Trying to decide between North and South Arlington? You are not alone. The county’s two halves feel distinct in housing style, price points, and day-to-day convenience, which can make the choice feel bigger than it needs to be. In this guide, you will see how the markets differ, what drives those differences, and how to match each side to your goals and budget. Let’s dive in.
The real north–south line
Most locals use Arlington Boulevard, also known as U.S. Route 50, as the practical divider. Areas north of Route 50 are “North Arlington” and areas south are “South Arlington,” a convention you will see in local coverage and addresses. That rule of thumb is helpful, even if a few neighborhood edges bend it. You can see this convention reflected in local reporting about roads and neighborhoods north of Route 50.
If schools are on your mind, do not assume the route line predicts school assignments. School boundaries cross neighborhood labels, and assignments are address-based. Use the Arlington Public Schools boundary tools to confirm any address with the APS maps and boundary locator.
Housing stock at a glance
North Arlington housing profile
North Arlington concentrates many of the county’s single-family neighborhoods, with classic colonials and bungalows from the 1920s to 1950s, plus a strong townhome presence. You will also find walkable, urban corridors along the Orange and Silver lines through Ballston, Virginia Square, Clarendon, and Courthouse. Recent neighborhood snapshots show higher medians in many north areas, such as roughly $715,000 in Clarendon–Courthouse and about $944,000 in Bluemont. Those figures illustrate the premium often seen where single-family homes and well-located townhomes make up a larger share of sales.
South Arlington housing profile
South Arlington includes many mid- and high-rise condo buildings and rental apartments, especially in Crystal City, Pentagon City, and the National Landing area. You will also see older garden-style apartments and post‑WWII townhouse communities along Columbia Pike, plus Fairlington and Shirlington. That mix leads to different median prices and rent dynamics. For example, Crystal City’s recent median sale price hovered near $475,000, and Pentagon City snapshots have shown a neighborhood median near $327,000 with median rents around $3,150 per month. Because condo-heavy areas often dominate sales in the south, their medians tend to read lower than single‑family neighborhoods.
A countywide baseline to keep in view
Arlington County reported about 124,873 housing units and a median value of owner-occupied homes of $895,000, alongside an owner-occupied rate near 41.3 percent. These facts reflect a large condo and rental presence countywide. Use them as context while you compare neighborhoods. You can find the latest county-level figures in the U.S. Census QuickFacts for Arlington County.
Prices and trends you should know
At the county level, a recent snapshot showed a median sale price near $705,000, up double digits year-over-year at that time. Neighborhood medians can swing month to month because Arlington has many small submarkets. A single month’s results in a condo corridor will look very different from a month dominated by single-family sales.
To read the market correctly:
- Compare like with like. Check whether you are looking at all home types, condos only, or single‑family homes only.
- Use a 12‑month rolling median or a multi‑year trend to smooth out noise.
- Cross-check “median sale price” against “median listing price” or “median owner value,” since each metric tells a different story.
If you want to see a clean, apples-to-apples view for the exact home type you plan to buy or sell, ask for a custom trend pull that filters by property type and beds/baths.
Commute, transit, and lifestyle
North Arlington access
North Arlington is anchored by the Orange and Silver Metro lines through Rosslyn, Courthouse, Clarendon, Virginia Square, and Ballston, which shape walkable, mixed-use corridors. Road access tends to favor I‑66 and quick links to the Rosslyn-Ballston corridor. Station details are listed on the WMATA stations page. Many buyers choose north neighborhoods for a blend of single‑family streets and urban amenities.
South Arlington access
South Arlington rides the Blue and Yellow lines through the Pentagon, Pentagon City, and Crystal City, plus immediate access to I‑395, Route 1, and Reagan National Airport. These stations support dense, transit-first hubs that offer quick access to DC and National Landing. Countywide, mean travel time to work sits around 26.2 minutes, according to Census QuickFacts. If your commute is a priority, map the route from a few target addresses during your typical travel time.
Walkability and daily convenience
Both sides feature highly walkable pockets. The Rosslyn–Ballston corridor and National Landing score well for daily errands, dining, and transit. You can scan neighborhood walk scores for Arlington on Walk Score’s Arlington page to compare how well each area supports a car-light lifestyle.
Schools and boundaries
Arlington Public Schools uses address-based assignments with three neighborhood high schools: Washington-Liberty, Yorktown, and Wakefield, plus option programs such as H‑B Woodlawn and Arlington Tech. Boundaries cross neighborhood labels, so always verify a property’s assignment using the APS boundary locator. For high school context, APS publishes a current high school boundaries map. This approach keeps your search aligned with your education goals without relying on informal labels like north or south.
Neighborhood spotlights by side
Below are quick, data-backed sketches to help you compare. Medians are recent snapshots that illustrate the mix; request current numbers for your specific home type.
North Arlington examples
Clarendon–Courthouse
- Housing: Mix of condos, townhomes, and some single‑family homes near Metro.
- Transit & vibe: Orange and Silver lines, strong walkability, dining and retail.
- Market note: Recent median near $715,000. Good if you want an urban lifestyle with transit.
Bluemont
- Housing: Many single‑family homes with townhome pockets, leafy residential feel.
- Transit & vibe: Access to Ballston corridor amenities and parks.
- Market note: Recent median near $944,000. Fits buyers prioritizing single‑family homes with nearby amenities.
Yorktown area (northwest neighborhoods)
- Housing: Predominantly single‑family streets with mid‑century and updated homes.
- Transit & vibe: Suburban feel with access to North Arlington retail nodes.
- Market note: Often trades at a premium due to single‑family focus and lot sizes.
South Arlington examples
Crystal City / National Landing
- Housing: High-rise condos and apartments, newer mixed-use projects.
- Transit & vibe: Blue and Yellow lines, airport access, employment centers.
- Market note: Recent condo-heavy median near $475,000. A strong fit for transit-first buyers and investors.
Pentagon City
- Housing: High-rise condos, apartments, and major retail.
- Transit & vibe: Blue and Yellow lines, regional retail and dining.
- Market note: Neighborhood snapshots show medians near $327,000 and rents around $3,150 per month. Check whether a figure reflects listings, sales, or rents.
Fairlington / Shirlington
- Housing: Historic townhomes, garden-style condos, and village-style retail.
- Transit & vibe: Quick access to I‑395 and bus links to Metro; strong community conveniences.
- Market note: Often more attainable entry points compared with single‑family north enclaves.
For an overview of planning corridors and neighborhood context, the county’s neighborhoods and planning page is useful background.
Investor takeaways
Arlington’s strong job base supports stable demand, with a county median gross rent around $2,322 in recent Census data. Rent medians in transit hubs often run higher, as recent Pentagon City snapshots suggest. The National Landing area, which includes Crystal City and Pentagon City, continues to see innovation and investment. The county highlights new initiatives in the area’s growth story in its coverage of the National Innovation Quarter.
Practical steps if you are modeling returns:
- Confirm condo association rules and any rental caps before you underwrite.
- Use building-level rent comps for condo purchases, and separate your model for single‑family rentals.
- Expect steadier cash flow near major employment clusters and transit, and longer appreciation cycles in single‑family enclaves.
How to choose between North and South
Use this simple filter to get clear fast:
- Budget and home type
- If you want a detached home and larger lot, shortlist North Arlington and select south pockets with single‑family options.
- If you prefer a condo or townhouse near transit, include Crystal City, Pentagon City, Clarendon, and Ballston.
- Commute reality check
- Map your route from two or three target addresses during your actual commute window.
- Compare Metro times on the Blue/Yellow lines versus the Orange/Silver corridor using the WMATA station list as a reference.
- Daily life and walkability
- If walking to dining and errands is key, focus on Rosslyn–Ballston and National Landing hubs and review Walk Score’s Arlington rankings.
- School alignment
- Use the APS tools to verify assignments for any address. Start here: APS maps and boundaries.
- Market timing and trends
- Ask for a 12‑month rolling median for your exact home type in two or three candidate neighborhoods. Compare price per square foot, days on market, and list-to-sale ratios side by side.
What this means for your move in Arlington
North and South Arlington each offer clear strengths. North often shines for single‑family neighborhoods and a classic suburban feel that meets urban amenities along the Rosslyn–Ballston spine. South delivers transit-first convenience, condo and townhome choice, and proximity to Pentagon and National Landing job centers. Your ideal fit comes down to the home type you want, how you live day to day, and the numbers that matter for your plan.
If you want a precise, side-by-side picture for your budget and goals, we can build it for you. From curated on-market and private opportunities to a custom 12‑month trend view for your target home type, you will get the clarity you need to move with confidence. Ready to compare North and South Arlington in detail? Book a Private Consultation with The Alliance Group.
FAQs
What counts as North vs. South Arlington?
- Most residents use U.S. Route 50, also called Arlington Boulevard, as the dividing line, while noting that some neighborhood edges and school boundaries cross that line. Local coverage reflects this convention north of Route 50.
Are homes generally more expensive in North Arlington?
- Many North Arlington neighborhoods show higher medians due to a larger share of single‑family homes and townhomes, while condo-heavy South Arlington submarkets often post lower medians. Always compare by property type and use a 12‑month view.
How do condo-heavy areas affect median prices?
- When most sales in a period are smaller condos, the median skews lower, even if single‑family homes nearby trade at higher prices. This is why neighborhood medians can shift month to month and should be filtered by home type.
Which side is better for commuting into DC?
- Both sides offer strong transit. North runs along the Orange and Silver lines through Rosslyn–Ballston, and south runs along the Blue and Yellow lines through the Pentagon and National Landing. Commute time depends on your job location and travel window.
How do school boundaries work in Arlington?
- Assignments are address-based and can cross informal neighborhood lines. Use the APS boundary locator and review the current high school boundary map to confirm a property’s schools.
Is Arlington a good place to invest in rentals?
- Arlington shows strong rental demand, with median gross rent around $2,322 and higher medians in transit hubs. For condos, confirm association rental policies. For single‑family homes, plan for longer hold periods and appreciation-focused returns.
