Sheep Island, Summerville SC has quietly become one of the best-value neighborhoods near Nexton. If you are chasing space, modern finishes, low taxes, and resort-style amenities without paying Nexton price tags, Sheep Island, Summerville SC deserves a close look. Below I break down four standout floor plans, the community amenities, pricing, schools, and who this neighborhood is ideal for.

Table of Contents

• Why Sheep Island, Summerville SC Is Getting Attention
• The Drayton — 4 Bed, 3.5 Bath | 2,135 Sq Ft
• The Brandon — 3 Bed, 2.5 Bath | 1,626 Sq Ft
• The Cali — Single-Story Ranch | 1,774 Sq Ft
• The Habersham Model — 4 Bed | 2,159 Sq Ft
• Community Amenities And Real Value
• Lots, Taxes, Schools, And Location
• Who This Neighborhood Is For — And Who Should Skip It
• Pricing Recap And What To Expect
• FAQs About Sheep Island, Summerville SC
• Final Thoughts

Overview: Why Sheep Island, Summerville SC is getting attention

Sheep Island, Summerville SC sits immediately adjacent to Nexton, offering many of the same conveniences—shopping, dining, quick highway access—while delivering far more favorable price points and low ongoing costs. The community mix includes pond lots, wooded privacy lots, and thoughtfully sized yards that are slightly larger than some Nexton lots.

Two quick realities that set Sheep Island, Summerville SC apart:

• Low HOA and no district tax. The HOA is just $600 per year and there’s no district improvement tax.
• Extensive amenity center. A lagoon-style pool, three pickleball courts, commercial-grade grills, a fire pit, dog park, and power hookups for food trucks make the neighborhood feel like a resort without a resort price tag.

The Drayton — 4 bed, 3.5 bath | 2,135 sq ft

The Drayton is a very efficient two-story layout that gives you a first-floor primary suite plus a generous upstairs with an additional master suite option. For families who want the convenience of a ground-floor primary but still value extra bedrooms and living space, this plan fits nicely.

Standout features:

• First-floor primary suite with a tiled shower to the ceiling and a good-sized walk-in closet.
• Large eat-at island that’s pushed against the wall to maximize circulation—yes, every inch is used.
• Detached single-car garage plus two storage sheds —great for lawn gear and seasonal items.
• Upstairs flex loft and second master —this floor plan can function as a four-bedroom with two en-suite spaces.
• Durable finishes like luxury vinyl plank flooring, quartz counters, and included blinds and garage door opener.

Pricing note: The Drayton model seen here lists at around $509,000 —a clear value given size and included finishes for anyone comparing to homes inside Nexton.

The Brandon — 3 bed, 2.5 bath | 1,626 sq ft

The Brandon is a compact but surprisingly roomy option with an attached one-car garage and an open living room that flows into the kitchen. If you want lower square footage without sacrificing layout quality, this one is worth a look.

Highlights:

• Attached garage so you won’t get caught in the rain carrying groceries.
• 9-foot ceilings and an L-shaped island that preserves kitchen workspace and circulation.
• Screen porch for bug-free evenings outdoors.
• Large backyard ideal for kids and pets.

Pricing example: The Brandon example toured was listed at about $442,000 —a strong price for a hardy-plank-sided home with modern finishes and that sizeable yard.

The Cali — Single-story ranch | 1,774 sq ft

The Cali is the builder’s top-selling plan nationally for good reason. It’s a single-level plan with four bedrooms, excellent storage, and a two-car side-load garage. Single-story living with maximum usable space—perfect for retirees, empty nesters, or families wanting no stairs.

What makes the Cali stand out:

• Corner pantry and huge island —great for cooking and entertaining.
• Side-load two-car garage which keeps the driveway clear and looks cleaner from the street.
• Pond-facing backyard with west-facing sunsets across the water—calming and picturesque.
• Ample storage including a dedicated storage room off the screen porch for holiday décor and big items.

Pricing: The example Cali on a water lot came in around $499,000. For a single-story ranch with that orientation and finishes, it competes strongly with higher-priced Nexton options.

The Habersham model — 4 bed | 2,159 sq ft

The Habersham model shows how flexible the neighborhood product can be: wide foyer, downstairs guest room with full bath, and a thoughtful upstairs plan with big closets and a spa-like master bath. The model displayed a light, airy palette and upgraded touches like thicker quartz counters and a single-basin stainless sink on a big island.

Useful features:

• Downstairs guest suite —great for long-term guests or multi-generational living.
• Large linen and pantry spaces —tons of practical storage.
• Detached garage with multiple outdoor storage closets —very convenient for seasonal storage without cluttering the house.

Pricing: The Habersham model example was listed near $532,000. You get model-level finishes and a highly walkable amenity area that feels more expensive than the HOA suggests.

Community amenities and real value

The amenity center is what changed the conversation for many buyers. Imagine a lagoon-style pool with plenty of seating, three full pickleball courts, commercial-grade grills and ovens, a wood-burning fire pit with Adirondack chairs, a dog park, a kids play area, and food-truck hookups so events don’t rely on noisy generators.

For $600 per year you get access to all of that—no hidden district improvement tax to inflate annual costs. It’s a powerful combination: resort-level amenities with a low HOA number.

Lots, taxes, schools, and location

Lot types: Early phases include a mixture of pond and wooded lots; future phases are planned as wooded lots so privacy is a design priority. If you don’t want to look directly into a neighbor’s yard, many homes back up to trees.

Taxes: Property taxes in Sheep Island, Summerville SC are notably low—under $2,000 per year in many cases. That can be a huge ongoing savings compared to high-tax areas elsewhere.

Schools and commute:

• School zoning: Cane Bay schools—about a 12-minute drive, which many families find reasonable.
• Highway access: I-26 is roughly 3 minutes away, making commutes and weekend travel convenient.

Who this neighborhood is for — and who should skip it

Sheep Island, Summerville SC is ideal for people who want modern new construction, low ongoing costs, and resort-grade amenities without paying Nexton prices. It’s perfect for:

• Buyers on a budget who want quality finishes and larger lots.
• Families seeking good schools and quick highway access.
• Retirees or empty nesters who prefer single-story plans like the Cali.
• People who value community events—food trucks, pool time, pickleball, and a dog park.

Who might skip it: Buyers seeking a fully custom home where every selection is unique or those who want to pay top dollar for a Nexton address specifically.

Pricing recap and what to expect

Example prices from current offerings that illustrate the neighborhood’s value:

• Drayton — 4 bed / 3.5 bath | 2,135 sq ft — about $509,000
• Brandon — 3 bed / 2.5 bath | 1,626 sq ft — about $442,000
• Cali — single-story | 1,774 sq ft — about $499,000(pond lot)
• Habersham (model) — 4 bed | 2,159 sq ft — about $532,000

Remember: those are real listing examples rather than base starting prices with hidden lot premiums. That transparency matters when comparing to neighborhoods where base prices balloon after options and lot upgrades.

The homes shown are being constructed by the neighborhood’s primary production builder — DR Horton and they include a number of popular upgrades as standard—blinds, garage door opener, KitchenAid appliance packages, Trex decking, and James Hardie siding—so the finished product feels more upscale than the base price might suggest. If you want the exact builder name and current incentives (rate buy-downs, preferred lender deals, etc.), I can share that—just reach out.

FAQs About Sheep Island, Summerville SC

Who are the Cane Bay schools zoned for in Sheep Island, Summerville SC?

Properties in Sheep Island are typically zoned for Cane Bay schools. That usually means reasonable commute times—about 12 minutes to the Cane Bay campus depending on traffic.

Is the HOA really only $600 per year?

Yes. The annual HOA fee is around $600 and includes access to the amenity center—pool, pickleball courts, fire pit, dog park, playground, and food-truck hookup areas. There’s no district improvement tax tacked on.

Are the pond lots prone to flooding?

Pond lots include engineered drainage systems and pumps to manage water levels. The neighborhood was designed with stormwater management in mind, and standing systems are in place to reduce flood risk.

What types of garages are available?

Options vary by floor plan: some homes have detached single-car garages with exterior storage closets; others have attached one- or two-car garages, and some two-car garages are side-load for a cleaner street-facing facade.

Are there financing incentives?

Yes. Builders often offer incentives through preferred lenders—rate buy-downs at tiers like 1.99%, 2.99%, or 3.99% are sometimes available. These incentives can make the effective monthly payment much more attractive than the sticker price alone.

Who should consider Sheep Island, Summerville SC?

Buyers who want new construction, good schools, low taxes, and a strong amenity package without Nexton-level HOA and district fees. It’s also great for single-story living seekers, families, and anyone wanting a modern home with practical storage.

Final Thoughts

Sheep Island, Summerville SC is one of those rare neighborhoods where thoughtful design, practical finishes, and a resort-style amenity package align with genuinely affordable ongoing costs. If proximity to Nexton matters but Nexton prices do not fit your budget, this neighborhood gives you the best of both worlds: location, lifestyle, and value.

If you value low HOA, low taxes, and modern floor plans with strong storage and outdoor options, put Sheep Island, Summerville SC on your short list. The combination of pricing, lot diversity, and the amenity center makes it easy to envision life here without stretching into a higher price tier.