What an ADU Is in Loudoun
A Loudoun Affordable Dwelling Unit is a price controlled home for sale or rent controlled unit required in subdivisions with 24 or more homes served by public water and sewer. The program is run under Chapter 9 of the Zoning Ordinance and Chapter 1450 of the County Code. The goal is to serve moderate income households. The control period starts on the date the deed from the builder to the first buyer is recorded.
15-Year vs 30-Year: The Table
On September 11, 2024, the Board of Supervisors extended the controls. The purchase program went from 15 years to 30 years. The rental program went from 20 years to 50 years. The new rule also restarts the clock if you resell inside the control period. This applies to deeds recorded on or after January 1, 2025.
What Happens When Control Ends
Legacy homes are those deeded before January 1, 2025. They stay on a 15-year purchase control. Homes deeded on or after January 1, 2025 are on a 30-year purchase control. Both have to be owner occupied and file an annual affidavit with the county by June 1.
How to Check Your Deed
When the control ends, you can sell at fair market value to any buyer. You no longer have an income cap on the buyer pool. The county will reassess the home at market value instead of the restricted price. That often means a higher assessment. Your Declaration of Covenants may also require a share of appreciation to go to the County Housing Trust. Check your Declaration for the exact split and how improvements are treated.
What It Means for Sellers and Buyers
To check your own home, pull three things. One, the deed from the Circuit Court land records at 18 North King Street in Leesburg or online. Note the recordation date. Two, the Declaration of ADU Covenants recorded with that deed. Read the control period and resale notice. Three, call the Loudoun ADU program at 703-737-8043 to confirm your lot is still flagged and which rule applies.
For sellers with a legacy 15-year ADU now clear, price to the market, not to the old formula. Lead with walk to the village center, LCPS schools by address, and distance to Ashburn Metro. Pull permit history for a finished basement and deck and summarize the HOA package into one clear page. For buyers looking at a newer ADU on a 30-year control, underwrite taxes at market after the control and plan to hold beyond 30 years if you want an unrestricted exit.
Sources & Data: Virginia DHCD FY2025 Local Housing Policies Report on Loudoun, Loudoun County ADU Real Estate Assessment Information page, Loudoun County ADU Purchase Program SOP, Va Code 15.2-2305 and 15.2-2305.1. Rules are county administered and can change. Verify with Loudoun County before you write an offer. Search live Ashburn homes, Leesburg homes, and Sterling homes in the Cities We Serve hub.
Text Cornerstone Realty Group at (571) 441-1031 for a 5-minute Loudoun ADU deed check and a net sheet for your address.
FAQ
What is a Loudoun Affordable Dwelling Unit?
A price-controlled home for sale or rent-controlled unit required in subdivisions with 24 or more homes served by public water and sewer. The program runs under Chapter 9 of the Zoning Ordinance and Chapter 1450 of the County Code to serve moderate-income households. The control period starts on the date the deed from the builder to the first buyer is recorded.
What changed in 2024?
On September 11, 2024, the Board of Supervisors extended the controls: the purchase program went from 15 years to 30 years, and the rental program went from 20 years to 50 years. The new rule also restarts the clock if you resell inside the control period. It applies to deeds recorded on or after January 1, 2025.
What's the difference between a legacy ADU and a newer one?
Legacy homes are those deeded before January 1, 2025: they stay on a 15-year purchase control. Homes deeded on or after January 1, 2025 are on a 30-year purchase control. Both have to be owner-occupied and file an annual affidavit with the county by June 1.
What happens when the control period ends?
You can sell at fair market value to any buyer, no more income cap on the buyer pool. The county will reassess the home at market value instead of the restricted price, which often means a higher assessment. Your Declaration of Covenants may also require a share of appreciation to go to the County Housing Trust: check your Declaration for the exact split and how improvements are treated.
How do I check the rules for my own home?
Pull three things: the deed from the Circuit Court land records at 18 North King Street in Leesburg or online (note the recordation date), the Declaration of ADU Covenants recorded with that deed (read the control period and resale notice), and call the Loudoun ADU program at 703-737-8043 to confirm your lot is still flagged and which rule applies.
Any strategy notes for sellers and buyers of ADUs?
For sellers with a legacy 15-year ADU now clear: price to the market, not to the old formula; lead with walk to the village center, LCPS schools by address, and distance to Ashburn Metro; pull permit history for a finished basement and deck and summarize the HOA package into one clear page. For buyers looking at a newer ADU on a 30-year control: underwrite taxes at market after the control and plan to hold beyond 30 years if you want an unrestricted exit.