# Moving to Arlington VA: The Complete Guide for 2026 Newcomers

Arlington doesn't ease you in gently. You move here, and within a week you're debating the merits of Clarendon brunch spots, arguing about which Metro line is actually more reliable, and realizing you have no idea what "North Arlington" versus "South Arlington" means—but apparently it matters a lot to whoever is showing you around.

I've lived here for over 30 years. I've watched this county go from a government-adjacent suburb to one of the most sought-after real estate markets in the country. And every year, I help people make the move—some coming from across the country, some just crossing the river from DC. Here's what I'd tell you over coffee.

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Why Arlington? The Short Version

Arlington sits just across the Potomac from Washington, DC, which makes it logistically ideal for anyone working in the federal sector, government contracting, tech, or policy. But the draw goes beyond the commute. The county has invested heavily in walkable neighborhoods, trail networks, restaurant density, and a public school system that consistently outperforms national averages.

It's also genuinely competitive. Median home prices in Arlington have climbed steadily—currently hovering around $750,000 to $850,000 depending on the zip code—and good properties move fast. If you're relocating here on a timeline, you want to understand the market before you arrive, not after.

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The Neighborhood Question (It Matters More Than You Think)

Arlington isn't one neighborhood—it's a county made up of very distinct pockets, each with its own feel, price point, and buyer profile. Getting this wrong means overpaying for something that doesn't fit your life. Getting it right means you stop looking within two weeks.

North Arlington (22207 / 22205)

The highest price point in the county, and for good reason. North Arlington is characterized by larger single-family homes, tree-canopied streets, and proximity to the Potomac and Chain Bridge. Neighborhoods like Old Glebe, Bellevue Forest, and North Highland attract buyers looking for 3,000+ square foot homes with yards, walking distance to top-rated elementary schools.

The tradeoff: you're not Metro-walkable. Most North Arlington families have two cars. If your lifestyle depends on the Orange/Silver line, look elsewhere.

Price range: $900K–$2.5M+ for single-family homes. Townhomes starting in the low $700s.

Central Arlington: Ballston, Virginia Square, Clarendon (22203)

This is the urban-walkable corridor. The Orange/Silver line runs directly through it, and the density of restaurants, gyms, and entertainment options rivals any inner-suburb in the DC metro area. Condos dominate here—high-rises and mid-rises from the 2000s and 2010s. Single-family homes exist but are rare and premium-priced.

This corridor is a natural fit for anyone who wants to be Metro-walkable, close to restaurants and nightlife, and minimally car-dependent. The density of condos and apartments makes it one of the most walkable zip codes in Northern Virginia — and the direct Orange/Silver line access means commuting to Tysons, DC, or Rosslyn without a car is genuinely practical.

Price range: Condos from $350K to $900K+. Townhomes $700K–$1.2M.

South Arlington: Fairlington, Shirlington, Columbia Pike (22206 / 22204)

South Arlington is the most affordable part of the county and arguably the most underrated. Fairlington is a mid-century brick community that has developed genuine neighborhood identity—weekend farmers markets, a strong civic association, trail access to Four Mile Run. Shirlington offers a walkable village feel with independent restaurants and a theater.

Columbia Pike is in active transformation — significant new development, infrastructure investment, and rising property values over the last decade have made it one of the most watched corridors in the county. Buyers who moved here early have seen strong appreciation.

Price range: Fairlington condos from $280K. Single-family homes in South Arlington from $550K.

Rosslyn and Crystal City (22209 / 22202)

High-rise condo territory with direct Metro access and some of the highest walkability scores in Northern Virginia. Crystal City—now rebranded as "National Landing"—has seen dramatic reinvestment since Amazon's HQ2 selection. If you work in tech, government contracting, or the Pentagon, this corridor is worth a serious look.

Price range: Condos $400K–$1.2M+.

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The Commute Reality

Arlington sits at the intersection of the DC Metro's Orange, Silver, and Blue lines, plus the Yellow line in parts of south Arlington. For anyone commuting to downtown DC, the Pentagon, Tysons Corner, or Reston, this is a genuine competitive advantage over Maryland suburbs.

Drive times to key destinations:

DC downtown: 15–25 minutes by car, 20–30 by Metro
Pentagon: 5–15 minutes (some neighborhoods are literally walking distance)
Tysons Corner: 20–35 minutes by car or Metro Silver line
Reagan National Airport: 10–20 minutes (one of Arlington's underappreciated perks)
Dulles International: 35–55 minutes

If you're coming from a city where traffic is genuinely gridlocked, Arlington will feel manageable. The I-66 express lane system has improved significantly, though rush hour on 66 heading into DC is still a known quantity.

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Schools

Arlington Public Schools runs one of the top public school systems in Virginia. The county has invested heavily in specialized programs, language immersion, and AP offerings at both the middle and high school levels.

A few things worth knowing:

Elementary boundaries matter significantly in North Arlington. The proximity to Jamestown, Tuckahoe, Nottingham, and Glebe elementary schools is frequently cited by buyers as a decision driver.
HB Woodlawn is a sought-after alternative program with a distinctive progressive approach—different enough from traditional APS schools that it has its own dedicated buyer pool.
Wakefield and Yorktown are the two high schools serving the bulk of the county, both strong programs. Washington-Lee (now Washington-Liberty) serves central and northern Arlington.

If schools are a primary driver for your move, let's map your target schools first and then work backward to the right neighborhoods. The boundaries determine the strategy.

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Cost of Living: What to Know Beyond the Home Price

Arlington is an expensive county. Beyond housing, here's what the picture looks like:

Property taxes: $1.013 per $100 of assessed value (2025 rate). On an $850,000 home, that's approximately $8,600/year.
HOA fees: Vary widely—condo HOAs in the Ballston/Clarendon corridor run $400–$800/month, covering amenities and building maintenance. Single-family homes in most of North Arlington have no HOA.
Groceries and dining: Premium. You have access to whole-foods-tier grocery stores throughout the county, but you'll pay DC-adjacent prices.
No personal property tax on vehicles (this is a Virginia advantage over Maryland).

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The 2026 Housing Market: What You're Walking Into

Spring 2026 is competitive but not chaotic. Inventory remains constrained—especially for single-family homes in North Arlington—which means well-priced homes in good condition are going under contract quickly, often with multiple offers.

What this means practically:

Get pre-approved before you visit anything. Sellers and agents will not take you seriously without it.
Understand what "as-is" language in an offer means in a competitive context—and when to push back.
Don't wait on the property you actually want. In this market, hesitation usually costs you the house.

If you're coming from a slower market, the pace here will feel different. That's not a reason to rush into the wrong home—it's a reason to do the research ahead of time so you know what you want before you start making offers.

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What Buyers Typically Get Wrong

Underestimating North Arlington's price premium. First-time buyers often come in expecting $700K to buy a yard in a top-school zone. It won't. Know your budget and the corresponding trade-offs.

Treating South Arlington as a consolation prize. Some of the best appreciation stories in this county over the last decade have come from Fairlington, Aurora Hills, and Columbia Pike. Buyers who dismissed South Arlington in 2015 regret it.

Assuming all condos are interchangeable. They are not. The difference in maintenance fee, building age, special assessment risk, and resale liquidity varies dramatically between buildings. This is where working with someone who knows the specific buildings—not just the general area—matters.

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Ready to Start?

I've spent 30 years watching Arlington grow, and 14 years helping people navigate buying and selling here. If you're moving to Arlington, I'd rather give you an honest 30-minute conversation about whether this county is the right fit for your life—before we ever set foot in a property.

Candee Currie, Associate Broker

TTR Sotheby's International Realty

703-203-6004 | ccurrie@ttrsir.com

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Have questions about a specific neighborhood, school zone, or building? Ask in the comments or reach out directly—this is genuinely the kind of thing I love talking about.

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