Living in Leesburg, VA: Historic Downtown, New Neighborhoods and Real Trade-offs

Living in Leesburg, VA gives you a real historic downtown, the W&OD Trail, quick access to Loudoun’s wineries and countryside, and a wide range of homes from 18th century townhouses to recent subdivisions. The trade-offs are a longer commute toward DC, toll and traffic decisions on Route 7, Route 15 and the Dulles Greenway, and town taxes and utility rates layered on top of county costs for homes inside the limits. Here is what to know before you buy.

Where Leesburg is, and what town or county means for you

Leesburg sits in north-central Loudoun County, about 35 miles from downtown DC and roughly 15 miles northwest of Dulles Airport. It is an incorporated town with its own council, police department, utilities and planning rules, plus the county courthouse complex downtown.

That status has real consequences:

• Two real estate taxes. Homes inside town limits pay Loudoun County’s rate, set at $0.805 per $100 for tax year 2026 when the Board of Supervisors approved the budget on April 7, 2026, plus the town rate of 17.74 cents per $100, which the Town Council kept unchanged in its FY 2027 budget.
• Town water and sewer. Leesburg runs its own utility. The town said the average residential utility bill rises 4.1% under FY 2027 rates, the third year of a five-year rate plan.
• Town planning rules. Zoning, historic district review and many permits go through the town rather than the county.

Many homes with a Leesburg mailing address, including large communities like Lansdowne and River Creek, sit outside town limits. They pay only county real estate tax and are typically served by Loudoun Water or private well and septic. Always confirm the jurisdiction on the county’s property record.

Quick facts	Leesburg (inside town limits)
Government	Town of Leesburg, within Loudoun County
Real estate tax	Loudoun County $0.805 + Town $0.1774 per $100 (about $0.982 combined)
Water and sewer	Town of Leesburg utility
Main roads	Route 7, Route 15 and the Route 15 Bypass, Dulles Greenway (toll)
Nearest Metro	Ashburn station (Silver Line), a drive away
Historic districts	Old and Historic District downtown, plus corridor and gateway districts
Trail	W&OD Trail runs through town

The housing mix

• Downtown historic homes: brick and frame townhouses and detached homes from the 18th and 19th centuries, many converted, some with small lots and alley access.
• Mid-century neighborhoods close to downtown: ramblers, split-levels and capes on established lots.
• 1980s to 2000s subdivisions on the north, south and east sides: colonials and townhouses with HOAs, community pools and trails.
• Newer construction: townhouse and condo communities and some single-family infill, often near Route 7 and the Route 15 Bypass.
• Just outside town: large planned communities and estate lots with Leesburg addresses, some on well and septic.

Owning in the historic district

Leesburg takes preservation seriously. In the Old and Historic District, the town requires a certificate of appropriateness for all exterior alterations, even in-kind replacement of materials. Staff can approve minor work such as paint colors, in-kind roofs, lighting and shutters. Larger projects like additions, decks, window and door replacements and demolition go to the Board of Architectural Review at a public hearing. Corridor and gateway districts require approval for most exterior changes. If you are buying downtown with renovation plans, talk to preservation staff before you write an offer.

Getting around

• Route 7 connects Leesburg east to Ashburn, Sterling, Tysons and the Beltway, and west to Purcellville.
• The Dulles Greenway is a privately operated toll road linking Leesburg to Route 28 and the Dulles Toll Road. Many commuters weigh the toll against time saved on Route 7.
• Route 15 runs north toward Maryland and south toward Route 50 and Warrenton. Expect congestion on the northern stretch at peak times.
• Transit: Loudoun County Transit commuter buses run toward DC and Silver Line stations, and the Ashburn Metro station is the closest rail option.
• Leesburg Executive Airport handles general aviation; check flight paths if you are near it.

Our Ashburn vs. Leesburg comparison goes deeper on commute trade-offs.

Parks, recreation and events

• W&OD Trail: the paved rail-trail runs through town and continues east toward Arlington and west to Purcellville.
• Ida Lee Park with the town’s recreation center, pool, tennis and fields.
• Morven Park, a historic estate with grounds, trails and equestrian events.
• Ball’s Bluff Battlefield Regional Park along the Potomac, a Civil War site with walking trails.
• Downtown: King and Market streets for restaurants, shops and breweries, and the Leesburg Premium Outlets east of downtown.
• Annual events include the spring Flower and Garden Festival and the town’s Fourth of July celebration.
• Wine country: dozens of wineries and breweries lie within a short drive; see my Loudoun wine country guide.

A worked example

Illustrative only. Two homes are each assessed at $700,000. One is inside town limits; one has a Leesburg mailing address but sits in unincorporated Loudoun County.

Cost item	Inside town	Outside town
County tax at $0.805	$5,635	$5,635
Town tax at $0.1774	$1,242	$0
Annual real estate tax	$6,877	$5,635
Water and sewer	Town of Leesburg rates	Loudoun Water rates, or well and septic
HOA dues	Varies by community	Varies; large planned communities may include more amenities

The town home costs about $1,242 more a year in real estate tax, but HOA dues, utility rates and commute can easily offset or reverse that difference. Compare total monthly cost, not just the tax line. My overview of Northern Virginia property taxes explains how rates are set.

Common mistakes

• Assuming a Leesburg mailing address means town limits.
• Forgetting the town tax and town utility rates when comparing homes.
• Buying a historic home with plans for new windows or an addition without checking BAR requirements.
• Testing the commute only on the Greenway or only on Route 7. Try both at rush hour.
• Overlooking well and septic inspections on homes just outside town.
• Relying on a listing for school assignments. Verify the address with the LCPS boundary tool and read how to verify school boundaries.

Frequently asked questions

Do you pay town taxes in Leesburg, VA?

Yes, if the home is inside town limits. For FY 2027 the town rate is 17.74 cents per $100 of assessed value, on top of Loudoun County’s $0.805 rate for tax year 2026.

Is Lansdowne part of the Town of Leesburg?

No. Lansdowne has a Leesburg mailing address but is in unincorporated Loudoun County, so owners don’t pay the town tax. Confirm any specific address on the county property record.

How far is Leesburg from Washington, DC?

About 35 miles. Drive times vary widely with traffic and route, and many commuters use the Dulles Greenway, Route 7 or commuter buses.

Is there a Metro station in Leesburg?

No. The nearest station is Ashburn on the Silver Line, and Loudoun County Transit runs commuter buses toward Metro and DC.