Big Spring Manor is a Ryan Homes single-family community in North Stafford with a Stafford 22554 address, off the McKittrick Drive area near Route 1 and I-95 exit 140. The community features detached, two-story homes of roughly 3,571 to 4,583 square feet on wooded homesites, and it is now in its final phase, with very limited remaining opportunity.
I follow Big Spring Manor because it represents the last-chance dynamic that matters in a busy market: a well-located Ryan Homes community with large floor plans selling down to its final homesites. Ryan Homes typically advertises one remaining opportunity at a time, sometimes a move-in-ready home and sometimes the choice of a floor plan on the final lot, and some listing services now mark the community sold out entirely. In this guide I use Ryan Homes' advertised prices and live listing data verified in October 2026, and I flag what to confirm immediately before you plan a tour, because timing is everything here.
$679,990
Price From
4+
Bedrooms
3,571
Sq Ft From
Final
Phase
Big Spring Manor: The Big Picture
Big Spring Manor is a mid-size Ryan Homes community in North Stafford, built around large, detached single-family homes on wooded homesites of about one-third acre and up. It sits close to Route 1 and I-95 exit 140, with the Embrey Mill Town Center and the Jeff Rouse Swim and Sport Center nearby, and it has drawn buyers who want a big new home in an established, convenient part of the county.
The community is effectively at the end of its sales run. Ryan Homes currently advertises a single remaining opportunity, a move-in-ready home with the option to choose a floor plan on the final homesite, and several listing platforms now label the community sold out. For a buyer who wants to move into a large, finished home in North Stafford without waiting through a build, this kind of final-phase inventory can be exactly right, but it requires acting on verified information and moving quickly.
The Homes at Big Spring Manor
Big Spring Manor's floor plans include the Hudson and Saint Lawrence models, both detached, two-story designs with roughly 3,571 to 4,583 square feet, 4 or more bedrooms, 2.5 or more baths, two-car garages, and finished basements included in the builder's advertised plans. The homes sit on wooded homesites, so many back up to trees for extra privacy.
Large Floor Plans as Standard
Roughly 3,571 to 4,583 square feet with 4 or more bedrooms gives you space for a home office, guest rooms, and a finished basement, all without an upstairs addition. The Hudson and Saint Lawrence plans are the builder's larger designs, and the finished basement adds significant finished area.
Wooded Homesites
Lots of about one-third acre and up, many with mature trees, give the community a more established, private feel than a bare-land subdivision. The final homesite remaining in the community may have specific tree cover and grading that your agent should review in person.
Two-Car Garages and Basements
Advertised plans include two-car garages and finished basements, which cover the two items buyers most often add in other communities. Confirm exactly what is included in the remaining homes, since final-phase inventory is sometimes built with an upgraded package already in place.
Pricing and Availability
Homes are advertised from roughly $679,990 to $759,990, with recent listings in the mid $600,000s to mid $700,000s. Remaining inventory is minimal and changes week to week, so confirm the current list with Barbara before you plan a tour.
Big Spring Manor details, prices, and availability reflect Ryan Homes' advertised information and live listings as of October 2026. The community is in its final phase and shows as sold out on some listing sites, so verify the remaining inventory with Barbara or the builder before relying on any price.
What to Know Before You Buy at Big Spring Manor
Move Fast, But Verify First
With the community in its final phase, the remaining home can be the deciding factor in days, not months. Have Barbara confirm exactly what is left, the price, and what is included before you drive out, so you are not chasing inventory that already changed.
Understand the Move-In-Ready Package
A final-phase move-in-ready home usually comes with finishes the builder selected, sometimes at a price that already includes upgrades. Compare that price against what a to-be-built version of the same plan would cost with the included options, and negotiate the extras, landscaping, and closing costs that matter to you.
Check the Final Homesite on the Ground
On the last remaining lot, tree cover, slope, and how the driveway meets the road all matter. Walk the homesite and the home with your agent, and review the survey and any grading or drainage plans before you sign.
Plan the Inspections Anyway
Even on a finished move-in-ready home, schedule both a pre-closing inspection and the 11-month warranty inspection under Virginia's new home warranty. A completed home hides issues in the details, so the walkthrough and punch list matter more, not less, at the end of a community's sales run.
Living in Stafford County, Virginia
Stafford County sits directly between Fredericksburg and the Washington, D.C. metro area along the I-95 corridor, with the Potomac River and Aquia Creek shaping its northern edge. It is one of the most active new construction markets in the region, and daily life here is a mix of commuter practicality, riverside recreation, and growing retail and dining along Route 1 and Route 17. For buyers moving to the area, this section is a fact-checked overview of parks, attractions, healthcare, dining, schools, and the commute from the Big Spring Manor area.
Parks, Trails, and Outdoor Recreation
Stafford's rivers give the county its character. Government Island off Route 1 in North Stafford is a 17-acre National Register site where the Aquia Creek sandstone for the White House and the U.S. Capitol was quarried; a roughly 1.5-mile loop trail crosses boardwalks through marsh and forest. Widewater State Park, at the confluence of Aquia Creek and the Potomac River, offers hiking trails, boat launches, and a visitor center. Aquia Landing Park in the Brooke area is a 32-acre riverside park with a public beach, fishing, and kayak access. Inland, Curtis Memorial Park is the county's largest park, with about 5.5 miles of trails, a boat ramp and fishing pier, disc golf, and the Gauntlet golf course. Abel Lake Reservoir offers stocked fishing, Crow's Nest Natural Area Preserve protects miles of Potomac riverfront trails, and the Historic Port of Falmouth and the paved Belmont Ferry Farm Trail connect the Rappahannock riverfront to George Washington's boyhood home at Ferry Farm. From Big Spring Manor, Government Island and the North Stafford parks are a short drive.
Things to Do and Local Attractions
Stafford's riverside manor houses and historic properties are the county's signature draws. George Washington's boyhood home at Ferry Farm and Gari Melchers' Belmont estate sit along the Rappahannock in the Falmouth corner of the county, both with visitor centers and grounds to explore. Retail and dining are concentrated along Route 1 and the Mine Road and Route 610 corridors in North Stafford, with the Embrey Mill Town Center adding a growing walkable mix. For bigger entertainment, downtown Fredericksburg and the Virginia Credit Union Stadium are a 15 to 20 minute drive south of the Big Spring Manor area, and the Washington, D.C. attractions are a commute away on I-95.
Hospitals and Healthcare
Stafford Hospital, part of Mary Washington Healthcare, sits on Hospital Center Boulevard off Route 610 and offers emergency care, maternity services, and medical and surgical care close to most county neighborhoods. Mary Washington Hospital in Fredericksburg is the region's referral hospital, with a Level II trauma center and the area's highest-acuity services. Mary Washington also operates urgent care and outpatient clinics across the county, including at Stafford Lakes and at Embrey Mill on Wonder Road, so everyday care rarely requires a long drive. From Big Spring Manor, Stafford Hospital is roughly a 10 to 15 minute drive.
Local Dining Across Price Points
Dining in Stafford spans quick stops to special occasions. The Log Cabin Restaurant on Jefferson Davis Highway is a long-running local steakhouse, while El Gran Charro on Richmond Highway is a well-reviewed Mexican restaurant. Sam's Pizza & Subs has locations around the county, WNB Factory on Hope Road serves wings and burgers, and Grounds Bistro & Café on Apricot Street near the Embrey Mill area covers coffee, breakfast, and casual lunches. North Stafford's retail corridors add national chain dining, and Fredericksburg's restaurant row is a short drive away.
Schools in Context
Stafford County Public Schools serves the county, with attendance assigned by address and subject to change through redistricting. Confirm the current school zone for your exact address with the district before you rely on it. The same applies near the Fredericksburg city line, where some properties fall under Fredericksburg City Public Schools. Neighborhood name and general area reputation are not a substitute for the district's official assignment.
Commuting and Getting Around
Airports
Reagan National (DCA) is about 45 miles north via I-95, roughly 45 minutes. Washington Dulles (IAD) is about 55 miles northwest, and Richmond International (RIC) is about 73 miles south. All are reachable in roughly an hour in normal traffic from most of the county.
Commuter Rail
Two VRE stations sit inside Stafford on the Fredericksburg Line: Brooke and Leeland Road in the Falmouth area, with weekday rush-hour service to Washington. Big Spring Manor is roughly 10 to 15 minutes from those stations by car. The Fredericksburg station just south adds Amtrak connections on the same corridor.
Local Transit
FRED, now branded FXBGO, runs fixed bus routes through Stafford with VRE feeder shuttles, and OmniRide commuter buses run from the Route 610 and Garrisonville Road park-and-ride lots to the Pentagon and downtown Washington on weekdays.
Major Highways
I-95 crosses the county north to south with five interchanges, US-1 runs parallel as the local corridor, and US-17 cuts across the southwest toward I-66 and the Shenandoah Valley. Big Spring Manor sits near I-95 exit 140 and Route 1, with Route 610 and Route 3 handling the east-west local trips.
Military Installations Nearby
Marine Corps Base Quantico is about 10 to 15 miles north of the Big Spring Manor area, roughly 20 minutes. Fort Belvoir is about 28 to 32 miles north, about 35 to 45 minutes. NSWC Dahlgren in King George County is roughly 33 to 40 miles east, and Fort Walker (formerly Fort A.P. Hill) is about an hour south through Caroline County via I-95 and Route 207. These distances are drive-time approximations and shift with traffic.
What's Happening in and around Stafford County
The county calendar is reliably filled with community events. The Stafford County Agricultural & Homemaking Fair returns each October at 504 Poplar Road with rides, livestock, and live music. Hartwood Days Festival & Agricultural Fair takes over the Hartwood area each September. The Fourth of July Spectacular draws crowds to John Lee Pratt Memorial Park for fireworks over the river, and the Stafford Fall Family Festival at Pratt Park in early autumn and the November holiday tree lighting at the county government center bookend the season. Farmers markets run much of the year: the Stafford County Farmers' Market is open weekends at the Staffordboro commuter lot, and the North Stafford Farmers Market operates Sunday mornings April through November behind Stafford Hospital.
Note: Events and dates change from year to year. Check with the organizer or the county parks department to confirm details before you go.
Big Spring Manor FAQ
Is Big Spring Manor a good place to live?
Big Spring Manor is a sought-after Ryan Homes community in North Stafford for buyers who want a large, detached single-family home on a wooded homesite near Route 1, I-95, and the Embrey Mill Town Center. The community is in its final phase and nearly sold out, which means the remaining opportunity is limited, but the location, the size of the homes, and the established surrounding neighborhoods make it a strong fit for many Stafford buyers. If you are looking now, act quickly and confirm exactly what remains with Barbara Jennings.
How far is Big Spring Manor from the VRE?
Big Spring Manor is roughly 10 to 15 minutes by car from the VRE Fredericksburg Line stations in Stafford, the Brooke and Leeland Road stations in the Falmouth area, depending on traffic. The community sits near I-95 exit 140, so most commuters drive, and the Fredericksburg station just south adds Amtrak service on the same corridor.
What builder builds Big Spring Manor?
Big Spring Manor is built by Ryan Homes, the national builder with one of the deepest new construction footprints in the Fredericksburg region. The community features detached, two-story single-family homes on wooded homesites of about one-third acre and up, with floor plans including the Hudson and Saint Lawrence models. The community is in its final phase, so confirm the remaining homes and plans with Barbara Jennings before you visit.
What are the homes like at Big Spring Manor?
Big Spring Manor offers detached, two-story single-family estate-style homes of roughly 3,571 to 4,583 square feet, with 4 or more bedrooms, 2.5 or more baths, two-car garages, and finished basements included in the advertised plans. The homes sit on wooded homesites of about one-third acre and up, which gives more privacy and yard space than typical subdivision lots in the same price range.
How much do homes cost in Big Spring Manor?
Big Spring Manor homes have been advertised from roughly $679,990 to $759,990, with recent listings in the mid $600,000s to mid $700,000s range. Because the community is nearly sold out, remaining inventory is limited and pricing depends on the final homesites and plans available. Ask Barbara for the current list of remaining homes and any incentives before you plan your tour.
How far is Big Spring Manor from Fredericksburg VA?
Big Spring Manor sits in North Stafford, roughly 13 to 15 miles north of downtown Fredericksburg and about a 20 to 30 minute drive in normal traffic via US Route 1 or I-95 south. It is part of Stafford County in the greater Fredericksburg, Virginia area, so trips downtown for dining, the Virginia Credit Union Stadium, and Mary Washington Hospital are a short commute. These figures come from Barbara Jennings' live research in October 2026 and vary with traffic.
The Bottom Line on Big Spring Manor
Big Spring Manor offers exactly what many North Stafford buyers are looking for: a large, detached, move-in-ready Ryan Homes house on a wooded homesite in a convenient location near Route 1, I-95, and the Embrey Mill Town Center, at prices from roughly $679,990. The catch is supply. The community is in its final phase and nearly sold out, so the opportunity is limited to whatever remains today.
If you are seriously interested, the right move is to confirm the remaining inventory with Barbara, walk the final homesite and home with her, and be ready to negotiate on the move-in-ready package. If Big Spring Manor is sold out by the time you read this, she can point you toward comparable sought-after communities in the same part of Stafford County. Either way, she would be glad to help you from the first tour to closing.
Quick Move-In Homes
Quick move-in homes become available across these communities from time to time, usually when a buyer falls out of contract. When they do come up, they tend to sell quickly, so reach out to Barbara Jennings for the latest updates and current availability.
Barbara is a REALTOR® who provides great information for consumers, and she is not a sales representative for any of these builders. It is highly recommended that you bring Barbara with you to the model home so you get proper representation from your very first visit.
Always reach out to Barbara at (540) 840-1133 or book a consultation for the latest quick move-in updates and availability.
Curious About Big Spring Manor?
Barbara Jennings, REALTOR® with eXp Realty, is your trusted Stafford County new construction advisor. She will confirm what remains at Big Spring Manor, help you compare alternatives, and negotiate the best deal on your new home. Contact her today for a free consultation.
Barbara Jennings
REALTOR® · eXp Realty · New Construction Specialist
Barbara Jennings is a licensed Virginia REALTOR® with eXp Realty, specializing in new construction, builder negotiations, and the Fredericksburg-area market. With her proven 100-point Marketing Plan and advanced AI-driven strategies, she helps buyers find the right home at the right price and save thousands in the process.