Three distinct profiles divide the state. The DC-metro corridor draws from the Potomac at 110-150 mg/L. The Richmond metro and central Piedmont draw from the James River at 70-100 mg/L. The Tidewater is moderate but dominated by salt-aerosol load. West of the Blue Ridge, carbonate-bedrock groundwater pushes hardness to 180-260 mg/L on municipal supply, higher on wells.
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By Tony Petruzzi, Falls Church, Virginia
I have been cleaning windows in Virginia since 2003, and at this point I know the state well enough that the editors of this site asked me to write it up properly. The story of how I got here is unremarkable in the way that most working-trade stories are unremarkable. I grew up in a Philadelphia rowhouse neighborhood, did three years of commercial property maintenance out of college for a regional management firm with buildings in Wilmington and Baltimore and a handful in the DC suburbs, got tired of working for someone else, and went independent in 2003 with a 1998 Astro van and four commercial accounts that the property firm did not want to keep on its in-house roster. Two of those four accounts were in Northern Virginia. That is how I ended up in Falls Church.
Twenty-two years in. The shop now runs four trucks during peak season, two during the slower winter stretch, and our working book covers the DC-Virginia-Maryland metro thoroughly enough that I am routinely on routes in Arlington, Alexandria, Falls Church, McLean, Tysons, Vienna, Reston, Herndon, Loudoun County, and parts of Fairfax that I could drive blindfolded. The book also reaches further. Commercial referrals have pulled me down to Richmond, Williamsburg, and the Virginia Beach side of Hampton Roads. A handful of high-end residential referrals have taken me out to Charlottesville and a few times across the Blue Ridge into the Shenandoah Valley. I do not work the whole state regularly, but I have worked enough of it to have informed opinions about what makes each part different.
The thing I want to do in this piece is what I would do for any operator who was thinking about extending their book into Virginia. I want to break the state down into the three working zones that matter to anyone cleaning glass here — the DC-metro corridor, the Piedmont running south through Richmond, and the Tidewater — and I want to talk about the Blue Ridge groundwater flip on the western edge, because it matters more than most operators expect. The chemistry framing that the other Mid-Atlantic and Northeast contributors on this site use is going to keep running here. There is no other honest way to talk about what we are doing.
A note on what I am not. I am not a materials chemist by training the way Easton Giordano on the West Coast is. My chemistry is the chemistry you learn from twenty-two years of dealing with the same problems repeatedly and being curious enough to ask the right questions of the right people. My older brother is a chemical engineer at a specialty-coatings firm in suburban Philadelphia, and I have spent more late-night dinners than I can count walking him through staining patterns and asking him what is actually happening at the surface. A few of the protocols I run came out of those dinners. Most of what is in this piece is field-grade and route-tested. None of it is laboratory work.
Anyone working glass in the DC-metro corridor — and that means most of the work in Northern Virginia — is dealing with water that comes off the Potomac. Fairfax Water, Arlington's system, the City of Falls Church, the Loudoun Water service area, and the DC water utility on the other side of the river all draw primarily from the Potomac River. The chemistry runs moderately hard most of the year: 110 to 150 mg/L as a typical range, occasionally pushing into the high 150s during low-flow summer stretches when the dissolved solids concentrate. There is a meaningful seasonal swing. Spring runoff dilutes the hardness; late summer concentrates it. Operators who work the same buildings year-round see this pattern in spot density on east-facing glass during the August-September stretch.
The Potomac also carries a particular signature of dissolved organics that no other Mid-Atlantic source water carries in quite the same way. Upstream agricultural runoff in the Shenandoah and the upper Potomac watershed contributes a dissolved-organic-carbon load that the treatment plants neutralize but do not entirely remove. The residue you see on glass during late-summer low-flow stretches is not just calcium-carbonate scale. It is calcium-carbonate scale plus a thin organic-tinted film that responds differently to plain acidic lifts than pure mineral scale would. I run a citric acid prerinse with a slightly extended dwell time on this residue — three or four minutes rather than the standard one or two — and then a normal squeegee finish. The extended dwell pulls the organic component along with the mineral.
A note on Arlington and the variance question. Arlington County purchases its finished water from the Washington Aqueduct, which is a separate treatment system from Fairfax Water even though they both draw on the Potomac. The output chemistry is similar but not identical. Arlington water runs slightly softer most of the year than Fairfax water, by maybe 10 to 15 mg/L on average. The difference does not change protocol, but it does change how often you see staining on the same building stock. I have a few accounts in Arlington that I clean less aggressively than a comparable Fairfax County account would get, and the glass holds up the same.
The Loudoun Water service area is mostly Potomac-sourced but has a meaningful well-water component in the western parts of the county. Operators working from Leesburg out to Purcellville and Lovettsville are dealing with deeper-aquifer water on some accounts: 200 to 280 mg/L hardness, occasional iron content. The iron content is what gets you. Sprinkler-overspray staining on the western Loudoun horse-country residential stock can be severe, and the standard citric protocol underperforms. You need oxalic acid handling, the same way Elly Giordano documents in his North Carolina piece for the Piedmont iron-clay band. The geographical continuity is real — the Piedmont iron-clay geology that produces those stains in Durham produces them on a smaller scale in western Loudoun and continues south through the rest of Virginia.
The Piedmont is the second of the three Virginias, and it is the largest by area. It runs from the eastern foot of the Blue Ridge down to the fall line that marks the western edge of the Tidewater. Geographically, that is most of the central spine of the state: western Loudoun, Fauquier, Culpeper, Madison, Orange, Spotsylvania, Louisa, Hanover, Henrico, Goochland, Powhatan, Amelia, and most of the Richmond metro. The soils through this band are iron-rich red clay that weathers from the underlying granitic and gneissic bedrock, and that geology produces the same staining problems that Elly Giordano documents in his Georgia piece and Elly Giordano documents in his North Carolina piece.
The Virginia variant has its own character. The clay is less kaolinitic than Atlanta's clay and somewhat less heavily iron-loaded than the Durham clay band, but the staining behavior on glass is the same family of problem. Sprinkler overspray on iron-bearing well water produces the characteristic orange-brown ring staining. Splash-back from clay-soil flowerbeds during heavy thunderstorm activity produces a stippled pattern on lower-sash exterior glass. Foundation-plant root-zone irrigation leaves running iron deposits at the base of egress-window wells on older split-foyer stock. All of these problems want oxalic acid handling, not citric.
The Richmond metro is where the Piedmont profile is most operator-relevant. Richmond city water is sourced from the James River and runs softer than the Northern Virginia Potomac supply: 70 to 100 mg/L typical range. The Henrico and Chesterfield County systems are also James River-sourced and run similarly. So Richmond residential glass shows less mineral scale than Northern Virginia glass on the same wash frequency — but it shows more iron-clay staining, because the underlying soils are doing more work. Richmond is the inverse of Northern Virginia in that sense. The water is easier; the soil is harder. The wash protocols on a Richmond Fan District rowhouse and a McLean Colonial reflect that inversion.
The Charlottesville market sits at the western edge of the Piedmont. The Rivanna Water and Sewer Authority pulls from a mix of reservoir and James River tributary sources, and the finished water runs moderate-to-soft: 80 to 110 mg/L. The horse-country and university-town residential stock around Charlottesville mixes pre-1925 brick stock in the immediate downtown with substantial post-2000 production builds in Albemarle County. The iron-clay problem is real on the rural Albemarle stock. The mineral-scale problem is mild.
The Tidewater is the third Virginia, and it is the working zone that diverges most sharply from the other two. The fall line runs roughly from Fredericksburg through Richmond down to Petersburg and Emporia, and east of that line the geology, the water chemistry, the salt-aerosol load, and the seasonal calendar all change. I do not work the Tidewater regularly — most of my Tidewater work has come through Northern Virginia commercial clients who acquired Hampton Roads buildings and wanted continuity — but I have worked it enough to have field-grade observations.
The defining variable east of the fall line is salt. The Chesapeake Bay is a brackish-water system, and the residential and commercial glass within a few miles of the bay edge carries an aerosol salt load year-round that interior glass does not see. Norfolk, Virginia Beach, Hampton, Newport News, Williamsburg, Yorktown, the entire Northern Neck — all of this stock shows the same pattern of mild salt-aerosol haze on east- and northeast-facing exposures that you would expect on coastal stock anywhere. The aerosol load runs heavier than the Charleston or Savannah operators describe for the South Atlantic coast because Chesapeake Bay weather produces more sustained onshore wind events than the Lowcountry does. It runs lighter than the Outer Banks stock that Elly Giordano describes for eastern North Carolina because the bay is partially sheltered by the Eastern Shore peninsula.
Salt-aerosol haze responds to plain wet-wash with a slightly higher-than-normal soap concentration. There is no chemistry trick. The salt is water-soluble. What gets you on Tidewater work is the second-order problem: salt-aerosol-loaded glass attracts dust and pollen more aggressively than clean glass would, and the dust-and-pollen layer on top of the salt layer forms a composite residue that does not lift with a single pass. You need a wet rinse to dissolve the salt, then a normal wash for the dust component. Two passes. The good Tidewater operators all know this. The ones who come from the interior and try to apply Northern Virginia protocols straight across get streaking on their first Hampton Roads job and have to figure it out.
The brackish-bay residue is the second Tidewater problem. Properties directly on the bay or on tidal creeks that drain into the bay get periodic spray events from storm-driven bay water that deposit dilute salt water plus suspended sediment plus algal and biological material on glass. The dried residue is harder to lift than aerosol-only deposit. The protocol is sodium percarbonate prerinse to handle the biological component, citric acid lift for the mineral, then normal squeegee finish. Run the protocol within a couple of weeks of the spray event. Older deposits develop a fixed character that resists lifting and may require an oxalic step.
The Tidewater working calendar runs longer than the Northern Virginia calendar. Mild winters mean useful exterior cleaning days from December through February, especially on Norfolk and Virginia Beach commercial work. The peak summer period is shorter because thunderstorm and tropical-system activity disrupts production July through September. The Hampton Roads operators I know all push hard in the April-June stretch and the October-November stretch and treat the summer as a salvage season.
This is the part of the Virginia story that does not have a direct parallel in most other state pieces on this site. The Northern Virginia tech corridor that runs from Tysons Corner west through Reston, Herndon, Sterling, Ashburn, and on out to Leesburg contains one of the densest concentrations of post-2000 high-performance coated commercial and residential glass in the country. The data-center build-out through eastern Loudoun is part of it. The office-tower stock around Tysons is part of it. The tech-firm campus stock in Reston and Herndon is part of it. The post-2005 production-residential stock that fills the Fairfax and Loudoun suburbs is part of it.
What this means practically is that the coated-glass handling protocols that Easton Giordano describes for the Hillsboro Intel corridor in Oregon and that Easton Giordano describes for the Front Range tech corridor in Colorado apply at scale across most of my working book. I have spent a lot of years calibrating wash chemistry against low-E and pyrolytic coatings, and the standard rule is the one every careful operator already knows: surfactant levels matter more than acid handling on coated glass, and harsh acidic prerinses are how you damage a coating you cannot replace.
The Tysons commercial stock is mostly suspended-glazed exterior wall systems with magnetron-sputtered soft-coat low-E. The coatings face the cavity, not the exterior, so the exterior wash surface is uncoated annealed or tempered glass and standard protocols apply. The catch is that any chip or edge-seal failure exposes the coated surface to wash chemistry, and the long-term degradation pattern on partially-exposed soft-coat is ugly. I tell my technicians on Tysons commercial work to flag any edge-seal degradation they see on a route note so we know to handle that pane with care.
The Reston and Herndon corporate-campus stock mixes pyrolytic and soft-coat depending on building vintage. The pre-2008 stock is mostly pyrolytic. The post-2010 stock is mostly soft-coat. Pyrolytic coatings tolerate slightly more aggressive chemistry than soft-coat does, but the differential is small and the prudent move is to treat both the same way. The post-2005 production-residential coated stock through the suburbs is almost entirely soft-coat. The cavity-facing orientation means the wash surface is uncoated and the standard protocol works, but again — any seal failure on these IGUs lets the coating see chemistry it was not designed to see.
A note for Northern Virginia operators picking up tech-corridor work: the contract terms matter as much as the chemistry. The corporate property management firms that run these buildings tend to want documented chemistry protocols, written safety-data sheet handling, and a level of paperwork that residential operators are not used to. Build the paperwork side of your shop before you bid on tech-corridor commercial work. The chemistry side is the easy part.
The third major geographic flip in Virginia happens at the Blue Ridge. West of the Blue Ridge — the Shenandoah Valley and the Allegheny country beyond it — the water chemistry changes again. The valley sits on Cambrian and Ordovician carbonate bedrock, and the deep-well and spring-fed groundwater that supplies the valley municipalities runs significantly harder than the Potomac or James River surface-water supplies east of the mountains. Harrisonburg, Staunton, Waynesboro, Lexington, Roanoke — all of these markets show typical municipal-supply hardness in the 180-260 mg/L range, sometimes higher on rural well systems.
I do not work the Shenandoah Valley regularly. Three or four times a year I drive across the Blue Ridge on a Charlottesville-area client referral, and a couple of times I have worked the resort properties around Wintergreen and the Homestead. The water flip is real and it is sudden. The route work that holds up against soft-to-moderate Potomac chemistry runs into mineral-scale problems within twenty miles of crossing the ridge. Operators based in the valley use citric acid handling on every residential job by default. Operators based east of the mountains who occasionally extend west have to remember to upshift their protocol.
The Roanoke metro deserves its own note. Roanoke water is sourced from a mix of Carvins Cove reservoir and Crystal Spring deep-well systems, and the finished water runs around 140-180 mg/L hardness. That is harder than Northern Virginia but softer than the rest of the Shenandoah Valley, and the Roanoke housing stock contains substantial pre-1925 brick and frame with original wood sash that does not handle aggressive chemistry well. Roanoke operators have to be careful with acid lifts on heritage sash. I have one residential account in Roanoke — a referral from a McLean client who has a family property there — and I run the protocol I would run on Old Town Alexandria heritage stock rather than the protocol I would run on a typical suburban Roanoke job.
The far-southwestern corner of the state — Wise, Russell, Lee, Scott Counties down toward the Cumberland Gap — I have not worked at all. The geology there is different again. Sandstone-and-shale Appalachian-plateau bedrock, deep-well groundwater that varies meaningfully from well to well, a population pattern that does not support a residential window-cleaning trade at any scale. I cannot speak to that market with any field knowledge. If someone from that part of the state ever writes the Virginia piece, I will read it and learn from it.
The defining heritage-stock concentration in Northern Virginia is Old Town Alexandria. Pre-1850 brick rowhouses with original wavy hand-blown crown glass and original 6-over-6 or 9-over-9 wood sash. The historic-district stock runs from the King Street waterfront west to roughly Russell Road and from Daingerfield Island south to the Hunting Creek waterfront. There are probably eight hundred residential units in the protected historic district. Most of them have at least some original glass.
Crown glass — the actual hand-blown plate-glass-predecessor material in pre-1850 stock — is not flat. It carries the spinning-pattern surface variation from the manufacturing process, plus 175 years of weather, plus whatever paint or putty contamination accumulated over that span. You cannot squeegee it cleanly. Squeegee blades skip on the irregularities. The only thing that works on original crown glass is hand-finishing with cotton or microfiber and patience. The wash chemistry is the same — diluted alkaline wash, citric lift on mineral, careful work around glazing putty — but the finishing technique is fundamentally different from modern flat-glass technique.
I trained two of my senior technicians specifically on Old Town heritage work, and we have a standing book of about thirty residential accounts in the historic district. The work is slow. We bill it accordingly. The clients understand. The crown-glass houses are a meaningful share of our profit per labor-hour despite the slower pace, because the residential market in Old Town tolerates premium pricing for craft-grade work and refers consistently to other historic-district owners.
The Richmond Fan District is the southern parallel. Pre-1920 brick rowhouses with original double-hung wood sash, some original wavy glass although less of it than Old Town because most of the Fan stock dates from the 1885-1915 stretch rather than the early-1800s stretch. The Fan glass is mostly cylinder-rolled rather than crown — flatter, less spinning pattern, more workable with conventional technique. But the leaded-glass detailing on the transom and sidelight positions is similar in concentration to Old Town, and the protocol for leaded glass is the same anywhere: diluted alkaline wash, no acidic prerinse near the lead came, hand-finishing rather than squeegee work.
The Richmond Fan stock has a separate problem that Old Town does not have: the iron-clay staining I described in the Piedmont section. East-facing Fan rowhouse glass below mature street trees with iron-bearing soil at the root zone develops a low-grade orange-brown staining that the wash protocol on most of my Northern Virginia book does not handle. I run an oxalic acid prerinse on those specific houses before the alkaline wash, and the result is acceptable.
A general note on Virginia heritage stock outside the major historic districts: Charlottesville, Williamsburg, Lexington, Fredericksburg, and a handful of the smaller Piedmont towns (Warrenton, Middleburg, Orange) all contain meaningful concentrations of pre-1900 brick stock with original glass and original sash. Operators picking up work in any of these markets need to know how to handle heritage glass. The fastest way to lose a high-value referral chain in any of these towns is to crack a piece of original crown glass on a routine wash. I have seen it happen to operators who came in from out of state. The recovery from that kind of mistake is hard.
The Mid-Atlantic from my Philadelphia upbringing was a flatland. Coastal-plain geology, uniform-ish water chemistry, similar housing-stock vintages along the I-95 corridor from Wilmington through Baltimore. The differences mattered — Baltimore rowhouse Formstone facades and Federal-period Annapolis brick stock and the Wilmington steel-and-brick mid-rise stock all required their own handling — but the differences were smaller than the similarities. You could be a competent Mid-Atlantic operator working from Wilmington to DC and apply mostly the same protocols across the whole range.
Virginia is not a flatland. The state is three geological zones stacked next to each other, each with its own water chemistry, soil chemistry, salt-aerosol profile, and housing-stock pattern, and the operators who do well here are the ones who treat the geographic boundaries as protocol boundaries. The fall line is a protocol boundary. The eastern foot of the Blue Ridge is a protocol boundary. The bay coast is a protocol boundary. The Northern Virginia tech corridor is its own coated-glass micro-region overlaid on the Piedmont base, and that is another protocol boundary. The careful operator running from Tysons to Richmond to Norfolk in the same week is running four different chemistry stacks. The careless operator who applies one stack everywhere ends up with streaking, etching, and lost accounts.
The other thing Virginia teaches you is the value of geographical humility about referral work. The same referral chain that gets you from a McLean residential client to a Williamsburg client to a Roanoke client crosses three geological zones in three weeks. You either know what you are walking into in each of those markets or you do not. The cleaners who survive the referral chain are the ones who do the homework before each new market. The cleaners who treat every job as a flatland job get found out fast.
I have been doing this for twenty-two years and I am still learning Virginia. The work is the single most useful thing I do all year because of how varied it is. Every season produces a new situation that I have not seen exactly that way before — a new soft-coat IGU edge-failure pattern, a new brackish-bay residue I have not lifted before, a new heritage glass condition in a town I have not worked. The state rewards careful operators and punishes careless ones in proportion to the geographic complexity it imposes. That is what I would tell anyone thinking about extending their book in this direction. Bring the chemistry. Bring the patience. Bring the field humility. The market will reward all three.
If you are working glass in Virginia and you have noticed something I have not described here, write to the editors of this site. I would rather learn from another operator than be confidently wrong in print. The work is too varied for any one of us to have the full picture.
Tidewater coastal. Salt-aerosol haze is the dominant operator variable. Two-pass wash protocol required on bayfront and oceanfront stock.
Tidewater. Mixed coastal-Piedmont character at the western edge of Hampton Roads.
DC-metro corridor. Washington Aqueduct supply runs slightly softer than Fairfax County. High concentration of post-2010 coated-glass mid-rise.
Tidewater. Brackish-bay residue plus aerosol salt load on lower Hampton Roads stock. Mild winters allow December-February exterior cleaning.
James River-source soft water. The Fan District and Church Hill contain substantial pre-1920 rowhouse stock with leaded-glass detailing.
Tidewater. Mixed coastal-industrial profile. Shipyard-corridor commercial work is meaningful.
DC-metro corridor. Old Town historic district contains the densest concentration of pre-1850 crown-glass stock in the state. Heritage-craft handling required.
Tidewater. Bayfront and tidal-creek residential stock with seasonal brackish-bay residue concerns.
Each city page carries its own water profile, neighborhood breakdown, cost range, and city-specific operating notes.
| CONTAMINANT | SEASON | SEVERITY |
|---|---|---|
| Iron-clay sprinkler staining (Piedmont) | year-round, worse in growing season | medium-high on iron-water residential stock |
| Western Loudoun, Fauquier, Culpeper, rural Albemarle, and through much of the central Piedmont. Same chemistry Elly Giordano and Elly Giordano document for the Carolinas and Georgia. Oxalic acid handling required; citric underperforms. | ||
| Tidewater salt aerosol | year-round, worse with onshore wind events | medium-high within 3 miles of the bay or ocean |
| Norfolk, Virginia Beach, Hampton, the Northern Neck. Composite residue (salt + attracted dust and pollen) requires two-pass wash: wet rinse to dissolve salt, then normal wash. | ||
| Brackish-bay residue | after storm-driven spray events | high on bayfront and tidal-creek stock |
| Bay-adjacent properties get periodic events depositing dilute salt water plus biological material. Percarbonate prerinse plus citric lift within two weeks of the event; older deposits may need oxalic. | ||
| Potomac late-summer scale (DC-metro) | August through September | medium |
| Late-summer low-flow stretches concentrate dissolved solids in the Potomac supply. Citric prerinse with extended dwell (3-4 minutes) handles the calcium-carbonate-plus-organic composite. | ||
| Spring pollen wave | late March through April | medium-high |
| Pine, oak, and grass pollen wave through the metro and the Piedmont. Standard wet-only handling. | ||
| Shenandoah Valley mineral scale | year-round | medium-high |
| Carbonate-bedrock groundwater west of the Blue Ridge. Citric protocol on every residential wash by default. | ||
Late March through May is the booking-pressure peak. Pollen wave plus first-of-season residential demand. Tidewater operators push hard April-June.
June through August is the production window in the metro. Tidewater summer is disrupted by tropical-system and thunderstorm activity; treat as a salvage season.
September through November is the cleanest production stretch of the year statewide. First hard frost in DC-metro mid-November, in Tidewater early December, in the Shenandoah Valley late October.
Tidewater allows December-February exterior cleaning on most stock. DC-metro exterior work effectively shuts down January-February. Shenandoah Valley fully interior November-March. Commercial interior work is the off-season backbone statewide.
Land-adjacent states each get their own water-and-window profile. If you're working a regional route or moving across the border, these are the natural next reads.
Municipal water in Virginia typically runs 70–280 mg/L (CaCO₃), which is in the moderate range typical for most US markets. Hardness varies by city and source; check the city-by-city breakdown below or use our ZIP-code hard-water tool for a closer reading.
In Virginia, the working operator's calendar typically favors fall — september through november is the cleanest production stretch of the year statewide. first hard frost in dc-metro mid-november, in tidewater early december, in the shenandoah valley late october. For a full seasonal breakdown, see the cleaning calendar section on this page.
Residential window cleaning in Virginia typically runs $8–18 per pane or $200–500 for a standard single-family house exterior, depending on metro pricing, story height, screen condition, and frame type. Use our cost estimator for a calibrated quote for your home.
The dominant residue problem in Virginia is iron-clay sprinkler staining (piedmont) (year-round, worse in growing season). Western Loudoun, Fauquier, Culpeper, rural Albemarle, and through much of the central Piedmont. Same chemistry Elly Giordano and Elly Giordano document for the Carolinas and Georgia. Oxalic acid handling required; citric underperforms. Regular cleaning inte
Single-story homes with accessible glazing can be cleaned by homeowners using basic squeegee technique and the right solution. Multi-story houses, post-2010 coated glass, hard-water markets, and screens-plus-tracks work usually pay for themselves with a professional. See our hiring checklist below.
Tropical and post-tropical systems affect Tidewater and occasionally the metro every two to three years. Severe winter storms occasional in DC-metro, more frequent in the valley. Heat-and-humidity stretches in July-August across the whole state. These conditions shape what a cleaner needs to know about scheduling, technique, and timing. The cleaning calendar on this page reflec
Virginia Beach is the largest market in Virginia and has the deepest concentration of professional window-cleaning services. Use our "Find a Cleaner" page to be matched with vetted local pros, or read the Virginia Beach section of this page for the city-specific water and cleaning context.
Tony Petruzzi runs a residential and commercial window cleaning operation out of Falls Church, with a working book that covers the DC-Virginia-Maryland metro and reaches into the Tidewater and the Blue Ridge on referral. Background in commercial property maintenance before going independent. Twenty-two years on Mid-Atlantic routes. Has been cleaning glass in the Northern Virginia tech corridor since before most of the office towers in Tysons existed.
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