If I were going for good schools at 450K, I would go non-traditional. Look for higher FARMS schools/schools with diversity that do ok on the tests. The demographically challenged schools that do well.

I do not know where those are, as I am contrary to my own advice

You don't have to be in Vienna, McLean or FCC to get good schools, don't get into the DCUM hype (and I live in one of those, for commute reasons). Look at Fairfax/Chantilly area. You can even look at some of the Reston, Herndon, or (as PPs have advised) Alexandria pyramids.

$450 will be a problem if you are tying to find one of the "better" school districts. $450 will not buy a tear-down in Vienna, for example.

Mclean/FCC will be higher than Vienna.

We had a larger budget ($1 million) and still chose Alexandria (FFX). We love our short commutes. The FFX county side of Alexandria does not have the same problems as City of Alexandria.

You may also want to look into Burke or W Springfield. They have better high schools.

http://www.ziprealty.com/property/5554-JOWETT-CT-ALEXANDRIA-VA-22315/72550278/detail

http://www.ziprealty.com/property/4400-CHEATHAM-CT-ALEXANDRIA-VA-22310/72551202/detail

Nothing wrong with these schools.

When a school's rating is "average" it just means it's right in the middle of the pack for all Va. schools. This isn't a bad thing --- especially when you have a diverse student body. Yeah -- if you have an all-white/asian student population and/or high household incomes you will usually end up with scores higher than most of the schools in VA. If you have a school that reflects high and low incomes and some ESOL kids and some kids from families that don't push academic achievement along with families that do and kids who speak English and are movtivate, you will end up with something less than the top overall scores. That doesn't bother me.

These are not failing schools. They just aren't as homogenous as some or as wealthy as others. The opportunity is provided -- not everyone takes advantage of it.

Don't dismiss Alexandria (Ffx Cnty). Our ES is about 11% FARMS. I don't know about ESOL rates, but this is not a poor area. Yes, our HS has a mix of kids (high and low) and therefore the overall test scores are slightly above the state average.... which on DCUM makes people run in fear. But, we are satisfied enough with it to send our kids (who are 99th %ile on ability tests) to it. People in this area are less intense, and generally less competitive. If our 2nd grader is admitted to AAP, we are probably not going to send him b/c we are satisfied with our local ES. I know of others who have made the same decision over the years. We also have less congestion and density. We also have Wegmans and a new mall coming in the next 8-10 mos. (housing prices will probably go up).

http://www.ziprealty.com/property/6605-HUNTER-CREEK-LN-ALEXANDRIA-VA-22315/72599003/detail

http://www.ziprealty.com/property/6639-PATENT-PARISH-LN-ALEXANDRIA-VA-22315/72598971/detail

Clermont, Lane, Hayfield ES are also good.

Don't get sucked into the madness that says "Vienna is the only viable option..."

Also, we are commuting to Old Town

If you are open to a town home, look in Fairlington (South Arlington).

Thanks everyone! We're aware we're not going to get a McMansion in that price range -- in fact, more looking for a small (1500 square foot) place that maybe needs some updating.

How are the schools in Annandale and Falls Church (Fairfax)? And are the schools in southern Alexandria as bad as they seem?

Annandale/22203

http://franklymls.com/FX8314437

http://franklymls.com/FX8297141

http://franklymls.com/FX8309689

Yess, there are low income kids at the last two schools, but not in the concentrations you were fretting about. If you have a $450K ceiling you are priced out of more places than FCC and McLean.

Chantilly, Burke, Centreville, west Springfield. You will be looking at places that have not been renovated, do not have walk in closets and might not have master bathrooms. You could try a townhouse.

You can get a smaller single family house or a newer, bigger townhouse in a decent neighborhood in Fairfax City or Fairfax/Chantilly/Greenbriar or Centreville or parts of Herndon or Lorton or maybe West Springfield in that price range. Where are you commuting to?

E.g.:
http://franklymls.com/FX8305721

http://franklymls.com/FX8296772

But keep in mind that most condos in this area have an HOA of at least $500 per month and go WAY up from there. In other words, it's not as inexpensive per month as just your PITI.

Loudon County may be your best bet but it's FAR. Good luck OP!

I'm sorry but you need to look at condos in good school districts. It's not enough for a house unless you're interested in chantilly/Ashburn. A townhouse might be possible too

We're looking to buy a home in NoVA and have been frustrated that most of the affordable houses appear to be in bad school districts (particularly Alexandria). Any recommendations?

I recognize we don't have a millionaire's budget, so the obvious places are out (McLean, Falls Church City). However I feel like it shouldn't be impossible to find a house in a district that isn't all low test scores, 80% on reduced lunch, 60% ESL etc. Just a nice upper middle class area with good schools