Snee Farm

Snee Farm is a 1,329-home established neighborhood in central Mount Pleasant, developed on the grounds of Snee Farm Plantation between 1971 and the late 1980s and anchored by a private George Cobb-designed golf course. Buying here means navigating the Country Club access model, the $415/year master HOA fee, four distinct sub-communities (Snee Farm proper, New Charlestowne, Gardens, Lakes, Village), flood-zone patterns, schools, and current market data.

The Snee Farm Community Foundation (SFCF) master assessment is $415 per property for 2026 — the lowest master HOA fee among Mount Pleasant's HOA-governed planned and golf communities. The Country Club (sneefarmcc.com) is a separate private business from the HOA (sneefarmcf.com); membership is voluntary for residents and does not convey with a home purchase. Most residential lots sit in Zone X unshaded on the January 29, 2021 effective FIRM; only the golf-course lowlands and creek edges are mapped Zone AE.

The residential neighborhood and the Charles Pinckney National Historic Site (NHS) next door are separate properties. The NHS is a 28-acre National Park Service (NPS) preserve of the Pinckney-era plantation core, open to public visitors. The neighborhood itself is a private residential community owned parcel-by-parcel, with private streets-adjacent amenities — not a visitor destination.

• Location: Mount Pleasant, SC 29464 — between US-17 and I-526, extending north to Longpoint Road
• Total homes: ~1,329 residential units (891 under SFCF master assessment)
• Price range: $350K – $2M+ (attached ~$350K–$500K; core detached $600K–$900K; custom and Village $1.2M–$2M+)
• Home styles: Midcentury ranch, New Traditional, Charleston single
• Vibe: Established, golf-adjacent, mature-oak streetscape
• HOA fee: $415/year SFCF master (2026); Lakes, Village, and Ventura Villas carry separate sub-HOA or regime fees
• Year founded: First neighborhood declaration recorded March 22, 1971; median year built 1982
• Lot sizes: ~0.34-acre median; core lots usually over 0.25 acre, up to ~1 acre on custom sites
• School district: Charleston County — Edwards / Moultrie / Beckham
• Flood zones: Majority Zone X unshaded; golf course and creek edges Zone AE (base flood elevation ~8 feet above sea level)
• Golf course: Snee Farm Country Club — private, par-72, 6,834 yards (George Cobb-designed)
• Short-term rentals: Prohibited under SFCF covenants; per-day fines for violations — confirm current fine schedule with the management company

Snee Farm is the established Mount Pleasant neighborhood where a 40-plus-year golf community, a National Park Service historic site, and four distinct sub-communities all sit inside one branded boundary. The combination is specific to Snee Farm among Mount Pleasant neighborhoods — a private George Cobb-designed course, a $415/year master HOA, and a layered sub-community map that ranges from attached townhomes in the mid-$300s to custom Lowcountry homes above $1.8M.

Snee Farm Golf Club purchased Snee Farm Plantation in 1966. By the early 1970s, all but a 28-acre core had been sold off for housing and the golf course. E.M. Seabrook, Jr., Inc. recorded the first residential plats starting February 1971; Heaner Engineering Co., Inc. filed corrective replats in 1972. Snee Farm Gardens platted in 1981.

The 28-acre remnant was sold to C and G Investments in 1986 for a proposed 40-lot subdivision. Friends of Historic Snee Farm organized in response, Congress authorized Charles Pinckney National Historic Site in 1988, and the NPS acquired the core in 1990. The site preserves the remnant of the plantation associated with Charles Pinckney, a drafter of the U.S. Constitution, and interprets the enslaved African-American history of Snee Farm. The NHS and the residential neighborhood are separate properties with separate ownership.

Snee Farm is not a single HOA with one housing stock. It is a layered set of pockets, each with its own build era, price tier, and governance:

• Snee Farm proper (core): 1970s–1980s platted core under SFCF master covenants.
• New Charlestowne: interior 1980s section under SFCF master covenants, with supplemental rules in Article XI of the 1999 covenants.
• Snee Farm Gardens: interior 1981-era section under SFCF master covenants, with supplemental rules in Article XII.
• Snee Farm Lakes: 148 attached townhomes and condominiums — a fully independent HOA with its own covenants, board, architectural review, and regime fees.
• Snee Farm Village: a 2020–2021 Brightwater Homes infill at the neighborhood entrance — a dedicated sub-HOA with its own quarterly dues.

A single "Snee Farm" listings search can return a $350K attached condo and a $1.9M custom home side by side; price expectations track to the sub-community, not the brand.

The rolling 12-month median sale price in Snee Farm is ~$809,000, with the March 2026 single-month median running ~$850,000 (down ~8% year-over-year on that single-month window, and down ~3% on the trailing 12-month window). Single-family segment median is $937,000; townhouse segment median is $515,000. Snee Farm is effectively a two-market neighborhood with a luxury shelf on top.

Core streets carry an architectural mix earned over 40-plus years of build-out: midcentury ranch, contemporary New Traditional, coastal cottages, and Southern homes with double-decker porches. Core lot sizes run over a quarter acre up to about one acre on the larger custom lots; the neighborhood-wide median lot is ~14,810 sqft (~0.34 acre). Average single-family size is ~2,298 sqft. New Charlestowne favors traditional brick, Colonial, and Charleston single layouts with double piazzas, and many homes back the George Cobb course. Snee Farm Village adds Lowcountry custom product at the entrance.

Average price per square foot across all types is ~$402. Median days on market runs ~36–41 days, with two offers typical on active listings. Trailing 12-month sales total 57, months of supply 3.8 — a balanced market tilted slightly to buyers on longer days-on-market inventory. Rolling 12-month year-over-year change is ~-3%.

Daily life in Snee Farm runs on mature oaks, cul-de-sac streets, and a private golf course at the center. The 40-plus-year streetscape, central Mount Pleasant location, and established resident base shape the neighborhood's identity; median household income is ~$100,300, and 61.8% of adults hold college degrees. Owner-occupancy sits at 79%.

Snee Farm Country Club sits at the neighborhood's center but operates as a separate private business from the HOA. The course is a George Cobb-designed par-72 at 6,834 yards from the back tees. Cobb also designed the Augusta National Par-3 course (1959) and consulted on Augusta's main course. The Club hosts the Rice Planters Amateur Championship, founded in 1973.

The full facility:

• 18-hole private course, grass-tee driving range, chipping area, putting green
• 18 lighted tennis courts (10 hard, 8 clay)
• Two newly renovated pools (one family, one adult-only)
• Clubhouse with dining, fitness room with sauna, walking trails
• PGA professional on staff

Membership is voluntary for residents. Buying a home in Snee Farm does not convey golf, tennis, pool, or clubhouse access. The course and cart path are private property; non-members should stay off.

Membership tiers. Six tiers are offered: Full Golf, Dual Club (Snee Farm + RiverTowne), Triple Club (Snee Farm + RiverTowne + Dunes West), Master Junior Golf (members under 35), Tennis, and Swim. Dual members get tennis and pool privileges at Snee Farm expressly included; the Triple tier does not spell out tennis and pool rights. Full Golf and Tennis members access the broader ClubCorp/Invited network via XLife benefits. Fitness-room access is a $25 upgrade on tiers that list it. Request the current rate sheet — with initiation, monthly dues, food-and-beverage minimums, and waitlist status — from the membership office.

Ownership note. Prior Country Club owner James Feeney died in 2024; Rice Planters Amateur founder Dick Horne died the same year. Request current ownership and management detail from the membership office. The tri-club membership product (Snee Farm + RiverTowne + Dunes West) is actively marketed.

Snee Farm took the 2020 Best of Mount Pleasant "Best Neighborhood" honor. Pro tennis player Shelby Rogers grew up playing on Snee Farm's neighborhood courts from age four. The neighborhood is known for live oaks, lagoons, spacing between homes, and a layout distinct from newer high-density projects.

Crime indices score 1–3 across categories on a 1–10 scale (national average 4); the overall Crime Score is 1, the lowest tier. Walk Score is 40/100, Bike Score 40/100, Transit 0/100 — the neighborhood is car-first, consistent with its 1970s suburban-era street plan.

Residents and the SFCF board navigate several issues:

• Entry signal design. Signal design at US-17 / Snee Farm Parkway and a US-17 corridor safety contract are on the Town's Bids & Purchases list. The signal could still be two years out and may require changes to the entry island and brickwork.
• Covenant modernization. The 1999 Amended Declaration and Restrictions (ADAR) is widely seen inside the neighborhood as outdated, though a formal amendment requires a two-thirds vote across all 891 homes in the master. No formal amendment package is on the 2026 docket.
• Entry signs and Whipple fence. Entry sign and Whipple fence replacement options range from ~$70,000 for repairs to ~$380,000 for a full composite replacement, with a Town partnership under discussion.
• Sidewalks and speed cushions. Sidewalk and speed-cushion proposals have faced neighborhood pushback and remain unresolved.

Shem Creek Park, the Mount Pleasant Recreation Department fields, Palmetto Islands County Park, Hamlin Park, and Park West Recreation Complex are all within a short drive. Retail at Mount Pleasant Towne Centre and Harris Teeter is under 10 minutes. Annual precipitation averages 52 inches; summer highs average 91°F, winter lows 37°F.

Snee Farm sits in central Mount Pleasant, bracketed by US-17 to the east and I-526 to the west, with Longpoint Road as the northern extent. The central position is the neighborhood's most persistent practical selling point.

The US-17 / Snee Farm Parkway signal is in design; expect entry-area construction staging at some point. Day-to-day, US-17 and I-526 provide redundant routes to the peninsula, which avoids the single-bridge chokepoints other Mount Pleasant communities face.

Snee Farm is zoned to three Charleston County School District schools:

Beckham posts an average SAT of 1,112 (state average 1,008) and 81% SAT participation. Address-based zoning should be confirmed with the CCSD look-up tool before contract.

Palmetto Christian Academy (PK, K-12; 811 students; tuition $14,150 at the highest grade) at 361 Egypt Road is a private option; it is not a zoned public assignment.

The SFCF master assessment is $415 per property for 2026, billed annually, with payment due February 28, 2026. The 2025 fee was $410; the board raised it $5 for 2026, with letters issued the week of January 20, 2026. The master assessment applies to the 891 homes inside the SFCF master umbrella.

Snee Farm Community Foundation, Inc. (SFCF) is a South Carolina non-profit corporation operating as the master homeowners association. Day-to-day management runs through a third-party manager (Ravenel Associates). The SFCF board meets the third Tuesday of every month at 6:00 PM, hybrid at Snee Farm Country Club upstairs and on Zoom. Two standing committees do the covenant work: the Architectural Control Committee (ACC) and the Restrictions Compliance Committee (RCC). SFCF governance runs under the 1999 Amended Declaration and Restrictions, which consolidated the 1971 declaration and later amendments.

Snee Farm carries one of Mount Pleasant's more layered fee structures, because three sub-communities operate their own associations independent of the SFCF master:

Lakes owners pay the regime fee rather than the SFCF master — Snee Farm Lakes is an independent HOA. Whether Snee Farm Village parcels also pay the SFCF master in addition to the $510/quarter Village sub-HOA varies by parcel; Village buyers should confirm layering in the resale package or with the SFCF management company.

Among Mount Pleasant's HOA-governed planned and golf communities, $415/year is the lowest master fee. Old Village is generally non-HOA — many Old Village homes carry no HOA at all.

Short-term rental activity is prohibited. SFCF classifies any rental under 10 days as commercial use under the 1999 covenants, with per-day fines for violations — confirm the current fine amount with the management company. Long-term leases (10 days and up) are permitted; owners must register tenant names and contact information in writing with the management company and remain responsible for tenant compliance.

Mount Pleasant Code section 156.343(B) prohibits short-term rental (STR) permits in any neighborhood whose enforceable covenants ban short-term rentals, which makes Snee Farm parcels ineligible for a town STR permit. Town-wide STR permits are capped at 400.

Exterior alterations require an approved ACC permit before work starts: roofing, siding, paint colors, shutters, driveways, pools, fencing, additions, outbuildings, installed play equipment, and significant landscaping or tree removals. Any living tree above a small trunk-diameter threshold (measured two feet above ground) requires ACC approval; confirm the current threshold with the ACC before removing a tree. Standard covenant-violation fines accrue per day under the RCC fine schedule — confirm the current amount with the management company. A transfer/capital-contribution fee is charged at closing, and a resale-package fee applies — confirm current amounts in the resale package.

Property taxes in Snee Farm follow Town of Mount Pleasant millage. South Carolina uses a 4% assessment ratio on owner-occupied primary residences and a 6% ratio on non-owner-occupied properties, so the same sale price generates very different annual bills depending on the buyer's occupancy status.

Point-of-sale reassessment. South Carolina resets taxable value to market at purchase. Snee Farm is a mature neighborhood (median year built 1982), so long-tenured owners often carry artificially low tax bills relative to current market value. New buyers should model the post-sale bill at the current sale price, not the prior owner's assessment. Charleston County also adds a stormwater utility fee and a solid-waste user fee to the annual bill — confirm current amounts with the Charleston County Auditor.

The majority of Snee Farm's residential lots — core streets like Queensbury Drive, Club Drive, and Lyttleton Drive — sit in Zone X unshaded on the Flood Insurance Rate Map (FIRM) that took effect January 29, 2021. Federal flood insurance is not required on those parcels. The golf-course lowlands, tidal-creek buffers, and marsh edges on the west and north are mapped Zone AE with a base flood elevation of ~8 feet above sea level; flood insurance is mandatory on those parcels with a federally backed mortgage.

A later map revision (LOMR 21-04-3056P) amended specific parcels at the southeastern edge. The scope of that revision is bounded and parcel-level; buyers should confirm the current mapped zone for a specific address against Charleston County GIS before writing an offer.

Snee Farm's flood pattern is asymmetrical by design. Runoff from a larger upland drainage shed drains through a ditch system into the Snee Farm lake system, and the engineered control points sit on the course: the area around the golf green, a weir around the green, culverts and golf-course crossings, and the main Snee Farm outfall. Earlier Town work at Snee Farm included an emergency swale across a fairway at the Farm Quarter outfall and later golf-course ditch reconstruction. The course functions as the neighborhood's storage and conveyance corridor, which is why it carries the AE designation and the residential uplands largely do not.

A Town program launched in July 2018 replaced and lined pipes, rebuilt ditches, and added water-quality treatment areas benefiting the Horlbeck Creek, Wando River, and Hobcaw Creek watersheds. A bioretention pond at the Whipple and Indigo Cut entrance holds water temporarily and drains within 72 hours. Before the October 2015 thousand-year rain event, Snee Farm appeared on the Town's FEMA repetitive-loss cluster list, with metal pipe and box failures and sinkholes; the 2018 program addressed those failure points across Governors Road, Loyalist Road, Farm Quarter Road, Casseque Province, Plantation Lane, and the Casseque / golf-course ditch.

Buyers shopping a golf-edge lot can sometimes get the federal flood-insurance requirement lifted on that specific parcel by filing a Letter of Map Amendment (LOMA) with FEMA. Good candidates are lots where only a small corner of the yard touches the mapped zone, or where the house itself sits well above the drainage corridor. Poor candidates are lots where the house footprint sits low in the active drainage path. An elevation certificate is the qualifying evidence. FEMA pricing rules changed how premiums are calculated, but they did not change the map-based requirement that lenders enforce on federally backed mortgages.

The Hobcaw Basin Phase I drainage program — funded with a $2.6 million state disaster-recovery allocation and an RK&K engineering contract signed August 5, 2022 — sits adjacent to Snee Farm watersheds and targets a drainage capacity that handles a 10-year storm on priority basins. Phase I targeted permitting, bid, and operational milestones through 2025.

Three infrastructure items are on the Town list and touch Snee Farm directly:

• US-17 / Snee Farm Parkway signal. A design contract for the signal at Snee Farm Parkway / Palmetto Plantation Boulevard at US-17 is on the Town list, alongside a US-17 corridor safety enhancement design contract. The signal could still be two years out and may require changes to the entry island and brickwork.
• Long Point Road safety package. The package includes landscape medians, a Mount Pleasant Way expansion, traffic-signal upgrades, and enhanced pedestrian crossings, with staff coordinating project limits with the South Carolina Department of Transportation (DOT) around the Whipple area.
• Hobcaw Basin Phase I drainage. The $2.6M state-funded Phase I covers hydraulic modeling, design, and construction plans for priority basins, targeting a drainage system that handles a 10-year storm. The goal is added drainage capacity, not a lowered base flood elevation — Phase I will not produce a FEMA map revision that changes insurance requirements.

The Mark Clark Extension (Interstate 526 completion) is a Charleston County / South Carolina Department of Transportation / federal permitting matter and not primarily a Snee Farm land-use item. The more immediate transportation debates for the neighborhood are the Snee Farm Parkway signal, the Long Point Road package, and I-526 ramp work.

Snee Farm offers a specific value proposition: central Mount Pleasant location, the lowest master HOA among Mount Pleasant's HOA-governed planned and golf communities, four distinct housing tiers under one brand, and a mature 40-plus-year streetscape built around a private golf course.

Snee Farm fits well for:

• Buyers prioritizing central Mount Pleasant with redundant US-17 and I-526 access and under-10-mile peninsula proximity
• Buyers targeting lower-maintenance attached stock in the Lakes or Ventura Villas pockets in the $350K–$500K band
• Golf-focused buyers who intend to join the Country Club — explicitly, not assumed as a residency perk
• Buyers targeting a detached core home in the $700s–$900s on a larger, mature-oak lot
• Buyers targeting Brightwater-era custom Lowcountry homes at the neighborhood entrance (Snee Farm Village)
• Long-term owner-occupants — the 79% owner-occupied share and covenant-prohibited STR activity support stability

Consider alternatives if:

• The plan depends on short-term rental income — STR is covenant-prohibited and town-ineligible
• Walkability or transit drives the location decision (Walk 40, Transit 0)
• New construction at scale is the priority — Carolina Park and Park West carry more late-2010s and 2020s stock
• Full club amenity access needs to come bundled with the HOA fee — Dunes West and Park West bundle more amenities into master dues
• Budget targets below $350K — the neighborhood's attached shelf starts in the mid-$300s

Tradeoffs to weigh:

• The covenant modernization conversation continues; current enforcement runs on 1999 ADAR language widely seen as outdated
• Entry-area construction is tied to the Snee Farm Parkway signal design
• Country Club amenity access runs through a voluntary membership tier, not through residency — plan accordingly

• Snee Farm Community Foundation — HOA board, meeting minutes, covenants, assessment notices (sneefarmcf.com)
• Snee Farm Country Club — membership tiers and contact (sneefarmcc.com)
• Charles Pinckney National Historic Site — NPS unit adjacent to the neighborhood (nps.gov/chpi)
• FEMA Map Service Center — FIRM panels 45019C0527K, 0529K, 0533K (msc.fema.gov)
• Charleston County GIS — LOMR boundaries and parcel flood designations
• Charleston County School District look-up — address-based attendance-zone verification
• Charleston County Auditor — property tax estimator