Last updated: February 2026
Sugarland Run Real Estate Guide
Sterling's established community with pools, trails, and easy Dulles access
Welcome to Sugarland Run
Sugarland Run isn't the flashiest neighborhood in Loudoun County—and that's exactly why longtime residents love it. Established in the 1970s and 80s, this mature community trades the frenzy of newer developments for tree-lined streets, walkable trails along the stream valley, and neighbors who actually know each other. The vibe is unpretentious, family-rooted, and quietly convenient.
What makes Sugarland Run work is balance. You're 10 minutes from Dulles, a quick shot to the Route 28 tech corridor, and surrounded by grocery stores, parks, and solid Loudoun County schools—without paying Ashburn or Brambleton prices. The housing stock spans condos, townhomes, and single-family homes, making it one of the few Sterling communities where first-time buyers and growing families can both find a fit.
We've helped buyers discover Sugarland Run when they thought Sterling was "too far out," only to realize the commute, community, and value equation clicks. If you're weighing your options, this guide covers what you actually need to know.
Community Details
HOA & Community Amenities
| Property Type | Monthly Fee (Est.) | Pool | Tennis | Trails | Gated |
|---|---|---|---|---|---|
| Single-Family | $50 – $80 | ✓ | ✓ | ✓ | — |
| Townhome | $80 – $120 | ✓ | ✓ | ✓ | — |
| Condo | $200 – $350 | ✓ | ✓ | ✓ | — |
HOA fees are estimated typical ranges. Condo fees often include exterior maintenance, insurance, and additional services. Verify exact fees through HOA documents during purchase.
Community Pools
Multiple pools throughout the community, open Memorial Day through Labor Day
Tennis & Basketball
Courts available for residents; no reservation required
Paved Trail System
Miles of trails connecting to Sugarland Run Stream Valley Park
Tot Lots & Green Space
Playgrounds and open areas scattered throughout the neighborhood
Explore the Area
Similar Neighborhoods to Explore
Countryside
Larger lots and mature landscaping with a country club community feel. Similar commute profile to Sugarland Run.
View Guide →
Cascades
Master-planned community with extensive amenities, including a golf course, pools, and community center.
View Guide →
Potomac Falls
Upscale single-family homes near the Potomac River with top-rated school options and river access.
View Guide →
Lowes Island
Golf course community with clubhouse amenities, newer construction, and Lowes Island Elementary.
View Guide →
Algonkian
Established community near Algonkian Regional Park with river views and diverse housing options.
View Guide →
Forest Ridge
Quiet single-family neighborhood with larger lots and proximity to shopping along Route 7.
View Guide →Insider Knowledge
Touring Sugarland Run: What to Watch For
Polybutylene Piping
Many 1970s–80s homes were built with polybutylene pipes, which are prone to failure. Check if plumbing has been updated to copper or PEX. Insurance companies may require replacement.
Mature Trees & Roots
Beautiful shade trees come with trade-offs. Check for root intrusion into sewer lines and foundation proximity. Ask about recent sewer scopes or root treatments.
Basement Water Management
Older homes near the stream valley may have water intrusion history. Look for sump pumps, French drains, and waterproofing. Ask sellers directly about basement moisture.
Dulles Flight Path Proximity
Parts of Sugarland Run sit under Dulles approach paths. Visit during daytime hours to gauge noise levels. Homes further east tend to experience less overhead traffic.
Education
Schools Serving Sugarland Run
Sugarland Run is served by Loudoun County Public Schools, one of Virginia's top-performing districts. The primary school pyramid is outlined below, though boundary lines can vary by street.
Sugarland Elementary School
Grades K–5 · Verify current rating with GreatSchools or LCPS
Seneca Ridge Middle School
Grades 6–8 · Verify current rating with GreatSchools or LCPS
Dominion High School
Grades 9–12 · Verify current rating with GreatSchools or LCPS
Day-to-Day Living
Commute & Local Logistics
Commute Times (Estimated)
- Dulles Airport 10 – 15 min
- Tysons Corner 20 – 35 min
- Downtown DC 40 – 60 min
- Reston Town Center 12 – 18 min
Metro Access
- Nearest Station Wiehle-Reston East
- Drive to Metro 12 – 18 min
- Metro Line Silver Line
- Parking Options Garage available
Nearby Conveniences
- Grocery Giant, Wegmans, Costco
- Shopping Dulles Town Center
- Dining Route 7 corridor
- Healthcare Inova Loudoun
Seller Resources
Selling in Sugarland Run: Pricing, Prep & What Buyers Pay Extra For
The Jamil Brothers Advantage
Flexible Commission Program: Keep More of Your Equity
- Full-service marketing with professional photography
- MLS exposure + digital advertising campaign
- Expert pricing strategy for Sugarland Run
- Skilled negotiation from contract to close
On a $550,000 Sale
High-ROI Prep Items
- Fresh neutral paint (walls + trim)
- Update light fixtures & hardware
- Professional carpet cleaning or replacement
- Landscaping refresh & mulch
- Power wash siding, deck & driveway
- Deep clean including windows
Common Inspection Flags (1970s–90s Homes)
- Polybutylene plumbing (insurance concern)
- Original HVAC systems nearing end-of-life
- Dated electrical panels (Federal Pacific, Zinsco)
- Basement moisture or past water intrusion
- Tree root intrusion into sewer lines
- Single-pane windows (energy inefficiency)
What Buyers Pay Extra For
- Updated kitchen (counters, cabinets, appliances)
- Renovated bathrooms
- New HVAC system (documented)
- Finished basement with egress
- Upgraded plumbing (copper or PEX)
- New roof within last 5 years
Agent Commissions
- Traditional Model 5% – 6%
- Jamil Brothers Flexible Varies
Commission is negotiable. Ask about our flexible options.
Title & Settlement
- Title Insurance (owner's policy) ~$1,000 – $2,500
- Settlement Fee $400 – $600
- Recording Fees $100 – $300
Virginia & Loudoun County Taxes
- Grantor Tax (state) $1.00 / $1,000
- Congestion Relief Tax (regional) $0.15 / $1,000
- Regional Tax (Loudoun) $0.10 / $1,000
On a $550K sale: ~$687 in transfer taxes
Other Seller Costs
- HOA Resale Package $200 – $500
- Home Warranty (optional) $400 – $600
- Repair Credits (if negotiated) Varies
- Prorated Property Tax Varies
Market Pulse
What's Moving in Sugarland Run Right Now
- Updated townhomes with modern kitchens are generating strong buyer interest, often receiving multiple offers when priced competitively
- Single-family homes with finished basements continue to attract families relocating from higher-priced Ashburn and Reston
- Buyers are increasingly asking about plumbing updates—homes with documented copper or PEX replacements have an advantage
- Entry-level condos remain popular with first-time buyers priced out of Fairfax County markets
- Proximity to the W&OD Trail and stream valley trails is becoming a selling point for active buyers and remote workers
For Sugarland Run Homeowners
Thinking About Selling?
Whether you're upsizing, downsizing, or relocating, understanding your home's current market position is the first step. Our Flexible Commission Program helps Sugarland Run sellers keep more equity while getting full-service marketing, professional photography, and expert negotiation.
Questions about the selling process? Learn how we work with sellers →
● LIVE MARKET SNAPSHOT
(MAR 24, 2026 - APR 23, 2026)
● LIVE MARKET SNAPSHOT
6 Properties for Sale In Sugarland Run
- 3D
Price Dropped by $6K$469,000
3 Beds4 Baths1,584 SqFt502 GILES PL, Sterling, VA 20164
Condo
MLS# VALO2103332
Listed by Samson Properties
- 1/32 32
Open Sat 12PM-2PM$450,000
3 Beds3 Baths1,188 SqFt106 CHARING CT, Sterling, VA 20164
Condo
MLS# VALO2121416
Listed by Long & Foster Real Estate, Inc.
- 1/44 44
Coming Soon$598,895
4 Beds2 Baths1,921 SqFt14 MIDDLETON LN, Sterling, VA 20164
Single Family Home
MLS# VALO2121934
Listed by RE/MAX Distinctive Real Estate, Inc.
- 1/14 14
Coming Soon$650,000
4 Beds2 Baths1,921 SqFt20 RUNNING BROOK LN, Sterling, VA 20164
Single Family Home
MLS# VALO2121360
Listed by TTR Sothebys International Realty
- 1/33 33
Active$688,000
4 Beds3 Baths1,935 SqFt105 BAKER LN, Sterling, VA 20164
Single Family Home
MLS# VALO2119178
Listed by EXP Realty, LLC
- 1/8 8
Price Dropped by $17K$488,000
3 Beds3 Baths1,702 SqFt100 MARCUM CT, Sterling, VA 20164
Condo
MLS# VALO2111458
Listed by EXP Realty, LLC
explore listings near Sugarland Run
Fast Facts
Quick Answers About Sugarland Run
What ZIP code is Sugarland Run in?
Sugarland Run is primarily in ZIP code 20164 (Sterling, VA). Some adjacent sections may fall into 20165. Use both ZIPs when searching for homes in the area.
When was Sugarland Run built?
Most homes in Sugarland Run were built between the mid-1970s and early 1990s. This means mature trees, established landscaping, and some systems that may need updating.
Is there a Metro station near Sugarland Run?
The nearest Metro station is Wiehle-Reston East on the Silver Line, about 12–18 minutes by car. Garage parking is available at the station.
What is the Sugarland Run HOA responsible for?
The HOA maintains community pools, tennis courts, common areas, trails, and tot lots. Some sections have additional sub-associations with specific responsibilities.
Are there trails in Sugarland Run?
Yes. Paved trails wind through the community and connect to Sugarland Run Stream Valley Park, offering miles of walking, jogging, and biking paths without leaving the neighborhood.
How close is Sugarland Run to Dulles Airport?
Sugarland Run is approximately 5–7 miles from Dulles International Airport, typically a 10–15 minute drive via Route 28—ideal for frequent travelers.
What high school serves Sugarland Run?
Most of Sugarland Run feeds into Dominion High School. However, school boundaries can vary by address, so verify with LCPS before purchasing.
Is Sugarland Run good for first-time buyers?
Yes. The mix of condos, townhomes, and single-family homes at various price points makes Sugarland Run one of the more accessible Loudoun County communities for first-time buyers.
Does Sugarland Run have a community pool?
Sugarland Run has multiple community pools open Memorial Day through Labor Day. Pool access is included with HOA membership—no additional fees required.
What should I watch for when buying in Sugarland Run?
Key items include polybutylene plumbing (common in 70s–80s builds), basement moisture near the stream valley, tree root intrusion, and Dulles flight path noise in certain sections. Schedule a strategy session for personalized guidance.
How do I find Sugarland Run homes for sale?
Search by ZIP code 20164 and 20165, or contact us for a custom search filtered by your specific criteria—price, beds, lot size, and more.
What's the commute from Sugarland Run to Tysons Corner?
The drive to Tysons Corner typically takes 20–35 minutes depending on traffic and route. The Dulles Toll Road provides the most direct access during off-peak hours.
Resources
Buyer & Seller Tools
Buyer Tools
Monthly Payment Estimator
See what your mortgage payment could look like at different price points and interest rates.
Calculate Payment →Affordability Calculator
Understand your buying power based on income, debts, and down payment.
Check Affordability →Buyer Strategy Session
Get a personalized plan for competing in the Sugarland Run market and building offer strength.
Start Strategy →Seller Tools
Flexible Commission Program
Learn how our flexible commission structure helps you keep more equity.
See Options →Tools provide estimates; confirm specifics with a local expert before making financial decisions.
Find Your Best-Fit Neighborhood in Sterling
Not sure if Sugarland Run is right for you? Answer a few quick questions and we'll help you narrow down the best options.
Prefer texting your criteria? Start here →
Recent Outcomes
Local Results & Client Outcomes
Buyer Win
Townhome Near Sugarland Run Trail
First-time buyers competed against multiple offers on a Sterling townhome. Our pre-approval strategy and escalation clause helped them secure the home without waiving inspection—closing in under 30 days.
Seller Result
Single-Family in Eastern Loudoun
Sellers prepared with targeted updates—fresh paint, landscaping, and staging. Strategic pricing generated multiple offers within the first weekend, resulting in a sale above asking price with minimal concessions.
Client Words
"They knew the neighborhood inside and out"
"The Jamil Brothers helped us understand which sections of Sugarland Run had updated plumbing and which to avoid. That level of detail made all the difference in our decision."
Recent outcomes in the Loudoun County market. Results vary; no guarantees implied.
Keep Exploring
Related Guides
Best Neighborhoods in Sterling for Families
Compare Sugarland Run, Cascades, Countryside, and other family-friendly Sterling communities.
Read Guide →Townhomes Near Dulles: What to Know
Explore townhome options in Sterling and eastern Loudoun with easy airport access.
Read Guide →New Construction vs. Resale in Loudoun
Weighing the pros and cons of new builds in Ashburn versus established homes in Sterling.
Read Guide →HOA Guide for Loudoun County Buyers
What to expect from HOA fees, rules, and amenities across Loudoun communities.
Read Guide →Rent vs. Buy in Sterling: 2025 Analysis
Break down the numbers to see if buying in Sterling makes sense for your situation.
Read Guide →Selling in Sterling: Timeline & Costs
A complete breakdown of what to expect when listing your Sterling home.
Read Guide →Commute Guide: Sterling to Tysons & DC
Routes, Metro options, and realistic commute times from Sterling neighborhoods.
Read Guide →First-Time Buyer Guide for Sterling
Step-by-step guidance for purchasing your first home in the Sterling market.
Read Guide →Common Questions