Jared Stiegelmeyer
Charlottesville Managing Broker
Charlottesville38.1581° N 79.0764° W
City of Staunton.
An independent Virginia city — 25,750 residents across 20 square miles.
One of 9 areas our Charlottesville team works.
At a glanceCharlottesville market
The publicrecord.
What the county and the census hold on City of Staunton — quoted, not estimated.
An independent city entirely surrounded by Augusta County but legally separate from it — its own rate, its own schools, its own roads. About 26,800 people as of mid-2025, up 4% on the 2020 census.
Known for a genuinely intact Victorian downtown across six historic districts, most of it built between 1870 and 1920 and much of it designed by one architect, T.J. Collins.
Healthcare, education and government carry the economy — Western State Hospital and Mary Baldwin University are both here — and the city sits exactly where I-81 meets I-64.
- Type
- Independent city
- Population (2020)
- 25,750
- Land area
- 20 sq mi
- Established
- 1747
- Real estate tax rate (2025)
- $0.91 per $100
Figures from Wikidata, population as of 2020. The tax rate is published by the county and set annually; check the current year before budgeting.
Where it is38.1581° N 79.0764° W
Where isCity of Staunton?
1 of our other Charlottesville areas sit within ten miles of here, Augusta the closest.
32 mi
Central Charlottesville
west of center
100 mi
Fredericksburg
east
103 mi
Richmond
south-east
138 mi
Williamsburg
south-east
Distances are straight-line, not driving.
Getting around.
The city sits exactly where two interstates meet, which shaped how it grew.
I-81
Forms the city's eastern boundary.
I-64
Reaches the city from the east, joining I-81 near downtown.
US-250
Runs straight through downtown.
Shenandoah Valley Regional Airport
About 12 miles northeast, in Weyers Cave.
Living here6 reasons
The case forCity of Staunton.
The figures above read plainly, and what they look like day to day. Where something is a trade-off, it says so.
Space
1,288 people to the square mile.
City of Staunton is the 2nd densest of the 9 Charlottesville areas we hold both figures for. Things are close together here, which is the trade: less land, less driving.
Scale
25,750 people, as of 2020.
The 5th smallest of the 9 Charlottesville areas we hold a count for. Fewer houses change hands here in a year, and that cuts both ways — less to choose from, less to compete with.
The line that matters
City of Staunton answers to no county.
In Virginia an independent city sits outside the county system entirely: it sets its own rate, runs its own schools, maintains its own roads. Comparing a bill here against one across the line is not comparing like with like.
The architecture
Nearly 200 downtown buildings by one architect.
T.J. Collins designed much of what stands downtown between 1870 and 1925, across six historic districts — Beverley/Downtown, Wharf, Newtown, Gospel Hill, Stuart Addition and the Villages of Staunton.
Where the interstates meet
I-81 and I-64 cross right at the city.
I-81 forms the eastern edge and I-64 arrives from the east — most of why Staunton grew as a rail and road town before it grew as anything else.
Presidential roots
Woodrow Wilson was born here.
His birthplace, now a presidential library and museum on East Frederick Street, holds his Pierce-Arrow limousine among the exhibits — one of the more specific historical claims a small city in this market can make.
SchoolsCity of Staunton County Public Schools
Schools andcolleges.
A compact division — 2,702 students across six schools — plus a private university inside the city.
Staunton City Public Schools
Three elementaries, one middle school, one high school and an alternative education center.
Mary Baldwin University
Founded in 1842, became fully coeducational in 2017. In the city itself, not a commuter campus.
Blue Ridge Community College
Its main campus is in Weyers Cave, in Augusta County — not inside Staunton.
Outdoors3 of them
Where theweekends go.
One large city park does most of the work, with wilderness parks filling in the rest.
Gypsy Hill Park
214 acres with a golf course, a community pool, fishing on Lake Tams, a mini train and a skate park.
Betsy Bell and Mary Gray Wilderness Parks
70 acres of hiking trail inside the city limits, with Shenandoah Valley views.
Shenandoah National Park and the Blue Ridge Parkway
Both closer to Waynesboro than to Staunton, but within easy reach either way.
On the market168 in City of Staunton · live
Homes on themarket now.
Nothing is listed in City of Staunton right now, so these are from the wider Charlottesville market — each card names its own town.
Live from search.hogangrp.com, refreshed hourly.
All City of Staunton listingsSearchsearch.hogangrp.com · Live MLS
Homes inCity of Staunton.
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Your team17 in Charlottesville
People who livewhere they sell.
The Charlottesville team covers every one of these areas.
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Associate Broker
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Karen Payton
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Cathy Wiggin
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Questions5 answered
What peopleask us.
Asked often enough by people moving to City of Staunton to be worth answering in writing.
A small, walkable city built around a genuinely intact Victorian downtown — six historic districts, nearly 200 buildings by one architect. It reads more like a New England college town than a Shenandoah Valley crossroads.
$0.91 per $100 of assessed value for 2025 — the highest rate of any locality in this market. Properties inside the Downtown Service District pay an additional $0.15 on top.
Staunton City Public Schools, its own division — 2,702 students across six schools. Mary Baldwin University is also in the city; Blue Ridge Community College's campus is a few miles away in Augusta County.
No — it is an independent city, entirely surrounded by the county but legally separate, with its own tax rate, schools and roads.
Gypsy Hill Park is the everyday option — 214 acres with a pool, a golf course and a lake. Shenandoah National Park and the Blue Ridge Parkway are both a short drive east.
Sources · checked September 14, 2026
Tax rate · School division · Gypsy Hill Park · Woodrow Wilson · Mary Baldwin · Airport · Historic downtown
Thinking of selling
What is your City of Staunton homeactually worth?
Mike Hogan founded the brokerage on knowing the county rather than the listing. Ask what that means for this street — or take a cash offer from a local investor and skip the showings entirely. Neither route commits you to the other.