Wassamassaw Plantation in Moncks Corner, SC is a hidden gem for families, retirees, military relocators, and anyone seeking a tranquil Lowcountry lifestyle. This comprehensive guide covers everything you need to know – from the neighborhood’s character and homes to its amenities, schools, commute, and how it compares with nearby communities – so you can make an informed decision about calling Wassamassaw Plantation home.

Neighborhood Overview

Wassamassaw Plantation is an upscale gated community known for its scenic charm and spacious layout. Entering through the private gates, you’ll find estate-sized lots (at least one acre each) lined with custom-built homes. The neighborhood was established around 2008 and has grown into a well-established community of large, modern homes that retain classic Southern architectural touches. Lush trees, three serene lakes, and preserved wetlands form a picturesque backdrop, giving the community a tranquil, park-like atmosphere. In fact, the name “Wassamassaw” comes from a local cypress swamp and is tied to the area’s Native American heritage – believed to translate to “connecting water,” a nod to the area’s waterways. Despite its peaceful, tucked-away feel, Wassamassaw Plantation continues to attract strong interest from buyers in the Moncks Corner area, thanks to its blend of Southern charm and modern living conveniences.

Real Estate Market & Home Prices

Homes in Wassamassaw Plantation are typically large, custom single-family houses on expansive lots. Most homes feature 4–5 bedrooms, 3+ bathrooms, and generous square footage (often 3,000–4,000+ sq. ft.). Many properties boast luxury finishes and extras like gourmet kitchens, high ceilings, expansive porches, and even detached garages or workshops. Recent sale prices have generally ranged from the mid-to-high $500,000s up to around $750,000 for resale homes, with a median sale price around $700K. In today’s market, it’s not uncommon to see some listings asking in the $800K–$900K range for particularly large or upgraded homes, and one current 5-bedroom listing is around $899K. Vacant land is also available – several 1–3 acre lots remain for those who wish to build a custom home, with lot prices usually in the low $100Ks to $200K range. This presents an opportunity for buyers: you can purchase land and construct a dream home while still enjoying the established community around you.

Overall, the real estate trend in Wassamassaw Plantation has been positive, with home values appreciating as demand remains steady. The community’s unique offering of large lots and gated privacy is relatively rare in the area, which helps hold property values. Homes here are considered competitively priced for their size and features, especially when compared to similar high-end neighborhoods closer to Charleston. Buyers should be aware that all homes use septic systems (common for large lots) and are in Flood Zone X (meaning no flood insurance is required on mortgages), which can save on annual costs. In summary, Wassamassaw Plantation’s market offers high-end, spacious homes at a price point that reflects the community’s luxury amenities and space – a strong value proposition for those seeking a bit of elbow room without sacrificing neighborhood feel.

Amenities and Lifestyle
 

One of Wassamassaw Plantation’s biggest draws is its array of amenities and outdoor perks that enhance residents’ lifestyle. Inside the neighborhood gates, you’ll find a beautiful amenity center overlooking one of the community’s lakes. This lakeside recreation area features a resort-style swimming pool with a spacious deck and covered pavilion – perfect for cooling off in the summer and socializing with neighbors. Next to the pool is a picnic/grill area and a clubhouse or covered shelter that hosts neighborhood gatherings and can be used for private events. Families with children will appreciate the playground/play park on site, providing a safe spot for kids to play close to home.

Beyond the pool area, Wassamassaw Plantation boasts plenty of green space and trails. Residents can stroll along walking trails that meander through the community’s wooded areas and around the three stocked ponds. These ponds (or small lakes) are not only scenic, with fountains and docks, but also functional – they’re stocked for catch-and-release fishing and even have a community fishing pier/dock for residents to cast a line. Whether it’s fishing at sunset, walking the dog under the canopy of pines, or having a lakeside picnic, the neighborhood’s design encourages an active, outdoor lifestyle.

Security and privacy are also key parts of life here. The gated entrance is equipped with electronic access, ensuring that only residents and invited guests enter the community. This adds peace of mind for homeowners and contributes to the quiet, low-traffic nature of the streets. Many residents remark on how safe and serene the neighborhood feels – you’ll often see families walking, neighbors biking, or retirees jogging in the mornings, all within the secure confines of the plantation.

Socially, Wassamassaw Plantation has a close-knit community vibe. With under 100 home sites, neighbors get to know each other. The HOA or informal resident groups occasionally organize community events like summer barbecues at the pavilion, holiday decoration contests, or group yard sales. Even when there’s not an official event, the setup of the amenities naturally fosters interaction – you might chat with neighbors while fishing or meet other parents by the pool. For those who prefer peace and privacy, the large lots ensure you have your own space as well. It’s a balance of neighborly camaraderie and private retreat. Additionally, being in Moncks Corner, residents can partake in wider community events – from the annual Fourth of July celebrations and fall festivals in town, to seasonal events like the holiday lights at Old Santee Canal Park – so you get a small-town community feel beyond the neighborhood gates too.

Homeowners Association (HOA) Details

Wassamassaw Plantation does have an active Homeowners Association, which helps maintain the community’s standards and shared amenities. HOA fees are approximately $1,525 per year (about $127/month). These dues fund the upkeep of all common areas and facilities – including maintenance of the gated entry system, landscaping of roadways and green spaces, care for the swimming pool and pavilion, the lakes (fountain maintenance, etc.), playground, and walking trails. The HOA fee also typically covers costs like street lighting and insurance for the common amenities. Residents consistently comment that the neighborhood is “quiet and well-maintained”, a testament to the HOA’s role in preserving the community’s appearance and value.

In terms of covenants and rules, because Wassamassaw is a custom-home community, there are architectural guidelines to ensure homes uphold a certain aesthetic (for example, minimum square footage requirements and design approval for new construction). The HOA’s Architectural Review Board would need to approve new house plans or major exterior changes, which is standard for upscale neighborhoods. All homes are on large lots (1–3 acres) and set back nicely from the road, which along with the rules (e.g. no subdividing lots, no mobile homes, etc.) helps maintain the open, estate-like feel of the community. There may be restrictions on things like parking boats or RVs in driveways; however, given the lot sizes, some homeowners have built detached garages specifically to store boats or campers out of sight. If you have specific needs (like keeping a boat), it’s wise to review the HOA bylaws or talk to current residents – generally, the HOA aims to balance individual enjoyment of property with the community’s appearance.

HOA governance is typically run by a board of resident volunteers (after turnover from the developer, which likely has occurred since the neighborhood is established). Meetings are usually held annually or as needed, and all homeowners have a voice. Overall, the HOA in Wassamassaw Plantation is seen as a positive force that protects property values and ensures the neighborhood remains an attractive, enjoyable place to live. The dues are in line with similar gated communities, especially considering the range of amenities included.

Schools and Education

Wassamassaw Plantation is zoned for the highly sought-after Cane Bay school district in Berkeley County, which is a significant draw for families. Children living in this neighborhood typically attend: Cane Bay Elementary, Cane Bay Middle, and Cane Bay High School. These schools are part of a newer educational campus located just a few minutes away in the Cane Bay/Nexton area. In fact, Cane Bay Elementary and Middle opened around 2009–2012 and Cane Bay High opened in 2008, so all are relatively modern facilities with up-to-date technology and resources.

image: Cane Bay Elementary School

Cane Bay High School is known for strong programs in academics, arts, and athletics; it consistently performs above the state average and carries about a 7/10 GreatSchools rating, which is considered good for South Carolina public schools. The high school offers Advanced Placement (AP) courses, a variety of sports (the Cane Bay Cobras are competitive in football, baseball, band, etc.), and extracurriculars that cater to a range of student interests. The middle and elementary schools feed into the high school and benefit from a supportive community and active parents. GreatSchools currently rates Cane Bay Elementary and Middle around 5/10 (average), but many parents choose these schools for their dedicated staff and the convenience of having all grade levels close by. Because the schools are newer, they often have newer amenities (like modern playgrounds and media centers) and a growing reputation.

image: Cane Bay Middle School

For families considering a move, it’s reassuring that Cane Bay schools are just a short drive (roughly 5–10 minutes) from Wassamassaw Plantation. Children can even participate in after-school programs or sports at school and still be home in a quick ride. The proximity also means less time on the bus or in carpool lines. Additionally, there are private school options and preschools in the area (such as Northwood Academy or St. John’s Christian Academy in Moncks Corner, or the multitude of private schools in nearby Summerville/Goose Creek) if families seek alternatives. For higher education, Charleston Southern University (CSU) and Trident Technical College’s campuses are about 15–20 minutes away, and the College of Charleston and The Citadel are in downtown Charleston (~30–40 minutes).

image: Cane Bay High School

Overall, being zoned to Cane Bay is considered a plus – it’s a newer, well-regarded district, and many families move to this area specifically for these schools. The combination of strong schools and a family-friendly neighborhood make Wassamassaw Plantation a compelling choice for those with kids or planning to have children.

Location and Commute

Wassamassaw Plantation enjoys a strategic location in the tri-county area that offers both quiet seclusion and reasonable commute times to key destinations. The neighborhood is situated in the southwestern part of Moncks Corner, near the junction of Hwy 176 (State Road) and Wassamassaw Lane, which puts it close to the Cane Bay/Nexton area and I-26 access.

For anyone working in the greater Charleston region, you’ll find the commute manageable:

• Downtown Charleston: Approximately 30–35 minutes by car. You can reach downtown via Highway 176 to US-17A or via I-26 (the Jedburg Road I-26 interchange is about 15 minutes from the neighborhood). In normal traffic, expect about a half hour to get to the Charleston peninsula. This is a major advantage – you get a countryside feel at home, but a commute under an hour to the historic city center.

• Joint Base Charleston: About 20–25 minutes. Joint Base Charleston has two main sites – the Air Base in North Charleston (near the airport) and the Weapons Station in Goose Creek. Wassamassaw Plantation is roughly 20 minutes from both. For the Air Base, you’d hop on I-26 and head toward North Charleston (about 20 min to the airport area). For the Weapons Station in Goose Creek, it’s an easy drive down Highway 52 or 17A through Goose Creek (~20–25 min). This proximity makes the neighborhood very convenient for military families; you can serve at the base and come home to a peaceful retreat.

• Major Employers (Boeing, Volvo, etc.): The Boeing plant (North Charleston) is roughly a 20-minute commute as well. Volvo’s manufacturing plant in Ridgeville is about 15–20 minutes up I-26 toward Jedburg – very close by. Other employers like Bosch, Daimler, or Google’s data center in Goose Creek are similarly within ~20-30 minutes. Charleston Southern University (CSU) and Trident Tech (2 big local colleges) are around 15 minutes south.

• Summerville and Moncks Corner: If you need local shopping or dining, Summerville’s Nexton Square and downtown Summerville are about 10–15 minutes away. Moncks Corner’s own Main Street is about 15 minutes in the other direction. So you have easy access to grocery stores, restaurants, and services in both towns. Cane Bay Plaza (with a Publix supermarket, eateries, and shops) is only 5 minutes away – practically around the corner.

• Beaches: For weekend fun, Isle of Palms or Sullivan’s Island beaches are roughly a 45-minute to 1-hour drive (since you’d go through Charleston). Folly Beach is about the same. Lake Moultrie, however, is right in Moncks Corner – just 20 minutes to reach lakefront parks and boat landings for freshwater fishing and boating.

Despite being a bit rural in feel, the neighborhood’s access to I-26 via Jedburg Road means you can get on the interstate quickly and head to Charleston, Mount Pleasant, or Columbia with ease. Additionally, Highway 176 connects down to Goose Creek, and Highway 52 goes into Moncks Corner – these multiple route options give flexibility if one route has traffic. During peak rush hours, the commute times can lengthen (especially on I-26 toward Charleston), but many residents find that living slightly out of the urban congestion is worth the trade-off. On a normal day, you can reliably get to most job centers in well under 40 minutes.

In summary, Wassamassaw Plantation offers a “best of both worlds” location – peaceful and tucked away, yet not isolated. You can enjoy Moncks Corner’s small-town charm and nature (with places like Cypress Gardens, Francis Marion National Forest, and Mepkin Abbey nearby for weekend exploring), and still commute to city amenities or work centers without a long haul.

Comparison to Nearby Neighborhoods

How does Wassamassaw Plantation stack up against other communities in Moncks Corner and the surrounding area? Below is a comparison of key factors (home prices, amenities, schools, and commute) between Wassamassaw Plantation and a few other popular neighborhoods that buyers often consider:

Community	Home Price Range	Amenities	Schools	Commute to Charleston / Joint Base
Wassamassaw Plantation	High-end custom homes, roughly $600K–$800K+ (median ~$700K) on 1–3 acre lots	Gated entrance; community pool & pavilion; 3 stocked lakes with fishing dock; walking trails; playground	Cane Bay Elementary/Middle/High (highly sought-after; newer facilities)	~30–35 min to downtown Charleston; ~20 min to Joint Base Charleston (via I-26)
Foxbank Plantation	Mid-range mixed homes, approx $250K–$450K (median ~$343K) on smaller lots (0.15–0.3 acre)	2 pools (resort-style); 67-acre lake with dock; multiple ponds; parks & playgrounds; dog park; fitness center; on-site retail (shops, restaurants) and Foxbank Elementary school in community	Foxbank Elementary (within neighborhood); Berkeley Middle; Berkeley High School (Moncks Corner’s main high school)	~45 min to Charleston (via Hwy 52 or US-17A); ~20 min to Naval Weapons Station (Goose Creek); ~30 min to Boeing/North Charleston
Cane Bay Plantation	Wide range of homes from mid-$300Ks up to $600K+ (median ~$450K); includes starter homes and upscale sections (even $700K+)	Extensive amenities: multiple neighborhood pools & play parks; miles of walking/jogging trails; YMCA fitness center; Cane Bay shopping center (Publix, eateries); lake system for kayaking; some gated sub-sections; on-site K-12 schools	Cane Bay Elementary/Middle/High (all located within Cane Bay); highly convenient for families (no leaving the community for school)	~30 min to Charleston (direct I-26 access); ~20 min to Joint Base Charleston; ~10 min to Summerville; 5 min to Nexton dining/shopping
Spring Grove Plantation	Affordable newer homes, roughly $300K–$400K for 3–5 bedroom homes (varies by size/year); lots ~0.2–0.3 acre	Family-friendly amenities: community pool with pavilion; playgrounds; dog park; open green spaces; walking trails; plus RV/boat storage area (for residents)	Whitesville Elementary (nearby); Berkeley Middle; Berkeley High School – solid Berkeley County schools (not as new as Cane Bay’s but well-established)	~40 min to Charleston; ~25 min to Joint Base Charleston; ~15 min to Goose Creek; ~15 min to Moncks Corner town center

Notes: Each community offers a distinct lifestyle. Wassamassaw Plantation stands out for its large lot sizes, gated privacy, and serene atmosphere – ideal if you value space and tranquility. Foxbank Plantation and Cane Bay Plantation are larger master-planned developments with more extensive amenities and conveniences (like on-site schools or shops), but they have smaller lots and more residents (higher density). Spring Grove Plantation represents a good option for those seeking a lower price point while still getting amenities, albeit in a less upscale package (homes are generally production-built vs. custom). Wassamassaw’s home prices are higher due to lot size and custom builds, but for that premium you get exclusivity and a unique “estate in the woods” feel that the others can’t match. Commute-wise, all these communities are in the same general region – Cane Bay has the slight edge of immediate interstate access, while Foxbank and Spring Grove are a bit further out on local highways. In terms of schools, Wassamassaw and Cane Bay share the Cane Bay schools (a big plus for those prioritizing newer schools), whereas Foxbank and Spring Grove feed into the older Berkeley High system (Berkeley High is a historic school in Moncks Corner with solid academics and sports, but it’s not as new as Cane Bay High).

Use this comparison to weigh what matters most to you – be it lot size, amenities, school preference, or home cost. Wassamassaw Plantation offers a luxurious, quiet retreat vibe, whereas some nearby neighborhoods offer a more traditional suburban experience with higher convenience.

Community Life and Insider Insights

Living in Wassamassaw Plantation offers more than just a house – it’s a lifestyle that blends nature, community, and convenience. A few insider insights and notable tidbits about the neighborhood:

• Nature & Wildlife: Because of the community’s wooded setting and preserved wetland areas, don’t be surprised to see deer wandering at dawn or hear frogs and crickets by the ponds at night. Bird watchers will enjoy sightings of egrets, herons, and other waterfowl around the lakes. The neighborhood’s design intentionally feels like a nature preserve with homes tucked among the trees and water – a peaceful environment that’s increasingly hard to find in new developments.

• History & Name: The land has roots in Lowcountry history. “Wassamassaw” (sometimes spelled Wassamasaw) references the Wassamassaw Swamp nearby and the Wassamassaw tribe of Varnertown Indians, indigenous to the region. While the current homes are new, the area’s history is reflected in street names (like Plantation Overlook Dr., etc.) and the overall respect for the natural landscape. Moncks Corner itself is historic – with sites like Fort Fair Lawn and Mepkin Abbey – so history buffs will find plenty to explore just a short drive away.

• Community Events: As a smaller community, Wassamassaw doesn’t have big organized events like some huge subdivisions do, but residents have created their own traditions. There’s often a neighborhood gathering in the summer (an HOA-sponsored cookout or pool party). During holidays, many homes go all-out with decorations, and trick-or-treating at Halloween is active inside the neighborhood (the gate is usually opened for a few hours to invited guests or friends of residents so kids can trick-or-treat safely). Neighbors have been known to organize impromptu block parties or meet-ups – for example, a few families might start a bonfire by one of the lakefront fire pits on a cool fall evening. The atmosphere is friendly and welcoming, but also respectful of privacy.

• HOA and Governance: An insider tip – if you move in, get involved with the HOA or just attend a meeting. It’s a great way to meet neighbors and have a say in community matters. Because many residents are professionals (some retired military, Boeing engineers, etc.), the community has a lot of talented folks who care about the neighborhood. This means the HOA is often well-run and proactive. For example, if a hurricane is approaching (as Charleston area experiences occasional tropical storms), neighbors often share resources and help one another secure yards, etc. It’s a tight-knit, lookout-for-each-other community, which newcomers really appreciate.

• Nearby Attractions: Living here, you’ll quickly learn the back roads to fun outings. One insider favorite is Cypress Gardens (10 minutes away) – famous for its landscaped blackwater swamp (featured in films like The Notebook). It’s great for a family day of walking trails or even kayaking in the swamp. Lake Moultrie is to the north – many residents have boats or fishing gear to take advantage of the lake on weekends. And if you’re into golfing or social clubs, there are courses in Summerville and Goose Creek within 20–30 minutes. So while Wassamassaw Plantation itself doesn’t have a golf course or restaurant on site, you’re never far from activities.

• Infrastructure: High-speed internet is available (fiber optic service has been expanding in Berkeley County, and many work-from-home residents report good connectivity). Utilities are a mix of municipal and on-site – water is likely public or community well, and as mentioned, each home uses a septic system for sewer. Trash pickup can be arranged through local services. These are small things, but important for day-to-day living. Being outside town limits, you enjoy slightly lower property taxes than if you were within Moncks Corner town proper, yet you’re still close enough to use Moncks Corner’s services and shops.
  

• Resale Value: From a real estate perspective, insiders note that homes in Wassamassaw Plantation tend to sell less frequently – people buy here and often stay long-term. When homes do go on the market, they appeal to a specific buyer looking for that blend of land and community. As the Charleston metro grows outward, a property in a community like this (with large lots and gated privacy) is likely to hold its value well. It’s somewhat insulated from the ups and downs of cookie-cutter subdivision markets because it’s unique. So, buying here is not only a lifestyle choice but also can be seen as a good investment in the long run.
  

In conclusion, Wassamassaw Plantation offers a peaceful retreat with all the modern conveniences close at hand. Its character – defined by natural beauty, spacious homes, and a friendly community spirit – makes it a standout choice in the Moncks Corner area. Whether you’re a family looking for top-notch schools and room for the kids to play, retirees seeking a quiet yet engaging community, or a military/transplant family wanting an oasis to come home to each day, Wassamassaw Plantation delivers a bit of “Lowcountry paradise” you can call home. We hope this guide has painted a clear picture of what life in Wassamassaw Plantation is like. Feel free to reach out for more personalized information – and maybe soon you’ll be enjoying a lakeside sunset in this wonderful neighborhood!