Loudoun County, VA

Loudoun County’s decision tension is high entry cost against a modest pre-cost income stream, while listing-market pace and covered-job growth leave competition plausible. Zillow reports a $809,557 median home value, $2,917 monthly median asking rent, and a 4.32% reported gross yield before expenses. Cash-flow buyers should be cautious; buyers willing to investigate property-level rents, tax bills and flood exposure have a narrower question: whether income can cover carrying costs without relying on appreciation.

Zillow’s June 2026 county observation shows both value and asking rent edging up, whereas FHFA’s 2025 repeat-transaction index increased 4.33%. FHFA is not a dollar home value, and its distinct period and method should not be blended with Zillow’s change. HUD’s two-bedroom FMR of $2,246 is a payment standard rather than market rent, so it cannot substitute for the measured asking rent or recalculate yield. An effective property-tax rate of 0.85% and $6,325 median annual tax sharpen the carrying-cost review.

Realtor.com’s supplied MLS listing-market evidence is mixed: median listing price declined 2.67%, median marketing time was 23 days, 15.1% of listings had price reductions, and pending listings equaled 69.5% of active listings. These are asking-price, visible-supply, marketing-time and concession measures—not closed sales or stand-alone proof of buyer demand. QCEW reports county workplace covered employment grew 3.42%; it is neither resident employment nor an unemployment measure. Professional and business services is the largest disclosed private supersector, not the entire economy.

Tax-return migration was net negative, with incoming mover households’ average AGI $2,101 below outgoing households’ average; this weakens any simple in-migration demand narrative. The record counts 287 investor purchases among 5,586 total purchases, participation that may affect bidding but does not identify neighborhood-level competition. Inland flood is the dominant hazard, and modeled annual climate loss equals 0.08% of building value. Property-level insurance, flood-zone, debt-service, operating-expense, sale-price and lease-concession evidence is not published in this record; its absence prevents a true net-yield, affordability or resale-liquidity conclusion.