Dear Possible Buyers, Please seriously consider the comments on this page before buying your home. Many of us in Embrey feel that we painted a picture when moving in that has not been delivered by any measurement. We were promised parks, pools, schools, playgrounds, the perfect place for a family, etc, and many of us feel lied to. While my family personally loves our home, it is not the community we envisioned. The current pool in phase 1, which is a significant hike from our house, is closed until further notice. The builder reported they are "trying" to get it opened for 4th of July weekend. Since we moved in in November, we have not been able to take any advantage of this amenity yet and will continue to not do so. Our builder promised us a pool near our house opening Memorial Day weekend 2019 when we purchased. Last night, Newland told us that pool was nowhere near being done and would not open until Summer 2020. This leaves us without a pool for a majority of the summer. That was a huge selling factor for us that has not been delivered. Yet, every month we continue to pay our HOA fee. My daughter LOVES the pool and now we will be forced to purchase a membership at a county pool for yet another summer. At this time, there is no playground suitable for my toddler anywhere near my home. The playground in phase 1 requires us to pack everyone into the car and drive a few miles. Meanwhile, there is a county community park only a mile away that is a much better and more adequate park. Therefore, the HOA fees I have been paying for playgrounds feel useless since we continue to use the county park. Another promise that was made by the builder/developer is that a new elementary school would be built within the neighborhood. The developer is donating the land, but when we checked the Stafford County Public School's improvement plan, there is not an elementary school to be built for at least ten years. My child will be out of elementary school by this point. More information given that was skewed to sound like a dream, yet the developer is unable to deliver. These are only a few of the problems we have experienced while living here. Newland met with the community so we could express concerns and basically told us "all of this is someone else's fault and there is nothing we plan to do". They blamed the county, the builders, and the schools. Insisting all of our concerns were well out of their hands. Please read the comments on these pages from neighbors who actually live here rather than the commentary of the builders and developer who is looking to make the next sale. My family, and many others would have moved onto a different neighborhood had we known how this would have turned out. read more

I'm speechless. Poor customer service and no remorse for the issues at hand. I'm trying to register my mother for the pool this summer and I'm told to go on cell badge. I ask for assistance and the person in administration doesn't know how it works. read more

Developer and county has allowed the builders to halfway install the lawn and landscaping. Leaving the new owners, severe and costly problems with grading, unsuitable soil for grass, trees and shrubs to grow and develop healthy lawns, difficult and costly installs of irrigation systems, because rocks and bolders were not removed when yards were excavated and then graded, and so forth. Just take a look around and you will notice not many have thriving lawns, even when the builders are forced by some homwowners to return and renew the sod. When we first purchased our home in Spring 2018, HOA was to take care of common area in front of our homes, area w/ the boulevard trees... Since then, owners are now accountable for the areas, leaving us responsible for the poorly thriving boulevard trees. Not to mention, if you are able to revive your lawn in these common areas, workers are free to undo your hard work, by replacing the sidewalks or curbed areas and not restoring your lawn to the way it was before they complete their repairs, without even notifying you or the utilitiy companies. We recently had our internet cable dug up, it has been weeks and no one has returned to rebury the cable. HOA does not enforce when residents park their commercial vehicles in the private driveways or on the streets. Fitness center is so run down and dirty that I pay an extra fee for our family to belong to the Rouse Center. Make sure you do you homework, hire a realtor, etc.... Community has alot of potential that is not being met, but you could pay much less to live nearby and still have the conveinances of the community and Rouse Center, but not have to pay as much for HOA and the costly annual CDA Fee. Fee's would not be a problem if the things mentioned above were not occuring. read more

DO NOT buy with Stanley Martin homes. We put a contract down on our dream home and one month later, my husband was laid off from his job of 22 years. Left in a financial crisis, we tried to back out of the contract, and Stanley Martin refused to give us any of our $27,000 back. In fact, they were pretty heartless to our situation. We never expected my husband to lose his job. We never imagined it would happen and during a pandemic, when unemployment is a it's highest. We found it pretty heartless that they refused to work with us. They never broke ground and were still waiting on the permits when my husband lost his job. We kindly offered to pay for the permits and to return the rest, but they refused. I've never in my life met such heartless people. read more

Being a native of the Stafford area, I was blown away that there is now a connection from 610 (Mine Rd) to Courthouse road. On my stroll thru, I came across this new development, Emrey Mill!!! I was curious, and checked out the model homes, the amenities, and everything this community had to offer. Everyone was so friendly! Being a former military spouse, I am always referenced when families come to the area looking for a place to call home. If you are looking for lifestyle features such as being outdoors with your family? Feeling like your neighbors are friends? Desire amazing school districts? Gyms, soccer & football fields? Close proximity to I-95, VRE's, and shopping? Then, I would definitely chose this neighborhood to get more info. My kids and I checked out the parks, dog parks, wooded trails, pools, and EVEN a community cafe with the BEST fries and dipping sauces. I felt like I was visiting a mini resort! Very impressed, and happy to see the area flourishing better than ever! You won't be disappointed! read more