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Carrollton › SOUTH HARBOR › 391 Tributary Ln✓ Source: REIN MLS #10612002 · record updated Jan 12, 2026 · synced every 2 min · your inquiry is never resold
391 Tributary LN, CARROLLTON VA 23314 - Main photo
$399,990
$250 / sqft · est. $2,631/mo →
3beds
2baths
1,601sqft
31days on market

391 Tributary Ln, Carrollton, VA 23314

Under ContractResidential · built 2025 · SOUTH HARBOR

About this home

The listing, in the seller's words

Welcome to South Harbor 55+, a vibrant community in Isle of Wight near Smithfield, offering single-family homes with first-floor living, no yard work, and resort-style amenities including a clubhouse, pool, walking trails, and pickleball courts. The Bramante Ranch is designed for easy living - say goodbye to stairs! This beautiful ranch-style home features 3 bedrooms and 2 full bathrooms, including a large owner's suite with an en-suite bath and walk-in closet, all on one level. The open layout connects the gourmet kitchen to the spacious family room, creating the perfect space for entertaining. Enjoy outdoor living with a covered front entry and a covered back porch, plus a convenient 2-car garage on a wooded homesite. Make the home truly yours by customizing finishes and personal touches during the build. Experience the lifestyle you deserve at South Harbor 55+, where comfort, convenience, and community come together beautifully.

Listing courtesy of Jenny Lovell · BHHS RW Towne Realty · REIN MLS #10612002

VaHome team overview

Our read on this home

by Tom & Dariya Milan, REALTORS® · LPT Realty

At a glance

391 Tributary Lane is a brand-new 3-bedroom, 2-bath home in Carrollton's South Harbor community. Built in 2025 and spanning 1,601 square feet, it pairs fresh construction quality with an Isle of Wight County address that puts everyday conveniences and two major Navy installations within easy reach.

Read the full overview ↓

Why this home stands out

New construction in 2025 means everything — the roof, the systems, the finishes — is factory-fresh with no deferred maintenance to inherit. South Harbor delivers that in a compact, walkable pocket of Carrollton where a smoothie, a workout, and a full grocery run are all within a quarter mile of your front door. That combination of brand-new condition and genuine daily convenience is harder to find than it looks.

SOUTH HARBOR and the Carrollton real estate market

South Harbor sits in Carrollton, a community within Isle of Wight County that occupies the western shore of the James River just across from Hampton Roads' urban core. The area has grown steadily because it threads a needle most buyers are chasing: a quieter, suburban pace without the long commute penalty. Carrollton itself feels unhurried — tree-lined streets, newer subdivisions, and a low-density character that makes it easy to decompress at the end of the day. Isle of Wight County is consistently recognized for its fiscal health and well-managed local government, which matters when you're thinking about the long-term value of planting roots here. South Harbor specifically benefits from its proximity to Route 17, giving residents a straightforward corridor north toward the James River Bridge and south toward Smithfield. It's the kind of neighborhood where neighbors know each other and the streets stay quiet after dark.

What's nearby

Daily life at 391 Tributary Lane runs on convenience. Tropical Smoothie Cafe, Bojangles, and La Parilla Mexican Grill are all within a tenth of a mile — breakfast, lunch, and dinner sorted without leaving the block. Anytime Fitness is equally close, so skipping leg day has no good excuse. Grocery runs are painless: Food Lion is just 0.3 miles away, and Publix Super Market at Bartlett Station is 0.6 miles for a broader selection. Quick caffeine or a late-night errand? McDonald's and 7-Eleven are both under two miles. Everything you reach for on a Tuesday evening is genuinely close.

For different buyers

For military families relocating

NSA Northwest Annex is a 17-minute drive from 391 Tributary Lane, and NSA Hampton Roads is about 21 minutes out — both well within the range most military families target for a manageable commute. A VA loan pairs naturally with new construction like this, and Isle of Wight County's lower cost of living can stretch BAH meaningfully further than comparable homes closer to the waterfront.

For first-time buyers

A 2025 build means you're starting with a clean slate — no aging HVAC to budget for, no roof timeline to worry about, no surprises hiding behind the walls. At 1,601 square feet across three bedrooms, 391 Tributary Lane is sized right for a first home: enough room to grow into without the overhead of a larger property. South Harbor's walkable cluster of shops and restaurants makes the transition to homeownership feel grounded and practical.

More buyer questions

How far is 391 Tributary Lane from NSA Northwest Annex?

The drive is approximately 17 minutes under normal traffic conditions, making it one of the closer Isle of Wight County options for personnel assigned there. NSA Hampton Roads is roughly 21 minutes in the other direction.

What county is 391 Tributary Lane in?

The property is located in Isle of Wight County, Virginia — not the City of Suffolk or the City of Chesapeake. Isle of Wight County has its own tax structure and local services, which is worth factoring into your comparison.

Is 391 Tributary Lane in a flood zone?

Flood zone designation for this address is displayed in the FloodRisk tile on this page — check that section for the current FEMA map classification and what it means for insurance requirements.

What is the South Harbor neighborhood like in Carrollton?

South Harbor is a newer residential community with a quiet, suburban character and convenient access to Route 17. It attracts buyers who want fresh construction and low-maintenance living without sacrificing proximity to Hampton Roads' employment centers.

Does 391 Tributary Lane have a garage?

Garage details for this specific home are listed in the property specs section — review the full feature list on this page for confirmed parking and storage configurations.

Tom and Dariya Milan at LPT Realty know South Harbor and the broader Carrollton market well. Reach out to get your questions answered and schedule a walkthrough of 391 Tributary Lane.

Summary generated by AI from public records and publicly available information.

Schools

  • ElementaryHardy Elementary
    —
  • MiddleSmithfield Middle
    —
  • HighSmithfield
    —

Info provided by GreatSchools

Facts & features

The record, sourced

Type

Residential

Year built

2025

Price / sqft

$250

HOA fee

$195/mo

Taxes

$2,925/yr

County

Isle of Wight County VA

MLS #

10612002

HOA association includes

ClubhouseOtherPlaygroundsPoolRV Storage

$195/mo HOA fee · None · per the REIN MLS listing record — confirm inclusions with the association.

Interior

Bedrooms
3
Full baths
2
Approx. sqft
1,601
Stories
1
Flooring
Carpet, Laminate/LVP
First-floor bed & full bath
Yes
Total rooms
7
Other rooms
1st Floor BR, 1st Floor Primary BR, Attic, Foyer, PBR with Bath, Pantry, Porch
Interior features
Scuttle Access, Walk-In Closet
Appliances
Dishwasher, Dryer Hookup, Energy Star Appliance(s), Microwave, Range, Washer Hookup
Equipment
Cable Hookup, Gar Door Opener

Construction & exterior

Style
Ranch
Subtype
Detached
Foundation
Slab
Roof
Asphalt Shingle
Exterior
Vinyl
Pool
No Pool

Utilities & systems

Heating
Nat Gas,Programmable Thermostat
Cooling
Central Air
Water heater
Electric
Water
City/County
Sewer
Other

Lot, parking & ownership

Subdivision
SOUTH HARBOR
Ownership
Fee Simple
Garage
Yes
Parking
Garage Att 2 Car
Possession
CLOSING
Disclosures
Exempt from Disclosure/Disclaimer

Sources: REIN MLS record · null fields are suppressed, never faked

Flood & environment

FEMA flood zone X · outside the high-risk area · FIRM 51093C

Flood Risk

Looking up FEMA flood zone…

Hurricane Evacuation Zone

Evacuation Zone C

Source: Virginia Dept. of Emergency Management — Know Your Zone

Location intelligence

Minutes to real places, not a score

Location & Neighborhood

Places within ~1 mile, ordered by distance from this property. Powered by Google Places.

Military Commute

Drive times to nearest bases

Drive times via Google Maps with current traffic patterns. Times are typical and may vary by time of day. Use the "Analyze" button up top to see live drive time to your saved base.

The numbers

Run the real carrying cost

Estimates only — taxes come from the public record; confirm rates with your lender. VA-eligible buyers: $0-down financing may apply.

Estimate your monthly payment

$2,436/mo

Principal & interest

$2,075

Property tax

$244

Home insurance

$117

PMI

None

HOA/Condo (paid separately)

$195

Estimate only. Association (HOA/condo) fees are paid separately and are not included in the payment above. Insurance assumed at 0.35% of home value annually. Actual taxes, insurance, and rate will vary by lender, credit, and property. Contact a lender for a personalized quote.

Value & history

Judge value on real ground

Why we show no algorithmic estimate.

National AVMs misprice homes whose value drivers they can't see. Instead: the sourced assessment above, the carrying cost, real price history, and honest comparables below.

Price context — similar nearby homes

$334,990 – $419,990

The 6 most similar homes nearby (same city, within ~20% of this size, ~2.5 mi; 6 sold). Context for judging the asking price — not an appraisal or an estimate of this home's value.

406 Tributary LN · 0.1 mi · 1,601 sqft$419,990 sold 2026-05
1118 Breakwater TRL · 0.1 mi · 1,775 sqft$334,990 sold
1122 BREAKWATER TRL · 0.2 mi · 1,775 sqft$403,685 sold 2026-05

Sale & Tax History

List Price

$399,990

Price / Sq Ft

$250

Annual Taxes

$2,925

Monthly Tax

$244

HOA fee

$195 / mo

Tax Rate (effective)

0.73%

Sale Timeline (this listing)

EventDatePriceDetail
ListedApr 8, 2026$399,990—
Currently listed—$399,990—

Looking for multi-year tax assessments or prior sales? REIN MLS only ships data for the current listing. For full property history, check the city assessor record:

Carrollton Assessor (Google)

Tax data above from REIN public-records sync. Sale timeline tracked from this listing's first appearance in our feed forward; prior owner sales are not included.

Comparable Properties

Comps are selected by city, bed count, square footage and price proximity. Composite similarity score weights bed match, sqft variance, price variance, and straight-line distance.

Questions buyers ask

Real questions, answered from the record

Is 391 Tributary Ln in a good school zone?+
The assigned zones on the listing record are Hardy Elementary, Smithfield Middle, Smithfield. School attendance zones can change — always confirm enrollment with the local school division.
Is 391 Tributary Ln in a flood zone?+
FEMA maps this parcel in Zone X, outside the high-risk Special Flood Hazard Area. See the flood section on this page for details and sources.
Is there a gym near 391 Tributary Ln?+
Yes — Anytime Fitness is about 0.4 miles away, per the cached nearby-places record for this address.
Where is the nearest grocery store to 391 Tributary Ln?+
Publix Super Market at Bartlett Station is about 0.4 miles away. The closest dining on record is McDonald's (0.4 mi).
Does 391 Tributary Ln have an HOA?+
Yes — HOA dues are on record for this property (the current amount is shown in the facts section on this page). The association of record is None. Association amenities on record include: Clubhouse, Other, Playgrounds, Pool, RV Storage.
When was 391 Tributary Ln built?+
It was built in 2025, per the listing record.

Answers generated from the listing record, verified school zones, FEMA data, and cached nearby-places data — never invented.

The people

You'll talk to a person, not a lead queue

TD

Tom & Dariya Milan

LPT Realty · Hampton Roads · answer their own phone

✓ Your inquiry goes to Tom & Dariya — never sold to strangers

Listing courtesy of Jenny Lovell · BHHS RW Towne Realty · REIN MLS #10612002

Call or text (757) 777-7577

Ask Dariya — instant answers

Schools, flood, drive times, what it really costs to own — answered from this page's data, by chat or voice.

Schedule a private tour

Free, no obligation — your inquiry goes to Tom & Dariya, never resold.

See it in person — the record only says so much.

Call or text (757) 777-7577

391 Tributary Ln, Carrollton, Virginia 23314 · MLS #10612002 · Source: REIN MLS + public record. Information deemed reliable but not guaranteed — verify independently. School zones subject to change; confirm with the local school division. All locations are described by neutral geographic fact. Equal Housing Opportunity.

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