Culpeper, VA Real Estate Tour: Kite Acres Best Value Homes with Chris Colgan

Speaker: Chris Colgan • Date: July 12, 2025

"Did you know that you can still buy a brand new single family home with four bedrooms, a finished basement, and luxury finishes, all for the high 500s here in Northern Virginia? I'm not kidding."

Overview

"Did you know that you can still buy a brand new single family home with four bedrooms, a finished basement, and luxury finishes, all for the high 500s here in Northern Virginia? I'm not kidding. While everyone's fighting over milliondoll properties in Lowden and Fairfax County, Cal Pepper's newest community, Kite Acres, has offered incredible value for homes that would cost $300 to $400,000 more if they were 30 miles closer to Washington DC." (0:00)

"All right, so today I went by Kite Acres. I know the developer really well, Ryan Holmes, and the main salesperson, Katie. And they gave me a little bit of an extra tour. So, I was able to go through and walk through the Cumberland model and the St. Lawrence model and get you guys some different perspectives on brand new homes that you can buy here in the Northern Virginia region." (0:24)

"I think C Pepper actually is a great spot to buy a new home. Definitely Ryan Homes has for sure gone all in on this community and they've also gone all in on CPE." (0:42)

Key Takeaways

"The Kiteacres community is located just 1.5 miles off Route 15 and 29, which is one of the main commuter routes in this entire region and gives you easy access to everything." (0:58)
"You're only 70 miles from Washington DC which is absolutely ideal for people who work remotely or only need to go in the office like once or twice." (1:29)
"Downtown Co Pepper like I said is just one mile away or two miles away from the neighborhood." (1:41)
"One of the most incredible features that families love about this community is walking distance is C Pepper High School and C Pepper Middle School." (3:13)
"Ryan Holmes has been building homes here in the Virginia area since 1948. So, we're talking about a company with over 75 years of experience." (6:27)
"Ryan Homes are offering an insane $24,000 incentive for closing costs if you use their title and mortgage company." (7:54)
"Similar new homes with comparable features in Lowden County would easily be over $1 million. Similar homes in Fairfax County would easily go anywhere from 900,000 all the way up to 1.5 million for a lot less square footage." (15:33)

Unique Facts & Stats

"This historic downtown is one of the most charming in all of Virginia with all the beautiful architecture and buildings dating back to the 1800s." (1:45)
"I was just at a wedding in Co Pepper and there was a bunch of people from Wisconsin and upstate New York ... everyone was talking about how beautiful Co Pepper was and it was like one of their favorite places to visit when they come visit their relatives in Virginia." (2:22)
"This town has consistently been ranked among the top 10 small towns in America by publications like the Smithsonian magazine for its character and quality of life." (4:37)
"C Pepper's Farmer Market that runs every Saturday from April through November, featuring over 30 local vendors selling everything from organic produce to breads and cheeses." (4:46)
"Old House Vineyards, which produced some excellent Virginia wines in beautiful setting. Belmont Farm Distillery, which has some of Virginia's very first legal moonshine distillery and offers tours as well." (5:17)
"Lake Anna, Virginia, which is about a 25minute drive away, which is an absolutely beautiful lake. You've got the public side and the private side there. My parents have a house there." (5:36)
"Ryan Holmes has been building homes here in the Virginia area since 1948. So, we're talking about a company with over 75 years of experience and knows what it's doing. and they're going to become one of the top five home builders in all of America." (6:27)
"When I was here recently, they were actually throwing in a finished wreck room as well." (6:54)
"Beautiful quartz countertops and a kitchen that would be typically around $5 to $8,000 upgrades." (7:09)
"Their in-house mortgage company, MVR mortgage, which offers a streamlined buying process." (7:36)
"Ryan Homes are offering an insane $24,000 incentive for closing costs if you use their title and mortgage company." (7:54)
"You could actually use that money to buy down your rate for like 2 to 3% to the first year, second year. Third year, you're paying a lot cheaper than the current rates as well." (8:02)
"The population has increased approximately by 10% in the last decade, showing steady growth." (15:47)
"Home values have been appreciating at a healthy sustainable rate, avoiding their boom bus cycles." (15:52)
"Last year they were building new town homes in in Hay Market in Gainesville that were around 800,000." (15:28)

Location, Amenities & Lifestyle

"The Kiteacres community is located just 1.5 miles off Route 15 and 29, which is one of the main commuter routes in this entire region and gives you easy access to everything. So if you're driving right down through Co Pepper, you get off 29, it's right to the right. You can't miss the signs and you head back to the right about a mile. So really great location. You're only like 5 minutes off of 29 for your commute." (0:58)

"Then to the left. You can hang a left instead of going right off of the main road there and you'll be downtown Co Pepper within like 1 minute. The location is definitely absolutely phenomenal and you're only 70 miles from Washington DC which is absolutely ideal for people who work remotely or only need to go in the office like once or twice." (1:20)

"The downtown area has some really great restaurants that I definitely love. Pedmont Steakhouse of some of the best prime cuts you'll find anywhere in Virginia. And then it's All about thine, a farm-to-table restaurant with incredible seasonal menus that change regularly. And then you've got Grill 309, which is a fantastic casual spot with great outdoor seating area for those beautiful Virginia evenings." (2:05)

"Let's talk about for everyday shopping conveniences. You got everything within like 5 minutes of Kite Acres. Target for all your household essentials which is super convenient for families. Lowe's Hob Improvement for all those DIY projects. Martin Groceries which has an amazing selection of fresh produce and prepare foods. Then of course there's a huge Walmart there ... Of course you've got Starbucks for the morning fix. You've got Chick-fil-A, which is obviously my favorite if you can't tell by looking at me." (2:43)

"One of the most incredible features that families love about this community is walking distance is C Pepper High School and C Pepper Middle School. I mean, right when you're standing in the community, you can actually see all the lights for the school and the football field and all that. So, no more stressful school drop offs or sitting in lines every morning with the kids. Older kids can safely walk to school on their own, giving parents some more flexibility. You'll save a ton of time on gas and money over the years by not having to drive the kids back and forth." (3:13)

"When I grew up in Gainesville, we had to go to school in Manasses, which was 45 minutes away. It was absolutely crazy. The proximity of schools typically helps maintain stronger property values over time. And that's definitely true. When you're looking at new house, one of the things that you want to uh consider is they're a school that's in walking distance." (3:36)

"Old House Vineyards, which produced some excellent Virginia wines in beautiful setting. Belmont Farm Distillery, which has some of Virginia's very first legal moonshine distillery and offers tours as well." (5:17)

"You've got Lake Palum. You've got Mountain Lake Run for fishing, kayaking, beautiful walking past. You've also got Lake Anna, Virginia, which is about a 25minute drive away, which is an absolutely beautiful lake. You've got the public side and the private side there. My parents have a house there. We absolutely love going to Lake Anna." (5:32)

"There's several community parks and playgrounds, picnic areas, and sport fields. A call pepper sports complex with baseball diamond soccer fields and walking trails, multiple golf courses with a short drive for those who enjoy hitting the links as well." (5:49)

"Significant Civil War battlefields and historic sites throughout the county. The Museum of Co Pepper History downtown with fascinating exhibits about the area. The historic downtown district with buildings dating back to the early 19th century and Cedar Mountain, Battlefield Preserve lands, all kinds of crazy walking trails as well." (6:01)

Floor Plans & Pricing

"What blows my mind about these homes, they're incredible features that come with standard base pricings of around the mid 500s to upper 500s." (6:46)
"When I was here recently, they were actually throwing in a finished wreck room as well." (6:54)
"The finished basement recck rooms give you a tons of extra living space without the paying the premium that most builders are going to charge. You got beautiful quartz countertops and a kitchen that would be typically around $5 to $8,000 upgrades. Gorgeous hard surface flooring throughout main living areas that are beautiful and durable for most families. Completely packaged of stainless steel appliances so that you don't have to worry about building your own after closing so you can really just move in." (7:02)
"Ryan Homes are offering an insane $24,000 incentive for closing costs if you use their title and mortgage company. And then you can also do a rate buy down with that. So you could actually use that money to buy down your rate for like 2 to 3% to the first year, second year. Third year, you're paying a lot cheaper than the current rates as well." (7:54)
"The Cumberland ... It's a stunning ranch style home that's perfect for empty nesters or anyone who wants main level living. You got 2900 ft² with incredibly efficient single level layout. Three bedrooms and two baths with all the options to add more in the basement and update the bonus area as well." (8:38)
"The Savannah, which is probably one of their more popular plans. It offers tremendous flexibility for different family needs. Going to be around 3,300 ft² with a fantastic layout for families who need separate spaces. Three bedrooms and two bath with options to add in more multiple locations." (9:19)
"The Columbia design for growing families who need plenty of bedrooms and living space. This impressive 3100 ft with a fantastic flow between formal and casual spaces. Four bedrooms and two and a half bathrooms give everyone and their family their own space." (9:47)
"I'm actually going to rate this model and this is actually where my friend Katie is working out of a 10 out of 10. It is absolutely a beautiful home. This is this expansive 4,000 ft with incredible flexibility for different lifestyle needs. You've got four bedrooms, two and a half bath with options to add even more on the lower level." (10:16)
"The Normandy which is their largest and most luxurious plan for those who want it all. Massive 4500 square ft that rivals luxury homes costing twice as much if Northern Virginia. Four bedrooms, three and a half bathrooms cost multiple levels for privacy." (11:07)
"Full baby are included in the base price, which is absolutely unheard of at this price point option for a third car garage on select home site for those who need extra parking or storage." (11:38)

Pros, Cons & Commuting

"Let's talk about the pros of living here in Kite Acres and Cper. The value is obviously phenomenal. You're getting so much more of a house for your money compared to like Louden, Fairfax, or Prince Brewing. Similar homes like this would cost an additional $400,000 or more easily in Louden or Fairfax." (12:18)

"The commute in DC is completely manageable, especially for those who only go into the office once or twice a week. Look, if you're only going to the office once or twice a week, you can go deep into Northern Virginia, but any more than that, it's going to be a rough drive. 29 can get really backed up when you get over to Gainesville and into Warrington. So, definitely keep that in mind. And then, obviously, we all know 66 can be an absolute nightmare." (12:31)

"The schools are good with C Pepper County High offering strong academic and athletic programs. It's an extremely safe community with crime rates typically lower than the national average. You get that authentic small town charm, historic architectural, and a strong sense of community. The area has a all modern conveniences you need without traffic and congestion of Northern Virginia. Land and homes tend to be on larger lots, giving you a lot more space and privacy than you'd find closer to DC." (12:51)

"The dining entertainment options, they're definitely not Arlington and Fairfax, right? It's going to be limited. And then the job market is small. It's a small local economy, right? So most people commute into Fairfax or maybe even Gainesville, Harry Market, Rest in Ashurn. Public transportation is definitely limited. You do have the VRE training, but you certainly don't have a metro, right?" (13:43)

"And then winter weather can definitely impact communities here. Like if we get a lot of snow, the school is closed down. Trust me, you're going to laugh if you move here and you're from a state that gets a lot of snow cuz if we get an inch or two on the ground like people literally punch each other out to get bread and milk and all the schools closed." (14:09)

Culpeper, VA Real Estate Tour FAQs

What types of homes are available at Kite Acres?

"The Cumberland ... It's a stunning ranch style home that's perfect for empty nesters or anyone who wants main level living. You got 2900 ft² with incredibly efficient single level layout. Three bedrooms and two baths with all the options to add more in the basement." (8:38) "The Savannah, which is probably one of their more popular plans. It offers tremendous flexibility for different family needs. Going to be around 3,300 ft²." (9:19) "The Columbia design for growing families who need plenty of bedrooms and living space. This impressive 3100 ft with a fantastic flow between formal and casual spaces. Four bedrooms and two and a half bathrooms." (9:47) "I'm actually going to rate this model and this is actually where my friend Katie is working out of a 10 out of 10. It is absolutely a beautiful home. This is this expansive 4,000 ft with incredible flexibility for different lifestyle needs." (10:16) [St. Lawrence] "The Normandy which is their largest and most luxurious plan for those who want it all. Massive 4500 square ft that rivals luxury homes costing twice as much if Northern Virginia." (11:07)

How much do homes cost at Kite Acres?

"What blows my mind about these homes, they're incredible features that come with standard base pricings of around the mid 500s to upper 500s." (6:46) "They start anywhere from the mid500s and obviously go up, which is absolutely phenomenal. Last year they were building new town homes in in Hay Market in Gainesville that were around 800,000. To put in perspective, similar new homes with comparable features in Lowden County would easily be over $1 million. Similar homes in Fairbanks County would easily go anywhere from 900,000 all the way up to 1.5 million for a lot less square footage." (15:23) "While everyone's fighting over milliondoll properties in Lowden and Fairfax County, Cal Pepper's newest community, Kite Acres, has offered incredible value for homes that would cost $300 to $400,000 more if they were 30 miles closer to Washington DC." (0:10)

What's included in the base price at Kite Acres?

"When I was here recently, they were actually throwing in a finished wreck room as well." (6:54) "The finished basement recck rooms give you a tons of extra living space without the paying the premium that most builders are going to charge. You got beautiful quartz countertops and a kitchen that would be typically around $5 to $8,000 upgrades. Gorgeous hard surface flooring throughout main living areas that are beautiful and durable for most families. Completely packaged of stainless steel appliances so that you don't have to worry about building your own after closing so you can really just move in." (7:02) "Integrated smart technology with programmable thermostats and smart locks for convenience and security." (7:30) "Full baby are included in the base price, which is absolutely unheard of at this price point option for a third car garage on select home site for those who need extra parking or storage." (11:38)

How does the Ryan Homes $24K incentive work?

"Ryan Homes are offering an insane $24,000 incentive for closing costs if you use their title and mortgage company. And then you can also do a rate buy down with that. So you could actually use that money to buy down your rate for like 2 to 3% to the first year, second year. Third year, you're paying a lot cheaper than the current rates as well. And that's something that I help a lot of my new home clients negotiate with." (7:54) "Their in-house mortgage company, MVR mortgage, which offers a streamlined buying process where you don't have to deal with the multiple companies, competitive rates that often beat what you'll find with most lenders, specialized loan officers who understand exactly how the building process works, and then sometimes exclusive financing options that aren't always available through other lenders." (7:36) "This is a limited time offers will likely want to be available as more phases come out in the community." (16:28)

What's the commute like from Culpeper?

"You're only 70 miles from Washington DC which is absolutely ideal for people who work remotely or only need to go in the office like once or twice or we even with like return to office. I'm seeing a lot more people only happen to go in once or twice a week." (1:29) "The commute in DC is completely manageable, especially for those who only go into the office once or twice a week. Look, if you're only going to the office once or twice a week, you can go deep into Northern Virginia, but any more than that, it's going to be a rough drive. 29 can get really backed up when you get over to Gainesville and into Warrington. So, definitely keep that in mind. And then, obviously, we all know 66 can be an absolute nightmare." (12:31) "If you're commuting to DC daily, this is a 70mile drive without traffic. So definitely do not buy here if you're going to be living in a DC. I would go closer to Hay Market or Gainesville." (13:17)

Why are the schools such a big deal at Kite Acres?

What's downtown Culpeper like?

"Downtown Co Pepper like I said is just one mile away or two miles away from the neighborhood. Let me tell you, this historic downtown is one of the most charming in all of Virginia with all the beautiful architecture and buildings dating back to the 1800s. Really absolutely beautiful community, great people. You walk around, everyone comes up, shakes your hand, says what's up, how you doing? You enjoying the town. You definitely got that small Americana feel for sure." (1:41) "The downtown area has some really great restaurants that I definitely love. Pedmont Steakhouse of some of the best prime cuts you'll find anywhere in Virginia. And then it's All about thine, a farm-to-table restaurant with incredible seasonal menus that change regularly. And then you've got Grill 309, which is a fantastic casual spot with great outdoor seating area for those beautiful Virginia evenings." (2:05) "This town has consistently been ranked among the top 10 small towns in America by publications like the Smithsonian magazine for its character and quality of life." (4:37)

What's there to do in Culpeper?

"C Pepper's Farmer Market that runs every Saturday from April through November, featuring over 30 local vendors selling everything from organic produce to breads and cheeses. Local farmers bring fresh seasonal fruits, vegetables they grow right on their own property and call pepper, craft vendors selling homemade goods that make perfect gifts for home or decorations, live music during the summer, which creates a fantastic community atmosphere." (4:46) "Old House Vineyards, which produced some excellent Virginia wines in beautiful setting. Belmont Farm Distillery, which has some of Virginia's very first legal moonshine distillery and offers tours as well." (5:17) "You've got Lake Palum. You've got Mountain Lake Run for fishing, kayaking, beautiful walking past. You've also got Lake Anna, Virginia, which is about a 25minute drive away, which is an absolutely beautiful lake. You've got the public side and the private side there. My parents have a house there." (5:32) "A call pepper sports complex with baseball diamond soccer fields and walking trails, multiple golf courses with a short drive for those who enjoy hitting the links as well." (5:51)

Who should consider buying in Culpeper?

"Based on my 20 years of helping people sell real estate and living here in Northern Virginia and the C pepper area, this is really who it would be good for. If you are a remote worker and you don't have to go into the office all the time, definitely a great location. People with flexible work schedules, meaning you don't have to go nine to five, call pepper into a DC, that's gonna be a lot of traffic. Trust me on that one. Families looking for more space with good schools without the multi-million dollar price tag. Empty nesters looking to downsize but still want high quality new construction home. First-time home buyers who are priced out of communities closer to DC but want new construction. So, if you want new construction, Winchester and Co Pepper are probably going to be your best bets for affordable new construction." (14:24) "Anyone who values size, quality of life, and a stronger sense of community over proximity urban centers are definitely going to like this place." (15:02)

What are the downsides of living in Culpeper?

"But here are some of the cons that you definitely want to know. Like I said, if you're commuting to DC daily, this is a 70mile drive without traffic. So definitely do not buy here if you're going to be living in a DC. I would go closer to Hay Market or Gainesville or maybe even on the 29 side of uh Warrington or the Gainesville side they call." (13:14) "The dining entertainment options, they're definitely not Arlington and Fairfax, right? It's going to be limited. And then the job market is small. It's a small local economy, right? So most people commute into Fairfax or maybe even Gainesville, Harry Market, Rest in Ashurn. Public transportation is definitely limited. You do have the VRE training, but you certainly don't have a metro, right? So there's not a big train system, but you do have the VRE transportation." (13:43) "You definitely need a car to get anywhere outside of uh Co Pepper. And then winter weather can definitely impact communities here. Like if we get a lot of snow, the school is closed down. Trust me, you're going to laugh if you move here and you're from a state that gets a lot of snow cuz if we get an inch or two on the ground like people literally punch each other out to get bread and milk and all the schools closed." (14:06)

About Chris Colgan

I'm Chris Colgan, a top-producing Realtor with the Chris Colgan Team at EXP Realty. I know the developer of Kite Acres, Ryan Holmes, really well, and the main salesperson Katie. They gave me a tour of the Cumberland model and the St. Lawrence model so I could show you guys different perspectives on brand new homes in the Northern Virginia region. I've been helping people sell real estate in Northern Virginia and the Culpeper area for 20 years. My parents have a house at Lake Anna, and I grew up in Gainesville having to commute 45 minutes to school in Manassas—so I know firsthand how valuable it is to have schools walking distance. My team and I can jump on a Zoom with you, walk you through the whole process, and tell you which areas are great and not great for where you're commuting. If you want us to help you negotiate that $24K incentive and represent you with Ryan Homes, definitely shoot me an email. We're doing a lot in Front Royal and Winchester as well for affordable new construction. Winchester and Culpeper are probably going to be your best bets if you want new construction and are priced out of communities closer to DC.