Fairfax, Loudoun, or Prince William County: Where Should You Actually Buy in NOVA Right Now?

So you've decided to buy in Northern Virginia, congrats! But here's where it gets tricky: Fairfax, Loudoun, or Prince William County? They're all part of the same metro area, but trust me, they're totally different beasts when it comes to your wallet, lifestyle, and future investment.

I'm GG Sfreddo, a realtor with MoveMeInVa.com, and I've helped dozens of families navigate these exact decisions in 2026. Let me break down what's actually happening in each county right now so you can make the smartest move for your situation.

The Big Picture: What's Driving NOVA in 2026?

Before we dive into each county, here's what you need to know about the overall market. Interest rates are hovering around 6% this year, slightly better than 2024 and 2025, but still higher than those crazy-low pandemic rates. The good news? The market is finally balancing out after years of sellers having all the power.

The sweet spot right now is the $500,000–$800,000 range. That's where I'm seeing the most buyer activity, whether it's townhomes across the region or single-family homes in certain pockets. If you're shopping in this range, you've got options, but you need to know where to look.

Fairfax County: The Safe Bet (If You Can Afford It)

Let's start with Fairfax, the OG powerhouse of NOVA. Median home prices are sitting at $750,000, up 2.74% from last year. Detached homes? You're looking at around $1.18 million on average. Attached homes (think townhomes and condos) average about $569,000.

Why people love Fairfax:

• Location, location, location. If you work in Tysons, Arlington, or DC, your commute is going to be way shorter than from the outer counties.

• Schools that deliver. Fairfax has some of the best-rated schools in Virginia, including legacy IB programs that have been around for decades.

• Stability. Fairfax real estate holds its value better than almost anywhere else in the region. It's not the flashiest investment, but it's reliable.

The catch? Property taxes. An $800,000 home in Fairfax will cost you roughly $8,264 annually in property taxes, the highest in this comparison. That's real money, especially when you're already stretching to afford the mortgage.

Where to look: Springfield and Burke are hot right now for families wanting single-family homes under $800K with Metro access. Reston is perfect if you work in tech and want to be close to the action, townhomes near Metro stations are moving fast.

Forecasters expect single-family home prices in Fairfax to rise another 1.9% in 2026, so if you're on the fence, prices aren't going to drop anytime soon.

Loudoun County: The Smart Money Play

Loudoun is where I'm seeing a lot of savvy buyers land, especially if they're in hybrid work situations or want to maximize their tax advantages. The median home price is $765,000 (up 3.39%), and average sold prices are at $870,360 (up 3.87%). Homes are selling 5.8% faster than last year.

Here's the thing about Loudoun: it's tax-advantaged. Thanks to all those data centers generating massive revenue for the county, your property tax bill is going to be significantly lower than Fairfax. That's real savings every single year you own the home.

Why Loudoun is crushing it:

• Silver Line upside. The Metro expansion is still relatively new, and areas around Ashburn and Loudoun Gateway stations are still developing. Buy now, and you're getting in before the density increases and all the retail and office space fills in.

• Appreciation potential. Single-family homes in Loudoun are expected to appreciate 3.3% in 2026, the highest of the three counties we're comparing.

• Quality of life. Newer construction, planned communities, and great amenities make this a no-brainer for families.

The trade-off? You're farther from DC. If you're commuting into the city five days a week, that drive or Metro ride is going to wear on you. But if you're hybrid or fully remote? Loudoun is a slam dunk.

Where to look: South Riding and Stone Ridge offer newer construction at reasonable prices for the quality. Reston (yes, it straddles Fairfax too) is an "upside" play, those older 1970s and 80s townhomes near the new Metro stations are priced way under new construction and positioned to appreciate as land values climb.

If you're working with me at MoveMeInVa.com, I can help you identify homes for sale in Loudoun County that fit your budget and lifestyle, especially if you're looking at rent-to-own options to ease into homeownership.

Prince William County: Where the Value Is

Okay, here's where things get interesting. Prince William County offers the best value right now, with a $167,000 price gap versus Fairfax. This is where smart money is moving in 2026: analysts are saying it's positioned like Loudoun was a decade ago.

Why Prince William makes sense:

• Affordability. You can actually afford a single-family home here without selling a kidney. This is huge for first-time buyers or families who got priced out of Fairfax and eastern Loudoun.

• Job growth. Prince William is seeing emerging tech and job sector growth that's bringing more employers (and higher salaries) to the area.

• Room to grow. The infrastructure is improving, and as more people discover the value here, appreciation potential is strong.

The reality check? Forecasters are predicting a -0.2% decline in median home prices in 2026. That's not catastrophic: it just means the market is softer, which actually benefits buyers. You have more negotiating power right now.

Property taxes fall in the middle between Fairfax (highest) and Loudoun (lowest), so it's a decent balance.

Where to look: Gainesville, Haymarket, Lake Ridge, and Manassas are neighborhoods I'm watching closely. Woodbridge and Lake Ridge are perfect for first-time buyers looking for entry-point pricing. If you want waterfront living, some of these communities offer lifestyle appeal you won't find in cookie-cutter subdivisions.

So, Which County Should You Choose?

Here's my honest take after years of working with buyers across all three counties:

Choose Fairfax if: You absolutely need to be close to DC or Tysons for work, you value top-tier schools above all else, and you can afford the higher property taxes. Fairfax is the safe, stable choice.

Choose Loudoun if: You're hybrid or remote, you want tax advantages and long-term appreciation potential, and you're willing to be a bit farther from the city. Loudoun is the smart money play right now.

Choose Prince William if: You want the best bang for your buck, you're okay with a longer commute (for now), and you believe in the county's growth trajectory. Prince William is where value meets opportunity in 2026.

Ready to Make Your Move?

No matter which county feels right to you, the key is having a team that knows these Northern Virginia communities inside and out. At MoveMeInVa.com, we help buyers find homes for sale in Fairfax County VA, Loudoun County, and Prince William County: and we also work with sellers who want to sell their home quickly or explore options like trade-ins.

Want to crunch the numbers before you commit? Check out our mortgage calculator to see what you can actually afford, or schedule a call with me to talk through your options.

The NOVA market is moving fast in 2026, but with the right strategy, you can find a home that fits your budget, lifestyle, and long-term goals. Let's make it happen.

About the Author

GG Sfreddo is a realtor with MoveMeInVA.com, specializing in helping buyers and sellers navigate the Northern Virginia real estate market. With years of experience across Fairfax, Loudoun, and Prince William counties, GG provides honest, data-driven advice to clients looking to make smart real estate decisions in 2026's evolving market.