Moving to Ashburn VA: What to Know About Living Here Before You Buy
Quick Answer: Ashburn is an unincorporated part of eastern Loudoun County, not a town, and most homes use ZIP code 20147 or 20148. Every Ashburn address pays Loudoun’s real property tax rate of $0.805 per $100 for 2026, plus $0.20 more inside the Metrorail service districts near the stations. Loudoun’s countywide median sold price was $771,250 in August 2026 (NVAR). Before you buy, check each address’s LCPS school zone, HOA resale certificate, and real commute cost.
People use “Ashburn” to mean two different things: the Census Bureau’s Ashburn area and the much larger 20147 and 20148 mailing area that also takes in Brambleton, Broadlands, Moorefield, Loudoun Valley Estates, One Loudoun, and Belmont. This guide explains what actually changes from one address to the next, and which official sources to check before you make an offer.
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Whether you are relocating from another state or moving within Northern Virginia, the decisions are the same: which part of Ashburn fits your commute and budget, what the monthly cost really is once taxes and HOA dues are added, and how Virginia’s purchase rules protect you. For current listings and neighborhood pages, start with our Ashburn, VA real estate hub.
- One county, one base tax rate: all of Ashburn is unincorporated Loudoun County. The TY2026 real property rate is $0.805 per $100; parcels inside a Metrorail service district pay an extra $0.20.
- Market pulse: Loudoun’s August 2026 median sold price was $771,250 (up 0.9% from a year earlier) with 2.09 months of supply (NVAR). That is a countywide, all-property-type figure, not an Ashburn price.
- Schools follow the address: LCPS assigns schools by attendance zone, not by community name. Check every address with the LCPS zone tools before you offer.
- HOA homes have a cancellation window: Virginia law gives buyers a right to cancel after receiving the HOA resale certificate (3 days if the contract sets no other period).
- Price down payment help carefully: Virginia Housing’s grant has an $800,000 sales price limit and income limits in Loudoun, which rules out many Ashburn detached homes.
- Ashburn at a Glance
- Ashburn ZIP Codes
- Why People Move to Ashburn
- Home Prices and the 2026 Market
- Ashburn-Area Communities
- Schools in Ashburn (LCPS)
- Commute and Transportation
- Selling Before You Buy?
- Property Taxes and Monthly Costs
- Honest Pros and Cons
- How Buying Works in Virginia
- Plan Your Move
- Frequently Asked Questions
- Glossary
- Related Guides
Ashburn at a Glance
Ashburn, VA ZIP Codes: 20147, 20148 and What They Cover
The U.S. Postal Service lists four ZIP codes for Ashburn. Homes use 20147 and 20148. ZIP 20146 is reserved for PO boxes, and 20149 is assigned to a specific company or organization, so you will not see either one on a typical listing.
Source: USPS ZIP Code lookup for Ashburn, VA.
Why the ZIP code does not tell you the jurisdiction
Ashburn has no town government. It sits in unincorporated eastern Loudoun County, roughly 30 miles northwest of Washington, D.C., between Leesburg and Sterling. That has two practical effects for a buyer. First, there is no separate town tax or town services layer: Loudoun County sets the tax rate and runs the services. Second, the name on the mailing address does not tell you much about which community, HOA, or school zone a home is in.
The Census Bureau’s Ashburn census-designated place (CDP) covers about 15.3 square miles and had an estimated 46,026 residents in the 2020 to 2024 American Community Survey. Many of the communities buyers call “Ashburn” are counted as their own CDPs, even though they use Ashburn mailing addresses.
| Community | Mailing ZIP | Counted by Census as | Est. population (ACS 2020 to 2024) |
|---|---|---|---|
| One Loudoun | 20147 | One Loudoun CDP | 3,309 |
| Belmont | 20147 | Belmont CDP | 9,729 |
| Brambleton | 20148 | Brambleton CDP | 24,537 |
| Broadlands | 20148 | Broadlands CDP | 14,353 |
| Loudoun Valley Estates | 20148 | Loudoun Valley Estates CDP | 10,271 |
| Moorefield (Moorefield Station) | 20148 | Moorefield CDP | 6,123 |
Ashburn Village and Ashburn Farm also use 20147. ZIPs are from each community’s published association or club address; a ZIP is a mailing area, not a boundary. Populations are U.S. Census Bureau ACS 2020 to 2024 five-year estimates with margins of error. Lansdowne, often grouped with Ashburn, uses the 20176 Leesburg ZIP.
Why People Move to Ashburn
A large local employment base
Eastern Loudoun is one of the largest data center markets anywhere. Loudoun County reported about 233 existing data center buildings as of March 1, 2026. The county says data centers generated $1.2 billion in real and personal property tax revenue in fiscal year 2026, about 39% of the county budget, and projects about 40% in the FY2027 adopted budget. Over the same period the county cut the residential real property rate by six cents for tax year 2025 and held it at $0.805 for 2026. You can read more in our guide to how data centers affect Loudoun home values.
Metro inside Loudoun
The Silver Line’s second phase opened on November 15, 2022, adding six stations, including Loudoun Gateway and Ashburn. Ashburn Station is the end of the line, with parking for roughly 3,000 cars in two garages, one on each side of the station.
Planned communities with amenities
Most of the Ashburn area was built as planned communities, so pools, trails, and community centers are common and are paid for through HOA dues. Town-center style areas such as One Loudoun and Brambleton add dining and retail. The W&OD Trail, a paved 45-mile regional trail from Shirlington to Purcellville, also runs through Ashburn.
Household incomes and housing costs
The Ashburn CDP’s median household income was $154,978 in the 2020 to 2024 ACS, and the Census Bureau puts the median value of owner-occupied homes there at $699,300. Both figures describe the CDP only, not the wider mailing area.
Ashburn Home Prices and the 2026 Market
There is no official monthly sales median for Ashburn alone; the most recent official sales figures are countywide. In August 2026, Loudoun County had 432 closed sales (down 16.9% from August 2025) at a median sold price of $771,250 (up 0.9%), with an average of 24 days on market and 2.09 months of supply, according to NVAR’s September 14, 2026 release of Bright MLS data. Active listings rose 17.6% from a year earlier.
| Loudoun County (all residential) | July 2026 | August 2026 |
|---|---|---|
| Median sold price | $813,000 (up 7.4% YoY) | $771,250 (up 0.9% YoY) |
| Closed sales | 510 (down 1.0% YoY) | 432 (down 16.9% YoY) |
| Average days on market | 21 | 24 |
| Months of supply | 1.96 | 2.09 |
Source: NVAR market statistics releases of August 12 and September 14, 2026, based on Bright MLS data. YoY means compared with the same month a year earlier.
For an Ashburn-only number, the Census Bureau’s American Community Survey puts the median value of owner-occupied homes in the Ashburn CDP at $699,300 for 2020 to 2024. That figure comes from owners’ own estimates over five years, so it runs behind current sale prices and does not cover Brambleton, Broadlands, or the other separately counted communities.
Read the July to August drop in the median carefully. A single month’s median moves with whatever mix of condos, townhomes, and detached homes happened to close, so the year-over-year change is the better signal. More listings, fewer sales, and slightly longer market times point to a market that is still competitive but gives prepared buyers a little more room than a year ago.
ℹ️ Why a countywide median can mislead you
A single median blends condos, townhomes and large detached homes across all of Loudoun. In Ashburn, an interior townhome in one community and a detached home a mile away can differ by several hundred thousand dollars. Use the median for direction, then price a specific home from recent sales in the same community, of the same property type and similar age.
The Jamil Brothers’ Ashburn track record: 139 closings
The market numbers above describe all of Loudoun. The Jamil Brothers’ MLS history, as of September 2026, adds a closer look at the Ashburn area, including Brambleton and Broadlands.
On 6 of those closings the team represented both sides. The pace has held up recently too: 58 of the 139 came in the last five years.
Townhomes make up 60% of those sales. The homes were built between 1988 and 2026, with a median build year of 2005, and 75 of the 139 were built in 2006 or earlier. Many Ashburn homes you tour are now 20 or more years old, so put roof, HVAC and water heater age on your inspection list.
16 homes The Jamil Brothers closed in Ashburn in 2025 and 2026
Here is the recent slice of that record: every Ashburn-area home the team closed from January 2025 through September 1, 2026, including Broadlands and Brambleton. Thirteen of the 16 were townhomes, and 14 closed between $525,000 and $935,000. Close prices are public record, and client names are never shown.
| Address | City | Close price | Structure type |
|---|---|---|---|
| 2026 to date 7 closings | |||
| 42529 Carnforth Ct | Broadlands, VA | $2,940,511 | Single-family detached |
| 22970 Weybridge Sq | Broadlands, VA | $935,000 | Townhouse (end unit) |
| 23012 Weybridge Sq | Broadlands, VA | $910,000 | Townhouse (interior) |
| 23430 Madison Heights Ter | Ashburn, VA | $707,000 | Townhouse (interior) |
| 43279 Rush Run Ter | Ashburn, VA | $700,000 | Townhouse (interior) |
| 21622 Monmouth Ter | Ashburn, VA | $690,000 | Townhouse (end unit) |
| 20696 Erskine Ter | Ashburn, VA | $576,000 | Townhouse (end unit) |
| 2025 9 closings | |||
| 41912 Blair Woods Dr | Brambleton, VA | $1,100,000 | Single-family detached |
| 19679 Peach Flower Ter | Ashburn, VA | $931,434 | Townhouse (interior) |
| 20052 Old Line Ter | Ashburn, VA | $895,000 | Townhouse (end unit) |
| 42892 Bold Forbes Ct | Ashburn, VA | $850,000 | Single-family detached |
| 44506 Lowestoft Sq | Ashburn, VA | $810,000 | Townhouse (end unit) |
| 21170 Wildflower Sq | Ashburn, VA | $665,000 | Townhouse (interior) |
| 43131 Wealdstone Ter | Ashburn, VA | $635,000 | Townhouse (interior) |
| 43700 Hamilton Chapel Ter | Ashburn, VA | $615,000 | Townhouse (interior) |
| 22262 Meadfoot Ter | Ashburn, VA | $525,000 | Townhouse (interior) |
Sorted by close price within each year. City shows the MLS community name; Broadlands and Brambleton are communities within Ashburn.
For the wider trend picture, see our Loudoun County real estate trends for 2026.
Set a budget, narrow the communities that fit your commute and school priorities, and see what is actually for sale in 20147 and 20148 before you plan a weekend of tours.
Ashburn-Area Communities: What to Check in Each
Each Ashburn-area community has its own association, rules, and dues, and several contain a mix of condos, townhomes, and detached homes. Rather than generic labels, here is the one question worth checking first in six communities buyers often compare. You can also browse current Ashburn homes for sale.
Setting: Large planned community with a town center and HOA-run pools and community center.
Check first: What the HOA dues include, and the school zone for the exact street, since a large community can span more than one attendance zone.
View Brambleton guide ›Setting: Planned community whose association describes it as located in Ashburn.
Check first: The resale certificate for upcoming assessments or reserve issues, which matter more as a community ages.
View Broadlands guide ›Setting: Mixed-use neighborhood built around Downtown One Loudoun’s shops and restaurants.
Check first: Whether a home carries both a master association fee and a condo or sub-association fee.
View One Loudoun guide ›Setting: Large community association in the 20147 side of Ashburn.
Check first: Architectural and rental rules in the governing documents before you plan changes or a future rental.
View Ashburn Village guide ›Setting: Planned community with an Ashburn mailing address, counted by the Census as its own CDP.
Check first: The assigned schools and HOA dues for the specific section you are considering.
View Loudoun Valley Estates guide ›Setting: Golf-course community built around Belmont Country Club, counted by the Census as its own CDP.
Check first: Which charges are HOA dues and which, if any, are separate club fees or memberships.
View Belmont guide ›How HOA fees and documents work in Virginia
Almost every Ashburn-area home belongs to an association, and dues vary widely by community and home type. Build the monthly dues into your budget from the start, not after you fall in love with a house. Under Virginia’s resale disclosure law, the seller must get a resale certificate from the association and give it to you. If your contract does not set a different period, you can cancel within 3 days after ratification, or within 3 days after you receive the certificate if it arrives later, without penalty. If you never receive it, you can cancel any time before settlement. Read it for dues, pending assessments, rental limits, and any unresolved violations on the home.
What to verify before choosing an Ashburn home
| Check | Why it matters in Ashburn | Where to verify |
|---|---|---|
| Assigned schools | Attendance zones follow the street address, not the community name, and can change when LCPS opens schools. | LCPS attendance zone maps |
| Every association you will belong to | Some homes sit in more than one association. In Broadlands, Southern Walk owners are members of both the Broadlands Association and the Southern Walk HOA, with separate accounts. | The resale certificate and the Broadlands HOA Southern Walk page |
| Metrorail service district | Parcels inside a district pay $0.20 per $100 more in real property tax. | Loudoun County Dulles Rail districts |
| Real commute cost | Tolls, fares, and $4.95 daily parking at Ashburn Station add up differently for each route. | Drive or ride it at rush hour, then use the cost table below |
Schools in Ashburn (LCPS)
Ashburn is served by Loudoun County Public Schools (LCPS). Assignment follows the attendance zone for the address, and LCPS notes that boundaries can change as the School Board opens schools, so check the exact address with the LCPS school attendance zone maps before you rely on a school.
High schools with Ashburn addresses
| High School | Address |
|---|---|
| Briar Woods High School | 22525 Belmont Ridge Rd, Ashburn, VA 20148 |
| Broad Run High School | 21670 Ashburn Rd, Ashburn, VA 20147 |
| Independence High School | 23115 Learning Cir, Ashburn, VA 20148 |
| Rock Ridge High School | 43460 Loudoun Reserve Dr, Ashburn, VA 20148 |
| Stone Bridge High School | 43100 Hay Rd, Ashburn, VA 20147 |
Addresses from each school’s LCPS website. A school’s address does not tell you its attendance zone; some Ashburn-area homes may be assigned to schools with other mailing addresses.
LCPS also runs the Academies of Loudoun, a specialized program located in Leesburg that students enter by application, not by address.
LCPS pass rates compared with Virginia
2025 to 2026 state assessment pass rates, all students, from the Virginia Department of Education School Quality Profile for LCPS. Division-wide rates do not describe any single school; review each school’s own profile.
Source: VDOE School Quality Profile, Loudoun County Public Schools, English reading, all students. LCPS reading rose from 81% to 83% over three years while the state average moved from 73% to 74%.
ℹ️ How to use school data without overreading it
Pass rates are one measure. Before an offer, confirm the assigned elementary, middle, and high school for the exact address, look at that school’s own VDOE profile, and ask LCPS about any boundary studies that could affect the home.
Commute and Transportation
How well Ashburn works for you depends mostly on where you work. Drive times swing widely with the time of day and the route, so test your actual commute at rush hour before you commit to a home. What you can plan with confidence is the cost side, because fares and tolls are published.
| Option | Published cost (2026) | What to know |
|---|---|---|
| Metrorail from Ashburn Station | Peak fares $2.25 to $6.75 one way; off-peak and weekends $2.25 to $2.50 | Peak runs weekdays 5 am to 9:30 pm. WMATA kept fares unchanged in its FY2027 budget. |
| Ashburn Station parking | $4.95 per day; reserved spaces $65 per month on top | About 3,000 spaces in two garages. |
| Loudoun County Transit commuter bus | $12 one way with SmarTrip, $13 cash | Serves Rosslyn, Crystal City, the Pentagon and DC. Since April 1, 2026, commuter buses use Loudoun Gateway Station instead of Dulles Transit Center. |
| Dulles Greenway | $5.80 peak, $5.25 off-peak for most cars | A request to raise these to $6.75 and $5.60 is pending before the Virginia State Corporation Commission. |
| Dulles Toll Road | $4.00 main plaza, $2.00 ramps (two-axle vehicles) | Rates in effect since January 1, 2023. |
Sources: WMATA fares and Ashburn station pages; Loudoun County Transit fares and March 2026 service notice; Loudoun County May 2026 Dulles Greenway notice; Metropolitan Washington Airports Authority toll rates. Checked September 29, 2026.
A simple budgeting example: a weekday Metro commute at the $6.75 peak maximum each way plus daily parking comes to about $18.45 a day before any SmarTrip benefits your employer offers. Our guide to the best commuter towns near DC in Loudoun County compares other options.
Selling Before You Buy? Start With Your Numbers
If you own a home now, the equity from that sale often sets the budget for your Ashburn purchase. Start with a home valuation based on recent comparable sales, then use the calculator below to compare listing-side fees at different price points.
How Much Could You Keep When You Sell Your Current Home?
Tap a sale price to compare listing fees.
Traditional 3% listing fee
The Jamil Brothers full-service 1.5%
Traditional 3% listing fee
The Jamil Brothers full-service 1.5%
Traditional 3% listing fee
The Jamil Brothers full-service 1.5%
Traditional 3% listing fee
The Jamil Brothers full-service 1.5%
Traditional 3% listing fee
The Jamil Brothers full-service 1.5%
Traditional 3% listing fee
The Jamil Brothers full-service 1.5%
Traditional 3% listing fee
The Jamil Brothers full-service 1.5%
Illustration of the listing-side fee only. It excludes buyer-agent compensation, grantor tax, title, and other closing costs, and commissions are always negotiable. See our flexible commission options.
Want the full picture? Estimate your net proceeds.
The calculator compares a hypothetical 3% listing-side fee with a 1.5% listing-side fee at the prices shown. It is not a net sheet: it leaves out buyer-broker compensation, which is negotiated separately, plus your mortgage payoff, taxes, and other closing costs. *Listing fees start at 1.5% for qualifying properties with an agreed list price of $500,000 or more at the time of listing. Rates and terms may vary based on the property and services selected. Final listing fee and terms are established in the executed listing agreement. Commissions are negotiable and not set by law.
Property Taxes and Monthly Costs
Loudoun County real property tax: $0.805 per $100
For tax year 2026, Loudoun County’s real property tax rate is $0.805 per $100 of assessed value, the same as 2025, set with the FY2027 budget in April 2026. The county estimates the average homeowner’s bill at $6,421 for 2026, up $141 from 2025, based on an average assessed home value of $797,700. Homes inside one of the county’s Metrorail (Dulles Rail) service districts around the Ashburn and Loudoun Gateway stations pay an additional $0.20 per $100, and that applies to residential parcels as well as commercial ones.
Source: Loudoun County, Property Tax Rates 2026.
| Assessed value | Annual tax at $0.805 | Annual tax inside a Metrorail district ($1.005) |
|---|---|---|
| $600,000 | $4,830 | $6,030 |
| $700,000 | $5,635 | $7,035 |
| $800,000 | $6,440 | $8,040 |
| $900,000 | $7,245 | $9,045 |
Calculated from Loudoun County’s published TY2026 rates. Your bill uses the county’s assessed value, which can differ from your purchase price. Check whether a parcel is in a service district on the county’s district map.
Vehicles are taxed separately. The TY2026 vehicle personal property rate is $3.09 per $100 of assessed value, and the county has adopted a planned cut to $2.94 for 2027. Qualifying personal-use vehicles also get Virginia personal property tax relief, which Loudoun lists at 41% for 2026. Our guide to Loudoun County property taxes when buying a home explains assessments and billing in more detail.
What a home can cost each month
Illustrative payments at three price points
| Price | 10% down | Principal and interest | Plus county tax | Income at a 28% housing ratio |
|---|---|---|---|---|
| $600,000 | $60,000 | $3,604 | $4,006 | about $172,000 |
| $750,000 | $75,000 | $4,504 | $5,008 | about $215,000 |
| $950,000 | $95,000 | $5,706 | $6,343 | about $272,000 |
Assumes a 30-year fixed rate of 7.03%, the Freddie Mac PMMS national average for the week of September 24, 2026. That survey reflects borrowers with 20% down and excellent credit, so a 10%-down buyer’s actual quote may differ. County tax is figured at $0.805 per $100 on the full price, and the income column is an illustration using a 28% housing-expense ratio, not a lender requirement. Homeowners insurance, HOA dues, mortgage insurance, and any service district tax are not included, and your own rate depends on credit, loan type and lender. All three loan amounts are under the 2026 Loudoun conforming limit of $1,249,125.
Down payment assistance: check the Loudoun limits first
Virginia Housing’s Down Payment Assistance Grant covers 2% of the price with a conventional bond loan or 2.5% with an FHA bond loan, and it does not have to be repaid. It is for first-time buyers (anyone who has not owned and occupied a primary residence in the last 3 years) or repeat buyers purchasing in designated areas. In the Washington area, which includes Loudoun, the limits effective August 1, 2026 are:
| Virginia Housing program | Household of 1 or 2 | Household of 3 or more | Sales price limit |
|---|---|---|---|
| Down Payment Assistance Grant | $148,000 | $174,000 | $800,000 |
| Standard (bond) first mortgages | $186,000 | $217,000 | $800,000 |
Source: Virginia Housing 2026 income and sales price limits and program guidelines (revised August 2026). Credit minimums follow the first mortgage: 620 for FHA bond and 640 for conventional bond loans.
In practice that means the grant fits Ashburn condos and some townhomes, not most detached homes. Virginia Housing’s Plus Second Mortgage is a separate, repayable 30-year loan of 3% to 5% of the price depending on the loan type and credit score. The Mortgage Credit Certificate program has been suspended since May 1, 2023. For every statewide option, see our guide to down payment assistance in Virginia for 2026.
Honest Pros and Cons of Living in Ashburn
Pros
- One county tax rate, $0.805 per $100 for 2026, with no separate town tax
- Metrorail at Ashburn Station and Loudoun Gateway
- LCPS division pass rates above the state average in 2025 to 2026
- Planned communities with pools, trails, and community centers
- Paved W&OD Trail access for walking and cycling
- A wide mix of condos, townhomes, and detached homes
Cons
- Countywide median price of $771,250 in August 2026
- HOA dues on most homes, plus resale rules to review
- An extra $0.20 per $100 tax inside Metrorail service districts
- Greenway and Toll Road tolls add up for daily drivers
- Ongoing data center and road construction in parts of eastern Loudoun
- Down payment grant limits rule out many detached homes
How Buying a Home Works in Virginia
If you are buying from out of state, a few Virginia rules shape the process. Here is the order most financed purchases follow.
Get pre-approved and sign a buyer agreement
Get a lender pre-approval, not just a pre-qualification. Under Virginia law as amended effective July 1, 2025, an agent representing you as a buyer must have a written brokerage agreement with you before showing you homes, and it must state the fee, the services, and an end date. You do not need one to visit an open house on your own.
Map communities, schools, and commutes
Narrow the search to a few communities, check school zones for each address, and drive the commute at rush hour at least once.
Make an offer with the right contingencies
Virginia sellers give buyers the state’s Residential Property Disclosure Statement, in which the seller makes no representations about the home’s condition. That puts the burden on you to investigate, so decide carefully before limiting inspection, financing, or appraisal contingencies.
Review the HOA resale certificate
Use your cancellation window to read the association’s resale certificate for dues, assessments, rules, and violations on the property.
Inspection, appraisal, and loan approval
Your ratified contract sets each deadline. Track them closely, because missing one can waive the protection it provides.
Final walkthrough and settlement
At settlement the deed is recorded. Virginia’s state recordation tax is $0.25 per $100 of the price or the property’s value, whichever is greater, and counties may add up to one-third of that amount. By custom the buyer usually pays recordation tax and the seller pays the grantor tax, but the contract can say otherwise.
Glossary
Buyer Brokerage Agreement: The written contract between you and the agent who represents you. In Virginia it must state the fee, the services, and an end date, and it is required before that agent shows you homes.
Census-Designated Place (CDP): An area the Census Bureau defines for statistics. It has no government of its own, which is why Ashburn figures can describe a smaller area than the Ashburn mailing address.
Conforming Loan Limit: The largest loan Fannie Mae and Freddie Mac will buy. For a one-unit home in Loudoun County it is $1,249,125 in 2026; larger loans are jumbo loans.
Metrorail Service District: A Loudoun County special tax district around the Silver Line stations. Parcels inside it, homes included, pay an extra $0.20 per $100 of assessed value.
Resale Certificate: The HOA or condo association disclosure packet the seller must provide in Virginia. It lists dues, assessments, rules, and violations, and it starts your cancellation window.
Residential Property Disclosure Statement: The Virginia Real Estate Board form sellers give buyers. The seller makes no representations about the home’s condition, so buyers do their own due diligence.
Recordation Tax: The tax paid when the deed is recorded: $0.25 per $100 at the state level, plus up to one-third of that locally. The buyer usually pays it by custom.
Pre-Approval: A lender’s review of your income, credit, and assets that sets a realistic loan amount. A pre-qualification is only a quick estimate.
Ready to Plan Your Move to Ashburn?
Ashburn rewards buyers who do the address-level homework: the school zone, the HOA documents, whether the parcel is in a Metrorail district, and what the commute really costs. Pair that with a lender pre-approval and a clear list of must-haves, and you can compare communities on facts instead of names.
Bring the addresses you are considering and we will help you check school zones, HOA documents, district taxes, and commute costs before you tour.
Frequently Asked Questions About Moving to Ashburn VA
Is Ashburn, VA a good place to live?
It suits many buyers who work in Loudoun, Fairfax, or along the Silver Line. Buyers often weigh Metrorail at Ashburn Station, LCPS schools, planned communities with amenities, and a single county tax rate of $0.805 per $100 for 2026. The trade-offs are high prices (Loudoun’s countywide median was $771,250 in August 2026, per NVAR), HOA dues on most homes, and tolls or long drives for some commutes.
How much does a house cost in Ashburn, VA?
The most recent official figure is countywide: Loudoun County’s median sold price was $771,250 in August 2026, up 0.9% from a year earlier (NVAR, Bright MLS data). Prices within Ashburn vary widely by community, property type, and age, so compare recent sales of similar homes in the same community before setting a budget or an offer.
How much income do I need to buy a house in Ashburn?
As an illustration, a $750,000 home with 10% down at the 7.03% average 30-year rate for the week of September 24, 2026 has principal and interest of about $4,504 a month, or about $5,008 with county property tax. At a 28% housing ratio that points to household income of roughly $215,000, before insurance, HOA dues, and mortgage insurance. A lender pre-approval gives you your actual number.
Is Ashburn a buyer’s or seller’s market right now?
Countywide data points to a market that is competitive but less tight than a year ago. In August 2026 Loudoun had 2.09 months of supply, closed sales were down 16.9% year over year, active listings were up 17.6%, and homes averaged 24 days on market (NVAR). Conditions still vary by community and property type.
How long is the commute from Ashburn to Washington, DC?
It depends heavily on your route and the time of day, so test it at rush hour before you buy. Your options are Metrorail from Ashburn Station (peak fares of $2.25 to $6.75 one way plus $4.95 daily parking), Loudoun County Transit commuter buses ($12 one way with SmarTrip), or driving with tolls on the Dulles Greenway and Dulles Toll Road.
What schools serve Ashburn, VA?
Ashburn is served by Loudoun County Public Schools. Briar Woods, Broad Run, Independence, Rock Ridge, and Stone Bridge high schools have Ashburn addresses, but assignment follows the attendance zone for each home, not the mailing address. Check every address with the LCPS school attendance zone maps and review each school’s VDOE School Quality Profile.
What is the property tax rate in Ashburn?
Ashburn homes pay Loudoun County’s real property tax rate of $0.805 per $100 of assessed value for tax year 2026. Parcels inside a Metrorail service district near the Ashburn or Loudoun Gateway stations pay an additional $0.20 per $100. The county estimates the average homeowner’s 2026 bill at $6,421. Vehicles are taxed separately at $3.09 per $100 for 2026.
Do I need to sign a buyer agreement to see homes in Ashburn?
Yes, if an agent will represent you. Virginia law as amended effective July 1, 2025 requires an agent representing a buyer to have a written brokerage agreement before showing homes, stating the fee, the services, and an end date. Visiting an open house on your own does not require one, and the fee in a buyer agreement is negotiable.
Can I get down payment assistance in Ashburn?
Possibly, if the home and your household fit the limits. Virginia Housing’s Down Payment Assistance Grant (2% with a conventional bond loan or 2.5% with an FHA bond loan) is for first-time buyers or repeat buyers in designated areas, and in the Washington area it has an $800,000 sales price limit and income limits of $148,000 for households of one or two and $174,000 for three or more (effective August 1, 2026).
What mistakes do out-of-state buyers make in Ashburn?
Common ones include budgeting without HOA dues or the Metrorail district tax, judging a commute from an off-peak map estimate, assuming a community name tells you the school zone, and skipping the resale certificate review. Virginia sellers make no representations about condition on the state disclosure form, so inspections and contingency choices deserve extra care.
Related Ashburn and Loudoun Guides
For listings and every community page in the area, visit the Loudoun County community hub.
Sources: NVAR market statistics for July and August 2026 (Bright MLS data, released August 12 and September 14, 2026); Freddie Mac Primary Mortgage Market Survey, week of September 24, 2026; FHFA 2026 conforming loan limits; Loudoun County FY2026 and FY2027 adopted budget releases, property tax rate table, Dulles Rail service district and data center pages; U.S. Census Bureau ACS 2020 to 2024 five-year estimates; VDOE School Quality Profiles (2025 to 2026); USPS ZIP Code lookup; LCPS school websites; WMATA, Loudoun County Transit, Dulles Greenway (via Loudoun County), and MWAA fare and toll pages; NOVA Parks; Virginia Housing program guidelines and 2026 limits; Code of Virginia §§ 54.1-2132, 54.1-2137, 55.1-703, 55.1-709, 55.1-2309, 55.1-2312, 58.1-801, 58.1-802, and 58.1-3800. Last reviewed September 29, 2026.
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