Cresswind Charleston and Carillon at The Ponds: 55+ Homes, Prices and HOA Fees

Summerville · Dorchester County · Kolter Homes (Cresswind); D.R. Horton (Carillon) · Resales only

What it is and where

Cresswind Charleston is a gated 55+ section of The Ponds built by Kolter Homes starting in 2015. 55places lists 650 homes, single-family plans from about 1,454 to 2,547 sq ft with first-floor primary suites, a 12,000 sq ft clubhouse called The Club at Cresswind, an outdoor pool, pickleball, tennis, bocce and a full-time activities director, and describes it as resale only.

Carillon at The Ponds is a smaller 55+ section by D.R. Horton with 56 homesites built roughly 2013 to 2015, per 55places, with plans from 1,460 to 2,991 sq ft. 55places also notes access to The Ponds' farmhouse and a separate YMCA membership.

These details come from 55places, which says its information is aggregated and not verified by the developer or HOA. I did not find a current builder page for either section.

HOA fees

About $310 a month on most 2026 listings (up to $359 on a few). Several listings also show $730 to $795 a year, which looks like The Ponds master association.

NewHomeSource listed Cresswind Charleston's HOA at $310 a month.

HOA and regime fees as entered by listing agents on CHS Regional MLS listings that closed or were for sale in the last 12 months, pulled 2026-11-08. Agents don't always split the master POA fee from the 55+ regime fee the same way, so treat these as a starting point and get the HOA's current budget and resale certificate before you offer.

Under $500,000?

In the 12 months to Oct 28, 2026, 23 homes I matched to Cresswind Charleston closed under $500,000, and 12 were listed under $500,000 on Nov 8, 2026. See every community side by side on my 55+ under $500,000 guide.

The facts I could confirm

Builders: Kolter Homes (Cresswind); D.R. Horton (Carillon) (55places)
Cresswind homes: 650 (55places)
Carillon homes: 56 homesites (55places)
Home sizes: Cresswind about 1,454 to 2,547 sq ft; Carillon 1,460 to 2,991 sq ft (55places)
Cresswind clubhouse: 12,000 sq ft (55places)
Gated: Cresswind: yes (55places)
Activities director: Cresswind: yes (55places)
Status: Resale only (55places)
HOA: Not published (Unknown)
Age policy: 55+ (55places; specific rules not verified)

Pros

Established neighborhoods with mature landscaping and a working clubhouse
Larger floor plans than most new 55+ product at similar prices
Slower market gives buyers negotiating room

Cons

Longest median time on market of the 55+ groups, about 102 days
Not much new construction, so you are buying a 5 to 10 year old home that may need updates
Summerville location means a long drive to downtown Charleston and the beaches

Before you make an offer

Get the HOA's current budget, the resale certificate and any capital contribution or transfer fee due at closing.
Read the recorded covenants for the age policy. Under the federal Housing for Older Persons Act, a 55+ community sets its own rules for who must be 55 and whether anyone younger can live there.
Run the address through my flood zone lookup and get an insurance quote during your inspection period.
If it's new construction, bring your own agent to the first model visit. Many builders won't add an agent later. My new construction directory lists who is building now.

Common questions about Cresswind Charleston

What are the HOA fees at Cresswind Charleston?

Most 2026 MLS listings in The Ponds' 55+ sections show about $310 a month, and NewHomeSource listed Cresswind's HOA at $310. Several listings also show $730 to $795 a year, which appears to be The Ponds master association. Ask for both on any home.

Can I buy in Cresswind or Carillon for under $500,000?

About half the time. In the 12 months to Oct. 28, 2026, 23 of the 42 55+ sales I matched to The Ponds closed under $500,000, and 12 homes were listed under $500,000 on Nov. 8, 2026.

Is Cresswind Charleston still building?

I treat it as resales only. Check the builder before you assume a new home is available, because the MLS shows a few 2024 and 2025 builds that I couldn't tie to a specific section.

How I matched the MLS numbers: MLS SubdivisionName 'The Ponds' (Summerville) with the 55+ flag. Combines Cresswind and Carillon, which the MLS files under the parent name. Most closings were built 2014 to 2021, but five were built 2024 or 2025, newer than the published Cresswind (2015 to 2020) and Carillon (2013 to 2015) build years, so those records may be another section or a misapplied flag. Closed residential sales flagged "55+ Community" in the CHS Regional MLS, Oct 28, 2025 to Oct 28, 2026. Medians, not appraisals. Deemed reliable but not guaranteed.

Compare the other 55+ communities

Horizons at Summers Corner Summerville · median $400K
Horizons at Carnes Crossroads Goose Creek / Summerville · median $370K
Del Webb Charleston at Nexton Summerville · median $610K
Hammock Walk at Nexton Summerville · median $287K
Del Webb at Cane Bay and Four Seasons at Lakes of Cane Bay Summerville · median $460K
Del Webb Point Hope Cainhoy · median $857K
Encore / Restore at Carolina Park Mount Pleasant · median $675K
The Elms of Charleston North Charleston · median $326K
The Pines at Gahagan Summerville

All of them side by side: 55+ communities around Charleston. Area guide: Summerville.

Sources

Builder prices, fees and amenities change often. I checked builder facts on Oct 28, 2026 and MLS fees on Nov 8, 2026.