Wondering whether your housing dollar goes further in Leesburg or Ashburn? You are not alone. If you are targeting the Village at Leesburg area or considering a jump to Ashburn, the right answer depends on the full monthly picture, not just the sticker price. In this guide, you will see how to compare total carrying costs side by side so you can decide what best fits your budget and lifestyle. Let’s dive in.
How to compare costs fairly
A fair Leesburg vs Ashburn comparison starts with like-for-like homes and the same time window. That means comparing condos to condos, townhomes to townhomes, and single-family to single-family, using the same 90-day or 12-month period for both areas.
Use closed-sale medians
Closed-sale medians are more reliable than list prices. Pull medians by product type for Leesburg and Ashburn using consistent time frames. Bright MLS is the most direct local source for closed sales and medians. If you need market benchmarks or trend context, you can also review county resources at the Loudoun County website.
- Start with Bright MLS for closed-sale medians and inventory trends: Bright MLS
- Cross-check local context and assessments at Loudoun County government
Watch for data nuances
New construction can skew medians higher, especially in Ashburn where new communities are common. If possible, separate new homes from resale. Also look at price per square foot when typical home sizes differ between neighborhoods. Note the sample size and whether your 90-day snapshot is volatile.
Village at Leesburg as an anchor
Village at Leesburg gives you a useful baseline inside the town of Leesburg. The neighborhood’s product mix and association model help illustrate how HOA dues and amenities factor into carrying costs. Because fees and inclusions vary by sub-community, confirm details with the association documents or recent listings.
- Verify association type and fees in HOA/condo documents or listing disclosures.
- Look for what is included, such as trash, snow removal, road maintenance, common insurance, and amenities.
- Expect condos to carry higher monthly dues than townhomes, and townhomes higher than most detached homes, based on typical national patterns from the Community Associations Institute: CAI
What drives the monthly difference
Mortgage and interest rate
Your principal and interest payment is driven by price, down payment, and rate. Use a consistent rate for both locations when you compare, such as the current average 30-year fixed benchmark from Freddie Mac’s Primary Mortgage Market Survey. Then apply the same down payment across both scenarios.
Property taxes
Property taxes depend on assessed value and the current tax rate. Loudoun County publishes rates and assessment information on its website. If a property sits inside the Town of Leesburg, check for any town levy in addition to county taxes. Always calculate taxes monthly to include in your carrying-cost total. Learn more at Loudoun County government.
HOA or condo fees
Association fees can create meaningful differences between homes, even at the same price point. In general:
- Condos tend to have higher monthly dues because they often include building insurance, exterior maintenance, and shared systems.
- Townhomes typically have moderate dues that cover common areas and sometimes exterior items.
- Detached homes often have lower dues, or annual civic association fees, focused on shared amenities and common-area upkeep.
Confirm what the dues cover and whether any special assessments are pending.
Insurance, utilities, maintenance
Budget for homeowners insurance, utilities, and ongoing maintenance. A conservative rule of thumb is to reserve about 1 percent of home value per year for maintenance, with the understanding that age, condition, and property type can shift that number. For utilities, review past bills when available or contact local providers in Loudoun County for typical ranges.
Carrying-cost template you can use
Use the same template for each location and home type. This keeps your comparison apples-to-apples.
- Mortgage principal & interest
- Inputs: price, down payment, loan term, and interest rate.
- Formula: PMT(rate/12, term*12, -loan_amount)
- Rate benchmark: Freddie Mac PMMS
- Property tax
- Monthly property tax = assessed value × tax rate ÷ 12
- Source: Loudoun County government
- Homeowners insurance
- Monthly insurance = annual premium ÷ 12
- HOA or condo dues
- Convert annual fees to monthly if needed.
- Utilities
- Include electricity, gas, water/sewer, and trash.
- Maintenance reserve
- Monthly maintenance estimate = home value × maintenance rate ÷ 12
- PMI (if applicable)
- Add private mortgage insurance if putting less than 20 percent down.
- Special assessments or reserve contributions (if applicable)
- Especially relevant for older condos or associations with major capital projects.
Add all components together to get the total monthly carrying cost for each home.
Two down payment scenarios to test
- Scenario 1: 20 percent down, 30-year fixed. No PMI.
- Scenario 2: 10 percent down, 30-year fixed. Include PMI.
Run both for your target home type in Leesburg and in Ashburn so you can see the monthly swing when the down payment changes.
Illustrative comparison method
Below is an illustrative example to show the method, not current market numbers. Replace placeholders with current medians from Bright MLS and your quoted rate from Freddie Mac PMMS.
- Home type: 3-bed townhome
- Price (Leesburg): P_L
- Price (Ashburn): P_A
- Down payment: d
- Rate: r
- Term: 30 years
- HOA/condo fee (Leesburg): H_L
- HOA/condo fee (Ashburn): H_A
- Maintenance rate: m
Steps:
- Loan amounts: P_L × (1 − d) and P_A × (1 − d)
- Monthly P&I: PMT(r/12, 360, −loan_amount)
- Monthly taxes: assessed value × tax rate ÷ 12
- Add insurance, HOA, utilities, and maintenance: (P × m) ÷ 12
- Total monthly for Leesburg and Ashburn
- Monthly difference: Ashburn total − Leesburg total, plus percentage difference.
This layout makes it clear which component is driving the gap: price-driven P&I, higher HOA, or taxes.
Why Ashburn can price higher
Ashburn often carries a location premium due to proximity to Dulles Airport and the Dulles Tech Corridor, including data centers and major employers. That demand tends to support higher prices and active new construction, which can also mean newer amenities and, in some communities, higher dues. Leesburg offers a historic town-center feel and a broader mix of single-family options, which can translate to a lower price per square foot in some segments.
- For neighborhood-level context, align your housing type and compare medians over the same period.
- If you are commute-sensitive, weigh the premium against your time savings and transportation options like Route 7, Route 267, and the Silver Line access points beyond Ashburn.
HOA questions to ask
Before you fall in love with a home, verify the fine print.
- What is included in the dues, and how often do they adjust?
- Are there pending or recent special assessments?
- How healthy are the reserves? Ask for the most recent reserve study for condos and amenity-heavy communities.
- What are parking, pet, and leasing policies if those matter to you?
A careful review can protect your monthly budget and avoid surprises after closing.
Taxes, schools, and assessments
Confirm the current Loudoun County property tax rate and how assessments are set. If a property is inside the Town of Leesburg, check whether a town levy applies in addition to county taxes. For school boundaries, verify the current Loudoun County Public Schools zoning because boundaries can change over time and may influence buyer demand and pricing. You can review boundary information at Loudoun County Public Schools.
Which gives you more value?
If your priority is the lowest monthly outlay for a comparable home, Leesburg often gives you more flexibility, especially around the Village at Leesburg and nearby neighborhoods with moderate dues. If your priority is newer construction with large-scale amenities and a shorter commute to Dulles-area employers, Ashburn’s premium can be worth it. The right answer depends on your full monthly calculation and how you value location, commute, and amenities.
A side-by-side cost model for the exact homes you are considering is the best way to make a confident decision. Pull the latest medians, verify association fees, and apply your down payment and rate to see the real difference.
Ready to see the numbers for your short list and get a clean, CPA-level breakdown? Reach out to Chrissie Goodrum to request a personalized, up-to-date carrying-cost comparison and a clear path to your next move.
FAQs
How do I calculate monthly costs for a home in Loudoun County?
- Add principal and interest at your quoted rate, property taxes using current county/town rates, homeowners insurance, HOA or condo fees, utilities, a maintenance reserve, and PMI if you put less than 20 percent down.
What typically makes Ashburn cost more per month than Leesburg?
- Ashburn’s proximity to major employers and newer construction can lift both the purchase price and, in some communities, HOA dues, which raises the mortgage payment and total carrying costs.
How do HOA fees differ between Village at Leesburg and Ashburn?
- Fees vary by sub-community. Condos usually have higher dues than townhomes or detached homes. In Ashburn’s amenity-rich communities, dues can be higher to support extensive common areas; always verify inclusions and any assessments.
Where can I find current mortgage rates for my comparison?
- Use the weekly benchmark from Freddie Mac’s Primary Mortgage Market Survey and apply your lender’s quoted rate to run precise monthly payments.
How do Loudoun County property taxes work for my estimate?
- Multiply the assessed value by the current county tax rate and divide by 12 for a monthly amount. If the property is inside the Town of Leesburg, check for any town levy on top of county taxes at Loudoun County government.
Will a 10 percent vs 20 percent down payment change the Ashburn vs Leesburg answer?
- Often yes. A lower down payment increases the loan amount and may add PMI, which can widen the monthly gap between two homes, especially if one has a higher starting price or HOA dues.
Are there hidden costs I should watch for in either area?
- Review HOA documents for special assessments, confirm reserve health for condos, and factor in utilities and maintenance based on home age and type. These items can meaningfully change your monthly total.
