KINCORA

What KINCORA does

Kincora is a 424-acre master-planned mixed-use development in Loudoun County, Virginia, located at the intersection of Routes 7 and 28 within minutes of Dulles International Airport. The project is being developed by TRITEC Real Estate Inc. in partnership with Norton Scott LLC, with TRITEC acting as the lead strategic operating company that has deployed $180 million in infrastructure (two bridges and five Broad Run river crossings) and maintains a $2 billion-plus five-year real estate development track record. The development is entitled for 2,400 residential units, over 4 million square feet of office space, 472,825 square feet of retail, and 570 hotel rooms, of which 1,355 residential units are already delivered or under construction.

The project's product surface spans multiple asset classes. Residential includes The Jameson (333 luxury apartments at 99% leased), Heronview (96 affordable units at 100% leased via Windy Hill Foundation), Lennar townhomes (186 units, sold out), DRB Homes condominiums (118 units in development), and a pipeline of 2-over-2 townhomes, multifamily-over-retail buildings, and additional apartment buildings. Commercial anchor tenants include CyrusOne (1.3 million SF data center, ENR Award of Merit 2018) and Corescale (500,000 SF data center), capitalizing on Kincora's position in Data Center Alley, which hosts 70% of global internet traffic. Cultural anchors include the planned 56,000 SF National Museum of Intelligence and Special Operations and 70,000 SF Northern Virginia Science Center (projected 300,000+ annual visitors). The site preserves 165+ acres of natural land with 3+ miles of trails and a great blue heron rookery with 55 nests.

Kincora's revenue model blends recurring rental income (apartments), one-time land and unit sales (residential for-sale product, builder partner land dispositions), and managed ground-lease or similar arrangements with anchor commercial tenants. Go-to-market is multi-channel: direct leasing for apartments, builder partner distribution for for-sale residential (Lennar, DRB Homes), broker-mediated office leasing (Newmark Knight Frank), and direct outreach to retail and cultural tenants. Pricing is not publicly disclosed. The company is privately held, does not publicly report revenue, and does not maintain traditional venture or public capital structures; it functions as a TRITEC development project. The primary customer base is hyperscale data center operators, residential renters and owner-occupants across price points, office tenants in the Dulles Technology Corridor, retail tenants, and cultural institutions, with a 3-mile trade area population of 74,554 and average household income of $169,959.

Name

KINCORA

Legal name

Kincora

Website

https://kincora.com

Company type

Private

Founded year

2005

Operating status

Operating

Headcount range

11–50 employees

Short description

Kincora is a 424-acre master-planned mixed-use real estate development in Loudoun County, Virginia (TRITEC/Norton Scott), entitled for 2,400 residential units, 4M+ SF office, retail, and hotel, anchored by hyperscale data center tenants (CyrusOne, Corescale) and cultural institutions.

Ownership category

akta.pro rank

Product category

Mixed-Use Real Estate Development

NAICS

Land Subdivision (2372), Lessors of Real Estate (5311), Lessors of Nonresidential Buildings (except Miniwarehouses) (531120), Lessors of Residential Buildings and Dwellings (531110)

SIC

Land Subdividers & Developers (No Cemeteries) (6552), Lessors Of Real Property, Nec (6519)

akta.pro primary industry

Transitional/Development Land Brokerage (Entitled, In-Path-of-Growth) (BPAJADAJ)

akta.pro secondary industries

Data Center Real Estate (REITs) & Leasing (HDABACAL), Affordable Housing & Community Development (Housing, Community Land Trusts) (BPAGALAC)

Keywords

• Mixed-use real estate development
• Master-planned community
• Residential property leasing
• Commercial office space
• Data center facilities

Headquarters

HQ city

Dulles

HQ country

United States

HQ region

North America

Offices1 record

Markets served

GTM type

B2B and B2C

Offering type

Services

Cost components

Infrastructure, Operations, Personnel, Marketing or Sales, Supply Chain

Revenue model

1. Office Space Leasing: Leasing of world-class office space (4+ million SF planned) to businesses along the Dulles Technology Corridor. Currently available space with broker representation through Newmark Knight Frank.
2. Residential Property Sales: Sale of residential units including Lennar luxury townhome-style condos (sold out), DRB Homes 2-level condos (118 units in development), and condominiums. Revenue from one-time property sales.
3. Apartment Rental: Rental income from TRITEC's The Jameson (333 luxury units, 99% leased) and Heronview affordable apartments (96 units, 100% leased). Also Land Bay G multifamily (290 units) and luxury rentals (378-unit building).
4. Data Center Operations: CyrusOne operates 1.3 million SF data center at Kincora; Corescale operates 500,000 SF data center. Data center alley location hosting significant portion of global internet traffic.
5. Retail Space Leasing: 472,825 SF of planned retail space including experiential retail concept (55,000 SF), Wawa convenience store, and various retail parcels.
6. Land Development and Sales: Sale of parcels for development including three parcels under contract for retail/hotel use, parcel sold to Celebree School, and various land bays for office and multifamily development.

Pricing tiers

Go-to-market motion2 records

Distribution channels5 records

Marketing channels6 records

Core offering

Kincora is a 424-acre mixed-use real estate development in Loudoun County, Virginia, integrating residential units (apartments, condominiums, townhomes), commercial office space, retail, data center facilities, and cultural institutions within a single master-planned community. The project is co-developed by TRITEC Real Estate Inc. and Norton Scott LLC and includes 2,400 residential units, 4+ million square feet of office space, 472,825 SF of retail, and 570 hotel rooms, alongside 165+ acres of preserved natural land.

Product overview

KINCORA is a 424-acre mixed-use real estate development in Loudoun County, Virginia, developed by TRITEC Real Estate Inc. in partnership with Norton Scott LLC. The development is not a unified software product but rather a master-planned community comprising multiple distinct residential, commercial, retail, and cultural products. Residential offerings include The Jameson (333 luxury apartments), Heron View (96 affordable units), DRB Homes (118 condos), and Lennar Townhomes (186 units). Commercial offerings include over 4 million SF of office space, data centers (CyrusOne at 1.3M SF and Corescale at 500K SF), and Experiential Retail. Cultural attractions include the National Museum of Intelligence and Special Operations and the Northern Virginia Science Center. The development integrates nature with 180 acres of preserved land, nature trails, and an heron rookery. KINCORA does not offer technology products, APIs, or AI capabilities—it is a real estate development company focused on building a mixed-use community.

Differentiator

Problem solved

Functional benefit

Products and services

• The Jameson Apartments 333-unit luxury apartment complex in Loudoun County, Virginia, currently 99% leased, targeting working professionals with proximity to offices, restaurants, shops, museums, and hiking trails.
• DRB Homes Condominiums New construction 2-level condominiums in Dulles, Virginia, part of the Kincora mixed-use development. 118 units planned in Eastern Loudoun County with easy access to Route 7 and Route 28, featuring preserved land with walking paths and proximity to the Children's Science Center.
• Lennar Luxury Townhome Condominiums Luxury townhome-style condominiums featuring up to 2,500 SF with 3 bedrooms, 2.5 baths, and a one-car garage, built with Lennar's Everything's Included package (granite countertops, stainless steel appliances). 186 units, sold out.
• CyrusOne Data Center Facility 1.3 million SF data center facility (one of the largest single data center structures in Data Center Alley) with 400,000 SF of raised white floor, 50,000 SF of office space, and 30,000 SF of support space; hosts a significant portion of global internet traffic. Awarded ENR Award of Merit Manufacturing in 2018.
• Corescale Data Center Facility 500,000 SF data center facility operating within the Kincora development, providing data center and colocation services in the Northern Virginia Data Center Alley corridor.
• National Museum of Intelligence and Special Operations Planned 56,000 SF national museum on 8 acres dedicated to telling the story of the nation's intelligence agencies and special operations forces, from the origins of the Office of Strategic Services (OSS) during World War II to present day. Designed by Fentress Architects.
• Northern Virginia Science Center Planned 70,000 SF interactive science center developed in partnership with the Science Museum of Virginia, expected to serve over 300,000 visitors annually under the Launch the Future campaign.
• Office Space Leasing (4+ million SF) Over 4 million SF of world-class office space available across Land Bay B, Land Bay F (two parcels), Land Bay J (three parcels), and Office Over Retail areas, located along the Dulles Technology Corridor minutes from Dulles Airport. Leasing handled through Newmark Knight Frank broker Andy Klaff.
• Luxury Rental Apartments Over Retail 378-unit luxury apartment building situated over 40,000 SF of retail space, currently in development at the Kincora mixed-use community.
• Heron View Apartments (Affordable Housing) 96-unit affordable housing community (100% leased) located off Heron Landing Drive and Kincora Drive in Sterling, featuring 1, 2, and 3 bedroom units with fully furnished kitchens, washer/dryer connections, and community amenities including a fitness center and business center. Developed by Windy Hill Foundation.
• Experiential Retail Concept 55,000 SF entertainment and retail concept planned within Kincora's 472,825 SF total retail allocation, designed to drive destination traffic and complement the residential and office population.
• Kincora Mixed-Use Master-Planned Community The overall Kincora mixed-use development: a 424-acre master-planned community in Loudoun County, Virginia integrating 2,400 residential units, 4+ million SF of office, 472,825 SF of retail, 570 hotel rooms, data centers, and cultural amenities with 165+ acres of preserved natural land and 70,000+ planted trees. Co-developed by TRITEC and Norton Scott LLC.

Quantifiable outcome

• 5 river crossings over Broad Run (increased from 3)
• +4 more outcomes

Named customers11 records

Segments5 records

Ideal customer profiles4 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Feature2 records

Partnerships

13 partnerships are on record, tiered major tenant, homebuilder, affordable housing partner, primary developer, cultural anchor tenant, cultural anchor partner, design partner, broker and affiliate.

• CyrusOnemajor tenantTechnology or Integration · 1 January 2018CyrusOne constructed a 1.3 million SF data center at Kincora - one of the largest single data center structures in Data Center Alley (part of Loudoun County that hosts 70% of world's internet traffic). The facility was built with 400,000 SF raised white floor, 50,000 SF office space, and 30,000 SF support space. CyrusOne operates more than nine data centers in the area with more in construction.
• LennarhomebuilderChannel Partner/ Reseller/ Distributor · 1 January 2018Lennar developed 200 luxury townhome-style condos at Kincora (sold out). Units feature up to 2,500 SF with 3 bedrooms, 2.5 baths, one-car garage. Part of Lennar's Everything's Included package.
• Windy Hill Foundationaffordable housing partnerStrategic or Co-development Partner · 1 January 2017The Windy Hill Foundation is building Heronview Apartments as part of Kincora's first phase - 96 affordable housing units. Kincora leads the way in meeting demand for affordable housing in Loudoun County.
• TRITECprimary developerStrategic or Co-development Partner · 1 January 1986TRITEC (formerly TRITEC Real Estate Inc.) is the primary development partner in the 424-acre Kincora project. Founded in 1986 by brothers Robert and James Coughlan. Family-owned company with deep community ties and extensive experience developing, constructing, and managing real estate. Over past five years has arranged institutional equity partnerships for $2B+ real estate projects. Currently maintains ownership interest in 1.2M+ SF commercial property and nearly 500 acres of approved land.
• Norton Scott LLCprimary developerStrategic or Co-development PartnerNorton Scott LLC is partnered with TRITEC to develop the Kincora 424-acre mixed-use project in Loudoun County, Virginia.
• Corescale Data Centermajor tenantTechnology or IntegrationCorescale operates a 500,000 SF data center at Kincora, providing data center and colocation services in the Northern Virginia corridor.
• DRB HomeshomebuilderChannel Partner/ Reseller/ DistributorDRB Homes is developing new construction 2-level condominiums at Kincora. 118 units in development. Visit drbhomes.com for information.
• Office of Strategic Services (OSS) Societycultural anchor tenantStrategic or Co-development PartnerOSS Society selected Kincora for the National Museum of Intelligence and Special Operations. 56,000 SF facility on 8 acres commemorating intelligence agencies and special operations forces.
• Northern Virginia Science Center Foundationcultural anchor tenantStrategic or Co-development PartnerNorthern Virginia Science Center Foundation in partnership with Science Museum of Virginia is developing the Northern Virginia Science Center (70,000 SF) expected to serve 300,000+ curious minds annually. Campaign called 'Launch the Future'.
• Science Museum of Virginiacultural anchor partnerStrategic or Co-development PartnerPartnering with Northern Virginia Science Center Foundation to build the Northern Virginia Science Center at Kincora.
• Fentress Architectsdesign partnerTechnology or IntegrationRenowned architectural firm designing the National Museum of Intelligence and Special Operations. Building inspired by an eagle's wing and insignia of special operations forces.
• Newmark Knight FrankbrokerChannel Partner/ Reseller/ DistributorNewmark Knight Frank handles office space leasing at Kincora. Contact: Andy Klaff, 703.918.0211, [email protected].
• TRITEC Building CompanyaffiliateStrategic or Co-development PartnerTRITEC's building company affiliate that has constructed millions of square feet of office, industrial, medical, residential, retail, and hospitality space.

Scale indicators21 records

Recent moves6 records

Expansion highlights5 records

Direct peers

• NVR Inc. Parent of Ryan Homes and NVHomes, a major DC-area for-sale homebuilder. Comparable to Lennar/DRB Homes as a builder partner delivering residential product at Kincora.
• Digital Realty Trust: Largest publicly traded data center REIT with major Northern Virginia presence adjacent to Loudoun County. Comparable on the 1.8M SF CyrusOne/Corescale data center real estate component, which represents Kincora's largest single asset category.
• Comstock Companies: Reston Station developer and Loudoun/NoVa mixed-use operator with transit-oriented residential, office, and retail projects. Most directly comparable peer given shared Northern Virginia geography, mixed-use product mix, and similar tenant profile (tech, government, data).
• Toll Brothers: National luxury homebuilder with active condominium and townhome development in Northern Virginia. Comparable on the residential for-sale component (Lennar, DRB Homes townhomes/condos at Kincora).
• JBG Smith Properties: NYSE-listed REIT focused on mixed-use, office, and multifamily in the Washington DC/Northern Virginia market, including significant holdings around the Dulles Tech Corridor. Closely comparable given shared geography and mixed-use strategy with residential, office, and retail.

Broad incumbents

• Tishman Speyer: Global developer of large mixed-use campuses including residential, office, retail, and cultural components. Comparable as a broad incumbent with similar mixed-use playbook and cultural anchor strategy.
• Brookfield Property Partners: Global owner/developer of office, retail, and multifamily with significant DC metro holdings. Comparable as a broad incumbent operating mixed-use portfolios including office and multifamily at scale.
• Equity Residential: Large publicly traded multifamily REIT with presence in the DC metro including Loudoun County. Comparable on the multifamily/apartment leasing component (The Jameson, Heronview, Land Bay G multifamily phases).

Regional players

• Vornado Realty Trust: Office-focused REIT with major DC metro assets. Comparable on the office leasing component (4M+ SF planned at Kincora) though primarily office rather than mixed-use.

Others

• TRITEC Real Estate Inc. Kincora's lead developer and parent operating entity, founded 1986 with $2B+ project track record. Included as an enabling/development partner peer since TRITEC's broader portfolio provides direct context for Kincora's pipeline value.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat5 records

Key risks6 records

Key highlights7 records

Customer concentration

• Xx.com/Kincora_VA
• Instagraminstagram.com/kincora_va/?hl=en
• Facebookfacebook.com/KincoraVA
• LinkedInlinkedin.com/company/kincora

Revenue estimate

Valuation estimate

Number of profiles

Profiles2 records

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about KINCORA