City of Alexandria vs. an Alexandria Address: Kingstowne, Fort Hunt, Hybla Valley, Mount Vernon and Rose Hill
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Taxes, Schools, Trash, Zoning and Services: What Changes When an “Alexandria” Home Is in Fairfax County
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Quick Answer: Is Kingstowne in Alexandria?
Last updated October 15, 2026.
Quick answer: not in the City of Alexandria. Kingstowne, Rose Hill, Huntington, Belle Haven, Hybla Valley, Fort Hunt and Mount Vernon have Alexandria, VA mailing addresses, but they are in Fairfax County. The City of Alexandria is an independent city with its own council, taxes, schools and services, while the Postal Service’s “Alexandria” covers far more ground. The difference shows up in the tax rate ($1.135 per $100 in the city for 2026 vs. $1.12 in Fairfax County for FY 2027), the school system (ACPS vs. FCPS), trash service, zoning rules and which government reviews a renovation.
Back to the Living in Alexandria, VA guide.
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How to Tell the City From the County
The city’s western boundary dates to 1951, when it annexed about 7 square miles of Fairfax County, roughly half of today’s city. Neighborhoods outside that line kept the Alexandria postal name, so the mailing address and even the ZIP code can’t tell you which government a home is in. To check:
- Tax record: city parcels appear in the City of Alexandria real estate assessment records; county parcels appear in Fairfax County’s real estate assessment search, which also lists the supervisor district.
- Listing data: the Bright MLS listing names the jurisdiction (Alexandria City or Fairfax County).
- Ask before you offer: Nikki confirms the jurisdiction for every home her buyers consider, because it changes the tax bill, the assigned schools and the rules for future projects.
City of Alexandria vs. Fairfax County, Side by Side
| Topic | City of Alexandria | Alexandria address in Fairfax County |
|---|---|---|
| Local government | Mayor and City Council | Fairfax County Board of Supervisors; the district depends on the address |
| Real estate tax | $1.135 per $100 (calendar year 2026), plus a stormwater utility fee ($357.40 per equivalent residential unit in the FY 2027 budget) | $1.12 per $100 (FY 2027, adopted May 5, 2026), plus the countywide stormwater service district levy and any special district levies |
| Vehicle tax | $5.33 per $100 of assessed value (2026) | County personal property rate; see Fairfax County Tax Administration |
| Schools | Alexandria City Public Schools; ACPS Attendance Zone Locator | Fairfax County Public Schools; FCPS Boundary Locator |
| Trash | City collection, with a refuse fee on the real estate bill for homes it serves | Most homes use a private hauler, billed directly or through an HOA; the county collects in designated collection areas covering more than 44,000 homes |
| Buses | DASH (fare-free) and Metrobus | Fairfax Connector and Metrobus |
| Historic review | Board of Architectural Review for Old and Historic Alexandria, Parker-Gray and designated 100-year-old buildings | No city BAR; Fairfax County has its own historic overlay districts where they apply |
| Zoning | City Zoning Ordinance, including the 2023 Zoning for Housing changes | Fairfax County Zoning Ordinance |
Rates checked October 15, 2026. Compare actual tax bills for the homes you’re considering, since assessments differ more than rates do.
Kingstowne
Kingstowne is a planned community of townhouses, condos and single-family homes along Kingstowne Boulevard between South Van Dorn Street and Telegraph Road, built around the Kingstowne Towne Center shops. Its master association, the Kingstowne Residential Owners Corporation (KROC), runs community amenities including pools at the Snyder Center and South Center. The Van Dorn Street and Franconia-Springfield Metro stations (Blue Line) are a short drive away.
What to know before buying here:
- Two layers of dues are common: KROC plus a neighborhood or condo association. Ask for both resale packets and read the budgets and reserve studies.
- Pool access and amenity rules come from the association, not the county.
- Homes are assigned to FCPS; check the FCPS Boundary Locator for the exact address.
- Search Fairfax County’s planning and zoning records for proposals near the home before paying extra for a view or a wooded backdrop.
Rose Hill
Rose Hill is a mostly single-family area around Rose Hill Drive and Franconia Road, north of Kingstowne and close to the Beltway and Telegraph Road.
What to know before buying here:
- Many streets have no HOA, so there may be no covenants on sheds, fences or parking; read the deed and plat.
- Additions and accessory structures follow the Fairfax County Zoning Ordinance and need county permits.
- Check FCPS assignments and Beltway noise for the specific lot.
Huntington and Belle Haven
Huntington sits along Cameron Run just south of the city line, next to the Huntington Metro station at the end of the Yellow Line. Belle Haven lies along the George Washington Memorial Parkway south of Old Town, near Belle Haven Park and the Dyke Marsh Wildlife Preserve.
What to know before buying here:
- Fairfax County completed the Huntington levee and pumping station in 2019, designed to protect the neighborhood from storms up to and including a 100-year flood. Still check FEMA flood maps and get a flood insurance quote for the exact address.
- Low-lying blocks near the river and Cameron Run deserve a look at the flood zone, the elevation and any history of water in the basement.
- Homes are assigned to FCPS, even where the city line is a few blocks away.
Hybla Valley and the Richmond Highway Corridor
Hybla Valley lies along Richmond Highway (Route 1) south of the Beltway, with the wetlands and boardwalk of Huntley Meadows Park to the west. Fairfax County is planning a 7.4-mile bus rapid transit line on Richmond Highway from Huntington Metro to Fort Belvoir with nine stations; county timelines from 2024 and 2025 put completion around 2033, after VDOT widens parts of the road.
What to know before buying here:
- Expect years of Route 1 construction once road widening and BRT work start; check VDOT and Fairfax County project pages for the segment near the home.
- Huntley Meadows is a Fairfax County Park Authority park of about 1,450 acres, and its half-mile boardwalk is a short drive from much of the area.
- Check flood maps near streams and confirm FCPS assignments.
Fort Hunt
Fort Hunt is the area along Fort Hunt Road and the George Washington Memorial Parkway south of Belle Haven, named for the National Park Service’s Fort Hunt Park. During World War II the park was a secret military intelligence center known as P.O. Box 1142. Housing is mostly single-family homes, and the Mount Vernon Trail runs along the river.
What to know before buying here:
- There is no Metrorail station in Fort Hunt; most commuters drive the Parkway or Route 1, and Fairfax Connector buses link to Huntington Metro.
- Additions, pools and fences follow Fairfax County rules and permits, not the city’s.
- Homes are assigned to FCPS; check the FCPS Boundary Locator.
Mount Vernon
The Mount Vernon area stretches south toward George Washington’s Mount Vernon estate, at the end of the Parkway and the 18-mile Mount Vernon Trail. Route 1 is the main commercial road.
What to know before buying here:
- Planned Richmond Highway widening and BRT work will bring construction to parts of Route 1.
- Check FEMA flood maps for homes near Little Hunting Creek, Dogue Creek and the river.
- Homes are assigned to FCPS; confirm the exact assignment.
Working With a Realtor in Kingstowne, Fort Hunt and Hybla Valley
Nikki Lagouros is the #1 selling realtor in Northern Virginia by units sold since 2020, based on RealTrends rankings and her team’s transaction records. Her team works with buyers and sellers in the City of Alexandria and in the Fairfax County communities with Alexandria addresses, from Kingstowne and Rose Hill to Hybla Valley, Fort Hunt and Mount Vernon, and confirms the jurisdiction, association documents and school assignment for every home. See Rankings & Data, contact Nikki, text Nikki or call 703-596-5065.
More Alexandria Guides
- Living in Alexandria, VA: the full Alexandria guide
- Alexandria neighborhoods compared
- Buying in Old Town: BAR rules and waterfront flooding
- Alexandria development tracker
- Alexandria events calendar
Nearby area pages: Arlington, Burke, Fairfax and Woodbridge, or see all areas served. Nikki’s results are on the Rankings & Data page, and you can contact Nikki any time.
City vs. County Alexandria FAQ
Is Kingstowne part of the City of Alexandria?
No. Kingstowne is in Fairfax County, though its homes have Alexandria, VA mailing addresses. Homes there pay Fairfax County real estate tax and are assigned to Fairfax County Public Schools.
Is Fort Hunt in Alexandria or Fairfax County?
Fort Hunt is in Fairfax County. It uses Alexandria mailing addresses and takes its name from Fort Hunt Park, a National Park Service site on the George Washington Memorial Parkway.
Are taxes lower in Fairfax County than in the City of Alexandria?
The rates are close: $1.135 per $100 in the city for calendar year 2026 and $1.12 per $100 in Fairfax County for FY 2027. Each adds its own fees and levies, and the bill depends on the assessment, so compare actual tax bills for the homes you are considering.
Which schools serve Kingstowne, Fort Hunt and Hybla Valley?
Those areas are in Fairfax County, so homes are assigned to Fairfax County Public Schools. Assignments depend on the exact address, so check the FCPS Boundary Locator.
How can I tell if a home is in the City of Alexandria?
Check the jurisdiction on the tax record or the Bright MLS listing rather than the mailing address or ZIP code. Nikki confirms it for every home her buyers consider.
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Nikki Lagouros is your go-to real estate partner for buying or selling in Alexandria, VA. Schedule a consultation and start your journey toward a successful real estate experience.
Sources
Sources checked October 15, 2026.
- City of Alexandria: Alexandria’s Changing Borders; 2026 first half real estate tax bills; FY 2027 approved budget; Historic Preservation; Office of Real Estate Assessments
- Fairfax County: FY 27 budget and tax rate (May 5, 2026); Solid waste FAQ; Huntington Levee; Richmond Highway widening and BRT update; Real estate assessment search; Huntley Meadows Park
- Federal Transit Administration: Richmond Highway BRT project profile (November 2025). Connection Newspapers: Huntington levee completion (June 2019); Mount Vernon transportation plans (Sept. 17, 2025)
- National Park Service: POWs and Intel at Fort Hunt in World War II; Mount Vernon Trail; Dyke Marsh Wildlife Preserve
- ACPS school boundaries; FCPS Boundary Locator; Patch: pools near Kingstowne (2022)
- Photo: Boardwalk at Huntley Meadows Park (2014), by Blake Patterson, CC BY 2.0 via Wikimedia Commons.
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