Leesburg Or Ashburn: Which Is Right For You?

Trying to choose between Leesburg and Ashburn can feel like comparing apples to apples. Both sit in high-income Loudoun County, both offer strong amenities, and both connect you to the Dulles tech corridor. The key is matching your day-to-day lifestyle to the right setting. In this guide, you’ll get a clear, side-by-side look at housing, lot sizes, walkability, transit, schools and services, plus a simple checklist to make your decision easier. Let’s dive in.

Quick side-by-side: Leesburg vs. Ashburn

Sources: U.S. Census QuickFacts for Leesburg (town) and Ashburn (CDP); Silver Line context from the Washington Post coverage of Phase 2 opening.

Note on pricing: vendor snapshots differ by method and geography. If you quote a single median, always include the vendor and date. For the most comparable, current local sale data, use your agent’s MLS analysis.

Housing and lot sizes

Leesburg: Historic core and varied suburbs

In downtown Leesburg’s Old & Historic District, you’ll find older rowhouses and 19th to early 20th century homes on compact lots with preserved architecture and a lively retail and restaurant spine. Buyers drawn to character and walkability often prioritize this area, while understanding that historic-district design rules apply. You can explore the town’s preservation context through the Preserve America profile of Leesburg.

Move just outside the core and you’ll see a wider spread of lot sizes. Smaller “town” lots sit alongside suburban parcels that often range from about 0.2 to 0.5 acres, with estate-size properties appearing on the town fringe. Zoning in Leesburg explains these patterns in terms of density categories, so if lot size matters, review the listing’s lot square footage and check the Town of Leesburg zoning summary before you tour.

Neighborhood examples buyers often compare include Old Town Leesburg for historic homes and small lots, and larger-lot pockets near the town’s edge. House ages vary widely, so confirm build year and any renovations in the listing.

Ashburn: Planned communities with amenities

Ashburn is dominated by master-planned neighborhoods that mix townhomes, condos, and single-family homes, plus a few estate enclaves. Many newer sections emphasize smaller lots to create more homes and reduce yard upkeep. Expect single-family lots commonly around 0.12 to 0.30 acres in many areas, with some premium sections offering 0.3 to 0.5 acres or more. Townhome and condo options are plentiful across communities like Ashburn Village, Ashburn Farm, Broadlands, Brambleton, and One Loudoun.

If you want neighborhood amenities close to home, Ashburn’s planned communities often bundle pools, trails, courts, and community centers into the HOA. Always review HOA documents to understand fees, included services, and any rules that might affect your plans.

Walkability and everyday life

Leesburg: A true downtown experience

Leesburg’s walkable historic core around Market Street and King Street gives you dining, shops, seasonal events, and museums in a compact setting. Address-level Walk Scores in the central storefront blocks can run in the 80s, which is high for a suburban market. For a feel of the core’s walkability, see a representative address on Walk Score. You also have regional-scale green space at Morven Park, a 1,000-acre historic estate and equestrian complex just minutes from town.

Ashburn: Mixed-use hubs and recreation

Ashburn’s walkability comes in pockets. Hubs like One Loudoun, Loudoun Station, and Brambleton Town Center cluster restaurants, entertainment, and services in pedestrian-friendly districts. Many neighborhoods outside those hubs are car-oriented, so check walkability by exact address. Ashburn’s neighborhood amenity set also shines for recreation, with large sports and community facilities that serve surrounding master-planned areas.

Transit, regional access and commuting

Ashburn gained a major advantage when the Silver Line opened to the Dulles corridor in November 2022, extending Metrorail to Ashburn Station. This expanded transit options for commuters who prefer Metro access to Reston, Tysons, and downtown DC. You can learn more from the Washington Post’s coverage of the Silver Line Phase 2 opening.

Both areas rely on Route 7 and the Dulles Greenway for east-west travel. Ashburn is typically closer to Dulles International Airport, while Leesburg sits farther west. Mean travel times to work are similar by ACS data, which suggests many residents work in the Dulles/tech corridor rather than commuting daily into central DC. If a specific DC commute matters to you, test it at rush hour from the exact address and, if using Metro, try a weekday run that includes parking and first or last mile.

Schools and services

Both Leesburg and Ashburn are served by Loudoun County Public Schools. Attendance boundaries are address-specific and can change with new school openings. Always verify the current assignment for any property using the LCPS boundary tools available through the district site. Start with the LCPS page for school information and confirm with your agent.

Healthcare access is strong across the area, with Inova Loudoun Hospital’s Leesburg campus serving as a major healthcare hub. Urgent care and outpatient services are distributed across both Leesburg and Ashburn. If frequent hospital access is important, check the real-world drive time from each candidate neighborhood.

Who is each area a fit for?

• Choose Leesburg if you want a historic, small-city downtown, a mix of older and newer homes, and options for both compact in-town lots and larger parcels nearby.
• Choose Ashburn if you prefer planned-community living with modern amenities, access to the Silver Line, and a wide range of home types from condos and townhomes to single-family and select estate pockets.

Both areas can work well if you value proximity to the Dulles corridor and suburban conveniences. The right choice comes down to your preferred setting, daily routines, and how you trade lot size against commute and amenities.

Your 5-step decision checklist

1. Clarify your lot and yard needs

• Check each listing’s lot square footage. In Leesburg, lot sizes vary sharply by neighborhood and zoning category. Review the Town of Leesburg zoning summary for context if lot size is critical.

2. Test walkability by address

• Use Walk Score for the exact property. Downtown Leesburg addresses can score in the 80s, while many Ashburn addresses are mid to low unless you are near a mixed-use hub. Try a sample in the core on Walk Score.

3. Confirm your commute

• Drive the route at peak hours and, if you plan to use Metro, do a trial run on a weekday that includes parking and transfers tied to the Silver Line’s expansion.

4. Verify school assignment

• Use LCPS’s boundary tools and school resources to confirm the assigned schools for the specific address. Start with the LCPS site.

5. Review HOA fees and coverage

• Ask for HOA documents, reserve studies, and recent meeting minutes. Fees and included amenities vary widely by community, especially in Ashburn’s planned neighborhoods.

Long-term planning: data centers and the local economy

Ashburn hosts one of the world’s largest concentrations of data centers, which influences local employment, land use, and tax policy. This footprint can shape long-term planning on utilities and development. For an overview, see Loudoun County’s data center FAQs and planning pages. Leesburg functions as a historic county seat and town center, while many Ashburn residents work in the Dulles technology corridor. If you care about long-term trends, follow county planning updates and discuss tax and land-use implications with your agent.

Ready to match your lifestyle to the right neighborhood? The Susan & Joe Team pairs concierge-level guidance with deep local knowledge to help you compare specific communities, test commutes, and evaluate homes with confidence.

FAQs

How do home prices compare between Leesburg and Ashburn right now?

• Vendor snapshots vary by method and date. Recent reports show a Leesburg median around $627k (Redfin, Jan 2026) and Ashburn indices generally higher, with a Zillow metric near $791k in Jan 2026. Always compare vendor and timeframe.

Are lots generally larger in Leesburg or Ashburn?

• Leesburg offers the widest spread: compact historic lots in the core and larger parcels near the fringe. Many Ashburn single-family lots run about 0.12 to 0.30 acres, with some premium sections larger. Verify each listing’s lot square footage.

Is either area truly walkable without a car?

• Downtown Leesburg’s core can be highly walkable, while much of both markets remains car-oriented. Ashburn’s most walkable spots cluster around hubs like One Loudoun and Loudoun Station. Check Walk Score for the exact address.

What are the public transit options for each area?

• Ashburn has direct Metrorail access via the Silver Line, which opened to the Dulles corridor in 2022. Leesburg does not have a Metrorail station; residents typically rely on driving, express bus or park-and-ride, or driving to a Silver Line station.

How should I verify school boundaries for a specific property?

• Use the Loudoun County Public Schools boundary tools and confirm assignment for the exact address on the district’s site, then review any recent or planned boundary changes with your agent.