Cheapest Place to Live Near DC in 2026

Written, Edited and Fact Checked by Taras Kim

Fact Checked by Wellknown Moving DC

Updated: December 25, 2025

Living in Washington, DC provides access to a fairly strong job market and a rich cultural life. However, this comes at a price. Washington, DC is known as one of the most expensive cities in the US. Buying or renting a home will cost you more than the national average. Therefore, people who plan to settle in the area are increasingly looking to the suburbs of the capital, as there are more affordable options there.

In this guide, we have listed eight budget-friendly suburbs near DC. All of them offer affordable housing prices, good safety, and a convenient commute to DC. We used current data from the U.S. Census Bureau, Zillow, and BestPlaces. These suburbs are suitable for people who are moving for work, want to reduce their living expenses, or simply want to get better value for their money.

Short answer:

Living in Washington, DC is very expensive. The suburbs allow you to save significantly by reducing housing costs. At the same time, you do not lose as much time commuting to downtown DC.

Among the best places to live near DC in 2025:

• Cheapest homes: Germantown, MD; Waldorf, MD;
• Best public transportation: Frederick, MD; Silver Spring, MD;
• Larger area for families: Woodbridge, VA; Silver Spring, MD.

These areas offer:

• Homes are typically $150,000–$250,000 cheaper than in DC.
• Rent is $350–$500 cheaper per month.
• Commute times to the city are typically less than 60 minutes by car or public transportation (Metro, MARC, VRE).

How We Picked These Budget-Friendly Suburbs Near DC

During the selection process, we did not just look at cheap locations. We also looked at comfortable living conditions and short commutes to the capital.

Home Prices & Rent

We prioritized areas where home prices and rents are below the average for Washington, DC. To do this, we used current data for 2025 from Zillow, as well as regional rental reports.

Commute to DC

We only included areas that are within a 60-minute commute to DC. This applies to the most practical transportation options such as Metro, MARC, VRE commuter rail, and major highways.

Safety

We used local and national crime data. This allowed us to exclude suburbs with high crime rates.

Quality of Life

We also researched factors that contribute to everyday comfort. These include schools, parks, shops, healthcare, and other services. This is especially useful for families and those planning to stay for the long term.

Updated for 2025

All information is up-to-date. It takes into account the realities of the post-pandemic market and is based on the latest data for the end of 2025. All of these suburbs are really affordable, have a high level of safety and convenience for those who work in Washington, DC or nearby areas.

Affordable Suburbs Near Washington, DC

Frederick, MD

Frederick, MD is located 45 miles northwest of Washington, DC. It is rightfully considered one of the most attractive options for its price. Due to the relatively convenient commute to DC, this option is suitable for families, remote and hybrid workers. At the same time, for the same money, you will get more space than the suburbs located closer to the Beltway.

Average cost of housing in Frederick is lower compared to Washington, DC and other areas of Maryland and Virginia:

• median home values are usually $435,000–$470,000;
• average monthly rent for 1-bedroom apartment is about $1,600. Prices vary depending on the neighborhood and housing type, according to Zillow.

Single-family homes and townhouses are usually represented on the market. For the same money, buyers can get significantly more square footage here than in suburbs closer to the capital.

Commuting to Washington, DC is possible, but requires planning. Many residents drive by car on I-270, but traffic can be heavy during peak hours. Public transportation is a real alternative: the MARC Brunswick Line connects Frederick Station with Union Station in approximately 1 hour to 1 hour and 15 minutes. This makes the city a convenient option for those who work a hybrid schedule or commute to the office on a daily basis.

In terms of crime rates, Frederick is in the mid-range of the DC-area suburbs and is noticeably safer than Washington, DC itself. Although rates vary by area, the city is generally considered stable and family-oriented.

Quality of life is one of the main advantages of Frederick. Here you can find:

• compact and walkable historic downtown;
• local restaurants and breweries;
• convenient access to parks, trails, and the Catoctin Mountains.

Public schools most often have average to above-average grades, and infrastructure investments support the city's continued development.

The main trade-off is distance. The daily commute to DC, especially by car, can be exhausting. But for those who value space, lower home prices, and a comfortable lifestyle and do not have to be downtown every day — Frederick, MD remains one of the strongest options among affordable suburbs near Washington, DC.

Germantown, MD

Germantown, MD is a large suburban community located 30 miles northwest of D.C. Germantown is one of the most affordable areas in the county. Renting a 1 bedroom apartment here costs an average of $1,650 according to Zillow. Homes can be purchased for $390,000 to $420,000. Germantown has a diverse housing stock. You can live in a townhouse, an apartment complex, or an older home with a custom layout. You will always have options to suit your budget and lifestyle.

Compared to Frederick, Germantown is closer to DC, making it more convenient for daily commutes. It is also more integrated into the economy of the Washington metropolitan area. It is most often chosen by families and first-time homebuyers who want access to the Washington job market without facing the typically high prices of neighboring suburbs.

Commuting options to Washington, DC are quite flexible. Many residents drive by car on I-270, although traffic jams are common during rush hours. A significant advantage of the area is public transportation. The MARC Brunswick Line allows you to get from Germantown to Union Station in about 45 minutes – just over an hour, which is convenient for both daily commuters and hybrid workers.

In terms of safety, Germantown is most often rated as average to above average compared to other DC-area suburbs. The crime rate here is noticeably lower than in Washington, DC as a whole. As with any major suburb, safety varies by area, but in general Germantown is perceived as a stable and long-established neighborhood.

Everyday life in Germantown is built around convenience and diversity. Residents have access to large shopping centers, restaurants and green areas, including Black Hill Regional Park, as well as one of the most affluent school systems in the state — Montgomery County public schools. The main drawbacks are building density and traffic. The area does not have a walkable historic core, and it can feel congested during peak hours.

Waldorf, MD

Waldorf, MD is located in Charles County, Maryland, approximately 25 miles southeast of Washington, DC. This is one of the most affordable major suburbs in the region. It is particularly popular with families and first-time buyers who look for lower housing prices and more space than in suburbs closer to downtown. Compared to Germantown, Waldorf seems more sprawling and less integrated into the main DC transit network.

The main advantage of Waldorf is housing affordability. In late 2025:

• median home prices are usually in the $415,000 - $440,000 range.
• average monthly rent is about $1,700 for 1 bedroom apartment.

The housing stock mainly consists of single-family homes and new suburban developments. It makes the area particularly attractive for those looking for larger homes, a private yard and quieter residential streets.

Commuting to Washington, DC is more difficult here than in the suburbs with rail connections. Waldorf does not have a Metro or MARC station. So, most residents rely on the car, commuter buses, and park-and-ride. Typical travel time is between 45 and 75 minutes and is highly dependent on traffic, especially on US-301 and the Beltway exit. For this reason, Waldorf is best suited for hybrid workers or families who do not need to commute to DC every day.

In terms of safety, Waldorf is in the moderate range among DC-area suburbs. The crime rate is lower than in Washington, DC, but higher than in many areas of Montgomery County. Rates vary markedly from district to district.

Everyday life in Waldorf is focused on the classic suburban lifestyle, not on walking distance. There are many shopping centers, restaurants, parks and public spaces, which supports the family-oriented lifestyle well. Public schools in Charles County typically have average to above-average grades. Waldorf does not have a pronounced downtown and active nightlife. But for many residents, this compromise is justified by space and affordable prices.

Overall, Waldorf, MD is meant for buyers and families who prioritize lower home prices and spacious accommodations and are willing to put up with car-dependent trips in exchange for affordability.

Manassas, VA

Manassas, VA is located in Prince William County. It is about 30 miles southwest of Washington, DC. Manassas is often considered one of the most affordable places to live in Northern Virginia. The area is particularly attractive to buyers and renters if they want to stay in Virginia for tax, work, or career reasons, but cannot afford the more expensive markets like Arlington, Alexandria, or Fairfax. Compared to Waldorf, Manassas looks more embedded in Northern Virginia's economy and transportation system of Virginia.

By the standards of the DC-area suburbs, housing costs in Manassas remain relatively affordable. In late 2025:

• median home values are in the range of $540,000–$560,000.
• average monthly rent is about $1,842 for 1 bedroom apartment.

The housing stock consists of older single-family homes, townhouses, and apartment complexes, and the price-to-space ratio is generally better than in the inner suburbs of Northern Virginia.

Commuting to Washington, DC is realistic here. Especially for those who use commuter rail. VRE Manassas Line provides direct connections to Union Station. The average travel time is 55-65 minutes. Motorists mostly use I-66, which is heavily congested during rush hours. Therefore, Manassas is best suited for those who can use VRE or have a flexible work schedule.

In terms of safety, Manassas usually refers to the average range among Northern Virginia suburbs. The crime rate is lower than in Washington, DC. But it is still slightly higher than in smaller and more affluent communities. It really depends on the specific area.

The quality of life in Manassas is shaped by a combination of suburban format and local history. It has a compact downtown, regular community events and access to major green areas such as Manassas National Battlefield Park. Schools are rated as average. The city itself continues to grow due to the influx of residents focused on affordability.

The main disadvantages are traffic and distance. Traveling by car can be unpredictable, and walkability is inferior to suburbs closer to downtown.

Woodbridge, VA

Woodbridge, VA is located in Prince William County, about 20-22 miles south of Washington, DC. It is one of the most affordable large suburbs in Northern Virginia. It offers its residents several possible commute options to DC. This area is popular among couples and first-time buyers. This is due to the need for more space, which other suburbs cannot provide. At the same time, good transportation access to Washington, DC is maintained.

Housing prices in Woodbridge are significantly lower than in other Northern Virginia suburbs that are closer to the capital. As of late 2025:

• Median home values are around $475,000–$490,000.
• Average monthly rent is around $1,650 for 1 bedroom apartment.

The market offers a choice of single-family homes, townhouses, and apartments. You will get more square footage for the same price as in Fairfax or Arlington.

A distinctive feature of Woodbridge is its commuting convenience. The suburb is served by the VRE Fredericksburg Line. This line provides direct service to Union Station. Travel time does not exceed 65 minutes. For cars, there is I-95, which has very heavy traffic during rush hour. The advantage is that the route is direct and fairly straightforward. The availability of both rail and car transportation allows residents to choose their own way of traveling to the capital.

In terms of safety, Woodbridge is rated in the average range when compared to other DC area suburbs. The crime rate here is not as high as in Washington, DC. However, it is higher than in the more upscale areas of Virginia. The figures vary significantly depending on the specific neighborhood.

For everyday life, Woodbridge boasts proximity to nature and convenience. There is a large shopping center, Potomac Mills, and many good restaurants and services. There are also several natural areas in the suburbs, such as Occoquan River and Leesylvania State Park. The quality of schools varies from district to district. On average, within Prince William County, they are rated average to above average.

The main drawbacks are the density of development and heavy traffic. I-95 is typically congested during rush hour. At the same time, there is no classic walkable downtown here. Nevertheless, the combination of relative affordability, access to transportation, and more spacious housing makes Woodbridge, VA an attractive option in close proximity to Washington, DC.

Gaithersburg, MD

Gaithersburg, MD is located in Montgomery County, Maryland. It is approximately 25 miles northwest of Washington, DC. It is closer to the city than Germantown, and offers a more established and stable suburban environment. The area is particularly popular with families and professionals who care about Montgomery County's schools and infrastructure, but aren't willing to pay Bethesda or Rockville prices.

Housing in Gaithersburg is more affordable than in many DC suburbs, although slightly more expensive than in Germantown. In late 2025:

• median home values are usually in the range of $500,000–$510,000.
• average monthly rent is about $1,650 for 1 bedroom apartment

The housing stock includes single-family homes, townhouses and apartment communities. It creates a good balance between price, space and long-term stability.

Commuting to Washington, DC is quite flexible. Gaithersburg is served by the MARC Brunswick Line, which takes approximately 45-55 minutes to reach Union Station. Motorists most often use I-270, where traffic remains heavy during peak hours. This makes Gaithersburg suitable for both daily commuters and hybrid workers.

Gaithersburg is usually rated above average among DC area suburbs for its level of safety. The crime rate is lower than in Washington, DC. The city is widely perceived as safe and family-friendly. Although differences between neighborhoods persist.

Quality of life is one of the key advantages of Gaithersburg. Residents get access to large green areas including Seneca Creek State Park. They also have well-maintained residential neighborhoods, shopping centers, and a strong public school system. The main disadvantage is the cost. Housing here is more expensive than in more remote suburbs. Also, traffic on I-270 during rush hours can be annoying. However, for many families, the stability and quality of schools justify the higher price.

Hyattsville, MD

Hyattsville, MD is located in Prince George's County, just a few miles northeast of downtown Washington, DC. This is one of the closest and most affordable suburbs on the list, which makes it particularly attractive for commuters who need short commutes and direct access to Metro, but without DC-level housing prices. The area is popular with young professionals, first-time buyers and those who prefer not to depend on the car.

The cost of housing in Hyattsville remains relatively low, given its proximity to the city. Based on data for the end of 2025:

• median home values are usually in the range of $400,000–$430,000.
• average monthly rent is about $1,700 for 1 bedroom apartment.

The housing stock includes older single-family homes, townhouses and new apartment developments near Metro stations. Although homes here are often smaller or older than those in more remote suburbs, for many buyers and renters, it is the combination of location and price that makes Hyattsville, MD a particularly attractive option near Washington, DC.

One of the main advantages of Hyattsville is its convenient commute to Washington, DC. The city is served by several Metro Green Line stations, including Hyattsville Crossing and Prince George's Plaza, from where it usually takes 15-30 minutes to get to downtown DC. Additional flexibility is provided by bus routes and quick access to the main roads-Route 1, Baltimore-Washington Parkway and the Capital Beltway. Although traffic can be heavy during peak hours.

In terms of safety, Hyattsville crime rate is similar to Washington, DC. But it is still higher than in more remote suburbs. It depends on the specific neighborhood.

Everyday life in Hyattsville reflects its urban-suburban mix. The area offers a developing arts and culture scene, local restaurants and cafés, convenient shopping and active redevelopment. Schools in Prince George's County vary in quality. On average, schools are rated from average to slightly above average. The main trade-offs are building density, smaller houses, and limited parking. However, for many residents, quick access to Metro and a short commute outweighs these disadvantages.

Silver Spring, MD

Silver Spring, MD is located just north of Washington, DC, in Montgomery County, and is one of the closest suburbs on this list. In many ways, it feels like an extension of the city: dense development, walkable neighborhoods, and one of the best levels of public transit access outside of DC itself. Silver Spring is particularly appealing to commuters, young professionals, and those looking for a more urban lifestyle at a lower price than Washington, DC.

The cost of housing in Silver Spring is higher than in the remote suburbs, but still lower than in DC or in areas like Bethesda or Arlington. Based on data for the end 2025:

• median home values are usually in the range of $495,000–$540,000.
• average monthly rent is about $1,700 for 1 bedroom apartment.

Most of the housing stock consists of apartments, condos and townhomes near transport hubs, while single-family homes are available in the surrounding areas, but at a higher price.

Commuting to Washington, DC from Silver Spring is one of the easiest options in the region. Several Metro Red Line stations, including the main Silver Spring station, provide direct access to downtown DC. Typical travel times are 20-40 minutes. A well-developed bus network further enhances the district's role as a major transit hub, making it convenient for car-free or low-car households.

In terms of safety, Silver Spring is usually in the average range among inner-ring DC suburbs. The crime rate is lower than in Washington, DC as a whole, but varies markedly by area: downtown is more active than in quieter residential neighborhoods.

The quality of life in Silver Spring is defined by accessibility and diversity. Downtown is home to restaurants, shopping, music venues, and cultural institutions such as The AFI Silver Theatre and The Fillmore, as well as green spaces nearby, including Sligo Creek Park. Public schools benefit from a strong Montgomery County education system. The main disadvantages are higher costs, density of buildings and difficulties with parking. For many residents, the convenience and short commute fully justify these compromises.

Compare the Most Affordable Suburbs Near Washington, DC (2025)

For comparison, in Washington, based on data from Zillow, renting a one-bedroom apartment costs $2,107, and the average price of a house is $570,000–$650,000.

Extra Costs to Know Before Moving Near Washington, DC

Choosing an affordable suburb near Washington, DC is only part of the equation. The price of buying a home or the level of rent is important. But taxes, transportation, and regular payments can significantly change the real cost of living. Often, a lower home price is accompanied by higher fixed costs. So, it is important to assess the full financial picture before moving, and not just the cost of housing.

Property Taxes

Property taxes vary markedly across the DC metro area and can add thousands of dollars a year to housing costs. In general, counties in Maryland typically have higher effective tax rates than Virginia. Especially in areas like Montgomery County and Prince George's County. In Virginia, lower property taxes are often offset by higher vehicle-related fees.

For example, a home in Montgomery County, MD may have a higher annual tax rate than a similarly priced home in Prince William County, VA. Over time, these differences significantly affect affordability, especially for shoppers on a tight budget. Therefore, when comparing suburbs, it is important to take into account not only the purchase price, but also the total annual tax obligation.

Transportation and Commuting Costs

Commuting costs are another key factor, especially in suburbs farther away from Washington, DC. Daily car travel quickly accumulates fuel costs, toll roads, parking, maintenance, and car wear, especially on congested routes like I-95, I-270, and I-66.

Public transportation can reduce some of these costs. But it still remains a regular item of expenditure. Monthly passes for Metro, MARC, or VRE should be budgeted in advance. In suburbs with good transit access such as Silver Spring or Hyattsville rent may be higher. However, savings on car ownership and parking often partially offset this difference. More car-dependent suburbs, such as Waldorf, typically require a minimum of one car per family. It increases overall costs.

HOA Fees, Utilities, and Insurance

Many new suburban neighborhoods near DC have HOA fees, which often range from $50 to $300+ per month. While these payments may cover common area maintenance or general amenities, they add a fixed monthly load and do not increase equity.

Utility costs are also highly dependent on the type and age of housing. Larger or older homes often require high heating and air conditioning costs, especially given the hot summers and cold winters in the DC region. Insurance is another expense item that can easily be underestimated: homeowners insurance depends on the cost and age of the home, and renters’ insurance, although inexpensive, should still be included in the monthly calculation.

The Big Picture

Suburbs that seem cheap at first glance don't always turn out to be the most profitable in the long run. Higher taxes, long commute, HOA fees, and transportation costs can significantly reduce the difference between remote suburbs and closer areas. Comparing total monthly and annual costs, not just rent or mortgage payment, helps you make a more balanced and sustainable decision when choosing a place to live near Washington, DC.

Frequently Asked Questions