The insider's guide to Embrey Mill: prices, rents, fees, and what's coming next.
This year, Embrey Mill's median sale price rose 2.9% while the rest of zip 22554 slipped 2.6%. Homes are selling 10 days faster than last spring. Here's the full picture, for the people who live here and the people who want to.
Embrey Mill is an 831-acre master-planned community in North Stafford, Virginia, one mile from I-95 and minutes from Quantico, with more than 1,800 homes built since 2014. In the first five months of 2026, the median home sold for $720,000, up 2.9% from last year, while homes leased at a median of $3,150 per month. Owners pay an HOA fee of roughly $140 per month plus a CDA assessment, and the entire community is zoned for Colonial Forge High School.
This guide exists to put the numbers, the fees, and the news in one place, written for current residents, future ones, and anyone deciding between the two.
How much do homes in Embrey Mill sell for?
Every sale in the community, January through May 2026, against the same stretch of 2025.
Nearly half of this year's Embrey Mill sales were VA financed. 17 of 40 closings used VA loans and 2 more were loan assumptions. If you bought here with a VA loan at a 2–4% rate, that mortgage may quietly be one of the most valuable features of your home. Listings in the community are marketing assumable rates as low as 2.25% right now.
Is Embrey Mill outperforming the Stafford market?
This year, yes. The zip code had a busier spring. Embrey Mill had a stronger one.
| Embrey Mill | Zip 22554 Overall | |
|---|---|---|
| MEDIAN SOLD PRICE | $720,000 ▲ 2.9% | $560,000 ▼ 2.6% |
| AVG DAYS ON MARKET | 33 ▼ from 43 | 32 ▲ from 25 |
| SALE TO LIST RATIO | 98.5% | 99.0% |
| HOMES SOLD (JAN–MAY) | 40 | 353 |
| VA-FINANCED SHARE | 42.5% | 38.8% |
Read it this way: zip-wide, more homes sold but prices softened and marketing time stretched. Inside Embrey Mill, prices climbed and homes moved faster, a $160,000 median premium over the surrounding zip that widened this year. Community-level data tells a different story than the headlines.
What every 2026 listing tells us.
We went past the averages and read all 116 of this year's listings: sold, pending, active, and the ones that never sold. Four patterns stand out.
The first two weeks decide the price
Homes that went under contract within 10 days captured 99.8% of their original asking price. Homes that lingered past a month averaged 97.1%, a gap worth roughly $19,000 on the community's median sale. The price a home launches at matters more than the price anyone hopes for later.
A third of listings never sold
Of this year's resolved listings, 34% expired, were withdrawn, or were canceled without a sale. Demand here is real, 19 homes are under contract right now, but it is not automatic. Preparation, presentation, and launch pricing are separating the homes that sell from the ones that quietly come off the market.
Assumable rates are on the market today
Nine 2026 listings actively marketed an assumable loan, with advertised rates of 2.25%, 2.3%, and 2.75%. Against today's rates, a buyer assuming a low-rate loan on a typical Embrey Mill home could save well over $1,500 a month, which is exactly why these listings draw crowds. If you hold a low-rate VA loan, it is a marketable asset.
Solar and EV homes are a real segment
Sixteen of this year's listings featured solar panels and seven advertised EV charging. Listings are careful to note when solar is owned outright versus financed, and for good reason: paid-off panels add value cleanly, while leased or financed systems add a step to the sale.
What does it cost to rent in Embrey Mill?
Forty-five Embrey Mill homes hit the rental market this year. Here's how that side of the community performed, January through May 2026.
For owners weighing a move: if you locked in a 2–4% mortgage rate, your monthly carrying cost may sit well below what your home rents for today. That gap is why a growing number of Embrey Mill owners, especially military families facing PCS orders, are choosing to keep the home, lease it, and let the asset keep working. A low-rate loan gives you two strong exits: market it as assumable to a buyer, or hold it as a rental that pays for itself.
For future residents: renting here is a real path in. Roughly a third of this year's rental listings mention Quantico or military relocation, and well-kept homes lease fast. If you want to try the community before buying in it, you won't be the first.
What is it like to live in Embrey Mill?
An 831-acre planned community in North Stafford with 285 acres kept as green space, parks, and trails, and more than 1,800 homes built between 2014 and today.
The Amenities
Life centers on the Embrey House: a stone clubhouse with a fitness center and the Grounds Bistro & Café, open to the public and busy most mornings.
Two resort-style pools with lap lanes and splash zones, 15+ parks and playgrounds (including Racetrack Park, a kid-sized bike track), about 10 miles of trails, two dog parks, a community garden, plus bocce and pickleball courts.
The HOA keeps a full event calendar: movies in the park, 5Ks, seasonal festivals, food trucks, and more.
The Location
One mile to I-95 with commuter lots nearby, the Brooke VRE station a short drive away, and Quantico minutes up the road, which is why so much of this market runs on military timelines.
The new Embrey Mill Town Center sits at the community's edge: a Publix-anchored center with restaurants, plazas, and play areas, completed in late 2025.
Embrey Mill Park, Stafford County's premier sports complex, borders the community with lighted turf fields for soccer, football, and lacrosse.
The Homes
Townhomes and condos generally start in the low $400s; single-family homes run mostly from the low $600s to the low $900s, with the community's median sale at $720,000 this year.
Homes were built from 2014 onward across three phases by a roster of regional and national builders, plus Cascades, a 55+ section of main-level living villas.
Budget for the HOA (roughly $140/month) plus the CDA assessment covered below. Both fund the amenities that hold values here.
Three things that quietly move prices here.
What is the CDA bond, and what does it mean at resale?
Every home here carries a Community Development Authority assessment on top of HOA dues, roughly $1,500 to $1,700 a year for single-family homes and roughly $960 for townhomes, collected by Stafford County in two installments. How much of the bond has been paid down varies by home, and buyers have started comparing balances between listings. Knowing where yours stands is worth real money at sale time.
Why do VA loans matter so much here?
With Quantico minutes away, VA financing drives more of Embrey Mill's market than almost anywhere in the region: 42.5% of this year's sales. A qualified buyer can assume an existing low-rate VA loan, and listings advertising assumable 2–4% rates have been drawing outsized attention. Many owners holding one have no idea what it's worth.
Do solar panels help or complicate a sale?
Solar is common in Embrey Mill's newer homes, 16 of this year's listings featured panels, and the detail that matters at sale time is ownership. Panels owned outright add value cleanly and transfer with the home. Leased or financed systems add a step, because the buyer has to qualify to assume the agreement or the balance has to be paid off at closing. If you have solar, or are buying a home that does, knowing which situation applies protects the deal.
What's being built around Embrey Mill?
County-scale changes that reach into the community, and why each one matters.
Buc-ee's approved across from Embrey Mill Town Center
Stafford supervisors approved the 74,000 sq ft travel center on Austin Ridge Drive, directly across from the Town Center. Supporters point to roughly $2 million a year in tax revenue; the county's traffic analysis projects about 21,000 daily vehicle trips. Concessions for neighbors include evergreen screening, a shorter 45-foot sign, and dark-sky canopy lighting.
Why it matters: Convenience and commerce nearby, but watch the Courthouse Road corridor traffic conversation.Embrey Mill Town Center opens its doors
The Publix-anchored center is complete: nine retail buildings totaling more than 73,000 sq ft, with restaurants, landscaped plazas, turf play areas, and an outdoor fireplace, all a short walk or drive from the community.
Why it matters: Walkable retail is a durable value driver. Homes near amenity centers historically hold premiums.Three new Stafford schools open this fall
Hartwood High School, the county's sixth, opens in August with capacity for 2,150 students, alongside two new elementary schools. The school board is also pursuing up to $183.75 million in construction bonds to keep pace with enrollment growth.
Why it matters: New capacity can shift elementary and middle boundaries over time, though Embrey Mill's high school zoning for Colonial Forge is well established.Data centers reshape the county tax base
Vantage Data Centers is investing $2 billion in a three-building Stafford campus, the first building targeted for late 2027. County forecasts presented in April project net revenue gains reaching tens of millions annually by the mid-2030s across five approved campuses.
Why it matters: A growing commercial tax base can ease pressure on residential rates long term.Local experts who know Embrey Mill firsthand.
Questions about a specific home, your CDA balance, what your house would sell or rent for? These are the people to ask. Reach any of them directly.
Anne Marley Green
Anne isn't just an agent who sells in Embrey Mill, she lives here. A proud military spouse, DIY enthusiast, and full-time REALTOR® serving the Stafford and Fredericksburg area, she knows this community the way only a neighbor can: the streets, the schools, the builders, and what actually matters when you're buying or selling here.
Each month she publishes an Embrey Mill market update on video, breaking down what's happening with prices, inventory, and the local market in plain terms. Watch the latest below.
Get the next update when it drops.
One email per quarter. The newest Embrey Mill sale and rental numbers, the 22554 comparison, and anything happening in Stafford that current and future residents should know about. No spam, no pressure, unsubscribe anytime.
Questions about your own home, renting it out, your CDA bond balance, or your VA loan? Reply to any email from the guide and a real person answers.Embrey Mill, frequently asked.
How much do homes cost in Embrey Mill?
What is the Embrey Mill CDA fee, and how does it affect resale?
How much is the HOA, and what does it cover?
What does it cost to rent in Embrey Mill, and is it a strong rental market?
What schools serve Embrey Mill, and which high school will my home feed?
Are there assumable VA loans in Embrey Mill, and what are they worth?
Is the Buc-ee's really coming to Embrey Mill?
Is Embrey Mill a good place to live?
Is Embrey Mill a good investment?
About This Guide
Living in Embrey Mill is researched and written by Kyle Crawford, a Stafford-area REALTOR® with CENTURY 21 New Millennium. Kyle works with Embrey Mill area owners on sales, leasing, and property management, and built this guide because community-level data rarely reaches the people it affects most: the residents. If you have a question about anything covered here, or about your own home, you're welcome to reach out directly.
Kyle Crawford | CENTURY 21 New Millennium | (703) 732-9007 | [email protected]