Rural charm and Blue Ridge views meet city access in Paeonian Springs
Paeonian Springs sits among the rolling hills of Western Loudoun County, where country estates are set back from winding, two-lane roads and boast views of the distant Blue Ridge Mountains. The rural community was developed in the late 19th century as a summer retreat for Washington city dwellers, many of whom thought the area’s spring water had medicinal values. Paeonian Springs maintains a sense of rustic charm today, with a central location in the heart of Virginia Hunt Country and about 45 miles from the capital. State Route 7 leads towards Washington and Northern Virginia suburbs like Leesburg, roughly 5 miles from Paeonian Springs. “You can just hop on seven right there, and you’re so close to Leesburg, but it’s still pretty rural,” says Amy Franzen, a Realtor with Pearson Smith Realty who was born and raised in Western Loudoun County. With an overall CAP Index Crime Score of 1 out of 10, significantly lower than the national average of 4, Paeonian Springs attracts those looking for a blend of country charm and city connections.
Homes with land, privacy and a rustic feel in Virginia Hunt Country
Long driveways lead to homes set on generous acreage, ensuring privacy and quiet. The village center showcases 19th-century farmhouses and Victorian-style architecture. Across the countryside, custom-built properties, rustic estates, and New Traditional homes dot the landscape. Prices generally range from $1 million to $2.2 million, though smaller homes occasionally sell for $630,000 to $900,000. Franzen explains that properties with Waterford addresses tend to fall at the higher end of that range. “Just having that name in your address brings more value to your property…those are usually more like estates,” she says. Properties sell after an average of less than a month on the market.
Highly rated public schools serve students in Loudoun County
Residents live in the Loudoun County Public Schools district, which earns an overall grade of A from Niche and has an average student-to-teacher ratio of 12-to-1. One possible pathway for kids in the community is to attend the A-minus-rated Waterford Elementary School, B-plus-rated Harmony Middle School and A-minus-rated Woodgrove High School. The high school has several award-winning sports programs, and its varsity wrestling team won back-to-back state championships in 2024 and 2025.
Recreation includes the W&OD Trail, horseback riding and golfing
The 45-mile-long Washington & Old Dominion Trail, locally known as the W&OD Trail, passes through Paeonian Springs on its way from Arlington to Purcellville. It follows the original route of the Washington & Old Dominion Railroad and offers a paved path for walking, running and biking through Northern Virginia. For equestrians and mountain bikers, a 32-mile gravel path runs adjacent to the main trail.
Horseback riding is a popular pastime throughout Virginia Hunt Country, and various competitions are held year-round at the nearby Morven Park International Equestrian Center. Golfers are less than 10 miles from the private Beacon Hill Golf Club and the public Raspberry Falls Golf & Hunt Club.
Paeonian Springs has small-town favorites by Purcellville and Leesburg
Loudoun County is known as D.C.’s Wine Country, and Firefly Cellars is just one of several wineries close to Paeonian Springs. It features a rustic tasting room and a European-style wine cellar where residents can sample some of the region’s signature varietals. Roadside stops along state Route 9 include Blue Wall Cider & Wine, a farm stand with fresh goods and craft beverages from Long Stone Farm. Outside Vino 9 Market, a pink metal pig welcomes locals to a casual bar where pulled pork sandwiches are a favorite. Farm stores like Paige’s Pit Stop sit just beyond Paeonian Springs, while major grocery stores are farther out in Purcellville or Leesburg. Residents are also less than 10 miles from historic downtown Leesburg and the Leesburg Premium Outlets.
Fair and rummage sale draw crowds to the Loudoun County Fairgrounds
Events take place year-round at the Loudoun County Fairgrounds, about 2 miles from Paeonian Springs. The Loudoun County Fair is the main attraction, bringing thousands of people to the fairgrounds each July for five full days of festivities. Livestock demonstrations and rodeos highlight the county’s agricultural community, while classic carnival rides and food vendors round out the traditional fair experience. It also hosts the Annual Ladies Board Rummage Sale, a fall favorite where bargain hunters can shop for second-hand goods.
Commuter routes throughout Northern Virginia and Washington
Paeonian Springs is a heavily car-dependent area with few sidewalks and no bus stops. State Route 7 is a busy commuter route for drivers traveling east to west throughout Northern Virginia, providing access to major employers in Tysons Corner and to the Dulles Toll Road. It’s about a 20-mile drive to Washington Dulles International Airport and 12 miles to Inova Loudoun Hospital, a Level II Trauma Center. For those looking to avoid rush hour traffic jams, Loudoun County Transit offers Commuter Bus Service between the nearby Harmony Park & Ride and Washington.
![Sally Stimpson]()
Written By
Sally Stimpson
