Summerville, SC · Berkeley County
Cane Bay Plantation Homes for Sale
Cane Bay is the 4,500-acre community on Highway 176 that has been South Carolina's best-selling neighborhood for over a decade. Its own elementary, middle and high schools, a YMCA with a library inside, a Publix at the front door, a 300-acre lake, and more than twenty villages built by a dozen builders. Our office is fifteen minutes away.
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Sold, new and pending listings in Cane Bay Plantation, live from the Charleston MLS.What is it like to live in Cane Bay?
Cane Bay was planned so a family could go a week without leaving. The three Cane Bay public schools sit in the middle of the community, and trails with road overpasses let kids bike to them without crossing traffic. The Cane Bay Family YMCA, on 68 acres the developer donated, has an elevated walking track, a 25-yard pool, ball fields and courts, and a Berkeley County Library branch inside it. The Market at Cane Bay at the entrance has Publix, Starbucks, Chick-fil-A, a Roper St. Francis primary care office, dentists, banks and a preschool. Home Telecom fiber runs to every house.
The trade-offs are real too. Cane Bay is big, still building, and for years had one way in and out. A second and third entrance opened in 2021, and Highway 176 is being widened, but morning traffic on 176 and Cane Bay Boulevard is the complaint we hear most. There is no single community clubhouse: each village has its own pool or amenity center, so what you get depends on which village you buy in. And Cane Bay is not Dorchester District Two, which surprises buyers who assume all of Summerville is.
Where exactly is Cane Bay?
Cane Bay Plantation is in unincorporated Berkeley County with a Summerville mailing address and the 29486 ZIP code. The main entrance is on Highway 176 (State Road), about ten minutes north of downtown Summerville. Since 2021 the Nexton Parkway extension has connected Cane Bay Boulevard straight through Nexton to Interstate 26 at exit 197, which cut the drive to the interstate for most residents. Downtown Charleston and the beaches are about 30 to 45 minutes depending on the hour. Roper St. Francis Berkeley Hospital at Carnes Crossroads, at Highways 176 and 17A, is about ten minutes away. Volvo Cars, Boeing, Bosch and the Camp Hall industrial park are the big employers along the I-26 corridor.
Villages
Which part of Cane Bay fits you?
Cane Bay has more than twenty named villages and the list keeps growing. Nobody shops all of them. Here is how we sort them for clients, from the newest waterfront section to the original villages by the schools.
Lakes of Cane Bay
The newest phase, built around a 300-acre lake and canal system with an 8-mile blueway for kayaks, paddleboards and electric boats. Villages here include Waterside (Lennar), Jasmine Point (Beazer), Tidewater (Dream Finders) and The Coves (Meritage). Lakefront lots carry a real premium, and this is where Cane Bay's highest resale prices are.
Fits: buyers who want water out the back door and are willing to pay for it.
Del Webb, Four Seasons, Summerwind Crossing
Del Webb at Cane Bay opened in 2007 with about 1,000 homes on 360 acres, a 20,000 square foot amenity center, indoor and outdoor pools, tennis, pickleball and bocce. Four Seasons at Lakes of Cane Bay is the gated K. Hovnanian community on the lake with the 24,000 square foot Lake House. Summerwind Crossing is DRB's newer 55+ village in the Lakes. All three are age-restricted with their own dues.
Fits: downsizers who want a full club calendar. Compare 55+ options
Old Rice Retreat, Sanctuary Cove, Magnolia
The first villages, built from 2007 on, sit between the schools and The Market. Old Rice Retreat (Centex) is walkable to both. Sanctuary Cove has Craftsman-style homes by Landmark 24, Mungo and Centex with a pool and cabana. Magnolia (Dan Ryan) is laid out around six ponds. Mature trees, established streets, and the shortest school run in the community.
Fits: families who want the schools within a bike ride and a finished neighborhood.
Saxony Lake, The Hammocks, Palmetto Walk
These villages border the 68-acre YMCA campus in the center of Cane Bay. Saxony Lake (Mungo) and The Hammocks (Crescent) have larger single-family plans with wooded buffers and their own pools; Palmetto Walk is a small enclave of 74 homes with main-level bedroom plans. The YMCA becomes your backyard gym, pool and ball fields.
Fits: active households who will actually use the Y every week.
Pine Hills, Lindera Preserve, Pine Crest and more
Pine Hills (D.R. Horton) is the most attainable entry into Cane Bay, with three pools, a splash pad and a dog park. Lindera Preserve is Lennar's 530-home village with its own pool, playground and dog park. Pine Crest, Pender Woods, Woodwinds, Lochton and Cane Ridge round out the newer sections, mostly on the 176 side. Expect new and nearly-new resales competing with builder inventory.
Fits: first-time and relocation buyers who want the most house for the money.
Apartments and rental homes
Cane Bay has apartment communities on the 176 side and a 300-unit apartment village planned, plus single-family rentals in most villages. Renting inside the community for a year before buying is common with relocating families, and it is a fair way to learn which village you actually want.
Fits: households moving from out of state who need to see it before they commit.
Homes & Builders
What kinds of homes are in Cane Bay?
Mostly single-family homes from about 1,300 to 4,300 square feet, plus townhomes in a few villages, single-level 55+ plans, and lakefront homes in the Lakes. The community has been building since 2007, so you can buy a 2008 resale with mature trees or a house that is still under construction, often on the same drive.
A dozen builders have worked in Cane Bay over the years, which is why the villages look and feel different from one another. Cane Bay has ranked as the top-selling community in South Carolina since 2012 and among the top-selling master-planned communities in the country.
New or resale?
In Cane Bay this is a village-by-village question. In Pine Hills or Lindera Preserve a resale competes directly with the builder's quick move-in homes and incentives. In Old Rice Retreat, Sanctuary Cove or Del Webb there is no new construction left, so resales set the price. We price both against each other before you decide.
If you visit a model home, bring us with you or register us before you go in. The builder pays our fee in almost every case, and the builder's sales rep represents the builder, not you. How new-construction representation works
Schools
Which schools serve Cane Bay?
Schools are the reason many families pick Cane Bay, so here is the full picture, including the parts the sales offices leave out.
Cane Bay is in the Berkeley County School District, not Dorchester District Two. The developer donated land for three public schools inside the community, all on Cane Bay Boulevard within a short walk or bike ride of each other:
- Cane Bay Elementary (opened 2009)
- Cane Bay Middle (opened 2012)
- Cane Bay High (opened 2008), with academy partnerships in health science, banking, law enforcement and manufacturing
- Berkeley Preparatory Academy, a tuition-free public charter school for grades K through 8, also inside Cane Bay
Two things to know before you buy for the schools. First, Cane Bay Elementary and Cane Bay Middle have had district enrollment caps for several years because the community grew faster than the buildings. When a grade is full, new students can be assigned to another Berkeley County school, and kindergarten has used a lottery in past years. Second, the district redrew attendance lines effective August 2026 when Bee Tree Elementary and Midtown Middle opened. Some addresses on the Fairwinds Boulevard side of Cane Bay now attend Bee Tree Elementary and return to Cane Bay Middle and High, and the district has said another rezoning is likely within about two years. Check the district's school locator for the exact address before you write an offer, and ask us what the current cap status is.
Fees & Taxes
What does it cost to own in Cane Bay?
Cane Bay keeps HOA dues lower than most master-planned communities because the YMCA, not the association, carries the big amenities. The catch is that fees differ by village. Here is what to budget for beyond the mortgage.
| Item | What it is |
|---|---|
| Master association | Cane Bay Plantation Community Association, professionally managed. Covers the trail system, entrances, common landscaping and community-wide rules. Every home pays it. |
| Village association | Most villages add their own dues for their pool, amenity center or ponds. Across the community, combined dues typically run from about $600 to $1,200 a year. Del Webb, Four Seasons and Summerwind Crossing run well above that because dues include the clubhouse, pools and often lawn care. |
| YMCA membership | Not included in any HOA. Residents join the Cane Bay Family YMCA on their own, so budget a monthly membership if you plan to use the pool, track and fitness center. |
| Closing fees | Some villages charge a one-time working capital or transfer fee to the association at closing. Your closing attorney will show it on the settlement statement; we will tell you what it is before you write an offer. |
| Property tax | Berkeley County rates, with no town tax. A primary residence is assessed at 4%; a second home or rental at 6%. How Summerville-area property taxes work |
| Insurance | Cane Bay is inland, but some lots sit near wetlands and ponds. Ask for the flood zone and an insurance quote on any specific lot. Our Summerville homeowners insurance guide |
Dues change with each association's annual budget. We pull the current figures and the HOA documents for any Cane Bay home before you go under contract.
CPRES-Certified · Probate and inherited homes
Inherited a home in Cane Bay?
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 Berkeley County 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 Cane Bay Plantation
Live from the Charleston MLS and updated automatically: what has sold, what just came on the market, and what is under contract in Cane Bay 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.
Search all Cane Bay homes with filters · Get alerts for new Cane Bay listings
Nearby Communities
Cane Bay shares the Highway 176 corridor with Nexton next door, and most buyers compare the two. See the rest of Summerville, or look at Goose Creek and Moncks Corner up the road and Ladson closer to Charleston. Considering a new build anywhere in the area? Start with our new-construction guide. Looking at 55+ living? See 55+ communities.
FAQ
Questions buyers and sellers ask about Cane Bay
Cane Bay has a Summerville mailing address and ZIP 29486, but it sits in unincorporated Berkeley County about ten minutes north of downtown Summerville. You pay Berkeley County taxes with no town tax, your schools are Berkeley County School District, and any probate case goes to the Berkeley County Probate Court in Moncks Corner.
No. Cane Bay is in the Berkeley County School District. Cane Bay Elementary, Cane Bay Middle and Cane Bay High are inside the community, along with the Berkeley Preparatory Academy charter school. Enrollment caps and the August 2026 rezoning mean some addresses attend Bee Tree Elementary, so confirm the zone for the exact address before you buy.
Every home pays the Cane Bay master association, and most villages add their own dues for their pool or amenity center. Combined, most villages run about $600 to $1,200 a year. The 55+ villages of Del Webb, Four Seasons and Summerwind Crossing are considerably higher because their dues cover clubhouses, pools and often lawn care. YMCA membership is separate. Get the current schedule for the specific home.
Resales have closed at a median of about $415,000, roughly $198 per square foot. Older townhomes and Pine Hills homes start in the $200s and low $300s; lakefront homes in the Lakes of Cane Bay and larger Four Seasons homes run $650,000 to more than $880,000. New construction is priced by each builder and changes monthly. Ask for a current, village-specific number.
Three. Del Webb at Cane Bay is the original, opened in 2007 with about 1,000 homes and a 20,000 square foot amenity center. Four Seasons at Lakes of Cane Bay is the gated K. Hovnanian community on the lake. Summerwind Crossing is DRB's newer 55+ village in the Lakes. All three are age-restricted, and at least one resident must be 55 or older.
Better than it was. For its first decade Cane Bay had one entrance on Highway 176. The Nexton Parkway extension opened in August 2021 as a third access point, connecting Cane Bay Boulevard through Nexton to Interstate 26 at exit 197, and Berkeley County is widening Highway 176 near Nexton Parkway. Peak-hour traffic on 176 and at the school roundabout is still the most common complaint, so drive it at 7:30 in the morning before you buy.
It depends on the village. Where a builder is still active, a resale competes with quick move-in incentives, so we price the two against each other. In the finished villages, resales set the price and you are buying mature trees and an established street. If you tour a model home, register the Mills Team as your agent first; the builder pays our fee in nearly every case.
Price against closed sales in your own village, not the whole community. Then show what buyers cannot get from a builder: a fenced yard, window treatments, a finished lawn, a lot backing to woods or water, and no construction next door. Market to the relocation and school-driven buyers who are actually looking in Cane Bay. That is the plan behind our 45 Days Sold program.
The court is set by the county where the person lived, not where the house is. If they lived in Cane Bay, that is the Berkeley County Probate Court in Moncks Corner, even though the address says Summerville. 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 Berkeley County walks through the steps. Our full guide to selling a house after someone dies
Talk to a Cane Bay agent
Buying or selling in Cane Bay?
We are based in Summerville, fifteen minutes from the Cane Bay entrance, and we have sold in the original villages, the Lakes and the 55+ communities. Tell us what you are thinking 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.
Community facts on this page come from Cane Bay Plantation's official site (cane-bay.com), Berkeley County Government, and the Berkeley County School District. Market figures are from the Charleston MLS as of September 16, 2026 and change daily; the live report above is current. HOA dues, school zones, enrollment caps 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 Cane Bay Plantation, Gramling Brothers, the Cane Bay Family YMCA or any builder named here. Cane Bay Plantation and the village names are trademarks of their owners. Last reviewed September 2026.