Harpers Mill is a 1,200-acre master-planned community in southwestern Chesterfield with 240-plus acres of preserved open space, a resort-style clubhouse and pool, a regulation sports field with LED stadium lighting, and a playground the developer calls Hobbit World. It was HBAR’s Community of the Year in 2020 and 2022. In August 2026 you can buy a new home here from five builders, at prices from $369,990 for a Lennar townhome to $659,990 in Lennar’s Executive Collection, with Schell Brothers and CraftMaster sections about to open above that. This guide sorts the builders, sections, schools, and the questions to ask about dues.
Daniel Yoon is a Certified New Home Co-Broker (NHCB) representing buyers on new construction across the Richmond metro, including Harpers Mill.
Harpers Mill at a glance
| Location | Off Otterdale Road and Woolridge Road, Chesterfield 23832; welcome center at 16032 Abelson Way |
| Size | 1,200 acres, 240-plus acres of open space |
| Schools | Winterpock Elementary, Deep Creek or Tomahawk Creek Middle depending on section, Cosby High |
| Amenities | Clubhouse, resort pool with splash pad, LED-lit regulation sports field, Hobbit World playground, dog park, trails |
| Active builders (Aug 2026) | Lennar, D.R. Horton, Main Street Homes; Schell Brothers and CraftMaster coming |
| Price range | $369,990 (Lennar townhomes) to $659,990 (Lennar Executive Collection); Schell and CraftMaster sections unpriced |
| Awards | HBAR Community of the Year, 2020 and 2022 |
| Website | harpersmill.com; HOA at harpersmillhoa.com |
Every builder at Harpers Mill, section by section
| Section | Builder | Product | Price (Aug 2026) | Notes |
|---|---|---|---|---|
| Harpers Mill Townhomes | Lennar | Townhomes | From $369,990 | Everything’s Included; builder page |
| Executive Collection | Lennar | Single-family | $519,990 to $659,990 | Price reductions noted August 2026 |
| Preston Woods | Lennar | Low-maintenance, active adult | Coming soon | Harpers Mill’s first 55+ section |
| Copper Grove | D.R. Horton | Single-family, 2,511 to 4,084 sq ft | From $611,990 | Largest plans in the community |
| Magnolia Grove | D.R. Horton | Single-family | Check current release | DHI Mortgage rate promotions |
| Glen Royal | Main Street Homes | Single-family | Check current release | 5-year structural warranty; 4.99% promo through Aug 31 |
| Haynes Bridge, Fawnwood | CraftMaster (Mungo) | Single-family | Coming soon | Pricing not released |
| Schell Brothers section | Schell Brothers | Single-family, semi-custom | VIP list | Schell’s other Chesterfield sections start $659,000 to $804,900 |
Harpers Mill is the only Richmond community where Lennar and D.R. Horton, the two national public builders with the weakest national review scores, sell side by side with Main Street, the local builder with the best aggregate reviews, and Schell, the top semi-custom tier. That spread is useful. You can compare a $520,000 Lennar Executive plan, a $612,000 D.R. Horton Copper Grove plan, and a Main Street Glen Royal plan on the same afternoon and see exactly what each extra dollar buys. All of it is on our new home search at showingnew.com/dyoonnewhomes.
How the builders differ inside Harpers Mill
Lennar sells one included package per section with no design center; what you see is what you close on. D.R. Horton sells the largest footprints in the community at Copper Grove and leans on DHI Mortgage rate buydowns (4.99 percent FHA was advertised at its Chesterfield communities in 2026) as its main incentive. Main Street sells a more traditional elevation with more structural options, a local design studio, and the shortest structural warranty in the community at five years. Schell, when its section opens, will be the flexible, semi-custom, highest-priced option with the $20,000 Flex Cash and Platinum Package incentive stack.
Warranty is where the same-community comparison gets sharp. Lennar and D.R. Horton publish builder-administered 1-2-10 terms. Main Street publishes one year builder coverage plus a five-year RWC structural warranty. Schell does not publish. A $600,000 D.R. Horton home and a $600,000 Main Street home in Harpers Mill carry different coverage in year seven. Our Richmond builder warranty comparison has the full table.
Local reviews specific to Harpers Mill
Harpers Mill is one of the few Richmond communities with a builder review page filtered to it. Google reviews for Lennar at Harpers Mill average 3.3 out of 5 across 22, with praise for “clean, spacious, very nice houses and townhomes at an affordable price” and complaints about “inconsistent communication” and “delayed responses” from the sales office. NewHomeSource’s verified Richmond reviews for Lennar average 3.5 across 18 and repeat the theme of being rushed to closing with open punch items. Neither D.R. Horton nor Main Street has a Harpers Mill-specific review page; their Richmond-wide sources are linked in their profiles.
Amenities and dues
The clubhouse, pool, sports field, playground, dog park, and trails are all HOA-owned, and the 240 acres of open space are preserved in the master plan rather than held for future phases, which is unusual and worth something for lot selection. Harpers Mill does not publish its assessment on the community site, and the townhome section carries a sub-association fee on top of the master dues. Get the master dues, the sub-association dues for your section, and the most recent reserve study from the builder before contract. The HOA guide for Richmond buyers explains how to read the packet.
Schools and commute
Harpers Mill is zoned for Cosby High, with Winterpock Elementary and either Deep Creek or Tomahawk Creek Middle depending on the section. Chesterfield has redrawn middle school lines in this corridor more than once as it has grown, so confirm the current assignment for your specific lot with the county. Our guide to top school zones in Henrico and Chesterfield covers Cosby’s standing.
Commute is the same story as Magnolia Green next door: Otterdale or Woolridge to Hull Street to Powhite, 35 to 45 minutes downtown at rush hour, with two large projects (Sawmill Station, Suncrest) planned on the same Hull Street corridor. Harpers Mill’s Woolridge Road access gives it a second way out toward Route 288 that Magnolia Green does not have, which matters on a Friday afternoon.
Harpers Mill versus Magnolia Green
Buyers shop these two together because they share a high school and a price range. The short version: Magnolia Green is larger (about 3,550 homes versus Harpers Mill’s lower total), has golf, and has more builders at the top end (Schell’s Eagle Bend is open now). Harpers Mill has the preserved open space, the lit sports field, two road exits, and the only Lennar and D.R. Horton sections in the area. Our Magnolia Green guide covers the other side of that comparison.
Frequently asked questions
Who builds in Harpers Mill? Lennar (townhomes from $369,990, Executive Collection $519,990 to $659,990, Preston Woods 55+ coming), D.R. Horton (Copper Grove from $611,990, Magnolia Grove), Main Street Homes (Glen Royal), with CraftMaster (Haynes Bridge, Fawnwood) and Schell Brothers sections opening.
What schools serve Harpers Mill? Cosby High School, Winterpock Elementary, and Deep Creek or Tomahawk Creek Middle depending on the section. Confirm your lot’s assignment with Chesterfield County Public Schools.
How much is the HOA at Harpers Mill? The community does not publish dues online, and townhomes carry a sub-association fee on top of the master assessment. Get both figures and the reserve study from the builder before contract.
What amenities does Harpers Mill have? A resort-style clubhouse and pool with splash pad, a regulation sports field with LED lighting, the Hobbit World playground, a dog park, trails, and 240-plus acres of preserved open space on 1,200 total acres.
Is Harpers Mill or Magnolia Green better? Same high school and similar prices. Magnolia Green is larger with golf and more top-end builders; Harpers Mill has preserved open space, a second road exit toward Route 288, and the Lennar and D.R. Horton sections. The right answer depends on builder preference and budget.
Shopping Harpers Mill?
We keep current price sheets for every builder here and know which Lennar and D.R. Horton inventory homes have already been cut. Daniel Yoon is a Certified New Home Co-Broker, ABR, and SRS with eXp Realty; every builder here pays the buyer’s agent. Call or text 804.896.2694, or browse every new home in the region at showingnew.com/dyoonnewhomes. For the builders themselves, start with our Richmond builders comparison and our Chesterfield neighborhood guide.