Kiln Creek, Newport News and York County

Kiln Creek at a glance

Kiln Creek is a master-planned community of 31 villages that straddles the line between Newport News (ZIP 23602) and York County (ZIP 23693). The Villages of Kiln Creek Owners Association, the master HOA for every home, describes about 1,250 acres of land and lakes with 19 lakes and an 18-hole golf course, which the association owns. Its April 2026 village list counts 2,918 homes plus 332 apartments: 21 villages and 2,245 owned homes on the Newport News side, and 10 villages and 673 homes on the York County side.

The jurisdiction line matters. It decides the school division, the tax rate and the assessment cycle, and the two sides were built in somewhat different eras. Every home pays the same master assessment, $120.01 a month for most villages in 2026, and many villages add a sub-association fee.

Where is Kiln Creek, and which side is a home on?

Kiln Creek sits in upper Newport News and southern York County, with Kiln Creek Parkway and Brick Kiln Boulevard connecting to Jefferson Avenue (Route 143) and Victory Boulevard (Route 171). The community is adjacent to Newport News/Williamsburg International Airport.

The York County villages are Avery Woods, Eagle Sound, Highlands, Hollingsworth, Lexington, Oakwood, Rock Creek, Royal Colven, Sanctuary and Tradewinds. Newport News villages include Lake Cambridge, Cascades, Westgate and Players Choice. The KCOA's village list shows each village's jurisdiction.

What are the homes like in Kiln Creek?

Kiln Creek mixes single-family homes, townhomes, condominiums, duplexes and apartments. The association's welcome flier says most exteriors were "styled to emulate Colonial Williamsburg's aesthetics, while some areas feature homes with a more transitional appearance."

• Newport News side: the earliest city subdivision plats date to 1987 (Southlake) and 1988 (Windbrook, Claymill Corner). City parcel data for the Kiln Creek neighborhood shows homes built from 1988 to 2002, with a median size of about 1,800 square feet.
• York County side: county parcel data shows homes built from 1991 to 2016, zoned Planned Development, with a median single-family lot of about 0.23 acre.

Price context

On York County's 2026 assessment, the York County villages have an overall median of $526,050. Single-family village medians range from $404,700 in Sanctuary (duplexes) to $690,900 in Avery Woods, while Eagle Sound condominiums, at about 1,120 square feet, have a median of $196,900. On the Newport News side, the median current city assessment is $346,700 across the residential parcels inside the city's Kiln Creek neighborhood boundary. Assessments are not sale prices, and the spread between villages is wide, so village-level comparables matter.

What does the Kiln Creek HOA cost, and what does it cover?

From the KCOA's April 2026 village sheet and FAQ:

Master amenities include two pools (an Olympic-size pool at the Recreation Center and a smaller saltwater pool at the Club), four tennis courts, nine pickleball courts, a recreation center, a fitness center, playgrounds, a basketball court and walking trails. The 2026 pool season runs May 23 to September 7. York County also runs Kiln Creek Park, a public park at 2901 Kiln Creek Parkway.

Virginia's Resale Disclosure Act requires a resale certificate on every Kiln Creek sale. For a home in a village with its own sub-association, expect certificates from both associations. A buyer who receives a certificate after ratification generally has three days to cancel.

The Kiln Creek golf course

Kiln Creek Golf Club and Resort at 1003 Brick Kiln Boulevard is an 18-hole championship course open to the public, with separate golf memberships, a 16-room lodge and an on-site restaurant. The KCOA bought the course and resort in December 2013 for $3.5 million, a purchase reported at the time as preserving about 290 acres (WYDaily). Golf membership is separate from the HOA's included social membership.

Airport noise disclosure

Kiln Creek's declaration (Section 9.11) states that every property is "located within a noise and/or accident zone adjacent to the Newport News/Williamsburg International Airport," and buyers sign an acknowledgment. City of Newport News GIS shows the airport's 65, 70 and 75 dB noise contours crossing the Newport News side; among residential parcels with mapped coordinates, 34 sit inside the 65 dB contour (mostly in Cascades, Lake Cambridge and Westgate) and one is inside 70 dB. York County's parcel data flags none of the York County villages as in an airport zone. Check the specific parcel on the city's GIS.

Which schools serve Kiln Creek?

The Newport News assignments are from the NNPS Zonefinder for the 2026–27 school year, checked at five addresses across the Newport News villages; NNPS is redrawing attendance zones with a recommendation due in January 2027, so confirm before you buy. All York County village address points fall in the Grafton zones in county GIS. School data is on Virginia's School Quality Profiles.

How long is the commute from Kiln Creek?

These are approximate off-peak estimates from Kiln Creek Parkway, calculated with OpenStreetMap routing as of October 2026. Langley, Fort Eustis and NWS Yorktown are all within about 11 miles; peak-hour traffic on Jefferson Avenue, Victory Boulevard and I-64 adds time.

Is Kiln Creek in a flood zone?

Very little of it. York County's parcel data shows all York County village parcels entirely in FEMA Zone X with no Resource Protection Area, and Newport News data flags 7 of about 1,900 parcels on the city side as Zone A. Confirm any address on the FEMA Flood Map Service Center.

What to know when buying or selling in Kiln Creek

• Confirm the jurisdiction first. It sets the schools, tax rate and assessment.
• Add up both HOA fees where a village has a sub-association, and read both resale certificates.
• Read the airport disclosure and check the parcel against the noise contours.
• Compare within the village. Assessments range from under $200,000 for condos to nearly $700,000 for single-family villages.
• For sellers: buyers comparing villages will ask about dues, sub-association coverage and the airport disclosure, so have the documents ready.

How Adam Triplett can help in Kiln Creek

Adam Triplett's closed-sales record, 2006 through July 2026, includes at least 27 Kiln Creek sales: 18 on the listing side and 9 on the buyer side, at a median of $250,000, with 15 since 2020 and a top sale of $581,000. That is a minimum count from matching Kiln Creek street names, so the true number may be higher. Across the whole record, Adam has 198 sales with Newport News addresses and 111 with Yorktown addresses.

Adam is Vice President and Senior Partner at Garrett Realty Partners, has been ranked the #1 individual agent by the Virginia Peninsula Association of REALTORS® every year since 2018, and is a 2002 graduate of Grafton High School, which serves Kiln Creek's York County villages. See the Newport News area guide, the Yorktown and York County guide, Adam's sold record, the Joint Base Langley-Eustis guide, and the nearby communities of Coventry and Tabb.