The Villas at Five Forks, Williamsburg, VA

The Villas at Five Forks in brief

The Villas at Five Forks is a small, age-restricted (55+) community of about 90 attached villas on Ingram Road, just off Ironbound Road north of the Five Forks intersection in James City County (mailing address Williamsburg). The James City County Board of Supervisors approved it on June 28, 2005, under the case name "Villas at Jamestown." The approval rezoned 30.36 acres for 23 four-unit buildings, a maximum of 92 homes, all of them age-restricted (June 28, 2005 Board minutes). Agent sources date construction to 2008 through 2013.

Every home has its primary bedroom and bath on the main floor. The owners association handles grounds, amenities and, according to agent sources, much of the exterior maintenance, so the monthly fee covers more than in a typical single-family HOA.

What the 55+ age restriction means

The 2005 proffers say the homes are intended for occupancy by persons 55 or older and that 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 Virginia rules for housing for older persons. The proffers also require every home to have a main-floor primary bedroom and bath. Under Virginia law, 55+ 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 documents set the verification steps.

Where the Villas at Five Forks are

Five Forks is where Ironbound Road meets John Tyler Highway (Route 5), southwest of the City of Williamsburg. The Villas sit on Ingram Road just north of that intersection. New Town is about 3 miles away by car, and Merchants Square in Colonial Williamsburg is about 4 miles.

Don't confuse the Villas with Governor's Grove, a separate 132-unit condominium development on John Tyler Highway at Five Forks that the county reviewed the same year (July 11, 2005 Planning Commission minutes).

Homes at the Villas at Five Forks

All homes are attached villas in four-unit buildings. In 2005, county staff described units of about 1,700 to 1,800 square feet; agent sources list finished sizes of roughly 1,720 to 2,194 square feet in two- and three-bedroom plans. The proffers name Villa Development, LLC and Spencer Brothers Builders among the parties, and agent sources associate the community with Epcon. With construction finished in the early 2010s, every sale is now a resale. With only about 90 homes, listings are infrequent, so pricing leans on the last handful of sales inside the community plus comparable villas elsewhere.

Association fees and what they cover

Listing data describes the fee as covering the clubhouse, exercise room, grounds maintenance, pool, tennis court, trash and water. An agent source adds exterior and roof maintenance, lawn and snow service, master insurance and reserves. The two published figures differ, so confirm the current amount and what it covers in the resale certificate. The proffers called for a condominium owners' association. Under Virginia's Resale Disclosure Act the buyer receives the certificate and, unless the contract sets another period, has three days after delivery to cancel (Va. Code § 55.1-2312).

Amenities

The 2005 proffers required these community amenities:

• A pool and a clubhouse with exercise equipment
• A putting green, picnic area, gazebo and horseshoe pit
• An eight-foot-wide walking and jogging trail

Agent sources add a heated pool, billiards and ponds. They also say the community is not gated.

Schools

The Villas at Five Forks are age-restricted, and the 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.

Commute times from the Villas at Five Forks

Measured from the Ingram Road entrance. Times are approximate off-peak estimates.

What to know when buying or selling at the Villas at Five Forks

• Low inventory cuts both ways. Few sales make pricing harder, so a seller's agent should bring in comparable attached, single-level 55+ homes from Colonial Heritage, the Settlement at Powhatan Creek and elsewhere.
• The fee is a selling point. When most exterior upkeep is included, the monthly fee replaces costs a buyer would otherwise pay separately. Show the buyer what it covers.
• Check the reserve study and recent projects. With buildings from 2008 to 2013, roofs, siding and paving reserves matter. Ask for the latest reserve study and any planned special assessments.
• Confirm age verification and timing with the association early.
• Coordinate the move. If the sale is part of a downsizing or estate plan, the downsizing guide walks through sequencing a sale and a purchase.

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 Five Forks-specific claim. See the sold page and the Williamsburg and James City County guide.