Fauquier County
Bealeton, Virginia
The Route 17 and Route 29 crossroads in southern Fauquier County: the county's most affordable subdivisions, and a barnstorming airshow that has run since the 1970s.
Bealeton is the crossroads where Route 29 meets Route 17 in southern Fauquier County. It is not a town and has no government of its own. What it has is the most affordable housing in the county, a high school, and a barnstorming airshow.
The subdivisions
Built from the 1990s onward, the neighborhoods around the crossroads — Meadows of Morrisville, Bealeton Station, and others — hold single-family homes and townhouses on public water and sewer, at prices below anything in Warrenton or Prince William County. This is where a great many local first-time buyers start. Newer building has continued near the Liberty High School campus east of the crossroads.
Along Route 17 south toward Morrisville and out on the rural roads, older houses and small farms sit on wells and septic systems.
The Flying Circus
East of the crossroads, a grass aerodrome hosts a barnstorming airshow with vintage biplanes on Sunday afternoons through the warmer months, rides included. It has run since the 1970s and it is the most distinctive thing in this part of the county.
Schools
Fauquier County Public Schools serves the area, generally through the Liberty High School pyramid, with the campus in Bealeton itself. Confirm the current attendance area for a specific address.
Getting around
Route 29 and Route 17 cross here. Warrenton is about fifteen minutes north, Culpeper about twenty southwest, and Route 28 heads northeast toward Manassas.
There is no commuter rail in Fauquier County. The nearest VRE station is Broad Run in Prince William County, a substantial drive, and many commuters simply take Route 29 to I-66. It is a long trip either way, and it is the honest cost of the price advantage here.
Buying or selling here
Buyers should establish whether a property is on public utilities or a well and septic, confirm the school assignment, and drive the commute before anything else — the price is the draw, and the drive is what people underestimate. Sellers should lead with the school campus proximity and the utilities, and price against their own subdivision rather than the county at large.
Communities in Bealeton
- Bealeton village
- The crossroads itself, with shopping, the library, and older houses nearby.
- Meadows of Morrisville and Bealeton Station
- Subdivisions of single-family homes and townhouses built from the 1990s onward, among the most affordable in the county.
- Route 17 south toward Morrisville
- Rural road frontage with older houses, small farms, and acreage.
- Liberty High School area
- Newer neighborhoods near the school campus east of the crossroads.
- Flying Circus and Route 644
- Rural land east toward the aerodrome and the Rappahannock.
Schools
Fauquier County Public Schools serves the area, generally through the Liberty High School pyramid, with the Liberty campus in Bealeton. Confirm the current attendance area for a specific address with Fauquier County Public Schools.
Commuting
Route 29 and Route 17 cross here, with Warrenton about fifteen minutes north and Culpeper about twenty southwest. Route 28 heads northeast toward Manassas. There is no commuter rail in Fauquier County; the nearest VRE station is Broad Run in Prince William County, a substantial drive, and many commuters use the Route 29 and I-66 corridor instead.
Market
Bealeton holds the most affordable subdivisions in Fauquier County — single-family homes and townhouses built from the 1990s onward, on public water and sewer, with the Liberty High School campus nearby. Around them, Route 17 and the rural roads hold older houses and acreage on wells and septic systems. Buyers are largely first-time purchasers and buyers priced out of Warrenton and Prince William County, and the trade is a long commute.
Common questions
What is the Flying Circus?
A barnstorming airshow at a grass aerodrome east of Bealeton, flying vintage biplanes on Sunday afternoons through the warmer months, with rides available. It has operated since the 1970s and is the area's most distinctive local institution.
Is Bealeton a town?
No. Bealeton is an unincorporated census-designated place in Fauquier County — no separate government, no town tax, county services throughout. The name covers the Route 29 and Route 17 crossroads and the subdivisions around it.
What schools serve Bealeton?
Fauquier County Public Schools, generally the Liberty High School pyramid, with the Liberty campus in Bealeton itself. Confirm the current attendance area for a specific address with the division.
Do homes have public water and sewer?
In the subdivisions around the crossroads, generally yes. Along Route 17 and the rural roads, private wells and septic systems are the norm. Establish which serves a specific property early, because it changes the inspection and limits what can be added.
How is the commute?
Long. Route 29 reaches Warrenton in about fifteen minutes and continues north to Gainesville and I-66; Route 28 heads northeast to Manassas. There is no commuter rail in the county, and the nearest VRE station is a substantial drive. Anyone commuting to Northern Virginia daily should make the drive at the hour they would actually make it before buying here.
Current Bealeton listings are available through my search site.
Last updated 2026-09-08.