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Falls Run Community Center    

101 Bridgewater Circle

Fredericksburg, VA 22406 (Stafford County)


Welcome to the Villas at Falls Run Condominium Unit Owners Association

Villas at Falls Run Condominium
Villas at Falls Run Condominium

Landmarc Real Estate, Inc.

Ryan Fernett, President, CMCA, AMS, PCAM:      540-371-3406, ext. 213

Tracy Hymes, Accounts Manager:                      540 371-3406, ext. 211

EMERGENCY NUMBER:  540-376-7100,   24-hour answering

Villas Condominium Association (VCA)

Villas November Buildings and Grounds Committee Meeting

The next Villa Building and Grounds Committee will meet on Thursday, November 19 at 10:00.  This likely will be a remote meeting via ZOOM and all residents are invited to participate.  If you do not see the meeting invitation that Landmarc sends out  please contact them directly ( to receive the meeting link. 

Villas December Board Meeting

The next regular VCA Board meeting will be held on Monday, December 7.  This is the Board Organizational Meeting at which time Officers will be elected and plans will be made for 2021 management.  The organizational meeting is open to everyone and all are encouraged to attend.


Falls Run by Del Webb

A brief history of the creation and governance structure of Falls Run is available for your reading pleasure.  Are you interested in learning more about how the community came into existence?  Want to better understand how the community is governed?  To download the document, click HERE

Falls Run Governance

A comprehensive review is now available of the complete set of documents that specify the structure and substance of the two tiered system of governance in Falls Run.  To download the document, click HERE


New/Updated Villas Web Pages:

November 9 Annual Meeting info added Nov 16

Approved 2019 Annual Meeting added Nov 12 

Notes of the October 15 Building & Grounds Meeting added October 21


Send an email Message to the VCA Board of Directors:

           (Click HERE)

Members Only Information

           (Click HERE to Login)
     VCA Agendas & Meeting Minutes
     VCA Board Meeting Package (Current)
     VCA Administrative Resolutions
     VCA Audits
     VCA Budgets
     VCA Reference Documents
     VCA Organizational Chart
     VCA Reserves Analysis
     VCA Rules and Regulations


Please Share This Information With Neighbors Who Are Unable to Access This Website

Stafford County code requires that all back-flow preventer valves be inspected and certified annually in order to prevent possible contamination of the potable drinking water supply in our county.  The VCA Board of Directors has contracted with Atlantic Green Plumbing to perform back-flow valve inspections this year.  As has been our practice since 2006, the Association covers the cost of this inspection and repair (if needed), and there is no additional expense incurred by the owner.


The Villas at Falls Run Condominium Association (VCA)

Falls Run was created in 2002 in Stafford County, VA, by “Del Webb Communities of Virginia, Inc., an Arizona corporation,” as an age restricted, active adult, property owners’ association community.  The community was created in conformity with provisions found in the Code of Virginia, Title 55, Property and Conveyances, Chapter 26, Property Owners’ Association Act.  The founder of Del Webb, Delbert E. Webb, developed the concept in 1960 for the self-contained retirement community named Sun City located near Phoenix, Arizona.

The land on which the entire Falls Run development is situated, a portion of England Run North, was acquired by Trovas Construction Company, a subsidiary of Del Webb, from Silver Retirement Communities, L.L.C. and Silver Retirement Communities II, L.L.C.  The tracts of land in England Run North on which the Falls Run community was built were Land Bays 4A, 4B, and 7, comprising a total of approximately 228.33 acres.

The Falls Run Community Association, Inc., (FRCA) was created by incorporation on June 21, 2002 by “Del Webb Communities of Virginia, Inc., an Arizona corporation.”  The registered agent of the Association was Christopher J. Ryan, Vice President of Del Webb Communities of Virginia, Inc., an Arizona corporation.

In early 2005 Del Webb elected to act on provisions contained in the 2002 FRCA Declaration whereby an “expandable” condominium could be created within Falls Run.  The Falls Run land on which Del Webb elected to construct its expandable condominium was previously a portion of England Run North, Land Bay 4A (Parcels 4A1 and 4A2).  The two parcels (acquired from Silver Retirement Communities II, LLC on December 22, 2002) totaled approximately 33.2 acres, and they adjoin the property on which the “detached” Falls Run dwelling units were built.  All of the land on which the condominium was built was eventually annexed to the FRCA through a series of 30 Supplemental Declarations.

The 2002 FRCA Declaration also authorized the creation of a Local Area Association to manage the affairs of the condominium.  On March 21, 2005, Del Webb filed a land record titled “Declaration of The Villas at Falls Run Condominium,” LR050009485, in Stafford County, VA.  The Local Area Association was named the “Villas at Falls Run Condominium Unit Owners Association” (VCA), and the condominium was created in conformity with provisions found in the Code of Virginia, Title 55, Property and Conveyances, Chapter 4.2, Condominium Act.

Construction of the condominium began promptly.  Eventually, a total of 199 condominium units were built in 55 free-standing buildings, each building containing 3 or 4 homes.  The condominium was completed in early 2006.

The floor plans of the three condominium models built by Del Webb at Falls Run, called the Crestwood, Janssen, and Mansfield, may be viewed by downloading a PDF file.  Click HERE