Understanding Community & Club Fees in Williamsburg’s Premier Communities
A 2026 Update on Governor’s Land, Kingsmill, and Ford’s Colony
One of the questions I’m asked constantly by buyers relocating to Williamsburg is:
“What are the real monthly costs in these gated communities — and how do they compare?”
It’s a great question, and an important one. HOA dues, community assessments, transfer fees, and country club memberships can vary widely — and they often influence both monthly budgets and long-term resale decisions.
So I periodically publish updated fee summaries for Williamsburg’s three flagship communities:
Governor’s Land at Two Rivers Kingsmill on the James Ford’s Colony
Below is a detailed, side-by-side look at current 2026 fees, what they include, and how these communities truly compare.
🟦 Kingsmill on the James — Community Fees Overview
General Kingsmill Community Fees
0.5% of sales price one-time assessment paid at closing $208 per month (billed quarterly) for all property owners
This general assessment covers:
24-hour gated security Trash pickup Road and grounds maintenance Administration and management Maintenance of all common areas Pools, tennis courts, trails, parks, playgrounds, and recreation centers
Multi-Family & Select Single-Family Parcels
Depending on neighborhood and property type:
$23 – $824 per month additional (billed quarterly)
These cover:
Hazard insurance Exterior grounds maintenance within the parcel Limited common area maintenance Reserves for painting, staining, parking lots, roads, lighting, and signage
Country Club Membership at Kingsmill
Completely OPTIONAL
Kingsmill offers several club options, but no membership is required to live in the community.
🟩 Governor’s Land at Two Rivers — Community & Mandatory Club Membership
Governor’s Land is unique among Williamsburg’s gated communities in one very important way:
Country club membership is REQUIRED.
At minimum, every homeowner must join as a Social Member.
Foundation & HOA Fees
Transfer fee: $2,008 at closing HOA dues: $1,004 per quarter Private road fees may apply by street Undeveloped lots: $300/year grass cutting fee
Amenities Included
Two swimming pools Fitness center Tennis & pickleball courts Community center Sports field Private resident beach Walking & biking trails Garden center RV / boat storage Small watercraft storage
Two Rivers Country Club Membership (REQUIRED)
Initiation Fee (all categories): $45,000
(Payment terms: $22,500 upfront, $22,500 after one year)
Monthly Dues & Total Monthly Cost (HOA + Club)
Social Membership Club dues: $528.47 Total monthly cost: $863.14 Full Golf Club dues: $1,261.50 Total monthly cost: $1,596.17 Associate Golf Club dues: $1,143.94 Total monthly cost: $1,478.61 Marina Membership Additional $3,000–$9,000 initiation $7.31 per foot monthly slip fee
Other Club Fees
Food minimum: $450 per quarter (families) $900 annually (singles)
Governor’s Land offers an incredible lifestyle — but it is clearly the highest-commitment, highest-cost community of the three.
🟨 Ford’s Colony — Community Fees & Optional Country Club
Ford’s Colony remains one of the most popular communities in the entire region, and for good reason: exceptional amenities, strong resale history, and no required club membership.
HOA Fees (2026)
$682 per quarter HOA dues $1,226 capital contribution at purchase
What’s Included
24-hour gated security with roving patrols & house check program Over 350 acres of maintained common areas 50 miles of private paved roads 15 miles of paved walking & biking paths 38 stocked ponds 200+ acre wildlife preserve Swim & Tennis Center Westbury Park aquatic & sports complex Playgrounds, nature trails, pickleball courts Over 60 clubs & activities. Trash and recycling are included in the quarterly fee.
Ford’s Colony offers one of the best cost-to-amenity ratios anywhere in Tidewater — with tremendous flexibility for buyers who may or may not want club life.
I’ve helped buyers and sellers across these communities for more than 20 years, and I’ve seen firsthand how understanding the real costs upfront leads to better decisions and far happier homeowners.
These are not sales brochures — they’re practical guides, written by someone who works inside these neighborhoods every day.
Meet Your Local Guide: Mr. Williamsburg
Pssst! I’m going to let you in on a little secret… While I am a real estate agent, I’m not your average one.
I’ve built my reputation on being a local ambassador first and a Realtor second. Known throughout the region as Mr. Williamsburg, I’ve made it my mission to help people fall in love not just with a house, but with the lifestyle of Greater Williamsburg, Richmond, and Hampton Roads. Whether you’re buying, selling, or just daydreaming for now, I bring a blend of deep community insight, honest advice, and creative marketing that helps buyers and sellers get exactly where they want to go.
Looking to sell your home in Kingsmill, Ford’s Colony, Governor’s Land — or anywhere in Williamsburg? I take a storytelling approach that goes beyond square footage and granite countertops. I’ll help you showcase your home’s unique story — one that future buyers can connect with on a personal level. Want to see what I mean? Check out my “Every Home Has a Story” series here:
Curious about other Williamsburg neighborhoods or looking farther afield in Yorktown, New Kent, Poquoson, Chesapeake, Suffolk, or even Richmond? I’ve helped hundreds of folks find the community that fits their lifestyle and their budget.
Your real estate journey should feel like your journey — not a transaction. I’ll meet you where you are, help you navigate what’s next, and make sure you feel confident every step of the way.
