Reading the Loudoun County, VA Short-Term Rental Market in 2026

Thomas Garner
Aug 16
13 min read

Updated: 2 days ago

Red Fox Inn in Middleburg, Loudoun County, Virginia

Loudoun County, Virginia is hunt country and wine country west of Washington. It is not a DC suburb listing. Leesburg is an incorporated town with its own streets and its own guest-search published market year. Middleburg is a different incorporated town, a different AirROI city file, and a different Saturday. Purcellville is a third town, and unincorporated Loudoun is a fourth clerk problem. This page will not blend those pins into one Northern Virginia occupancy series, and it will not fold Leesburg into a Washington AirROI file because the origin city printed Washington.

Two vendor dashboards sit on the table. AirROI's Leesburg page, updated August 8, 2026 and using August 2025 through July 2026, shows 108 active listings, a $324 average daily rate, 44.1 percent occupancy, named-town AirROI figures as of 2026-07-31 typical annual revenue, and $137 RevPAR. The median month in that file is named-town AirROI figures as of 2026-07-31. AirROI's Middleburg page, same date and same window, shows 44 listings, a $557 ADR, 38.5 percent occupancy, named-town AirROI figures as of 2026-07-31 typical annual revenue, and $201 RevPAR. The median month there is named-town AirROI figures as of 2026-07-31. Those are two files, and do not blend them.

Thepermitpost is the window: July 1 registration is free, the zoning permit is $165, accessory use is 180 days, and Commercial Whole House is a different paper.how-to-marketpost is the conversion. This page is the evidence pile , two dated city files, one county clerk, an AirDNA Leesburg snapshot that must stay in its own sentence, and a refusal to treat $4.9 billion in 2024 visitor spending as a host trailing-twelve.

Two town files, one county

Loudoun is the county, and leesburg and Middleburg are two towns inside it. AirROI opened a Leesburg city page and a Middleburg city page on August 8, 2026. This draft did not open a Purcellville AirROI file. Hedge that town. Unincorporated parcels west of the incorporated lines are not a third dashboard on this table. A buyer who wants one county occupancy number does not get one. A host who writes Northern Virginia into the first sentence has already left the hunt country the guest typed.

The county clerk still sits over both pins. loudoun.gov/shorttermrentals is the packet this cluster opened on August 16, 2026. Towns may add a layer, and hOAs may add a layer.180-nightpost is the accessory-versus-whole-house split. This market report will cite two files and then stop. It will not invent a blended Loudoun ADR by averaging 108 doors with 44 doors. It will not treat a Washington origin city as permission to caption the house as Arlington with a longer driveway.

DC is 45 to 60 minutes on US-50 or VA-267. That is a drive, not a listing category. AirROI's Leesburg guest file is 88.4 percent domestic, with Washington and Richmond as the named origins. That is who already found the county. It is not a license to Keep Beltway copy. The.personaspost splits the wine-trail weekend from the Tuesday desk. Keep the files apart the same way, and one county. Two towns, and two dashboards. One clerk stack that still wants the published market year confirmed on Web Logis before anyone treats a live calendar as a permit.

Leesburg 108 and the named-town AirROI figures as of 2026-07-31 median

AirROI Leesburg, August 8, 2026, trailing August 2025 through July 2026: 108 active listings. ADR $324, and occupancy 44.1 percent. Typical annual revenue named-town AirROI figures as of 2026-07-31. RevPAR $137, and guests book about 59 days out. Entire-home share 84.3 percent, and houses 63.9 percent, and average stay about 7 nights. A 30-night-or-longer minimum sits on 35.2 percent of the file. Two-night minimums are 30.6 percent, and superhost share 63.9 percent. Guest Favorite share 72.2 percent, and rating 4.91. Professionally managed share 9.3 percent, and those are vendor figures from one town snapshot. They are not a lender guarantee.

Median figures in the same file are not the averages. Typical properties generate about named-town AirROI figures as of 2026-07-31 a month. Median occupancy is about 42 percent. Median nightly rate is about $236. Top-quartile months print named-town AirROI figures as of 2026-07-31. Bottom-quartile months print named-town AirROI figures as of 2026-07-31. Top 10 percent months print named-town AirROI figures as of 2026-07-31 or more. That spread is why a walk-to-King-Street cottage and a seven-bedroom estate should not share a pro forma. Cite the average and the median. Do not pick a winner because named-town AirROI figures as of 2026-07-31 sounds more investable than named-town AirROI figures as of 2026-07-31.

Supply in the Leesburg file is up 25.6 percent year over year. Revenue is down 12.2 percent. More doors and less revenue is the 2026 sentence, not a rounding error. Peak-three revenue months are May, August, and October, and the soft band is January, February, and July. February is the lowest revenue month, and the.shoulderpost is that calendar without a fake harvest every Saturday. A host who prices July like a wine-country peak is arguing with the file that already printed July as soft.

Middleburg 44 and the named-town AirROI figures as of 2026-07-31 median

AirROI Middleburg, same August 8, 2026 date and the same August 2025 through July 2026 window: 44 active listings. ADR $557, and occupancy 38.5 percent. Typical annual revenue named-town AirROI figures as of 2026-07-31. RevPAR $201, and guests book about 56 days out. Entire-home share 97.7 percent, and houses 59.1 percent. Average stay about 3.6 nights, and two-night minimums are 45.5 percent of the file. A 30-night-or-longer minimum sits on 25 percent, and superhost share 72.7 percent. Guest Favorite share 72.7 percent, and rating 4.94. Professionally managed share 0.0 percent, and those are a different town.

Median figures again refuse the average. Typical Middleburg properties generate about named-town AirROI figures as of 2026-07-31 a month. Median occupancy is about 37 percent, and median nightly rate is about $374. Top-quartile months print named-town AirROI figures as of 2026-07-31. Bottom-quartile months print named-town AirROI figures as of 2026-07-31. Top 10 percent months print named-town AirROI figures as of 2026-07-31 or more. Do not paste the Leesburg named-town AirROI figures as of 2026-07-31 into a Washington Street memo because the county name matches. Do not paste named-town AirROI figures as of 2026-07-31 onto a Leesburg cottage because hunt country sounded expensive. Two files, and two medians. Two sentences.

Supply in the Middleburg file is up 10.0 percent. Revenue is up 6.9 percent. That is not Leesburg's plus-25.6 and minus-12.2 story, and this page will not midpoint the two year-over-year lines. Peak-three months in Middleburg are June, May, and August. The soft band is January, February, and March, and february is again the floor. Average stay is 3.6 nights, not Leesburg's 7, and the.remotepost is why a 30-night desk copy fails on a 3.6-night street. Caption the town you actually have.

AirDNA and AirROI: Keep the Two Figures Separate

AirDNA's Leesburg snapshot, dated August 5, 2026, prints a different universe: 194 listings, about $28.7K typical annual revenue, 53 percent occupancy, and a $322 ADR. Those four figures live in their own sentence. They are not AirROI's 108, named-town AirROI figures as of 2026-07-31, 44.1 percent, and $324. This page will not average 194 with 108. It will not average $28.7K with named-town AirROI figures as of 2026-07-31. It will not average 53 percent with 44.1 percent. It will not average $322 with $324 and call the blend more conservative.

Vendors draw markets differently. Coverage, filters, and what counts as active do not match across desks. A memo that midpoints them is not cautious, and it is a third number nobody published. Cite AirROI Leesburg with the August 8 date, and cite AirDNA Leesburg with the August 5 date. Leave the reader both labels. If a lender wants one file, pick one file and say which one you picked. Leave out unverified a Crest and Cove composite because the two Leesburg pages disagreed.

This pass did not open an AirDNA Middleburg page. Leave out unverified one. Do not drag the 194-listing Leesburg AirDNA count west onto Washington Street. Middleburg's opened file is AirROI's 44, and the.investmentpost keeps those citations in separate sentences on purpose. A buyer who needs a blended county yield should stop and buy a different product. Hunt country is not a spreadsheet average of two vendor logos.

AirROI Low is wrong

AirROI prints regulation as Low on the Leesburg file and on the Middleburg file. It finds no licensed listings among those analyzed, and that badge is wrong for Loudoun County. The county's own short-term rental page exists at loudoun.gov/shorttermrentals. Registration is annual and due by July 1, and it is free. The portal is lfportal.loudoun.gov/Forms/Short Term Rental. Operating without the registration can draw a $500 violation. A zoning permit is still required. The fee this packet prints is $165, mailed as a check to Loudoun County.

VA Code 15.2-983 exemptions exist, and exempt people still need the zoning permit. Accessory use on the county packet is fewer than 30 consecutive days and no more than 180 days a year. Commercial Whole House is a different use and may need a minor special exception or a special exception. Confirm the published market year on Web Logis. Some maps still sit under the 1972 zoning ordinance , Countryside and Sterling are the named examples , and some sit under the 2023 ordinance.permitpost opens that desk. Do not paste AirROI's Low line into a feasibility memo.

A live platform calendar is not a permit, and a Superhost badge is not a permit. Evolve's seven Leesburg doors are not a permit. Towns and HOAs may add rules on top of the county stack. This report will not invent a town ordinance number this draft did not open. It will not treat unincorporated Loudoun as Leesburg. Call the town clerk if the published market year is inside a town. The Low badge is a vendor field, and the clerk is a person.

May August October is not harvest-only

Leesburg's peak-three revenue months are May, August, and October. That is not a Napa harvest template and not a single crush-season story. May is spring on the trail and on the hunt-country calendar. August is late summer, not a grape metaphor you imported from California. October is foliage and the back half of the outdoor season. The file already printed those three months. A host who collapses them into harvest is writing a brochure, not a calendar.

Middleburg's peak-three is June, May, and August, and june leads. That is a different shape from Leesburg. January, February, and March sit in the Middleburg soft band. Leesburg's soft band is January, February, and July. July is inside Leesburg's weak stretch and is not inside Middleburg's named peak-three. Do not Keep one wine-country summer across both towns.shoulderpost is the month-by-month refusal.

The Middleburg Spring Races are Saturday, April 18, 2026, at Glenwood Park. That is a Saturday. It is not a season and not a peak-three month. Loudoun Hunt Point to Point is also listed for April 18, 2026 at Morven Park in Leesburg on a Middleburg Life calendar this draft saw; recheck that published market year before you price a Leesburg weekend as if the race were already locked. Recheck middleburgspringraces.com the week you Keep. Leave out unverified a harvest festival this file did not name. Name the Saturday you can prove.

Evolve seven is not the field

Professionally managed share on the Leesburg file is 9.3 percent. Evolve shows 7 listings and named-town AirROI figures as of 2026-07-31 on the AirROI manager table. That is Leesburg scale, not a franchise town, and not the hunt country as a whole. Middleburg prints 0.0 percent professionally managed. Zero. Do not import Evolve's seven doors onto Washington Street. Do not Keep a national-brand story because one manager table had a recognizable logo.

Alicia shows 1 listing at named-town AirROI figures as of 2026-07-31 , Greenwood Estate , and that one door pulls the Leesburg average. named-town AirROI figures as of 2026-07-31 is already not the typical month. Superhost share is 63.9 percent in Leesburg and 72.7 percent in Middleburg. Guest Favorite share is 72.2 percent in Leesburg and 72.7 percent in Middleburg. You are writing into a graded field, not an empty search page. TheDIYpost is the craft gap against that Superhost majority.

Independent-majority is the honest sentence in both towns, and independent-easy is not. A 9.3 percent professionally managed share is not permission to Keep Leesburg as a cottage market with no standards. A 0.0 percent Middleburg share is not permission to skip the clerk. Search the live manager pages the week you cite the seven Evolve doors. Those counts move. This page will not invent a county-wide brand table this snapshot did not print.

What this page will not do

It will not blend Leesburg's 108 listings with Middleburg's 44. It will not average AirROI's named-town AirROI figures as of 2026-07-31 with AirDNA's $28.7K. It will not treat AirROI Low as the county desk. It will not treat $4.9 billion in 2024 visitor spending, reported by Loudoun Now on September 9, 2025 citing VTC, as a host trailing-twelve. It will not midpoint that $4.9 billion against an older Visit Loudoun $1.9 billion page. It will not invent a Purcellville occupancy series. It will not treat Greenwood Estate as the typical Leesburg door. It will not Keep July as a Leesburg peak.

Theinvestmentpost is the buy-and-hold read with those hedges left on.tourism datapost is what the $4.9 billion figure actually measures , destination visitor spend, inflated by Dulles transportation, not your May weekend.startuppost is the cash stack you can Keep a check for once the published market year and the $165 packet are real.financepost is why a lender should see two medians, not one harvest adjective.

If you needed one annual revenue and one open wine-country sentence to feel brave, stop here and open AirROI and loudoun.gov/shorttermrentals yourself. A market report that treats Middleburg as Leesburg, or Leesburg as a Washington suburb file, or a Low badge as the clerk, is not a report. It is a brochure with a county name on it. This one is two files, and use both. Keep them apart.

A buyer who arrived with a Washington file needs this paragraph twice. Leesburg is 108 listings, a named-town AirROI figures as of 2026-07-31 median month, 44.1 percent occupancy, and a $324 ADR on AirROI dated August 8, 2026. Middleburg is 44 listings, a named-town AirROI figures as of 2026-07-31 median month, 38.5 percent occupancy, and a $557 ADR. Do not blend them, and do not fold Leesburg into Arlington. AirROI Low is a vendor label. July 1 registration and a $165 zoning permit are the county desk. The Greenwood Estate is in the Leesburg average, and it is not the typical house. $4.9 billion is destination visitor spend, including Dulles transportation. It is not a nightly rate, and cite the town file that matches the published market year. Confirm Web Logis, and Keep the Saturday you can actually host.

Frequently Asked Questions

How much do Airbnb hosts make in Leesburg?

AirROI's August 8, 2026 Leesburg file prints named-town AirROI figures as of 2026-07-31 average annual revenue, a $324 ADR, 44.1 percent occupancy, and a named-town AirROI figures as of 2026-07-31 median month across 108 listings. Those are vendor figures, not a lender note. Alicia's Greenwood Estate at named-town AirROI figures as of 2026-07-31 is in the average.

How is Middleburg different?

AirROI's Middleburg file, same date, is 44 listings, named-town AirROI figures as of 2026-07-31 average annual, a $557 ADR, 38.5 percent occupancy, and a named-town AirROI figures as of 2026-07-31 median month. Do not blend it with Leesburg, and hunt-country ADR is not a Leesburg loft. Cite the town file that matches the published market year. AirROI's Middleburg page, same date and same window, shows 44 listings, a $557 ADR, 38.5 percent occupancy, named-town AirROI figures as of 2026-07-31 typical annual revenue, and $201 RevPAR.

Should I average AirROI and AirDNA?

AirDNA's August 5, 2026 Leesburg page prints 194 listings, $28.7 thousand, 53 percent occupancy, and a $322 ADR. AirROI prints 108, named-town AirROI figures as of 2026-07-31, 44.1 percent, and $324. Attach the vendor and the date. AirROI's Leesburg page, updated August 8, 2026 and using August 2025 through July 2026, shows 108 active listings, a $324 average daily rate, 44.1 percent occupancy, named-town AirROI figures as of 2026-07-31 typical annual revenue, and $137 RevPAR.

Is Loudoun an open market because AirROI says Low?

loudoun.gov/shorttermrentals requires annual registration by July 1 and a zoning permit. AirROI Low and zero licensed listings are a vendor label. The county desk is the clerk. July 1 registration and a $165 zoning permit are the county desk. If you needed one annual revenue and one open wine-country sentence to feel brave, stop here and open AirROI and loudoun.gov/shorttermrentals yourself.

When is peak season?

Leesburg peak-3 is May, August, and October. Middleburg peak-3 is June, May, and August. February is the lowest revenue month on both files. The Middleburg Spring Races are April 18, 2026 , a Saturday, not a season. The Middleburg Spring Races are Saturday, April 18, 2026, at Glenwood Park. Loudoun Hunt Point to Point is also listed for April 18, 2026 at Morven Park in Leesburg on a Middleburg Life calendar this draft saw; recheck that published market year before you price a Leesburg weekend as if the race were already locked.

Should I use Washington metro numbers?

Leesburg is not a Washington AirROI file, and arlington is a different clerk. Cite the town file and the Loudoun published market year. A market report that treats Middleburg as Leesburg, or Leesburg as a Washington suburb file, or a Low badge as the clerk, is not a report. Middleburg is a different incorporated town, a different AirROI city file, and a different Saturday.

What does Loudoun's $4.9 billion visitor-spend figure measure?

Virginia Tourism Corporation figures reported by Loudoun Now on September 9, 2025 count $4.9 billion in 2024 county visitor spending. Transportation was $2.9 billion and includes Dulles. That is destination spend, not listing revenue. Thetourism datapost is what the $4.9 billion figure actually measures , destination visitor spend, inflated by Dulles transportation, not your May weekend.

Is this professionally managed?

Leesburg professionally managed share is 9.3 percent. Middleburg prints 0.0 percent professionally managed. Superhost share is 63.9 percent in Leesburg and 72.7 percent in Middleburg. A 9.3 percent professionally managed share is not permission to Keep Leesburg as a cottage market with no standards. Professionally managed share on the Leesburg file is 9.3 percent. A 0.0 percent Middleburg share is not permission to skip the clerk.

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