Fairfax County
Pimmit Hills, Virginia
Post-war ramblers on small lots between Tysons and Falls Church, and the most active teardown and rebuild market inside the Beltway.
Pimmit Hills is a 1950s subdivision of small ramblers between Tysons and Falls Church, and it is the most active teardown and rebuild market inside the Beltway. The land is worth more than a good number of the buildings on it, and the market reflects that on every street.
Two markets, one street
The original stock is 1950s ramblers on small lots. Alongside them, on identical footprints, stand large new custom houses built by developers who bought the rambler for the land. That means two very different price points side by side, and the first thing a buyer needs to settle is which market they are in.
Practically: do not pay a rebuild price for a house you intend to live in as it stands, and do not underestimate what a keeper will need. Construction activity is present on most streets and is likely to continue.
Why the land is worth it
Tysons is a few minutes north. The West Falls Church Orange Line station is roughly five minutes east and the Silver Line stations at Tysons a similar distance north. Route 7 and I-495 are immediately adjacent. Two Metro lines within a short drive, inside the Beltway, at prices well below McLean — that is the whole proposition.
The address is not the jurisdiction
Some Pimmit Hills homes carry a Falls Church mailing address, others McLean. Neither puts a home inside the City of Falls Church or in McLean’s estate market. It is Fairfax County land throughout: county taxes, county schools.
The neighborhoods
Pimmit Hills proper holds the original subdivision. Lisle and Griffith Road sit closest to Tysons, where redevelopment has moved fastest. Pimmit Drive runs toward Route 7. East, the area transitions into Idylwood and West Falls Church; north, Magarity Road carries apartments and newer townhouses into Tysons.
Schools
Fairfax County Public Schools, generally the Marshall High School pyramid, with some addresses assigned elsewhere. Confirm with FCPS.
Buying or selling here
Buyers should decide up front whether they want a house or a lot, and price accordingly — the two are genuinely different transactions in this market. Sellers of original ramblers should understand that builders may be their most likely buyers and price against land value, not against comparable ramblers further out.
Communities in Pimmit Hills
- Pimmit Hills proper
- The original 1950s subdivision of ramblers on small lots, now mixed with new custom houses on the same footprints.
- Lisle and Griffith Road
- Streets closest to Tysons, where redevelopment has moved fastest.
- Pimmit Drive and Leesburg Pike edge
- The southern side toward Route 7, with older stock and some commercial frontage.
- Idylwood and West Falls Church edge
- The transition east toward the Metro station and the Idylwood neighborhoods.
- Magarity Road corridor
- The route north into Tysons, with apartments and newer townhouses.
Schools
Fairfax County Public Schools serves the area, generally through the Marshall High School pyramid, with some addresses assigned elsewhere. Confirm the current attendance area for a specific address with FCPS.
Commuting
Route 7 (Leesburg Pike) runs along the southern edge and I-495 immediately east, with Tysons a few minutes north. The West Falls Church Metro station on the Orange Line is roughly five minutes east and the Silver Line stations at Tysons are a similar distance north. This is one of the best-connected residential areas in Fairfax County.
Market
Pimmit Hills is a land market as much as a housing market. The original stock is 1950s ramblers on small lots, and a substantial share of transactions are teardowns replaced by large custom houses. That means two very different price points on the same street, and buyers should be clear which they are in. Location is the driver: Tysons a few minutes away, two Metro lines within a short drive, and inside-the-Beltway access at prices well below McLean.
Common questions
Why is there so much construction here?
Because the original houses are small, the lots are close to Tysons and two Metro lines, and the land is worth more than the buildings. A large share of sales are to builders who replace a 1950s rambler with a much larger custom house. Expect construction activity on most streets, and expect it to continue.
Should I buy a rambler or a new build?
They are different purchases. The original ramblers are affordable inside-the-Beltway houses that will need work and may be worth more as land than as homes. The new custom houses are priced accordingly and compete with McLean. Both are legitimate; what matters is not paying a rebuild price for a house you intend to keep as it is, or vice versa.
What schools serve Pimmit Hills?
Fairfax County Public Schools, generally the Marshall High School pyramid, with some addresses assigned elsewhere. Confirm the current attendance area for a specific address with FCPS.
Is it in McLean?
Some Pimmit Hills addresses carry a Falls Church mailing address and others a McLean one, and neither puts a home inside the City of Falls Church or in the McLean of the estate market. It is county land throughout — Fairfax County taxes, Fairfax County schools. The address is a postal fact, not a jurisdictional one. See the [McLean guide](/neighborhoods/mclean/).
How is the transit access?
Very good. The West Falls Church Orange Line station is roughly five minutes east, the Silver Line stations at Tysons a similar distance north, and Route 7 and I-495 are immediately adjacent. For an area at this price point, having two Metro lines within a short drive is unusual.
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Last updated 2026-09-08.