Providence Downs South
Gated Luxury Living on the Waxhaw-Marvin Line
Providence Downs South is a gated, master-planned community of custom-built estate homes straddling the Waxhaw and Marvin line in Union County, just south of Charlotte. Built out mostly between 2004 and the early 2020s, its tree-lined streets carry roughly 300 homes on generous half-acre to full-acre homesites, with houses ranging from around 4,000 square feet to well over 10,000.
The neighborhood is the sister community to Providence Downs to its north, sharing the same upscale, low-density feel but with its own gated entrance, clubhouse, and amenity package. It's best known locally for pairing large, architecturally varied homes with one of the region's most consistently top-ranked school feeder patterns, making it a magnet for buyers moving out from closer-in Charlotte suburbs for more land and top-rated Union County schools.
Details on the Area
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Roughly 300 custom-built homes on half-acre to full-acre homesites across about 300 acres of tree-lined streets, built out mostly from 2004 into the early 2020s.
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Providence Downs South shares its upscale character with Providence Downs to the north, but has its own gated entrance, HOA, and amenity package.
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The clubhouse includes a fitness center and fireplace lounge, paired with a junior Olympic pool featuring a slide and splash area.
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Multiple hard tennis courts, a basketball court, a volleyball court, and an active competitive swim team for residents ages 4 to 18.
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Zoned for Sandy Ridge Elementary, Marvin Ridge Middle, and Marvin Ridge High, a feeder pattern consistently ranked among the strongest in the Charlotte region.
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Homes range from around 4,000 square feet to over 10,000 square feet, well above the typical footprint for homes this close to Charlotte.
HOMES FOR SALE IN PROVIDENCE DOWNS SOUTH
Providence Downs South trades in the higher end of the Waxhaw market, spacious estate homes on big lots that don't sit around long. Here's the latest snapshot.
The Housing Market
Median sale price
$2,017,500
Past 12 months, 19 single-family sales
Homes sold
19
Past 12 months
Median listing age
25 days
As of June 2025
Median price per sq ft
$275
Past 12 months
Active listings
4
Recent snapshot, verify current count
Price range
$1.49M–$2.63M
Past 12 months
Providence Downs South (Waxhaw, NC 28173) single-family homes, Canopy MLS via Terra Vista Realty and Rocket Homes. Figures move with the market; verify current values before making decisions.
Schools In Providence Downs South
This is Union County Public Schools territory, not Charlotte-Mecklenburg, and the feeder pattern here is one of the most talked-about in the whole region. Here's what's factual and sourced, plus what to verify before you buy.
Sandy Ridge Elementary
Marvin Ridge Middle
Marvin Ridge High
Providence Downs South sits in Union County, not Charlotte-Mecklenburg Schools, so the CMS assignment lookup does not apply here. Confirm zoned schools for your exact address through the Union County Public Schools assignment/boundary lookup (ucpsnc.org) before you buy, since attendance lines can shift.
HOA & Community Amenities
Providence Downs South is a single, gated community with one mandatory HOA, run through the Providence Downs South Homeowners Association, with current dues in the range of roughly $1,750 per year. The clubhouse anchors the amenity package: a fitness center, a fireplace lounge, a children's indoor activity area, and a resort-style junior Olympic pool with a slide and splash area.
Outside the clubhouse, residents have access to several hard tennis courts, a basketball court, a volleyball court, an outdoor pavilion with a grill area, ponds, walking trails, and a playground, plus an active youth swim team for ages 4 to 18. Confirm current dues and amenity details with the HOA before making decisions, since fees and offerings can change.
Location & Lifestyle
Providence Downs South sits off Waxhaw Manor Drive and Venetian Way Drive in the 28173 zip code, on the Waxhaw/Marvin line in Union County, about 300 acres of gated, tree-lined streets roughly 20 to 25 minutes south of uptown Charlotte. Downtown Waxhaw's shops and restaurants, along with Marvin Village Shops and the broader Providence Road corridor's grocery and retail options, are all a short drive away.
Ballantyne's shopping and dining are about 15 to 20 minutes north, and Charlotte Douglas International Airport runs roughly 35 to 40 minutes depending on traffic. Anne Springs Close Greenway and other Fort Mill, SC recreation areas are within a comfortable drive as well, and Providence Road offers a direct commute north toward south Charlotte and uptown.
Places to explore in Providence Downs South
Frequently Asked Questions
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Providence Downs South sits off Waxhaw Manor Drive and Venetian Way Drive in the 28173 zip code, straddling the Waxhaw and Marvin town line in Union County, roughly 20 to 25 minutes south of uptown Charlotte.
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It's a gated, roughly 300-home master-planned community of custom estate homes on half-acre to full-acre lots, paired with one of the Charlotte region's most highly regarded public school feeder patterns. A full clubhouse and pool amenity package rounds out the appeal.
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The community is zoned to Union County Public Schools, not Charlotte-Mecklenburg Schools. Homes are commonly zoned for Sandy Ridge Elementary, Marvin Ridge Middle, and Marvin Ridge High. Verify assignments for your exact address through the UCPS assignment lookup at ucpsnc.org before you buy.
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Over the past 12 months, 19 single-family homes sold in Providence Downs South at a median price of about $2,017,500, with prices ranging from roughly $1.49 million to $2.63 million. Homes have carried a median listing age around 25 days as of mid-2025. Verify current values, since the market moves.
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Yes. Providence Downs South is a single gated community with one mandatory HOA, with current dues around $1,750 per year covering the clubhouse, pool, tennis courts, and other shared amenities. Confirm current dues and rules with the HOA before making decisions.
