Living in King Farm: Rockville’s Planned Community
If you have driven through Rockville, MD, you’ve likely noticed King Farm. It’s hard to miss. Situated right off I-270 and just a stone’s throw from the Shady Grove Metro, this isn't just a subdivision—it is a massive, master-planned community designed with a very specific "New Urbanist" philosophy in mind.
The idea here was to mimic the feel of a traditional small town. Instead of sprawling cul-de-sacs where you never see your neighbors, King Farm was built for connectivity. You have wide sidewalks, front porches, alley-loaded garages, and a mix of housing styles sitting side-by-side. You might see a large colonial estate right around the corner from a row of neat townhomes or a condo building.
For many buyers, the biggest draw isn't just the architecture; it's the convenience. Between the dedicated shuttle service and the King Farm Village Center, it is one of the few places in Montgomery County where you can genuinely run errands or grab dinner without jumping in the car for a 20-minute drive. It feels manicured and cohesive, which is exactly why it remains one of the most sought-after neighborhoods in Rockville.
King Farm Real Estate & Housing Market
When you start looking at homes for sale in King Farm, you'll quickly realize how diverse the inventory is. The community was designed to offer something for everyone, from first-time buyers to those looking for a "forever home." You will find garden-style condos, garage townhomes, and massive single-family homes that boast over 4,000 square feet of living space.
As of early 2026, the market here remains balanced but competitive. Because the location is so prime for commuters, turnkey homes often go under contract within 30 to 60 days. It’s not the frenzy of a few years ago, but quality inventory moves fast.
Here is a general idea of what you can expect regarding pricing in 2026:
Condos: Entry-level points usually start around $450,000, offering a more affordable way to get into the zip code.
Townhomes: These are the bread and butter of the neighborhood. Expect to see prices starting north of $700,000, especially for units with two-car garages.
Single-Family Homes: The detached homes are substantial. Prices typically range from $900,000 to well over $1.2M depending on upgrades and lot location.
Rentals: If you aren't ready to buy, the rental market is active, though prices reflect the demand. One-to-three-bedroom options usually land between $2,500 and $3,800 per month.
Amenities & Lifestyle: What You Get for the Fees
One of the first questions I get from buyers involves the monthly fees. Are they worth it? In King Farm, the answer usually leans towards "yes" because of the sheer volume of amenities included. This isn't just about mowing the grass in the common areas; it’s about lifestyle perks that save you money elsewhere.
The standout feature is the shuttle. The community runs a private, continuous loop shuttle that takes residents directly to the Shady Grove Metro station. If you work in D.C. or Bethesda, this is a game-changer. It means you don’t have to fight for parking at the Metro garage or walk in the rain.
Beyond the commute, the recreational options are extensive. Residents have access to two major pool complexes—Baileys and Saddle Ridge—and a community fitness center. For outdoor space, you have the massive 26-acre Mattie J.T. Stepanek Park right in the neighborhood, featuring sports fields, tennis courts, and a dog park.
Then there is the Village Center. It’s the retail heart of the neighborhood. Having a Safeway, banks, and coffee shops within walking distance is incredibly convenient. Plus, local dining spots like Botanero and Fontina Grille give you distinct "night out" options without leaving the neighborhood bubble.
King Farm Schools: Understanding the Split
If education is part of your decision-making process, you need to pay very close attention to the school boundaries here. It is a common misconception that the entire neighborhood feeds into the same high school. That is not the case.
For elementary school, the vast majority of residents are assigned to College Gardens Elementary School, which is conveniently located right within or adjacent to the community. It’s a huge draw for the area.
However, the high school assignment depends on where your specific house sits. The neighborhood is split between two clusters:
Zone 1: Some addresses feed into Richard Montgomery High School, which is famous for its International Baccalaureate (IB) program.
Zone 2: Other addresses feed into Gaithersburg High School.
Roughly speaking, Redland Boulevard acts as a dividing line, but you cannot rely on a map glance. Boundaries can sometimes split streets or change slightly. Before you write an offer on a specific house, always verify the address using the official MCPS school assignment tool to confirm exactly which high school that home is assigned to.
Commuting from King Farm
We touched on the shuttle, but it’s worth diving deeper into why this location works so well for commuters. King Farm was built as a "transit-oriented development." If you live on the west side of the community, the Shady Grove Metro Station (the terminus of the Red Line) is actually walkable. If you are further east, you hop on the free shuttle.
For drivers, the access is just as good. You are immediately off I-270, meaning you can jump on the highway in minutes without wading through 15 minutes of suburban backroads first. You also have easy access to the ICC (MD-200) for east-west travel toward Baltimore or Laurel.
The Walk Score here is high for a reason. While you might need a car for a big Costco run, many residents find they can handle daily errands—grabbing milk, picking up dry cleaning, or going to the bank—entirely on foot.
HOA and Condo Fees Explained
Understanding the fee structure can be a little tricky because it depends on what type of home you buy. Everyone living here falls under the umbrella of the King Farm Citizens Assembly (KFCA).
If you buy a single-family home or a townhome, you typically pay the KFCA assessment directly. This is usually billed quarterly or monthly. In 2025, the budget saw a roughly 3.5% increase, so you can expect assessments for these homes to hover in the $130 to $160 per month range, though you should always verify current figures.
If you buy a condo, your setup is different. You will pay a monthly condo fee to your specific building or sub-association. Usually, the KFCA assessment is included in that higher monthly number. Condo fees vary wildly based on the building’s age and amenities, often ranging from $300 to over $600 a month.
These fees cover the shuttle service, the pools, the fitness center, extensive landscaping, and snow removal on the private streets (which is a nice perk when the county plows are delayed).
King Farm vs. Fallsgrove vs. Kentlands
Buyers often weigh King Farm against two other major planned communities nearby: Fallsgrove and Kentlands.
King Farm vs. Fallsgrove: Fallsgrove is just across the highway. It is slightly newer and sits right next to Shady Grove Medical Center, which is great for healthcare workers. However, King Farm generally wins on housing diversity and the Metro shuttle. Fallsgrove feels a bit more like a standard subdivision with a shopping center attached, while King Farm feels more like a town.
King Farm vs. Kentlands: The Kentlands (in Gaithersburg) is the original "New Urbanist" community in the area. It has a more established, charming "downtown" feel with walkable lakes and brick mansions. However, Kentlands is further from I-270 and the Metro. If your priority is a short commute, King Farm is usually the better bet. If you want maximum village charm and don't mind a longer drive, Kentlands might win you over.
FAQs
Does King Farm have a shuttle to the Metro?
Yes, and it is one of the neighborhood's best features. The community provides a dedicated shuttle that runs a continuous loop to the Shady Grove Metro station. This service is included in your HOA/Citizens Assembly fees, so there is no extra fare to ride.
What schools are assigned to King Farm?
Most homes are zoned for College Gardens Elementary. For high school, the community is split between Richard Montgomery High School and Gaithersburg High School depending on your specific street address. You must verify the assignment for any specific home you are considering.
Is King Farm walkable?
Yes, it is highly walkable compared to most suburbs. With wide sidewalks and the King Farm Village Center located inside the community, residents can easily walk to the grocery store, restaurants, and parks. However, the community is large, so walking to the Metro from the far east side might take 20+ minutes, making the shuttle a popular alternative.