Horizons at Carnes Crossroads, Goose Creek, SC

About Horizons at Carnes Crossroads

Horizons at Carnes Crossroads is in Goose Creek, in the Charleston & Lowcountry region of South Carolina. Developer: Lennar. Status: Currently selling. Age-restricted (55+ community; occupancy rules are set in its recorded governing documents).

Lennar describes Horizons at Carnes Crossroads as an active adult community for residents 55 and older, set within the Carnes Crossroads master plan, which it calls an Agrihood with community gardens and a working farm. Lennar's page lists a sales address of 108 Ireland Drive with a Summerville mailing address, and calls the community actively selling at prices from $289,120 to $439,000. The recorded declaration places the property in the City of Goose Creek, Berkeley County, and the welcome guide lists the City of Goose Creek for water, trash, police and fire service, so city rules and taxes follow Goose Creek, not the Summerville postal name. Lennar says Charleston is about 24 miles away.

Lennar lists three collections of single-family homes. The Cottage Collection starts at $339,000 with plans of 1,421 to 1,559 square feet (Ashford, Drake, Hampton and Carlyle), the Legends Collection starts at $421,000 with plans of 1,715 to 2,224 square feet (Osprey, Collins and Avery) and the Carriage Collection starts at $289,120 with plans of 1,309 to 1,856 square feet (Marion, Moultrie and Greenwood). Plans are two to four bedrooms. The association's architectural application requires approval before any exterior or landscape change, and notes that owners of quad units may not add exterior structures, patios or driveway additions because the City of Goose Creek has made that decision; ask Lennar which homes are quad units.

The community is governed in layers. Horizons is a sub-association of the Carnes Crossroads Property Owners Association, and the association's own page says residents get Horizons-exclusive 55+ amenities and programming in addition to the master association's events and facilities, with both associations managed by CCMC. The declaration says the Master Community's governing documents are superior to the Horizons declaration, that Horizons owners are subject to a mandatory club plan that gives access to recreational and social amenities, and that the declarant (LTL Carnes Crossing, LLC, with Lennar Carolinas, LLC and Millrose Properties South Carolina, LLC joining as property owners) controls the association during a declarant control period. Read the master documents as well as the Horizons declaration.

Amenities are a mix of open and planned. Lennar lists a Horizons-exclusive amenity center, resort-style pool, indoor lap pool, clubhouse, sport courts and trails, and says residents have access to Carnes Crossroads facilities including the Agrihood, a resort-style pool, a wellness center, parks, trails and a fishing lake. The association's amenities page describes the clubhouse, fitness center and indoor pool as future, with an outdoor pool, well-lit pickleball or tennis courts, a picnic area and trails also listed. Lennar describes the community as gated. Because the amenity center is shown as future, ask Lennar for the construction schedule and which amenities will be open at your closing date.

Compare Horizons at Carnes Crossroads with other Charleston-area 55+ options, such as Cresswind Charleston from Kolter in Summerville. The Goose Creek place page covers the city's tax rates, evacuation zone and hospital access, and the 55+ community guide explains how age-restricted rules differ from an ordinary neighborhood.

Age restrictions at Horizons at Carnes Crossroads

The recorded Declaration of Covenants, Conditions and Restrictions (Section 8, Age Restriction; Monitoring; Compliance) says: "The Horizons Community is intended to provide housing primarily for persons fifty-five (55) years of age or older. The Property shall be operated as an age-restricted community in compliance with all applicable state and federal laws. No person under nineteen (19) years of age shall stay overnight in any Unit for more than ninety (90) consecutive days in any calendar year. Subject to this Section 8, each Dwelling shall be occupied by at least one (1) Age-Qualified Occupant," and "at all times, at least eighty percent (80%) of the Dwellings within the Property shall be occupied by at least one (1) Age-Qualified Occupant." An Age-Qualified Occupant is an individual 55 or older who owns or leases and occupies a dwelling. Other Qualified Residents may be anyone 19 or older living with an age-qualified occupant, and they may stay after that occupant leaves. The board may grant hardship exceptions, owners must notify the board in writing within ten days of an occupancy change, the association may require birth certificates or other proof of age and conduct a census, leases must expressly require an age-qualified occupant, and the declarant reserves the right to sell some homes to buyers 50 or older with its written consent. Request the full declaration and the board's age-verification policy before contract.

Housing types at Horizons at Carnes Crossroads

• Single-family homes (Cottage and Legends collections)
• Carriage Collection homes

Pricing at Horizons at Carnes Crossroads

Lennar's page lists prices from $289,120 to $439,000 and starting prices of $289,120 for the Carriage Collection, $339,000 for the Cottage Collection and $421,000 for the Legends Collection, with nine homes shown as available in September 2026. Prices and incentives change, and Lennar notes prices are subject to change.

South Carolina Department of Revenue guidance says homeowners over age 65 may receive a complete exemption of taxes on the first $50,000 of fair market value of a legal residence, temporarily raised to $75,000 for tax year 2026 only, with approved legal residence status (the 4% ratio) required first. The South Carolina retirement taxes guide covers the state rules.

HOA and fees at Horizons at Carnes Crossroads

Buying makes you a mandatory member of the Horizons at Carnes Crossroads Homeowners Association for as long as you own. The association's welcome guide says members pay a monthly assessment, and its assessment page says the board sets the assessment rate each year and adopts the annual budget; reserves for major repairs are part of the budget. The declaration says the board's proposed budget takes effect unless members holding at least 67 percent of the votes disapprove it, that a members' meeting is required only when the assessment would rise by more than 50 percent over the prior year, and that the board may add further assessments within limits it sets. Dollar amounts change with each year's budget, so get the current figure and what it covers (grounds, exterior care, amenities) from Lennar or the management company in writing.

The declaration also provides for a non-refundable working capital contribution at transfer of title of up to 0.50 percent of the purchase price, and a conveyance fee, if the association adopts one, of up to 0.5 percent of the gross sales price on later transfers. Special assessments, stormwater assessments and specific assessments are also provided for. Ask for the budget, the reserve study and any amounts due at closing.

The declaration says the property becomes subject to a Club Plan, a mandatory membership plan that gives owners access to recreational and social amenities. The association's document library lists supplemental and annexation declarations for Club Property. Ask Lennar what Club Plan charges apply in addition to the Horizons assessment, and read those documents.

Amenities at Horizons at Carnes Crossroads

• Horizons-exclusive amenity center with clubhouse (future)
• Outdoor pool and indoor lap pool
• Fitness center (future)
• Pickleball and tennis courts
• Picnic area and trails
• Dog park and fishing lake (listed by Lennar)
• The Farm at Carnes Crossroads (Agrihood)
• Wellness center and parks (Carnes Crossroads, per Lennar)
• Gated entry (per Lennar)

Healthcare near Horizons at Carnes Crossroads

MUSC Health describes its University Medical Center in downtown Charleston as home to a Level I Trauma Center; Lennar puts downtown Charleston about 24 miles away, so test the drive from the lot to the hospitals your physicians use at different hours.

Airport access from Horizons at Carnes Crossroads

Charleston International Airport's own site gives its address as 5500 International Blvd., North Charleston, and lists nonstop destinations. Test the drive at your normal travel times.

Why Horizons at Carnes Crossroads is included

Gated 55+ Lennar community inside the Carnes Crossroads master plan in the City of Goose Creek, with an age restriction written into the recorded declaration (80 percent of homes occupied by someone 55 or older), Horizons-only amenities and a mandatory club plan.

Alternatives to Horizons at Carnes Crossroads

• Del Webb at Cane BayGated 55+ active-adult community on 360 acres at 325 Palmetto Point Drive, Summerville, built out in 2017 with about 1,000 homes, per its association site and secondary sources.
• Del Webb Point HopeDel Webb active-adult community in the Point Hope master plan in Charleston, selling single-family homes from $532,990 with most amenity-center features still listed as planned.
• Horizons at Summers CornerLennar's Horizons at Summers Corner is a gated community marketed as 55+ inside the 6,000-acre Summers Corner master plan in Summerville, with a clubhouse, lagoon-style pool, fitness center and pickleball courts.

Guides relevant to Horizons at Carnes Crossroads

• 55-Plus Community vs. Conventional Neighborhood in the Carolinas
• South Carolina Retirement Taxes: Income, Property, Vehicle and Sales Tax