The portals show one number. As of July 2026, that number sits close to a $723,000 average with roughly 19 active listings inside the gates, moving at a pace that has been clocked near nine days on market for the broader Prince William County 55+ segment. A buyer comparing that figure against Heritage Hunt in Gainesville or Potomac Green in Ashburn is comparing the wrong number.
The right number is a stack. At the Regency, the headline price is only the top line. Below it sit a monthly HOA that already bundles services most communities charge separately for, a one-time Social Membership initiation to Dominion Valley Country Club that closes with every resale, a Working Capital Contribution owed at settlement, and a golf or social membership tier that runs alongside all of it. Buyers who decode the stack before writing an offer negotiate from a different position than those who see only the list price.
The Fee Stack, Line by Line
The Regency is the 55+ section within the larger Dominion Valley master-planned community, built by Toll Brothers between 2001 and 2017 and comprising roughly 650 age-restricted homes inside a development of about 1,900 total. That structure is why the fees layer the way they do. A resale buyer is joining two organizations at once.
| Line item | Approximate amount | When it is paid |
|---|---|---|
| Regency HOA general assessment | ~$300/month | Monthly, ongoing |
| DVCC Social Membership initiation (resale) | $1,000 | One-time, at settlement |
| Working Capital Contribution (resale) | $1,643.11 | One-time, at settlement |
| DVCC Social Membership dues | starting near $67/month | Monthly, ongoing |
| Golf membership upgrade | separate, tiered | Monthly, elective |
| Resale disclosure packet | typical Virginia range $150 to $400 | Ordered after ratification |
The HOA line is where most buyers misread the community. That monthly assessment is not just landscaping and reserves. It includes Comcast internet and basic cable television, trash removal, snow removal, and the clubhouse operating budget that supports the 30,000-square-foot Regency clubhouse, the Jefferson Library, the Regency Center for the Arts, the indoor and outdoor pools, the tennis courts, and the two on-site dining rooms: Middleburg Grill and the Regency Restaurant and Lounge.
The DVCC Social Membership piece is the line that catches buyers off guard. Every resale closing in the Regency includes a $1,000 Social Membership initiation to Dominion Valley Country Club, plus the $1,643.11 Working Capital Contribution to the association. Those are not negotiable line items with the seller in the ordinary sense. They are buyer-side obligations tied to settlement, and they need to be sitting in the closing-cost worksheet on day one, not discovered during the resale-packet review.
Why Two Palmer Courses Sit One Street Apart
Here is the mechanism the median price cannot show. The Regency has its own 18-hole Arnold Palmer course inside the age-restricted gates. Dominion Valley Country Club has a second 18-hole Palmer Signature course across the street on the non-age-restricted side. The two clubs are reciprocal. Regency members can walk across the street and play the DVCC course. DVCC members can play the Regency course. A resale buyer inside the Regency is effectively purchasing an amenity map that spans both sides of the master plan, including the DVCC Sports Pavilion off Tournament Drive with its fitness center, aerobics studio, indoor basketball, and pool.
The Regency is not a stand-alone 55+ community with a golf course attached. It is one half of a two-club system, and the fee stack is the price of admission to both halves.
That reciprocity is the piece that makes the direct comparison to Heritage Hunt look different once you run it out. Heritage Hunt sits about six miles east in Gainesville with its own Arthur Hills course, a resident-owned club model, condos that start closer to $300,000, and no gate. It is a legitimately cheaper entry, and for some buyers it is the right one. What Heritage Hunt does not have is the gated envelope around a 1,900-home master plan or the second Palmer course across the street. Potomac Green by Del Webb in Ashburn is newer, closer to the Metro Silver Line, and does not have a golf course at all. Same price band, fundamentally different asset.
Reading Nine Days on Market Correctly
A nine-day average sounds like a seller's market. It is, but the mechanism underneath it is worth pausing on. The Regency's inventory is small by design. Toll Brothers stopped delivering new homes in 2017, so every transaction from here forward is a resale. On any given weekend, a buyer is looking at a pool of roughly a dozen and a half homes across single-family, attached, and condominium, ranging from about 1,499 to 5,350 square feet.
Small inventory plus a defined age-qualified buyer pool plus the fact that every one of those homes has a main-level primary suite produces a market where prepared offers win and unprepared ones do not. A buyer who has not modeled the initiation and Working Capital Contribution into their cash-to-close will hesitate at exactly the moment when hesitation costs the house. That is where the median price becomes actively misleading. Two homes at the same asking price are not the same purchase if one requires the buyer to write an additional $2,643 at settlement they had not planned for.
What to Do Before You Write the Offer
The pre-offer work at the Regency is a short list, but each item has a specific counterparty and a specific timeline.
- Order the Virginia resale disclosure packet the day the contract is ratified. The reserve study, current rules, and any pending special assessments live inside that document. Standard turnaround in Virginia runs three to ten business days, with expedited options available.
- Confirm the current DVCC Social Membership dues rate directly with the Dominion Valley golf shop. Published starting figures near $67 per month are a floor, not a ceiling, and golf membership upgrades sit on top of that.
- Verify age-restriction compliance and household documentation early. At least one occupant must be 55 or older, and Toll Brothers built the floor plans around main-level primary suites for that reason.
- Model the true monthly carry: principal and interest, taxes, insurance, HOA, Social Membership dues, and any golf tier you intend to take. Then add the one-time settlement figures on top.
- Walk both courses. Ask a member. The reciprocal access between the Regency course and the DVCC Palmer Signature course is one of the specific assets you are paying for, and it should influence which side of the community you buy on.
Where the Value Actually Sits
The point of running the stack out is not to argue the Regency is expensive. It is to argue that the median list price is the wrong instrument for comparing it to anything else. When a buyer accounts for the HOA services already bundled in, the reciprocal amenity access across two Palmer courses, the on-site dining rooms, the gated envelope, and the resale-market speed, the Regency does not look like a $723,000 home. It looks like a $723,000 home plus a membership in a two-club system that would cost meaningfully more to assemble a la carte in Northern Virginia.
That is the number worth carrying into a Saturday tour. Not the list price. The all-in.
A Short FAQ
Is the DVCC Social Membership optional for Regency buyers? No. Every Regency resale closing includes a Social Membership initiation to Dominion Valley Country Club at $1,000 and monthly Social Membership dues starting near $67. The upgrade to golf membership is elective and priced separately through the DVCC golf shop.
Does the HOA fee really include internet and cable? Yes. The Regency HOA general assessment, averaging around $300 per month, bundles Comcast internet and basic cable television along with trash and snow removal and full clubhouse and amenity access. That is unusual for the price band and it is one of the reasons the monthly-carry comparison against Heritage Hunt does not run cleanly on HOA numbers alone.
Can grandchildren live at the home? No one under 18 can stay in the home longer than the community's residency limits, and the age-restriction requires at least one occupant to be 55 or older. Grandchildren visit. They do not move in.
How fast is the market really? The broader Prince William County 55+ segment has been running near nine days on market in 2026, and the Regency sits at the fast end of that range with roughly 19 active listings as of mid-July 2026. Buyers who have their resale-packet review, cash-to-close, and financing lined up before the tour tend to win. Buyers who are still doing fee math after seeing the home do not.
If you are weighing a move into the Regency and want the fee stack, the two-club map, and the current inventory read from someone who works this market every week, Washington Street Realty is a phone call away. Schedule a consultation and we will walk the numbers with you before you walk the homes.
