Fairfax County new construction is not one market. It is a limited, fast-changing mix of closeout townhomes, small custom-home enclaves, elevator condos, luxury residences, and a handful of communities that are selling before a traditional grand opening.
This guide helps you separate what is actually selling from what is only planned, compare the major product types, and understand the questions that matter before your first builder visit.
By Abraham Walker, Northern Virginia real estate agent
Community research reviewed August 27, 2026
Prices, incentives, homesites, products, and delivery dates can change without notice. Builder links are provided as research sources, not endorsements. Verify current details directly before relying on them.
Build my Fairfax County new-construction shortlist
On this page
- The Fairfax County market in one minute
- Current new-construction communities
- How the choices group by corridor
- Choose the right construction path
- Calculate the real cost
- Understand the builder-sales process
- Compare communities without the model-home effect
- Current MLS inventory
- Frequently asked questions
1. The Fairfax County market in one minute
The first thing to know is that Fairfax County has relatively little blank land left for large, uniform new-home developments. New construction therefore appears in several very different forms:
- Production communities with published plans, homesites, and release schedules.
- Closeout communities where the remaining choice may be one or two finished or under-construction homes.
- Infill and custom enclaves with a small number of lots and more variation in design, pricing, and delivery.
- Townhome-style condominiums that may look like townhouses but have condominium ownership and fee structures.
- Elevator and branded condominiums with a different set of association, parking, amenity, and resale questions.
- Early-access communities where a waitlist or reservation process begins before the broader opening.
- Planning-stage projects that may be proposed or approved but are not homes a buyer can purchase today.
That distinction matters. A buyer comparing a finished closeout home in Lorton with a to-be-built townhome in Herndon is not simply comparing two floor plans. The deposit, selection process, delivery uncertainty, association structure, inspection opportunities, and leverage may all be different.
Abraham's market read: In Fairfax County, the useful question is rarely “Where are all the new homes?” It is “Which kind of new construction fits my timing, budget, and tolerance for uncertainty?”
2. Current new-construction communities
The table below includes communities whose current sales stage could be matched to an official builder or developer source on August 27, 2026. It intentionally excludes sold-out communities and records whose active status could not be confirmed.
Townhomes and townhome-style condominiums
| Community | Area | Builder | What is selling | Current stage and price language |
|---|---|---|---|---|
| Arpina Valley | Herndon | Van Metre Homes | Garage townhomes | Now selling; from $745,990 |
| Arpina Valley | Herndon | Drees Homes | Two-story townhome-style condos | Now selling; $549,900-$749,900; five quick move-ins published |
| Gallery Park at Westfields | Chantilly | K. Hovnanian Homes | Two- and four-story townhome-style condos | Now selling; 10 quick move-ins published; plans from $536,990 |
| The Preserve at Lorton Valley | Lorton | Christopher Companies | Luxury townhomes | Closeout; two published homes remain; from the low $900s |
| Niche at Villa Park | Springfield | Van Metre Homes | Townhomes | Early access open; limited homesites; from $841,990 |
Arpina Valley is the clearest example of why the ownership form matters. Van Metre and Drees sell different products in the same broader location. One is a conventional garage-townhome offering; the other is a townhome-style condominium. Compare the association documents, maintenance obligations, insurance structure, parking, and fees—not only the exterior appearance.
Elevator and luxury condominiums
| Community | Area | Developer / builder | What is selling | Current stage and price language |
|---|---|---|---|---|
| MetroWest Square | Fairfax | Pulte Homes | One-level elevator condos | Now open; from $409,990 |
| The Flats at Tysons | Vienna / Tysons | Pulte Homes | One- and two-bedroom elevator condos | Now selling; from $649,990 |
| The Lowell | McLean | Winthrop Development | Luxury condos | Immediate move-in; official site reports 70% sold; pricing by sales team |
| JW Marriott Residences at Reston Station | Reston | Comstock | Branded luxury residences | Model tours available; limited collection; pricing by sales team |
Condo buyers should ask for the full fee schedule, parking allocation, storage rights, pet rules, move-in fees, reserve information, warranty responsibility, and any services that are optional rather than included. A lower purchase price does not automatically mean a lower monthly ownership cost.
Limited-release and estate single-family homes
| Community | Area | Builder | What is selling | Current stage and price language |
|---|---|---|---|---|
| Audubon Cove | Oak Hill | Carr Homes | Five custom single-family homes on one-acre homesites | Now selling; pricing not published |
| Fairfax Farms | Fairfax | Kingston Royce Homes | Eight custom-home sites | Now selling; pricing not published |
| Southern Oaks Reserve | Lorton | Christopher Companies | Six-home single-family enclave | Final opportunity; one home remains; from $1.56M |
| Haven at Woodway | Kingstowne area | Christopher Companies | Seven single-family homes | Four published homes remain; from $1.36M |
| Occoquan Overlook | Lorton | K. Hovnanian Homes | Estate-style single-family homes | New phase open; from the mid $1.6Ms |
Small enclaves can offer a location or lot pattern that a large production community cannot. They also require careful review of what is included, how customization is priced, who controls architectural decisions, and what infrastructure or landscaping remains incomplete around the home.
Other active townhome choice
Sunset Station in Reston is currently selling townhomes through Dream Finders Homes. Because current release pricing and individual-home availability change, use the builder's live inventory rather than a static price copied into this guide.
Early access and coming soon
| Community | Area | Builder | Product | Published stage |
|---|---|---|---|---|
| Banner Heights | Kingstowne area | Van Metre Homes | 38 four-level townhomes | Early Access waitlist open; initial pricing from $1.25M+ |
| Cameron Oaks | Fairfax Station | Madison Homes | Four single-family homes | Coming soon; no public price |
Early access is not the same as a finished model-home opening. Ask what the reservation actually does, when it becomes binding, which documents are available before selection, when the deposit is due, and whether representation must be registered before your first contact.
What is not in the current table
The tracker also contains sold-out communities, unverified builder pages, and projects still moving through planning or rezoning. Those records are useful for research, but presenting them beside homes that can be purchased now would mislead readers. The guide will add a project only when its buyer-facing status can be verified.
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Tell me your price range, timing, home type, and the locations you are actually trying to reach. I will narrow the verified choices before you spend a weekend crossing the county.
Completing the questionnaire does not create representation or obligate you to hire Ask A Walker.
3. How the choices group by corridor
Instead of treating every mailing address as a separate market, group the choices by the trips and places you need to test in person.
Herndon, Chantilly, and the Route 28 side
Arpina Valley and Gallery Park at Westfields put the largest cluster of conventional townhome or townhome-style condo choices on the western side of the county. Compare the route to your actual workplace, airport exposure, ownership form, garage and parking arrangement, and how much of the price is tied to a finished inventory home versus a base plan.
Reston and the Silver Line side
Sunset Station and the JW Marriott Residences represent opposite ends of the product spectrum: townhomes versus branded high-rise luxury. The common geographic reference is Reston, but the ownership experience and cost structure are not comparable. Test the exact station walk, parking access, daily retail route, and building services yourself.
Central Fairfax and Vienna Metro
MetroWest Square is the primary current elevator-condo option near the Vienna/Fairfax-GMU station. Buyers should compare one-level living and transit proximity against condo fees, parking, delivery timing, and the tradeoffs of ongoing construction around a new building.
Tysons and McLean
The Flats at Tysons and The Lowell serve buyers looking for new condominium living closer to Tysons or downtown McLean. Their location labels can sound interchangeable in a broad search, but they differ in building scale, unit mix, immediate surroundings, services, and access pattern. Visit at the times you would normally leave, return, shop, and receive guests.
Springfield, Kingstowne, and South County
Niche at Villa Park, Haven at Woodway, Banner Heights, The Preserve at Lorton Valley, Southern Oaks Reserve, and Occoquan Overlook create the deepest variety of current or near-current product: townhomes, closeout townhomes, small single-family enclaves, and estate homes. Mailing addresses alone can be confusing here. Verify the county jurisdiction, exact association, assigned schools, Metro or road route, and Fort Belvoir access from the specific address.
Oak Hill and custom-home pockets
Audubon Cove and Fairfax Farms are not substitutes for a large builder subdivision. They are small custom or semi-custom opportunities. The right comparison includes the lot, site work, allowances, construction specifications, change-order process, financing, and the builder's delivery history—not merely advertised square footage.
No corridor description in this guide is a commute-time promise. Run the route at the day and time that match your own schedule.
4. Choose the right construction path
| Path | What you can usually see | Main advantage | Main tradeoff | What to verify first |
|---|---|---|---|---|
| Move-in ready | Finished home and selected finishes | Shorter, clearer delivery path | Little or no design control | Final price, inspection access, warranty start, closing deadline |
| Under construction | Framing or later-stage home with many choices already made | Some visibility into progress | Delivery can move; selections may be locked | Completion estimate, remaining choices, delay language, inspection milestones |
| To be built | Plan, homesite, options, and model examples | Most selection opportunity | Highest uncertainty in final cost and timing | Base-price inclusions, lot premium, option deadlines, deposit schedule |
| Closeout | One of the last homes in a community | Builder may want a clean finish to the phase | Remaining choices can be unusual or limited | Why the home remains, construction around it, incentive conditions, punch-list leverage |
| Custom or infill | Lot-specific plan and specifications | More control over design and site | More decisions, allowances, and site risk | Land/site costs, allowances, change orders, draw schedule, completion standard |
| Early access | Preliminary plans, waitlist, or initial release | Earlier choice of homesites | Less finished context and more change risk | Whether reservation is binding, refund terms, documents available, representation policy |
If your move date is firm, start with delivery certainty. If the floor plan is more important than timing, start with the selection cutoff and what the builder will still allow. If cash at closing is tight, start with the complete deposit and option schedule—not the advertised monthly payment.
For the full construction sequence, read the Northern Virginia new-construction process guide and the construction timeline guide.
5. Calculate the real cost
The base price is a configuration, not the final ownership cost. Build the comparison in layers:
- Base home or published current-home price
- Homesite or location premium
- Structural options
- Design-center selections
- Builder and lender fees
- Closing costs and prepaid items
- HOA, condo, parking, or amenity fees
- Taxes, insurance, utilities, and district charges
- Post-closing work such as window coverings, storage, landscaping, or appliances
- Cost of timing changes, including rate-lock extensions or temporary housing
Two communities with the same advertised starting price can produce very different cash-to-close and monthly-cost figures. Ask for an included-features sheet, options list, sample settlement figures, association budget, and a written lender comparison using the same loan type, down payment, and lock period.
Use the Northern Virginia Builder Incentive Calculator to compare a price reduction, closing-cost credit, permanent rate buydown, temporary buydown, and outside-lender offer. For selections, use the design-center and upgrades guide.
Do not compare incentive headlines. Compare the final price, cash due, lender-controlled fees, note rate, association cost, and what you still have to buy after closing.
6. Understand the builder-sales process
The sales representative in a builder's model or sales center represents the builder. You may choose to have your own representation, but builder registration rules can affect whether that representation is recognized or compensated.
Before the first visit, ask:
- Does the builder require the buyer's agent to attend or register the buyer on the first contact?
- What agency disclosures or representation agreements apply?
- Which contract forms does the builder use, and when can the buyer review them?
- Which deposits become nonrefundable, and at what milestones?
- Are incentives conditioned on the builder's preferred lender or title company?
- What inspection stages are permitted?
- What happens if delivery moves beyond the estimate?
- Which promises must be written into the contract or addendum to be enforceable?
Do not assume that a model-home conversation, email, floor-plan annotation, or marketing brochure changes the contract. Keep a written decision log and save every version of the price sheet, option sheet, site plan, and incentive offer you relied on.
An independent inspection is still relevant on a new home. The practical opportunity depends on the construction stage and the contract. Review the new-construction inspection guide before the inspection windows have passed.
7. Compare communities without the model-home effect
Model homes are designed to show possibility. Your comparison should show the delivered home and the life around it.
Use one worksheet for every option:
| Decision | Community A | Community B |
|---|---|---|
| Final estimated purchase price | ||
| Cash required before closing | ||
| Monthly principal, interest, taxes, insurance, and association fees | ||
| Move-in or delivery range | ||
| Home type and legal ownership form | ||
| Parking, garage, storage, and guest access | ||
| Included structural and design features | ||
| Remaining construction around the home | ||
| Inspection rights and warranty process | ||
| Incentive conditions | ||
| Route tested at the real travel time | ||
| Address-specific school boundary verified through FCPS | ||
| Future development checked through county records | ||
| Resale competition and likely buyer pool | ||
| Walk-away issue |
Test the actual home or homesite, not only the model. Stand where the windows, deck, garage, trash area, transformer, future road, neighboring building, and amenity will be. For condos, walk the route from the parking space and elevator to the unit. For custom homes, identify every allowance and site-cost assumption that could change.
8. Current MLS inventory
The verified community guide above and live MLS inventory answer different questions. Builder websites may show homes that have not been entered in Bright MLS, while MLS searches can include recent construction, resales, or properties whose marketing language is broader than the builder's current release.
The live module below should therefore show only active or coming-soon Fairfax County listings that match the site's narrow new-construction filter. It should exclude land, rentals, ordinary resale, and independent cities outside the county scope.
Current Fairfax County new-construction listings
This feed is limited to active and coming-soon Fairfax County listings marked as new construction in Bright MLS. Builder inventory that is not entered in MLS may not appear.
If the module returns no results, that does not mean Fairfax County has no new construction. It means the live MLS filter is temporarily sparse. Use the verified community sources above or request an assisted search for builder inventory that is not in MLS.
9. Frequently asked questions
Is there much new construction in Fairfax County?
There is meaningful new construction, but it is fragmented. Current choices include closeout townhomes, small single-family enclaves, townhome-style condominiums, elevator condos, luxury residences, and early-access releases. The county does not have the same volume of large greenfield communities found farther west or south.
What is the least expensive published starting price in this guide?
As of August 27, 2026, MetroWest Square published plans from $409,990. That is a starting price for a condominium plan, not a promise of a particular unit's total price or monthly cost. Availability, parking, fees, options, and delivery must be verified.
Are townhome-style condos the same as townhouses?
Not legally. A townhome-style condo can look and live like a townhouse while the owner holds a condominium interest. The association, insurance, maintenance obligations, financing, fees, and resale process may differ. Review the governing documents and lender eligibility early.
Should I visit the builder before choosing an agent?
Decide how you want to be represented before the first builder contact. Some builders have first-visit or registration rules that can affect whether a buyer's agent is recognized. Ask for the policy in writing.
Can I negotiate with a builder?
Sometimes, but the useful negotiation target varies. A builder may protect the recorded price while offering closing-cost assistance, rate support, options, or help on a finished inventory home. Compare the complete economics and every condition rather than focusing on the headline credit.
Do I still need an inspection on new construction?
An independent inspection can identify issues the buyer would not otherwise see, but the permitted stages depend on the contract and construction progress. Ask about pre-drywall, final, and warranty-period access before signing.
How do I verify schools for a new community?
Use the exact property address with Fairfax County Public Schools' official boundary tools and confirm again before relying on an assignment. New addresses and boundary changes can make builder or portal labels incomplete or outdated.
How often should this community list be updated?
Volatile fields should be checked before every major page revision and before a buyer relies on them. This page carries a visible reviewed date, and each builder source is recertified before publication. A community is removed from the current table when its active status can no longer be verified.
Build a shortlist before you tour
You do not need a longer list of builder tabs. You need a short list that fits your home type, total budget, delivery window, location tests, and decision style.
Build my Fairfax County new-construction shortlist
Tell me what you are trying to buy and when you need it. I will use the verified community tracker and current sources to narrow the field, then help you identify what to confirm before the first visit.
Completing the questionnaire does not create representation or obligate you to hire Ask A Walker.
Methodology and sources
This guide begins with Ask A Walker's Northern Virginia New Construction Tracker. Candidate communities are discovered through the regional research process, then buyer-facing sales status, product, and price language are checked against official builder or developer pages. Planning-stage claims are checked against Fairfax County systems. Published builder pages can lag reality, so every time-sensitive statement remains subject to direct confirmation.
This page is independent editorial research. Ask A Walker is not affiliated with or endorsed by any builder, developer, homeowners association, condominium association, Fairfax County agency, or Fairfax County Public Schools.
