Goose Creek, SC · Berkeley County
Crowfield Plantation Homes for Sale
Crowfield Plantation is Goose Creek's big, finished, tree-covered planned community: 27 neighborhoods around a lake and a city-owned golf course, with four pools and 16 miles of trails on one annual HOA bill. All of it is inside the City of Goose Creek. Our office is about 20 minutes away in downtown Summerville.
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Sold, new and pending listings in Crowfield Plantation, live from the Charleston MLS.What is it like to live in Crowfield Plantation?
Crowfield is a finished community, and it feels like one. Westvaco Development Corporation, the real estate arm of the paper company that had owned the land for its pine timber since the 1930s, planned it in the 1970s and sold the first homes in the early 1980s. Building ran for about 25 years. What is left is a town-sized neighborhood of just under 4,000 homes where the pines and oaks are full grown, the streets curve, and brick fronts are common.
One master association runs the shared amenities: four pools (Planters Walk, Hunters Woods, Cherry Hill and Stratford Forest), eight parks and playgrounds, a tennis court and two pickleball courts at Middleton Park, a rentable clubhouse, a gated RV and boat storage lot, and 16 miles of hiker-biker trails that are for residents and their guests only. Crowfield Lake, about 78 acres in the middle of the community, has two docks for fishing, kayaks and canoes. No gas motors, and you need a free fishing pass from the HOA office. The brick ruins of the 1730s Middleton plantation house sit off Hamlet Circle under a conservation easement, surrounded by the golf course.
The trade-offs are honest ones. There is no new construction, so every purchase is a resale and many homes are 30 to 40 years old. The covenants are enforced by a staffed compliance department, which keeps the streets tidy and irritates people who want to park a boat in the driveway. Crowfield Boulevard is the only road all the way through, and it carries cut-through traffic. And there is no town center inside the community; groceries and restaurants are out on St. James Avenue and College Park Road.
Where exactly is Crowfield Plantation?
Crowfield is in Berkeley County, inside the City of Goose Creek, ZIP 29445. We tested every section on the county's municipal boundary map and all of them return Goose Creek. That is different from Nexton and Cane Bay, which are unincorporated. Here you get Goose Creek police, city trash pickup, and city recreation, including the Goose Creek Recreation Complex and resident rates at Crowfield Golf Club.
Crowfield Boulevard runs the length of the community from College Park Road on the west to St. James Avenue (US-176) on the east. Westview Boulevard and Centennial Boulevard are the other two ways out, both to St. James Avenue. Interstate 26 at exit 203 (College Park Road) is about 8 minutes from the middle of Crowfield in light traffic. Charleston International Airport is about 10 miles, 16 to 19 minutes. Boeing is 21 to 24 minutes, downtown Charleston about 30, the Trident Medical Center area about 10, and Carnes Crossroads about 11. Add ten to fifteen minutes at rush hour. Crowfield Boulevard itself is two lanes and doubles as a cut-through between College Park Road and St. James Avenue. In February 2025 Live 5 News reported 185 crashes on it since 2022, and residents asked the city for a traffic study. Drive your commute at 7:30 in the morning before you buy.
The Red Bank Road side of the Naval Weapons Station (Joint Base Charleston) is about 6 miles east, 12 to 15 minutes, which is why so many Crowfield buyers use VA loans and move on PCS timing. The Google data center and Century Aluminum at Mount Holly are 11 to 13 minutes north. If you are moving on orders, see our Joint Base Charleston home guide.
How does the golf work if you live here?
Crowfield Golf Club is a public course, not a private club, and it is not part of the HOA. The City of Goose Creek bought it in 2003, in part to keep the land from being developed, and has owned and operated it since. It is an 18-hole, par-72 Bob Spence design of about 7,000 yards that opened in 1990, with the clubhouse at 300 Hamlet Circle inside The Hamlets. There is no mandatory membership and nothing golf-related on your HOA bill. Because Crowfield is inside the city, homeowners get the resident rate: in 2026 that is $51 for 18 holes on a weekday morning and $62 on a weekend morning, dropping to $36 and $42 after 2 pm, with senior, junior and military discounts. Annual memberships are offered; the club does not post the prices, so call 843-764-4618. Homes on the course carry a premium and come with golf balls and cart traffic. Walk the lot before you offer.
Sections
Which part of Crowfield fits you?
The MLS files everything as "Crowfield Plantation", but the HOA counts 27 neighborhoods, each with its own covenants on top of the master set. They sort into six groups by age, size and price. The years and prices below come from current and recent listings matched to the county's subdivision map.
The Hamlets
The west side of the lake, wrapped around Crowfield Golf Club and the plantation ruins. Custom and semi-custom homes, many of them brick, built from about 1994 to 2004, 2,400 to 4,600 square feet, asking from about $470,000 to more than $1.1 million. It is the one part of Crowfield zoned for College Park Elementary and College Park Middle, and the gated Lambs Gate streets have their own association on top of the master HOA.
Fits: buyers who want a golf or lake lot and the biggest floor plans in Goose Creek. See our full guide to The Hamlets
Lakeview Terrace, Haleswood, Chatfield Place and The Preserve
The northwest side of the community, near the lake. Lakeview Terrace has Crowfield's other high-end homes, on half-acre lots near the water, with recent asking prices from about $715,000 to $1.1 million and its own sub-association. Haleswood homes from 1999 run 2,600 to 3,200 square feet. The Preserve, from about 2001, is smaller and among the newest sections.
Fits: move-up buyers who want a newer home and Westview schools without paying Hamlets prices.
Cherry Hill, Hunters Woods, Planters Walk, Bloomfield and Piedmonte Place
The first Crowfield neighborhoods, on the east and south side off Westview and Crowfield Boulevards. Ranch and two-story homes built from about 1982 to 1990, 1,600 to 2,750 square feet, recently asking from about $345,000 to $560,000. Three of the four pools are here, along with the clubhouse, Middleton Park and the HOA office. Deerfield Place, which has one of the two lake docks, and Gibbes Forest are close by.
Fits: buyers who want a bigger yard, a short walk to a pool, and are ready to update a 1980s house.
Stonehurst, Pembroke, Cadbury, Adthan Place and Hearthstone
The north side, along Centennial Boulevard toward St. James Avenue. Built mostly from 1992 to 1999. Stonehurst and Hearthstone have the smaller plans, 1,400 to 1,750 square feet in the high $200s to mid $300s. Pembroke runs larger, 2,000 to 2,950 square feet, from about $360,000 to $510,000. Centennial Park is in the middle. Closest to US-176 for a Carnes Crossroads, Mount Holly or Moncks Corner commute.
Fits: first-time and VA buyers who want a 1990s house rather than a 1980s one.
Stratford Forest, Bedford Chase, Friars Grove, Bridge Creek and Stratford Gardens
The east-central part of the community, around the Stratford Forest pool and park. Bridge Creek and Stratford Gardens date to the 1980s. Stratford Forest has homes into the late 1990s. Bedford Chase and Friars Grove, from about 2001 and 2002, are among the last single-family sections finished, with homes from 2,050 to 2,950 square feet recently asking about $440,000 to $475,000. Stratford Gardens has its own sub-association.
Fits: families who want the newest roof lines in Crowfield and an interior street with less through traffic.
The Townes of Planters Walk, The Commons, Alston Court, Bridgetowne Place and Westview Retreat
Crowfield's entry prices. The Indigo Lane townhomes at Planters Walk date to 1983 to 1986, 1,200 to 1,560 square feet, asking about $225,000 to $315,000. The Commons and Alston Court are small detached homes from 1986 to 1991, 1,030 to 1,500 square feet, around $290,000 to $320,000. Bridgetowne Place is a 2001 condo section. The Townes, Bridgetowne Place, Westview Retreat and Spring Hall Village each have a second association with its own dues.
Fits: first-time buyers, downsizers and investors. Get the sub-association budget before you offer.
Homes & Builders
What kinds of homes are in Crowfield Plantation?
Almost everything except new construction. MLS records show homes from 917 to about 5,800 square feet, two to six bedrooms, built from 1981 to 2017, with the great majority between 1982 and 2004. Brick and brick-front ranches are the Crowfield signature. There are also two-story traditionals, 1980s townhomes, one condo section, and custom homes on golf and lake lots in The Hamlets and Lakeview Terrace.
Westvaco was the master developer and sold sections to many different builders over 25 years. There is no public builder list we could verify, so we do not name any here. What matters more at this age is how the house has been kept, which is why the chips below are home types, not builders.
What era of home?
This is the real choice in Crowfield. A 1980s home costs less per square foot and usually sits on a bigger, shadier lot, but plan for updates: kitchens, baths, windows, and whichever of the roof, HVAC and water heater has not been replaced yet. Homes built between 1978 and 1995 anywhere in the Lowcountry can have gray polybutylene supply pipes, and some 1980s and 1990s homes have hardboard siding that needs close attention at the bottom edges. Ask whether the house is on a slab or a crawlspace, read the termite bond, and get a CL-100 letter. Big pines and oaks are part of the appeal, and the HOA must approve removing one, so look at what hangs over the roof.
Homes from the mid 1990s to 2004 cost more and need less, but their second roof and second HVAC system are coming due now too. None of this is a documented problem with Crowfield. It is what a careful inspection looks for in any home of this age. If you would rather buy new, we will show you what is building nearby. How new-construction representation works
Schools
Which schools serve Crowfield Plantation?
Crowfield is in the Berkeley County School District. The high school is inside the community, and the zoning splits in one place: The Hamlets.
All of Crowfield is zoned for Stratford High School (951 Crowfield Boulevard), which sits inside the community on the west end. Below high school, the district's 2026-27 attendance maps show:
- Every section except The Hamlets: Westview Primary (pre-K to grade 2), Westview Elementary (grades 3 to 5) and Westview Middle (grades 6 to 8). All three sit together just east of the community, under a mile from the HOA office.
- The Hamlets: College Park Elementary (100 Davidson Drive) and College Park Middle (713 College Park Road), both about 3 miles away off College Park Road.
We checked this by testing every section against Berkeley County's 2026-27 zone layers rather than copying an old list. A district rezoning took effect in August 2026, when Bee Tree Elementary and Midtown Middle opened, so school lists on older real estate pages are often wrong. The zone line follows the lake, and a strip of Deerfield Place along the water touches the College Park zone on the county map, so confirm the exact address with the district's school locator before you write an offer.
Fees & Taxes
What does it cost to own in Crowfield Plantation?
Crowfield is cheaper to carry than the newer master-planned communities because there is one annual HOA bill, no improvement district, and the city owns the golf course. Here is what to budget for beyond the mortgage.
| Item | What it is |
|---|---|
| CPCSA annual dues | The Crowfield Plantation Community Services Association bills every home once a year, due February 1. Dues include the four pools, courts, parks, lake docks and trails, with two free key fobs per home. The clubhouse and the RV storage lot cost extra. The association does not publish the amount online. One local agent page listed $430 for 2019; expect more now and confirm with the office at 843-572-4758. |
| Sub-association dues | Seven sections have a second association with its own dues on top of CPCSA: Bridgetowne Place, The Hamlets (Lambs Gate streets only), Lakeview Terrace, Spring Hall Village, Stratford Gardens, The Townes of Planters Walk and Westview Retreat. CPCSA does not collect or publish these. We get the budget from the sub-association for the specific home. |
| Membership fee at closing | Buyers pay CPCSA a one-time membership fee of 0.25% of the sale price at closing, per the fee schedule effective January 1, 2026. On a $390,000 home that is $975. The association also charges $225 for the certificate of assessment your closing attorney orders. |
| Golf | Optional. Public course owned by the City of Goose Creek, not part of the HOA. Resident rates in 2026: $51 weekday and $62 weekend for a morning 18, less in the afternoon. Memberships available from the club. |
| Property tax and city fees | Berkeley County plus City of Goose Creek millage. A primary residence is assessed at 4%; a second home or rental at 6%. The city also bills a sanitation fee of about $185 a year for trash pickup. How Summerville-area property taxes work |
| Insurance | Most of Crowfield is FEMA Zone X, where lenders do not usually require flood insurance. Mapped AE zones follow the lake and the creek corridors and touch parts of several sections, so a waterfront or wetland lot needs an address-level check. Wind and hail deductibles and roof age drive the homeowners premium here. Our homeowners insurance guide |
Dues change with each association's annual budget. Ask the seller to let CPCSA walk the property before closing: the association says any covenant violation it has not been allowed to check for becomes the new owner's problem after settlement.
CPRES-Certified · Probate and inherited homes
Inherited a home in Crowfield Plantation?
The Mills Team is CPRES-certified. Jim Mills holds the Certified Probate Real Estate Specialist designation, which is formal training in how a home is sold out of an estate: who has the authority to sell, what the probate court needs first, and how to value, clean out and prepare a house when the heirs live somewhere else. We work alongside your probate attorney and the closing attorney so the sale does not stall, and we will tell you plainly if selling is not your best move.
How selling an inherited house works Probate sales in Goose Creek View the CPRES certificate (PDF)
We are real estate agents, not attorneys, and nothing here is legal advice.
Market Report
Sold, New Listings, and Pending Listings in Crowfield Plantation
Live from the Charleston MLS and updated automatically: what has sold, what just came on the market, and what is under contract in Crowfield Plantation. Want only one section, one price range, or alerts as homes come up? Tell us and we will set up a saved search for you.
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Nearby Communities
Crowfield is the largest neighborhood in Goose Creek, and The Hamlets is its golf-course section. Elsewhere in the city, buyers compare it with Persimmon Hill nearby, Brickhope Plantation, Montague Plantation and Liberty Hall Plantation. If you are weighing a finished community against a new master-planned one, Carnes Crossroads is 11 minutes up St. James Avenue, and Nexton and Cane Bay Plantation are just beyond it: all three are newer, still building, and carry higher fees. Closer to Charleston, look at Ladson, Hanahan and North Charleston; farther out, Moncks Corner. Considering a new build anywhere in the area? Start with our new-construction guide. Crowfield has no age-restricted section; for that, see 55+ communities.
FAQ
Questions buyers and sellers ask about Crowfield Plantation
Yes. Every Crowfield section we checked on Berkeley County's municipal boundary map falls inside the City of Goose Creek, ZIP 29445. You pay city millage and the city sanitation fee, and you get Goose Creek police, city trash pickup and city recreation, including resident rates at the city-owned Crowfield Golf Club. City limits in Goose Creek are irregular, so confirm any single address on the county map.
Crowfield is in the Berkeley County School District. On the district's 2026-27 attendance maps, every section except The Hamlets is zoned for Westview Primary, Westview Elementary, Westview Middle and Stratford High. The Hamlets is zoned for College Park Elementary, College Park Middle and Stratford High. Lines were redrawn for August 2026, so older school lists online may be wrong. Confirm the exact address with the district before you buy.
One master association, the Crowfield Plantation Community Services Association (CPCSA), bills every home once a year, due February 1. The dues cover the four pools, the tennis and pickleball courts, the parks, the lake docks and 16 miles of trails. The association does not publish the amount online. One local agent page listed $430 for 2019, so expect more now and ask the office at 843-572-4758. Buyers also pay a one-time membership fee of 0.25% of the sale price at closing, and seven sections have a second association with its own dues.
No. Crowfield Golf Club is a public 18-hole course owned and operated by the City of Goose Creek, and it is not part of the homeowners association. You pay per round, or buy a membership if you want one. Because Crowfield is inside the city, homeowners qualify for the resident rate, which in 2026 is $51 for 18 holes on a weekday morning and $62 on a weekend morning.
The median sale price is about $390,000, roughly $200 per square foot, as of September 2026. Planters Walk townhomes and the smallest 1980s homes ask from the low $200s to the low $300s. Most three and four bedroom homes ask between $340,000 and $500,000. The Hamlets and Lakeview Terrace run from about $470,000 to more than $1 million. Price by section and by condition, not by the community average.
Most Crowfield homes were built between 1982 and 2004. The oldest sections date to the early 1980s, the Centennial Boulevard sections to the 1990s, and The Hamlets and Lakeview Terrace mostly to 1994 through 2004. For any home this age, ask the age of the roof, HVAC and water heater, check for polybutylene supply pipes in homes built before 1996, look at the siding and the crawlspace, and order a CL-100 termite letter. These are things to inspect for, not known defects of Crowfield.
Most of it is not. The center of every section we sampled on the FEMA flood map is Zone X, minimal flood hazard. But mapped AE flood zones follow Crowfield Lake and the creek and swamp corridors, and they touch parts of The Hamlets, Deerfield Place, Lakeview Terrace, Pembroke, Gibbes Forest, Stratford Forest and a few other sections. A lot that backs to the lake, a pond or wetlands needs an address-level flood check and an insurance quote before you offer.
Stricter than most Goose Creek neighborhoods. No street parking between 2 and 5 in the morning. Boats, RVs and trailers can sit in a driveway no more than three days in a row, three times a month. The association rents gated storage spaces for an extra annual fee and keeps a waiting list. Exterior changes, including fences, paint colors, roofs and tree removal, need Architectural Review Board approval first, and removing a tree without it is a $500 fine per tree.
The court is set by the county where the person lived. If they lived in Crowfield, that is the Berkeley County Probate Court in Moncks Corner, not a Goose Creek or Charleston court. The Mills Team is CPRES-certified: Jim Mills holds the Certified Probate Real Estate Specialist designation, and we work with your probate attorney and closing attorney from the first court filing to the closing table. Selling an inherited house in Goose Creek walks through the steps. Our full guide to selling a house after someone dies
Talk to a Crowfield agent
Buying or selling in Crowfield Plantation?
We are based in downtown Summerville, about 20 minutes from Crowfield by I-26 and College Park Road. Tell us which section and which decade of house you are thinking about and we will come back with a straight answer, not a sales pitch.
The Mills Team at NextHome The Agency Group. 69+ combined years, 2,000+ homes sold, and 94% of our business comes by referral. CPRES-certified for probate and inherited-home sales. Contact us
Community facts on this page come from the Crowfield Plantation Community Services Association (crowfieldhoa.net, including its Quick Facts packet and its fee schedule effective January 1, 2026), Berkeley County GIS for city limits, subdivision boundaries and 2026-27 school attendance zones, FEMA flood maps, Crowfield Golf Club and the City of Goose Creek, the Post and Courier, and Live 5 News. Drive times are free-flow estimates. Market figures are from the Charleston MLS as of September 17, 2026 and change daily; the live report above is current. Section years and price bands are drawn from current and recent listings, not from a full sales history. HOA dues, closing fees, golf rates, school zones, flood zones and tax rates should be confirmed for a specific property before you rely on them. The Mills Team is an independent brokerage and is not affiliated with the Crowfield Plantation Community Services Association, any sub-association, Crowfield Golf Club, the City of Goose Creek, or Westvaco and its successors. Crowfield Plantation and the section names are trademarks of their owners. Last reviewed September 2026.