NOVA Suburb Madness 2025: The Official Bracket Results Are In

You may not have heard from me in a while — I recently updated my database and want to (re)introduce this newsletter with a clear purpose: to provide consistent, valuable insight into the Northern Virginia real estate market.

Whether it's breaking down local trends, offering real-time market analysis, or putting headlines into context, my goal is to help you better understand the forces shaping our market — without the fluff.

This week, with March Madness heating up, I’m releasing an idea I’ve been sitting on for a while: the NOVA Suburb Madness Bracket. I seeded 16 of Northern Virginia’s most talked-about suburbs and let them go head-to-head based on value, lifestyle, charm, schools, commute, and overall livability.

The result? A few upsets, strong performances, and a well-earned champion.

🏆 Winner: Vienna

Full disclosure: I’ve lived in several of these towns, but Vienna has been home for 12 years. Naturally, I like to think I made the right call.

Let’s break down how it all played out:

🏀 North Region – Bracket Breakdown

Seeds:

1. McLean

2. Great Falls

3. Reston

4. Herndon

(1) McLean over (4) Herndon

McLean advances thanks to its long-standing reputation, top-tier schools, and proximity to D.C. With a mix of estates and established neighborhoods, it's a top choice for buyers prioritizing prestige and school performance.

Herndon made a strong case with its diversity, new Metro access, and the rare ability to find move-in-ready homes under $1M. It’s one of Fairfax County’s last true “value plays” — but McLean’s depth of amenities and consistent demand proved too much.

(3) Reston over (2) Great Falls (Upset)

Reston’s walkable layout, lakeside neighborhoods, and growing job centers (like Reston Town Center) give it broad appeal. Add in Silver Line Metro access and a wide range of housing options, and it makes sense why buyers flock here.

Great Falls offers privacy and luxury, but its rural layout and limited retail/walkability made it less compelling for day-to-day living. Reston advances.

🏀 South Region – Bracket Breakdown

Seeds:

1. Falls Church

2. Annandale

3. Burke

4. Lorton

(1) Falls Church over (4) Lorton

Lorton continues to improve with newer development and relative affordability, but still faces challenges with traffic and limited charm.

Falls Church — especially the City — delivers strong schools, a walkable downtown, and great access to both Arlington and Tysons. It’s a standout for buyers seeking small-town feel with big-city proximity.

(3) Burke over (2) Annandale (Upset)

Annandale offers diversity and a central location, but Burke wins on community feel, green space, and top-ranked schools. It’s a go-to for families looking for long-term value and stability.

🏀 West Region – Bracket Breakdown

Seeds:

1. Vienna

2. Oakton

3. Fairfax

4. Centreville/Chantilly

(1) Vienna over (2) Oakton

Both are strong Fairfax County markets, but Vienna pulls ahead with its cohesive town center, small-town charm, and strong identity. It’s consistently in demand, holds value well, and offers a walkable, family-friendly environment with easy access to Tysons and D.C.

(3) Fairfax over (4) Centreville/Chantilly (Upset)

Fairfax’s central location, revitalized town center, and mix of housing options help it stand out. While Centreville and Chantilly offer affordability, they continue to struggle with traffic and density. Fairfax’s balance wins out.

🏀 East Region – Bracket Breakdown

Seeds:

1. Arlington

2. Alexandria

3. South Arlington

4. Springfield

(1) Arlington over (4) Springfield

Springfield offers practicality, good schools, and proximity to Fort Belvoir — but Arlington’s Metro access, infrastructure, and appeal to professionals make it a stronger overall market.

(2) Alexandria over (3) South Arlington

South Arlington offers great value and convenience, but Alexandria’s waterfront, historic charm, and walkability carry more long-term appeal. It remains one of the region’s most desirable and recognizable cities.

🔁 Regional Finals (Round 2)

McLean vs. Reston

McLean’s proximity to Tysons, prestige, and market strength win out, despite Reston’s impressive accessibility and livability.

Winner: McLean

Falls Church vs. Burke

Burke is family-friendly and affordable, but Falls Church's location, walkability, and standout schools make it a more compelling option overall.

Winner: Falls Church

Vienna vs. Fairfax

Fairfax offers a lot of strengths, but Vienna’s lifestyle, charm, and consistent demand give it the edge.

Winner: Vienna

Arlington vs. Alexandria

Alexandria brings charm and history, but Arlington’s infrastructure, transit access, and investment upside push it forward.

Winner: Arlington

🏀 Final Four

McLean vs. Falls Church

McLean has appreciated nearly 60% since 2020, while Falls Church has seen about 30%. But Falls Church wins on balance: walkability, excellent public schools, and better value make it more accessible — especially in today’s market.

Winner: Falls Church

Vienna vs. Arlington

Arlington offers density and transit, but Vienna brings charm, community, better schools, and stronger quality-of-life fundamentals. Its small-town vibe, access to Tysons, and high livability push it ahead.

Winner: Vienna

🏆 Championship: Vienna vs. Falls Church

This final matchup came down to two of Northern Virginia’s most desirable and well-managed incorporated municipalities — each offering strong schools, local governance, and a clear sense of identity.

Falls Church, as an independent city, has its own school system, police department, and municipal services — a rarity in Northern Virginia. Its small size creates a tight-knit community, and its proximity to D.C., along with a charming downtown and highly ranked schools, makes it a perennial favorite for those looking for walkability and access.

Vienna, though officially an incorporated town within Fairfax County, also offers its own town government, public works, police department, and zoning authority — giving residents a strong local presence and responsiveness. It benefits from being part of the Fairfax County Public School system while maintaining its own identity and charm. With a walkable historic center, direct access to Metro and Tysons, and a variety of housing options, Vienna balances small-town feel with regional convenience.

Importantly, Vienna tends to offer similar lifestyle benefits to Falls Church — strong civic services, a close community, and highly desirable neighborhoods — but often at a lower cost of entry and with broader housing variety. Both municipalities levy additional town or city taxes for local services, but Vienna’s real estate tends to deliver better long-term value for buyers seeking space, schools, and community.

🏆 Winner: Vienna

NOVA Suburb Madness 2025 Champion

Vienna wins not because it’s the flashiest — but because it delivers across the board: on schools, lifestyle, access, and market fundamentals. For most buyers, it’s the best all-around place to live in Northern Virginia.

✅ Want to See How Your Suburb Performed?

Let me know — I’m happy to send data, comparisons, or talk strategy based on your location or goals. This bracket is fun, but it’s also a useful framework for understanding what makes NOVA neighborhoods thrive — and how to think about your next move.