Summerville, SC · Berkeley County · 55+
Del Webb at Cane Bay Homes for Sale
Del Webb at Cane Bay is the original 55+ section of Cane Bay Plantation: about 1,000 single-family homes on 360 gated acres, built by Del Webb from 2007 to 2017 around a 20,000 square foot clubhouse with indoor and outdoor pools. It is finished, so every home is a resale. Our Summerville office is about 12 miles and 25 to 30 minutes away.
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Sold, new and pending listings in Del Webb at Cane Bay, live from the Charleston MLS.What is it like to live in Del Webb at Cane Bay?
It is a club with houses around it. The association's 20,000 square foot clubhouse, which Del Webb marketed as The Resort, holds a fitness center, an indoor lap pool, an aerobics studio, hobby and craft studios, a large ballroom and a lobby with a fireplace. Outside are a resort-style pool with shade stations, clay tennis courts, pickleball and bocce courts, a fishing dock, a playground for visiting grandchildren and walking trails through the section's ponds and preserved wetlands. A full-time lifestyle director runs the calendar, and the club list runs to roughly a hundred groups in eight categories, from cards and bocce to performing arts and fitness classes. The association's own site mentions the Del Webb Wave, the greeting neighbors give each other, as part of what it is like here.
Because it is a section of Cane Bay, you also get the parent community: The Market at Cane Bay with its Publix about ten minutes away, the Cane Bay Family YMCA and library, the trail system and the Nexton Parkway connection to Interstate 26. Our Cane Bay Plantation page covers all of that, so we do not repeat it here.
The trade-offs are the ones that come with any finished 55+ community. The first homes are now 19 years old, so roofs, heat pumps and water heaters are reaching replacement age. Lots are small, a sixth of an acre for most, and lawn care is done for you whether you want it or not. Dues are several times what the family villages of Cane Bay pay, because they carry the clubhouse, the pools, the gate and the lawns. And the age rules that make the place work also limit who can live in the house later, which matters to heirs. We cover each of these below.
Where exactly is Del Webb at Cane Bay, and why does Redfin say Moncks Corner?
Del Webb sits in the northern part of Cane Bay Plantation, in unincorporated Berkeley County, ZIP 29486. You enter Cane Bay from Highway 176 or from Nexton Parkway, follow Cane Bay Boulevard north, and turn in at Marsh Island Way, where the gate leads to Palmetto Point Drive and the clubhouse at 325 Palmetto Point Drive. Every street inside is private and maintained by the association, not the county.
Every one of the section's 1,054 parcels carries a Summerville address on Berkeley County's records, and none is inside the Town of Summerville or the Town of Moncks Corner. Redfin files the neighborhood under "Moncks Corner" in its web address because it draws its own city boundaries, not because the homes are there. The county, the post office and the MLS all say Summerville. In practice: no town tax, Berkeley County Sheriff and the county fire district, Berkeley County schools, and any estate goes to the Berkeley County Probate Court in Moncks Corner.
Drive times without traffic: The Market at Cane Bay about 10 minutes, Interstate 26 at Nexton Parkway about 20, Roper St. Francis Berkeley Hospital at Carnes Crossroads about 25, Summerville Medical Center about 25, downtown Moncks Corner about 25, Charleston International Airport about 40, downtown Charleston about 45 to 50. Our office on West Doty Avenue in downtown Summerville is about 12 miles, 25 to 30 minutes.
How do the 55+ rules work in Del Webb at Cane Bay?
The association describes itself as a community for adults 55 years of age or better, and the rule every source agrees on is that at least one resident of each home must be 55 or older. The legal footing is the federal Housing for Older Persons Act, which lets a community exclude families with children only if at least 80 percent of its occupied homes have someone 55 or older living in them. That 80 percent test is what people mean by the 80/20 rule. It is a community-wide count, not a promise that a younger buyer can move in; the association's recorded covenants decide how the remaining 20 percent may be used, how old other household members must be, how long younger guests may stay, and whether and how long a home may be leased.
Those covenants, the bylaws and the design guidelines are kept in a resident-only portal, so we do not quote their terms here. Before you write an offer, or before you decide what to do with a home you inherited, we obtain the current documents and the association's written answer for the specific situation: an under-55 spouse, an adult child moving in as a caregiver, a buyer under 55 who wants to hold the home for later, or a tenant. Do not rely on a listing agent's summary or on what a neighbor was allowed to do.
Floor plans & lot types
Which part of Del Webb at Cane Bay fits you?
Del Webb has no named villages. One builder, one association, one clubhouse. Buyers choose between the plan collections, what is behind the house, and how old it is. Del Webb built 23 plans here in six collections, and the names still appear in listings.
Passport and Seaside plans
The entry plans, 1,109 to 1,424 square feet: Hill Crest, Noir Coast, Steel Creek and Taft Street in the Passport collection, Fox Run, Gray Myst and Pine Spring in Seaside. One story, two bedrooms, a two-car garage and little yard. These are the homes that opened the market near $275,000 in 2026 and the ones that sell fastest.
Fits: singles, snowbirds and lock-and-leave buyers who plan to live at the clubhouse.
Harbor plans
Copper Ridge, Surrey Crest, Tifton Walk, Vernon Hill and Willow Bend: 1,590 to about 2,700 square feet depending on the options the first owner chose, such as a sunroom, a screened lanai or a second-floor loft with a bedroom and bath. The county's median home here is about 1,870 square feet, which is this collection. Look for the loft if you want a guest suite that stays closed off.
Fits: couples who want a real kitchen, a den and room for visiting family.
Expedition plans
Abbeyville, Castle Rock, Kendall Park and Martin Ray, 1,656 to 1,961 square feet. Open-kitchen plans with a flex room in place of a formal dining room, so the living space reads larger than the square footage suggests. Two bedrooms plus the flex room is the usual layout, and many carry a screened lanai. We check the year built on each one, because the same plan was sold across several years.
Fits: buyers who want an open plan without stepping up to the largest sizes.
Coastal and Pinnacle plans
Bluffton Cottage, Cumberland Hall and Morningside Lane in the Coastal collection, and Napa Valley, Dunwoody Way, Sonoma Cove and Tangerly Oak in Pinnacle: 2,051 to 3,800 square feet, three or more bedrooms, often a second floor. County records show a handful of homes over 4,000 square feet. These set the top of the market, from the $500s to the one $979,000 listing in 2026, and they take the longest to sell.
Fits: buyers hosting a full house of family, or two households under one roof.
What is behind the house
The section was laid out around ponds and 360 acres of preserved wetland, and streets such as Waterfront Park Drive, Tidal Creek Court and Harbor Point Court back to water or woods. Those lots hold value better than interior lots facing another house. We found no FEMA AE or A flood zone anywhere inside the section, so a pond view here does not automatically mean a flood policy, but order a flood determination on any water lot.
Fits: buyers who will pay a premium for privacy and a view, and who will check drainage on a rainy day.
Early phases vs last phases
Ten years separate the first and last homes, and it shows in roofs, heat pumps, water heaters and finishes. A 2007 to 2012 home may already have had a roof or HVAC replaced, or may be due. A 2015 to 2017 home has newer systems and the later plans, at a higher price. Ask for the ages of the big systems on every home, and budget for what is original.
Fits: value buyers pick the early phases and update; buyers who want no projects pick the last phases.
Homes & Builder
What kinds of homes are in Del Webb at Cane Bay?
Single-family homes only, built by Del Webb, the 55+ brand of PulteGroup, from 2007 to 2017. County records list 1,021 homes: median 1,873 square feet, most between about 1,400 and 2,800, the smallest 1,220 and the largest just under 5,000. Nearly all are single-level living, with the primary suite, kitchen and laundry on the first floor and, on the larger plans, a loft or bonus room upstairs for guests. Lots are small on purpose: median 0.17 acre, and only about 65 lots reach a quarter acre. Expect a two-car garage, a screened porch or lanai on many homes, and an association-maintained lawn.
One builder means the plans repeat, which is good news for pricing: we can usually find the same plan sold in the last six months.
What era of home?
There is no new construction here and there will not be; the section built out in 2017. If you want a brand-new 55+ home nearby, the choices are Del Webb Nexton, Four Seasons and Summerwind Crossing in the Lakes of Cane Bay, and Horizons at Carnes Crossroads. Our 55+ communities guide compares them, and if you tour a model, register the Mills Team as your agent first. How new-construction representation works
On a resale from the first phases, 2007 to about 2014, have your inspector look hard at the roof, the heat pump and the water heater, which are at or past the end of a normal life on a home of that age, and at the attic ventilation and the caulking around windows and lanai doors. Ask whether the home is on a slab (most are) and check for settlement cracks at the garage and porch. Ask for a CL-100 termite letter and any transferable termite bond. These are routine checks for the age, not known defects of Del Webb at Cane Bay.
Schools
Which schools serve Del Webb at Cane Bay?
Few residents ask, but heirs, caregivers and buyers thinking about resale do. Del Webb is in the Berkeley County School District. We checked the district's 2026-27 attendance zones on the county GIS map at points across the section.
- Cane Bay Elementary (grades PK to 5), inside Cane Bay Plantation on Cane Bay Boulevard.
- Cane Bay Middle School (grades 6 to 8), next door on Cane Bay Boulevard.
- Cane Bay High School (grades 9 to 12), also on Cane Bay Boulevard, a few minutes south of the gate.
The district's August 2026 rezoning, which opened Bee Tree Elementary and Midtown Middle, moved some Cane Bay addresses on the Fairwinds Boulevard side to Bee Tree, but every Del Webb point we tested stayed at the three Cane Bay schools. Cane Bay Elementary and Middle have carried enrollment caps in past years, and the district has said it expects to rezone again within about two years. A grandchild living with you, or a younger family buying a Del Webb home for the future, should confirm the zone for the exact address with the district. The parent Cane Bay page has the full school picture, including the charter school.
Fees & Taxes
What does it cost to own in Del Webb at Cane Bay?
Dues are the big line. They are several times what the family villages of Cane Bay pay, and they buy a lot: the clubhouse, both pools, the courts, the gate and your lawn. There is no improvement district fee on the county's records for this section, which is a real saving compared with Nexton.
| Item | What it is |
|---|---|
| Del Webb at Cane Bay Association | The mandatory 55+ association that owns the clubhouse, pools, courts, dock, trails, private streets and gate. Brokerage listings in 2026 quote $313 per month, with lawn maintenance included; some listings also show trash pickup and cable or internet in the dues. The association does not publish its budget openly, so we confirm the current figure and exactly what it covers from the association before you go under contract. |
| Capital contribution and transfer fee | Listings show a $120 annual capital contribution and a one-time transfer fee at closing of one half of one percent of the purchase price ($2,000 on a $400,000 home). Confirm both on the estoppel letter; they change with the association's rules. |
| Cane Bay master association | Del Webb owners are also bound by the Cane Bay Plantation master covenants, which fund the community-wide trails, entrances and rules. Ask whether the master assessment is inside the monthly figure above or billed separately; we get the answer in writing for the specific home. |
| YMCA | Not included in any dues. Residents join the Cane Bay Family YMCA on their own if they want its pool, track and library branch. Many Del Webb residents do not, because the clubhouse covers the same ground. |
| Property tax | Berkeley County rates, no town tax. A primary residence is assessed at 4% once you file the legal residence application; a second home or rental is assessed at 6%, which roughly triples the bill, so a home bought to hold for later costs more each year. Owners 65 and older who have been South Carolina residents for a year can also apply for the state homestead exemption, which takes the first $50,000 of value off the county bill. How Summerville-area property taxes work |
| Flood and home insurance | We found no FEMA AE or A flood zone anywhere inside the section on the county's flood map, so lenders do not require flood insurance here; a low-cost policy is still worth pricing on a pond lot. Homeowners insurance on a 2007 roof costs more than on a new one, and some carriers ask for a roof inspection past 15 years. Homeowners insurance guide |
Dues change with each association's annual budget. We pull the current figures, the covenants and the age and leasing rules for any Del Webb home before you go under contract.
CPRES-Certified · Probate and inherited homes
Inherited a home in Del Webb at 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 Del Webb at Cane Bay
Live from the Charleston MLS and updated automatically: what has sold, what just came on the market, and what is under contract in Del Webb at Cane Bay. 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
Del Webb is one section of Cane Bay Plantation, so start there for the schools, the YMCA and the rest of the villages. The other 55+ choices inside Cane Bay, Four Seasons and Summerwind Crossing, are in the Lakes of Cane Bay, and our 55+ communities guide compares every age-restricted community in the area, including Del Webb Nexton in Nexton and Horizons at Carnes Crossroads. See the rest of Summerville, or look north to Moncks Corner and Foxbank Plantation and south to Goose Creek.
FAQ
Questions buyers, sellers and heirs ask about Del Webb at Cane Bay
Summerville, ZIP 29486, in unincorporated Berkeley County. Every parcel in the section carries a Summerville address on county records, and none is inside the Town of Summerville or the Town of Moncks Corner. Redfin lists the neighborhood under Moncks Corner in its web address because of how it draws its own boundaries. You pay Berkeley County taxes with no town tax, and any estate goes to the Berkeley County Probate Court in Moncks Corner.
At least one resident of each home must be 55 or older. Federal law lets a 55+ community exclude families with children as long as at least 80 percent of its occupied homes have a resident 55 or older; that is the 80/20 rule. The association's recorded covenants set the rest: the minimum age for other household members, how long younger guests may stay, and whether an under-55 buyer or heir may live in the home. Those documents are behind a resident login, so we obtain them and the association's written answer for your situation before you commit.
Brokerage listings in 2026 quote $313 per month for the Del Webb at Cane Bay Association, with lawn maintenance included, plus a $120 annual capital contribution and a one-time transfer fee at closing of one half of one percent of the price. The dues cover the 20,000 square foot clubhouse, the indoor and outdoor pools, the courts, the gate and the private streets. Del Webb owners are also under the Cane Bay master covenants. The association does not publish its budget openly, so we confirm the current figures for the specific home.
On September 18, 2026, asking prices ran from about $275,000 for the smallest one-story plans to $979,000 for one large custom-finished home, with an average near $420,000 to $450,000. Homes that closed over the summer sold at a median of about $465,000, roughly $219 per square foot, on a small sample. Small plans sell in a few weeks; the largest homes can take months. Ask for a current, plan-specific number.
No. Del Webb opened sales in 2007 and finished the last of about 1,000 homes in 2017, so every home is a resale. For a brand-new 55+ home in the area, compare Del Webb Nexton, Four Seasons and Summerwind Crossing in the Lakes of Cane Bay, and Horizons at Carnes Crossroads. If you tour a model home, register the Mills Team as your agent first.
Only within the association's rules. Any tenant household must still meet the 55+ occupancy rule, and the recorded covenants set the minimum lease term, any approval or registration steps, and any cap on the number of leased homes. We could not read those sections because the association keeps its documents behind a resident login, so do not buy here as an investment, or plan to rent out an inherited home, until we have the current leasing rules in writing. A rented home is also taxed at the 6 percent rate, not 4 percent.
Not on the current map. We checked Berkeley County's FEMA flood layer, revised December 2025, and found no AE, A or VE zone anywhere inside the section, including the pond and wetland lots. Lenders do not require flood insurance here. The section drains through ponds and preserved wetlands, so still order a flood determination and price a low-cost policy on any lot that backs to water.
Del Webb at Cane Bay is the oldest and usually the least expensive of the three, with the most established clubs, a gate, and homes from 2007 to 2017. Four Seasons at Lakes of Cane Bay is newer, gated, on the 300-acre lake, with larger homes and the 24,000 square foot Lake House, at higher prices. Del Webb Nexton is closer to Interstate 26 and downtown Summerville, still building, and carries Nexton's improvement district fee on top of dues. Pick by budget, by how new a home you want, and by whether the lake or the interstate matters more to you.
You can own it and you can sell it; whether you can live in it depends on your age and the covenants. The 55+ rule attaches to who lives in the home, not who owns it, so an heir under 55 can usually hold the title, pay the dues and sell, but usually cannot move in unless someone 55 or older lives there too or the association makes an allowance under its rules. Leasing it out is limited by the same covenants. The probate court is set by the county where the person lived, not where the house is; if they lived in Del Webb, that is the Berkeley County Probate Court in Moncks Corner, even though the address says Summerville. Dues keep accruing during probate, and the estate usually owes the transfer fee at closing. 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 Del Webb agent
Buying, selling or settling an estate in Del Webb at Cane Bay?
We are based in downtown Summerville, about 25 to 30 minutes from the Del Webb gate, and we have sold in Cane Bay's 55+ villages. 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. Contact us
Community facts on this page come from the Del Webb at Cane Bay Association's public website, Berkeley County GIS parcel, street, flood and school attendance zone layers, the Berkeley County School District, and 55places.com's plan list, all checked September 18, 2026. HOA dues, the capital contribution and the transfer fee are as quoted on brokerage listing pages in 2026, not from the association, and change with its budget. Market figures are from public Charleston MLS feeds as of September 18, 2026 and change daily; the live report above is current. Age, guest and leasing rules are set by recorded covenants we did not review and must be confirmed with the association for a specific home. Flood zones, school zones and tax rates should be confirmed for a specific property before you rely on them. Drive times are estimates without traffic. We are real estate agents, not attorneys or tax advisers. The Mills Team is an independent brokerage and is not affiliated with Del Webb, PulteGroup, the Del Webb at Cane Bay Association, Cane Bay Plantation or its master association. Del Webb, Cane Bay Plantation and the plan and collection names are trademarks of their owners. Last reviewed September 2026.