Moving to Loudoun County: The 2026 Ashburn & Leesburg Relocation Guide
Loudoun County is the fastest-growing corner of the DMV — and the wealthiest county in America. If you're moving to Ashburn for a data-center or cloud job, or to Leesburg for the historic downtown and top-rated schools, here's what you actually need to know: cost, commute on the new Silver Line, school zones, and what a move from DC or out of state actually runs.
Short Answer
Loudoun County (Ashburn, Leesburg, Sterling, Dulles) is the DMV's fastest-growing region — driven by Data Center Alley, top-rated Loudoun County Public Schools, and the 2022 Silver Line Metro extension to Dulles and Ashburn. Median single-family homes run $780K–$900K. Local moves from DC or Arlington to Ashburn typically cost $1,200–$2,800. Long-distance inbound moves from NYC, Boston, or Charlotte run $3,500–$8,500 flat-rate.
Why People Move to Loudoun County
Loudoun's population has grown from about 170,000 in 2000 to over 440,000 in 2026 — one of the fastest sustained growth rates of any U.S. county. Three things drive that:
- Jobs. The county sits on top of Data Center Alley in Ashburn — the largest concentration of internet infrastructure on the planet. AWS, Microsoft, Google, Meta, Equinix, and Digital Realty all have major facilities there. Roughly 70% of the world's internet traffic passes through Loudoun.
- Schools. Loudoun County Public Schools (LCPS) is one of the highest-performing public districts in Virginia and consistently top-10 nationally by per-pupil funding and outcomes.
- Value. Compared with Arlington ($1.15M median single-family) or McLean ($1.6M+), Loudoun stretches a housing budget further while still delivering safe, walkable neighborhoods and strong schools.
Ashburn vs Leesburg — Which Is Right for You?
| Category | Ashburn | Leesburg |
|---|---|---|
| Vibe | Newer, planned communities, tech-professional | Historic downtown, small-town feel, family-oriented |
| Median single-family home | ~$820K | ~$780K |
| Median townhouse | ~$620K | ~$580K |
| Metro access | Yes — Silver Line (Ashburn Station) | No Metro — 15-min drive to Ashburn Station |
| Commute to DC (Metro) | ~55-70 min | ~75-90 min (drive + Metro) |
| Downtown / walkable area | One Loudoun (planned town center) | King Street historic district |
| Best for | Tech workers, Silver Line commuters, first-home buyers | Families wanting yards, historic charm, quieter pace |
Ashburn: Data Center Alley & the Silver Line Corridor
Ashburn is a planned suburban community roughly 30 miles west of DC. The Silver Line Metro extension opened in November 2022, adding Ashburn Station and Loudoun Gateway Station and making the ZIP finally viable as a Metro-first commute for downtown DC workers.
Neighborhoods in Ashburn worth knowing
- One Loudoun: A planned "downtown" with restaurants, shops, a movie theater, and mixed condos/townhomes/single-family. Walkable core in an otherwise car-dependent area.
- Broadlands: Master-planned community with pools, tennis, and top-tier schools (Broad Run HS zoned).
- Belmont & Belmont Country Club: Golf-course community, larger lots, higher-end.
- Brambleton: Younger, newer construction, dense townhome and single-family mix, Brambleton Town Center for shopping.
- Loudoun Valley Estates: Established single-family neighborhoods, mature trees, popular with families.
Neighborhoods immediately adjacent to major data-center clusters (parts of Sterling and eastern Ashburn) can experience persistent low-frequency hum from cooling systems. If you're touring homes near Waxpool Road or Beaumeade, visit in the evening with the windows open before committing.
Leesburg: Historic Downtown & the Loudoun Wine Country
Leesburg is the county seat, about 40 miles west of DC. Founded in 1758, it's older than the country and has a walkable historic downtown along King Street — restaurants, breweries, wine bars, and Saturday farmers markets in a district lined with Federal-era brick storefronts. Leesburg sits at the gateway to Loudoun's wine and horse country: over 40 wineries are within a 30-minute drive.
Neighborhoods in Leesburg worth knowing
- Old Town Leesburg: The historic core — colonial and Federal homes on Loudoun Street, walkable to shops and restaurants. Expensive per square foot but character-rich.
- Potomac Station: Master-planned, family-friendly, near River Creek Country Club.
- Lansdowne: Golf-course community with resort-style amenities, tucked between Leesburg and Ashburn.
- Beacon Hill & Country Club: Larger lots, single-family, established.
- Kincora / Village at Leesburg: Newer mixed-use with townhouses walkable to shopping.
Commuting to DC and Tysons
Silver Line from Ashburn
- Ashburn Station → Tysons Corner: ~25 minutes.
- Ashburn Station → Reston: ~10 minutes.
- Ashburn Station → Foggy Bottom (downtown DC): ~55 minutes.
- Ashburn Station → Metro Center: ~65 minutes.
Driving
The Dulles Toll Road (Route 267) and I-66 are the two main routes into DC. Off-peak, Ashburn to downtown DC is 45-60 minutes. At rush hour (7:30-9:30 AM eastbound, 4:30-7:00 PM westbound), 75-100 minutes is realistic. Leesburg adds 15-20 minutes in either direction.
Round-trip on the Dulles Toll Road plus the Dulles Greenway (needed if you're driving from Leesburg) can run $12-$16/day at peak. Budget $250-$350/month if you drive to DC daily instead of taking Metro.
Loudoun County Public Schools (LCPS)
LCPS serves over 82,000 students across 100+ schools and consistently ranks among the top public districts in Virginia. Standout programs:
- Academies of Loudoun: Nationally recognized magnet program for STEM (Academy of Engineering & Technology, Academy of Science, Monroe Advanced Technical Academy).
- Top-rated comprehensive high schools: Broad Run, Riverside, Rock Ridge, Stone Bridge, and Briar Woods all post 95%+ graduation rates and strong AP participation.
- Dual enrollment with Northern Virginia Community College for college credit in high school.
School zones matter — even more than in Arlington
LCPS boundaries are actively redrawn every few years to handle enrollment growth. A home that's zoned for Rock Ridge or Riverside today may shift to a different (still strong, but less sought-after) school in 2-3 years. Ask your realtor for the current 5-year boundary study before you buy.
Cost of a Move to Loudoun County
Local moves (from DC, Arlington, Alexandria, Fairfax)
| Home size | Typical cost | Notes |
|---|---|---|
| 1-BR apartment / condo | $900 - $1,500 | 3 movers, 5-6 hours including drive time |
| 2-BR townhouse | $1,400 - $2,200 | 3-4 movers, 6-8 hours |
| 3-4 BR single-family | $2,200 - $3,600 | 4-5 movers, 8-11 hours; consider a two-day pack + load |
Long-distance moves (into Loudoun from NYC, Boston, Charlotte, RTP, etc.)
| Origin | Typical flat rate (3-BR) |
|---|---|
| New York / New Jersey | $4,200 - $6,800 |
| Boston | $5,500 - $8,500 |
| Charlotte / Raleigh-Durham | $3,800 - $5,500 |
| Atlanta | $5,200 - $7,800 |
All long-distance quotes are flat-rate after a FaceTime walkthrough — no post-move surprises.
What to Know About Move Day in Loudoun
- HOA move-in rules: Most planned communities (One Loudoun, Broadlands, Brambleton, Lansdowne) require a Certificate of Insurance (COI) filed with the HOA at least 3-5 business days before move day. Ask your community manager for the list.
- Elevator reservations: Newer mid-rise condos in One Loudoun and Village at Leesburg require freight elevator reservations — book at least a week ahead.
- Weekday vs weekend rates: Loudoun HOAs sometimes restrict move-in hours (typically 8 AM to 6 PM, no Sundays in some communities). Weekday moves also unlock our mid-week discount.
- Toll road access for the truck: Moving trucks over 6 axles cannot use the Dulles Greenway toll road — your mover will route via Route 7. Add 10-15 minutes.
Moving to Ashburn or Leesburg?
We handle Loudoun County moves every week. Local flat-rate quotes in 60 seconds, long-distance FaceTime walkthroughs same-day.
Call (703) 888-8332Frequently Asked Questions
Is Ashburn or Leesburg better for a young family?
Both are excellent. Ashburn edges Leesburg for tech-industry parents commuting to Reston or Tysons on the Silver Line. Leesburg edges Ashburn for families who want larger lots, historic charm, and easy weekend access to Loudoun's wine country and horse farms.
How safe is Loudoun County?
Very. Loudoun consistently ranks among the safest large counties in the U.S. — violent-crime rates are a fraction of the national average, and property crime is well below the Virginia average.
Can I live in Ashburn without a car?
Barely — and only if you live near Ashburn Station or in the One Loudoun town center. Elsewhere in the county, a car is essential for grocery runs, schools, and non-commute trips.
What are the tax rates in Loudoun County?
2026 real-estate tax rate is $0.845 / $100 assessed value — lower than Arlington ($1.014) and Alexandria ($1.135). Personal property (car) tax is $4.15 / $100, also lower than Arlington and Alexandria. Sales tax is 6.0%.
How does Loudoun compare to Fairfax County?
Loudoun is generally newer construction, more suburban, and less expensive per square foot. Fairfax has denser inner suburbs (Tysons, Vienna, Falls Church), older established neighborhoods, and slightly shorter DC commutes.
Do you offer a military discount for moves to Fort Belvoir / DHS / Dulles-area assignments?
Yes — our 5% military discount applies to any local or long-distance move for active-duty, reserves, National Guard, and veterans, including PCS orders inbound to Loudoun.