Arpina Valley in Herndon is a new construction community that makes life easier without sacrificing choice or convenience.

You’ve got modern Van Metre townhomes, Drees condos, parks and trails right outside your door, and shopping, dining, and major roads all just minutes away.

In this guide, we’ll walk you through everything a prospective homebuyer needs to know:

the location,

local lifestyle and dining,

outdoor recreation,

the builders,

floor plans,

schools,

pros and cons,

and who this community is actually built for.

• Location and Surroundings
• Shopping and Essentials
• Local Flavor and Entertainment
• Outdoor Recreation
• About Van Metre Homes
• About Drees Homes
• Home Types, Floor Plans, and Pricing
• Pros and Cons
  • Pros
  • Cons
• Schools
• Who is This Community For?
• Final Thoughts

Location and Surroundings

Arpina Valley sits in a highly strategic pocket of Herndon in Fairfax County,

And the location is one of the community’s biggest selling points.

You’re tucked inside a well-established, mixed-use area, but boxed in by some of Northern Virginia’s most important roads.

To the north is the Dulles Toll Road (Route 267),

to the west Sully Road (Route 28),

to the east Centreville Road (Route 657),

and to the south Frying Pan Road (Route 608).

That setup matters, because it gives you fast access in every direction without feeling like you’re living on a highway.

One thing that immediately stands out is how close you are to Dulles International Airport—just two miles to the west.

For frequent travelers, consultants, or anyone who values quick airport access, that’s a serious convenience.

The immediate area feels practical and lived-in.

You’re surrounded by everyday infrastructure—schools, local parks, grocery options, and services—so this doesn’t feel like a remote new construction pocket waiting for development to catch up.

It’s already there.

To put the location into context, here’s how close Arpina Valley is to key destinations and what that means for residents:

• Dulles International Airport — 2 miles
• Reston Town Center — 5.5 miles
• Sterling — 5 miles
• Tysons Corner — 15 miles
• Leesburg — 16 miles
• Clarendon — 23 miles
• The Pentagon — 26 miles
• Washington, DC — 30 miles

What this distance profile tells you is that Arpina Valley sits in a true Northern Virginia hub, not a fringe location.

Day-to-day life stays centered around Reston and Sterling for work, dining, and errands...

While Tysons remains a realistic secondary job and retail center without forcing a daily grind.

The proximity to Dulles is a meaningful lifestyle perk for travelers, remote workers with frequent trips, and anyone who values flexibility.

At the same time, Arlington and DC are accessible when needed, without dominating your routine or dictating where you live.

In short, this is a location that supports mobility and options—you’re close to everything that matters, without being overexposed to any one corridor.

Arpina Valley’s location is about balance.

You’re close to major job centers, transportation corridors, and amenities...

But still rooted in a practical, livable part of Fairfax County that supports real daily life, not just the commute.

And speaking of daily life, it’s not just about getting to work or hopping on a plane.

Arpina Valley puts the things you actually need every week: groceries, services, and errands, within easy reach, so you’re never spending your free time in traffic just to pick up basics.

Let’s break down what’s right at your doorstep.

Shopping and Essentials

When it comes to daily life, convenience matters, and Arpina Valley delivers.

Residents aren’t stuck driving miles for groceries, errands, or casual shopping.

Most of the options cluster north or south of the community, with a few to the east, giving you straightforward, predictable routes for weekly errands.

There’s a mix of grocery stores, services, retail, and casual dining within a few minutes, so managing everyday life is simple.

• Village Center at Dulles  — Small but practical, this center covers everyday essentials, quick groceries, and a handful of neighborhood services, meaning you can handle most weekday errands without leaving the immediate area.
• Sterling Park Mall — More than just shopping, Sterling Park Mall is where residents run multiple errands at once, grab a casual lunch, or pick up household items without hopping between stores.
• Dulles Town Center — A traditional mall experience with department stores, specialty retailers, and a variety of dining options, perfect for weekend outings or filling in shopping gaps.
• Dulles 28 Centre — A convenient mix of grocery, pharmacy, and smaller retail options that makes midweek runs efficient, especially when time is tight.
• Sully Place Shopping Center — Offers specialty groceries (Lotte Plaza Market), international ingredients, and smaller shopping needs, ideal for residents who want more than the standard chain stores.
• Chantilly Crossing — A cluster of dining and retail options that’s practical for quick meals, errands, or casual pickups without adding extra travel time.
• Worldgate Centre — Beyond shops, this center includes a movie theater and entertainment options, making it an easy spot for nights out or weekend family outings.
• McLearen Square Shopping Center — Houses essential services and everyday retail so residents can cover last-minute needs without straying far from home.

Living in Arpina Valley means you’re surrounded by convenience.

You can knock out errands efficiently, mix in a night out or casual shopping trip, and never feel like your weekly routine requires a long drive.

Life here is designed around practicality and accessibility, letting you spend more time at home and less time in traffic.

And when it comes to restaurants, nightlife, and local hangouts, the options nearby are just as appealing, perfect for when you want to get out and enjoy the area.

Let’s take a closer look at the local flavor and entertainment that make Arpina Valley more than just a convenient place to live.

Local Flavor and Entertainment

Arpina Valley isn’t just convenient—it’s also close to a variety of dining spots that give the area real personality.

From casual lunches to adventurous dinners, you don’t have to drive far to find flavors that satisfy.

For residents who want reliable, high-quality food without fuss, Herndon Centre is the local hub.

This shopping center is packed with the local favorites, making it the perfect go-to if you’re not sure where to eat but want something tasty, authentic, and quick:

• Nunu's Thai Dishes ($20–30) — Located in Herndon Centre, this spot offers authentic Thai cuisine with bold flavors. Great for a sit-down dinner or picking up something different from the usual takeout rotation.
• Umai Ramen & Rice Bowl ($10–20) — Also in Herndon Centre, this is the place to go for some of the best Japanese curry and ramen in the area. Ideal for fans of Japanese comfort food or a casual, satisfying meal.
• Yu Noodles ($10–20) — Another Herndon Centre gem, offering Chinese street food favorites. Quick, flavorful, and perfect for a casual lunch or dinner when you want something different from standard takeout.
• Charcoal Kabob ($10–20) — A Herndon institution, known for its reliably delicious grilled dishes. A go-to for casual dinners, quick bites, or introducing friends to local favorites.
• The Deli in Herndon ($10–20) — A classic spot for sandwiches and subs. Perfect for quick lunch runs, casual takeout, or a low-key bite with friends or family.

Outside Herndon Centre, there are plenty of other options worth exploring.

Here’s a closer look at some standout local restaurants:

• Enatye Ethiopian Restaurant ($20–30) — For something more adventurous, Enatye brings rich, traditional Ethiopian dishes to the table. It’s a great spot for family dinners or sharing a culinary experience with friends.
• Wooboi Hot Chicken ($10–20) — Famous for spicy fried chicken and chicken sandwiches. A must-try if you’re in the mood for heat or a casual, crave-worthy meal.

The local dining scene makes it easy to keep weekends and weeknights interesting.

Whether you’re running errands, catching a movie nearby, or just want a quick bite close to home, you’ve got a range of choices all within a few minutes’ drive. 

Of course, life in Arpina Valley isn’t just about where you eat; it’s also about getting outside and enjoying the surroundings.

Whether you want to take a walk after dinner, hit a nearby park on the weekend, or find a quiet spot to unwind...

The community puts you close to green spaces, trails, and recreation options that make it easy to balance city convenience with suburban calm.

Let’s take a look at what outdoor life looks like here.

Outdoor Recreation

Arpina Valley doesn’t just offer convenience and great food...

It also gives residents plenty of options to get outside and stay active.

Whether you’re into golf, team sports, or just soaking up green space, there’s a mix of public and private options nearby that make it easy to get fresh air and stay engaged with the community.

• Herndon Centennial Golf Course (Public) — A well-maintained 18-hole public course, perfect for residents who want to practice their swing or enjoy a full round without joining a private club. Public access keeps it flexible and affordable.
• Reston National Golf Course (Public) — Another 18-hole public option with a slightly more challenging layout, this course is ideal for both casual golfers and serious players. Being public means you can drop in on your own schedule, no membership required.
• Hidden Creek Country Club — A private club offering a full suite of amenities including golf, tennis, swimming, and dining. Great for residents looking for a more social or exclusive recreational experience.
• Arrowbrook Centre Park — A local park with walking paths, playgrounds, tennis and basketball courts, soccer fields, and free concerts. Perfect for kids, casual sports, or a quick stroll after dinner.
• Dulles Corner Baseball Field — Well-kept baseball and softball fields suitable for leagues or casual games, making it easy for families or teams to stay active.
• Frying Pan Farm Park — A regional favorite featuring trails, farm animals, and educational programming. It’s a unique spot for family outings, hands-on learning, or enjoying a slower pace of life.
• Franklin Farm Park — Offers walking trails, open fields, and recreational facilities. Ideal for jogging, dog walks, or weekend picnics, giving residents green space without leaving the neighborhood.

About Van Metre Homes

At Arpina Valley, Van Metre Homes is the builder behind the townhome offerings, and their reputation in the mid-Atlantic goes back decades. Founded in 1955, Van Metre has become known for quality craftsmanship, thoughtful design, and a focus on building communities that feel like home rather than just a collection of houses.

What does that mean for you as a buyer?

• Deep roots and stability — Van Metre isn’t new to this. With nearly 70 years in homebuilding, they’ve weathered market cycles and changing buyer expectations while staying focused on long-term quality and customer satisfaction.
• Craftsmanship you can rely on — Unlike builders who simply assemble homes piece by piece on site, Van Metre fabricates a large portion of their materials in a state-of-the-art manufacturing facility in Winchester, VA. This gives them tighter control over construction quality, minimizes delays, and helps keep projects running smoothly.
• Practical, modern design — Van Metre homes are crafted with everyday living in mind: efficient layouts, thoughtful features, and durable materials that stand up to real-world wear and tear. Their commitment to Energy Star-rated construction speaks to tighter insulation, better climate control, and potentially lower utility costs over time.
• Built-in support and financing — Understanding that buying a home is a big decision, Van Metre offers affiliated financing options through an in-house lending partner to help streamline the mortgage process and ease affordability planning.
• Innovation in construction — Van Metre is also exploring factory-framed homes, a modular construction approach that speeds up timelines and reduces waste without compromising quality—an example of how they’re thinking about the future of homebuilding.

What all that adds up to is a builder who pairs heritage and reliability with modern techniques and customer-centric services.

At Arpina Valley, that means well-constructed townhomes from a seasoned team, designed for how people live today, backed by a company that’s invested in its long-term presence in Northern Virginia.

About Drees Homes

Drees Homes brings nearly a century of experience to homebuilding, with a reputation for craftsmanship, innovation, and thoughtful design. As a family-owned builder, they combine long-term stability with modern homebuilding practices, giving buyers confidence in both quality and service.

What does this mean for you?

• Proven expertise and reliability — Drees Homes has built a national reputation over decades, earning recognition for strategic planning, financial stability, and customer satisfaction. Their track record ensures that your investment is in capable, experienced hands.
• Innovation and modern features — Through their DreeSmart innovations, Drees integrates energy-efficient systems, smart home technology, and functional layouts that keep homes comfortable, efficient, and adaptable. Every home is designed with livability in mind.
• Flexible, personalized options — Whether you’re looking for a single-family home, a multigenerational layout, or a customized design, Drees takes a two-phase approach that balances planning and personal choices. You can select finishes, layouts, and features to fit your lifestyle without overcomplicating the process.
• Industry recognition — Drees Homes consistently earns awards for excellence, including being ranked among the top builders in the U.S., recognized as a Best Managed Company, and certified as a Great Place to Work. These accolades reflect their commitment to quality, design, and service.
• Customer-first approach — Beyond awards, Drees emphasizes the homeowner experience, ensuring that the process—from contract to closing—is clear, supportive, and tailored to your needs. Testimonials from satisfied homeowners reinforce that they deliver not just houses, but homes meant to last a lifetime.

With Van Metre Homes building townhomes and Drees Homes offering condos at Arpina Valley...

The choice between builders often comes down to the type of home you want.

Next, we’ll break down the specific floor plans and pricing for each builder so you know exactly what’s available and which option fits your lifestyle.

Home Types, Floor Plans, and Pricing

Arpina Valley offers a mix of Van Metre townhomes and Drees condos, giving buyers options depending on lifestyle and space needs.

From multi-level townhomes with room to grow to modern, efficient condos, there’s a layout for different priorities...

And price points that make sense for the Herndon area. Let’s break down what you can actually buy here.

Van Metre Homes Townhomes

Before diving into Van Metre’s townhomes, it helps to understand the HOA structure at Arpina Valley. Townhomes here carry a monthly HOA of $229.46, which covers community management, common area landscaping, trash and recycling, and snow removal. There is also a $1,500 initial capital contribution due at settlement. This setup is designed to keep the community well-maintained while reducing the amount of exterior upkeep homeowners need to handle themselves.

Tatum 16-R1-RT

Floor plan overview:

• Priced from $697,990+ (build-to-order)
• 3 bedrooms
• 5 bathrooms
• 1-car garage
• 2,023+ square feet

Some key features:

• Lower-level rec room for entertaining
• Balcony off the great room
• Upper-level roof terraces

Interior Finishes:

• • Designer Kitchen
    • Bosch® stainless steel electric appliances
    • Five-burner Bosch® cooktop with chimney hood
    • Bosch® single wall oven
    • Undermount sink
    • Quartz or tile backsplash
    • Quartz or granite countertops
    • Centralized pantry
  • Spa-Inspired Primary Bathroom
    • Dual vanities
    • Quartz or granite countertops
    • Frameless shower with floor-to-ceiling tile

Stylish Flooring

• Luxury Vinyl Plank (LVP) flooring in the main living areas
• Wall-to-wall stain-resistant carpet in bedrooms

Interior Finishes:

• Exterior Elevation
  • Brick exterior with Hardie Plank® fiber cementitious siding
  • Weather-resistant barrier on exterior walls
  • Sod yard to property line

• Structural Enhancements
  • Roof terrace
  • Balcony off the great room on the main level
  • 9 ft. ceilings on first three levels
  • 8 ft. ceilings on the upper level
  • Oak stairs on all levels
  • Finished garage with an electric garage door opener and exterior keypad

Energy-Efficient Living

• ENERGY STAR® certified
• National Green Building Standard (NGBS) Bronze
• Home automation package with IQ Panel 4 
• Daikin® One Touch smart programmable thermostat
• Water-saving fixtures and appliances
• High-efficiency HVAC system
• Low VOC paints and materials for healthier air quality
• Energy-efficient insulation techniques
• Structured home wiring system
• Solar panel ready

Drees Homes Condos

Now let’s look at the condo offerings from Drees Homes at Arpina Valley.

These homes are designed for buyers who want a more streamlined, low-maintenance lifestyle, with shared building features and a simpler ownership experience compared to townhomes.

If convenience, efficiency, and reduced exterior responsibility are priorities, the Drees condo options are worth a closer look.

Harridan

Floor plan overview:

• Priced from $599,900 to $604,900
• 3 bedrooms
• 2.5 bathrooms
• 1-car garage
• 2 stories
• 1,576 to 1,595 square feet

Some key features:

• Spacious open layout with a smooth flow between the family room and kitchen
• Optional outdoor living space and third-floor bedroom
• Convenient half bath and storage space on main level

Personalization options:

• Second level: Gameroom in lieu of bedroom 3, outdoor living off bedroom 3/gameroom

Skye

Floor plan overview:

• Priced from $699,900 to $704,900
• 3 bedrooms
• 2.5 bathrooms
• 1-car garage
• 2,151 to 2,160 square feet

Some key features:

• Optional roof terrace that comes covered or uncovered
• Outdoor living off the kitchen
• Open-concept layout that seamlessly connects the dining room, family room and kitchen
• 4th-floor laundry room for added convenience

Personalization options:

• Rooftop level: optional roof terrace

Schools

If schools are part of your decision-making, it’s important to look past the raw rankings. Fairfax County is home to a wide mix of students, programs, and socioeconomic backgrounds, and those factors can make ratings vary across platforms. A lower score on a test-focused site doesn’t mean a school is “bad,” just that it serves a more diverse student population, or emphasizes broader learning over standardized metrics.

For families at Arpina Valley, the pattern is familiar: elementary scores can look uneven, but middle and high schools tend to perform strongly, with solid academics and plenty of extracurricular options. What matters in real life isn’t a single letter grade—it’s whether the school environment matches your child’s needs, offers programs that matter to your family, and provides a supportive, engaging place to learn and grow.

In short, the schools here offer choice, diversity, and opportunity, giving parents the tools to make an informed decision based on lifestyle and priorities, not just numbers on a page.

Pros and Cons

Every community has its strengths and trade-offs, and Arpina Valley is no different.

Understanding the pros and cons helps you see whether this neighborhood fits your lifestyle, your priorities, and the type of home you’re looking for.

Here’s a breakdown of what stands out, and what you might need to plan for.

Pros

Prime location near Dulles and major corridors

Arpina Valley puts you close to Dulles Airport, the Dulles Toll Road, Route 28, and other major arteries. Commuting, travel, or quick trips across Northern Virginia are all easy, saving you time and headaches during the week.

Strong shopping and dining options nearby

From Herndon Centre and Sterling retail to local restaurants like Nunu’s and Umai, daily errands and meals out are convenient. You’re never far from groceries, household essentials, or a casual bite to eat.

Outdoor and recreational amenities

The area offers a range of green spaces and activities—from Arrowbrook Centre Park and Frying Pan Farm Park to public golf courses and trails. There’s always a spot nearby to get outside, exercise, or unwind without long drives.

Two respected builders

Van Metre townhomes and Drees condos give buyers solid options depending on lifestyle preference. Both have long-standing reputations for quality and thoughtful design, so you’re working with builders you can trust.

Low-maintenance living

HOA-managed townhomes and condos take care of landscaping, trash, snow removal, and shared amenities. This makes life easier for homeowners who prefer convenience and don’t want to spend weekends on exterior upkeep.

Cons

Distance to major urban centers

DC, Tysons, and Clarendon are within reach, but traffic during peak hours can be heavy. Commuting to these areas requires some planning, which may impact daily schedules.

Limited entertainment and nightlife within immediate vicinity

Restaurants and shopping are convenient, but nightlife and cultural activities require a short drive to Reston, Tysons, or DC. The community is quieter, which works for some but not for everyone.

Community size and density

Townhome and condo clusters can feel dense compared to more traditional suburban neighborhoods. Buyers seeking a spacious, single-family feel might notice this.

Older commuter routes may get congested

Even with major highways nearby, local roads like Centreville Road and Frying Pan Road can get backed up during peak times. Commuting locally may require some patience.

Limited diversity of home types within each builder

There are no single-family detached options at Arpina Valley. Buyers looking for traditional suburban layouts will need to look elsewhere, as the community is focused on townhomes and condos.

Who is This Community Best For?

Every community has a vibe, and Arpina Valley is no different.

Understanding who thrives here helps you see if it’s the right fit for your lifestyle, your family, and the way you want to live day-to-day.

Here’s a look at the types of buyers who get the most out of this neighborhood.

Townhome Families Who Want Room to Grow

Van Metre townhomes are for buyers who need extra space—larger floor plans, multiple bedrooms, and room for a growing family—without stepping into a sprawling single-family footprint. You get the benefits of a multi-level home with smart layouts and modern finishes, plus the convenience of a managed HOA.

Buyers Who Prioritize Flexibility and Simplicity

Drees condos are perfect for people who want a smaller, more manageable space without giving up style or comfort. Whether you’re an empty nester, a young professional, or someone who travels frequently, these homes let you lock up and leave, downsize your footprint, or scale back without sacrificing a modern, well-designed home.

Families Who Value Parks, Recreation, and Suburban Calm

If your kids need room to roam, Arpina Valley has trails, parks, golf courses, and Frying Pan Farm Park nearby. It’s suburban living at its best—quiet streets, green space, and easy access to safe, family-friendly activities.

Professionals Who Rely on Proximity and Commute Options

Whether you’re commuting to Dulles, Tysons, or DC, or traveling frequently for work, Arpina Valley’s location is a win. Quick access to the Dulles Toll Road, Route 28, and local arterials makes your commute manageable while keeping weekend life calm.

Buyers Who Want a Balanced Lifestyle

This community is for people who want convenience, recreation, and a low-maintenance home all in one place. You can run errands, grab dinner, or explore local trails without feeling trapped in traffic every day—perfect for those who want to live well without sacrificing time or lifestyle.

Final Thoughts

Arpina Valley gives you a chance to lock in a modern home in one of Herndon’s most convenient, amenity-rich communities.

Think Van Metre townhomes and Drees condos, nearby parks and trails, shopping and dining at your fingertips...

And a lifestyle built around low-maintenance living and suburban calm...

All in a location that keeps Dulles, Tysons, and Reston within easy reach.

If you want a closer look, head over to our YouTube channel where we break down this neighborhood and tour other new construction communities across Northern Virginia.

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