Trying to choose between Raspberry Falls and Selma Estates north of Leesburg? You are not alone. Both offer big homes, open views, and a relaxed country feel with quick access to Route 15 and downtown Leesburg. In this guide, you will learn how they differ on lifestyle, lots, home styles, amenities, HOA fees, utilities, commute, and more so you can move forward with confidence. Let’s dive in.
Quick snapshot: how they differ
- Raspberry Falls is a smaller, golf-centered hamlet community of roughly 200 homes with many lots around 1 acre and luxury properties that often sell above $1 million. It orbits Raspberry Falls Golf & Hunt Club and has a neighborhood pool and tennis courts. A Washington Post profile highlights its luxury feel and country setting.
- Selma Estates is larger and more varied. You will find hamlet sections with about half-acre lots plus “Ridges” parcels with 10 or more acres. Home sizes commonly range from about 4,000 to 6,000-plus square feet, with recent sales often in the high $800,000s to $1.3 million or more depending on acreage. See the neighborhood overview on Chrissie Goodrum’s Selma Estates page.
- Utilities and water are a shared focus. Loudoun Water completed a combined community project that interconnected Raspberry Falls and Selma Estates, adding membrane filtration and storage to improve reliability. Learn more on Loudoun Water’s project page.
Lifestyle and amenities
Raspberry Falls vibe
Raspberry Falls is built around the Raspberry Falls Golf & Hunt Club, a Gary Player–designed 18-hole course with a clubhouse and lessons. Membership is optional, but many residents enjoy the golf-centered social scene. The neighborhood also features a community pool, tennis courts, and green space. For an overview of club offerings, check the Raspberry Falls Golf & Hunt Club profile.
Selma Estates vibe
Selma Estates leans into a classic neighborhood feel with a clubhouse, outdoor pool, and walking paths. It is not golf-centric, which appeals if you prefer a social scene built around the pool and neighborhood events. The setting ties closely to the Lucketts area’s wineries, farms, and rural amenities, summarized on Chrissie Goodrum’s Selma Estates guide.
Homes and lot sizes
Raspberry Falls homes and land
Most Raspberry Falls lots are about 1 acre, arranged in hamlets with conservancy land woven throughout. Homes vary widely, with many in the 3,500 to 8,000-plus square foot range, and a handful of custom builds even larger. For a local look at the hamlet layout and lot patterns, review this neighborhood summary on Loco Musings.
Selma Estates homes and land
Selma offers a broader spread. The hamlets typically feature about 0.4 to 0.6 acre lots. The Ridges offer 10 or more acres, which is attractive if you want space for outbuildings or a more private estate feel. House sizes commonly sit between roughly 3,000 and 6,000-plus square feet, with larger homes often on the big-acreage parcels. You can preview that mix on Chrissie Goodrum’s Selma Estates overview.
Prices and value signals
- Published profiles and recent listings show Raspberry Falls homes frequently selling at or above $1 million, with larger custom homes trading higher depending on lot and exposure. The Washington Post profile notes the neighborhood’s luxury positioning.
- In Selma Estates, many recent listings and sales fall in the high $800,000s to around $1.3 million, with premiums for large-acreage Ridges properties. See the pricing context on Chrissie Goodrum’s Selma Estates page.
Values shift with house size, finishes, outdoor amenities, and views. If you plan to buy or sell, you will want a fresh pricing analysis based on current Bright MLS activity.
HOA fees and what they cover
Selma Estates listings commonly show HOA dues in roughly the mid–$100s per month, while Raspberry Falls HOA dues are often higher given the pool, tennis, and conservancy maintenance. What is included can vary by lot and section. Always request the latest budget, reserves, and amenity rules in your due diligence.
Utilities and water considerations
Both neighborhoods are served by a combined Loudoun Water community system. Starting in 2016, Loudoun Water interconnected Raspberry Falls and Selma Estates and added membrane filtration and storage improvements to bolster reliability. Review the scope and purpose on Loudoun Water’s project summary.
A few practical tips:
- Confirm whether a specific home has community water and sewer or any private well or septic exceptions.
- Ask for recent water quality reports and system maintenance records during inspections.
- Parts of this area sit within Loudoun’s limestone overlay. If you are considering a large-acreage site or planning outbuildings, talk with your inspector about local geotechnical history and any related restrictions.
For local resource links, see the Raspberry Falls HOA page’s resources section.
Commute and transit
You are about 4 to 6 miles north of downtown Leesburg with quick access to Route 15. Typical drive times to the Dulles Greenway and Dulles International Airport range from about 20 to 30 minutes depending on traffic, with Tysons and parts of northern Fairfax or Arlington often 30 to 60 minutes. Those patterns are consistent with the Washington Post’s area overview.
If you prefer transit, Loudoun County operates commuter buses from Leesburg Park & Ride lots with express routes to Rosslyn, Crystal City, and DC. Explore schedules on the county’s Commuter Bus page.
Schools and boundaries
Listings for both neighborhoods commonly reference Frances Hazel Reid Elementary, Smart’s Mill Middle, and Tuscarora High, though boundaries can vary by exact address. Always verify your specific assignment through the LCPS tools linked from the Raspberry Falls HOA’s local resources page. Use neutral criteria to compare options, such as commute, activities, or schedule compatibility.
Life in “Lucketts Land”
Both communities sit in the Lucketts area, known for its mix of rural charm and proximity to Leesburg. You will find wineries, farm stands, parks like Morven Park and Ball’s Bluff, and scenic drives along the Potomac corridor. For a feel of the setting, read the Washington Post’s take on country living in Lucketts and the story behind Fabbioli Cellars.
Decision guide: which fits you?
Choose Raspberry Falls if you want:
- A golf-centered social life with optional club access.
- An intimate hamlet layout with many lots around 1 acre and conservancy views.
- Luxury homes that often trade above $1 million.
Choose Selma Estates if you want:
- A wider range of lot sizes, including true 10-plus acre estate parcels.
- A neighborhood clubhouse and pool without a golf focus.
- Options that can be more price-competitive in the half-acre hamlet sections.
How a local advisor helps
Both neighborhoods reward careful due diligence. You will want an apples-to-apples comparison of lot size, house size, setting, HOA rules, water utility details, and current comps. A local, numbers-driven advisor can help you weigh tradeoffs and time your move.
If you are exploring a purchase or planning a sale in Raspberry Falls or Selma Estates, reach out for a tailored strategy and on-the-ground insight. With deep neighborhood experience and concierge-level support, Chrissie Goodrum can help you move with clarity and confidence.
FAQs
What is the main difference between Raspberry Falls and Selma Estates?
- Raspberry Falls is a smaller, golf-centered hamlet community with many 1-acre lots, while Selma Estates is larger with both half-acre hamlets and 10-plus acre “Ridges” estates.
How do HOA fees compare in these neighborhoods?
- Selma Estates listings commonly show dues in the mid–$100s per month, while Raspberry Falls dues are often higher given pool, tennis, and conservancy maintenance; always confirm the latest HOA documents.
Are there water or septic considerations I should know about?
- Yes. Loudoun Water interconnected the communities and added membrane filtration and storage, but you should confirm each home’s specific setup, request recent water quality info, and review HOA rules before you buy.
What are typical home prices in each neighborhood?
- Raspberry Falls homes often sell at or above $1 million, and Selma Estates commonly ranges from the high $800,000s to about $1.3 million or more depending on acreage and size.
How long is the commute to Dulles and DC from this area?
- Many residents report about 20 to 30 minutes to Dulles and the Greenway, and 30 to 60 minutes to Tysons or parts of Arlington depending on traffic; commuter buses from Leesburg offer express options to DC-area job centers.
