Kenbrook at Harpers Mill

Pros

• The community is nice with great walking trails.
• The neighborhood is beautiful and loved by families.
• Harper's Mill is a well-regarded community that residents have enjoyed for years.
• It is the best place in the Cosby school district.
• The community is great, family-friendly, with a non-overbearing HOA.
• The area is very kid-friendly and pet-friendly.
• It offers amenities that are often described as Disneyland-like.
• Cosby High School consistently ranks in the top 10 percent and many graduates go on to Ivy League colleges.
• Neighbors know each other and the area has a high walkability score.
• The pool area provides a beautiful, relaxing atmosphere and is well maintained.

Cons

• The reviewer notes the neighborhood lacks a tennis court.
• Affordability is a concern; a minimum annual income around $100,000 (ideally $200,000) is reportedly required to afford everything.
• There is no public transportation in the area.
• High gun ownership and frequent gunfire on holidays are cited as concerns.
• The reviewer would not recommend the neighborhood while the HOA remains developer-controlled.
• Common areas are poorly maintained; the pool is limited to two uses per week per family; the soccer field is full of holes and dangerous; the trails are not as advertised.
• The entrance fountain functions only about three weeks a year.
• Pools are often closed, prompting frustration about reopening.
• The neighborhood is described as overrated with average amenities.

Review

This neighborhood comes across in a chorus of praise: a pleasant, family?oriented community built around long, inviting walking trails, beautiful homes, and a welcoming atmosphere. Many residents describe it as a nice, even idyllic place to raise a family, with phrases like "Nice community with great walking trails," "Very nice," and "Beautiful neighborhood! Our family loves it!" One resident joyfully notes, "Love Harper's Mill! We've lived here for the last five years," underscoring a sense of pride and stability that seasoned locals feel as they put down roots.

Education and everyday life are strong selling points for many reviewers. In particular, the Cosby school district is repeatedly highlighted as a major draw, with a claim that this is the "Best place in Cosby school district." One resident emphasizes the quality of local public schools, pointing to Cosby High School's high standing and the idea that graduates go on to prestigious colleges, including Ivy League institutions. The neighborhood is also portrayed as highly walkable and community?minded, with notes about the absence of public transit and the emphasis on keeping up appearances - "There are no buses or any public transportation. You will not see old, or broken down cars just sitting like in many neighborhoods I've seen. It's frowned on." The social fabric is described as tight: neighbors know each other, and there's a sense of safety and friendliness that makes it feel very "kid friendly and pet friendly," with lively event cues like Fourth of July celebrations where residents stay engaged.

The HOA and developer dynamics loom large in some reviews, coloring the overall impression with a tension between potential and reality. A standout caution comes from the line, "As long as the developer still controls the HOA, I can not recommend this neighborhood." The criticisms focus on maintenance and accessibility: "All the common areas are poorly maintained," the pool is restricted, and the soccer field is riddled with holes and dangerous. The reviewers feel the advertised miles of trails are not delivered in full, and even the entrance fountain "works about 3 weeks out of the year." For some residents, the HOA's control by the developer casts a shadow over otherwise positive attributes, suggesting that the experience could improve once governance shifts.

Despite the concerns, the community shines with positive sentiments that emphasize harmony, safety, and togetherness. One resident captures the general mood with, "Peace, harmony, safety for our children. A pleasant atmosphere." The sense of belonging is reinforced by social clubs - "There's a Women's Club and a Men's Club" - and by the pride in a well?maintained overall environment: "People are friendly to each other," and the landscaping around the clubhouse is repeatedly praised as especially attractive. The location is celebrated for balance - close to everything, with a developing, family?friendly vibe that residents say is difficult to beat.

Real estate dynamics in this neighborhood create a sense of momentum and demand. Property values are described as "stable," and many reviewers also mention rapid growth: "Rapidly rising. Houses sell quickly, and realtors sometimes underside houses so if you move quick, it's possible to get a deal. Frequently, there are bidding wars for houses." There's a suggestion of exclusivity and desirability that accompanies the strong school district and the welcoming community. While pricing and bidding opportunities attract buyers, some reviewers warn that the market rewards speed and preparedness, hinting at a competitive buying environment that rewards those who act quickly.

Amenities are a central feature, with several reviews praising the clubhouse and pool, the landscaping, and the general upkeep of common areas. "Nice development. Great clubhouse/pool." and "Beautiful landscaping around the clubhouse" reflect a sense that the investment in common amenities pays off in daily life and first impressions. At the same time, there's a sense that some amenities don't always operate as expected. Complaints like "Pool closed too early" and "not really a fan of the actual clubhouse being closed most of the time where I can't get water or use the bathroom" highlight inconsistent access that can temper the otherwise sunny view. Still, the sentiment remains largely favorable: the overall environment is described as a nice, developing community with plenty of attractive homes.

In closing, the neighborhood emerges as a well?liked, growing place that many residents are eager to defend and celebrate. The combination of beautiful homes, an appealing landscape, a strong school district, and an active, family?friendly culture makes this feel like a standout option for many buyers and renters. Even with caveats about HOA governance, maintenance on certain facilities, and occasional access limitations, the consensus is clear: this is a great place to live, a developing community with a lot to offer, and a setting where people are proud to call home. The repeated affirmations - "Great neighborhood!" "Nice developing community," and "Lots of nice homes close to everything" - confirm a broad sense of satisfaction that endures despite some ongoing challenges to be addressed.

Restaurants

• The Grille at Magnolia Green (2 miles)
• Chick-Fil-A (3.4 miles)
• Chick-Fil-A (6.2 miles)
• Subway (6.2 miles)
• Sports Page Bar & Grill (6.3 miles)
• Dq Grill & Chill (6.5 miles)
• McDonald's (7 miles)

Parks

• Clover Hill Athletic Complex (2.3 miles)
• Charter Colony Playground (4.9 miles)
• Rockwood Park (8 miles)
• Appomattox Game Club Preserve (8.4 miles)
• Pocahontas State Park (8.5 miles)
• Huguenot Park (9.2 miles)
• Reidelbach Park (10.2 miles)

Pharmacies

• CVS Pharmacy (2.4 miles)
• Walgreens (3.6 miles)
• CVS Pharmacy (3.8 miles)
• CVS Pharmacy (4.3 miles)
• Kroger Pharmacy (4.7 miles)
• CVS Pharmacy (4.9 miles)
• CVS Pharmacy (6.2 miles)

Physicians

• Woodlake Village Pediatrics (2.7 miles)
• VitalCare Family Practice (2.8 miles)
• Chippenham Pediatrics & Adolescent Medicine PC (3.8 miles)
• Advanced Allergy and Asthma of Virginia (4.2 miles)
• Virginia Oral & Facial Surgery (4.3 miles)
• Family Practice Associates (4.4 miles)
• Virginia Cancer Institute (4.5 miles)

Places of Worship

• Parkway Baptist Church (3.5 miles)
• Southern Baptist Convention (4 miles)
• New Life United Methodist Church (4.7 miles)
• Tabernacle Divinity School (5.7 miles)
• Central Baptist Church (7.6 miles)
• St John Neumann Catholic Church (8.5 miles)
• St Edward's Church (10.2 miles)

Theaters

• Commonwealth 20 & Imax (5.2 miles)
• Regal Westchester Commons (6.4 miles)

Hospitals

• Bon Secours Richmond Health (6 miles)
• CJW Medical Center (9.2 miles)
• Bon Secours Health System (12 miles)

Cafes

• Panera Bread (6.3 miles)
• Starbucks (6.4 miles)
• Sweet Shop Donuts Cafe (7.3 miles)
• Perk (11.6 miles)
• Starbucks (12.1 miles)