Northern Virginia Guide › Loudoun County › Brambleton
Brambleton, Virginia
A planned community in eastern Loudoun where every house sold for $950,000 to $1.575 million.
At a glance
Six numbers that describe Brambleton.
The median single-family home in Brambleton sold for $1,204,938 in 2026 and the median townhouse for $840,000, and only 3 of 62 house buyers paid cash.
Brambleton is a master-planned community in eastern Loudoun County, built on former farmland since 2001 and planned for more than 9,000 homes around its own town center. It shares the 20148 zip code with Ashburn and Broadlands, but Bright MLS files it as its own postal city, so the Ashburn and Broadlands numbers are not mixed in here. This page covers what a house or townhouse costs, how buyers pay, what it rents for, which high school it is near, and the commute. Every number is from Bright MLS closed sales, pulled on October 2, 2026, not from a listing site's estimate.
Brambleton is an unincorporated community in zip 20148. Bright MLS lists it as its own postal city, separate from Ashburn and Broadlands, which share the zip. Single-family means a detached house with at least three bedrooms and two full baths; townhouse means end-of-row and interior-row homes; condominium-regime homes are left out of both. Source: Bright MLS, closed sales January 1 to October 2, 2026, Postal City = Brambleton, County = Loudoun, pulled by Ahmed Makkiyah on October 2, 2026.
Prices
$1,204,938 for a house, $18,238 more than Ashburn and $77,758 more than Broadlands.
The median Brambleton house cost less than in Aldie ($1,348,862) and more than in Ashburn ($1,186,700), Leesburg ($1,140,000), the Loudoun side of Chantilly ($1,140,000) or Broadlands ($1,127,180).
Houses. 62 sold, from $950,000 to $1,575,000, a narrow band with no starter homes and no estates. The median sold-to-list was exactly 100%, 29% sold over asking and 44% went under contract within a week, slower than Ashburn (62% within a week) or Broadlands (74%).
Townhouses. 83 sold at a median of $840,000, from $590,000 to $1,105,000, and they are big, a median of 2,840 square feet. That is more than in Ashburn ($740,000), Aldie ($729,000) or Broadlands ($720,000), and more than Vienna's median townhouse in Fairfax County ($811,557). 16 of the 83 closed within a day of listing, the pattern of builder sales of new homes.
Per square foot. Houses sold for $365 a foot, less than Ashburn's $385 and close to Broadlands' $368; townhouses for $297, against $320 in Ashburn and $300 in Broadlands.
Median single-family sale price, Loudoun County, 20262
Bright MLS closed sales, 2026 year to date, County = Loudoun, filtered to detached houses with 3+ bedrooms and 2+ full baths, condominium-regime homes left out. Brambleton and Broadlands are their own postal cities, so Ashburn here leaves them out. South Riding (20152) is the Loudoun side of the Chantilly mailing address, nearly all of it South Riding. Hamilton, Purcellville, Round Hill, Lovettsville, Waterford and Middleburg are western Loudoun; Middleburg means the Loudoun County side of its address only. Lansdowne and Cascades are communities selected by zip code and subdivision name inside the Leesburg (20176) and Sterling (20165) addresses, so their sales overlap those rows. Upperville, Bluemont, Hillsboro and the other small places have too few sales to chart.
| Measure | Houses | Townhouses |
|---|---|---|
| Homes sold | 62 | 83 |
| Median sold price | $1,204,938 | $840,000 |
| Average sold price | $1,200,802 | $823,130 |
| Median price per square foot | $365 | $297 |
| Median days to contract | 9.5 | 12 |
| Median sold-to-list | 100.0% | 100.0% |
| Sold above asking | 18 (29.0%) | 17 (20.5%) |
| Under contract within 7 days | 43.5% | 45.8% |
| Lowest sale | $950,000 | $590,000 |
| Highest sale | $1,575,000 | $1,105,000 |
| Total sales volume | $74,449,726 | $68,319,780 |
| Cash sales | 3 (4.8%) | 8 (9.6%) |
The data are clean: no Brambleton sale closed above 112% or below 88% of its list price, so the average sold-to-list (99.6% for houses, 99.5% for townhouses) and the median tell the same story. Bright MLS counts 95 Brambleton townhouse closings in all; the 12 in a condominium regime are left out here.
What can you afford in Brambleton? Start from the monthly payment you can live with, not the price. Loudoun's tax rate is lower than Fairfax County's, but Brambleton homes also pay a community HOA; the calculator adds them for you.
Follow the money
Only 3 of 62 Brambleton house buyers paid cash, 5.1% of the dollars.
In 2026, cash buyers spent $3.8 million of the $74.4 million paid for Brambleton houses, at $1.05 million, $1.265 million and $1.45 million. Townhouses drew more cash: 8 of 83, $6.7 million of $68.3 million.
Share of sales paid in cash, Brambleton and two neighbors
Eastern Loudoun runs on mortgages. Brambleton's 4.8% cash share for houses is less than Ashburn (16.9%), Leesburg or Sterling (13.2%) and the Fairfax side of Chantilly (7.8%); Broadlands next door had even fewer, 1 cash buyer of 46. Cash townhouse buyers paid a median of $870,000 against $840,000 financed.
How 62 Brambleton house purchases were paid for
Nine in ten house buyers used a conventional loan, 55 of 62, and 3 used a VA loan, fewer than in Broadlands (7 of 46). Townhouse buyers used VA loans more often: 7 of 83.
What that means if you need a loan: you are competing with other financed buyers, not with cash, and the market is calmer than next door. 29% of Brambleton houses sold over asking, against 61% in Broadlands and 48% in Ashburn. A full pre-approval still matters, but there is more room here to keep your inspection and negotiate on price. On a new townhouse, read the builder's contract and ask what incentives come with its lender.
Townhouses: 61 conventional, 8 cash, 7 VA, 5 other, 1 FHA and 1 USDA of 83. Mixed cash-and-loan deals were counted as financed.
The interesting facts
Every Brambleton house sold for between $950,000 and $1,575,000.
Four things in the 2026 numbers that set Brambleton apart.
No starter homes, no estates. All 62 houses sold within a $625,000 band. In Ashburn the range ran from $620,000 to $2,950,000. If your budget for a house is under $950,000, look at Brambleton's townhouses or at Sterling, where the median house sold for $780,000.
New townhouses are still selling. 16 of 83 townhouse sales closed within a day of listing, which is how builder sales show up in Bright MLS. A new townhouse comes with a warranty and new systems; a resale one may come with a finished basement and room to negotiate.
A calmer market. 29% of houses sold over asking and 44% went under contract within a week, against 61% and 74% in Broadlands next door. Buyers in Brambleton usually have a few more days to decide.
Rent or buy
A Brambleton house costs 20.1 years of rent, a townhouse 19.4.
A Brambleton house rents for a median of $4,998 a month and sells for $1,204,938, a price-to-rent ratio of 20.1; a townhome rents for $3,600 and sells for $840,000, a ratio of 19.4.1
| Measure | Houses | Townhomes |
|---|---|---|
| Homes rented | 14 | 115 |
| Median monthly rent | $4,998 | $3,600 |
| Average monthly rent | $5,192 | $3,560 |
| Gross rental yield | 5.0% | 5.1% |
| Rent range | $4,200 to $8,250 | $2,600 to $4,700 |
Gross yield is before the mortgage, tax, HOA, insurance and upkeep. The two ratios are close, unlike Ashburn's (22.0 for a house, 18.7 for a townhouse), because Brambleton houses rent high: $4,998 a month against $4,500 in Ashburn and $4,325 in Broadlands, though only 14 were rented. A family that plans to stay five years or more usually does better buying.
Own in Brambleton already? Houses here sold at the asking price this year, and 29% sold for more. Ahmed runs a real comparative analysis against the 145 sales on this page, not a website estimate.
The houses
More than 9,000 homes planned around a town center, 20 miles of trails and five pools.
Brambleton was planned as one community, houses and townhouses on curving streets around a walkable town center, and builders are still selling new homes in it.
Brambleton Town Center. More than 50 shops, restaurants, doctors' offices and public spaces. The Brambleton Library, opened by Loudoun County Public Library in December 2018, fills 40,000 square feet on the lower two floors of an office building and has a makerspace with 3D printers and a recording studio.
Birchwood at Brambleton. The active-adult community inside the Brambleton plan, a few minutes from the Town Center.
Townhouses. Brambleton's townhouses are large, a median of 2,840 square feet, and 16 of the 83 sold in 2026 were builder sales. For a new one, ask for the builder's base price, what is included, the lot premium and the warranty.
Amenities. More than 20 miles of paved trails and five outdoor pools: the Community Center (Beacon Crest) pool, Stratford Landing and Brambleton Crossing with slides and splash pads, and the Corner Clubhouse with an eight-lane lap pool. The HOA runs them, and its dues are part of your monthly cost.
What to check. The HOA resale package with dues and any special assessment; whether the house feeds Independence or Briar Woods High; on a resale, the age of the roof and HVAC on the early-2000s sections; and on a new build, the builder's timeline and what the warranty covers.
Schools
Independence High, #1 in Loudoun County on Niche, and Briar Woods High.
Brambleton is Loudoun County Public Schools. Independence High and Brambleton Middle are both on Learning Circle, and Briar Woods High is on Belmont Ridge Road; Independence's feeder schools include Brambleton Middle and the Creighton's Corner, Madison's Trust and Legacy elementary schools.3
A+
Independence High School
Opened in 2019 on Learning Circle. Niche #1 of Loudoun County's public high schools and #2 in Virginia, US News #19 in Virginia, about 2,166 students.
A
Briar Woods High School
Opened in 2005 on Belmont Ridge Road. Niche #7 in Loudoun County, US News #16 in Virginia, about 1,862 students.
A
Brambleton Middle School
Grades 6 to 8 on Learning Circle, Niche grade A and GreatSchools 9 of 10. It feeds Independence High.
STEM
Academies of Loudoun
LCPS's STEM campus on Loudoun Academy Drive, opened in 2018: the Academy of Science, the Academy of Engineering and Technology and the Monroe Advanced Technical Academy. Students apply to get in.
Masjid
ADAMS Ashburn
The ADAMS Center's own mosque on Beaumeade Circle in Ashburn, opened in March 2021, with a women's prayer area. It sits next to Mahi Bazaar.
Masjid
Toward South Riding
Madani Masjid on Loudoun County Parkway in South Riding, and the Islamic Center of Chantilly on Route 50 on the Loudoun side.
Halal
Mahi Bazaar
On Beaumeade Circle in Ashburn, a 4,000-square-foot South Asian market with a meat-cutting counter; Zabihah lists everything there as halal.
Halal
More Ind-Pak and Indian Spice
More Ind-Pak Groceries on Yukon Drive in Ashburn sells halal meat and fresh curries; Indian Spice Food Market on Southpoint Drive, near South Riding, has a halal butcher.
Loudoun keeps building schools, and attendance lines move when a new one opens, so the high school on a listing is not a promise. Check any address at the LCPS school locator, and ask Ahmed to confirm it before you offer.
Commute
Two weekday buses to the Ashburn Metro, and Dulles Airport in 15 to 20 minutes.
The Silver Line's Ashburn station is the closest Metro stop. Loudoun County Transit routes 374 and 375 run there from Brambleton on weekdays, route 375 by way of Brambleton Town Center. By car, most commutes east start on the Dulles Greenway, a private toll road, or on Route 7 or Route 50.
| To | Drive | Route |
|---|---|---|
| Downtown DC | 55 to 90 min | Dulles Greenway, Dulles Toll Road and I-66, or Metro from Ashburn |
| Pentagon | 55 to 85 min | Dulles Greenway, Dulles Toll Road and I-66 |
| Tysons | 30 to 50 min | Dulles Greenway and the Dulles Toll Road |
| Reston Town Center | 20 to 35 min | Dulles Greenway and the Dulles Toll Road |
| Dulles Airport | 15 to 20 min | Loudoun County Parkway or the Greenway |
Route 374 (Brambleton 1) runs by Ryan Road, Creighton Road and Evergreen Ridge Drive, and route 375 (Brambleton 2) by Northstar Boulevard and the Town Center, both to the Ashburn Metrorail station.5 The Greenway saves time but its tolls add up over a year of rush hours; Route 7 and Route 50 are free and slower. Ahmed will do the 7:45 drive with you before you offer.
Daily life
A reservoir park, a town center library and about $9,700 a year in tax on the median house.
Outdoors and sights. Reservoir Park at Beaverdam has wooded trails, boardwalks and canoe, kayak and paddleboard rentals. Brambleton also has an 18-hole public golf course with a driving range, community ball fields, and the Hal and Berni Hanson Regional Park nearby, on top of its own trails and pools.
Food and groceries. The Town Center covers everyday dining, with Himalayan Wild Yak and Ahso among its best-rated tables. For halal, Ashburn Kabob on Truro Parish Drive is certified, and Mahi Bazaar and More Ind-Pak in Ashburn sell halal meat.
Taxes.4 Brambleton is unincorporated Loudoun County, so there is no town tax. The 2026 Loudoun rate is $0.805 per $100: about $9,700 a year on a $1,204,938 house and about $6,760 on an $840,000 townhouse, before HOA dues. At Fairfax County's rate, about $1.15 all in, the same house would pay about $13,900. The Loudoun vehicle tax is $3.09 per $100 for 2026 and is set to fall to $2.94 in 2027.
Where to eat
"Ahmed, where do you go to eat?" The Brambleton list.
Up to five picks within about fifteen minutes of Brambleton in each cuisine, the one doing best at the top, and halal marked. Some are in Brambleton Town Center; the rest are in Ashburn, Broadlands and South Riding.7
Closed, so not listed: VA Kabob House on Junction Plaza in Ashburn and Ajwa Halal Meat and Grocery on Ashburn Road both show as closed on Yelp in 2026. Rankings weigh current Yelp ratings by review count, critics' lists and whether the place is busy; the halal note comes from Zabihah, Yelp or the restaurant itself, and "ask about halal" means it could not be confirmed. Know one that belongs here? Tell Ahmed.
Who buys here
Dulles corridor professionals, growing families and townhouse owners moving up.
People who work in Loudoun's data-center and tech corridor, at Dulles and in Reston; families who want an A-rated high school and a pool they can walk to; townhouse owners trading up to a house; and South Asian and Arab families who shop and pray in Ashburn. Nine in ten house buyers used a conventional loan, and only 3 of 62 a VA loan.
Buyers choose Brambleton over Ashburn for a newer house in a planned community with its own town center, for about $18,000 more at the median. They choose Broadlands, $77,758 less at the median, when price matters most, and Brambleton when they want the Town Center and a big new townhouse. If you are torn between the three, decide on the high school and the commute first; the price follows.
Questions
What people ask about Brambleton.
How much does a house cost in Brambleton, Virginia in 2026?
The median single-family home (3+ bedrooms, 2+ full baths) in Brambleton sold for $1,204,938 in 2026 through October 2, across 62 sales in Bright MLS, at $365 per square foot, and every house sold between $950,000 and $1,575,000. The median townhouse sold for $840,000 across 83 sales. That is more than Ashburn ($1,186,700) or Broadlands ($1,127,180) and less than Aldie ($1,348,862). Condominium-regime homes are not included.
How competitive is the Brambleton housing market?
Calmer than its neighbors. In 2026, 29% of Brambleton houses sold above the asking price and 44% went under contract within a week, against 61% and 74% in Broadlands and 48% and 62% in Ashburn. The median house took 9.5 days and the median townhouse 12, and the median sold-to-list was 100% for both.
Do Brambleton buyers pay cash or use VA loans?
Very few pay cash. In 2026, 3 of 62 house buyers paid cash (4.8%), 55 used a conventional loan and 3 a VA loan. Townhouses drew a little more cash, 8 of 83 (9.6%), and 7 VA loans.
What is rent in Brambleton, Virginia?
In 2026 the median single-family house leased for $4,998 a month, but only 14 houses were rented. The median townhome leased for $3,600 across 115 leases, more than the 83 townhouses that sold.
Is it better to rent or buy in Brambleton?
A median house sells for 20.1 times its yearly rent and a townhouse for 19.4 times, gross yields of 5.0% and 5.1%. The house ratio is below Ashburn's 22.0, and the lower the ratio, the sooner owning beats renting, so a family that plans to stay five years or more usually does better buying.
Which high schools serve Brambleton?
Brambleton is Loudoun County Public Schools. Independence High (Niche A+, #1 in Loudoun County, US News #19 in Virginia) opened in 2019 on Learning Circle, the same street as Brambleton Middle, and Briar Woods High (Niche A, US News #16 in Virginia) is on Belmont Ridge Road. Attendance lines change as new schools open, so check any address with the LCPS school locator.
How long is the commute from Brambleton to DC?
At 8 am on a weekday, downtown DC is about 55 to 90 minutes by car on the Dulles Greenway, the Dulles Toll Road and I-66, the Pentagon 55 to 85, Tysons 30 to 50, Reston Town Center 20 to 35 and Dulles Airport 15 to 20. The closest Metro is the Silver Line's Ashburn station, which Loudoun County Transit routes 374 and 375 connect to Brambleton on weekdays. These drive times are estimates.
What is the property tax in Brambleton, Virginia?
Brambleton is unincorporated Loudoun County, so there is no town tax. The 2026 Loudoun rate is $0.805 per $100, about $9,700 a year on a $1,204,938 house and about $6,760 on an $840,000 townhouse, before HOA dues. The vehicle tax is $3.09 per $100 for 2026 and is set to fall to $2.94 in 2027.
Ask Ahmed
Your Trusted Realtor in NOVA.
Tell me what you are looking for in Brambleton.
Buying a new or resale townhouse, choosing between Brambleton, Broadlands and Ashburn, or selling where houses went for the asking price. Send the situation and get the numbers back, in English or Arabic, not a pitch.
REALTOR®, Douglas Realty of Virginia · VA License #0225242357
Direct 703.957.0060 · Mobile 734.383.6945 · English and Arabic
Ahmed's take
Two or three sentences in Ahmed's own voice go here: who Ahmed sees buying in Brambleton, how Ahmed helps a family choose between a new townhouse and a resale house, and the first thing Ahmed checks on a listing (the high school and the HOA package).
دليل شمال فرجينيا
السكن في برامبلتون، فرجينيا.
برامبلتون مجمّع سكني مخطط في شرق مقاطعة لاودن. رمزها البريدي 20148 هو نفسه رمز آشبرن، لكن Bright MLS يعدّها مدينة بريدية مستقلة. بلغ السعر الوسطي للبيت المستقل 1,204,938 دولار، وللتاون هاوس 840,000 دولار.
بيعت جميع البيوت المستقلة في برامبلتون بأسعار تراوحت بين 950,000 و1,575,000 دولار: لا بيوت صغيرة لأول شراء ولا قصور. السوق أهدأ من الأحياء المجاورة: بيعت 29% فقط من البيوت بأكثر من السعر المطلوب، مقابل 61% في برودلاندز. والدفع النقدي قليل: 3 مشترين فقط من 62 دفعوا نقداً. يضم التاون سنتر أكثر من 50 متجراً ومطعماً ومكتبة عامة، وفي المجمّع أكثر من 20 ميلاً من ممرات المشي وخمسة مسابح. المدارس: إندبندنس هاي، الأولى في لاودن على Niche، وبراير وودز هاي. يقع مسجد آدمز آشبرن على شارع بوميد سيركل، وبجواره متجر ماهي بازار للحلال. تبلغ الضريبة نحو 9,700 دولار سنوياً على البيت الوسطي. جميع الأرقام من Bright MLS، مبيعات مغلقة من 1 يناير إلى 2 أكتوبر 2026.
قبل أن تقدّم عرضاً، تأكد من المدرسة الثانوية ومن أوراق جمعية الملاك (HOA). هل تحتار بين برامبلتون وبرودلاندز وآشبرن؟ أرسل لي تفاصيل وضعك، وسأحسب معك أرقامك الحقيقية، بالعربية أو بالإنجليزية.
وكيلك العقاري الموثوق في شمال فرجينيا.
Ashburn
The end of the Silver Line.
$1.187M
Median house, 2026
Broadlands
Six in ten sold over asking.
$1.127M
Median house, 2026
Buying power
Start from the payment.
Tax, insurance and HOA included
Home valuation
Priced on evidence.
A real comparative analysis, not a website estimate
Leesburg
A historic town, 433 houses sold.
$1.14M
Median house, 2026
بالعربية
Every step, in Arabic.
بالعربية أو بالإنجليزية، كما تفضّل