Starting a new chapter by PCSing to Fort Belvoir? If you’re gearing up for your next military assignment in Northern Virginia, you’re in for an adventure. We’re here to guide you through the ins and outs of settling into your new surroundings. From navigating the commuter routes to understanding the financial landscape, delving into the unique character of the counties that encompass Northern Virginia, and finding the perfect place to call home, we’ve got you covered. So, let’s embark on this journey together and find your ideal home base.

Living in Northern Virginia

First things first, let’s get to know the area you’re moving into. Northern Virginia is known for several things, making it a sought-after place to live in or visit.

It has such a diverse business landscape that’s led by technology-based companies and government contractors, and it’s headquartered by big-named companies like Freddie Mac, Capital One, and Northrop Grumman.

Plus, Northern Virginia is home to some of the top-ranked schools nationally, be it public or private. Based on Scholaroo’s data, which ranked each state’s public schools based on student success, student safety, and school quality, Virginia ranks 10th for the best public schools in the country. Most of these schools are located in Northern Virginia.

Combining both its strong economy and excellent schools, Northern Virginia is also known for its highly educated, high-income workforce.

When it comes to recreation and entertainment, there are plenty to choose from here. From horseback riding and exploring vineyards in rural NoVA’s rolling hills to shopping til you drop and tasting cuisines from all around the world in the many vibrant urban hotspots, there’s something that suits everyone’s preferences here. Practice your swing at many of the premier golf courses in the area, go rock climbing or whitewater rafting on the Potomac River, hike an endless network of trails, and appreciate a bit of history with the many historical landmarks dotted throughout Northern Virginia.

This is just a glimpse of what you can expect from living here because we’ll get into more detail in the next section.

Overview of the Regions of Northern Virginia

Northern Virginia is made up of several counties and we’ll give you a quick overview of each below, along with some popular cities worth mentioning.

Arlington County

Arlington is the county located immediately south of the nation’s capital. Known for its great neighborhoods, excellent workforce, vibrant art and culture, and energetic urban vibe, this is an excellent place to work and live.

Home to the Pentagon, Fortune 500 companies, high-tech companies, and startup companies, especially in Clarendon, the diverse job market here is why Arlington’s population swells to around 279,100 people during the day and why it’s one of the richest counties in the country. And when it’s time to have fun, you’ve got numerous shopping options, a great nightlife, and tons of restaurants, bars, and bakeries, that boast flavors from around the world with a local flare.

For its top-notch education, nightlife, family-friendly amenities, outdoor activities, commute, and diversity, Niche rated Arlington the second-best city to live in America, although it’s really a county rather than a city.

Fairfax County

Bordering Arlington to its northwest and southwest is Virginia’s most populous county, Fairfax County. To me, this is the land of extremes here because of the sheer wealth of history, dining and shopping options, and more that it has to offer.

It’s well known that Virginia has a rich history that dates back to the 1800s, but Fairfax County’s goes way before that as it was formed in 1742 which was 30 years before the signing of the Declaration of Independence. The county has seen numerous historical events and is home to 455 historical markers, such as George Washington’s Mount Vernon.

Despite that, the county’s sophisticated urban vibe is one of its strengths. It’s home to some of the best public and private schools in the nation, such as Thomas Jefferson High School for Science and Technology, one of the best high schools in the nation.

Fairfax County also boasts one of the highest densities of technology jobs among all major markets in the United States. Plus, it’s headquartered by 11 Fortune 500 companies, some of which are Capital One and Booz Allen Hamilton, both of which are in the Tysons Corner area, home to the largest shopping mall in the Baltimore-Washington area. With large immigrant populations, Fairfax County features a lively and diverse culinary landscape, showcasing cuisines from around the world, especially Asian.

Now, it’s not all about urban convenience in Fairfax County. With some parts bordering the Potomac River and over 400 parks and open spaces here, there are plenty of outdoor adventures to be had.

Loudoun County

Northwest of Fairfax is Loudoun County. While it’s quite rural compared to the previous counties mentioned, Loudoun is still a well-visited place for a few reasons.

Loudoun has rich agricultural roots that remain strong today, despite the rapid urbanization of Northern Virginia. Farms are still a big contributor to its economy, fueling the local diverse culinary scene with locally sourced goods.

Loudoun’s agricultural industry is most known for its orchards and vineyards that sit on rural Virginia’s rolling hills, which brought about over 50 top-notch wineries that many come to visit. Thus, Loudoun is proudly called “DC’s Wine Country”, though it also has a wealth of breweries and distilleries dotted around the area.

Situated between the Blue Ridge Mountains and the Potomac River, Loudoun has the perfect setting for outdoor fun. Go hiking and find gorgeous views at scenic overlooks on the Appalachian Trail, go on an adventure and bike the Washington & Old Dominion Trail, zoom past trees as you zipline forest canopies, or paddle the Potomac River. With the county’s love for horses, it has the highest number of equines in the state, hosting large-scale equestrian events, and boasts premier competition venues.

On the flip side, the eastern part of Loudoun is also a suburban haven – master-planned communities like Brambleton, shopping centers like the Leesburg Premium Outlets, and the strong presence of tech in Ashburn, which is the largest and fastest-growing data center hub in the world.

Loudoun is pretty young, especially when it comes to homes, with a majority of them built after the 2000s, making it an excellent choice for those looking for new construction homes. It’s the fastest-growing county in the state, and there’s more to look forward to here as far as infrastructure and urbanization go.

Prince William County

Southwest of Fairfax lies Prince William County, known for its charming rural vibe, a collection of historic small towns, beautiful outdoors, and a growing arts and entertainment scene. Three significant national sites are located within the county – Manassas National Battlefield Park, the National Museum of the Marine Corps, and the Prince William National Forest – giving you a glimpse of the rich history here.

Home to a portion of the Quantico base, a great chunk of the workforce here is employed by the military sector, followed by the government, given its proximity to the nation’s capital. Benefiting from a well-educated and proficient workforce, coupled with the rise of high-tech companies in the area, the technology sector has a strong presence in this locality.

When it comes to outdoor adventures, you’ve got plenty of options here no matter your preference. Boasting two national, 42 local, four regional, and one state park, along with a large lake and ponds throughout the county, Prince William has a spot for hiking, horseback riding, fishing, and more.

Stafford County

The southernmost county in Northern Virginia, Stafford County is a delightful mix of historical charm, the great outdoors, and top-notch wineries and breweries. Historical sites dot Stafford, such as the Stafford Civil War Park, the Patawomeck Museum & Cultural Center, and the Chatham Manor. Home to five local breweries, vineyard tours, and tasting award-winning wines are an easy weekend getaway here.

Enjoying the natural beauty of Stafford is an easy task since it’s home to many parks and natural areas. Go hiking and enjoy the waterfront views at Government Island Park, head for some water fun and fishing at Rappahannock River, or take a dip and sunbathe at Aquia Beach Park.

A portion of the Quantico base is within this locality, making it another option for those working there.

Alexandria

Now, Alexandria isn’t a county but a city, situated just beside Arlington County and along the banks of the Potomac River, just across Washington. Old Town Alexandria, its historic center, is a lively hub of local stores, and excellent and award-winning restaurants situated within colonial-era architecture along cobblestone streets.

Alexandria boasts a vibrant arts and culture scene, ranging from popular galleries like the Torpedo Factory Art Center and the Athenaeum to popular live entertainment hubs like Birchmere Music Hall and MetroStage.

Despite all the hustle and bustle in Alexandria, you’ve got spots for slow days too. Take in the views of the scenic waterfront, go on a picnic or dockside dining or cruise along the Potomac River.

About Fort Belvoir

Fort Belvoir is home to nine Army major commands, 16 Department of the Army agencies, 8 elements of the U.S. Army Reserve and Army National Guard, and nine DOD agencies, all providing services to over 216,050 military, civilians, retirees, and families. Boasting double the number of employees (a population of 47,000) compared to The Pentagon, Fort Belvoir is the largest employer in Fairfax County, where it’s located.

In terms of quality of education, most places surrounding Fort Belvoir are a safe bet for families, should you choose to stay within the county. Fairfax County is known for its high-quality public, private, or charter schools.

The base has one on-post school, Fort Belvoir Elementary School, a highly-ranked, A- school on Niche. Should you live off the base, there’s Woodlawn Elementary School just outside the installation, Walt Whitman Middle School, and Mount Vernon High School.

If you’re moving with kids, naturally, you’d want to figure out your childcare options too. There are five on-post military child development centers in Fort Belvoir, offering childcare to infants up to school-aged kids. The programs they offer include full-day care, part-time daycare, and school-year care.

For your healthcare needs, you have the Alexander T. Augusta Military Medical Center, formerly known as the Fort Belvoir Community Hospital, a world-class on-post military healthcare facility. The hospital provides comprehensive care ranging from primary to more specialized medical care and surgical services.

Fort Belvoir features other base amenities. It has five Community Centers with free internet access, meeting and party facilities, and more. There’s a free community pool, fitness trails, basketball and volleyball courts, a dog park, and playgrounds for the kids. The base also boasts an 18-hole golf course, a marina, a bowling center, a movie theater, and a skate park, among others.

A lot of these amenities are within Fort Belvoir’s 15 different villages for on-base housing. Now why that’s an option, if you’re reading this article, you’re likely considering off-base housing. We’re going to talk about the best neighborhoods for you, but first, let’s talk about Fort Belvoir’s location.

Location of Fort Belvoir

Located in eastern Fairfax County, Fort Belvoir sits on 8,656 acres of land along the Potomac River. The base is off I-95 (exit 166), one of the most useful roads in Northern Virginia, from which you can hop on to head into Washington, D.C., just 20 miles north.

Immediately accessible from Fort Belvoir are two roads: I-95 and Route 1, both of which are major north-south routes that can take you north to D.C. and the southernmost region of Northern Virginia, Stafford County. Here’s a quick guide to the major thoroughfares around Fort Belvoir that will be useful to you:

I-95: A north-south road interstate highway that runs through Virginia. Within I-495 (the Capital Beltway), I-95 is known as I-395.
I-395: Runs from US 50 (New York Avenue) in D.C. and on the Arland D. Williams Jr. Memorial Bridge, to Shirlington in Arlington, Lincolnia in Fairfax County, and ends at I-95/I-495 in Springfield in Fairfax County
US Route 1: A major north-south route that goes through Alexandria to Stafford County
I-495: Also called the Capital Beltway, this interstate connects with I-66 and several other smaller roads around Arlington, Alexandria, and Fairfax County.
State Route 7: An east-west route that runs diagonally from Winchester to Washington Street in downtown Alexandria. This is a useful road for the western end of Northern Virginia, going through areas like Leesburg, Dulles, and Tysons.
I-66: Goes through Arlington, Oakton, Vienna, and Centreville in Fairfax County, going as far as Middletown; Intersects with 1-495 roughly at the Dunn Lorring-Merrifield Station.

From the map above, you can see some areas to look into if you’re settled on off-base housing. Some great options are Lorton, Springfield, Woodbridge, and even the city of Alexandria.

With the Northern Virginia traffic, sometimes, being located close to your workplace doesn’t mean that you’ll get there within a few short minutes. This is especially true for I-95, which was once hailed as the “worst traffic hotspot” in the country. And because this interstate is just outside Fort Belvoir, one of the only two major roads outside the base, you will hop on this road a lot.

Considering this, areas further away from Fort Belvoir may offer quicker commutes if you’re opting for public transportation instead of driving. Because of this, we’ll be tackling all your commuting options to the base in the next section.

Commuting to Fort Belvoir

Driving

Driving to Fort Belvoir is pretty straightforward since you’re goal is just to hop onto I-95 or Route 1. For the sake of simplicity, we’ll take you through how to reach the base from the north and the south.

From the north, you simply hop on I-95 South. Next, exit Fairfax County Parkway/Backlick Road (State Route 286) and exit 166A. Continue on Fairfax Count Parkway until you reach its end at Richmond Highway (Route 1). Now, turn left and hop on Route 1. At the first light on the right is the Tulley Gate on Fort Belvoir. This is the base’s main entrance and it’s open 24/7, even on weekends and holidays.

From the south, take I-95 North to Richmond Highway (Route 1). Then exit 161 N onto Fairfax County Parkway, and continue on this road until it ends at Route 1. Now, turn left at the traffic light onto Route 1. At the next light, you’ll have the Tulley Gate entrance on your right.

Now, that’s pretty easy to follow, right? But driving on these roads on the way to work can be a daily battle because Northern Virginia is notorious for traffic. Much of it is along I-95, which, as we mentioned earlier, had the title of the worst traffic “hotspot” in the US. A stretch of this interstate sees an average of 23 traffic jams in a day.

Generally, most major thoroughfares in Northern Virginia are congested, especially during rush hour, which is between 8 AM to 10 AM and 4 PM to 6 PM. The busiest ones even get weekend traffic.

We’re focusing on I-95 though, because it’s the most useful road when heading into Fort Belvoir.

Think about this: this interstate is one of the only two major roads connecting the northern portion of Northern Virginia to its southern portion. You’re not only on the road with people heading into the base, but you’re also driving with people driving to the major employment hubs such as Alexandria, Arlington, and Fairfax County – that’s a lot of people.

So you can’t fully rely on the estimated time Google Maps gives you on your drive to work. Having a good cushion time on your travel and hopping on the road early is the norm for most people in Northern Virginia. And if you don’t want to get behind the wheel and deal with all of that, you have public transportation options.

Metro

Washington’s Metrorail is the second busiest busiest system in the country, offering reliable transit for over 600,000 customers daily and servicing 98 stations in Virginia, Maryland, and the District of Columbia. This service is useful if you’re planning to live somewhere north of Fort Belvoir because that’s where the metro lines stop.

The Metrorail has six color-coded rail lines: Red, Orange, Silver, Blue, Yellow, and Green. The system’s design allows for travel between any two stations with only a single transfer at most – take a look at this system map below.

Red Line: The Red Line is the oldest and busiest line. It consists of 27 stations spread across Montgomery County, Maryland, and Washington, D.C., and is the only line that doesn’t share tracks with any other Metrorail line.

Orange Line: The Orange Line consists of 26 stations in Fairfax County, Arlington, District of Columbia, and Prince George’s County, Maryland. It runs from Vienna, Virginia to New Carrollton, Maryland. This line shares half of its stations with the Blue Line and two-thirds of it with the Silver Line.

Silver Line: The Silver Line consists of 34 stations spread across Loudoun County, Fairfax County, Arlington County, Washington D.C., and Prince George’s County, Maryland.

Blue Line: The Blue Line consists of 28 stations located in Fairfax County, Arlington, Alexandria, Washington D.C., and Prince George’s County, Maryland. It shares tracks with the Orange Line, Silver Line, and Yellow Line, with only three stations exclusive to the Blue Line.

Yellow Line: The Yellow Line is the shortest in the system, consisting of 13 stations in Fairfax County, Alexandria County, Arlington County, and Washington, D.C. This is the only line in the system that doesn’t enter Maryland.
Green Line: The Green Line consists of 21 stations in Washington, D.C. and Prince George’s County, Maryland.

Now, unlike the Pentagon, Fort Belvoir has no metro stations. The closest one would be the Franconia-Springfield Station on the Blue Line, which is around 7 miles away from Fort Belvoir. Covering the remaining miles to the base are a few bus services, which we’ll be discussing soon.

If the Metro’s Yellow Line is more accessible to you, you can also opt for either King St – Old Town Station, Eisenhower Avenue Station, or Huntington Station. They’re 14 miles, 13.5 miles, and 11 miles from Fort Belvoir, respectively, and all three stations also offer bus services directly to the base.

With that in mind, you can head to the base without getting behind the wheel if you live close to any of these stations. If not, you can at least drive to these stations, park your car, and take the metro and the bus for the rest of your trip.

Virginia Railway Express (VRE)

If you’re going to Fort Belvoir from the south, instead of the Metro, you have the VRE. This service is also an alternative to the Metro if you’re from the north. There is no VRE station in the immediate vicinity or within Fort Belvoir too, but the VRE places you close to the base already. Here’s a system map so you can visualize the VRE lines.

The VRE is the state’s commuter rail system, connecting Northern Virginia suburbs and the Washington, D.C. area through rail services along the I-66 and I-95. The VRE has two lines: the 60-mile Fredericksburg Line and the 35-mile Manassas Line.

Now, Fort Belvoir is somewhere between the Franconia-Springfield and Lorton Stations, so the Fredericksburg Line is most useful here.

The Lorton Station is where you’d want to stop if you’re heading to the base from the south and is the closest station to Fort Belvoir, only 5 miles away from the base. The Franconia-Springfield VRE Station, which is just across the Franconia-Springfield Metro Station, is also nearby, just 7 miles away from the base. While the Alexandria Station is around 14 miles away, it can also be a useful option if you’re heading to the base from the north.

All three of these VRE stations offer bus services to Fort Belvoir, both Fairfax Connector Routes and the REX bus service, so no need to drive to get to the base.

Bus

Along with a comprehensive metro and train system, Northern Virginia also has a variety of bus lines. WMATA offers bus services all over the region, while each county, and some cities like Alexandria and Fairfax, have their own bus system for local travel. Bus routes have stops on Metro or VRE stations, which is why we went through those first so you have an idea of where to get a bus to the base.

For organization, we’ll divide bus services into two: those that connect you directly to Fort Belvoir, and those that are useful for commuting around Northern Virginia. In some places, you could use both in conjunction and you never have to drive.

Bus Services to Fort Belvoir

Now, we’re mentioning bus services last because the Metro and VRE stations also serve several bus services to Fort Belvoir. So in this section, not only are we highlighting bus routes into the base, but we’re also going to talk about the most useful stations, those that we’ve already mentioned above, for these bus routes.

First is the Franconia-Springfield, which has both Metro and VRE services just across from each other. This station offers bus services to Fort Belvoir through Fairfax Connector, which offers two routes to the base:

One is Route 335 “The Eagle”, which serves Franconia-Springfield Metro Station, Fort Belvoir, Fort Belvoir Hospital, and Lansdowne Centre. This runs during weekday rush hour service only.

The other is Route 334, which serves Franconia-Springfield Metro & VRE stations. This bus route serves the Defense Logistics Agency (DLA), which is already within Fort Belvoir.

King St- Old Town Station, Eisenhower Avenue Station, and Huntington Station all have the same bus service to Fort Belvoir: The Richmond Highway Express (REX), which is operated by WMATA. Here’s a map of the route below, see that red line running through the three stations and Fort Belvoir. That’s the REX bus route.

Just to reiterate a few key details about the stations, King St-Old Town is on both the Blue and Yellow lines, while Eisenhower Avenue and Huntington stations are on the Yellow Line. King St-Old Town has Metro and VRE services, with its Alexandria VRE Station just across the metro station.

The last station we’ll be highlighting is the Lorton VRE Station, which offers Fairfax Connector bus services to Fort Belvoir with the bus Route 171. This bus route serves the Huntington Metro Station as well and offers weekday, Saturday, and Sunday Services. Here’s a map of the route:

Other Bus Services

Several operators offer bus services for mass transportation in Northern Virginia, many of which are bound by their counties. We’ll give you an overview of each and link you to their websites so you’ll know more details about each one – schedules, routes, and every other relevant detail.

WMATA’s Metrobus: Metrobus operates 24 hours a day, seven days a week, providing service to the nation’s capital with a fleet of 1,500 buses. These bus services have routes all over Northern Virginia.

Arlington Transit (ART): Arlington Transit complements Metrobus in Arlington County by offering cross-county routes and neighborhood connections to the Metrorail system. These bus services have extensive routes in and around Arlington – you can take a look at a route map here.

Fairfax Connector: Fairfax Connector stands as the largest local bus system in the Northern Virginia region, serving around 26,000 passengers across 93 routes daily. Here’s an extensive map of this operator’s bus routes, including several other details that may help your commute.

Alexandria Transit Company’s (ATC) DASH: The DASH system by the Alexandria Transit Company offers free local bus services within the City of Alexandria. It also links up with Metrobus, Metrorail, Virginia Railway Express, and other local bus systems. Take a look at their bus route and schedules here.

Loudoun County Transit: Loudoun County Transit offers public transportation services within Loudoun County and to specific commuting destinations. They offer bus services from Park and Ride lots located around the county to Rosslyn, Crystal City, the Pentagon, and D.C. Other services include local fixed routes and Metro Silver Line bus routes.

Potomac and Rappahannock Transportation Commission (PRTC)’s OmniRide Bus: OmniRide serves as the operational designation for the mobility services provided by the PRTC. OmniRide bus services are available in Prince William County, Manassas City, and Manassas Park City.

2024 Basic Allowance for Housing (BAH)

Now, before you narrow your choices among the counties, let’s talk about housing expenses first because Northern Virginia’s real estate market is some of the most expensive in the county. And the closer you want to be to the city, the higher the price tags are.

First, let’s take a look at your BAH. The 2024 Fort Belvoir VA BAH rates have increased by 8.5 percent from 2023, and they are as follows:

Enlisted Rates

	With Dependents	Without Dependents
E1	$2,811.00	$2,169.00
E2	$2,811.00	$2,169.00
E3	$2,811.00	$2,169.00
E4	$2,811.00	$2,169.00
E5	$2,880.00	$2,538.00
E6	$3,360.00	$2,739.00
E7	$3,525.00	$2,808.00
E8	$3,705.00	$2,982.00
E9	$3,882.00	$3,120.00

Warrant Officer Rates

	With Dependents	Without Dependents
W1	$3,381.00	$2,799.00
W2	$3,600.00	$2,979.00
W3	$3,819.00	$3,138.00
W4	$3,909.00	$3,399.00
W5	$4,020.00	$3,564.00

Officer Rates

	With Dependents	Without Dependents
O1E	$3,558.00	$2,877.00
O2E	$3,786.00	$3,090.00
O3E	$3,924.00	$3,354.00
O1	$2,943.00	$2,736.00
O2	$3,354.00	$2,859.00
O3	$3,813.00	$3,186.00
O4	$4,056.00	$3,534.00
O5	$4,224.00	$3,636.00
O6	$4,260.00	$3,798.00
O7	$4,293.00	$3,864.00

Other than your BAH, we also have to consider your VA entitlement for your VA loan. Now, because the Northern Virginia housing market is crazy, you’ll be able to borrow more in this region. Let’s talk about this a bit more in-depth in the next section.

VA Entitlement

For most places in the continental United States, the 2024 conforming loan limit is $766,550, even in Virginia. But for the northern region of the state, the limit can go as high as $1,149,825. According to Veterans United, here are some areas in Northern Virginia with the maximum VA loan limit:

County	Loan Limit
Alexandria City	$1,149,825
Arlington County	$1,149,825
Clarke County	$1,149,825
Culpeper County	$1,149,825
Fairfax County	$1,149,825
Fairfax City	$1,149,825
Falls Church City	$1,149,825
Fauquier County	$1,149,825
Fredericksburg City	$1,149,825
Loudoun County	$1,149,825
Madison County	$1,149,825
Manassas City	$1,149,825
Manassas Park City	$1,149,825
Prince William County	$1,149,825
Rappahannock County	$1,149,825
Spotsylvania County	$1,149,825
Stafford County	$1,149,825
Warren County	$1,149,825
All other areas	$766,550

Take note, the “limits” above or your “VA entitlement” are not the amount you can borrow, but the amount the government guarantees.

Now that this is out of the way, we’ll tackle the other considerations of your VA loan limit. According to the U.S. Department of Veterans Affairs, loan limits don’t apply to every veteran.

Those with a full entitlement don’t have limits for loans over $144,000. With this, you don’t need to shell out a downpayment and if you default on a loan that’s over $144,000, they’ll pay the lender up to 25% of the loan amount.

You have a full entitlement if you meet any one of these requirements:

You’ve never used your home loan benefit, or
You’ve paid a previous VA loan in full and sold the property (therefore your full entitlement is restored), or
You’ve used your home loan benefit but had a foreclosure or compromise claim (a.k.a. A short sale) that you’ve repaid in full

If you don’t fall under a full entitlement, you have what’s called a remaining entitlement if any of these apply to you:

You have an active VA loan you’re still paying back, or
You paid a previous VA loan in full and still own the home, or
You refinanced your VA loan into a non-VA loan and still own the home, or
You had a compromise claim (or short sale) on a previous VA loan and didn’t repay us in full, or
You had a deed in place of foreclosure on a previous VA loan (this means you transferred your home’s title to the bank that holds your mortgage to avoid foreclosure), or
You had a foreclosure on a previous VA loan and didn’t repay us in full

So if you have a remaining entitlement, you have a VA loan limit based on the table above.

Factors to Consider When Choosing Where to Live

Finances

When moving to a new place for work, naturally, you’d want to be as close to your workplace as possible. So when talking about the cost of living, we’ll start with regions closest to Fort Belvoir first. All the values we’ll be mentioning below are from the Economic Policy Institute.

Area	Monthly Housing Cost	Total Monthy Expenditure (including housing costs)
Fairfax County	$1,975	$9,797
Alexandria	$1,834	$9,055
Arlington County	$2,068	$9,885
Prince William County	$1,798	$9,221
Stafford County	$1,623	$8,830
Loudoun County	$1,963	$9,861

Now, these figures above should only act as a gauge for figuring out your expenses because these may be bare-bones numbers. Why do we say this? Let’s take a look at some BAH calculations for VA home loans in Northern Virginia below.

Sale Price	Funding Fee	Total Loan	P&I	Taxes	Insurance	HOA	PITI
US$ 250,000.00	US$ 5,750.00	US$ 255,750.00	US$ 1,512.86	US$ 250.00	US$ 39.38	US$ 100.00	US$ 1,902.23
US$ 275,000.00	US$ 6,325.00	US$ 281,325.00	US$ 1,664.14	US$ 275.00	US$ 43.31	US$ 100.00	US$ 2,082.46
US$ 300,000.00	US$ 6,900.00	US$ 306,900.00	US$ 1,815.43	US$ 300.00	US$ 47.25	US$ 100.00	US$ 2,262.68
US$ 325,000.00	US$ 7,475.00	US$ 332,475.00	US$ 1,966.72	US$ 325.00	US$ 51.19	US$ 100.00	US$ 2,442.90
US$ 350,000.00	US$ 8,050.00	US$ 358,050.00	US$ 2,118.00	US$ 350.00	US$ 55.13	US$ 100.00	US$ 2,623.13
US$ 375,000.00	US$ 8,625.00	US$ 383,625.00	US$ 2,269.29	US$ 375.00	US$ 59.06	US$ 100.00	US$ 2,803.35
US$ 400,000.00	US$ 9,200.00	US$ 409,200.00	US$ 2,420.57	US$ 400.00	US$ 63.00	US$ 100.00	US$ 2,983.57
US$ 425,000.00	US$ 9,775.00	US$ 434,775.00	US$ 2,571.86	US$ 425.00	US$ 66.94	US$ 100.00	US$ 3,163.80
US$ 450,000.00	US$ 10,350.00	US$ 460,350.00	US$ 2,723.14	US$ 450.00	US$ 70.88	US$ 100.00	US$ 3,344.02
US$ 475,000.00	US$ 10,925.00	US$ 485,925.00	US$ 2,874.43	US$ 475.00	US$ 74.81	US$ 100.00	US$ 3,524.24
US$ 500,000.00	US$ 11,500.00	US$ 511,500.00	US$ 3,025.72	US$ 500.00	US$ 78.75	US$ 100.00	US$ 3,704.47
US$ 525,000.00	US$ 12,075.00	US$ 537,075.00	US$ 3,177.00	US$ 525.00	US$ 82.69	US$ 100.00	US$ 3,884.69
US$ 550,000.00	US$ 12,650.00	US$ 562,650.00	US$ 3,328.29	US$ 550.00	US$ 86.63	US$ 100.00	US$ 4,064.91
US$ 575,000.00	US$ 13,225.00	US$ 588,225.00	US$ 3,479.57	US$ 575.00	US$ 90.56	US$ 100.00	US$ 4,245.14
US$ 600,000.00	US$ 13,800.00	US$ 613,800.00	US$ 3,630.86	US$ 600.00	US$ 94.50	US$ 100.00	US$ 4,425.36
US$ 625,000.00	US$ 14,375.00	US$ 639,375.00	US$ 3,782.14	US$ 625.00	US$ 98.44	US$ 100.00	US$ 4,605.58
US$ 650,000.00	US$ 14,950.00	US$ 664,950.00	US$ 3,933.43	US$ 650.00	US$ 102.38	US$ 100.00	US$ 4,785.81
US$ 675,000.00	US$ 15,525.00	US$ 690,525.00	US$ 4,084.72	US$ 675.00	US$ 106.31	US$ 100.00	US$ 4,966.03
US$ 700,000.00	US$ 16,100.00	US$ 716,100.00	US$ 4,236.00	US$ 700.00	US$ 110.25	US$ 100.00	US$ 5,146.25
US$ 725,000.00	US$ 16,675.00	US$ 741,675.00	US$ 4,387.29	US$ 725.00	US$ 114.19	US$ 100.00	US$ 5,326.48
US$ 750,000.00	US$ 17,250.00	US$ 767,250.00	US$ 4,724.09	US$ 750.00	US$ 118.13	US$ 100.00	US$ 5,692.22
US$ 775,000.00	US$ 17,825.00	US$ 792,825.00	US$ 4,881.56	US$ 775.00	US$ 122.06	US$ 100.00	US$ 5,878.62
US$ 800,000.00	US$ 18,400.00	US$ 818,400.00	US$ 5,039.03	US$ 800.00	US$ 126.00	US$ 100.00	US$ 6,065.03
US$ 825,000.00	US$ 18,975.00	US$ 843,975.00	US$ 5,196.50	US$ 825.00	US$ 129.94	US$ 100.00	US$ 6,251.44
US$ 850,000.00	US$ 19,550.00	US$ 869,550.00	US$ 5,353.97	US$ 850.00	US$ 133.88	US$ 100.00	US$ 6,437.84
US$ 875,000.00	US$ 20,125.00	US$ 895,125.00	US$ 5,511.44	US$ 875.00	US$ 137.81	US$ 100.00	US$ 6,624.25
US$ 900,000.00	US$ 20,700.00	US$ 920,700.00	US$ 5,668.91	US$ 900.00	US$ 141.75	US$ 100.00	US$ 6,810.66

These calculations are based on an Interest Rate for a VA Loan of 5.875% and an Interest Rate VA High Balance of 6.25%. Simply put, a high balance mortgage allows you to go beyond the usual loan limitations so you can secure a home with a high market value.

Let’s talk about the terms used in this table:

Sale Price: the price you actually pay for the property.
Funding Fee: a fee the Department of Veteran Affairs requires you to pay for making a VA guaranteed loan. It’s added in with the loan and is used to support the VA home loan program.
Total Loan: the sum of the sale price and funding fee.
P&I (Principal and Interest): the periodic payment you’re required to repay your home loan that includes the interest charges for the period plus the amount applied to the amortization of the principal balance.
PITI (Principal, Interest, Tax, Insurance): the sum that represents the components of the total monthly mortgage payment. This figure helps you and the lender determine the affordability of your mortgage.

Because we’re trying to narrow down your options here, let’s take a look at the median sales price for each county, according to data from Redfin.

Area	Median Sales Price
Arlington County	$720,000
Alexandria	$575,000
Fairfax County	$658,500
Loudoun County	$720,000
Prince William County	$511,000
Stafford County	$499,925

The most affordable county to buy a home in is Stafford County, with a median sales price of around $500,000. Considering the BAH calculations above, your monthly mortgage payment in the county would be $3,704.47.

Take these figures with a grain of salt because these calculations are on a case-by-case basis. We haven’t even factored property types yet, which can significantly change the sales price of a home even in counties with a higher market value.

Property Types

Single-family homes are the most expensive property type there is. Northern Virginia has pretty much every type you can think of – from more expensive options like single-family homes, estate-type homes, and farmettes, to more affordable options like townhomes and condos.

Depending on the area though, there’s always going to be one or two that are more prevalent, driving the median home price up. For example, Great Falls in Fairfax County only has single-family homes, and because of that, the median sale price in this area is $2,052,000 as of the time of writing.

With this having a significant impact on your finances, let’s talk about the property types you’ll find in each county.