Goose Creek, SC · Summerville mailing address · Berkeley County
Carnes Crossroads Homes for Sale
Carnes Crossroads is the 2,300-acre community at the corner of Highways 17A and 176, with a 50-bed hospital, a K-8 public school, a K-12 private school, a Publix and a working farm inside its borders. The mail says Summerville. The city limits say Goose Creek. Both matter, and we explain why below. Our office is fifteen minutes down North Main Street.
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Sold, new and pending listings in Carnes Crossroads, live from the Charleston MLS.What is it like to live in Carnes Crossroads?
Carnes Crossroads was planned by the Daniel Island Company as a sister community to Daniel Island: sidewalk streets, deep porches, parks and ponds, with a town center at the corner of 17A and 176. The first homes were finished in 2013. In September 2021 Lennar and Boston-based Freehold Communities bought the community, and Freehold reworked the center of it into what it calls an Agrihood. The amenity center that opened in May and June of 2025 has a working farm with a farm store, a you-pick garden and a children's learning garden, the Lakehouse on Lake Hewitt with a cafe and coworking space, a resort pool with a zero-entry beach and the three-story Perch waterslide tower, a 2,000 square foot wellness center, two pickleball courts, two tennis courts, two half-court basketball courts, a play field and the Bumble Bee Park playground. Residents get a farm share from the farm. The original pool, the restored Green Barn event venue, the dog park, the lakes and the trail network from the Daniel Island years are still there.
Two things set it apart from its neighbors. First, the services are already built: Roper St. Francis Berkeley Hospital opened on site in October 2019, Carolyn Lewis School opened in August 2023, Northwood Academy has been on its 60-acre campus since 2017, and a Publix opened at the front door in October 2025. Second, it is a city community. Goose Creek police, fire and permitting come with the address, and so does a city tax bill. Carnes ranked No. 38 on John Burns' list of top-selling master-planned communities and No. 42 on RCLCO's for 2025, and it was a Gold finalist for Master Planned Community of the Year in the 2026 Nationals awards.
The trade-offs: 17A and 176 are two of the busiest roads in Berkeley County and both entrances are on them. Lennar is now the only large builder, so the newest streets look more alike than the older ones. And the fee stack is higher than the average Goose Creek subdivision because the farm, the Lakehouse and the pools are owned by the association, not a YMCA.
Where exactly is Carnes Crossroads, and is it Goose Creek or Summerville?
Both, depending on who is asking. The community sits in Berkeley County at the intersection of Highway 17A (North Main Street) and Highway 176 (State Road), about 3.5 miles north of Interstate 26 exit 199 and about 15 minutes from downtown Summerville. The Post Office delivers its mail as Summerville, SC 29486. But the City of Goose Creek annexed the land in 2006, so every home is inside the Goose Creek city limits. That means Goose Creek city property tax on top of the county bill, Goose Creek police and fire, city building permits, and voting in city elections. Goose Creek has lobbied for a separate ZIP code since 2006 and a bill to create one passed the U.S. House in 2025, so the mailing address may eventually change. Until then, expect the Summerville address to confuse deliveries, insurance quotes and out-of-town buyers.
The second route to the interstate is Highway 176 west to Nexton Parkway, then south to I-26 exit 197; that intersection was rebuilt with turn lanes and a signal in 2020. Nexton is next door, Cane Bay is up 176, and Volvo, Boeing, Bosch and the Camp Hall industrial park are all on the I-26 corridor. Downtown Charleston and the airport are about 30 minutes in normal traffic.
How is Carnes Crossroads different from Nexton and Cane Bay?
Buyers usually shop all three, so here is the short version. Nexton and Cane Bay are in unincorporated Berkeley County; Carnes is inside the City of Goose Creek, with city services and a city tax line. Nexton's fees are split between an improvement district and a POA; Cane Bay keeps dues low by leaning on the YMCA; Carnes puts its amenities, including the farm, inside the association, so dues are higher per home. Cane Bay has its own elementary, middle and high schools; Carnes has a K-8 on site but sends high schoolers to Cane Bay High. Carnes is the smallest of the three, has a hospital and a K-12 private school that the others do not, and has the only gated 55+ neighborhood among them. If you want the biggest amenity calendar and the most builder choice, look at Nexton. If you want the lowest dues and the schools within a bike ride, look at Cane Bay. If you want a hospital, a farm and a finished town center at the corner, Carnes is the one.
Neighborhoods
Which part of Carnes Crossroads fits you?
Carnes Crossroads does not market named villages the way Nexton and Cane Bay do, but buyers still choose between six very different things. Here is how we sort them for clients.
St. Thomas Park and St. James Park
The Daniel Island-era streets, built from 2013 on by Ashton Woods, David Weekley, John Wieland, Sabal and Eastwood, with Pulte adding homes around 2020. Charleston singles and cottages with deep porches, mature trees, the first pool and the Green Barn close by. No builder inventory left, so resales set the price.
Fits: buyers who want a finished street and the community's best-known architecture.
Lennar Arbor and Coastal Collections
Lennar's larger single-family plans, roughly 1,780 to 3,110 square feet, priced from the high $400s to high $500s in September 2026. These are the streets closest to the Lakehouse, the Perch pool and the farm, and they are where most quick move-in homes and builder incentives are.
Fits: families relocating for work who want a new home and the new amenities out the door.
Lennar Row Collection
Narrow-lot Charleston-style homes, about 2,100 to 2,850 square feet, from the low $400s. Double porches, rear-loaded garages on many plans, and a tighter street grid that feels more like the original neighborhoods than the Arbor streets do.
Fits: buyers who want the Lowcountry look and a yard they can maintain in an hour.
Villas and townhomes
Lennar's Villas are paired homes of about 1,880 to 2,075 square feet in the mid to high $300s; its Townhome Collection runs about 1,900 to 2,400 square feet from the high $300s. David Weekley's earlier paired homes and one-story cottages show up as resales. Attached homes carry a second association for exterior and lawn care.
Fits: first-time buyers and downsizers who want the address and the amenities at the lowest price.
Horizons at Carnes Crossroads
Lennar's gated active-adult neighborhood off Ireland Drive, with Cottage, Carriage and Legends collections from about 1,300 to 2,225 square feet and prices starting around $300,000. Residents use all of the Carnes amenities now, and a Horizons-only clubhouse and pool are planned. It is a sub-association under the Carnes POA with its own dues.
Fits: 55+ buyers who want a gate, single-level plans and a hospital five minutes away. Compare 55+ options
Dream Finders, Uptown and the apartments
Dream Finders Homes is listed as coming soon with single-family plans of 1,800 to 2,500 square feet in the mid $400s, the first new builder since the Lennar purchase. Apartment communities such as Solay and Azure sit on the commercial side near Uptown, and renting a year inside Carnes before buying is common with relocating families.
Fits: households moving from out of state who need to see the community before they commit.
Homes & Builders
What kinds of homes are in Carnes Crossroads?
Single-family homes from about 1,300 to 3,900 square feet, paired homes and villas, townhomes, and single-level 55+ plans in Horizons. Nearly everything is Lowcountry or Charleston-single in style with a front porch, because the Daniel Island Company wrote the architectural standards that way and Lennar kept them. Homes date from 2013 to brand new, so you can buy a resale with a shade tree and a fenced yard or a house still under construction, often on the same street.
New construction is priced from the high $300s for townhomes to the $600s for the largest Coastal Collection plans. Lennar is the only large builder active in the all-ages sections and in Horizons; Dream Finders is listed as coming soon.
New or resale?
In the original neighborhoods there is no new construction left, so a resale is priced against other resales and you are paying for the trees, the fence and the finished yard. In the Lennar sections a resale competes head-on with quick move-in homes and whatever incentive Lennar is running that month, and the new home carries a one-time development fee at closing that the resale may not. 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 Carnes Crossroads?
Listing sites disagree with each other on this one, so we checked the county's own attendance map.
Carnes Crossroads is in the Berkeley County School District, not Dorchester District Two, even though the mail says Summerville. Berkeley County's 2026-27 attendance map shows the following for the residential sections we checked:
- Carolyn Lewis School (380 Coleridge Drive), a pre-K through 8th grade school inside the community that opened in August 2023, built for about 1,200 students and enrolling 1,078 in 2024-25.
- Cane Bay High School (1624 State Road), about 2.5 miles up Highway 176. Cane Bay High is one of the district's most crowded schools because Cane Bay, Nexton and Carnes all feed it.
Several listing sites, including the builder's, say newer sections of Carnes are zoned for Stratford High. The county map does not show that for any point we checked. One point on the community's northern edge mapped to Nexton Elementary and Midtown Middle instead of Carolyn Lewis, so the line does run close. The district's rezoning that took effect in August 2026 set Carolyn Lewis's boundary back to its original proposal, and the district has said more changes are likely as the 17A corridor grows. Check the county's school map for the exact address before you write an offer, and ask us what the current status is.
Northwood Academy, a private preschool through 12th grade school, has its 60-acre campus inside Carnes Crossroads, with the upper school open since 2016 and the lower school since 2017. Tuition is separate from anything on this page.
Fees & Taxes
What does it cost to own in Carnes Crossroads?
Carnes has more layers than a typical Goose Creek subdivision: a master association that owns the farm and the pools, sub-associations for attached and 55+ homes, and a city tax bill that Nexton and Cane Bay do not have. Here is what to budget for beyond the mortgage.
| Item | What it is |
|---|---|
| Master association | The Carnes Crossroads Community Association (the POA), managed by CCMC from an office at 513 Wodin Place. It owns and runs the Lakehouse, both pools, the farm, the courts, the parks and the trails. The annual assessment is billed for January 1 and is late after January 30. Lennar's listing data shows an association figure of $133 for its single-family collections, but does not say clearly whether that is monthly or annual, so confirm the current schedule with CCMC before you write an offer. |
| Sub-associations | Horizons (55+), the townhomes and the villas each have a second association on top of the POA for their own amenities, exterior work or lawn care. Lennar's data shows $383 for its townhome collection and $462 for Horizons; again, confirm the period and what is included. |
| One-time fees at closing | Lennar lists a development fee of $918 to $936 on its new homes. Resales may owe a capital contribution or transfer fee to the association; the amount was not published as of September 2026, so we request the resale disclosure from CCMC on any home you consider. Your closing attorney shows it on the settlement statement. |
| Farm share | Residents receive a farm share from the community farm through the Farm Store. Whether it is included in dues or billed separately was not published; ask for the current program terms. |
| City of Goose Creek tax | Because Carnes is inside the city limits, you pay Goose Creek city millage plus a city sanitation fee ($185 a year in the city's FY2025 budget) on top of Berkeley County and school district millage. The city rate was 53.4 mills in tax year 2021-22 and the FY2025 budget held it unchanged; ask us for the current bill on a specific home. A primary residence is assessed at 4%; a second home or rental at 6%. How Summerville-area property taxes work |
| Insurance | Carnes is inland, but many lots back to lakes, ponds and wetlands. Ask for the flood zone and an insurance quote on any specific lot, and expect the Summerville address to confuse some insurers' rating systems. Our Summerville homeowners insurance guide |
Dues change with each association's annual budget. We pull the current figures and the HOA documents for any Carnes Crossroads home before you go under contract.
CPRES-Certified · Probate and inherited homes
Inherited a home in Carnes Crossroads?
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 Carnes Crossroads
Live from the Charleston MLS and updated automatically: what has sold, what just came on the market, and what is under contract in Carnes Crossroads. 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
Carnes Crossroads shares its corner with Nexton next door and Cane Bay Plantation up Highway 176, and most buyers compare all three. See the rest of Goose Creek, the parts of Summerville that are actually in the town, or Moncks Corner and Ladson on either side. 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 Carnes Crossroads
Both, in different senses. The Postal Service delivers Carnes Crossroads mail as Summerville, SC 29486, but the City of Goose Creek annexed the land in 2006, so every home is inside the Goose Creek city limits. You pay Goose Creek city property tax and a city sanitation fee, Goose Creek police and fire respond, building permits come from the city, and you vote in Goose Creek elections. Berkeley County handles your schools, your county tax bill and probate court.
Berkeley County School District. The county's 2026-27 attendance map shows Carolyn Lewis School, the pre-K through 8th grade school inside the community, and Cane Bay High for the residential sections we checked. Some listing sites say Stratford High for newer sections; the county map does not show that. Lines have moved with the August 2026 rezoning and will likely move again, so confirm the zone for the exact address before you buy. Northwood Academy, a private K-12 school, is also inside Carnes.
Every home pays the Carnes Crossroads Community Association, managed by CCMC, which owns the Lakehouse, pools, farm, courts and trails. Horizons, the townhomes and the villas add a second association for their own amenities, exterior work or lawn care. Lennar's listing data shows $133 for single-family homes, $383 for townhomes and $462 for Horizons without stating the billing period, plus a one-time development fee of about $918 to $936 on new homes. Get the current schedule and the resale disclosure for the specific home before you write an offer.
Resales have closed at a median between roughly $466,000 and $498,000 over the past year, about $211 to $242 per square foot. Townhomes and villas start around $300,000 to the high $300s, Horizons 55+ homes start around $300,000, and the largest single-family homes reach about $800,000. New construction from Lennar runs from the high $300s to the $600s and changes monthly. Ask for a current, section-specific number.
Yes. Horizons at Carnes Crossroads is Lennar's gated, age-restricted neighborhood off Ireland Drive, with single-level Cottage, Carriage and Legends plans from about 1,300 to 2,225 square feet and prices starting around $300,000. Residents use all of the Carnes amenities now, and a Horizons-only clubhouse and pool are planned. It is a sub-association under the Carnes POA with its own dues. There is no Del Webb neighborhood in Carnes; Del Webb's nearby communities are in Nexton and Cane Bay.
Yes to both. Roper St. Francis Berkeley Hospital, a 50-bed full-service hospital with a 24-hour emergency department, opened on a 90-acre campus inside Carnes in October 2019, with a 60,000 square foot medical office building beside it. A 48,000 square foot Publix opened at The Market Place at Carnes Crossroads, at 17A and 176, in October 2025, and the Uptown district has been adding restaurants and services since Starbucks opened there in 2024.
The community's entrances are on Highway 17A and Highway 176, two of the busiest roads in Berkeley County. Interstate 26 exit 199 is about 3.5 miles south on 17A, and a second route runs west on 176 to Nexton Parkway and exit 197; that intersection got turn lanes and a signal in 2020. Morning traffic on 17A toward Summerville and I-26 is the complaint we hear most, so drive it at 7:30 in the morning before you buy. Inside the community, most errands, the hospital and the K-8 school are a short drive or bike ride.
It depends on the section. In St. Thomas Park and St. James Park there is no new construction left, so resales set the price and you are buying mature trees and a finished street. In the Lennar sections a resale competes with quick move-in homes and monthly incentives, and the new home carries a one-time development fee at closing. We price the two against each other for you. If you tour a model home, register the Mills Team as your agent first; the builder pays our fee in nearly every case.
The court is set by the county where the person lived, not the city or the mailing address. If they lived in Carnes Crossroads, that is the Berkeley County Probate Court in Moncks Corner, even though the address says Summerville and the city is Goose Creek. 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 Carnes Crossroads agent
Buying or selling in Carnes Crossroads?
We are based in downtown Summerville, fifteen minutes down North Main Street, and we have sold in the original neighborhoods, the Lennar sections and Horizons. 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 Carnes Crossroads' official site (carnescrossroads.com), Freehold Communities and Lennar, the Carnes Crossroads Community Association, the City of Goose Creek, Berkeley County GIS, 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, one-time fees, city millage, school zones and flood zones should be confirmed for a specific property before you rely on them. The Mills Team is an independent brokerage and is not affiliated with Carnes Crossroads, Freehold Communities, Lennar, the Carnes Crossroads Community Association, CCMC, Roper St. Francis Healthcare or any builder named here. Carnes Crossroads, Horizons and the collection names are trademarks of their owners. Last reviewed September 2026.