Banner Heights Is Changing the Math for Kingstowne Buyers and Sellers

The corner of South Van Dorn Street and Kingstowne Village Parkway spent a quarter century as the original Topgolf, the first location the company ever opened, before it closed in January 2020. Rudy's Golf and Sports Bar took over the site in 2022 as a stopgap use, then closed for good in October 2025 to clear the way for construction. EYA opened sales for Banner Heights, a 174-townhome community priced from the $800s, in mid-March 2026, with groundbreaking targeted for that same spring.

If you already live in Kingstowne, or you are shopping the resale market here, that price point is the detail worth sitting with. It does not compete with most of what is currently for sale in the neighborhood. It sits above it. And that gap changes how you should think about comparing new construction to resale, whether you are the one selling or the one buying.

The Site Kingstowne Has Watched for a Decade

Banner Heights did not appear overnight. Fairfax County's Board of Supervisors first authorized consideration of a comprehensive plan amendment for the site back on October 20, 2015. The proposal shrank considerably over the years that followed, from an early concept of more than 700 homes down to the 174 units ultimately approved. The Board voted unanimously to approve the rezoning on March 5, 2024, clearing the path for EYA to move forward.

Within days of sales opening, EYA reported more than 30 homes already reserved. The finished product will include brownstone-inspired exteriors, two-car garages, all-electric systems, and options for a private elevator or a rooftop terrace off the loft level. Eighteen of the 174 units are designated affordable dwelling units. The site sits directly across from Kingstowne Towne Center and within a short distance of both the Franconia-Springfield and Van Dorn Street Metro stations, with trail access toward Kingstowne Lake and Huntley Meadows Park.

None of that is unusual for a new townhome community in Fairfax County. What is unusual is what it means for everyone who already owns, or is trying to buy, a resale home nearby.

What Banner Heights Actually Costs, and What That Does to Your Comps

Kingstowne's resale townhome stock, most of it built from the late 1980s through the 2000s, currently trades well under Banner Heights' starting price. Size, condition, and how close a unit sits to the Towne Center all push the number around, but the bulk of what closes here lands somewhere between the low $400,000s and the high $600,000s, with the best-positioned garage townhomes reaching into the upper end of that band. Across the community's full mix of condos, townhomes, and detached homes, the median sale price over the three months ending in May 2026 came in around $775,000.

Banner Heights starts above nearly all of that. A buyer choosing between a resale townhome built in 1995 and a new one at Banner Heights is not really choosing between two similar products at different price points. They are choosing between two different products that happen to share a zip code and an HOA.

That table is not an argument for one product over the other. It is the reason a straight price-per-square-foot comparison between a resale listing and a Banner Heights unit will mislead you more often than it helps.

The KROC Question Kingstowne Asked Five Years Ago

Back in 2021, when the redevelopment was still a comprehensive plan amendment working its way through county review, Kingstowne residents raised a specific question at a town hall with Lee District officials: would a new development on the Topgolf site even become part of the Kingstowne Residential Owners Corporation, the master association that funds the pools, trails, and fitness centers every current owner already pays into? At the time, a KROC representative told attendees the proposed development would not automatically fall under KROC jurisdiction, and that any future decision to add it would rest with the board after the development was built.

Five years later, EYA's own marketing answers that question differently. Banner Heights residents will be KROC members from day one, with access to the same swimming pools, tennis and pickleball courts, and fitness centers that current owners use. That means 174 new households, priced well above the community's existing median, will be paying into the same assessment pool that funds shared amenities across all of Kingstowne. For 2026, KROC's published baseline monthly assessment is $131.53 for townhouse, duplex, and single-family owners, a figure worth checking against the current resale package before you assume it still applies at closing. The Seward Group's own Kingstowne townhome guide breaks down how that master fee stacks with sub-association charges for condo-style sections like Stratford Place and Eton Square, if you want the fuller picture before you compare fees line by line.

What This Means If You're Selling This Year

If you own an updated, garage-equipped townhome in one of Kingstowne's newer sections, Banner Heights likely works in your favor. It sets a new price ceiling in the community, and appraisers and buyers alike will start treating $800,000-plus as a real number in this zip code rather than an outlier. That can pull comps for your home upward, particularly if your home already competes on finishes, parking, and lot placement rather than on being the cheapest option available.

If you own an original condition unit priced well under $500,000, the effect is smaller. Banner Heights is not pricing against you, and it is not likely to pull your comp set up in any meaningful way. Your competition remains the other resale units in your price band, not the new construction across South Van Dorn Street.

Either way, expect construction traffic and equipment staging near the South Van Dorn corridor for the buildout period. If your listing sits close to the site, plan showings and open houses with that in mind, and be ready to answer buyer questions about it directly rather than let it become a surprise during a walkthrough.

Before You Compare New to Resale, Check These Four Things

1. Pull the resale certificate on any resale property you are seriously considering, especially in sections built before 2000. Virginia law requires the association to deliver it within 14 days of a request, and the seller is responsible for the fees tied to preparing it, per Virginia's Resale Disclosure Act. That document will show you the reserve study, any pending special assessments, and the real monthly dues, not the advertised baseline.

2. Verify which KROC assessment applies to the specific property, since condo owners and townhouse or single-family owners pay different published baselines, and any sub-association fee for condo-style sections is separate again.

3. Compare closed sales, not asking prices, particularly for anything marketed near the Banner Heights price band. New construction pricing moves as floor plans and lot premiums are announced, and early "from the $800s" marketing does not always reflect what actual base units close at once options are added.

4. Weigh the builder warranty against the age of major systems in any resale home you are comparing against new construction. A resale townhome with an original water heater or HVAC system carries a real near-term cost that a brand new, all-electric Banner Heights unit does not.

A Few Questions Worth Answering Directly

Will Banner Heights push resale prices down in Kingstowne? Not for most of the existing resale stock. Its price point starts above nearly everything currently listed in the community, so it is not directly competing with entry-level or mid-range resale homes. It is more likely to lift the ceiling for updated, larger resale homes than to depress prices anywhere.

Do Banner Heights owners pay HOA dues twice? Based on EYA's published plans, Banner Heights will operate under KROC only, without a separate condo or townhouse sub-association layer, which is a simpler fee structure than several existing Kingstowne condo sections carry today.

When will Banner Heights homes actually be ready to move into? Sales opened in mid-March 2026 with groundbreaking targeted for that same spring. As with any new construction community, actual delivery dates depend on the specific section and floor plan, and firm move-in timing is best confirmed directly against current builder disclosures rather than early marketing materials.

Kingstowne's resale market and its newest neighbor are about to share a zip code, a Metro connection, and an HOA, without sharing a price band. Understanding that gap, rather than assuming new construction simply competes with what is already here, is what separates a well-informed offer or listing price from a guess.

If you are weighing a resale purchase against new construction in Kingstowne, or getting ready to list a home here this year, The Seward Group can walk you through the comps, the KROC paperwork, and the timing that actually apply to your situation. Schedule a Concierge Consultation and bring your specific address, we will tell you exactly where it sits in this changing market.