Sterling Neighborhoods Compared: Cascades, CountrySide, Sugarland Run and More
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Sterling Park, Lowes Island, Potomac Falls and Kincora, HOA Dues and Amenities, and What to Know Before Buying in Each
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Quick Answer: How Do Sterling’s Neighborhoods Differ?
Last updated October 15, 2026
Quick answer: the biggest differences are age and the association you join. Sterling Park dates to the 1960s and was Loudoun County’s first planned community. Sugarland Run has its own homeowners association with a 50-meter pool. CountrySide (2,539 homes, completed in 1991) and Cascades (about 6,500 homes on 2,500 acres, including Lowes Island) are large planned communities along the Potomac with their own pools, courts and trails, but they bill dues differently: CountrySide monthly, Cascades quarterly with separate general, recreation and limited assessments. All of Sterling is unincorporated Loudoun County.
Your Sterling realtor: Nikki Lagouros is the #1 selling realtor in Northern Virginia by units sold since 2020, based on RealTrends rankings and her team’s transaction records. See Rankings & Data, Living in Sterling, all areas served, or contact Nikki. Call 703-596-5065 or text Nikki.
Sterling guides: Living in Sterling | Neighborhoods compared | Dulles Airport, noise and the Silver Line | Development tracker | Events calendar | Kincora
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Sterling Neighborhoods at a Glance
| Neighborhood | Association | What stands out | Where |
|---|---|---|---|
| Sterling Park | Varies by section; confirm in the resale packet | Loudoun’s first planned community, approved in 1962; first homes bought in 1963 | East of Route 28 along Sterling Boulevard, north of the W&OD Trail |
| Sugarland Run | Sugarland Run Homeowners Association, plus Sugarland Square, Hunington Ridge and townhouse associations | 50-meter pool and a community center at 200 Greenfield Court | North of Route 7 near the Fairfax County line |
| CountrySide | CountrySide Proprietary | 2,539 homes completed in 1991; three pools; 370-acre Horsepen Run natural area | North of Route 7 along Algonkian Parkway, toward the Potomac |
| Cascades (including Lowes Island) | Cascades Community Association, plus sub-associations | About 6,500 homes on 2,500 acres; five pools, five community centers, 25 tennis and 8 pickleball courts | North of Route 7 along Cascades Parkway to the Potomac |
| Potomac Falls | Depends on the community; many addresses are in Cascades or CountrySide | A mailing name used on many 20165 addresses | Near the Potomac and Algonkian Regional Park |
| Kincora | Separate condominium and homeowners associations by section | Newer mixed-use community; future home of the Northern Virginia Science Center | Route 7 and Route 28 |
Locations are approximate; confirm any address in the county parcel database.
CountrySide vs. Cascades HOAs: Side by Side
| Topic | CountrySide Proprietary | Cascades Community Association |
|---|---|---|
| Size | 2,539 homes; completed in 1991; seven neighborhoods | About 6,500 homes on 2,500 acres |
| How dues are billed | Monthly, due the 1st; late after the 10th; rates set by home type in the annual budget | Quarterly, due Jan. 1, April 1, July 1 and Oct. 1; general, recreation and limited (section-based) assessments; $35 late fee after 10 days |
| Pools | Three: Cromwell, Lindenwood and Parkway, open May through September | Five: Stone House, Lowes Island, Westlakes, Quarterpath and Estates |
| Courts and fitness | Tennis courts (two taped for pickleball) and basketball courts | 25 tennis courts, 8 pickleball courts, two fitness facilities, a bocce court |
| Play areas and trails | 10 tot lots; 18-station parcourse over about two miles; trails | 24 tot lots listed on its community page (25 on its amenities page); trail network |
| Natural areas | Horsepen Run, a 370-acre natural area owned by the association | Common open space along the Potomac |
| Trash | Contracted with Republic Services, with set days by neighborhood | Billed as a limited assessment by section |
| Management | Legum & Norman; office at 21515 Ridgetop Circle, Suite 280 | Legum and Norman (Associa); office at the Lowes Island Community Center, 47620 Saulty Drive |
| Resale packet | Community Archives | Community Archives |
| Official site | countryside-va.org | cascadesva.sites.townsq.io |
We did not find a public dues table on either association’s website: Cascades points members to a 2026 assessment guide in its resident portal, and CountrySide’s resident guide links current and past assessments for residents. Get the exact figure from the resale certificate for the home.
Sterling Park: Where Planned Sterling Began
The Loudoun County Board of Supervisors approved Sterling Park on June 21, 1962 by a 3 to 2 vote, making it the county’s first planned community, and the first houses there were bought on Feb. 14, 1963, according to historian Eugene Scheel. Its developers built Sterling Boulevard as the community’s through road, and the W&OD railroad, now the W&OD Trail, formed its southern edge. The Sterling Community Center sits at 120 Enterprise Street.
What to know before buying here:
- Many homes date from the 1960s and 1970s, so look closely at roofs, windows, electrical panels and any additions, and check the county’s permit records for past work.
- Association membership varies by section; confirm whether the home pays any association.
- The W&OD Trail bridge over Sterling Boulevard is under construction until spring 2028, and a sidewalk project on East Maple Avenue is scheduled to finish in fall 2026.
- Route 28 and Dulles Airport are close; check the county’s airport noise overlay map for the address.
Sugarland Run: A 50-Meter Pool and Its Own Association
Every Sugarland Run homeowner is a member of the Sugarland Run Homeowners Association, whose office and community center are at 200 Greenfield Court (703-430-4500). The association says its pool, 50 meters by 25 yards with a diving well and a wading pool, is Loudoun County’s largest private outdoor pool, open Memorial Day weekend through Labor Day weekend. Its declarations date to the early 1970s, according to the association.
What to know before buying here:
- The association’s site lists separate assessments for the main association, Sugarland Square, Hunington Ridge and the Sugarland Run townhouse association; the most recent amounts posted there are from 2024, so confirm current dues in the resale certificate.
- Pool passes are issued through the association office, and renters need the owner’s permission.
- Check which sub-association, if any, the home belongs to and what it covers, such as trash.
CountrySide: Three Pools and the Horsepen Run Natural Area
CountrySide is a master-planned community of 2,539 homes, completed in 1991, with single-family homes, townhomes, manor homes and condominiums in seven neighborhoods. CountrySide Proprietary runs three pools, 10 tot lots, tennis and basketball courts, an 18-station parcourse, the Parkway Meeting Room and Horsepen Run, a 370-acre natural area of wetlands and forested floodplain owned by the association, according to its August 2026 resident guide.
What to know before buying here:
- Most townhomes have two assigned parking spaces; a car parked in visitor spaces three times in 30 days may be towed.
- Exterior changes need Design Review approval, and applications are due by the 1st of the month.
- Only an entire home may be rented, and transferring amenity access to renters takes a form and a $50 fee.
- Single-family streets are generally VDOT roads; most townhouse streets are plowed by the association.
Cascades: The Largest Association in Sterling
The Cascades Community Association lists 2,500 acres and about 6,500 homes, five community centers, five pools, 25 tennis courts, 8 pickleball courts and two fitness facilities. Pools use a CellBadge registration, while the fitness centers and the Stone House courts need access cards or mobile credentials. Several sub-associations sit inside Cascades, each with its own management company.
What to know before buying here:
- Confirm the sub-association: Central Park at Lowes Island, Medinah Homes and part of Overlook at Lowes Island pay master and recreation assessments to Cascades; Commons at Potomac Square, Courtland of Cascades and Lowes Island Condominiums pay no member assessments to Cascades; Riverbend Condominiums owners pay a yearly recreation assessment for amenity access.
- Assessments are due quarterly, and recurring payments must be updated when rates change each year.
- Limited assessments differ by section, for example trash only on VDOT streets versus trash, snow removal and reserves on private streets.
Lowes Island and Potomac Falls: Names to Check
Lowes Island is part of Cascades: the Cascades office, a fitness center, a pool and a bocce court are at the Lowes Island Community Center, 47620 Saulty Drive, and the Estates pool is at 11301 Stonehouse Place. Potomac Falls is a mailing name used on many 20165 addresses, including the Cascades office, rather than a separate association. Algonkian Regional Park, 838 acres on the Potomac, is nearby.
What to know before buying here:
- A Potomac Falls or Lowes Island address does not tell you the association; read the resale certificate.
- Homes near the river or stream valleys should be checked on FEMA’s Flood Map Service Center.
- Check the county’s airport noise overlay map, as with any Sterling address.
Kincora: Newer Homes at Route 7 and Route 28
Kincora is a newer mixed-use community with condominiums, homes and apartments near the Route 7 and Route 28 interchange, and the Northern Virginia Science Center is under construction there. Nikki covers it in a separate guide: Living in Kincora, Sterling VA.
Sterling Neighborhoods FAQ
Is Lowes Island part of Cascades?
Yes. The Cascades Community Association runs the Lowes Island Community Center at 47620 Saulty Drive, and several Lowes Island sub-associations pay assessments to Cascades. Confirm the sub-association for any specific home.
How are Cascades HOA dues billed?
Cascades bills quarterly assessments due Jan. 1, April 1, July 1 and Oct. 1, made up of a general assessment, a recreation assessment paid by most members, and limited assessments that depend on the section, with a $35 late fee after 10 days.
How are CountrySide HOA dues billed?
CountrySide Proprietary assessments are due monthly on the 1st and are late after the 10th. The board sets separate rates for townhomes, single-family and manor homes, and condos in the annual budget.
What is Horsepen Run in CountrySide?
Horsepen Run is a 370-acre natural area of wetlands and forested floodplain owned by CountrySide Proprietary for the use of CountrySide residents.
Does Sugarland Run have a pool?
Yes. The Sugarland Run Homeowners Association runs a 50-meter outdoor pool with a diving well and a wading pool, open Memorial Day weekend through Labor Day weekend.
Who is the top realtor in Sterling, VA?
Nikki Lagouros is the #1 selling realtor in Northern Virginia by units sold since 2020, based on RealTrends rankings and her team’s transaction records, with more than 345 client reviews on Google and Zillow.
Get in Touch With Your Sterling Real Estate Expert Today
Nikki Lagouros is your go-to real estate partner for buying or selling in Sterling, VA. Schedule a consultation and start your journey toward a successful real estate experience.
Sources
Sources (last updated October 15, 2026):
- Cascades Community Association: Our Community; Assessment Payments; Facilities & Amenities; Sub-Associations
- CountrySide Proprietary: Resident Guide (August 2026); Amenities; General Information
- Sugarland Run Homeowners Association: home page and assessments; pool
- Eugene Scheel, “With ‘The Park,’ County’s Growth Battles Were Just Beginning” (2002)
- Loudoun County: Sterling Boulevard and W&OD Trail Overpass; Sidewalk & Trail Program; Airport Impact Overlay District; NOVA Parks: Algonkian Regional Park
- Photo: Houses in Sterling Park by Ser Amantio di Nicolao, CC0 via Wikimedia Commons. Dues and rules change, so confirm current details with each association.