A 250-unit Pulte community approved in March 2020 on about 96 acres of the 192-acre Cattail Run Farm, with an 85-acre regional park recorded alongside it in December 2023.
Cattail Run is one of the few communities near Leesburg where the document a buyer should read first is not the association declaration but the rezoning. Loudoun County approved the application on March 11, 2020: Elm Street Development, 250 units on roughly 96 of the farm's 192 acres. What happens to the rest was settled in binding proffers at that approval, and a large share of it has since passed permanently into a regional park authority's hands. Because the approval is recent, every one of those documents is still easy to pull — and worth reading before you rely on a site plan handed to you at a sales trailer.
The application was approved on March 11, 2020, and the numbers are specific: 250 units, roughly 96 acres of a 192-acre property known as Cattail Run Farm. That is a little over two and a half units per acre across the developed half, on a site that was farmland and next to land that will stay open. The approval, not the marketing, sets the unit count and the layout, so ask for the application number and pull the approved concept plan. Anything a builder shows you that the approved plan does not reflect is a proposal rather than an entitlement, and the difference matters most on the parcels at the edges of the property.
Proffers are conditions an applicant commits to in writing as part of a rezoning; once accepted they run with the land and the county enforces them. Cattail Run's include an 86-acre conservation easement to NOVA Parks, 25.5 acres of open space, 11.5 acres conveyed to St. Gabriel's, and 15 percent of the units as affordable housing. That last commitment has direct consequences at the closing table: units in an affordability program carry eligibility, pricing and resale terms that market-rate units do not, and which category a given unit falls into is not always apparent from a listing. Establish that before you write, and read the proffer statement itself rather than a summary of it.
NOVA Parks recorded the adjoining 85-acre Cattail Regional Park on December 27, 2023. The distinction matters more than most buyers realize: land shown as open space on a builder's rendering is a promise, while land recorded to a regional park authority is a settled legal condition. NOVA Parks is the same authority that manages the W&OD trail corridor through Leesburg. Public parkland also brings its own considerations — access points, parking, hours and whatever facilities the authority later programs onto the site. Ask NOVA Parks what is planned there as of August 2026 rather than assuming the land stays exactly as it looks today.
The housing is Pulte: single-family homes on lots of roughly one-fifth of an acre alongside four-level townhomes. The names that circulate in marketing and sometimes migrate into listing remarks — Village, Grand — are product series, not separate subdivisions or recorded sections. Treating them as neighborhoods produces bad comparables, because a four-level townhome and a detached house on a fifth of an acre are different markets sharing one entrance. Build a comparable set from the plat, the floor plan and the county assessment record, and ignore the series label entirely.
The mail reads Leesburg 20176, but these parcels are in unincorporated Loudoun County. That means the county's $0.805 per $100 real property rate for tax year 2026 with no Town of Leesburg line item, the Sheriff's Office rather than town police, and no town trash collection. Schools as recorded are Ball's Bluff Elementary, Smart's Mill Middle and Tuscarora High — confirm each with LCPS against the exact address, because a newly built subdivision is precisely the case where assignments shift as the division opens or rebalances schools. Buyers looking on the north side of town should also check the county's Route 15 widening between Battlefield Parkway and Montresor Road against the specific address; as of August 2026 its right-of-way, utility and construction phases run into 2030.
Cattail Run sits within Leesburg — that guide covers the zoning, permitting and site constraints that apply across the wider area.
Artur can confirm what applies to a specific address here — lot, zoning, association documents and school assignment — before you write an offer.
