In Dominion Valley, You Don't Opt Into the Country Club. You're Already a Member.

Buyers who go under contract on a resale home in Dominion Valley Country Club usually meet the real cost of ownership for the first time in the HOA resale disclosure packet, somewhere around three or four weeks before closing. The MLS sheet said the HOA dues were one number. The packet says something else: a mandatory country club social membership that was never optional, billed separately from the HOA, plus a one-time contribution due at the closing table that has nothing to do with the loan estimate their lender prepared.

None of this is hidden in the sense of being wrong or improper. It is disclosed, in writing, exactly as Virginia law requires. It is just disclosed in a place most buyers don't look until the deal is already moving, which is a strange time to discover that "HOA dues" in Dominion Valley was never one number to begin with.

The listing sheet shows one line. Your closing statement will show at least three.

Every household on the main side of Dominion Valley, the non-age-restricted community built around the Arnold Palmer golf course, is automatically enrolled as at minimum a Social Member of the country club. This isn't a perk you sign up for after closing if you decide you like the pool. It's attached to the deed, the same way the HOA assessment is, and it shows up as a separate monthly bill from a separate entity. Multiple local sources describing the community independently confirm the same structure: the HOA covers gates, common grounds and community-wide services, while the club fee covers clubhouse access, at least one round of golf a month at the Social tier, and the pools, and the two bills come from two different accounts.

Buyers comparing Dominion Valley to other master-planned communities in the area often price the HOA line and stop there. That works in a community where the HOA is the only entity collecting money. It does not work here, because the club fee is not folded into the HOA assessment, it runs parallel to it.

Four rows, two collecting entities, and depending on whether you're buying resale or new construction, you'll pay a different combination of the bottom two.

The monthly number that keeps moving

Ask what the country club's social membership actually costs and you'll get a different answer depending on which year you're reading. Community pages and buyer guides published over the past several years have quoted the monthly social fee at roughly $59, then $77, then $94, and most recently around $67 in guides published in 2025 and 2026. That's not four sources disagreeing about the same fact. It's the same fee moving over time, described by whoever happened to be writing at that moment.

Part of the reason is a change of hands. Toll Brothers built Dominion Valley and originally ran the club as part of the amenity package. At some point the club portion was sold off to a national club operator, the entity now branded Invited (formerly known as ClubCorp), which manages Dominion Valley Country Club alongside a national portfolio of private clubs. That transition matters practically: the people who can tell you the current fee are no longer the HOA, and they're no longer Toll Brothers. They're the club's membership office, and the schedule they quote today may not match anything published online, including anything in this article.

If you're comparing Dominion Valley against another community using a number you found in a five-year-old blog post, you're comparing against a fee that has already moved at least twice.

The closing-day charge that comes in two different names

Resale buyers in Dominion Valley encounter a one-time country club contribution due at closing, most recently cited in the $2,500 to $3,500 range depending on the year of the source, described as the buyer's responsibility though negotiable between the parties. It is not a lender fee, not a title fee, and not something most closing cost worksheets are built to anticipate, which is exactly why it tends to surprise people who did their homework on everything else.

New construction buyers pay a different fee to a different entity. Toll Brothers historically collected a separate HOA capital funding fee, cited around $1,250, from buyers purchasing directly from the builder, and the club contribution that resale buyers pay gets absorbed by the builder instead of passed to the buyer. So the capital contribution question doesn't have one answer. It has two, and which one applies depends on whether you're the first owner of the home or the fifth.

This isn't a legacy quirk on its way out either. Toll Brothers added a section of 19 new attached homes to Dominion Valley in 2024 through its Towns Collection, meaning new-construction product, and the fee structure that comes with it, is still actively being built into the community rather than fading out of it.

Regency isn't a quieter version of Dominion Valley. It's a different filing cabinet.

Buyers looking at the 55+ section, Regency at Dominion Valley, sometimes assume they're looking at a smaller, calmer slice of the same HOA. They're not. Regency's own governance page confirms it runs its own Owners Association board, with two separate condo sub-associations, Greenbrier Condominium Association I and II, and that Regency and the main Dominion Valley community are managed by entirely separate companies, which means owners in each section pay entirely separate sets of assessments.

A property management fee sheet for the Greenbrier condos, dated January 2026, lays out what that looks like on one bill: a monthly condo fee, a separately paid Regency at Dominion Valley assessment on top of it, and a separately paid social membership fee on top of that, three line items from what looks like one address. Recent public listings inside Regency show the same pattern in different combinations. One detached-home listing carried a monthly HOA fee plus a separate recreation fee plus a capital contribution. One condo listing carried an HOA fee, a condo fee, an elevator-use fee, and a recreation fee, four separate charges for a single unit. The exact dollar figures vary listing to listing, but the shape doesn't: the fee stack changes sharply depending on whether you're buying detached, attached, or a Greenbrier condo, even within Regency alone.

None of this means Dominion Valley or Regency are poor values. Buyers pay for genuinely resort-scale amenities, an Arnold Palmer golf course, multiple pools, a fitness pavilion, miles of trails, and in Regency's case two on-site dining venues that residents consistently point to as a real lifestyle difference. But the total monthly obligation and the one-time closing costs cannot be read off a single MLS field. They have to be assembled from at least two, and sometimes three, separate documents.

What this means if you're comparing homes here

Before writing an offer on a resale home in Dominion Valley or Regency:

1. Request the HOA resale disclosure packet, which Virginia law requires the seller to provide, and read the assessment schedule for the specific home, not the community average.
2. Separately request the country club's current dues and capital contribution schedule directly from the club's membership office. The HOA packet may not include it, and neither will most online guides.
3. Confirm whether the home is detached, attached, or a Greenbrier condo, and whether it sits in Regency or the main community, since each answer changes which entities bill you and how much.
4. If you're buying new construction, ask whether the builder is absorbing the club's capital contribution and confirm the separate HOA capital funding fee amount directly with the builder's sales office.

FAQ

Can I decline the country club membership and just pay the HOA? Not on the main side of the community. Ownership carries at minimum a Social Membership as a condition of the deed, separate from and in addition to the HOA assessment.

Does the resale capital contribution apply if I'm buying new construction? Historically, no. New construction buyers have instead paid a separate, smaller capital funding fee to the HOA, with the club's contribution absorbed by the builder. Resale buyers pay the club directly.

Is Regency's fee structure the same as the rest of Dominion Valley? No. Regency is governed by its own Owners Association and, within it, two separate condo sub-associations, managed by a different company than the rest of Dominion Valley, with its own separately billed assessments.

None of these numbers are fixed long enough to quote as gospel, which is the point. If you're seriously comparing a home in Dominion Valley or Regency, the smartest move is pulling the current documents for that specific address before you decide what the total actually costs.

If you'd like help getting the right paperwork in front of you before you write an offer, Krissy Cruse can walk you through what to request and what it should say. Schedule a free consultation and bring your questions about the fine print, not just the floor plan.