Living in Cattail Run, Leesburg VA: A New Construction Guide for Homebuyers

If you’re looking for new construction homes in Northern Virginia, Loudoun County is probably the best place to start.

It has the highest concentration of new construction communities in the region, giving you more options than any other area.

Among your choices, Cattail Run is one of the top options.

Nestled east of Leesburg, this Pulte Homes community blends the urban amenities of Leesburg with its natural surroundings.

If you’re considering buying a home within the Leesburg area, here’s what you need to know about Cattail Run.

Table of Contents

Location and Surroundings

Before anything else, we’ve created a map that highlights all the points of interest mentioned in this article. Use it to explore what’s nearby and get a better sense of how convenient life in Cattail Run can be. To give you a general idea of where Cattail Run is, it’s just off the Potomac River and to the east of Fort Evans Plaza II. It’s bounded by the following roads:

  • Edwards Ferry Road to the north
  • Battlefield Parkway to the west
  • Fort Evans Road to the south
  • River Creek Parkway to the east.

Downtown Leesburg to Cattail Run = 2 miles (1) Here is Cattail Run’s distance from other areas of Northern Virginia:

  • 1 mile - Route 7:  a major east-west route that takes you straight to Alexandria
  • 2 miles - Historic Downtown Leesburg
  • 7 miles - Ashburn
  • 14 miles - Dulles International Airport
  • 18 miles - Reston
  • 25 miles - Tysons
  • 39 miles - Washington, D.C.

This puts the community in a convenient location. Homeowners get to enjoy proximity and easy access to all the creature comforts of modern living and scenic parks, and walking trails.

 

Shopping and Essentials

Living in Cattail Run means having nearly every major store and grocery option right around the corner.

Within just a few minutes, you can pick up essentials from Target, Costco, or Walmart, or browse for deals at Leesburg Premium Outlets.

Need home goods or quick errands? Marshalls, Home Depot, and Kohl’s are all nearby, making it easy to handle projects or last-minute shopping without a long drive.

When it comes to groceries, you’ll have plenty of choices for your weekly run.

Sprouts Farmers Market and Wegmans are both close by for fresh produce and specialty items.

While Safeway, Food Lion, and Harris Teeter round out your traditional options.

With nearly every major store and grocery option located within a three-mile radius...

Cattail Run puts you right in the middle of Leesburg’s most convenient retail corridor. So you can spend less time running errands and more time enjoying home. Downtown Leesburg to Cattail Run = 2 miles (2) Shopping

  • 0.2 miles – Marshalls
  • 0.5 miles – Home Depot
  • 0.7 miles – Sprouts Farmers Market
  • 0.7 miles – Costco
  • 0.8 miles – Target
  • 0.8 miles – Leesburg Premium Outlets
  • 0.9 miles – Kohl’s
  • 2.7 miles – Walmart Supercenter

Grocery Stores

  • 0.8 miles – Target
  • 1.3 miles – Wegmans
  • 2.4 miles – Safeway
  • 2.4 miles – Food Lion
  • 2.4 miles – Harris Teeter

 

Local Flavor and Entertainment

With downtown Leesburg just 2 miles away, you’re in for a wide variety of restaurants and bars...

From well-loved chain restaurants to mom-and-pop restaurants.

While there are pockets of other urban amenities throughout Leesburg, most of the best-rated options are in the city center. Downtown Leesburg to Cattail Run = 2 miles Some of the top recommendations for restaurants in the area include the following:

For another kind of local flavor, Leesburg’s social scene has you covered. Whether you’re checking out First Friday events downtown, sipping at a nearby vineyard, or trying a new craft brew, there’s always a reason to get out and enjoy the community.

Leesburg breweries:

Leesburg wineries and vineyards:

 

Outdoor Recreation

If you love spending time outside, you’ll have no shortage of options in Leesburg... From wooded trails to playgrounds and riverside parks, and they’re all minutes away from Cattail Run. Screenshot 2025-10-15 at 4.50.44 PM

 

Golf

If golf is part of your weekend routine, you’ll love living near some of Loudoun County’s best courses, all within easy reach of Leesburg.

About Pulte Homes

annie-gray-WEWTGkPUVT0-unsplash

Pulte Homes has over 70 years of experience in the home building industry...

With over 750,000 homes built in over 40 major cities in the United States, making them the third-largest home builder in the nation.

With a homeowner-first approach, they view homes as more than just structures.

It’s where life happens and memories take shape.

Having this as the company’s ethos, Pulte Homes offers thoughtful, innovative home designs so you can make the most out of your home.

Whether it’s the dedicated home offices and enhanced gigabit internet speeds for work...

Flexible gathering spaces both outdoors and indoors for entertainment...

Water filtration systems and non-porous countertops for your health...

Or a bigger basement or garage for a home gym, they’ve got solutions for your everyday life.

All these are possible with their flexible floor plans.

And they even provide you with online tools so you can change the layout of your home and visualize what it would look like with various finishes.

From countertops to paint colors. There are tons of ways to personalize a Pulte Home.

spacejoy-q3Qd86sfaoU-unsplash

Customization is just one aspect of what makes a Pulte Home stand out.

They built energy-efficient homes with premium building materials and made the process smooth for you.

You will have a Pulte Construction Manager who will meet with you a couple of times throughout the Build Quality Experience™:

  • the introduction
  • pre-drywall orientation
  • pre-closing orientation
  • and at the completion

These check-ins include you in the major steps of building a home, ensuring transparency, quality, and homeowner involvement.

Home Types, Floor Plans, and Pricing

Pulte Homes offers three series in the Cattail Run community:
  • the townhomes series
  • the single-family homes series
  • the grand single-family homes series.
Their townhomes are great if you want a spacious home without worrying about exterior upkeep. Their single-family homes, on the other hand, feature at least a fifth of an acre lot, with front porches that really make the feel of the community. Let’s take a look at each of these options.  

Townhomes

Pulte Homes offers one townhome floor plan in Cattail Run called Jayton. At the time of writing, they offer end units of this plan. These end units offer more natural light, more privacy, and a higher resale appeal, to name a few benefits.

Jayton

Jayton Floor Plan overview:
  • $819,990+
  • 3 to 5 bedrooms
  • 2.5 to 4.5 bathrooms
  • 2,789 square feet
  • 2-car garage
  • 4 floors
Some key features include:
  • ✅Whirlpool stainless steel appliance package
  • ✅Quartz countertops
  • ✅LED lighting package
  • ✅Energy efficiency features
  • ✅Smart home technology (WiFi-enabled thermostat, doorbell camera, genie garage door opener, etc.)
What We Like:
  • A large foyer and lower-level flex room area
  • Oversized kitchen island and walk-in pantry
  • Large gathering room and café
  • Bedroom-level laundry room
 

Single-Family Homes

There are three available floor plans for Cattail Run’s single-family homes: Portland, Summerfield, and Meriwether, all of which are available for quick move-in.

Portland

Portland floor plan overview:
  • $999,990+
  • 4 to 7 bedrooms
  • 3.5 to 6.5 bathrooms
  • 3,589+ square feet
  • 2 floors
  • 2-car garage
Some key features include:
  • ✅Gourmet kitchen
  • ✅Whirlpool stainless steel appliances
  • ✅Quartz or granite countertops
  • ✅Walk-in pantry
  • ✅Smart home technology (WiFi-enabled thermostat, doorbell camera, wireless access point wiring, etc.)
  • ✅Covered porch (size depends on elevation
  • ✅Garage door opener
What We Like:
  • Cafe overlooking the kitchen and gathering room
  • Walk-in closet off the garage entryway
  • Dual walk-in closets in the owner’s bath

Summerfield

Summerfield floor plan overview:
  • $1,059,990+
  • 4 to 6 bedrooms
  • 3.5 to 5.5 bathrooms
  • 3,820+ square feet
  • 2 floors
  • 2-car garage
Some key features include:
  • ✅Gourmet kitchen
  • ✅Whirlpool stainless steel appliances
  • ✅Quartz or granite countertops
  • ✅Walk-in pantry
  • ✅Smart home technology (WiFi-enabled thermostat, doorbell camera, wireless access point wiring, etc.)
  • ✅Covered porch (size depends on elevation)
  • ✅Exterior outlets and frost-proof hose bibs
  • ✅Garage door opener
What We Like:
  • Optional multi-gen suite in the main level or basement
  • Bedroom-level laundry
  • Formal dining room

Meriwether

Meriwether floor plan overview:
  • $1,099,990+
  • 4 to 7 bedrooms
  • 4.5 to 6.5 bathrooms
  • 4,069+ square feet
  • 2 floors
  • 2-car garage
Some key features include:
  • ✅Gourmet kitchen
  • ✅Whirlpool stainless steel appliances
  • ✅Quartz or granite countertops
  • ✅Walk-in pantry
  • ✅Smart home technology (WiFi-enabled thermostat, doorbell camera, wireless access point wiring, etc.)
  • ✅Covered porch (size depends on elevation)
  • ✅Exterior outlets and frost-proof hose bibs
  • ✅Garage door opener
What We Like:
  • Dual walk-in closets in the owner’s suite
  • Spacious loft space
  • Finished basement for an additional bed and bath or media room

Grand Single-Family Homes

If you’re all about space, Cattail Run’s grand series offers a significant jump in square footage... With a minimum of 4,599 square feet. You also have three floor plans to choose from here: Deer Valley, Roseland, and Skyview.

Deer Valley

Deer Valley floor plan overview:
  • $1,349,990+
  • 4 to 7 bedrooms
  • 3.5 to 6.5 bathrooms
  • 4,599+ square feet
  • 3 floors
  • 2 to 3-car garage
Some key features include:
  • ✅Chef’s kitchen with professional range and stainless steel hood
  • ✅KitchenAid stainless steel appliances
  • ✅Quartz or granite countertops
  • ✅Walk-in pantry
  • ✅Smart home technology (WiFi-enabled thermostat, doorbell camera, wireless access point wiring, etc.)
  • ✅Covered porch (size depends on elevation)
  • ✅Exterior outlets and frost-proof hose bibs
  • ✅Garage door opener
What We Like:
  • Open kitchen and oversized island
  • Sunlit gathering room with high ceilings

Roseland

Roseland floor plan overview:
  • $1,459,990+
  • 4 to 7 bedrooms
  • 4.5 to 7.5 bathrooms
  • 5,322+ square feet
  • 3 floors
  • 2 to 3-car garage
Some key features include:
  • ✅Chef’s kitchen with professional range and stainless steel hood
  • ✅KitchenAid stainless steel appliances
  • ✅Quartz or granite countertops
  • ✅Walk-in pantry
  • ✅Smart home technology (WiFi-enabled thermostat, doorbell camera, wireless access point wiring, etc.)
  • ✅Covered porch (size depends on elevation)
  • ✅Exterior outlets and frost-proof hose bibs
  • ✅Garage door opener
What We Like:
  • Owner’s suite his & hers vanities, dual walk-in closets, and retreat sitting area
  • Walk-in closets in all secondary bedrooms

Skyview

Skyview floor plan overview:
  • $1,494,990+
  • 4 to 7 bedrooms
  • 4.5 to 7.5 bathrooms
  • 5,577+ square feet
  • 3 floors
  • 2 to 3-car garage
Some key features include:
  • ✅Chef’s kitchen with professional range and stainless steel hood
  • ✅KitchenAid stainless steel appliances
  • ✅Quartz or granite countertops
  • ✅Walk-in pantry
  • ✅Smart home technology (WiFi-enabled thermostat, doorbell camera, wireless access point wiring, etc.)
  • ✅Covered porch (size depends on elevation)
  • ✅Exterior outlets and frost-proof hose bibs
  • ✅Garage door opener
What We Like:
  • Two-story gathering room
  • Multiple indoor gathering areas
  • Owner’s suite with his & hers vanities, dual walk-in closets, and a retreat sitting area

Community Features and Amenities

jay-chen-mKbZ3zAdiB4-unsplash

At Cattail Run, your everyday routine naturally includes time outdoors.

The community is designed to connect you to nature, your neighbors, and the kind of easygoing rhythm that makes coming home feel good.

You’ll find tot lots and pocket parks tucked throughout the neighborhood...

Perfect for quick playtime with the kids, meeting up with neighbors, or taking a quiet break outside.

These smaller gathering spaces make it easy to enjoy the outdoors without having to leave the community.

Living here also means being surrounded by 85 acres of preserved parkland.

This gives you scenic views, wooded backdrops, and a sense of openness.

You can enjoy nature walks, peaceful mornings.

And the comfort of knowing that the green space around you is protected from future development.

As you move through the neighborhood, sidewalks and walking trails link everything together, from homes to parks to open spaces.

Whether you’re heading out for a morning jog, an evening stroll, or a walk with your dog...

You’ll appreciate how easily you can stay active and connected right where you live.

Living here, you’ll enjoy a lifestyle that blends comfort, community, and the calm of nature all in one place.

Pros and Cons

To help you decide whether Cattail Run is the right fit for you... Let’s take a look at the highlights that make it appealing and some factors that may make you think twice.

👍Pros

Accessible Location

Cattail Run is located just 2 miles away from downtown Leesburg... Putting you close to a variety of restaurants, shops, and community events. You also get quick access to Route 7, which is a straight shot east to Alexandria if you’re in the mood for more city comforts. This same route will also easily take you to major employment hubs and shopping & entertainment destinations, such as Ashburn, Reston, Tysons, and more.

Parks and Green Spaces

At Cattail Run, you’re right beside 85 acres of preserved parkland by the Potomac River. This gives you plenty of opportunities for hiking, biking, and sightseeing, just to name a few. You don’t have to venture too far to destress and enjoy open spaces too since Cattail Run features pocket parks and trails throughout the community. With sidewalks and tot lots too, this is the type of place where you’ll find kids playing outside, a big plus if you’ve got little ones.

Various Home Styles

Cattail Run has a home for everyone. You’ve got single-family homes if you want a more traditional route to homeownership. Or if you want generous interior space but can’t be bothered with exterior maintenance, go for the four-level townhomes. But if you want all the space you can get, the grand single-family homes offer no less than 4,599 square feet. Plus you get premium lots, and a more private location backed by woods since they’re situated at the border of the community.

Builder Reputation and Features

Because you’re getting a home from a major builder, you’ll get the standard warranties and all the bells and whistles. The Pulte Homes warranty includes:
  • 10-Year Coverage: Structural integrity og the home
  • 5-Year Coverage: Various types of water infiltration and internal leaks
  • 2-Year Coverage: Workability of the plumbing, electrical, HVAC, and other mechanical systems
  • 1-Year Coverage: Materials and workmanship
And this warranty is transferable. You gain access to Pulte Homes Kitchenology, which allows you to select the ideal kitchen package for your home, tailored to your preferences and kitchen usage. Plus, smart features are already included in your Pulte Homes new construction... Including backbone wiring, wireless access point wiring, hardwired room, smart thermostat, doorbell camera, and more. And suppose you want to visualize your home with the finishes and options you want. In that case, you have several tools in your arsenal: the interactive floor plan, elevation tool, furniture planner, and room designer as part of the design center.

👎Cons

Price

The price tag is probably the biggest con of a Cattail Run home. Its townhomes (which are generally more affordable home types versus single-family homes) start at the $800Ks, giving you a more attainable entry point into the neighborhood. But at this price, you may already find single-family homes elsewhere in the region with a closer location to D.C., although oftentimes, they may be older homes. Plus, if you weren’t looking for a townhome anyway, you’re looking to shell out at least $1M for a bigger home in Cattail Run. While the cost of a Cattail Run home may already rival the home values in some of the pricier parts of Northern Virginia... This is pretty much in line with the new construction pricing in Loudoun County. Even the $1.3M starting price of a grand single-family home here, which already sounds steep... Is in line with what you’d find in other communities like Willowsford or Belmont Ridge for similar lot sizes and square footage. ther than that, Cattail Run already has a great location near downtown Leesburg... Where the land is limited and large, and that alone commands a premium. Easy access to major commuter routes and proximity to preserve parkland also allow a Cattail Run home to hold its resale value well.

School Ratings

If schools are a top factor in your home search, take some time to explore the current school zones for Cattail Run. The neighborhood is zoned for Ball’s Bluff Elementary, Smart’s Mill Middle, and Tuscarora High, which have moderate ratings on various school rating platforms. We want to emphasize that school ratings shouldn’t be a deal breaker, since the numbers don’t always tell the full story of the education children receive. Websites like Niche and GreatSchools weigh test scores heavily. But those scores are influenced by many factors — including socioeconomic diversity and language differences, to name a few. To get a more complete picture, it’s always best to talk directly with parents and students to understand what the day-to-day experience is really like.

Traffic and Infrastructure

When you build a new community, you introduce hundreds of new homes and people in an area, and inevitably, there will be more cars going around the area, too. Bottlenecks can happen on even the well-developed roads surrounding the community. Especially at intersections or major roads like Route 7 and Battlefield Parkway, where the entry to Cattail Run is. Usually, traffic is heaviest during peak commute hours and school drop-off/pickup times. Local planning commissions have even talked about Cattail Run in this regard. Over time, local governments typically respond with road widening, new signals, or turn lanes. In the article linked, the county already has plans for the Evergreen Mill widening project, which will help manage the traffic for current residents and future developments.

Lot Premiums and Waiting

lot premiums and build timelines. The most desirable homesites — those that back to woods, sit on corner lots, or offer extra privacy — often come with added premiums that can significantly raise the final price. While the base price may look appealing, the lot you choose and the design upgrades you add can quickly push costs above your initial budget. Let’s take a look at how Cattail Run is arranged. Screenshot 2025-10-14 at 12.08.28 PM Lots in orange and yellow are townhomes, those in purple and pink are single-family homes, and homes in light and dark blue, light and dark green, and gray are the grand homes. Let’s say you want a lot that backs to trees, away from the crowd... You pretty much have no choice but to go for the more expensive options since the townhomes are clustered more interiorly. It’s also important to remember that new construction timelines aren’t always predictable. Factors like weather delays, labor shortages, and supply chain issues can shift your estimated completion or move-in date. In a large community that’s still under development, amenities and landscaping may take additional time to finish out. Before signing, it’s worth confirming your builder’s projected delivery schedule and asking what happens if construction runs behind — especially if you’re timing the sale of your current home. Although it’s worth noting that Cattail Run offers quick move-in homes depending on the floor plan... You will also have to pay more for the convenience of having every feature and finish pre-picked and not having to wait months to move into your new home.

Schools

If you’re planning to move to Cattail Run, your home will fall under Loudoun County Public Schools (LCPS)–the 4th best school district in Virginia...

With zoning for Ball’s Bluff Elementary, Smart’s Mill Middle, and Tuscarora High.

Loudoun County schools are known for their strong programs and resources. But like most communities, ratings can vary from one campus to another. Downtown Leesburg to Cattail Run = 2 miles (4) Online sites such as Niche and GreatSchools give these schools moderate ratings, but that shouldn’t be a deal breaker.

These platforms rely heavily on standardized test data and don’t always capture things like teacher quality, class sizes, or student culture.

In a fast-growing area like Leesburg, new families and programs can shift school dynamics quickly.

If schools are a major factor in your home search, it’s worth checking each school’s website and touring in person if you can. You’ll get a better feel for the learning environment and the sense of community that numbers alone can’t show.  

Who Is This Community Best For?

 

The Family-Oriented Professional Couple

If you or your partner (maybe even both) work in tech, government contracting, or finance...

Cattail Run’s location is a straightforward commute to Ashburn’s data centers, the Dulles Corridor, or even Tysons a few days a week.

Your children will be able to attend one of the top school districts in Virginia.
If that isn’t your cup of tea, you have at least six private schools within two miles of the neighborhood:

  • Primrose School of Leesburg at Potomac Station (0.4 miles)
  • Montessori School of Leesburg (0.8 miles)
  • La Petite Academy of Leesburg (1 mile)
  • Villa Montessori Preschool Leesburg (1.4 miles)
  • The Goddard School of Leesburg (1.8 miles)
  • Kiddie Academy of Leesburg (1.8 miles).

This is a great choice if you value:

  • New construction and low-maintenance living
  • Modern homes without Brambleton-level HOA fees
  • Prefer Leesburg’s small-town charm over a more commercial feel

You’re the type of person who would enjoy their weekends exploring downtown Leesburg, go for wine tastings at nearby vineyards, and taking the kids to Ida Lee Park or Leesburg Animal Park.  


The Move-Up Buyer from Eastern Loudoun or Fairfax

Maybe you already own a townhouse or a smaller single-family home in Ashburn, Sterling, or nearby areas...

And are looking for more space, a more modern design, and better value per square foot further west of the region.

Cattail Run offers at least four bedrooms with a larger lot, without the congestion of eastern Loudoun.

You get more suburban peace, outdoor recreation, and weekend getaways just minutes away–bike trails, wineries, and family farms.

Some members of the household may be working in hybrid setups, in that case, a commute to Reston or Tysons may be more bearable.

 

The Remote-Work Professional or Empty-Nester Couple

If you’re a work-from-home professional or are a semi-retired couple...

Cattail Run offers a modern home in a quiet, scenic setting with easy access to shopping and healthcare in downtown Leesburg.

Adult kids, and maybe even grandkids, will enjoy visiting often with all the outdoor recreation opportunities close by.

This is a great pick if you like a sense of community without the crowds:

Walking trails, green spaces, and proximity to Leesburg Premium Outlets or Historic Downtown Leesburg.

Final Thoughts

Cattail Run is one of Leesburg’s strongest options for new construction.

It's a rare blend of convenience and calm.

With a location near downtown Leesburg, commuter routes, and scenic parkland.

The homes are well-designed, the neighborhood feels cohesive, and you still get that sense of open space that’s disappearing in newer communities.

This isn’t a budget buy, though.

Prices reflect both the quality of Pulte’s builds and the location.

So Cattail Run makes the most sense for buyers who value design, livability, and long-term value over price per square foot.

If you want a newer home with easy access to work, recreation, and everyday essentials...

Without giving up peace and breathing room...

Cattail Run should be on your shortlist.