The Settlement at Powhatan Creek, Williamsburg, VA

The Settlement at Powhatan Creek in brief

The Settlement at Powhatan Creek is a gated, age-restricted (55+) community on the south side of Monticello Avenue in James City County, about 2 miles west of New Town (mailing address Williamsburg, ZIP 23188). James City County approved it in 2003 for up to 400 age-restricted homes, single-family homes and townhomes, on what county records call Area 2 of the Hiden Property. A July 2024 county staff report counted 268 homes built so far. That same month the Planning Commission approved the preliminary plat for Phase 4, 68 more townhomes (July 2, 2024 staff report).

Residents have a clubhouse of about 15,000 square feet with indoor and outdoor pools, plus tennis and walking trails, all paid for through the homeowners association. There is no golf course.

How the Settlement came about

The land was first rezoned in 1997 as part of a planned development that included 350 timeshare units. In 2003 the developer, Powhatan Crossing, Inc., asked the county to replace the timeshares with 400 age-restricted homes: 275 single-family and 125 multifamily. The Planning Commission recommended approval 4-2, the Board of Supervisors approved it 3-2 in July 2003, and the amended master plan was adopted November 24, 2003. During those hearings the developer told the Planning Commission that the community would be gated (June 2, 2003 minutes). The first phase, filed as "The Settlement at Monticello," was 137 lots on about 68 acres and went through county review in early 2004.

What the 55+ age restriction means

The 2003 proffers say all homes in Area 2 are age-restricted. They are intended for occupancy by persons 55 or older, and no home may be occupied by a person under 18. In some cases a person between 18 and 55 may also live there, within federal and state rules for housing for older persons. Under Virginia law, such housing generally needs at least one person 55 or older in at least 80 percent of occupied units, plus published policies showing that intent (Va. Code § 36-96.7). The association's own rules set the verification process; buyers should review them in the resale certificate.

Where the Settlement is

The entrance is on Monticello Avenue at Saunders Bridge, across from Monticello Woods. County records use 4101 Monticello Avenue as the property address. New Town's shops and the Williamsburg-James City County Courthouse are about 2 miles east, and Merchants Square in Colonial Williamsburg is about 5 miles away. Branches of Powhatan Creek run through this part of the county toward the James River.

Homes in the Settlement

The Settlement has detached homes and townhomes built in phases since the mid-2000s. Agent sources name Ryan Homes, Wayne Harbin Builder and Marquee Homes among the builders and say the plans include first-floor primary suites. Those sources describe plans ranging from single-level cottages to manor-style homes of roughly 2,800 to 3,400 square feet. Lot sizes aren't published as a range; check the county record for a specific home. With Phase 4 approved for 68 townhomes, new construction may compete with resales. Ask about the builder's timing and pricing before setting a list price.

HOA dues and what they cover

Agent sources describe the assessment as covering the clubhouse and pools, the gate, common areas, and lawn and exterior care for many homes. Coverage differs between detached homes and townhomes, which is why the range is wide. The proffers let the Area 2 recreation facilities be limited to Area 2 owners. Under Virginia's Resale Disclosure Act, the buyer gets the resale certificate and, unless the contract says otherwise, three days after delivery to cancel (Va. Code § 55.1-2312).

Amenities

According to the community's Senior Navigator listing and agent sources:

• A residents' club of about 15,000 square feet with indoor and outdoor pools, a ballroom, a fitness room and billiards
• Tennis courts
• Walking trails and a pond with a gazebo
• A gated entrance

Powhatan Secondary is a separate community

Powhatan Secondary, nearby between Monticello Avenue and News Road, is often confused with the Settlement, but it is a different community with its own association. County records describe it as an older planned community by Powhatan Enterprises, Inc., built in phases (minutes from 2000 refer to a Phase 7-A), with townhouses and apartments (2008 Planning Commission minutes). A road also named Powhatan Secondary runs through it, and agent sources describe a recreation site with a clubhouse and pool. It is not part of the Settlement's age-restricted Area 2, so check its own documents if you are looking there.

Schools

The Settlement is age-restricted, and its proffers bar occupancy by anyone under 18, so school assignment rarely comes up for residents. The community is within Williamsburg-James City County Public Schools territory; WJCC's school zone search covers any address, including nearby communities such as Powhatan Secondary.

Commute times from the Settlement

Measured from the Monticello Avenue entrance. Times are approximate off-peak estimates.

What to know when buying or selling in the Settlement

• Confirm age verification and timing with the association before going under contract.
• Know what the assessment covers for your home type. Detached homes and townhomes may differ, so state it plainly in the listing.
• Watch Phase 4. New townhomes nearby can shift what resale buyers compare against.
• Don't confuse the names. Powhatan Secondary, Powhatan Village and other nearby "Powhatan" communities are separate. Use the exact subdivision name in searches and comparables.
• Downsizing sellers often need to coordinate a sale with a move into a smaller home or a retirement community. The downsizing guide covers the timing questions.

Where Adam Triplett fits

Adam Triplett is a listing agent based in Newport News and Vice President & Senior Partner at Garrett Realty Partners. The Virginia Peninsula Association of REALTORS® has ranked him its #1 individual agent every year since 2018, and senior transitions and downsizing are among his listed specialties. Most of his record is on the lower Peninsula. Adam's closed-sales record, 2006 through July 2026, includes 44 sales with Williamsburg or Toano mailing addresses, with a median of $296,500. The record isn't broken out by subdivision, so this page makes no Settlement-specific claim. See the sold page and the Williamsburg and James City County guide.