Real Estate Investing in Berryville, Virginia (22611)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 22611 (Berryville, VA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 9.7% vacancy may signal weakening demand.
- High price-to-rent: Price-to-rent ratio 27.2 — hard to cash-flow at these prices.
What’s happening in Berryville, VA (22611)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 22611 Berryville
The 22611 ZIP covers a section of Berryville that demands careful diligence. Prices near $578K look accessible, but the work to make a deal cash flow is real.
The 22611 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Within VA, ZIP 22611 trails on several market indicators that neighboring Clarke County submarkets outperform. The gap is real and notable enough to shape underwriting.
The 22611 ZIP's population of 9,292 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that reflects the need for careful underwriting.
Strategically, 22611 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Berryville:
Property Strategy for 22611
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $331,906 | $1,520 | 3.3% | +5.7% | $165,953 |
| 3BR | $484,618 | $1,920 | 2.9% | +6.0% | $161,539 |
| 4BR | $648,034 | $2,250 | 2.5% | +6.3% | $162,008 |
| 5BR | $715,913 | — | — | +6.1% | $143,183 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 22611 Compare?
| Metric | 22611 | Berryville | Virginia |
|---|---|---|---|
| Home Value | $578,218 | $578,218 | $403,170 |
| 5-Year CAGR | 4.4% | 4.4% | 6.4% |
| Avg Rent | $1,775 | $1,775 | - |
| Cap Rate | 2.4% | 2.4% | - |
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 22611 (Berryville, VA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 22611 (Berryville, VA)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $578,218 |
| Monthly Rent | $1,775 |
| Price-to-Rent | 27.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.7% |
| Cap Rate | 2.4% |
| 5-Year IRR | 6.8% |
📈 Home Appreciation
| 1-Year | +6.2% ▲ |
| 3-Year CAGR | +4.5% ▲ |
| 5-Year CAGR | +4.4% ▲ |
| 10-Year CAGR | +5.9% ▲ |
🏠 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 (2.4%). 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 22611
Population: 9,292
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 22611
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
How do experienced investors play Berryville, VA?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Berryville, VA. The numbers - $578K homes against $1,775/mo rents - support that play.
Is Berryville, VA a friendly market for rental owners?
Berryville, VA falls under VA landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
What is the typical vacancy rate in Berryville, VA?
Occupancy in Berryville, VA runs measured with elevated vacancy. Well-priced units at $1,775/mo lease on reasonable timelines.
Is it easy to find good tenants in Berryville, VA?
Tenant demand in Berryville, VA is solid. The local workforce $1,775/mo rents across most rental classes.
Is Berryville, VA a smart market for rental property?
With a 3.0/5 investability score, Berryville, VA ranks as a solid market for rental property investors. Median prices of $578K and rents of $1,775/mo drive the underlying numbers.
You know 22611 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 22611 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 22611 ranks in Washington-Arlington-Alexandria, DC-VA-MD-WV
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 22611 (Berryville)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 22611 (Berryville, VA).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.