Comparing HOA and Club Fees in Williamsburg’s Top Gated Communities: Governor’s Land, Ford’s Colony, and Kingsmill
April 16, 2025– John Womeldorf, Mr. Williamsburg
If you’re considering a move to Williamsburg, Virginia, and want the comfort, amenities, and security of a gated community, three neighborhoods stand out: Governor’s Land, Ford’s Colony, and Kingsmill.
While each community offers a vibrant lifestyle and attractive real estate, there are major differences in HOA fees, country club memberships, and what’s required of homeowners. Here’s a breakdown of the 2025 fee structures—plus some insider context to help you make an informed decision.
Governor’s Land at Two Rivers: Mandatory Club Membership
Governor’s Land is the only gated community in the area where joining the Two Rivers Country Club is required as a condition of ownership. This luxurious waterfront enclave offers top-tier amenities, but carries higher monthly costs due to the club requirement.
HOA & Foundation Fees
- Quarterly HOA dues: $822
- Transfer fee at closing: $1,945
- Private road fees: Apply only to properties located on private roads
- Grass cutting fee (undeveloped lots): $300/year
Country Club Membership (Required)
- Social Membership: $45,000 initiation ($22,500 up front + $22,500 after 1 year)
- Monthly Dues: $499.34
- Total Monthly Cost (including HOA): $773.34
- Associate Golf: $1,085.98/month
- Total with HOA: $1,359.98
- Full Golf: $1,200.11/month
- Total with HOA: $1,474.11
- Marina Access: $3,000–$8,500 + $7.10/foot
- Food Minimum: $450/quarter (families), $900/year (singles)
Ford’s Colony: Amenities Without the Obligation
Ford’s Colony is Williamsburg’s most extensive gated community and offers unmatched flexibility. With over 60 clubs and countless recreational options, country club membership is optional, giving you the freedom to enjoy community life without the added cost.
HOA Fees
- Quarterly dues: $585
- Capital contribution at closing: $1,170
Country Club Membership (Optional)
- Full Premier: $500 initiation | $430/month
- Signature: $500 initiation | $290/month
- Twilight: $500 initiation | $230/month
- Social: $250 initiation | $75/month
Kingsmill on the James: Resort Living with Optional Membership
Kingsmill offers resort-style living with panoramic river views and a long list of amenities. Like Ford’s Colony, Kingsmill does not require membership in the country club, which makes it a flexible and often more affordable option.
General Assessments
- HOA dues: $202/month for all property owners
- Transfer fee: 0.5% of the home’s sale price
- Additional neighborhood-specific parcel fees: Range from $20 to $542/month based on location and services (e.g., lawn care, exterior maintenance)
Sample Monthly Fees for Kingsmill Townhome & Lawn-Maintenance Neighborhoods
| Neighborhood | General HOA | Parcel Fee | Total Monthly |
|---|---|---|---|
| Archer’s Mead | $202.00 | $353.00 | $555.00 |
| Armistead Point | $202.00 | $57.00 | $259.00 |
| Burwell’s Bluff | $202.00 | $23.00 | $225.00 |
| Burwell’s Green | $202.00 | $260.00 | $462.00 |
| Burwell’s Landing | $202.00 | $78.00 | $280.00 |
| Harrop’s Glen | $202.00 | $219.00 | $421.00 |
| Littletown Quarter | $202.00 | $330.00 | $532.00 |
| Moody’s Run | $202.00 | $419.00 | $621.00 |
| Quarterpath Trace | $202.00 | $105.00 | $307.00 |
| River’s Edge | $202.00 | $523.00 | $725.00 |
| River’s Edge (grinder) | $202.00 | $558.00 | $760.00 |
| Spencer’s Grant | $202.00 | $40.00 | $242.00 |
| The Bluffs | $202.00 | $156.00 | $358.00 |
| The Enclave | $202.00 | $775.00 | $977.00 |
| Wareham’s Point | $202.00 | $480.00 | $682.00 |
| Winster Fax | $202.00 | $260.00 | $462.00 |
These fees reflect additional services such as exterior maintenance, landscaping, and in some cases, insurance or roof repair reserves.
Country Club Membership (Optional)
- Icon Golf: $35,000 initiation | $643/month
- Full Golf: $20,000 initiation | $643/month
- Young Executive Golf: $10,000 initiation | $475/month
- Sports with Golf: $10,000 initiation | $375/month
- Health & Racquet: $5,000 initiation | $210/month
- Social: $1,000 initiation | $95/month
Bottom Line: Club Membership Required in Governor’s Land Only
While all three communities offer luxury living and top-tier amenities, only Governor’s Land mandates membership in the country club, which adds a significant cost to homeownership. Ford’s Colony and Kingsmill offer far more flexibility—making them popular choices for those who may not want to join a club but still want resort-style living.
Why I Write These Articles
I’m John Womeldorf, also known as Mr. Williamsburg. I’ve been a Williamsburg resident for over 20 years and work as a full-time Realtor with Liz Moore & Associates. I created mrwilliamsburg.com to provide honest, detailed, and hyper-local insights into our region’s neighborhoods.
Whether you’re relocating, downsizing, or just curious about what Williamsburg has to offer, I’m here to help you explore communities, compare costs, and find the perfect fit.
John Womeldorf
Realtor – Liz Moore & Associates
757-254-8136
john@mrwilliamsburg.com
www.mrwilliamsburg.com