While much of Northern Virginia’s waterfront real estate has quietly pushed beyond the reach of many buyers, there’s still one community in Prince William County where you can buy brand-new construction, walk to the train, and live by the water without spending $800,000 or more.
It’s called Belmont Bay.
Here’s the honest breakdown.
The short version
- What it is: Belmont Bay is a master-planned waterfront community in Woodbridge, Virginia. Miller & Smith’s new Marbella townhomes at Beacon Park offer four finished levels, rooftop terraces, and pricing starting around the upper $500s.
Why it matters: Waterfront living, marina access, train access, and new construction rarely come together at this price point anywhere in Northern Virginia.
The commute: Residents can walk or bike directly to the Woodbridge VRE Station, with service toward Alexandria, Crystal City, L’Enfant Plaza, and Union Station.
The catch: Like most successful new-construction communities, pricing, incentives, and lot availability can change as phases sell out.
The Northern Virginia Waterfront Squeeze Is Real
If you’ve shopped for a home anywhere near the water in Northern Virginia, you already know the problem.
The closer you get to the Potomac, the harder it becomes to find anything that still feels attainable.
Waterfront communities command a premium.
Train-access communities command a premium.
New construction commands a premium.
Belmont Bay sits at the intersection of all three.
That’s what makes it interesting.
Located where the Occoquan River meets the Potomac River, Belmont Bay offers something that is becoming harder to find in the Washington metro area: a real waterfront lifestyle without requiring a luxury-home budget.
The community sits next to the Occoquan Bay National Wildlife Refuge, one of the most important protected natural areas in Northern Virginia. More than 200 bird species have been documented there, and it’s not unusual to see deer, foxes, osprey, herons, and bald eagles around the trail system.
That sounds more like a weekend getaway than a neighborhood within commuting distance of Washington, D.C.
Yet that’s exactly what Belmont Bay offers.
Belmont Bay: Breaking Down the Deal
The name Belmont Bay doesn’t fully explain why buyers are paying attention until you understand the combination.
You’re not just looking at another Woodbridge townhome community.
You’re looking at new construction, rooftop outdoor living, marina access, protected open space, and a train station you can walk to.
Marbella Townhomes — From the Upper $500s
The Marbella by Miller & Smith starts around the upper $500s, with move-in-ready homes reaching into the $600s depending on lot location, structural options, and design upgrades.
The important thing isn’t simply the starting price.
It’s what you’re getting for it.
You’re getting:
- Four finished levels
- Private rooftop terrace
- Up to approximately 2,100 finished square feet
- 2 to 4 bedrooms
- 2 to 4 full baths plus a powder room
- Rear-load one-car garage
- Walkable VRE access
- Waterfront community setting
That package becomes much harder to duplicate as you move farther north into Fairfax County, Arlington, Alexandria, Reston, or Herndon.
| Belmont Bay At A Glance | |
|---|---|
| Builder | Miller & Smith |
| Community | Beacon Park at Belmont Bay |
| Location | Woodbridge, VA |
| Starting Price | Upper $500s |
| Home Type | Four-level townhomes |
| Size | Up to approx. 2,100 finished sq ft |
| Bedrooms | 4 |
| Bathrooms | 4 full baths + powder room |
| Garage | Rear-load one-car garage |
| HOA | Approx. $160/month |
| Signature Feature | Private rooftop terrace |
| Transit | Walkable Woodbridge VRE |
| Lifestyle | Waterfront community with marina access |
Four Levels and a Rooftop Terrace
The Marbella is not your typical Northern Virginia townhome.
The lower level includes a finished recreation room, powder room, and access to the rear-load garage. Depending on the configuration, this space can also work as a home office, guest space, or additional bedroom setup.
The main level is where the kitchen, dining area, and great room all come together in one open-concept space. A large center island anchors the kitchen, and a deck off the kitchen extends the living area outdoors.
The bedroom level includes the primary suite with a luxury bath and two walk-in closets. A secondary bedroom with its own bath sits on the same level, along with the laundry area.
Then you get to the Vista Level.
This is the floor that sells the home.
The Vista Level includes a loft area that opens directly onto a private rooftop terrace.
Morning coffee.
Outdoor dining.
Entertaining friends.
Working remotely.
This is the feature buyers remember after leaving the model.
An optional full bath can also be added to this level, allowing the loft to function as an additional bedroom suite.
What’s Included Before You Add a Single Upgrade
One mistake buyers make when comparing builders is focusing only on the base price.
What’s included matters just as much.
Current Marbella features include Hardie siding, black exterior accents, luxury vinyl plank flooring, oak staircases, stainless steel appliances, large center islands, and frameless shower doors.
The design feels modern without trying too hard.
That’s usually a good thing, because timeless finishes tend to hold up better over time.
Most Communities Sell a Lifestyle. Belmont Bay Actually Has One.
This is one of the biggest surprises buyers experience when they tour Belmont Bay.
The marina isn’t decorative.
People actually use it.
The trails aren’t an afterthought. Residents are out walking, biking, and enjoying them every day.
The Belmont Bay Harbor Marina sits right on the Occoquan River and gives the community a true waterfront identity.
Community amenities include:
- Swimming pool
- Tennis courts
- Tot lot
- Walking trails
- Marina access
- Open green space
The trail network connects into the Potomac Heritage National Scenic Trail along the river, which gives Belmont Bay a completely different feel from a typical suburban townhome neighborhood.
Nearby, the George Mason University Potomac Science Center adds another unique element to the community, with environmental research programs located right inside Belmont Bay.
Location, Commute, and the VRE Advantage
This is the part most buyers don’t expect.
You can walk to the train.
The Woodbridge VRE Station sits directly inside the community, which means residents can walk or bike to the platform without needing to drive and park.
For commuters, that is a major quality-of-life difference.
The VRE provides access toward Alexandria, Crystal City, L’Enfant Plaza, and Union Station. The ride to Union Station is typically around 45 to 55 minutes.
Drivers also have access to Route 1, I-95, and the broader Prince William County commuter network.
Most communities talk about commuter convenience.
Belmont Bay actually delivers it.
Shopping, Dining, and Nearby Lifestyle
Belmont Bay feels tucked away, but you’re not isolated.
Stonebridge at Potomac Town Center is a short drive away and includes Wegmans, REI, Ulta, OneLife Fitness, Firebirds Wood Fired Grill, Uncle Julio’s, Bar Louie, Cooper’s Hawk, and Alamo Drafthouse Cinema.
Historic Occoquan is also minutes away, with local restaurants, shops, and a riverfront town feel that gives this part of Prince William County a lot more character than people expect.
Leesylvania State Park is just down Route 1 and gives you access to hiking trails, fishing, canoeing, kayaking, and the Potomac River.
Why Belmont Bay Stands Out
Brand-new construction, waterfront living, rooftop terraces, and walkable train access are not easy to find together in Northern Virginia.
Belmont Bay is one of the few places where that combination still exists at this price point.
What the Future Holds for Belmont Bay
One reason buyers are paying close attention to Belmont Bay is the future vision for the community.
Prince William County recently approved plans that include additional waterfront housing, a new mixed-use amenity building near the marina, an additional community pool, community gardens, and waterfront improvements.
What matters just as much is what remains preserved.
The approved plan keeps a large amount of open green space, which is a big deal for a community located this close to the wildlife refuge.
In a region where development continues to accelerate, preserved open space becomes more valuable over time.
Market Timing: Why Getting in Early Actually Matters
I’ve been selling Northern Virginia real estate for more than 20 years.
One thing almost never changes.
The best pricing in a new-construction community usually belongs to the first buyers.
By the time everyone starts talking about a community, many of the best lots are already gone.
| Lever | Early phase | Later phases |
|---|---|---|
| Base price | Typically lower | Often increases as phases sell |
| Lot Selection | Best choices available | More limited options |
| Incentives | Can be stronger early | May be reduced if demand firms |
That doesn’t mean buyers should rush into a decision.
It means you should understand how builder pricing usually works before assuming today’s opportunity will still be available a year from now.
If I were personally buying in Belmont Bay, I would spend more time evaluating lot location than upgrade packages.
Countertops can be changed later.
A bad lot location can
Talk to us before you tour the model
Here's the part most buyers don't know: when you walk into a builder's sales office, the salesperson works for the builder — not for you. We represent you at Belmont Bay at zero cost, negotiate your incentives, and flag what the builder won't volunteer. The one rule: loop us in before your first visit so we can register you.
Want to see the community first? Browse it on the Miller & Smith site here — then reach out to us before you go.
Get Represented at Belmont Bay →"The Marbella townhomes by Miller & Smith start around the upper $500s. Move-in-ready homes can reach into the $600s depending on lot location, structural options, and upgrades." "Miller & Smith is building the Marbella townhomes within Beacon Park at Belmont Bay." "Yes. Residents can walk or bike directly to the Woodbridge VRE Station from inside the community." "The combination of waterfront living, marina access, rooftop terraces, walkable train access, and proximity to the Occoquan Bay National Wildlife Refuge makes Belmont Bay one of the most unique communities in Prince William County." "The HOA is approximately $160 per month, though buyers should verify the current fee and what is included with the builder." "Yes. The Vista Level can include an optional full bath, which allows the loft area to function as an additional bedroom suite." "Community amenities include a swimming pool, tennis courts, a tot lot, walking trails, marina access, and open green space." "The ride from Woodbridge VRE Station to Union Station is typically around 45 to 55 minutes." "Inventory changes frequently. Contact the builder or the Colgan Team for the latest availability." "Yes. Between the walkable VRE station, Route 1, and I-95 access, Belmont Bay is one of the stronger commuter-oriented communities in Prince William County."Frequently Asked Questions
How much do Belmont Bay townhomes cost?
Who is building Belmont Bay?
Is Belmont Bay walkable to the VRE?
What makes Belmont Bay unique?
How much is the HOA at Belmont Bay?
Can the loft become another bedroom?
What amenities are available at Belmont Bay?
How long is the VRE ride to Union Station?
Are there move-in-ready homes available?
Is Belmont Bay a good commuter location?
Ready for a closer look?
My team and I will walk you through what's actually available, what to watch for, and how to lock in the best phase pricing before it moves.
Email the Colgan TeamWant to understand why this part of Prince William County is moving the way it is? I took my truck and drove through Woodbridge — watch the full driving tour here.
About the Author
Chris Colgan leads The Colgan Team at eXp Realty, a Northern Virginia real estate team with more than 20 years of experience helping buyers and sellers throughout Prince William County, Fairfax County, Loudoun County, and the greater Washington, D.C. region.
Chris is also the creator behind Living in Northern Virginia with Chris Colgan on YouTube and the founder of Real Nova Network.
This article is for informational purposes and reflects available information as of June 2026. Pricing, inventory, incentives, HOA fees, and builder offerings change frequently. Confirm all current figures with the builder and your agent. The Colgan Team is not affiliated with Miller & Smith.
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