105 addresses recorded in 2001 under a Vienna 22182 mailing address — outside the town limits, and in the Langley rather than the Madison school pyramid.
Two things about Carrington surprise buyers who find it through a Vienna search, and both are worth knowing before you tour. It is a Vienna mailing address that the Town of Vienna does not govern, and it is a Vienna mailing address that does not feed Madison High School. It is also not the Carrington Estates in Alexandria 22315, which is a different subdivision in a different part of Fairfax County and turns up in the same keyword searches.
Section 2A of Carrington was recorded on March 27, 2001 at Deed Book 11788, page 445, and the subdivision runs to 105 addresses. That puts it among the newer neighborhoods carrying a Vienna address — a generation and a half after the postwar plats inside the town, and it shows in the housing stock. Set your searches on the subdivision name together with the 22182 ZIP code: Carrington Estates in Alexandria 22315 is an unrelated community, and a name-only alert will feed you both. If a listing’s subdivision field and its ZIP do not agree, check the plat reference before you spend a Saturday driving.
Carrington sits in unincorporated Fairfax County, not inside the Town of Vienna, and the Vienna mailing ZIPs reach well past the corporate limits. The consequences run in the buyer’s favor on paperwork and against on services. There is no town real estate tax bill on top of the county one. The county zoning ordinance governs rather than the town’s Chapter 18, so the town’s accessory living unit rules, its tree conservation ordinance and its lot-coverage limits do not apply here. Permits and inspections run through Fairfax County alone rather than through two desks. Refuse collection, snow removal on the streets and the water utility are county or private arrangements, not town services. Our Vienna community page covers what changes on the other side of that line.
The zoning is PDH-2 — planned development housing at the two-units-per-acre density band. Planned development approvals in Fairfax County come with an approved development plan that fixes layout, open space and often architectural conditions, and communities zoned this way are ordinarily built out with recorded covenants and an owners association to enforce them. As of August 2026 we have not confirmed the association’s name or its assessment from a primary source, so neither appears here. Both belong in the Virginia resale disclosure packet, along with the declaration, the budget, the reserve study and any pending special assessment. Request it the day you go under contract: the Property Owners’ Association Act gives a purchaser only a short cancellation window after delivery, counted in days rather than weeks.
As of August 2026 Carrington is served by Spring Hill Elementary School, Cooper Middle School and Langley High School — not Madison, which is the assignment most buyers assume from a Vienna address. That single fact is the most common reason a Carrington listing gets shown to the wrong buyer and missed by the right one. Fairfax County assigns by address, and the School Board’s comprehensive boundary plan approved January 22, 2026 phases in grade by grade from the 2026-27 school year, so run any address through the FCPS boundary locator rather than trusting a pyramid list.
Carrington sits within Vienna — that guide covers the zoning, permitting and site constraints that apply across the wider area.
Artur can confirm what applies to a specific address here — lot, zoning, association documents and school assignment — before you write an offer.
