Goose Creek, SC · Berkeley County
The Hamlets at Crowfield Homes for Sale
The Hamlets is the golf course section of Crowfield Plantation: about 940 home sites wrapped around the City of Goose Creek's Crowfield Golf Club, with bigger lots, bigger brick homes and stricter covenants than the rest of the community. Homes date from 1991 to 2017, the schools are College Park and Stratford High, and everything is inside the Goose Creek city limits.
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Sold, new and pending listings in The Hamlets at Crowfield, live from the Charleston MLS.What is it like to live in The Hamlets?
Crowfield Plantation is 27 neighborhoods and just under 4,000 homes. The Hamlets is the part that was planned around the country club. When Westvaco Development recorded the Hamlets covenants in February 1991, it described the plan as a country club and an adjacent community, and that is still how it lives. Hamlet Circle loops off Crowfield Boulevard and around the golf course, and about fifty short streets and culs-de-sac hang off it. Homes are larger than in the rest of Crowfield, many with brick veneer, and current listings run from about 2,400 to 4,600 square feet, on lots that are large for Goose Creek. The brick ruins of the original Crowfield plantation house sit in the middle of the back nine, off Hamlet Circle.
You get everything the rest of Crowfield gets: four pools, 16 miles of walking and biking trails, parks, tennis and pickleball, and Lake Crowfield, where Hamlets Park has one of the two docks for kayaks and canoes. Our Crowfield Plantation page covers the full amenity list and the community's history, so we do not repeat it here.
The trade-offs are specific. The oldest homes are 35 years old, and age-of-systems questions come up at nearly every inspection. The covenants are tighter than most buyers expect: golf course and lake lots cannot be fenced, tree removal needs approval, and no one may park on the street overnight. The neighborhood pools are in other Crowfield sections, not in The Hamlets, and the golf club is a separate, pay-as-you-go city facility. We cover each of these below.
Where exactly is The Hamlets?
The Hamlets is inside the City of Goose Creek, in Berkeley County, ZIP 29445. We checked Berkeley County's GIS city-limits layer at several points across the section and all of them are in the city, and the 1991 covenants say the same. That means Goose Creek city tax and the city sanitation fee on top of the county bill, Goose Creek police and fire, city permits, and resident rates at the city's recreation facilities, including the golf course outside your door.
The entrances are on Crowfield Boulevard, next to Stratford High School. Going west, Crowfield Boulevard and College Park Road reach Interstate 26 at exit 203 in about three miles. Going east, Crowfield Boulevard runs to St. James Avenue (Highway 176), and from there Red Bank Road leads to the Naval Weapons Station side of Joint Base Charleston, about ten miles and 25 minutes. Charleston International Airport and Boeing are about 15 miles and 30 minutes by I-26, and downtown Charleston is about 22 miles, 35 minutes without traffic and longer at rush hour. College Park Road and St. James Avenue both back up at school and shift-change times, so test your own commute. Our office on West Doty Avenue in downtown Summerville is about 11 miles away, 20 to 25 minutes.
How does the golf course work if the City owns it?
Crowfield Golf Club is a public course owned and operated by the City of Goose Creek. It is 18 holes, par 72 and 7,005 yards from the back tees, designed by Bob Spence and opened in 1990, with a driving range and a grill at 300 Hamlet Circle. It is not part of the homeowners association, and nobody in The Hamlets is required to join anything. You can book a tee time like anyone else, and as a city resident you pay the resident rate: $51 on a weekday morning and $62 on a weekend morning, against $59 and $72 for non-residents, with lower rates after 10 and after 2.
The club also sells annual memberships (family, individual, senior, military, collegiate and junior) with add-ons for range use, cart leases and a trail fee for a private cart. It does not publish those prices, so call the pro shop at 843-764-4618. One caution for cart owners: the association bans golf carts and every other motorized vehicle from Crowfield's trails, so a private cart is for the course and the streets, under the City's golf cart rules.
Lot types & sections
Which part of The Hamlets fits you?
On paper The Hamlets is about 25 recorded sections, C-1 through C-25, added one plat at a time from 1991 to 2006. Nobody shops by section number. Buyers choose by what is behind the house, how big the lot is, and how old the home is. We sorted every lot using the county's parcel maps.
Lambs Gate
The private gated section, recorded in 2003 as Section C-15 on about 37 acres: Welchman Avenue and four courts off it (Birkbeck, Danae, Harcourt and Kirkhaven), roughly 75 home sites. Its covenants require brick or masonry exteriors, a crawl space or the look of one, black architectural shingles, and at least 2,500 square feet on one story or 3,000 on two. It has its own sub-association and dues on top of Crowfield's. Two of the three highest recorded sales in The Hamlets this past year, $835,000 and $880,000, were here.
Fits: buyers who want the gate, the newest large homes and a golf lot, and accept a second set of dues.
Golf course lots
About a third of Hamlets lots share a line with the City's 176-acre golf course parcel. The longest runs are on Hamlet Circle, Eston Drive, Spalding Circle, Ashley Hill Drive, Dasharon Lane and Jamesford Street, plus more than half of Lambs Gate. Touching the course property does not always mean a fairway view; some lots back to woods between holes. The covenants do not allow a yard fence on a lot that abuts the course, and a pool fence has to stay within 20 feet of the pool.
Fits: golfers and view buyers without a dog that needs a fenced yard. Check for stray-ball exposure before you offer.
Lake and greenbelt lots
Only about a dozen Hamlets lots, on Norfolk Way and Horncastle Place, back directly onto Lake Crowfield, so they rarely come up. About 45 more on Tattingstone Way, Warwick Trace, Bromwich Drive and Clearview Circle back to a 124-acre wooded tract the association owns, which gives the privacy of a golf lot without the golfers. A creek runs through that tract, and it is where the mapped floodway in The Hamlets is, so pull the flood zone on any lot along it.
Fits: buyers who want nothing built behind them. Lake lots carry the same no-fence rule as golf lots.
Estate-size interior lots
About 150 lots are half an acre or larger, and five top an acre. The streets where that is the norm are Elm Drive, Waveney Circle, Pakenham Court, Horncastle Place and Birkbeck Court, with Iken Circle, Eston Drive, Amanda Circle and Knightsbridge Court close behind at 0.44 to 0.48 acre. These are where you find side-entry garages, deep setbacks and mature hardwoods. The association protects live oaks over four inches and fines unapproved tree removal at $500 a tree.
Fits: buyers who want room for a pool or a detached garage, and a fenced back yard, which interior lots can have with approval.
Smaller-lot streets
Not every Hamlets home is an estate. Sutton Lane, Chedburg Drive, Holbrook Lane, Spalding Circle, Tunstall Drive, Gateshead Crossing, Warwick Trace and Newcastle Loop average a fifth to a quarter of an acre, and the original covenants set aside a patio-home section. Recorded sales on these streets over the past year ran from $383,000 to $610,000, and most were under $525,000, which is where The Hamlets starts. Several of these streets still back to the course.
Fits: buyers who want the Hamlets address, the brick and the schools with less yard and a lower price.
Later phases and infill
The Hamlets was not finished in the 1990s. Vaughn Development added Section C-17 Phase II in 2002 (46 lots on about 22 acres, 2,000 square feet minimum) and Lambs Gate in 2003. Later supplements set masonry rules for Sections C-19 and C-20 in 2004 and added Section C-23 in 2006. Galloway Family Homes then built a final row of new homes on Hamlet Circle, and listing data shows homes as new as 2017. A later home means a younger roof and HVAC and usually a more open plan.
Fits: buyers who like the neighborhood but not a 1990s floor plan or a 30-year-old crawl space.
Homes & Builders
What kinds of homes are in The Hamlets?
Single-family homes, from about 1,900 to 5,800 square feet, with current listings between about 2,400 and 4,600. The look is 1990s and 2000s traditional: brick veneer, side-entry garages, which several sections require, and screened porches. The later sections required masonry exteriors and raised foundations. The original covenants set an 1,800 square foot minimum, and later sections raised it to 2,000 and then to 2,500 or 3,000 in Lambs Gate. Every exterior change, from a roof color to a driveway extension, goes through the Crowfield Architectural Review Board, which meets twice a month.
Westvaco Development Corporation, the developer of all of Crowfield Plantation, started The Hamlets and sold lots to custom and semi-custom builders. Vaughn Development was the developer of record for later sections in the early 2000s, including Lambs Gate, and Galloway Family Homes later built a final row of new homes on Hamlet Circle. We could not verify the names of the 1990s builders, so we do not list them. There is no new construction now; everything that sells here is a resale.
What era of home?
This matters more here than the section. A 1991 to 1999 home usually has the bigger lot and trees, and is on its second or third roof and at least its second HVAC system, or is about to be. For any home from that decade we check the plumbing for polybutylene supply lines, which were used widely until about 1995, look closely at hardboard siding and trim on the non-brick faces, read the crawl space for moisture, wood rot and old termite activity, and ask for the termite bond and a current CL-100 letter. These are things to inspect for in any Lowcountry home of this age, not known defects of this neighborhood. Large oaks near the house also deserve an arborist's opinion, since you cannot remove one without approval.
A 2002 to 2017 home has younger systems, more masonry and often a first-floor primary suite, on a lot that is typically a little smaller. We price the two eras against their own comps. Our homeowners insurance guide covers the roof-age, wind and hail questions that insurers ask about older homes.
Schools
Which schools serve The Hamlets?
The Hamlets is zoned differently from most of Crowfield Plantation, which surprises buyers who have read a Crowfield-wide school list.
The Hamlets is in the Berkeley County School District. We ran five points across the section, including Lambs Gate, through the county's 2026-27 attendance zone maps, and all five returned the same three schools:
- College Park Elementary (100 Davidson Drive, Ladson), pre-K through grade 5, about two and a half miles away.
- College Park Middle (713 College Park Road), grades 6 to 8, about two and a half miles away.
- Stratford High (951 Crowfield Boulevard), next to the Hamlet Circle entrance.
Much of the rest of Crowfield is zoned to the Westview schools instead, so a school list written for Crowfield as a whole is often wrong for The Hamlets. The district rezoned parts of the county in August 2026 when Bee Tree Elementary and Midtown Middle opened. The Hamlets' zone is the same in the 2025-26 and 2026-27 maps, but older listing sites were not always right to begin with. Confirm the zone for the exact address with the district before you write an offer. Military families should also ask the district about transfer and enrollment timing around a PCS move. Homes near Joint Base Charleston
Fees & Taxes
What does it cost to own in The Hamlets?
One association covers all of Crowfield, Lambs Gate adds a second, the golf course is pay-as-you-play, and the City of Goose Creek adds a tax line. Here is what to budget for beyond the mortgage.
| Item | What it is |
|---|---|
| Crowfield association (CPCSA) | Every Hamlets home belongs to the Crowfield Plantation Community Services Association. Dues are billed once a year and due February 1, and they include the four pools, courts, parks, trails and lake access. The association does not publish the amount. A local agent's site recorded $430 a year in 2019, so expect a figure somewhat above that and get the current one from the association (843-572-4758) or from us. |
| CPCSA membership fee at closing | Buyers pay a one-time membership fee of 0.25% of the sale price at closing, per the association's 2026 fee schedule. On a $510,000 home that is $1,275. The schedule also lists a $225 certificate of assessment fee, which the closing attorney orders. |
| Lambs Gate sub-association | Homes on Welchman Avenue, Birkbeck Court, Danae Court, Harcourt Place and Kirkhaven Court also belong to the Hamlets C-15 (Lambs Gate) association, which has its own by-laws, board and dues for the gate and that section's common areas. The amount is not published. Ask for its budget, its reserves and who maintains the gate and the streets. |
| Golf (optional) | Crowfield Golf Club is a city course, not an HOA amenity. City residents pay $36 to $62 for 18 holes with a cart depending on the day and time, $36 for seniors on weekdays, and $5 less with a military ID. Annual memberships and cart plans are sold by the club; call for prices. |
| City of Goose Creek tax and sanitation | The Hamlets is inside the city limits, so you pay Goose Creek city millage plus a city sanitation fee of about $185 a year (FY2025 city budget) on top of Berkeley County and school district millage. Ask us for the actual bill on a specific home. |
| Property tax | A primary residence is assessed at 4%; a second home or rental at 6%, which roughly triples the bill. Apply for the 4% rate after you close. How Summerville-area property taxes work |
| Insurance and flood | The county's FEMA layer shows no mapped flood zone at about 97% of Hamlets addresses. Parts of Clearview Circle, Davelle Court, Buckhampton Court and Bromwich Drive touch a Zone AE floodway along the creek, and parts of Westover Drive and Tattingstone Way are in the shaded 0.2 percent zone. A lender requires flood insurance in AE. Roof age drives the homeowners premium on 1990s homes. Our homeowners insurance guide |
Dues change with each association's annual budget and golf rates change without notice. We pull the current figures, the covenants for the specific section and the flood zone for any Hamlets home before you go under contract.
CPRES-Certified · Probate and inherited homes
Inherited a home in The Hamlets?
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 The Hamlets at Crowfield
Live from the Charleston MLS and updated automatically: what has sold, what just came on the market, and what is under contract in The Hamlets at Crowfield. 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.
Search all Hamlets homes with filters · Get alerts for new Hamlets listings
Nearby Communities
Start with the rest of Crowfield Plantation, where the same association, pools and trails come with smaller homes and lower prices, then the rest of Goose Creek. Buyers at Hamlets prices usually also look at newer homes in Carnes Crossroads, Nexton and Cane Bay, and at the area's other golf neighborhoods, Coosaw Creek in North Charleston and Legend Oaks in Summerville. College Park Road leads to Ladson and Summerville; I-26 leads to North Charleston and Hanahan. Stationed at the Weapons Station or the air base? See homes near Joint Base Charleston.
FAQ
Questions buyers and sellers ask about The Hamlets
Yes. The Hamlets is one of the 27 neighborhoods of Crowfield Plantation in Goose Creek and the one built around Crowfield Golf Club. Owners belong to the Crowfield Plantation Community Services Association and use the same pools, trails, parks and lake as everyone else in Crowfield. The Hamlets has its own recorded covenants, dated 1991, with larger minimum home sizes and extra rules for golf course and lake lots.
Yes. Berkeley County's GIS shows the whole section inside the Goose Creek city limits, ZIP 29445, and the 1991 covenants say the same. You pay city millage and a city sanitation fee on top of county and school taxes, Goose Creek police and fire respond, permits come from the city, and you get resident rates at city facilities, including Crowfield Golf Club.
No. Crowfield Golf Club is a public course owned and operated by the City of Goose Creek. It is separate from the homeowners association and there is no mandatory membership, initiation fee or food minimum. You can pay by the round at the city resident rate, currently $36 to $62 for 18 holes with a cart, or buy an annual membership from the club. The club does not publish membership prices, so call 843-764-4618.
Every home pays the Crowfield Plantation Community Services Association once a year, due February 1. The association does not publish the amount; it was $430 a year in 2019, so get the current figure before you offer. Buyers also pay a one-time membership fee of 0.25% of the sale price at closing. Homes in the gated Lambs Gate section pay a second set of dues to their own sub-association. None of these include golf.
Lambs Gate is the private gated section inside The Hamlets, recorded in 2003 as Section C-15. It covers Welchman Avenue, Birkbeck Court, Danae Court, Harcourt Place and Kirkhaven Court, about 75 home sites. Its covenants require brick or masonry homes of at least 2,500 square feet on one story or 3,000 on two, and it has its own sub-association and dues on top of Crowfield's. Recorded sales there over the past year were $835,000 and $880,000.
It depends on the lot. The Hamlets covenants do not allow yard fencing on lots that abut the golf course or Lake Crowfield, apart from an approved pool enclosure within 20 feet of the pool or a small dog kennel. Other lots may have a rear-yard fence up to six feet with written approval from the Architectural Review Board. A few sections have their own fence rules, so read the supplement for the specific lot before you buy.
Berkeley County School District: College Park Elementary, College Park Middle and Stratford High, which is next to the Hamlet Circle entrance. That is different from much of Crowfield Plantation, which is zoned to the Westview schools. The county's 2026-27 zone maps show no change for The Hamlets from the August 2026 rezoning, but confirm the zone for the exact address with the district.
County records show 34 sales from September 2025 to mid-August 2026 at a median of about $512,000, most between $400,000 and $700,000, with Lambs Gate homes at $835,000 and $880,000. That is roughly $195 per square foot. Asking prices in September 2026 run from $470,000 to $1,125,000. Smaller-lot streets start in the high $300s to low $400s. Ask for a current number for the specific street and lot type.
The court is set by the county where the person lived, not where the house is. If they lived in The Hamlets, that is the Berkeley County Probate Court in Moncks Corner. Selling an inherited house in Goose Creek walks through the steps. 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. Our full guide to selling a house after someone dies
Talk to a Goose Creek agent
Buying or selling in The Hamlets?
We are based in downtown Summerville, about 11 miles and 20 to 25 minutes from Hamlet Circle. Tell us what you are thinking and we will come back with the section's covenants, the lot type, the flood zone and a straight answer on price, 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) and the recorded covenants for The Hamlets of Crowfield, Crowfield Golf Club and the City of Goose Creek (crowfieldgolf.com), Berkeley County GIS parcel, city-limit, flood and school-zone layers, and the Berkeley County School District. Lot counts, lot sizes and the golf course and lake lot counts are our own tallies from county parcel maps and are approximate. Recorded sales are from Berkeley County through August 13, 2026; listing figures are from the Charleston MLS as of September 17, 2026 and change daily; the live report above is current. 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 Crowfield Plantation, the Crowfield Plantation Community Services Association, the Lambs Gate association, Crowfield Golf Club, the City of Goose Creek or any developer or builder named here. The Hamlets, Crowfield Plantation and the section names are trademarks of their owners. Last reviewed September 2026.