Three communities dominate most relocation conversations in the Williamsburg area: Ford’s Colony, Governor’s Land at Two Rivers, and Kingsmill. They are all strong neighborhoods, but they are not priced the same once you include HOA dues, transfer fees, and club costs.
This comparison focuses on recurring ownership costs and membership structure because those are the line items that usually change buyer math the most.
Local buyer perspective
Many local buyers describe Ford’s Colony as the more residential, lower-traffic day-to-day environment, while Kingsmill feels busier because resort guests and event traffic also move through the gates.
Neighborhood snapshots
At-a-glance cost structure (2026 reported figures)
| Community | Base HOA / Assessment | Transfer / One-time fees | Club membership | Estimated monthly carrying-cost pattern |
|---|---|---|---|---|
| Ford’s Colony | $227.33 per month (monthly equivalent) | $1,226 capital contribution at purchase | Optional (multiple tiers) | Lowest of the three in most use cases when owner chooses lower or no club tier |
| Kingsmill | $208 per month base community assessment, plus some neighborhoods with additional parcel fees | 0.5% of sales price one-time assessment at closing | Optional | Can vary materially by sub-neighborhood due to additional parcel assessments |
| Governor’s Land | $334.67 per month (monthly equivalent; plus private road fees on some streets) | $2,008 transfer fee at closing | Required (at least social membership) | Highest recurring carrying cost due to mandatory club structure and initiation fee |
The key difference: optional versus mandatory club
- Ford’s Colony: country club membership is optional.
- Kingsmill: club membership is optional.
- Governor’s Land: Two Rivers Country Club membership is required for owners, with social level as the floor.
That single policy difference often matters more than list price when buyers are comparing long-term affordability.
Access and guest-traffic reality
- Kingsmill: KCSA describes Kingsmill as a gated community, but it also shares property with Kingsmill Resort, so daily guest and visitor traffic can be noticeably higher than in non-resort communities.
- Governor’s Land: local buyers often experience it as a private club community first; how “gated” it feels in practice can differ from Kingsmill’s resort-linked traffic pattern.
Why many buyers see Ford’s Colony as the best value
- Lower baseline HOA burden: monthly-equivalent HOA is lower than Governor’s Land’s published monthly-equivalent amount.
- No mandatory club spend: buyers can live behind gates and use core neighborhood services without paying high recurring club dues.
- Flexible budget design: households can start with no club or a lower tier and upgrade later.
- Large amenity footprint in base community fee: security, road system, trails, common areas, and trash/recycling are part of the standard community structure.
Bottom line: if the priority is balancing gated-community lifestyle with controllable monthly cost, Ford’s Colony has the strongest value case for many buyers.
Where Kingsmill and Governor’s Land may still win
- Kingsmill: buyers wanting resort adjacency, river access vibe, and optional club participation can still find good fit if parcel-level fees are acceptable.
- Governor’s Land: buyers who specifically want a mandatory, tightly integrated private-club environment and are comfortable with initiation + monthly dues may view the premium as worth it.
Important caveat for buyers
Fees and membership programs can change. Before writing an offer, confirm current amounts directly with each HOA/community and club, and review the full resale package for your exact property address.
Sources
- Mr. Williamsburg fee comparison update (Jan. 22, 2026): Understanding Community & Club Fees in Williamsburg’s Premier Communities
- Governor’s Land official site: governorsland.com
- Kingsmill official site: kingsmill.com/real-estate
- Ford’s Colony official community overview: fordscolonyliving.com
Leave a Reply