Selling a Home in Longcreek Plantation: HOA Questions to Check

Scroll through active listings inside Longcreek Plantation long enough and you will find a line buried in the agent remarks that amounts to a shrug. Something like: confirm HOA, gate, and amenity fees directly with the Longcreek Plantation POA. Not a number. Not a yes or no. A referral to go find out for yourself.

That line is not laziness. It is the most honest sentence in the listing, because in Longcreek Plantation there is no single answer to give. This is a 2,000-acre community built out over five decades under different developers, different covenant regimes, and two entirely separate country clubs, and it never consolidated into one HOA with one fee and one set of rules. If you are preparing to sell here, that patchwork is the first thing you need to understand about your own property, because it will shape your disclosure paperwork, your listing language, and how a buyer's agent prices your home against the wrong comps if you let them.

The Community That Isn't One Community

Longcreek Plantation's earliest homes went up in the mid-1970s on large, wooded estate lots, well before the modern homeowners association model became standard practice in South Carolina subdivisions. Later phases added production-built neighborhoods with their own builders and their own paperwork. The result today is a community made up of genuinely different sub-markets sitting inside the same gates:

• Club Colony and Windermere lean custom-built, often from the 1990s through the early 2000s, with home sizes ranging from roughly 2,500 to over 6,000 square feet
• Heritage Forest, Deer Creek, and Gates of Windermere are primarily production-built, with more uniform floor plans and lot sizes
• Linkside is the newest addition, under construction since 2025 along holes 10 and 11 of the Windermere Club, with roughly 30 homes planned and floor plans near 3,000 square feet

Most sections carry a master HOA fee in the neighborhood of $300 to $400 a year, which covers common area upkeep rather than golf, tennis, or pool access. But that master fee does not reach every parcel. Listings for homes on streets like Runneymede Drive and Tam O Shanter Drive have advertised "no HOA" as a feature, not a caveat, and they sit inside the same community boundary as sections paying the master fee every year. The age and build history of your specific street, not the Longcreek Plantation name on the sign, determines which category you fall into.

Same Address, Different Rules

This is where sellers get tripped up. A buyer touring three homes in one afternoon might reasonably assume that "Longcreek Plantation" functions like a single planned community with one governing document. It does not. One home might come with mandatory dues and architectural review. Another, a few streets over, comes with neither. Both are accurately described as being in Longcreek Plantation.

For a seller, this means the HOA question cannot be answered from memory or from what a neighbor told you at the mailbox. It has to be confirmed in writing for your specific parcel before you sign a listing agreement, because your disclosure packet and your marketing copy both depend on getting it right. Overstating HOA-covered amenities you do not actually have, or understating dues a buyer will discover during their own due diligence, creates the kind of last-minute renegotiation that stalls closings.

The Club Is Not the Community

The second assumption worth correcting sits on the golf course itself. Longcreek Plantation is home to two clubs, and neither one comes bundled with a home purchase.

The Windermere Club is the community's Pete Dye design, an 18-hole course that opened in 1989 and has become known in recent years for opening its tee sheet to public play rather than staying members-only. The club has changed hands and branding more than once. For a stretch it operated under new ownership as The Blythewood Country Club, with golf and dining open to the public while the fitness center, tennis courts, and pool stayed reserved for members. Today the course markets itself again as The Windermere Club, positioned as a public-access facility in the Columbia golf market. Columbia Country Club, by contrast, has stayed a private 27-hole facility across its Ridgewood, Tall Pines, and Lakeside nines since it opened in 1962, with membership required for regular play.

None of that history changes who owns your home. It changes what you are allowed to say about it. A listing that implies club membership is included, or that references an outdated club name, creates a disclosure problem the moment a buyer calls to book a tee time and finds out the terms are different than what the listing suggested. Homeowners in Longcreek Plantation can join either club independently of where they live, and plenty of longtime residents in the community never join at all. If your home backs up to a fairway, say so, because that view and privacy buffer is real value. Just do not let "golf community" imply a membership that has to be purchased separately.

Pricing Against the Right Comparables

Blythewood's broader housing market gives you a starting point, not a finish line. As of August 2026, homes listed for sale across Blythewood carried a median price near $360,000 and typically spent about 86 days on the market before going under contract. That figure blends production homes, custom estates, golf-adjacent lots, and interior lots with no view at all into one number.

Longcreek Plantation's custom-built sections, especially homes fronting the Windermere Club or set on the larger wooded lots common to Club Colony and the original Windermere streets, tend to sit above that townwide median, reflecting their larger square footage and older, more established landscaping. Production-built sections like Heritage Forest and Deer Creek compete more directly with newer Blythewood construction elsewhere in the 29016 zip code. Pricing your home against "Longcreek Plantation" as a single comp set, rather than against homes that match your actual build era, lot type, and HOA status, is one of the more common ways sellers here either leave money on the table or sit unsold longer than they should.

Before You List: Three Things to Confirm

1. Contact the Longcreek Plantation POA directly to confirm whether your specific street carries the master HOA fee, an additional subdivision fee, or none at all, and get it in writing for your disclosure file
2. Decide how you will describe proximity to Windermere Club or Columbia Country Club in your listing, making clear that membership is optional and priced separately from the home
3. Pull comparable sales from homes matching your build type and section, whether that is Club Colony's custom stock, a production floor plan in Heritage Forest, or new construction in Linkside, rather than a blended Longcreek-wide average

FAQ

Does every home in Longcreek Plantation pay an HOA fee? No. Most sections carry a master HOA fee of roughly $300 to $400 a year, but some parcels, particularly older lots on streets like Runneymede Drive, have no HOA at all. This has to be confirmed per property.

Is club membership required to buy or sell a home in Longcreek Plantation? No. Golf and club memberships at both the Windermere Club and Columbia Country Club are optional and billed separately from any HOA due or the home purchase itself.

Why do some Longcreek Plantation listings advertise "no HOA" as a selling point? Because it is genuinely true for those specific parcels, usually older lots that predate the covenant structure applied to later phases of the community. It is a real differentiator worth highlighting accurately, not a listing error.

If you are getting ready to sell in Longcreek Plantation and want a clear read on how your specific street, section, and club proximity should shape your listing strategy, Kay Muri can walk through the disclosure paperwork and comparable sales with you before you ever put a sign in the yard. Let's Connect.