Kingsmill, Ford's Colony and Governor's Land: HOA and club fees compared

Governor's Land at Two Rivers is the most expensive of the three to own, because local brokerage summaries report that its homeowners must hold an equity membership in Two Rivers Country Club (the club doesn't publish the rule). Their 2026 figures put HOA plus club dues at about $863 to $1,596 a month, before a reported $45,000 initiation. Ford's Colony's HOA publishes a 2026 assessment of $682 a quarter (about $227 a month), and its club is optional. Kingsmill's master association charged $202 a month in 2025, plus a parcel fee of $23 to $775 a month in some neighborhoods, and resort membership is optional.

Figures are as of October 2026. Where a community doesn't publish a number itself, it's marked "reported" or "not published."

Kingsmill, Ford's Colony and Governor's Land fees side by side

Sources: the KCSA FAQ and 2025 chart; the Ford's Colony HOA assessment page, fact sheet and club; and Two Rivers' membership, marina and real estate pages. "Reported" figures come from a January 2026 local brokerage summary, not from the club or association.

One-time fees when you buy

The Ford's Colony range exists because the 2026 bill is a $613 assessment plus a $69 trash charge; the resale certificate states which base applies. Ford's Colony's declaration puts its charge on the purchaser; for the other two, the contract and resale certificate show who pays. In all three, the seller pays to prepare the resale certificate under Va. Code § 55.1-2316.

Annual cost of ownership, by the numbers

These are simple sums of the dues above. They leave out Two Rivers' dining minimum and any special assessments.

Kingsmill on the James: low base dues, neighborhood add-ons

Every Kingsmill owner belongs to the Kingsmill Community Services Association (KCSA); its FAQ calls membership "automatic and mandatory." The general assessment covers 35 miles of paved roads, the police force and 24-hour staffed gates, weekly trash, biweekly recycling and bulk pickup, trails, three recreation centers with pools, Kingsmill Pond, and common-area insurance.

The variable is the parcel fee. On the 2025 chart, 15 sub-neighborhoods add from $23 a month (Burwell's Bluff) to $775 (The Enclave), for totals of $225 to $977. Homes outside the listed parcels owe KCSA only the general assessment. A January 2026 brokerage summary reported $208 for 2026, but KCSA's public site still showed the 2025 chart in early October 2026.

The golf courses, tennis center, restaurants, resort pools and marina belong to Kingsmill Resort, which KCSA states is a separate legal entity owned by Escalante Golf. The resort lists six membership categories, from Full Golf to Social, but doesn't publish fees online, and third-party figures conflict, so get the current schedule from its membership office. See the Kingsmill page and the James River waterfront guide.

Ford's Colony: the most fully published schedule

The Ford's Colony HOA publishes its 2026 assessment: $2,728 a year, billed at $682 each January, April, July and October.

Under section 4.09 of the declaration, the purchaser pays 50 percent of the annual assessment at settlement, and the money goes to reserves. Transfers into an owner's trust or company, to an executor, or to a lender through foreclosure are exempt.

The club is a separate business. The HOA states that Ford's Colony Country Club isn't affiliated with the association, and the HOA's 2025 fact sheet says Up to Par Management owns and manages it and that membership is optional. The 2026 categories:

The fact sheet counts more than 2,740 single-family homes, 80 townhouses and 24 condominiums. Citing REALTOR® statistics, it reports 114 sales in 2024 at an average of $800,253, with single-family homes generally from $500,000 to more than $1.4 million. The HOA's marketing site states that Ford's Colony is not age-restricted. See the Ford's Colony page.

Governor's Land at Two Rivers: club membership reported as required

The club's site describes 1,400+ acres between the James and Chickahominy Rivers and calls Governor's Land "a private, member-owned country club community." Its real estate page counts 733 homes. The Tom Fazio course plays from 4,562 to 6,911 yards, and the marina's slips run from 25 to 55 feet, with fuel and pump-out.

The club lists Full Golf, Associate Golf, National Golf (for members living more than 50 miles away), Social, Dining and Invitational memberships, and marina memberships are an add-on to what it calls a "Social or Golf Two Rivers Equity Membership." It doesn't publish prices or the ownership requirement online. Local brokerage summaries from April 2025 and January 2026 both report that equity membership is required of homeowners. Treat the reported 2026 figures as a starting point and confirm them in the resale certificate. See the Governor's Land page.

How to confirm the numbers: the Virginia resale certificate

Since July 1, 2023, HOA resale disclosure in Virginia falls under the Resale Disclosure Act, Va. Code § 55.1-2307 and following sections:

• The seller must deliver it. The seller or seller's agent gets the resale certificate from the association and gives it to the buyer; this can't be waived (§ 55.1-2309). The association has 14 days after a written request, after which the certificate is deemed unavailable.
• It lists more than dues. Contents include the assessment schedule, other fees, any other entity or facility that can charge the owner, special assessments, approved capital expenditures, reserves, the budget and reserve study, and pending lawsuits (§ 55.1-2310). At Governor's Land, the "other entity" line is where club obligations should appear.
• The buyer can cancel. Within the period in the contract or, if none, three days from ratification (certificate delivered first) or three days from receipt (delivered later). If it never arrives, the buyer can cancel any time before settlement, without penalty (§ 55.1-2312).
• Two associations, later clock. If a home answers to two associations, such as a condominium inside a master community, the cancellation period runs from the last certificate delivered.

Selling in Kingsmill, Ford's Colony or Governor's Land

Fees affect price: a buyer facing a reported $45,000 initiation or a 0.5 percent transfer fee counts that cash against the offer. Order the resale certificate when the home lists, not after a contract, since the association has up to 14 days and the buyer's cancellation clock starts on delivery. At Governor's Land, ask the club how a departing member's equity membership is handled.

Adam Triplett is Vice President and Senior Partner at Garrett Realty Partners and has been ranked the #1 individual agent by the Virginia Peninsula Association of REALTORS® every year since 2018. His specialties include high-end homes and senior transitions and downsizing. His closed-sales record, 2006 through July 2026, includes 37 sales with a Williamsburg address and 7 with a Toano address, topped by a $1,001,115 Williamsburg-address sale. See his sales record, background, and guides to luxury homes, downsizing and Williamsburg and James City County.

To go over current fees and recent sales before you price a home or make an offer, contact Adam.