What's Left at Broadmoor at Marvin, and What Does It Cost?

Broadmoor at Marvin is close to sold out. The builder's website says two homesites remain, and prices start near $1.89 million. If you're thinking about a new estate home in Marvin, the question to ask first is what is still open, not which floor plan you like.

Quick Answer: Broadmoor at Marvin is a Beechwood Homes community at Waxhaw-Marvin Road and Stacy Howie Road, with homes listed from $1,889,900 at about 4,100 to 4,700 square feet, according to NewHomeSource, and the builder. The builder says only two homesites remain. Jennifer Ledford of The Ledford Group at eXp Realty tells Marvin buyers to confirm what is still available, and what is included in the price, before they get attached to a plan.

I'm Jennifer Ledford with The Ledford Group at eXp Realty. Marvin is one of the three markets I focus on most, and Broadmoor is one of its active new construction communities. I planned to write about a new estate section opening here. I couldn't confirm one. So this is what I could verify, and I'll mark the gaps as we go.

What is Broadmoor at Marvin?

Broadmoor is a Beechwood Homes community on large estate lots, at the corner of Waxhaw-Marvin Road and Stacy Howie Road. The builder lists 1017 Broadmoor Drive as the community address and 1121 Mesa Way as the model home.

Is a new estate section releasing right now?

I couldn't confirm that, and I want you to hear it plainly. Canopy MLS shows one home currently available.

Those numbers may all be true on different days. They tell me this is a community near the end of its run, not one that has opened a new phase. A sold-out community and a community releasing a new section are two different buying situations. In the first, you pick from what's left. In the second, you may get a first choice of lots.

Ask the builder three things, and ask for the answers in writing. How many homesites are unsold today? Which of those are under contract? Is another phase planned?

What does a home at Broadmoor cost?

The Magnolia starts at $1,895,900 for four bedrooms and 4,126 square feet. The Poplar starts at $1,889,900 for four bedrooms and 4,330 square feet. The River Birch starts at $1,909,900 for five bedrooms and 4,537 square feet.

Do the math and the price per square foot lands between about $421 and $460. The Magnolia comes to $459.50. The Poplar comes to $436.47. The River Birch comes to $420.96. The biggest plan costs the least per square foot, which is common, but it also means the biggest bill.

Each of those prices has a plus sign. To me that says lot premiums, upgrades, and options are extra. Ask for the all-in number on the exact home you're considering, with the lot and the finishes included.

For context, Canopy reports a median sale price of $1,275,000 in Marvin for August 2026. A new Broadmoor home starts about $640,000 above that. The median covers every size and age of home in town, so it's not a like-for-like comparison. It does show where Broadmoor sits in the Marvin market. It's at the top.

How is Marvin's market treating buyers right now?

Marvin looks tighter than the city around it. Canopy MLS's August 2026 data shows 3 homes sold. Homes took a median of 54 days to go under contract, and sold for 98.2% of list price on average.

Rates are the other half of the story. Freddie Mac's weekly survey put the average 30-year fixed rate at 7.28% on October 1, 2026, up from 7.03% a week earlier and 6.34% a year ago.

What would the monthly payment look like?

Here is an illustration, not a quote. Take the Poplar at $1,889,900 with 20% down, which is $377,980. That leaves a loan of $1,511,920.

At 6.34%, the rate from a year ago, principal and interest on a 30-year loan comes to about $9,398 a month. At 7.28%, it comes to about $10,345. That's roughly $947 more every month for the same house. Your lender will give you the real numbers, and your credit, down payment, and loan type will change them.

Property tax comes on top. Union County's rate for fiscal year 2027 is 43.42 cents per $100 of assessed value, according to a Hoodline report on the county's June 16, 2026 budget. The Village of Marvin charges its own tax, listed at 5.63 cents per $100 for 2026-2027 on the village's website. Together that's 49.05 cents per $100.

If a home were assessed at $1,889,900, the yearly bill would be about $9,270. New construction is often assessed differently from its sale price, so ask Union County Tax Administration how a home like this would be valued. I couldn't find HOA dues published for Broadmoor. Ask for them.

What are the trade-offs of buying here?

The first is price. At a starting point near $1.89 million, Broadmoor sits at the top of the Marvin market, and fewer buyers can qualify for a loan that size at 7.28%.

That leads to the second trade-off, which is resale. My read, and it's an opinion, not a statistic, is that a home at this price may take longer to sell than the town's 54-day median. If you might sell within a few years, factor that in.

The third is choice. With only a few homesites left, you have less say over lot and plan than the first buyers had. I haven't seen the builder publish any incentives, so whether there's room to negotiate is a question for the builder, not something I can promise.

What do you get for the money?

The builder lists four to five bedrooms, three to four bathrooms, and four- to five-car garages across the three plans. It also points to smart home features, wellness features, eco-friendly options, and a design studio where buyers choose finishes.

The lot matters as much as the house at this price point. The builder calls them large estate lots, but I couldn't find lot sizes published. Ask for the acreage and a survey of the exact homesite. Look at where the house sits, how much of the lot is usable, and what's behind it.

What is the Firethorne Country Club membership?

NewHomeSource lists trails and a membership at Firethorne Country Club as part of the Broadmoor package. Firethorne sits in Marvin and was founded in 1998. According to the club, it has an 18-hole championship golf course, a tennis complex, a pool, a fitness center, and dining. The club is operated by Invited, and it's in the middle of a multimillion-dollar renovation called Firethorne Reimagined.

Here's what I'd want in writing. What level of membership is included, social or golf? For how long? Is there an initiation fee, and what are the monthly dues after the included period? Can the membership transfer when you sell? Those answers decide whether the club is a perk or a line item.

What is daily life like around Broadmoor?

Marvin doesn't have a downtown, and that's on purpose. Buyers here choose privacy and space, and the trade-off is a drive for almost everything.

Stonecrest Shopping Center, with Whole Foods, is about 5 to 10 minutes away. Ballantyne Village and the Promenade at Ballantyne are close by for shopping and restaurants. Most dining sits 10 to 20 minutes away, including 131 MAIN, Burtons Grill & Bar, and Little Mama's Italian. For a workout, Life Time Fitness Ballantyne is the area's big gym. For a walk, Marvin Efird Park has trails and open green space, and the Rea Road Greenway is a paved trail that connects south Charlotte communities.

Drive each of those routes at the time of day you'd make them. A map can't tell you what Waxhaw-Marvin Road feels like at 5 p.m.

Which schools serve Broadmoor?

The builder and NewHomeSource list Marvin Elementary, Marvin Ridge Middle, and Marvin Ridge High, all in Union County Public Schools. School assignments can change, so confirm the assignment for the specific address with the district before you write an offer.

How does Broadmoor compare with other new construction in Marvin?

Heritage at Marvin, Sage at Marvin, and Marvin Commons are also active new construction communities, as far as I know. The Preserve at Marvin is where I'd look for established homes. I haven't pulled their prices or lot sizes for this piece, so I won't compare numbers I haven't checked.

A fair comparison uses the same square footage, the same lot size, the same all-in price, and the same HOA dues. Without that, a cheaper home can cost more once you add it all up.

Should I bring my own agent to a new construction purchase?

The sales team at the model home works for the builder. That's their job, and they do it well. A buyer's agent works for you.

I ask my buyers to sign a buyer agency agreement before we tour homes together, so we both know what I'm doing for you. On a new build, that includes reading the builder's contract, asking what's negotiable, and comparing the offer to what else is on the market. Many builders have a registration policy for buyers who bring an agent, so ask about it before your first visit to the model.

What should I ask the builder before I sign?

Ask how many homesites are unsold and whether more are coming. Ask for the all-in price for your lot, with every option listed. Ask what's included in the Firethorne membership and for how long. Ask for HOA dues and what they cover. Ask about the closing timeline and what happens if it slips. Ask for the warranty terms in writing.

If you want me to walk through any of that with you, call me at 704-607-6996. I'll go through each number with you before you decide.

Frequently asked questions

Who builds Broadmoor at Marvin? Beechwood Homes builds Broadmoor at Marvin, at the corner of Waxhaw-Marvin Road and Stacy Howie Road. Redfin says Beechwood has built more than 10,000 homes since 1985. The builder lists three plans: the Poplar, the Magnolia, and the River Birch.

How many homes are left at Broadmoor at Marvin? It depends on the source. The builder's website says two homesites remain, NewHomeSource lists two quick move-in homes and four estate lots, and Canopy MLS shows one home for sale. Call the builder for today's count and ask for it in writing.

Does Broadmoor at Marvin include a country club membership? NewHomeSource lists a membership at Firethorne Country Club with the community. Ask the builder what level of membership is included, for how long, and what the dues and any initiation fee are after that.

About Jennifer Ledford: Jennifer Ledford is a licensed real estate agent with The Ledford Group at eXp Realty LLC, serving buyers and sellers across Mecklenburg, Union, Stanly, and York Counties since 2016. She is among the top 3% of 18,000+ agents in the Charlotte Metro, an eXp ICON, and has guided 250+ clients through some of the most significant transactions of their lives. Reach her at 704-607-6996 or https://the-ledford-group.com.

Jennifer Ledford | 📞 704-607-6996 | 🌐 https://the-ledford-group.com

About the author

Jennifer Ledford, REALTOR, has helped Charlotte-area buyers and sellers full time since 2016, with 250+ homes sold. She is a Certified Negotiation Expert with The Ledford Group at eXp Realty LLC.

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