NoVA SFH or TH for under $400k with good schools?

[Anonymous]

We're currently living in a 2 bedroom condo in Arlington. We need more space and would really like a yard. Where in Northern Virginia should we be looking for a single family home or townhouse under $400k with decent schools? Clearly, Arlington is out of our budget, even S Arlington for the most part. I realize we will probably have to move someways out. Commutes are to DC and Tyson's Corner.

Thanks for any advice!

[Anonymous]

Burke

[Anonymous]

Reston, although the commute to DC would suck (until 2013 when we get the metro).

[Anonymous]

I'd also say Burke. Great schools and more yard. There is also the VRE.

[Anonymous]

Thanks PPs! Burke is one I had not thought of.

[Anonymous]

Yes, Burke and West Springfield. Lake Braddock, Robinson, and West Springfield pyramids are all really good. There are also lots of nice parks, community swimming pools, good libraries, etc.

[Anonymous]

I'm in West Springfield - in a TH off Hillside (near the intersection of Old Keane Mill and Rolling). Love love love the neighborhood, shopping, commute. All good!

[Anonymous]

If you can find something in Burke, go for it. My friends with school-aged kids love it there. The commute can sometimes be painful to both DC and Tysons, though. (one friend of mine commutes to both places from Burke.) it's tough to find something for that price that is a good commute to DC, unfortunately, though the parent that commutes to DC could go in early and leave early and that helps a lot. A decent Tysons commute might be easier to find. you could also try Chantilly - there are some commuter bus options to DC that might make it workable. There are nice houses in Chantilly and the schools are decent.

[Anonymous]

Anonymous wrote:We're currently living in a 2 bedroom condo in Arlington. We need more space and would really like a yard. Where in Northern Virginia should we be looking for a single family home or townhouse under $400k with decent schools? Clearly, Arlington is out of our budget, even S Arlington for the most part. I realize we will probably have to move someways out. Commutes are to DC and Tyson's Corner.

Thanks for any advice!

Great Falls: Maybe the county will let you live in a tent.
McLean: Nice try. There'll be a catch for anything 3+ BR under $400k.
North Falls Church: See McLean. I mean, it *is* the McLean part of Falls Church.
Falls Church City: MAYBE you can get an older TH for that price. MAYBE.
Vienna: you can get a TH in the town of Vienna for that price if you are patient for one to appear and move fast. THs near Dunn Loring metro are more common in your range. The 1970s vintage THs near Vienna Metro appear now and then. 3 BR with a large room in the basement, maybe 1800-2400 square feet on all 3 levels. Luther Jackson is not viewed terribly favourably by self-respecting school snobs though. For SFH, *maybe* something in the Marshall zone will appear. Maybe. But it'll either need some fixing up or be a short sale.
Oakton: Wider selection of townhouses than Vienna with a corresponding longer commute. But you may have to tolerate Jackson MS for a few years.
Fairfax City: You might luck out and find an updated rambler within walking distance of downtown Fairfax. More likely, it'll be a TH.
Western Fairfax: You'll find something in the Fair-themed section of Fairfax in your range, likely a TH that's walkable to Fairfax Corner, Wegmans-land, or something Fair Lakes-related.
Eastern Fairfax: You'll find a scattering of THs in the Woodson or Robison zones. Maybe a SFH or two.
Burke: You'll find a larger selection of THs than Eastern Fairfax with a corresponding longer commute.
Reston: Lots of townhouses. But do you want your kids going to South Lakes and joining MS-13?
Herndon: See Reston. We're getting pretty far from civilization here, though.
South Falls Church: Stuart and Falls Church are like South Lakes, but with more gang members and fewer Reston Association amenities. You may as well just get your kid a teardrop tattoo now and save time, esa. Seriously, though, the schools are comparable to the ones in South Arlington, seeing as there's similar demographics (I'd venture to say there's fewer yuppies gentrifying the place, though.)
Annandale: It's sort of like South Falls Church except Annandale HS is bigger than Stuart and Falls Church.
Old Town Alexandria: Well, you can't really afford it. Plus, you're paying for the privilege of sending your kid to TC Williams High School. That is, unless the state shuts the place down before your kid reaches HS.
West End Alexandria: It's like South Arlington, except your kid goes to a school twice the size of Wakefield. And Wakefield isn't in danger of being closed. Plus the commute to Tysons sucks.
South Alexandria: It's like South Falls Church, except more inconvenient for whoever is commuting to Tysons.
Southeast Alexandria: I don't call one of the ES in that area Whitewood for nothing. But then your bubble of whiteness is popped and your kid has to go to Sandberg (burg?) and West Potomac along with the non-white kids. What's the point of that? Reopen Fort Hunt. White privilege should still be worth something.
Springfield: It's like Burke, but further from Tysons.
Lorton: You could send your kid to the new South County Middle School and revel in the millions of wasted taxpayer dollars. Or you might end up going to Hayfield. Either way, the commute to Tysons will suck.
Clifton: You can't afford it. Pretend it doesn't exist.
Chantilly/Centreville: If you're looking here, you may as well include Prince William and Loudoun in your search.

I won't mention Loudoun County since people have been known to disappear from time to time. They do, however, retain Internet access, since I'm posting from my compound in downtown Leesburg, surrounded as I am by well-armed rednecks and Republicans. Well scratch that, the Republicans are all in the Ashburn part of Leesburg (for those who can't afford the genuine article), in Ashburn, in Purcellville, and the parts of Sterling that haven't been taken over by ferriners. Middleburg (believe it or not) and central Leesburg are pretty progressive.

If you're wanting something in the same universe as the charm of Arlington and you find Burke lacking, try Reston or Fairfax City. It's closer to Tysons/DC than Burke is, anyway.

[Anonymous]

Thanks again for the all the responses. This is very helpful - will definitely be checking out all the suggested areas. Particularly enjoyed the above PP's very detailed and entertaining post.

[Anonymous]

Thank you, OP. Annandale and South Falls Church -- stay away from the garden-style condos. From there your only concern is the schools, whether or not there's too many kids there who aren't into fancy book learning.

The SFH areas there are probably fine safety-wise (as in, Great Falls is a 0 in danger, Lake Barcroft is 0.5, Town of Vienna is a 1, other SFH areas in Annandale/South FC are maybe a 2.5, Vienna Park Apartments are 3 or so, and Culmore is a 5-6.) Higher scores are reserved for nastier parts of MoCo, Hoodbridge, and the bad parts of DC.

Fortunately for everyone, the criminally inclined among us aren't thinking:

"Ese, what do you say we ride into Great Falls and do some robbing? The prospects for economic gain are much higher there than they are here in Culmore." or "Hey Cletus, why we muggin folks in Winchester? Let's go into Ashburn and get three days' worth of meth per mugging instead of just one!"

[Anonymous]

FYI - I just sold a townhouse in Covington, which is walkable to Vienna metro, a nice Safeway (and other stores) and a couple of parks. You can find a nice 3BR/2.5BA townhouse there - not a condo - for $330-$360K. It's a great place to raise young kids. The neighborhood elementary (walking distance) is pretty good, though people seem less excited about Luther Jackson MS and Falls Church HS. Lived there for 12 years, never had crime issues.