King's Pointe in Fairlawn: The Single-Level New Construction Blacksburg Buyers Have Been Waiting For

If you've spent any time searching for a new construction home in Blacksburg, you already know

the frustration. The inventory is thin, the prices are high, and if you specifically need a single

level home, the options practically disappear. Last year, fewer than one in eight homes sold in

Blacksburg were new construction, and out of roughly 400 total sales across the New River

Valley, only about 50 were new builds. Layer a request for single level living on top of that

already tight supply, and you're left with a very short list.

That gap is exactly why King's Pointe in Fairlawn deserves your attention, even if Blacksburg is

where you originally planned to plant roots. I sat down with Karen Turner, sales manager for

Eagle Construction, to walk through this new community, the floor plan, the pricing, and the real

cost comparison against Blacksburg. What we found is a neighborhood built around a demand

that established Blacksburg subdivisions simply cannot meet right now: brand new, one-level

homes with the layout and features buyers actually want.

My name is Grant Irby, and I'm a realtor here in Blacksburg, Virginia. My goal with this channel

and with every piece of content I put out is to be your most trusted resource for everything

related to buying, selling, and living in the New River Valley. So let's get into why King's Pointe is

worth a serious look, who it's built for, and where the real numbers land when you compare it to

buying in Blacksburg proper.

Why New Construction Is So Hard to Find in Blacksburg

Before talking about King's Pointe specifically, it helps to understand the market conditions that

made this development necessary in the first place. Based on 2025 sales data, the median

sales price across the entire New River Valley sat in the low to mid $300s, with homes typically

going under contract in just 14 days. Blacksburg runs hotter than that regional average. The

median sales price in Blacksburg specifically was in the mid $500s, and homes there were

moving even faster, with a median time under contract of about 10 days.

Those numbers tell you two things. Blacksburg is expensive relative to the rest of the region,

and it's competitive. When you add the fact that new construction made up a sliver of total sales,

and single level new construction is nearly a non-existent category, it becomes clear why buyers

who want a ranch style home with modern features are struggling.

Part of this comes down to geography. Southwest Virginia sits in a valley surrounded by

mountains, which means a lot of buildable land naturally lends itself to homes with steps, split

levels, or walkout basements. Flat, buildable lots suited for true one-level construction are

genuinely rare here. Add to that the fact that much of the existing single story housing stock in

the area was built decades ago, often without the open layouts, primary suite sizing, or garage

configurations that today's buyers expect, and you can see why Eagle Construction identified a

real opportunity in Fairlawn.

Inside King's Pointe: The Charleston Floor Plan

Right now, King's Pointe offers one floor plan, called the Charleston, and it's built specifically to

solve the single level living problem. Karen walked me through what buyers can expect when

they step through the front door.

The Charleston comes in at 1,595 square feet with 3 bedrooms and 2 bathrooms. You enter

through the front door, move down a short hallway, and open into a large kitchen and eating

area that anchors the home. It's designed for efficiency without feeling cramped, and the open

concept layout means the kitchen, dining, and living spaces flow together naturally.

Every home includes a two-car attached garage, a stretch of green space out back, and a

concrete patio off the back door for anyone who wants to spend time outside. Steps are minimal

to nonexistent throughout the layout, which is the entire point of this community. One detail that

seems to matter to a lot of buyers touring the model home: the primary bedroom comfortably fits

a king bed. Given the name of the community, that's a nice bit of unintentional branding.

One of the most valuable options at King's Pointe is the ability to build the Charleston as a zero

entry home. That means no steps at the front door, no step up from the garage into the home,

and no step down to the back patio. For buyers who are already dealing with mobility limitations,

or who want to plan ahead for the future, this is a rare feature in the New River Valley. Flat, zero

entry construction requires specific site conditions that most developments in this mountainous

region simply don't have. King's Pointe does, and Eagle is building homes that take full

advantage of it.

What You'll Actually Pay: Base Price vs. Finished Price

One of the most common points of confusion for buyers looking at new construction is the

difference between the price listed online and what you'll actually pay when you move in. Karen

was direct about how this works at King's Pointe.

The base price for the Charleston starts at $479,000. That price guarantees you a complete,

move-in ready home with all included features. From there, buyers have the option to upgrade

countertops, cabinets, flooring, and other finishes, which will move the price up from that base

number depending on what you choose.

Right now, King's Pointe also has four completed, move-in ready homes available, and all four

are priced under $435,000. These are fully finished homes you can tour and walk through today,

each built on the same Charleston floor plan but finished with different flooring, countertop, and

cabinet selections. Karen made a good point here: seeing the same floor plan finished

differently can genuinely change how a home feels, and walking through a furnished model

helps buyers visualize scale in a way that floor plans on paper simply can't communicate.

Knowing whether your couch or dining table will actually fit in a space matters, and touring a

furnished home takes the guesswork out of it.

The Real Cost Comparison: Fairlawn vs. Blacksburg

Here's where a lot of buyers make a mistake when comparing new construction in Fairlawn to

homes in Blacksburg. They look at purchase price alone and stop there. That approach leaves

out a factor that can add up to real money every single year: property taxes.

Pulaski County, home to Fairlawn and King's Pointe, has a lower property tax rate than

Montgomery County, where Blacksburg sits. Here's what that looks like in real numbers. A home

assessed at $400,000 in Fairlawn would carry an annual tax bill of around $2,960. That same

assessed value in the town of Blacksburg would run about $4,040 per year in real estate taxes.

That's over $1,000 a year in savings just from the county line, and it compounds every year you

own the home.

King's Pointe also has an HOA, currently running about $1,500 per year, or $125 per month,

which covers common area maintenance and general upkeep of the community. That's a cost

worth factoring into your full monthly picture alongside your mortgage, taxes, and insurance, but

it's relatively modest compared to what you'd find in many newer subdivisions.

On top of that, Eagle Construction frequently runs buyer incentives, and as of this recording,

Eagle is proactively offering to pay buyer's agent compensation. That means working with a real

estate agent who understands new construction contracts, incentive structures, and negotiation

strategy costs you nothing out of pocket, while giving you someone in your corner who knows

the right questions to ask before you sign anything. This is one of the biggest advantages

buyers overlook when they consider going into a new construction purchase without

representation.

Location: Is Fairlawn Really Giving Up Convenience?

There's a common assumption that moving outside of Blacksburg means sacrificing

convenience. Karen and I both pushed back on that idea, and the numbers back us up.

Fairlawn sits close to several major employers, including Volvo, Radford University just 5 to 7

minutes away, the New River Valley hospital, and the Radford Army Ammunition Plant. For

anyone working at one of these employers, King's Pointe puts you closer to work than most

Blacksburg neighborhoods would.

Day-to-day convenience is well covered too. You're a short drive from a Kroger shopping center,

Starbucks, Cook Out, McDonald's, and a strip of additional restaurants nearby. Lowe's Home

Improvement and Walmart are minutes away. If you're affiliated with Virginia Tech, campus is

about 20 minutes down the road, which is a very manageable commute for the cost savings and

home features you gain.

Beyond daily errands, Pulaski County offers outdoor recreation that's hard to match. Claytor

Lake is close by and offers kayaking, boating, and beach access. The Pete Dye River Course, a

nationally recognized golf course along the New River, is where Virginia Tech's golf team

practices. Add in walking trails, biking trails, and local wineries and breweries, and you've got a

lifestyle that doesn't require a long drive to enjoy. Roanoke and its airport are about 55 minutes

away, with easy access via I-81, making travel simple whether you're headed out of town or

picking someone up.

Who King's Pointe Is Built For (and Who It Isn't)

The honest answer here matters more than a sales pitch. King's Pointe isn't the right fit for every

buyer, and Karen and I talked through exactly who it serves best.

The community draws a lot of downsizing buyers, people thinking about mobility down the road,

energy efficiency, and stepping away from an older home that's starting to demand more

maintenance than they want to keep up with. Large yards and aging systems become a real

burden over time, and King's Pointe solves several of those problems at once with its single

level layout and new construction efficiency.

It's also a strong option for anyone at any life stage who wants quality new construction at a

more accessible price point than what you'll typically find elsewhere in the New River Valley.

Karen herself lives in an Eagle home and cited the build quality as her reason for choosing it,

and I can say the same. I live in an Eagle home too, and I believe in the product enough to

recommend it without hesitation.

Who isn't King's Pointe a fit for? If walking to restaurants in downtown Blacksburg or grabbing a

drink after work on foot is a non-negotiable part of your lifestyle, this isn't your community. For

that lifestyle, Eagle Construction's Midtown development offers brownstone-style townhomes

that are popular with families of Virginia Tech students and diehard football fans who want to

walk to games. Eagle also builds across four other communities in the New River Valley,

including The Meadows, Givens Farm, and The Preserve, which features over 300 homes with

a mix of single-family and townhome options. Eagle's team is used to buyers starting in one

community and transitioning to another as their needs become clearer, and that flexibility is part

of what makes working with them a low-pressure process.

Thinking About Resale and Long-Term Value

One thing worth addressing directly: how does resale value work in a phased community like

King's Pointe? With any development built in phases, there can be a window where early buyers

choose to sell while new homes are still being constructed nearby. That's a normal part of how

these neighborhoods mature, and it's worth understanding going in rather than being surprised

by it later.

That said, the long-term case for single level homes is strong. Single level living is already

difficult to find in established neighborhoods across the New River Valley, and that scarcity isn't

going away. The baby boomer population continues to age, and lower maintenance living

appeals broadly across generations, not just to retirees. Ranch style homes attract young

families, downsizing buyers, and people navigating all kinds of life transitions. That wide appeal

tends to support long-term value in a way that niche or highly specific product types don't.

Final Thoughts: Is King's Pointe Right for You?

King's Pointe isn't going to be the answer for every buyer in this market, and it shouldn't try to

be. But for buyers who need single level living, want new construction quality, and are open to a

short commute in exchange for lower taxes and a more accessible price point, this community is

filling a real gap that Blacksburg's existing neighborhoods can't fill right now.

If you're weighing whether King's Pointe makes sense for your situation, or you're still

comparing new construction against existing homes in Blacksburg, I'd be glad to walk through

the numbers with you directly. Email me at grantirby@kwgot.com, or find my contact information

in the description below. Whether King's Pointe ends up being the right fit or another option

makes more sense for your goals, having someone who knows this market and these builders

in your corner will make the process a lot smoother. Reach out, and let's figure out what makes

sense for you.