Are you outgrowing your first Northern Virginia home and torn between Vienna and McLean? You are not alone. Many move-up buyers weigh budget, lot size, commute, walkability, and schools before choosing. In this guide, you will get a clear, side-by-side look at both areas plus a simple framework to help you decide with confidence. Let’s dive in.
Big-picture snapshot
Vienna and McLean both attract high-earning professionals and established families. Census data shows very high household incomes in both places, with McLean’s median reported at $250,000 or more and Vienna also in the low-to-mid $200,000 range. This reflects the professional profile you see around Tysons, Fairfax, and D.C. job centers. You can review McLean’s income and demographic context in the Census QuickFacts, and Vienna publishes town stats that highlight its community-focused scale and services.
Recent market medians vary by data source, and the mix of neighborhoods in McLean pushes average prices higher overall. Online trackers have shown recent medians in the low- to mid-seven figures in both areas, with McLean typically higher. Because vendor methodologies differ, you should rely on current MLS comps for the specific submarket you are targeting.
Vienna reads as a compact town with a true main-street core. McLean covers a larger footprint with everything from walkable pockets near the center to estate neighborhoods that feel very private. That contrast matters for daily life.
- Sources: Census QuickFacts for McLean, Town of Vienna fast facts, Washington Post market trend context
Housing types and lots
Vienna housing profile
Inside the Town of Vienna and nearby neighborhoods, you will find many mid-century single-family homes, including ranches and split levels, on modest but private lots. Within town limits, lots commonly range around 0.15 to over 0.3 acres, which supports a yard without excessive upkeep. Infill and rebuild activity is common for buyers who want more square footage while staying close to the town center. The town reports high owner occupancy and a predominance of single-family homes, with townhomes and small condo pockets on the edges.
- Source: Town of Vienna fast facts
McLean housing profile
McLean offers a broader spectrum. You will see condo and townhouse options near Tysons and 22102, plus large-lot single-family neighborhoods in areas like Langley and Balls Hill. Some pockets feature estate-scale lots, and custom builds or tear-down-and-rebuild projects are part of the landscape in higher price tiers. Owner occupancy is also high, and home values are among the region’s strongest.
- Source: Census QuickFacts for McLean
Prices and how the market moves
In 2025 and 2026, inventory across the D.C. region shifted unevenly. Close-in suburbs stayed competitive, but some higher-end segments saw longer days on market. That creates a practical difference: in Vienna, well-priced single-family homes can still draw multiple offers, while in McLean’s upper tiers you may find more room to negotiate depending on the submarket and condition. Always confirm days on market and months of inventory with current MLS data before you write an offer.
Walkability and lifestyle amenities
Vienna’s town-center convenience
Vienna’s Church Street and Maple Avenue create a compact, walkable downtown with local restaurants, shops, and frequent community events. If you value being able to walk to coffee, parks, and seasonal gatherings, this is a strong fit. Nearby, you will find family-friendly recreation at Nottoway Park and easy access to the W&OD Trail. The Wolf Trap performing-arts campus is also close, adding year-round culture to the mix.
McLean’s nodes and Tysons adjacency
McLean’s walkability depends on the block. Downtown McLean and certain pockets near Pimmit and Tysons offer good day-to-day convenience, but many residential areas are car dependent. Address-level Walk Score pages are helpful to compare specific listings. The Tysons side of McLean benefits from proximity to major retail and dining, plus the Capital One Center district that is adding pedestrian links and amenities connected to the Silver Line.
Commute and transit options
Vienna’s Orange Line access
The Vienna/Fairfax–GMU station anchors the western end of the Orange Line, which gives you a reliable rail option into Arlington and D.C. Park-and-ride patterns and feeder buses make this a practical choice if you commute by Metro. Many buyers prioritize proximity to this station when hybrid schedules still require office days.
- Source: WMATA Vienna station guide
McLean’s Silver Line connections
McLean is served by the Silver Line at the McLean station near Tysons. Recent improvements added a new entrance and better pedestrian access that tie the station to Capital One Center and surrounding amenities. That said, most McLean neighborhoods are not within an easy walk of the station, so your actual commute experience depends on address.
Typical drive times
Residents in both areas report mean travel times to work in the upper 20-minute range, reflecting a mix of rail and driving. These are averages, and your experience will vary with office location, time of day, and route. If you rely on rail daily, weigh proximity to the Orange Line in Vienna. If you drive to Tysons or need quick Beltway access, certain McLean pockets will make life easier.
Schools and family services
Many Vienna addresses feed to Louise Archer Elementary, Thoreau Middle, and Madison High. In McLean, addresses commonly fall within the McLean High or Langley High pyramids. Attendance zones do change, so always verify the specific school assignments for a given property using Fairfax County Public Schools tools. Facilities investments like the Louise Archer renovation help illustrate program and capacity planning at the elementary level.
- Sources: Louise Archer Elementary capital project, FCPS boundary review updates, FCPS update on school pyramids
Both communities offer strong public libraries, park systems, and youth sports, with Vienna’s compact footprint making short walks to activities more feasible in-town. McLean’s larger lots appeal if you want more privacy and the possibility of on-site amenities.
- Source: Town of Vienna community stats
Taxes and total cost of ownership
Fairfax County’s adopted base real estate tax rate is 1.1225 dollars per 100 dollars of assessed value. To estimate annual taxes, multiply your home’s assessed value by 1.1225 and divide by 100. For example, a $1,500,000 assessment would have an estimated base tax of about $16,837.50. Some parcels include special district add-ons or service charges, so always confirm the exact rate for the specific property on the county site.
If you are comparing a condo or townhome near transit with a large-lot single-family home, factor in HOA or condo fees versus higher maintenance and utilities on bigger lots. Ask for recent HOA budgets and utility histories when possible.
How to choose: a simple scoring tool
Use this quick framework to compare Vienna and McLean for your priorities. Score each item from 1 to 5, multiply by the weight, and total your scores.
- Budget and price tier (30%)
- Be realistic about your purchase price plus closing costs and taxes. Because medians vary by submarket, rely on current MLS comps for the exact neighborhoods you like.
- Primary commute and route (20%)
- If rail is your daily mode, Vienna’s Orange Line access is a major plus. If you drive to Tysons or want quick Beltway access, many McLean addresses are more convenient.
- Source: WMATA Vienna station guide
- Lot size, yard, privacy (15%)
- If you want larger, more private lots or the potential for a custom build, parts of McLean fit well. Vienna provides yard space with a denser town feel near the core.
- Source: Census QuickFacts for McLean
- Walkability and convenience (10%)
- If walking to coffee, parks, and events matters, target Vienna’s town center or specific walkable pockets in McLean. Use address-level Walk Score to compare.
- Source: Walk Score example for McLean
- Schools and programs (15%)
- Confirm exact school boundaries for each listing and consider programs that matter to you, such as language immersion, IB, or AAP.
- Sources: FCPS boundary review updates, Louise Archer Elementary
- Resale and long-term growth (10%)
- Transit access and stable school pyramids tend to support resale. Tysons-area improvements and the McLean station area continue to evolve, adding amenities that can benefit long-term value.
- Source: Capital One Center access improvements
Quick buyer profiles
Choose Vienna if you want a compact, community-forward town center, regular events, easy Orange Line access, and a yard without a sprawling footprint. Expect strong demand for well-priced homes near downtown.
Choose McLean if you want larger lots, estate or custom-build potential, or to be close to Tysons and the Silver Line. Be ready for higher price tiers and micro-neighborhood differences that affect walkability and commute.
Your next step
If you are balancing yard space, school verification, transit, and a timing-sensitive move, having a single, trusted advisor matters. As a Certified Luxury Home Marketing Specialist with concierge-level project management, I help you target the right submarkets, verify boundaries and taxes, and move quickly when the perfect home hits the market. Ready to compare Vienna and McLean with clarity? Schedule a complimentary consultation with Gurdeep Mangat.
FAQs
What is the main price difference between Vienna and McLean for move-up buyers?
- Both sit in the seven-figure range, with McLean generally higher on average due to estate-heavy submarkets; use current MLS comps for the exact neighborhood you want.
How do commutes differ if I work in Tysons or D.C.?
- For Tysons or Beltway access, many McLean addresses are faster by car; for Arlington or D.C. by rail, Vienna’s Orange Line terminus provides a reliable Metro option.
Which area is more walkable day to day?
- Vienna’s Church and Maple core is consistently walkable, while McLean has select walkable nodes near downtown and Tysons; many McLean neighborhoods are car dependent.
How should I verify school assignments for a specific address?
- Use Fairfax County Public Schools tools to confirm the current boundary for each property; do not rely on general neighborhood rules since boundaries can change.
What should I know about property taxes in Fairfax County?
- The base real estate tax rate is 1.1225 dollars per 100 dollars of assessed value; some parcels include special district add-ons, so check the county site for your property.
Where will I typically find larger lots and more privacy?
- Many McLean neighborhoods, including Langley-area pockets, offer larger lots and a more private feel; Vienna offers smaller but still usable yards near a compact town center.
