Building Community from the Ground Up: Charlottesville’s Southwood Redevelopment
Southwood Redevelopment Progress Update, February 2025
In the outskirts of Charlottesville, a revolutionary housing development is reshaping the lives of hundreds of families. Southwood, a former mobile home park now undergoing an innovative redevelopment by Habitat for Humanity of Greater Charlottesville, exemplifies how community-driven efforts can break the cycle of housing insecurity while preserving the spirit of a neighborhood.
In 2007, Habitat for Humanity of Greater Charlottesville (Habitat) acquired Southwood, a 120-acre mobile home park home to 1,500 residents. The park faced significant challenges at the time—crumbling infrastructure, inadequate sanitation, and safety hazards. Yet rather than simply replacing trailers with new housing, Habitat took a bold approach: empowering residents to co-create and rebuild their community.
"Our goal was not just to build houses," said Habitat’s Executive Director, Dan Rosensweig. "It was to create a self-sustaining, thriving neighborhood, designed and led by its residents."
Location:
Charlottesville, VA
Developer:
Habitat for Humanity of Greater Charlottesville
Total Residents:
1,500+
From the beginning, Habitat prioritized stabilizing Southwood. They partnered with residents to address immediate needs—repairing roads, upgrading electrical grids, and organizing community cleanups. Early efforts, such as removing 90 tractor-trailers' worth of trash with the help of volunteers, laid the groundwork for deep collaboration with residents.
Habitat’s team then embarked on an ambitious journey to design the redevelopment with residents at the forefront of decision-making. Community members attended workshops to learn about planning, engineering, and zoning. Over time, residents shaped the vision for their future through hands-on participation, even creating a form-based zoning code to support diverse uses, such as home-based businesses.
“This isn’t about building for people,” Rosensweig emphasized. “It’s about building with them.”
Southwood’s vibrant population reflects the global nature of Charlottesville itself. About 80% of residents are Latino, coming from countries like Mexico and Honduras, while others have called the neighborhood home for decades. The community is rich in entrepreneurial spirit, enjoying over 90 resident-owned businesses, from tortilla makers to landscaping companies.
Recognizing this entrepreneurial energy, Habitat incorporated flexible housing designs, such as units with accessory dwelling spaces for businesses. One resident, a cantina owner, will soon move into a new home where she can operate her restaurant from her backyard—a unique model for integrating commerce and community.
Southwood’s redevelopment isn’t just about replacing trailers with modern homes; it’s about fostering connections across socioeconomic lines. The neighborhood’s phased redevelopment incorporates market-rate homes alongside affordable housing, creating a unique, mixed-income community. Pocket parks and communal spaces are co-designed by long-time residents and new homeowners, ensuring a balance of voices in shaping their shared environment.
Rosensweig highlighted the success of this approach. "We’ve seen families from vastly different walks of life come together as equals, creating a sense of unity and belonging," he said.
Habitat’s work at Southwood has been bolstered by partnerships with organizations like the Boys and Girls Club, Piedmont Housing Alliance (PHA), and local social service providers. A former convenience store in Southwood’s center was transformed into a community hub, hosting after-school programs and health clinics. These collaborations have brought essential resources directly to residents, eliminating barriers to access.
PHA, a long-term development partner of VCDC, is constructing an adjacent 121-unit affordable housing complex. While primarily serving the broader Charlottesville community, this addition complements Habitat’s efforts to expand affordable housing in the region.
Southwood’s success has set the stage for Habitat’s newest project: the redevelopment of Carlton Mobile Home Park in partnership with Piedmont Housing Alliance. Applying lessons learned, Habitat and PHA are engaging residents from day one, forming advisory councils and committing to a transparent, resident-first process.
At Southwood, 85% of families have chosen to stay—an extraordinary achievement compared to the national average of 13% in similar redevelopment projects. Many are transitioning from depreciating mobile homes to new, energy-efficient houses, creating a culture of long-term stability for generations.
As Habitat for Humanity of Greater Charlottesville continues its transformative work, community involvement remains vital. Whether volunteering on a construction site, donating funds, or helping with outreach, there are countless ways to support their mission. Visit Habitat for Humanity of Greater Charlottesville's website to learn more.
Southwood stands as a beacon of what’s possible when residents are empowered to lead. Habitat for Humanity’s work is more than a housing initiative—it’s a blueprint for equitable, community-driven development that can inspire change nationwide.
