Your relocation calculator
Put in your current ZIP and income, and you'll see how the cost of living, taxes, and home prices differ here.
- You can afford
- $729,495
- ~$4,667/mo · $145,899 down in Winchester City
- You save on taxes
- $2,204/yr
- income −$1,242 · property +$3,447
- Equivalent salary here
- $196,000
- cost of living ~2% lower than a typical large metro
- Median home there
- $386,675
- from recorded local sales
Estimates only, not financial or legal advice. Verify with a licensed professional.
What homes cost, by area
Median sale price (last 2–8 years), the typical range, assessed $/sqft, and the local real-estate tax rate per $100 of value. All of it pulled from public parcel and sales records.
| Area | Metro | Median price | $/sqft | Tax /$100 |
|---|---|---|---|---|
| Warren County | NORTHERN_SHENANDOAH | $450,000 | - | 0.48 |
| Frederick County | NORTHERN_SHENANDOAH | $430,000 | - | 0.48 |
| Winchester City | NORTHERN_SHENANDOAH | $386,675 | - | 0.80 |
| Clarke County | NORTHERN_SHENANDOAH | few recorded sales | - | 0.45 |
| Shenandoah County | NORTHERN_SHENANDOAH | few recorded sales | - | 0.64 |
| Page County | NORTHERN_SHENANDOAH | few recorded sales | - | 0.73 |
Sources and freshnessLast rebuilt 2026-09-14 with public records and source notes for Northern Shenandoah Valley.
- Last rebuilt 2026-09-14 from the latest records synced into this guide.
- Home-price medians use 4,783 recorded public sale rows across 3 areas.
- 3 areas show an explicit coming-soon state rather than a guessed price.
- Property and tax figures come from county/city parcel, sales, and assessor records.
- School metrics use Virginia Department of Education profiles when available.
- Amenity and business counts use OpenStreetMap, so hours and listings can change.
- Jobs, events, news, and business-directory layers are included only after their feeds or curated sources sync.
- Use these figures as planning estimates, then verify taxes, listings, and school details before making an offer.
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What your money buys, by area
Winchester City
The region's hub, an independent city with a pedestrian Old Town mall at its core. Shenandoah University and the Winchester Medical Center anchor the east and west sides.
Frederick County
The county wrapped around Winchester and the region's population center. I-81 corridor suburbs run south through Stephens City and Middletown, with orchard country to the west.
Clarke County
Horse farms and Shenandoah River frontage between the Blue Ridge and the valley floor. Berryville is the county seat, and Route 7 runs east toward Loudoun County commutes.
Warren County
Front Royal, the county seat, sits where the Shenandoah's North and South Forks meet. The northern entrance to Skyline Drive and Shenandoah National Park is here.
Shenandoah County
A string of I-81 valley towns: Strasburg, Woodstock, Edinburg, Mount Jackson, and New Market, with the Massanutten ridge on the eastern skyline. Woodstock is the county seat.
Page County
The valley between Massanutten and the Blue Ridge, the region's most rural county. Luray and its caverns anchor the middle, with Stanley and the town of Shenandoah to the south.
Where homes are most affordable
Median sale price by area. The cheaper counties, like Floyd and Pulaski, tend to give you more land for the money and fewer amenities nearby.
Email yourself this comparison
2,300+ homes changed hands in Northern Shenandoah Valley in the last year, every number on this page comes from those public records.
Leave your ZIP and email if you want a saved copy of the same comparison: your tax difference, what your budget buys here, and a few areas to research next. No pressure, no spam.
Estimates are for general guidance only and are not tax, legal, or financial advice. Tax rates and prices change; verify current figures before making decisions.