Buying a Home in Vienna, VA in 2026: What 22180, 22181, and 22182 Actually Mean, and How My Clients Win Here

Thinking about buying in Vienna? Call or text David at 571-946-8418. Send a text and he will reply himself.

The three Viennas: Town, 22181, and 22182

“Vienna” on a listing can mean three different places with three different price profiles, and buyers who do not sort this out early waste weeks.

• The Town of Vienna (22180). The incorporated town, with its own government, Maple Avenue, the Church Street district, and the W&OD Trail running through the middle. Lot sizes are modest, the housing stock is a mix of 1950s and 1960s ramblers and split-levels and the new-construction homes that replaced many of them, and the town’s own zoning and permits apply. This is where the teardown-and-rebuild market lives, and where a 1960s rambler on a quarter acre can sell for land value above $900,000.
• Vienna 22181. The Fairfax County mailing-address area south and west of the town, toward Oakton. Larger lots, neighborhoods like Country Creek, Westwood Manor, and Lakevale Estates, and the Oakton and Madison school pyramids depending on the street. Most of my Vienna purchases have been here.
• Vienna 22182. North of the town toward Tysons and Wolf Trap. Wolftrap Ridge, Tysons Green, and the newer Tysons-adjacent townhome and condo developments. This is where Tysons commuters and the Silver Line matter most, and where the $1.5 million-plus single-family market concentrates.

Bright MLS’s second-quarter 2026 luxury report ranked Vienna’s 22180 fifth in the entire Mid-Atlantic for luxury sales, with 42 of 107 sales in the quarter qualifying as luxury by its top-5-percent definition. That is the context for everything below: Vienna is not a market where you shop by ZIP code and price alone.

What the 2026 Vienna numbers say

• Median sale price: $1,356,854 in September 2026, up 2.8 percent year over year (Redfin).
• Pace: median of 47 days on market, up 15 days from a year earlier, with the average home going pending in about 36 days. Vienna has slowed from its 2021 and 2022 frenzy, but the well-priced, well-presented homes still move in the first two weeks.
• Negotiating room: homes sold at 98.8 percent of list on average, 24 percent sold above list, and 23.9 percent took a price drop before selling. Those last two numbers are the whole story for a buyer: a quarter of Vienna sellers are overpricing, and a quarter of homes are still drawing bidding wars. Knowing which house is which, before you write, is the job.
• Price per square foot: $400 median, down 6.1 percent year over year, which reflects the mix of new construction and older homes trading in the same month more than it reflects falling values.

What your budget buys in Vienna in 2026

$700,000 to $900,000. Older single-family homes on the 22181 side (Vienna Woods, the first Country Creek tier) and townhomes in 22182. Expect 1960s and 1970s construction, original or partially updated, and expect competition from both end users and builders when the lot is large. My clients bought in Country Creek at $750,000 in 2024.

$900,000 to $1.3 million. The heart of the market: updated colonials and split-levels on half-acre lots in Westwood Manor, Lakevale Estates, and the better streets of Vienna Woods, plus Tysons Green on the 22182 side. This is where my clients bought in Westwood Manor at $1,121,000 in 2021, and where I listed and sold Lakevale Estates ($975,000) and Tysons Green ($840,000) the same year.

$1.3 million to $1.8 million. Newer and renovated single-family homes in Wolftrap Ridge and the Wolf Trap corridor, larger 22181 lots, and new construction inside the town. My clients bought in Wolftrap Ridge at $1,525,000 in 2023 against more than a dozen other offers.

$1.8 million and up. New construction inside the town and the estate-lot pockets toward Great Falls. Bright MLS puts the D.C. metro luxury threshold at $1.9 million, and Vienna has more inventory above that line than any Fairfax County market except McLean.

How my clients have won in Vienna

Wolftrap Ridge, 2023: $1,525,000 against more than a dozen offers. A single-family home in 22182 that drew the kind of competition Vienna still produces for a correctly priced, well-presented home. We won on a combination of price, an escalation strategy sized to the comps rather than to emotion, terms the sellers could say yes to quickly, and a relationship with the listing agent that let our offer be the one they trusted to close. The full playbook is in my multiple-offer guide.

Westwood Manor, 2021: $1,121,000, bought the same month we sold. Christian M. and his family were moving up from Tysons Green. I listed and sold their Tysons Green home at $840,000 and closed their Westwood Manor purchase in the same month, with the two transactions run as one calendar so the purchase offer did not need a home sale contingency. Christian’s five-star Google review: “We worked with David Mount (bought and sold) and he helped us navigate a VERY difficult process, could not have done without him.”

Country Creek, 2024: $750,000. A single-family purchase on the 22181 side at the entry point of the detached market, where the competition is as much from builders as from families.

Vienna Woods, 2015: $565,000. My first Vienna purchase for a client, in the neighborhood that has since become the town’s busiest rebuild corridor. That home would list for well over $900,000 as a lot today.

On the listing side, I sold a Lakevale Estates home at $975,000 during Coming Soon status, $125,000 over list, and the Tysons Green home above. Selling in Vienna is covered in my McLean and Vienna seller guide.

How to buy in Vienna without overpaying or losing

Decide the teardown question before you tour

Inside the town and in Vienna Woods, you are often competing with builders who value the lot, not the house. If you want to live in a 1960s rambler as it is, you need to know what a builder will pay for that lot before you write, because that number is your real competition. I run that analysis on every older Vienna home my clients consider.

Sort the overpriced from the underpriced

With a quarter of Vienna homes taking price drops and a quarter selling above list, the same week can bring a home worth waiting out and a home worth winning on day one. The tell is not the list price; it is the comparable set, the condition tier, and how the listing was launched. On the overpriced ones, patience and a well-documented offer below list work. On the underpriced ones, you have days.

Keep your contingencies where you can

Waiving the inspection is not the only way to win in Fairfax County. My Little Rocky Run buyers in Clifton won with both the inspection and financing contingencies kept, and in Centreville my buyers closed at $924,900 with a $23,123 seller credit. In Vienna, a pre-inspection, a strong lender letter, and clean settlement terms often do more than a waived inspection, and they keep you protected on a 60-year-old house.

If you are selling to buy here

Most of my Vienna buyers are moving up from Fairfax, Falls Church, or the Tysons townhome market. The way to avoid a home sale contingency, which rarely wins in Vienna, is to run the sale and the purchase as one calendar: sell first with a rent-back, or line up the financing to carry both briefly. The Westwood Manor purchase above is the model. My sell-and-buy guide walks through the options.

Veterans and federal families

A VA loan competes in Vienna when it is presented properly. I am a Veterans United preferred agent and a NAR Military Relocation Professional, and my military relocation guide covers how a VA offer gets built so a listing agent takes it seriously at this price.

Frequently asked questions about buying a home in Vienna, VA

What is the median home price in Vienna, VA in 2026?

$1,356,854 in September 2026, up 2.8 percent year over year, according to Redfin. The number blends new construction inside the town with 1960s homes on the 22181 side, so the right question is what your budget buys in each part of Vienna, which the guide above breaks down by price band.

Is Vienna 22181 or 22182 the same as the Town of Vienna?

No. Only 22180 is the incorporated Town of Vienna. 22181 (toward Oakton) and 22182 (toward Tysons and Wolf Trap) are Fairfax County areas with Vienna mailing addresses, governed by county zoning rather than town zoning, with generally larger lots and different school pyramids street by street.

Can I buy a single-family home in Vienna for under $900,000?

Yes, mainly older homes on the 22181 side and in Vienna Woods, often competing against builders for the lot. My clients bought in Country Creek at $750,000 in 2024. Expect original or partially updated condition at that price and plan the inspection accordingly.

How competitive is Vienna in 2026?

Less than in 2021, more than the averages suggest. Redfin scores Vienna 55 out of 100 for competitiveness, but 24 percent of homes still sold above list in September 2026 while 23.9 percent took a price drop. Correctly priced homes draw multiple offers in the first two weeks; the rest sit.

Have you actually represented buyers in Vienna?

Yes: Vienna Woods (2015), Westwood Manor ($1,121,000, 2021), Wolftrap Ridge ($1,525,000 against more than a dozen offers, 2023), and Country Creek ($750,000, 2024), plus a condo purchase at the Marquis at Vienna Station. I have also listed and sold in Lakevale Estates and Tysons Green.

Which Vienna neighborhoods should I look at for a family home?

For detached homes on larger lots, Westwood Manor, Lakevale Estates, Country Creek, and the better streets of Vienna Woods on the 22181 side; for newer construction and the Wolf Trap corridor, Wolftrap Ridge and Tysons Green in 22182; and for walkability to Maple Avenue and the W&OD, the Town itself. Which one fits depends on budget, commute, and whether you want new construction or an established house, and that is the first conversation we have.

Related guides

• Buying a home in Northern Virginia: the full buyer guide
• McLean and Vienna home sellers guide
• Vienna community guide
• Luxury home buyer’s agent in Northern Virginia
• Buying a home in Fairfax, VA
• Buying a bigger house locally: the move-up guide

David Mount is a REALTOR with The Redux Group of eXp Realty, serving Vienna, Fairfax County, and Northern Virginia. Call or text 571-946-8418. Last reviewed and updated: October 21, 2026.

Sources: Vienna, VA market figures for September 2026 from Redfin; luxury segment ranking from Bright MLS’s Q2 2026 Mid-Atlantic luxury housing report as reported by FFXnow. Sale figures are from the agent’s own closed transactions.