Illustrative composite — not a live listing, not an appraisal.
RAAM score
71.9/ 100
Scored for a relocating buyer
Weighted toward value, condition, and outdoor access — the buyer moving for a Dulles-corridor job (data centers, federal contracting, DoD/IC) who has never heard of the Greenway toll and needs the town-vs-county tax line explained before they see a closing statement.
Loudoun is the state’s densest employer-driven relocation market — data center campuses, federal contractors, and Dulles Airport pull people in on a start date, not a school-touring schedule. Potomac Station is a walkable, established Leesburg neighborhood close to the W&OD Trail and the town’s Route 7/15 bypass, which is the pitch a transferee actually needs: livable now, not a construction-zone new-build three exits further out.
Price
$674,900
Beds
4
Baths
3
Living area
2,380 sqft
Lot
6,500 sqft
Year built
1996
What holds up
Walk Score inside Potomac Station is real — the W&OD Trail and downtown Leesburg shops are a walk or short bike ride, which matters to a buyer who does not yet own a second car.
Established 1996 construction means the landscaping, HOA reserves, and neighbor mix are settled — no builder-grade unknowns, no phase-two construction noise for the next three years.
Loudoun County Public Schools carries a strong reputation nationally, which is a fast, low-effort trust signal for a buyer who has zero local frame of reference.
Being inside the Town of Leesburg (not unincorporated Loudoun) means town services — trash, snow removal, its own police patrol — layer on top of county services, which a first-time Virginia buyer will not know to ask about.
Watch-outs
Town of Leesburg residents pay a town real estate tax on top of the Loudoun County rate. Two tax lines on one bill is the single most common "wait, what?" for an out-of-state buyer — get ahead of it before the closing disclosure does it for you.
The Dulles Greenway is a privately operated toll road, not a state highway. If the commute plan runs through it, price the toll into the buyer’s actual monthly cost, not just the mortgage.
Loudoun is one of the fastest-growing counties in the country; LCPS boundary lines shift as new schools open. Confirm the current attendance zone against the county’s live map — do not infer it from this neighborhood name or from listing remarks.
1996 mechanicals are approaching or past a typical HVAC service life. Ask for replacement dates before the inspection, not during the negotiation that follows it.
Score breakdown
Value for money66/100 · 28% → 18.5
Condition & systems72/100 · 20% → 14.4
Lot size & light70/100 · 18% → 12.6
Commute access78/100 · 14% → 10.9
School quality88/100 · 10% → 8.8
Home age62/100 · 6% → 3.7
Community mix74/100 · 4% → 3.0
How you'd use this with a client
Some agents attach the brief; others keep it as prep. Both work.
Send it with the listing
Send it before the first video walkthrough — a relocating buyer often makes the first cut remotely, and this format answers "why this house, why this town" without a 45-minute call.
Use the tax and toll watch-outs as the first five minutes of the call. Getting ahead of the town-vs-county surprise builds more trust than another photo tour.
If the score lands in the low-70s, say so plainly. A transferee on a relocation clock trusts an honest 72 more than a listing description that oversells every comp.
Or use it as prep
Not ready to put a scored report in a client's inbox? The brief still earns its keep on your side of the conversation.
Read it before the showing. Highlights and watch-outs tell you what will land and what will push back — so you are answering questions, not discovering them in the driveway.
Use the weight breakdown to rehearse trade-offs: what this house wins on, what they are giving up to hit their top criteria, and whether that math still works for them.
Walk into price talk knowing where the score supports the ask and where it does not. A strong value line can hold the number; thin condition or age gives you room to counter — or permission to walk.
Want this on a client's shortlist?
Send me five addresses — a live shortlist is ideal, a listing you're taking to market works too. Reply to the email or use the form below. Same format, no cost. I want the blunt notes on what's wrong. White-label and bulk are on the table if this is useful; they're not required for the five free reports.