Real Estate Investing in Middleburg, Virginia (20117)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 20117 (Middleburg, VA)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 14.3% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 31.1 — hard to cash-flow at these prices.
What’s happening in Middleburg, VA (20117)?
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Market Analysis: 20117 Middleburg
ZIP 20117 inside Loudoun County looks affordable on the surface — median value of $1.2M — but the discount exists for reasons that a careful buyer should understand before committing.
In practical terms, the numbers look inviting — $1.2M purchase price, 0.0% nominal cap — the work to hit that pro forma in 20117 is substantial and deserves full respect.
Within VA, ZIP 20117 trails on several market indicators that neighboring Loudoun County submarkets outperform. The gap is real and notable enough to shape underwriting.
The 20117 ZIP's population of 3,248 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that stands at the need for careful underwriting.
Experienced landlords with local relationships tend to find 20117 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Middleburg:
Property Strategy for 20117
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $631,542 | $1,590 | 1.8% | +7.2% | $315,771 |
| 3BR | $947,399 | $2,010 | 1.5% | +8.9% | $315,800 |
| 4BR | $1,518,565 | $2,360 | 1.1% | — | $379,641 |
| 5BR | $2,289,468 | — | — | +8.9% | $457,894 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 20117 Compare?
| Metric | 20117 | Middleburg | Virginia |
|---|---|---|---|
| Home Value | $1,194,489 | $1,194,489 | $403,170 |
| 5-Year CAGR | 6.1% | 6.1% | 6.4% |
| Avg Rent | $3,200 | $3,200 | - |
| Cap Rate | 2.1% | 2.1% | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 20117 (Middleburg, VA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $1,194,489 |
| Monthly Rent | $3,200 |
| Price-to-Rent | 31.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.2% |
| Cap Rate | 2.1% |
| 5-Year IRR | 8.2% |
📈 Home Appreciation
| 1-Year | +6.2% ▲ |
| 3-Year CAGR | +5.4% ▲ |
| 5-Year CAGR | +6.1% ▲ |
| 10-Year CAGR | +6.2% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.1%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 20117
Population: 3,248
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 20117
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Frequently Asked Questions
What investment strategy works best in Middleburg, VA?
Most investors in Middleburg, VA run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
Are homes affordable in Middleburg, VA?
Middleburg, VA median home values land near $1.2M. That is reasonable territory for investors looking at $3,200/mo-per-month rentals.
Is real estate in Middleburg, VA a good investment right now?
Middleburg, VA scores 3.0/5 for investability. Home values sit at $1.2M and rents near $3,200/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
What is the renter demographic in Middleburg, VA?
Tenant quality in Middleburg, VA ranks as solid. Landlords generally report even-keeled occupancy at market rents of $3,200/mo.
What is the rental occupancy rate in Middleburg, VA?
Middleburg, VA vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
You know 20117 now. You don’t know where it ranks.
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How 20117 ranks in Washington-Arlington-Alexandria, DC-VA-MD-WV
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