Northern Virginia is full of stories about growth and transformation, but few are as symbolic as what's happening at the old Regal Cinemas site in Manassas. What was once a landmark for movie nights is now becoming Parkridge West, a modern community of townhomes and stacked townhomes designed to meet today's housing demand.
This redevelopment isn't just about new homes. It's about how Prince William County is reimagining aging retail corridors into thriving residential neighborhoods. Here's everything you need to know.
What's Being Built at Parkridge West
- Location: 10900 to 11380 Bulloch Drive, Manassas, VA, adjacent to Manassas National Battlefield and next to the DMV office and Parkridge Shopping Center
- Homes: 162 new single-family townhomes and stacked townhomes (the parcel was entitled for up to 203 units)
- Construction timeline: Site work started July 2025, first home deliveries expected spring 2026, full project completion 2027
- Site size: 12.7 acres on the former Regal Manassas Stadium 14 parcel
- Distance from D.C.: Approximately 30 miles west of Washington
Developers and partners:
- Hines: Global real estate developer, acquired the land in 2024 for $18.4 million from Willard Retail and Buchanan Partners
- Trez Capital: Joint venture equity partner
- NVR Inc. (Ryan Homes and NVHomes): Builder, with all 162 lots presold to NVR
- William A. Hazel, Inc.: Site preparation and infrastructure contractor
- Western Alliance Bank: Acquisition and development lender
Buyers can expect a mix of three-level townhomes and stacked condo-style townhomes, likely with open-concept floor plans, modern finishes, and optional upgrades. Hines has confirmed amenities will include a dog park, a playground, and a community park, consistent with other Hines master-planned communities.
Why This Site Matters
For 24 years, the Regal Manassas Stadium 14 anchored this corner of Sudley Road. When it closed in October 2024, it marked the end of the last Hoyts-branded theater in Virginia. Rather than letting the 57,000-square-foot building sit vacant, Prince William County rezoned the 12.7-acre parcel to residential, creating a new opportunity to serve the region's growing housing needs.
With Northern Virginia forecasted to need 26,000 new single-family homes annually through 2030, Parkridge West is part of the solution. The project also aligns with Prince William County's strategy to revitalize aging retail centers into mixed-use and residential hubs.
One of the strongest aspects of the site: it sits adjacent to the 5,100-acre Manassas National Battlefield Park, which features a 40-mile trail system. Residents will be within walking distance of one of the most significant Civil War sites in America (Battle of Bull Run/First Manassas, July 1861), with year-round access to hiking, biking, and equestrian trails.
Manassas Townhome Market Context (2026)
Pricing for Parkridge West has not been officially released yet. Based on current comparable Manassas new-construction communities heading into 2026, here's the realistic range:
- Lomond Village (Ryan Homes condos): From the upper $400,000s. Two-level townhome-style condos, 1,606 to 2,481 sq ft, 3 bedrooms / 2.5 baths. Full Lomond Village breakdown here.
- Independent Hill Townhomes (Ryan Homes): Low $600,000s to upper $800,000s, amenity-filled community in the Colgan High School district
- Ryan Homes Manassas townhomes: Starting from $614,990 for 4 bedroom / 3.5 bath at 2,239+ sq ft
- Blackburn Townhomes (Ryan Homes): Pricing from the mid-$300,000s, 2-car garage townhomes near commuter routes
- Townhome rentals nearby: $2,000 to $3,750 per month
Given those comps, Parkridge West homes will likely land in the upper $400,000s to mid-$700,000s, depending on whether the unit is a stacked condo-style townhome or a full three-level townhome. The site's proximity to the Battlefield Park and the Parkridge retail commercial mix could push pricing toward the higher end of that range for premium units.
See the Newest Manassas, VA Real Estate
Community Impact and Infrastructure
- Accessibility: Right off I-66 and Sudley Road (Route 234), with quick access to shopping, dining, and commuter routes. The Manassas VRE station to Union Station is about 6 miles away.
- Utilities and site prep: William A. Hazel is installing 1.5 miles of new water and sewer lines and stormwater systems, while keeping infrastructure for the existing shopping center intact.
- Affordable housing: Prince William County requirements mandate affordable units spread across buildings, with income targets at 60%, 80%, and 100% of Area Median Income.
- Retail context: The adjacent Parkridge Shopping Center remains active, and the second land bay of the broader 44-acre Parkridge property may bring additional residential or mixed-use development once Willard secures a buyer.
Prince William County has emphasized balanced growth, ensuring new homes support both first-time buyers and workforce housing demand.
The Bigger Picture for Prince William County
Parkridge West is more than a single development. It's part of a broader shift in Northern Virginia's suburban landscape. Across the region, developers are transforming struggling shopping centers and dead big-box sites into housing. Prince William County leaders, including Brentsville District Supervisor Tom Gordy, have supported Parkridge West as a model for smart redevelopment along Sudley Road.
Hines itself is making major bets across Northern Virginia, with a 1,076-unit Village at Clear Springs community underway in Loudoun County and a separate $122 million Bristow development with NVR Inc. starting Q2 2026. (For the wider picture, see my 2026 guide to new construction homes in Manassas.)
For Manassas residents, this means fewer vacant buildings, more neighbors supporting local businesses, and a stronger housing market overall.
Construction Timeline
- July 2024: Hines acquires the 12.7-acre parcel from Willard Retail/Buchanan Partners for $18.4 million
- October 2024: Regal Manassas Stadium 14 closes permanently after 24 years
- January 2025: Theater demolished
- July 2025: Construction begins (site prep, utilities, infrastructure)
- Spring 2026: First home deliveries expected
- 2027: Full project completion targeted
That's a remarkably fast turnaround for a project of this scale, with the entire build-out from raw land to 162 finished homes happening in roughly 30 months.
What to Watch For in 2026
As construction moves forward, the items still to be confirmed:
- Final architectural designs and floor plans from Ryan Homes and NVHomes
- Official pricing and release timelines
- Amenity packages and HOA structures
- Affordable unit allocations across the 60%, 80%, and 100% AMI tiers
- Whether the second Parkridge land bay (around 200 additional units in the broader 363-home redevelopment plan) finds a buyer
For buyers looking in Manassas, Parkridge West will be one of the most-watched launches of 2026.
Final Take: From Movies to Modern Living
Parkridge West represents exactly where Northern Virginia real estate is heading: turning yesterday's retail landmarks into tomorrow's neighborhoods. For families priced out of Arlington or Fairfax, this development could be a strong blend of value, location, and modern design, with the bonus of Manassas National Battlefield Park as a backyard amenity.
I'll be tracking pricing releases, floorplans, and availability as they come out. If you're interested in getting updates or being among the first to tour model homes, reach out.
Call or text Chris Colgan at (571) 437-7575
Visit ColganTeam.com for the latest Northern Virginia new home updates.
If you're thinking of finding your home in Manassas, send us a message to get ahead of other buyers and find hidden gems first.
Frequently Asked Questions About Parkridge West
A new residential community called Parkridge West, featuring 162 single-family townhomes and stacked townhomes on the 12.7-acre former Regal Manassas Stadium 14 parcel. The parcel was entitled for up to 203 units, but the development plan currently calls for 162 homes plus a dog park, playground, and community park. Site work started July 2025. First home deliveries are expected in spring 2026, with full project completion targeted for 2027 per Hines' official announcement. Hines, the Houston-based global real estate developer, owns the site in joint venture with Trez Capital. NVR Inc., the parent company of Ryan Homes and NVHomes, is the builder and has presold all 162 lots. William A. Hazel, Inc. is handling site prep and infrastructure. Western Alliance Bank provided the acquisition and development loan. Official pricing has not been announced yet. Based on current 2026 comparable new construction in Manassas (Lomond Village from the upper $400,000s for condos, Independent Hill Townhomes from the low $600,000s, Ryan Homes Manassas townhomes from $614,990), expect Parkridge West pricing to land in the upper $400,000s to mid-$700,000s depending on unit type. Stacked condo-style units will be lower, full three-level townhomes higher. Yes. Prince William County requires affordable units spread across buildings, with income targets at 60%, 80%, and 100% of Area Median Income. The specific number of affordable units and their distribution have not yet been publicly announced. The Regal Manassas Stadium 14 closed permanently in October 2024 after 24 years of operation. It was the last Hoyts-branded theater in Virginia and the only mainstream cinema in Manassas. The 57,000-square-foot building was demolished in January 2025 to make way for Parkridge West. Hines has confirmed the development will include a dog park, a playground, and a community park, consistent with other Hines master-planned communities. Specific amenity details and HOA structures will be released as construction progresses. The site is also adjacent to the 5,100-acre Manassas National Battlefield Park with its 40-mile trail system. It eliminates a vacant 57,000-square-foot property, adds 162 much-needed housing units in a region forecasted to need 26,000 new homes annually through 2030, and supports local businesses along Sudley Road. The infrastructure investment (1.5 miles of new water and sewer lines, stormwater systems) also benefits the broader Parkridge Shopping Center area. The closest Regal multiplex is now at Virginia Gateway in Gainesville, about 8 miles from the former Manassas Regal site. Yes. The site is adjacent to Manassas National Battlefield Park, a 5,100-acre federally protected park featuring a 40-mile trail system. The site of the Battle of Bull Run (First Manassas, July 1861), the park is one of the most significant Civil War battlefields in America and offers year-round hiking, biking, and equestrian access. Reach out directly to Chris Colgan at (571) 437-7575 or email info@colganteam.com to get on the early-notification list for pricing releases, floorplans, and first tours.What's being built at the old Regal Cinemas in Manassas?
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