Louisa & Fluvanna
The Keswick ZIP code reaches over the county line into Louisa and Fluvanna. Homes there carry a Keswick address but attend different schools and pay a different tax rate than Albemarle. Each county is shown on its own.
How do the Louisa and Fluvanna sides of Keswick compare?
Louisa costs more; Fluvanna sells faster. From June 2024 to August 2026, the 25 Louisa-side sales had a median of $655,000, and 14 of them were new construction. The 11 Fluvanna-side sales, all resales, had a median of $500,000 and spent a median of 10 days on the market, per CAAR MLS. Both counties' 2026 tax rates are below Albemarle's $0.894.
Median sold price
Louisa's median is $155,000 higher. 14 of its 25 sales were new homes at Green Spring Estates.
Price per sq ft
Nearly the same per square foot, so the price gap is mostly house size: a median of about 2,845 sq ft in Louisa against 2,500 in Fluvanna.
Lot size
Fluvanna's typical lot is a little bigger. Hidden Hills, on the Louisa side, is the exception, at a median of about 20 acres.
Days on market
Louisa's figure includes new builds. Its 11 resales took a median of 14 days, close to Fluvanna's 10.
New construction
D.R. Horton lists new homes at Green Spring Estates from $519,990 on 1.5+ acre homesites (checked September 29, 2026).
Property tax rate
Both are below Albemarle's $0.894 per $100.
Tax at the median
Fluvanna's rate is higher, but its lower prices mean a smaller bill at the median sale.
Car tax
Louisa's car tax is about half of Fluvanna's, and Fluvanna adds a $33 license fee.
On septic
Plan on a septic inspection on either side of the line.
Homes sold
15 of Louisa's 25 sales were at Green Spring Estates; without them, the two sides had about the same number of sales.
Every number as a table
| Louisa | Fluvanna | |
|---|---|---|
| Median sold | $655,000 | $500,000 |
| Homes sold | 25 | 11 |
| Price range | $540K–$1.83M | $335K–$618K |
| Median lot | 1.87 ac | 2.27 ac |
| Price per sq ft | $223 | $226 |
| Median days on market | 35 (resales: 14) | 10 |
| New construction | 14 of 25 | 0 of 11 |
| Built | 1875–2026 | 1955–2023 |
| Property tax rate | $0.72 per $100 | $0.755 per $100 |
| Tax at the median (est.) | ≈ $4,700 a year | ≈ $3,800 a year |
| Car tax | $2.07 per $100 | $4.10 per $100 + $33 fee |
| On septic | 25 of 25 | 10 of 11 |
| Schools | Louisa County Public Schools | Fluvanna County Public Schools |
Sources: CAAR MLS via Town Lux, June 2024 – August 2026; Louisa County rates; Fluvanna County rates; Fluvanna Review, Apr 2026 (FY27 rate $0.755); Fluvanna Review, Apr 30, 2026 (vehicle rate unchanged at $4.10); Albemarle County tax rates; D.R. Horton, Green Spring Estates (price, homesites, school distances).
What sold in each Louisa and Fluvanna neighborhood?
Green Spring Estates, D.R. Horton's new community, made up most of the Louisa side: 15 of its 25 sales. Hidden Hills had the highest prices, $800,000 to $1.83 million. On the Fluvanna side, 7 of the 11 sales listed no subdivision in the MLS, and Fieldstone had 3, per CAAR MLS.
Range $800K–$1.83M · 5 sales
Range $540K–$930K · 15 sales
2 sales · too few for a median
3 sales · too few for a median
3 sales · too few for a median
Range $335K–$600K · 8 sales
Green Spring Estates: new homes by D.R. Horton on homesites of 1.5 acres or more, from $519,990 (checked September 29, 2026). Its main street is Glenmore Lane, which has no connection to Glenmore in Albemarle.
Hidden Hills: larger parcels just over the Albemarle line, with riding trails and a riding ring, per a local agent's page. Keswick Glen: homes built 1998–2002.
Fieldstone: homes built 1998–2002 on about 2 acres.
The rest of the Fluvanna side is individual homes, most on 2 to 5 acres, along roads like White Hall Rd and Beaverdam Rd.
Every neighborhood as a table
| Neighborhood | County | Sales | Price(s) | Median lot | Built | New construction |
|---|---|---|---|---|---|---|
| Green Spring Estates | Louisa | 15 | $540K–$930K | 1.61 ac | 2000–2026 | 14 of 15 |
| Hidden Hills | Louisa | 5 | $800K–$1.83M | 20.3 ac | 1875–2017 | None |
| Keswick Glen | Louisa | 2 | $655K–$665K | 1.78 ac | 1998–2002 | None |
| Other Louisa addresses | Louisa | 3 | $599K–$650K | 3.1 ac | 1986–2023 | None |
| Fieldstone | Fluvanna | 3 | $460K–$618K | 2.02 ac | 1998–2002 | None |
| Other Fluvanna addresses | Fluvanna | 8 | $335K–$600K | 2.68 ac | 1955–2023 | None |
Neighborhoods with fewer than five sales show a range, not a median. Want a price for one specific house? That takes a look at the house itself: here's how a valuation works.
Sources: CAAR MLS via Town Lux, June 2024 – August 2026; D.R. Horton, Green Spring Estates (price, homesites, school distances); Nest Realty, a listing agent's page (Hidden Hills trails and riding ring).
How does Louisa & Fluvanna compare with other Keswick areas?
Pick the other area you're weighing — the table updates with its real sold data.
| Louisa & Fluvanna | ||
|---|---|---|
| Median sold | Louisa $655,000 · Fluvanna $500,000 | |
| Price / sqft | $223 / $226 | |
| Homes sold, Jun 2024 – Aug 2026 | 25 / 11 | |
| Median days on market | 35 / 10 | |
| Price range, Jun 2024 – Aug 2026 | Louisa $540K–$1.83M · Fluvanna $335K–$618K | |
| Status | Different county | |
| The short version | More land for less; different schools |
Where fewer than five homes sold, we show the range instead of a median. Hunt Country figures cover $1M+ estates only; Louisa and Fluvanna are never blended.
What's it actually like to live in Louisa & Fluvanna?
Louisa and Fluvanna mean about two acres for under $1 million on the far side of a county line: the median lot was 1.87 acres in Louisa and 2.27 in Fluvanna, all 11 Fluvanna sales and 23 of 25 Louisa sales were under $1 million, and both counties' 2026 tax rates sit below Albemarle's $0.894.
About two acres
Median lots of 1.87 acres in Louisa and 2.27 in Fluvanna.
New construction
D.R. Horton builds at Green Spring Estates, from $519,990 (checked September 29, 2026).
Riding trails
Hidden Hills has riding trails and a riding ring, per a local agent's page.
A lower tax rate
$0.72 in Louisa and $0.755 in Fluvanna per $100, vs. $0.894 in Albemarle.
School distance
Louisa County Middle and High are about 20 miles from Green Spring Estates, per the builder.
Glenmore Lane isn't Glenmore
Green Spring Estates' main street shares the name. There's no connection.
Sources: CAAR MLS via Town Lux, June 2024 – August 2026; D.R. Horton, Green Spring Estates (price, homesites, school distances); Nest Realty, a listing agent's page (Hidden Hills trails and riding ring); Louisa County rates; Fluvanna County rates; Fluvanna Review, Apr 2026 (FY27 rate $0.755); Albemarle County tax rates.
What schools serve Louisa & Fluvanna?
Louisa and Fluvanna run their own school divisions. 20 of 25 Louisa-side sales listed Moss-Nuckols Elementary and 3 Hidden Hills sales listed Trevilians, then Louisa County Middle and High. Fluvanna-side children attend Central Elementary (PK–2), then Carysbrook Elementary (3–4), then Fluvanna Middle and High.
- ElementaryMoss-NuckolsTrevilians in Hidden Hills
- MiddleLouisa County Middle
- HighLouisa County High
- Grades PK–2Central Elementary
- Grades 3–4Carysbrook Elementary
- MiddleFluvanna Middle
- HighFluvanna County High
Schools follow the county, not the Keswick mailing address. School paths for all three counties →
Sources: NCES, Carysbrook Elementary (grades 3–4); SchoolDigger (Fluvanna grade spans only); CAAR MLS via Town Lux, June 2024 – August 2026; D.R. Horton, Green Spring Estates (price, homesites, school distances).
Do I need my own agent to buy new construction in Louisa & Fluvanna?
The sales agent in a builder's model home works for the builder. You can bring your own agent to a new-construction purchase. Since August 17, 2024, you sign a written buyer agreement before touring with an agent, and it states how that agent is paid; you can ask the seller, here the builder, to cover it. Settle that, and the builder's rules for registering your agent, before your first visit.
Sources: National Association of REALTORS®, written buyer agreements.
Louisa & Fluvanna, answered
Why do some Keswick addresses have Louisa or Fluvanna schools?
What school district is a Keswick address in Louisa County?
Are Louisa and Fluvanna homes on septic?
Is Glenmore Lane part of Glenmore?
Sources: CAAR MLS via Town Lux, June 2024 – August 2026; D.R. Horton, Green Spring Estates (price, homesites, school distances); SchoolDigger (Fluvanna grade spans only); Glenmore Community Association, About Us (chartered 1992; 800+ homeowners).
Other Keswick areas
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