Snee Farm

Snee Farm occupies a unique position in Mount Pleasant's landscape—it's where colonial history meets modern Lowcountry living. This established neighborhood wraps around a 28-acre National Historic Site preserving the plantation of Charles Pinckney, a "forgotten founder" who helped draft the U.S. Constitution. Built primarily in the 1970s and 80s, Snee Farm offers mature landscaping, larger lots, and a distinct "park-like" atmosphere that newer developments can't replicate.

The community centers around the voluntary-membership Snee Farm Country Club, featuring an 18-hole championship golf course, 18 tennis courts, and three swimming pools. Unlike cookie-cutter subdivisions, homes here vary widely—from $450,000 condos to $2.3 million estate properties on the golf course. Residents are a mix of young families attracted to top-rated schools, retirees downsizing from larger homes, and professionals who value the seven-minute drive to Isle of Palms beaches.

The vibe is decidedly "Old Mount Pleasant"—established, stable, and community-focused. You'll see golf carts navigating the streets, neighbors gathering at Friday club dinners, and the Killer Whales swim team dominating summer social calendars. This is a neighborhood where residents stay for decades, evidenced by low turnover and tight inventory.

Location & Geography

Snee Farm sits on Wando Neck, a peninsula between the Cooper River (west) and Wando River (east) in Mount Pleasant's East Cooper region. The entrance is at 1254 Long Point Road (SC 29464), directly off U.S. Highway 17 North near the Isle of Palms Connector intersection.

Key proximities:

• 7 miles (20 minutes) northeast of downtown Charleston via the Ravenel Bridge
• 7-10 minutes to Isle of Palms beaches
• 15-20 minutes to Charleston International Airport via I-526
• Adjacent to Palmetto Islands County Park (943 acres)

The terrain is characteristic Atlantic Coastal Plain—flat, low-lying, sandy soil with elevations barely above sea level. Massive live oak trees draped in Spanish moss dominate the landscape, some dating back centuries. The eastern and western edges feature tidal creeks and marshes feeding into the Wando River, creating the wetland environment where rice was historically cultivated.

The neighborhood's 715 original acres (now mostly developed) include the George Cobb-designed golf course that winds through natural creeks and man-made lagoons. Climate is humid subtropical: hot, humid summers (average high 90°F in July) and mild winters (average high 60°F in January). Afternoon thunderstorms are common May through September.

Real Estate Market Snapshot

Early 2026 Market Conditions: Snee Farm's market has normalized after the 2021-2022 frenzy. Stability defines current conditions, with the neighborhood maintaining desirability through established landscaping, larger lots, and location advantages.

Pricing:

• Median single-family home: $820,000-$875,000
• Condos/townhomes (Ventura Villas): $450,000-$600,000
• Golf course/waterfront estates: $1.5M-$2.3M+

Inventory & Market Speed:

• Typically 15-25 active listings at any time
• Days on Market: 60-80 days average
• Turnkey renovated homes: Under 30 days
• Homes requiring updates: 90+ days

Market Dynamics:

• Status: Balanced/slight seller's market
• Appreciation: Stabilized after double-digit growth; recent year-over-year changes range from -5% to flat depending on quarter
• Negotiation: Buyers now have power—homes commonly sell 3-5% under list, with successful negotiations for repairs or rate buy-downs

Buyer Leverage: Unlike two years ago, buyers can negotiate. Sellers cannot aggressively overprice unrenovated properties. The tight inventory still favors sellers, but only with realistic pricing.

Relocation Tips

• HOA vs. Country Club: The Snee Farm Community Foundation (HOA) and Country Club are separate entities. HOA fees run approximately $410 annually for single-family homes, covering common area maintenance only. Country Club membership (golf, tennis, or social) is voluntary. Joining provides reciprocity with RiverTowne and Dunes West clubs, tripling course and pool access.
• Flood Insurance Reality: This is critical. Snee Farm's low-lying topography creates a patchwork of Flood Zone X (lower risk) and Zone AE (high risk, mandatory insurance with mortgages). Many 1970s/80s homes sit on concrete slabs at ground level—in AE zones, this often means the home sits below current Base Flood Elevation. Annual flood insurance can reach $2,000-$4,000+. Always demand an Elevation Certificate before making offers. Existing policies can sometimes transfer from sellers to lock in lower rates.
• School Zoning Verification: The typical track is Jennie Moore Elementary → Laing Middle School → Wando High School. However, school zones shift due to overcrowding. Always verify specific addresses on the Charleston County School District GIS map before closing. The new Lucy Beckham High School has complicated some zoning lines.
• Traffic Navigation: You're at the base of the IOP Connector—five minutes to the beach is the upside. The downside: Long Point Road and Highway 17 intersection becomes a bottleneck during rush hour (5:00 PM) and summer beach traffic weekends. Learn back roads: Whipple Road and Mathis Ferry Road help you navigate Mount Pleasant without Highway 17 gridlock.
• The Renovation Factor: Many homes feature "good bones" but dated 1980s layouts: closed-off kitchens, sunken living rooms, 8-foot ceilings. If buying unrenovated, budget for polybutylene pipe replacement. This gray plastic plumbing was standard 1978-1995 and prone to bursting. Many insurers refuse coverage or exclude water damage without replacement. Cost: $10,000-$15,000 for average homes.
  
  

Factors to Consider When Buying

• Two-Tiered HOA Structure: Single-family homes pay minimal SFCF fees ($410/year). Condos and townhomes in sub-sections like Ventura Villas or Snee Farm Lakes face regime fees of $380-$550+ monthly. Check capital contribution fees at closing (often 0.5% of purchase price) and regime financial health—roof replacement reserves are critical.
• Slab Construction & Flood Zones: The combination is problematic. Many homes were built on ground-level slabs before modern elevation codes. In Zone AE, slab homes typically sit below Base Flood Elevation, triggering significantly higher insurance premiums. Request Elevation Certificates before offers to verify floor height relative to BFE.
• 1980s-Era Infrastructure:
  • Polybutylene pipes: Gray plastic pipes from 1978-1995 era are prone to failure. Insurers increasingly refuse policies or exclude water damage coverage when present. Replacement costs $10,000-$15,000.
  • Aluminum wiring: Less common but present in some early 1970s sections. Fire hazard and insurance red flag.
• No Short-Term Rentals: Don't buy expecting Airbnb income. Mount Pleasant strictly caps STR permits. Snee Farm covenants generally prohibit transient rentals. The neighborhood culture is heavily primary-resident, and neighbors report unpermitted rentals to town authorities.
• Boat & RV Parking Restrictions: Despite coastal location, overnight boat or RV parking in driveways or streets is prohibited. They must be fully screened from view behind fences/gates or garage-stored. Small lots without space for wide gate access require off-site storage ($150+/month nearby).
• Port Truck Traffic: Long Point Road leads to Wando Welch Terminal, a major shipping port. Semi-truck traffic is constant, particularly during port operating hours. Factor this into daily commute considerations.
  
  

Factors to Consider When Selling

• Pricing the Renovation Gap: The 2026 market is bifurcated. Days on Market have crept to 100+ for non-turnkey homes. Buyers—often young families from downtown or out-of-state—lack cash or time for major renovations. Original 1980s kitchens (honey oak cabinets, laminate counters) require aggressive pricing below renovated comparables. Testing the market with aspirational pricing backfires.
• High-ROI Pre-Listing Upgrades:
  • Popcorn ceiling removal: Nearly every original home has textured acoustic ceilings. Spending $3,000-$5,000 to smooth these offers the highest cosmetic ROI, instantly subtracting 20 years from the home's perceived age.
  • Crawlspace encapsulation: For crawlspace homes (versus slab), moisture is a buyer fear in humid Lowcountry. Clean, encapsulated crawlspaces with dehumidifiers provide major selling advantages.
• Staging for Current Buyers: The "Coastal Grandmother" aesthetic dominates—light, airy, linen textures, soft blues/greens resembling the "Nancy Meyers" look. Snee Farm homes often feature heavy dark wood trim or built-ins. Painting these white or staging with very light furniture counters typical 8-foot ceiling heights.
• Hurricane Season Timing: Prime selling window: March through June. Activity drops sharply late August/September during peak hurricane season. Buying flood-prone homes becomes psychologically harder when news tracks Atlantic storms. Aim for contracts before August 15th.
• Target Buyer Demographics: You're likely selling to:
• Young families (30s-40s) targeting the Jennie Moore/Laing/Wando school track
• Empty nesters downsizing from Dunes West who want beach/city proximity without condo living

Market the lifestyle specifically: the 7-minute Isle of Palms drive and golf cart culture.

Dining and Entertainment

Immediate Neighborhood (Golf Cart Range): Snee Farm Country Club Restaurant serves as the neighborhood social hub for members—Friday night dinners and Sunday brunches anchor community gatherings.

Seaside Farms (2 minutes via Long Point Road):

• Opal: Upscale-casual with charcuterie, Mediterranean-inspired menu, excellent wine list. Date night staple.
• Woodward Tavern: Sports bar with elevated pub food, TVs for Clemson/Gamecock games, family-friendly.
• Saveurs du Monde: Legitimate French bakery/café for morning croissants and light lunch.

Belle Hall Shopping Center (3 minutes across Long Point):

• Dog & Duck: Mount Pleasant institution—no-frills family pub with massive outdoor deck.
• Fuji Sushi Bar & Grill: Reliable sushi and hibachi, lively weekly happy hours.
• Another Broken Egg Café: Popular high-energy breakfast and brunch spot.

Entertainment:

• The Windjammer (Isle of Palms): Seven-minute drive. Legendary beachfront music venue hosting national touring acts and beach volleyball tournaments.
• Live Under the Oaks (Towne Centre): Free outdoor concert series (spring/fall), five minutes north on Highway 17.
• Regal Palmetto Grande 16 (Towne Centre): Primary theater with stadium seating and IMAX.
  
  

Parks and Recreation

Snee Farm Country Club (Private/Voluntary Membership): The recreational heart of the community offers:

• Golf: 18-hole championship George Cobb-designed course (architect of Augusta National's Par 3 course). Walkable layout with marsh views and water hazards on 12 holes. Hosts annual Rice Planters Amateur Tournament.
• Aquatics: Three pools—25-meter lap pool, family pool, toddler pool. Home to "Killer Whales" swim team, a major summer social anchor for families.
• Racquet Sports: 18 courts (8 clay, 10 hard). Active tennis leagues. Rapidly growing pickleball participation with dedicated lines.
• Social: Clubhouse hosts trivia nights, holiday galas, weekly member dining events.

Palmetto Islands County Park (Public, 1.5 miles away): This 943-acre nature park is a crown jewel:

• Splash Island Waterpark: Seasonal mini-waterpark with slides and sprays for children under 12.
• The "Big Toy": Famous expansive wooden playground attracting families Charleston-wide.
• Nature Trails: Miles of paved trails for biking and boardwalks extending into marsh, including 50-foot observation tower and Nature Island.
• Water Access: Dedicated kayak launch for Boone Hall Creek, allowing paddling through historic rice fields. Crabbing dock (recreational license required).

Beach Access: Isle of Palms sits 7-10 minutes away by car. The IOP Connector features wide, protected bike/pedestrian lanes—energetic residents bike the approximately 3.5-4 miles to ocean.

Charles Pinckney National Historic Site: Entrance on Long Point Road offers a quiet 0.5-mile walking loop under ancient live oaks and boardwalks over marsh. Perfect for morning dog walks (leashed pets allowed).

Schools and Education

Snee Farm is zoned for Charleston County School District (CCSD). Schools serving this neighborhood drive many relocations.

Public Schools Track:

Jennie Moore Elementary (PK-5):

• Focus: Creative Arts Magnet integrating drama, visual arts, music into core subjects.
• Location: 2 miles north on Bulrush Basket Lane.
• Rating: Consistently rated Excellent/Good on state report cards.

Laing Middle School of Science & Technology (6-8):

• Focus: STEM (Science, Technology, Engineering, Math).
• Distinction: National Blue Ribbon School, previously named #1 STEM Middle School in the Nation.
• Features: Makerspace and robust robotics program.
• Location: Adjacent to Jennie Moore Elementary.

Wando High School (9-12):

• Overview: One of South Carolina's largest high schools, resembling small university campus.
• Strengths: Massive AP course catalog, nationally recognized marching band, state-of-the-art Center for Advanced Studies (career/tech education).
• Zoning Note: While Lucy Beckham High School is nearby, Snee Farm historically zones to Wando. Verify specific addresses on CCSD GIS map—zoning lines shift.

Private School Options:

• Palmetto Christian Academy (K-12): Nearby Jonestown location (5 minutes), rapidly growing Christian college-prep.
• Bishop England High School (9-12): Prestigious Catholic high school on Daniel Island (10-12 minutes).
• Coastal Christian Preparatory School (K-12): Old Village area (10 minutes).

Higher Education:

• College of Charleston: Historic liberal arts college, 15-20 minutes in downtown Charleston.
• Trident Technical College: Mount Pleasant campus just off Highway 17, minutes from Snee Farm.
  
  

Commute and Accessibility

Strategic Location Advantages: Snee Farm's Highway 17 North and Long Point Road intersection provides excellent connectivity with specific traffic pattern awareness required.

Major Routes & Drive Times:

• Highway 17 (Primary Artery): Neighborhood sits directly on Highway 17.
  • Downtown Charleston: 15-20 minutes via Ravenel Bridge
  • North Charleston/Airport: 15-20 minutes via I-526
  • Isle of Palms Beach: 7-10 minutes via IOP Connector
• I-526 Access: "Back door" access via Long Point Road (Exit 28) bypasses Highway 17 traffic toward airport, Boeing, or West Ashley.

Traffic Considerations: Long Point Road and Highway 17 intersection ranks among Mount Pleasant's busiest:

• Port Traffic: Long Point leads to Wando Welch Terminal. Constant semi-truck traffic during port operating hours.
• School Zones: Wando High, Jennie Moore Elementary, and Laing Middle nearby. Traffic spikes 8:00-8:30 AM and 3:30-4:15 PM.
• Local Strategy: Use Mathis Ferry Road or Whipple Road as back roads to navigate toward downtown or bridge without Highway 17 during rush hour.

Public Transportation:

• CARTA Route 40: Runs along Highway 17, connecting to downtown Charleston.
• CARTA Route XP2: Commuter express from Mount Pleasant to West Ashley.
• Park & Ride: Designated lot at Wando Crossing Shopping Center (near Walmart), accessible via bike or short drive.
  
  

Utilities and Services

Utility Providers:

• Electricity: Dominion Energy (formerly SCE&G). Some outlying areas may be Berkeley Electric Cooperative.
• Natural Gas: Dominion Energy. Most Snee Farm homes have natural gas lines for ranges, tankless water heaters, fireplaces—a perk unavailable in many newer Mount Pleasant developments.
• Water & Sewer: Mount Pleasant Waterworks. (Snee Farm Lakes condos often include water/sewer in monthly regime fees.)
• Internet & Cable:
  • AT&T Fiber available in many (not all) streets
  • Xfinity (Comcast) widely available throughout neighborhood

Waste Management:

• Trash Pickup: Town of Mount Pleasant, weekly (typically Tuesday or Wednesday). Brown rolling cart provided.
• Recycling: Charleston County, bi-weekly. Blue rolling cart.
• Yard Debris: Town collects loose leaves/branches weekly. Pile at curb (away from storm drains)—no bagging required.

Emergency & Health Services:

• Hospital: East Cooper Medical Center less than 2 miles away at Highway 17 and Mathis Ferry Road.
• Police/Fire: Mount Pleasant Police & Fire. Fire Station #3 minutes away on Highway 17.
  
  

Why People Love Snee Farm

• The Maturity Advantage: Unlike newer developments, Snee Farm's decades-old landscaping creates a canopy of massive live oaks and established gardens that can't be replicated overnight. The neighborhood feels like a park rather than a subdivision.
• Location Triangle: Residents consistently cite the "perfect triangle"—seven minutes to Isle of Palms beaches, 20 minutes to downtown Charleston's restaurants and culture, 20 minutes to the airport. Few neighborhoods offer this balance.
• The Club Culture: For members, the Country Club creates instant community. Friday night dinners, swim team, tennis leagues, and golf tournaments provide built-in social infrastructure. Even non-members benefit from the neighborhood cohesion this creates.
• School Access Without the Premium: Snee Farm delivers access to the coveted Jennie Moore/Laing/Wando school track at prices below newer developments in Carolina Park or Daniel Island. Families get top-rated schools and larger lots.
• Stability: This isn't a flipping neighborhood. Long-term residents create institutional knowledge—neighbors who remember when kids were born, who maintain the community's character. The low turnover reflects satisfaction.
• Walkability Rare in Suburban Charleston: The golf cart culture, sidewalks to Belle Hall and Seaside Farms, and proximity to Palmetto Islands Park create genuine walkability unusual in car-dependent Mount Pleasant.
• Historic Context: Living adjacent to a National Historic Site where George Washington once visited adds gravitas. The preserved live oaks and marsh boardwalks provide free, protected green space.
  
  

Who is Snee Farm For?

Snee Farm works best for buyers who value established neighborhoods over new construction shine. You're choosing character over cookie-cutter, maturity over modern, and community over amenities packages.

Young Families: If your top priority is the Jennie Moore/Laing/Wando school pipeline and you want a true neighborhood feel where kids bike to friends' houses and join swim team, Snee Farm delivers. You'll need to accept that your home might need updating or live with 1980s aesthetics.

Active Empty Nesters: If you're downsizing from a 4,000-square-foot home but refuse condo living, Snee Farm offers right-sized homes (2,000-2,500 square feet) with golf, tennis, and beach access. The club provides instant social connections in a new life stage.

Beach-Adjacent Professionals: For those working downtown or at Boeing/Port facilities who prioritize beach proximity and don't want to pay Isle of Palms premiums, Snee Farm offers the best of both worlds. The commute is manageable, and weekend beach access is immediate.

Golf & Tennis Enthusiasts: If you've dreamed of a golf course home without the $2 million+ Kiawah or Seabrook price tags, Snee Farm delivers. The Cobb-designed course is walkable and challenging, and the tennis facility is among the area's largest.