The $900M Waterpark Coming to Virginia

There is a $900 million resort about to open right off I-95, sitting between D.C. and Richmond. And this project almost didn't get built. It has been in the works for nearly 20 years, but now it is officially opening in a few months, and it is going to be the biggest indoor waterpark in Virginia. That is pretty crazy, and that is what we are getting into today. If you live here or you are thinking about moving here, there is definitely stuff you should know about this project. Let's talk about what's coming, how it got here, and what it does for your home value.

If we haven't met yet, I'm Chris Colgan. I was born and raised in Northern Virginia, and I've sold more than a billion dollars in real estate around here, so I've seen every version of this market. Before we get started, hit that subscribe button. We drop videos like this every week, and I want to get this channel to 10,000 subscribers.

The Scale of the Kalahari Resort

You have to see how big this project is, or none of the rest makes any sense. Kalahari Resorts and Conventions is building this on 135 acres in Thornburg down in southern Spotsylvania County. The entire facility is about 1.38 million square feet, combining a hotel, convention center, waterpark, restaurants, and shops under one roof.

The indoor waterpark alone is about 175,000 square feet, featuring over 40 water slides, a FlowRider surf simulator, and a wave pool. They are also adding 10 acres of outdoor pools for the warm summer months. On the hotel side, there are roughly 900 rooms and suites ranging from one to three bedrooms, with the largest suite sleeping up to 12 people.

Then you have Tom Foolerys Adventure Park, which is 90,000 square feet by itself. It features thrill rides, a ropes course, climbing walls, an indoor zipline, bowling, go-karts, laser tag, and over 250 arcade games. There are 12 places to eat and drink, including four full sit-down restaurants: Double Cut Steakhouse, Sortino's Italian Kitchen, CinCin Tex-Mex, and BaLux Bar and Grill, plus Red's Piano Bar and Lounge for evening live music.

The complex also includes over 10,000 square feet of retail shops, a market, a Build-A-Bear Workshop, and 150,000 square feet of meeting space with two ballrooms and an event barn. Spotsylvania County pushed heavily for this project because the convention facilities will attract business conferences, driving hotel stays, dining, and retail spending throughout the area.

Pricing, Overnight Rates, and Resort Fees

If you stay overnight, waterpark access is included with your room reservation. Room rates start around $415 a night for two adults and two kids, which includes waterpark passes. The top-end three-bedroom presidential suite, which sleeps up to 12 people, runs around $2,300 a night. On top of the room rate, there is a mandatory daily resort fee of $44.99 plus tax covering premium amenities.

For visitors who do not want to stay overnight, day passes are available. Waterpark-only passes run from $70 to $95. Admission to Tom Foolerys Adventure Park ranges from $45 to $50, while a combo pass covering both park areas runs about $105 to $135.

The 20-Year Timeline: From 2007 to 2026

Kalahari first attempted to build near Fredericksburg back in 2007, near the Fredericksburg Convention Center. That initial project was wiped out by the 2008 housing recession, and by 2013, Kalahari officially walked away from the original site.

The project reemerged in March 2022 when Kalahari filed to rezone farmland in Thornburg. Spotsylvania County approved the rezoning on July 12, 2022, changing the land from agricultural (A-2) to Planned Development Commercial. Groundbreaking took place in October 2023, followed by a major steel-signing ceremony with the Governor in June 2025. The resort is on track for its official opening on November 12, 2026.

Roads, Infrastructure, and Traffic at Exit 118

The resort is located at 6109 Patriot Highway, right between U.S. Route 1 and I-95 at Exit 118. It is positioned about 45 minutes from Richmond and an hour from Washington, D.C.

Transportation infrastructure around Exit 118 has already seen major upgrades. VDOT constructed a new I-95 overpass, reconfigured the interchange ramps, and improved Mud Tavern Road and Mallard Road in a project completed in September 2019. VDOT reports that over $57 million has been invested in local roadway infrastructure around the site, including an ongoing $25.7 million widening project on Route 606.

Further north, a $42 million project at Exit 126 in Massaponax is widening Route 1 and improving I-95 ramps, with completion expected by late 2027. Drivers along I-95 should expect increased weekend traffic at Exit 118 once the resort opens. Buyers looking to avoid resort traffic while maintaining fast highway access should evaluate neighborhoods north of Massaponax.

Jobs, Tax Revenue, and Home Value Impact

The resort is creating approximately 1,500 permanent local jobs (805 full-time and 743 part-time). Kalahari will become Spotsylvania County's largest commercial taxpayer, generating an estimated $7 million annually in county tax revenue beyond incentives.

Home values in Spotsylvania County saw 11% to 12% equity growth over the past year, with median home sales prices sitting in the mid-$400,000s to $500,000 range. Properties near Exit 118 and Route 606 stand to gain long-term equity as roadway projects finalize.

The resort's opening is also expected to drive short-term rental and vacation home demand in nearby Lake Anna, making it an attractive area for real estate investors evaluating short-term rental properties.

The Homebuyer & Homeowner Checklist

If you are evaluating real estate in Spotsylvania County or Fredericksburg, keep these practical steps in mind:

• Check Roadway Noise and Zoning: Review county records and site lighting for homes directly along Route 606 or Route 1 west of I-95.
• Test Your Real Commute: Drive your commute during peak hours (e.g., 8:00 AM on a Wednesday or 4:00 PM on a Friday) rather than mid-day to measure true drive times.
• Watch Infrastructure Milestones: Monitor the completion of VDOT projects at Exit 126 and Route 606 through 2027 to gauge commute improvements toward D.C.
• Explore Nearby Amenities: Spotsylvania and Fredericksburg feature Dominion Raceway, Mattaponi Winery, the John J. Wright Educational & Cultural Center, Historic Old Town Fredericksburg, and Virginia Credit Union Stadium.

Conclusion

Which interchange you live closest to will dictate how this project impacts your daily life. Watch local real estate market data as the resort opens on November 12, 2026. If you are thinking about buying, selling, or investing in Northern Virginia or Spotsylvania County, email us at info@colganteam.com or text 571-437-7575.