Ashburn · Loudoun County · Virginia

Ashburn homes with Ken Tully, REALTOR®

Ashburn is the one community in Ken's network outside Fairfax County, and its rules differ: Loudoun taxes, large master associations, special districts and the data center corridor. Ken walks buyers and sellers through each before the contract, not after.

REALTOR® · GRI · SRES® · Licensed Since 1988

Call (703) 395-0600 Visit kentully.com
$0.805Loudoun tax rate per $100
20147 · 20148Ashburn ZIP codes
Silver LineAshburn station, opened 2022
Since 1988In Northern Virginia real estate

About Ken

A Fair Oaks advisor who does his homework on Loudoun

Ken lives in Fair Oaks, and his Ashburn business has grown with the Silver Line extension and the steady building across eastern Loudoun. He has handled new-construction transactions in the Ashburn corridor, and as a former HOA president he reads the governing documents of large planned associations such as Ashburn Farm, Ashburn Village, Broadlands and Brambleton line by line.

  • Data center proximity mapped

    Before an offer, Ken shows buyers where the nearest data center campuses and transmission routes sit relative to the lot.

  • Two layers of HOA review

    Master associations and their neighborhood sub-associations each carry dues and rules; he reads both.

  • Special districts priced in

    Some Ashburn addresses pay district levies on top of the Loudoun County rate, and he adds them to the monthly cost.

  • New construction on your side

    On builder contracts he reviews deposit terms, upgrade pricing and walk-through timing before you sign.

This Area

Understanding Ashburn, Virginia

Ashburn is unincorporated Loudoun County, with two residential ZIP codes, 20147 and 20148. A NOVA Parks marker on the W&OD Trail says the rail stop of Farmwell took the Ashburn name in 1896, while another account ties it to an Ashburn Farm estate of the 1870s. Dairy farms served Washington by rail until the planned communities arrived: Ashburn Farm and Ashburn Village in the late 1980s, Broadlands in the 1990s and Brambleton from 1999.

The Census Bureau's Ashburn census place, which excludes Brambleton, Broadlands, Loudoun Valley Estates and One Loudoun even though they carry Ashburn addresses, has a median year built of 2000. Its housing splits almost evenly among detached homes, townhouses and units in buildings of two or more, while ZIP 20148, south of the Greenway, leans heavily toward detached homes and townhouses.

The Silver Line reached Ashburn station and Loudoun Gateway in November 2022, and parcels inside the Metrorail Service District around those stations pay a 20-cent surtax per $100 on top of Loudoun's $0.805 rate. Route 7, the Loudoun County Parkway, Route 28 and the privately owned Dulles Greenway carry most drivers, and Dulles International sits about 7 miles south.

Data centers are the other defining feature. Loudoun counted about 233 data center buildings built or under construction in March 2026, ended by-right approvals in March 2025 and paused new decisions in September 2026. The county reports those buildings fund about 39 percent of its budget, which helps explain the lower tax rate, and it publishes a map that lets buyers check any street's distance to a campus.

“Buyers who previously limited their search to communities with established Metro access are now actively competing for homes in Ashburn.”

Ken Tully

Market Snapshot

Ashburn by the Numbers

Two measures of how Ashburn homes are trading, how many homes are owner-occupied, and the age of the housing stock.

$795,910Typical home value, AshburnZillow, September 2026
14 daysMedian days until a contractZillow, September 2026
68.0%Owner-occupied homes, AshburnU.S. Census ACS 2020–2024
2000Median year built, AshburnU.S. Census ACS 2020–2024

Zillow, Redfin and NVAR measure speed and price differently, and each month's mix changes the result; Ken can pull figures for a single community such as Broadlands or Ashburn Farm.

Local Insights

Ashburn, from the Silver Line to the data center corridor

Loudoun County records, Census estimates and news reporting, sourced and grouped by topic. Open a topic to read it.

01Market Fundamentals
  1. Zillow put Ashburn's typical home value at $795,910 at the end of September 2026, a 0.5 percent gain over twelve months.
  2. Ashburn's median sale price was $811,333 in August 2026 according to Zillow, and the median home sold at exactly its list price, a 1.000 ratio.
  3. Ashburn listings went pending in a median of 14 days in September 2026, per Zillow, against 327 homes for sale and 135 new listings that month.
  4. Zillow's August 2026 figures for Ashburn show a split market: 34.5 percent of sales closed over list price and 39.7 percent closed under it.
  5. Zillow's Ashburn market page lists a typical value of about $746,114 for ZIP 20147 and $869,300 for ZIP 20148, a gap that tracks 20148's newer, larger stock south of the Greenway.
  6. Loudoun County closed 338 sales in September 2026 at a median of $758,500, up 0.8 percent, per the Northern Virginia Association of REALTORS® and Bright MLS.
  7. Loudoun's active listings reached 1,031 at the end of September 2026, up 34.1 percent year over year, equal to 2.41 months of supply by NVAR's count.
  8. Speed figures depend on the measure: NVAR reported a 31-day countywide average on market for September 2026, while Zillow's Ashburn median to pending was 14 days.
  9. Ken describes Ashburn's core range as the high $700,000s to about $1.3 million, with condominiums at the low end of his wider Northern Virginia range.
02History & Heritage
  1. A NOVA Parks marker on the W&OD Trail at Ashburn Road says the rail stop of Farmwell became Ashburn in 1896, after an ash tree caught fire and reportedly burned for a week.
  2. Another account ties the name to Ashburn Farm, a 1,236-acre estate bought by George Lee III in the 1870s, so the record offers two origins.
  3. The Alexandria, Loudoun & Hampshire Railroad, later the W&OD, reached Farmwell in 1860, and by 1891 morning trains carried about 4,000 gallons of milk a day to Washington.
  4. Trains used the W&OD right-of-way from 1859 until 1968, and the regional park authority finished the trail from Shirlington to Purcellville in 1988.
  5. Belmont Manor House, a five-part Federal mansion built 1799–1802 by Ludwell Lee, son of Richard Henry Lee, is listed on the National Register of Historic Places.
  6. IBM bought the Belmont estate in 1963 as a management retreat, and Toll Brothers bought it in 1995, restoring the manor as the clubhouse of Belmont Country Club.
  7. Janelia Farm's Normandy-style manor was built in 1936 for artist Vinton Liddell Pickens, who later chaired Loudoun County's first planning commission in 1941.
  8. The Howard Hughes Medical Institute opened its Janelia Research Campus around the Pickens house in October 2006 and dropped 'Farm' from the campus name in 2014.
  9. AOL opened its global headquarters in Ashburn in 1996 and UUNet followed in 1998; Loudoun County traces its data center industry back to the 1992 MAE-East internet exchange.
  10. The Ashburn census place grew from 3,393 people in 1990 to 46,349 in the 2020 census as farms became planned communities.
03Environmental & Geographic
  1. Broad Run drains 67.5 square miles of Loudoun and forms much of the line between Ashburn and Sterling before meeting the Potomac near Seldon's Island.
  2. Beaverdam Run feeds Ashburn Lake, the largest of Ashburn Village's eight constructed ponds, and the community's stormwater drains to Beaverdam Run and Russell Branch.
  3. Beaverdam Reservoir, about 300 acres and owned by Loudoun Water as a drinking water source, opened to the public as Reservoir Park on October 21, 2024.
  4. Reservoir Park at 22211 Water Vista Drive offers boat rentals, kayaking, paddle boarding and fishing; NOVA Parks lists about 1,000 acres while Loudoun Now reported 600.
  5. Broadlands is certified as a Community Wildlife Habitat by the National Wildlife Federation, and most of it drains through Beaverdam Run toward Broad Run.
  6. The Ashburn census place covers 15.55 square miles, 0.25 of them water, and is bounded roughly by Route 7, Route 28 and the Dulles Greenway.
  7. Loudoun's zoning ordinance caps noise at 55 dBA at a residential property line, and the county says it has no specific rule yet for tonal or low-frequency hum.
  8. Brambleton's plan calls for a town center with about 300,000 square feet of retail and 200,000 square feet of office space.
  9. Since July 1, 2026, Virginia DEQ has required Tier 4-equivalent emissions standards for new or modified data center generators.
04Lifestyle & Culture
  1. The Ashburn Village Sports Pavilion covers 32,130 square feet with indoor and outdoor Olympic-size pools, a full gym, racquetball, squash and enclosed tennis courts.
  2. Ashburn Village was built around about 12 miles of trails and three neighborhood recreation centers, according to a 2004 Washington Times profile.
  3. Ashburn Farm's amenity package includes the Windmill, Breezyhill and Summerwood pools, two parks and a trail network, with the Ashburn Library inside the community.
  4. Brambleton Town Center holds more than 50 shops, restaurants and offices and hosts the Sizzlin' Summer Concerts, a farmers market and the Race Brambleton series.
  5. Brambleton maintains four pools and more than 18 miles of trails across its 2,500 acres south of the Dulles Greenway.
  6. One Loudoun, planned in 2008 as a 358-acre mixed-use community off Route 7, opened its Downtown in 2016; The Barn at One Loudoun hosts concerts beside Central Park.
  7. The W&OD Trail runs through Ashburn on its 45-mile paved route, with a parallel 33-mile gravel bridle path and the park's headquarters on Smith Switch Road.
  8. The Ashburn Recreation and Community Center was built at a cost of $102 million and covers 117,000 square feet, per Commercial Observer.
  9. W&OD Regional Park keeps its headquarters and the Smith's Switch rest stop on Smith Switch Road in Ashburn.
05Infrastructure & Access
  1. Silver Line Phase 2 opened on November 15, 2022, adding Loudoun Gateway and Ashburn stations in the median of the Dulles Greenway.
  2. Ashburn station, the line's western terminus east of Old Ryan Road, has footbridges to garages, bus bays and kiss-and-ride lots on both sides of the Greenway.
  3. Loudoun Gateway station at Old Ox Road sits east of Ashburn station, closer to Dulles International, and now serves Loudoun's commuter buses.
  4. Commuter buses moved from the Dulles Transit Center to Loudoun Gateway station on April 1, 2026, with free parking in the station garage.
  5. Loudoun Station, beside Ashburn station at 43777 Central Station Drive, covers nearly 50 acres with more than 1 million square feet built and 1.5 million more planned.
  6. The Dulles Greenway is a 14-mile privately owned toll road that opened on October 4, 1995; most cars pay $5.80 at peak and $5.25 off-peak.
  7. Greenway owner TRIP II has asked the State Corporation Commission for $6.75 peak and $5.60 off-peak tolls; Loudoun County opposes the request, and the SCC denied a 2024 increase.
  8. Route 7 was rebuilt with interchanges at Belmont Ridge Road, Claiborne Parkway, Ashburn Village Boulevard and Loudoun County Parkway, closing the Lexington Drive signal.
  9. Loudoun County Parkway's missing link south of Evergreen Ridge Drive opened in 2017, and the road was widened to six lanes between Ryan Road and Shellhorn Road in 2023.
  10. Ashburn sits about 30 miles northwest of Washington and about 7 miles north of Dulles International Airport.
  11. Inova Ashburn HealthPlex operates an emergency room at the Greenway and Loudoun County Parkway, and Inova Loudoun Hospital is less than 2 miles away in Lansdowne.
06Schools & Education
  1. Loudoun County Public Schools is headquartered at 21000 Education Court in Ashburn and runs about 100 schools; its School Attendance Zone Maps confirm each address.
  2. Broad Run High School, at 21670 Ashburn Road, opened in 1969 as Loudoun's third public high school and serves grades 9 through 12.
  3. Stone Bridge High School, at 43100 Hay Road, opened in 2000 and takes its name from the historic stone Broad Run Bridge.
  4. Briar Woods High School opened on August 29, 2005, at 22525 Belmont Ridge Road and added a building wing in 2023.
  5. Rock Ridge High School, at 43460 Loudoun Reserve Drive, opened in 2014 and serves grades 9 through 12.
  6. Independence High School opened in 2019 at 23115 Learning Circle and serves grades 9 through 12.
  7. The Academies of Loudoun opened in 2018–19 at 42075 Loudoun Academy Drive and house the Academy of Science, the Academy of Engineering and Technology and the Monroe Advanced Technical Academy.
  8. Recent listings assign Ashburn Farm to Sanders Corner Elementary, Trailside Middle and Stone Bridge High, and Ashburn Village to Dominion Trail Elementary, Farmwell Station Middle and Broad Run High.
  9. Broadlands listings show Hillside, Mill Run or Waxpool Elementary with Eagle Ridge Middle and Briar Woods High, so the elementary assignment changes street by street.
  10. Brambleton addresses split between Independence High via Legacy Elementary and Brambleton Middle, and Rock Ridge High via Creighton's Corner Elementary and Stone Hill Middle.
07Land, Development & Zoning
  1. Loudoun County counted about 233 data center buildings built or under construction, totaling about 56.5 million square feet, as of March 1, 2026.
  2. Another 35.7 million square feet of data centers, roughly 115 buildings, is approved but not yet built, and 20.7 million more was in the legislative pipeline, per the county.
  3. Published data center counts disagree: the county's noise page says nearly 200 are operational, while Commercial Observer reported 253 buildings and about 49 million square feet in October 2026.
  4. Data centers are allowed only on land zoned for office or industrial use; the rural policy area, about two-thirds of the county, does not permit them.
  5. On March 18, 2025, supervisors voted 7–2 to end by-right data centers, so new ones need a special exception with Planning Commission and Board public hearings.
  6. Applications filed before February 12, 2025, kept by-right status if more than 500 feet from homes; at least 17 such cases, over 11 million square feet, are still moving.
  7. On September 15, 2026, the Board voted 7–1–1 to pause its decisions on legislative data center and substation applications for up to 12 months; the formal resolution moved to November 17.
  8. Loudoun's Phase 2 data center standards, including data-center-specific noise rules, go to the Planning Commission in February 2027.
  9. Under a 2026 state law, data center applications needing 100 megawatts or more must include a sound profile for schools and homes within 500 feet.
  10. Data centers must file a pre-construction noise study at site plan and a post-construction study 1 to 12 months after first occupancy, per Loudoun County.
  11. Dominion's Golden to Mars 230/500 kV line is set on SCC Route 3A through Loudoun Valley Estates and along Broad Run north of Rock Ridge High; appeals were filed in October 2026.
  12. The SCC rejected partial undergrounding of Golden to Mars, estimated at up to about $1.5 billion; the county asks for buried lines within 500 feet of homes but cannot require it.
  13. Loudoun County publishes a map of existing and proposed data centers on its land use pages, letting a buyer check any street's distance to a campus before touring.
08Demographics
  1. The Ashburn census place had about 46,026 residents and 17,513 households in the Census Bureau's ACS 2020–2024 estimates.
  2. The Ashburn census place has 18,065 housing units, and 68.0 percent of its occupied homes are owner-occupied, compared with 77.9 percent across Loudoun County.
  3. In the Ashburn census place, 36.9 percent of homes are detached, 31.4 percent townhouses and 31.6 percent in buildings with two or more units, per the 2020–2024 ACS.
  4. ZIP 20148 leans toward ownership and houses: 81.9 percent owner-occupied, 46.3 percent detached and 40.7 percent townhouses, per the 2020–2024 ACS.
  5. The ACS 2020–2024 puts median household income at $154,978 in the Ashburn census place, $233,494 in ZIP 20148 and $181,765 for Loudoun County.
  6. Mean travel time to work is 27.4 minutes in the Ashburn census place and 32.3 minutes in ZIP 20148, compared with 30.1 minutes countywide, per the 2020–2024 ACS.
  7. About 30.0 percent of workers in the Ashburn census place and 43.5 percent in ZIP 20148 reported working from home in the 2020–2024 ACS.
  8. Bachelor's degrees or higher are held by 66.1 percent of adults in the Ashburn census place and 77.7 percent in ZIP 20148, per the 2020–2024 ACS.
  9. Median gross rent in the Ashburn census place is $2,455 a month, above the Loudoun County median of $2,386, per the 2020–2024 ACS.
09Investment & Value
  1. Loudoun County's real estate tax rate is $0.805 per $100 of assessed value for fiscal year 2027, unchanged from fiscal year 2026; the board adopted it on April 7, 2026.
  2. Loudoun's data center tax page shows the residential rate falling from $1.145 per $100 in tax year 2016 to $0.805 in 2026, a 34-cent drop.
  3. The county reports data centers produced $1.2 billion in property taxes in FY2026, 39 percent of its budget; other reports cite 38 to 45 percent depending on the base used.
  4. Parcels in the Metrorail Service District around the Ashburn and Loudoun Gateway stations pay a 20-cent per $100 surtax on top of the county rate; check with the county's parcel lookup.
  5. The 2026 Metrorail Service District report counted 2,008 single-family residential parcels inside the district, worth about $1.43 billion in taxable value.
  6. For 2026, Loudoun's typical existing single-family home assessment rose 1.4 percent and the average townhouse 0.5 percent, while commercial value climbed 26.9 percent.
  7. The Census Bureau's median owner-occupied value is $699,300 in the Ashburn census place, $873,700 in ZIP 20148 and $743,800 for Loudoun County, per the 2020–2024 ACS.
  8. 2026 listings showed HOA dues of $110 a month in Ashburn Farm, $134 for an Ashburn Village townhouse, $118 to $212 in Broadlands and about $208 to $221 in Brambleton.
  9. Brambleton Community Association dues in a 2026 listing included cable TV, fiber high-speed internet, pools, trash and snow removal, so compare what each fee covers.
  10. Ken served several years as president of his own homeowners association and applies that experience to reading reserve studies and special assessment histories in Ashburn's planned communities.
10Hyper-Local Detail
  1. Only 20147 and 20148 are residential Ashburn ZIPs; 20149 is a unique single-entity ZIP with no residential addresses, and 20146 is a PO Box ZIP.
  2. Brambleton, Broadlands, Loudoun Valley Estates, Belmont and One Loudoun are separate Census places that carry Ashburn mailing addresses, so Ashburn census figures exclude them.
  3. Ashburn Farm opened for development in 1986 and welcomed its first homeowners in 1988; it holds 3,844 homes, 1,807 of them single-family.
  4. Ashburn Village opened in 1987 on more than 1,500 acres, planned for 1,470 single-family homes, 2,074 townhouses and 1,566 multifamily units.
  5. Broadlands is a 1,500-acre Van Metre community from the 1990s; its association incorporated in 1995 and passed to homeowner control in 2009.
  6. Brambleton Group, a Soave Real Estate division, acquired the Brambleton land in spring 1999, and the plan calls for more than 9,000 homes.
  7. Sample 2026 listings show single-family lots of 0.24 acre in Ashburn Farm (1993) and Signature at Broadlands (1999), and 0.26 to 0.28 acre in Brambleton homes from 2003 to 2006.
  8. Townhouse lots run small: about 0.04 acre for a 2001 Ashburn Village townhouse and 0.07 acre for a 2011 end unit in Brambleton Town Center, per 2026 listings.
  9. Loudoun Valley Estates, a Toll Brothers community of 11,436 people in the 2020 census, borders the Dulles runways to the east and Brambleton to the south and west.
  10. Brambleton, Broadlands and Ashburn Village are the Ashburn communities where Ken is most active.

Why Ken

Why Ken Tully for Ashburn

Straight answers about data centers

Ken treats noise, power lines and site plans as facts to research from county records, not rumors to repeat.

Association experience

Years as an HOA president taught Ken how reserves, assessments and architectural review really work.

Comparisons across county lines

Buyers weighing Ashburn against Fairfax County get a like-for-like view of taxes, fees and commute.

A long view of Loudoun

Licensed since 1988, Ken watched Ashburn grow from an outer suburb into an employment center in its own right.

Questions

Ashburn questions, from ZIP codes to data centers

Which ZIP codes are Ashburn?

Ashburn's residential ZIP codes are 20147 and 20148. ZIP 20149 is a unique single-organization ZIP with no residential addresses, and 20146 is a PO Box ZIP. Brambleton, Broadlands and Loudoun Valley Estates are separate Census places that use Ashburn 20148 addresses.

How can I tell how close a home is to a data center?

Loudoun County publishes a map of existing and proposed data centers. Its zoning ordinance caps noise at 55 dBA at a residential property line, and data centers must file noise studies before construction and again 1 to 12 months after occupancy. Ken checks the map and nearby site plans with buyers before an offer.

Can new data centers still be built near homes?

Since March 18, 2025, new data centers in Loudoun need a special exception with public hearings rather than by-right approval, although at least 17 earlier cases are still moving. On September 15, 2026, the Board voted to pause decisions on legislative data center applications for up to 12 months, with the formal resolution set for November 17.

How do Ashburn property taxes compare with Fairfax County?

Loudoun's real estate rate is $0.805 per $100 of assessed value for FY2027, against Fairfax County's $1.12. Parcels inside the Metrorail Service District near the Ashburn and Loudoun Gateway stations add 20 cents per $100. HOA dues are separate and vary by community.

What do Ashburn HOA dues run?

Sample 2026 listings showed about $110 a month in Ashburn Farm, $134 for an Ashburn Village townhouse, $118 to $212 in Broadlands and about $208 to $221 in Brambleton, where dues included cable TV and fiber internet. Ken confirms the current figure and what it covers from each resale disclosure packet.

Are new power lines planned near Ashburn neighborhoods?

Dominion's Golden to Mars 230/500 kV line is approved on a route through Loudoun Valley Estates and along Broad Run north of Rock Ridge High, with appeals filed in October 2026, and other lines in the area are approved or under construction. Loudoun County tracks each project on its transmission lines page.

Authority Center

Fairfax and Loudoun questions, answered in one place

Ken's Authority Center covers financing, inspections, relocation and more across twenty-two topics.

Visit the Authority Center ↗

Other Areas

Ken's Fairfax County communities

The other five sites in Ken's network sit in Fairfax County. The final card leads to his Authority Center.

22033 · 22030 · 22031 · 22032

Fairfax

The Fair Oaks area of unincorporated Fairfax County, where Route 50, West Ox Road, the Fairfax County Parkway and I-66 meet. Townhomes, condominiums and single-family subdivisions built mostly from the 1980s through the 2000s, and Ken's own home base. That site answers school-assignment, HOA and Fair Oaks versus City of Fairfax questions.

Visit kentullyfairfaxvirginia.com ↗22124

Oakton

Wooded subdivisions along Miller Road and Hunter Mill Road, lots from about a half acre to five acres, and the septic-with-public-water setup that shapes inspections there. Ken bought his first home in Oakton. That site answers lot, septic and boundary questions.

Visit kentullyoaktonvirginia.com ↗22180 · 22181 · 22182

Vienna

The incorporated Town of Vienna and the Vienna-addressed neighborhoods around it, from Church Street and the W&OD Trail to Wolftrap and Lakevale, where Ken grew up. That site explains town versus county taxes and services, teardown rebuilds and the Orange Line station.

Visit kentullyviennavirginia.com ↗22101 · 22102

McLean

McLean's established neighborhoods between the Potomac River corridor and Tysons, the McLean Silver Line station and the teardown lots behind much of its new construction. That site covers the Langley and McLean high school boundaries, lot zoning and commute routes.

Visit kentullymcleanvirginia.com ↗20190 · 20191 · 20194

Reston

The planned community founded in 1964, with Reston Association governance, five village centers, Reston Town Center and two Silver Line stations. That site explains the layered HOA structure, the trail and lake system and Reston's special tax district.

Visit kentullyrestonvirginia.com ↗Authority Center

Ken Tully’s Authority Center

Ken's Authority Center gathers his Northern Virginia knowledge in twenty-two topics, from financing and inspections to estate sales and relocation, and links every community site in his network.

Visit kentully.com ↗

Contact

Plan an Ashburn move with Ken

Phone(703) 395-0600
Email
Websitekentully.com
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