The 2026 edition
The DMV Relocation Guide
Your insider’s guide to the neighborhoods, commutes, taxes, and schools of Northern Virginia, Washington D.C., and Suburban Maryland — built for clients making a move, not just browsing.
The neighborhood navigator
Every entry with real coverage links to Kevin’s live, honestly-sourced neighborhood numbers — never a guess.
Northern Virginia
Arlington (Rosslyn–Ballston Corridor)
$$$$ · Premium
Five Metro stops, wall-to-wall restaurants, and a straight shot into DC without DC's price tag or tax rate. The densest, most urban feel Virginia has to offer.
See real Arlington County numbers →
Old Town Alexandria
$$$ · Regional average
Cobblestone streets, a working waterfront, and rowhouses that have stood since before the Revolution — with a King Street restaurant scene that keeps it from feeling like a museum.
See real Alexandria (city) numbers →
McLean / Great Falls
$$$$ · Premium
Langley, embassies, and some of the largest lots inside the Beltway. This is where privacy and acreage matter more than walkability — and the school district reputation does a lot of the selling.
See real McLean numbers →
Reston / Herndon
$$$ · Regional average
One of the country's original planned communities — pools, lakes, and trails built into the bones of the place — now sitting right on the Silver Line into the Dulles tech corridor.
See real Reston numbers →
Loudoun County (Ashburn / Leesburg)
$$$ · Regional average
The fastest-growing county in the DMV, and the most new construction — Ashburn especially. Silver Line access to DC now runs straight through it, which changed the commute math for good.
See real Ashburn numbers →
Sterling / Potomac Falls
$$ · Below-average cost
Loudoun's value play — the same Silver Line access and school district as Ashburn, at a real discount, with golf courses and Potomac riverfront neighborhoods most out-of-towners never hear about.
See real Sterling numbers →
Fairfax County (Vienna / Springfield / Burke)
$$$ · Regional average
The DMV's largest county by population and the one families move for first: consistently top-rated schools, mature neighborhoods, and a commute to almost anywhere in the region.
See real Fairfax County numbers →
Falls Church City
$$$ · Regional average
Two square miles, its own school district, and a walkable downtown — Falls Church City punches way above its size, which is exactly why it holds its value.
See real Falls Church (city) numbers →
Prince William County (Manassas / Woodbridge)
$$ · Below-average cost
The DMV's affordability release valve — more house and more yard for the dollar, with commuter rail into DC and a fast-growing job base of its own.
See real Prince William County numbers →
Fredericksburg / Stafford County
$ · Best value in the region
The furthest edge of the DMV commuter map and still one of the best value stories in the region — a historic downtown, VRE rail into DC, and room to grow.
See real Fredericksburg (city) numbers →Washington, D.C.
Washington, D.C.
$$$$ · Premium
From Logan Circle's rowhouses and restaurant scene, to Capitol Hill's historic blocks, to the Navy Yard's brand-new waterfront towers near Nationals Park — DC is dozens of distinct neighborhoods, not one market. Kevin will walk you through which one fits.
See real Washington, D.C. numbers →Suburban Maryland
Suburban Maryland (Bethesda / Silver Spring)
$$$ · Regional average
Bethesda and Chevy Chase bring some of the highest-rated public schools in the country and a polished, walkable downtown feel; Silver Spring and Takoma Park trade a little polish for a more artistic, diverse, budget-friendly version of the same Metro access.
See real Montgomery County, MD numbers →Commuter secrets
The tips that turn a 90-minute nightmare into a 30-minute breeze.
Metro insider
The Silver Line reaches Dulles now
Metro's Silver Line extension opened in November 2022 and runs all the way to Dulles Airport and Ashburn — Reston, Herndon, and Loudoun residents can ride straight into DC without touching a highway. It changed the commute math for the whole western half of the region.
VA focus
"Slugging" is still a real thing
It's an only-in-the-DMV commuter tradition: drivers pick up strangers ('slugs') at designated Park & Rides to hit the HOV-3 requirement on I-95/I-395, and everyone gets a faster ride. Popular spots include Pentagon City, Horner Road, and Tackett's Mill. Unwritten rule: don't talk to the driver unless they speak first.
Scenic route
Skip 495 — take the GW Parkway
The George Washington Memorial Parkway between Alexandria and North Arlington is a National Park road, not a highway: no stoplights, no trucks, and river views the whole way. It's consistently the calmest way to get in and out of the city on that side of the river.
Pro move
The reverse commute is the DMV's best-kept secret
Living in DC and working out in the Dulles tech corridor means driving against traffic both directions. Buyers who take advantage of it often find 20–30% more space per dollar in Loudoun or Prince William without giving up the job.
Tax & closing costs
One of the biggest factors in choosing where to buy. General structure only — every real transaction gets exact numbers from your lender or title company before closing.
Virginia
Lowest overall tax burden
- Income tax
- 2%–5.75% state, no local income tax anywhere in Virginia
- Transfer / closing taxes
- Grantor's + recordation taxes generally run well under 1% combined — the lowest transfer-tax load in the region
Pro tip: No local income tax surcharge anywhere in the state is the single biggest reason high earners land in NoVA.
Washington, D.C.
Highest transfer taxes
- Income tax
- 4%–10.75% (DC has no separate county layer)
- Transfer / closing taxes
- Combined transfer + recordation tax: 1.1% of price under $400k, 1.45% at or above it — among the highest in the country
Pro tip: First-time DC buyers can qualify for a reduced recordation tax rate on the first $400k — ask about it before you assume the worst case.
Maryland
County taxes vary widely
- Income tax
- 2%–5.75% state, plus a county "piggyback" tax up to 3.2% (Montgomery County is at the state max)
- Transfer / closing taxes
- State transfer 0.5% + county transfer (often ~1%) + recordation — Montgomery County transactions commonly land in the 2%–3% range combined
Pro tip: The county piggyback tax is the surprise line item most relocating buyers don't expect — it's a real number, not a rounding error.
Schools & districts
The DMV is home to some of the nation’s highest-rated public school systems. For current ratings and boundary maps, GreatSchools.org is the best independent source.
Fairfax County Public Schools
Northern Virginia's largest district
One of the largest school systems in the country, consistently ranked among the top public districts nationally.
Loudoun County Public Schools
Ashburn, Leesburg, Sterling
The fastest-growing district in the state, with new schools opening regularly to keep pace.
Arlington Public Schools
Arlington
Small, urban, and consistently strong — the tradeoff for Arlington's density and walkability.
Alexandria City Public Schools
Alexandria
A diverse, improving district right in the middle of one of the region's most walkable cities.
Falls Church City Public Schools
Falls Church City
One of the smallest and most tightly-run districts in the state — a big part of why the city holds its value.
Montgomery County Public Schools
Bethesda, Silver Spring, Rockville
Maryland's largest district and a national name in public education, especially around Bethesda.
DC Public & Public Charter Schools
Washington, D.C.
Quality varies block by block more than anywhere else in the region — this is one where local guidance matters most.
Looking to move here? Let’s connect.
Kevin covers all of Northern Virginia, D.C., and Suburban Maryland — the same expertise behind every neighborhood above.
Referring this client? Send the referral to Kevin
The information on this page — including neighborhood descriptions, commuter tips, tax structure, and school district names — is general guidance compiled from public sources believed to be reliable, not a substitute for advice from a licensed real estate agent, CPA, or lender. Tax figures reflect general 2026 structure and are not a closing quote — confirm exact costs with your title company before closing. Kevin Bailey and eXp Realty make no warranty as to completeness or accuracy and are not liable for decisions made based on this guide.