Living in Boltons Landing, West Ashley: Homes, Pool, Ponds

Boltons Landing, West Ashley

Boltons Landing is a West Ashley neighborhood of single-family homes built from about 2008 to 2017, off Bees Ferry Road near Glenn McConnell Parkway in ZIP 29414. Streets carry nautical names like Seabago Drive and Nautical Chart Drive. Homes run about 1,600 to 3,400 square feet, many on ponds, with a community pool, clubhouse and walking trails. It's inside the City of Charleston. Over Jan 1, 2026 to Oct 21, 2026, 24 homes sold here at a median of $577,000.

By Barry Cunningham, REALTOR®. Updated October 22, 2026.

What's selling in Boltons Landing

From Jan 1, 2026 to Oct 21, 2026, 24 homes sold in Boltons Landing at a median of $577,000, 8% below the median for the MLS city of Charleston. Most sold between $515K and $600K. The homes that sold were 100% single-family detached, with a median year built of 2013. With this few sales, one or two big or small homes can move the median, so read it as a range.

Built: 2008 to 2017 (Median year built 2013 in 2026 MLS sales)
Homes: Single-family (About 1,500 to 3,400 sq ft; lots around 0.12 to 0.16 acre)
Amenities: Pool, clubhouse, trails (Plus parks, ponds and green space per listings)
Government: City of Charleston (Every street checked in city address records)

Where it is and getting around

Boltons Landing sits off Bees Ferry Road in outer West Ashley (ZIP 29414), near the Glenn McConnell Parkway intersection. The streets have boat names: Seabago, Nautical Chart, Moonlight, Roustabout, Bluewater, Lazarette, Batten, Dolphin Watch and a handful of short lanes.

Glenn McConnell is the main way in and out. Charleston County widened it from four lanes to six between Magwood Drive and Bees Ferry Road, with a 10-foot multi-use path, and marked substantial completion with a ribbon cutting on April 2, 2024.

The homes and lots

This is a single-family neighborhood. Homes sold in 2026 were built between 2008 and 2017, with a median of 2013. Listings show mostly two-story Charleston single and traditional plans from about 1,500 to 3,400 square feet, three to five bedrooms, and smaller lots around 0.12 to 0.16 acre. Some homes have detached garages off the back.

A lot of homes back to ponds or common green space, which is worth paying for if you want no rear neighbors. There's also an apartment community, Bluewater at Bolton's Landing on Bluewater Way, mixed into the neighborhood, so not every address on that street is a house.

Amenities and HOA

Listings describe a community pool, clubhouse, playgrounds, parks and walking trails, with trash service. The Bees Ferry recreation area is nearby.

HOA information is inconsistent in public listings: one recent listing shows $525 a year and another says no HOA fee. I wouldn't rely on either. I'd ask the seller for the current HOA or POA budget, the covenants and any pending assessments before you write an offer.

What's changing nearby

The Bees Ferry corridor is still growing. Long Savannah, approved in 2008 with 1,637 total units off Bees Ferry and Bear Swamp roads, went back to the city's Technical Review Committee in July 2026, per Live 5. At Bees Ferry and Bear Swamp, a 100-townhome rezoning on the former Storybook Farm got first-reading approval from County Council 5-4 in December 2025, with a second reading set for January 2026. Expect more traffic on Bees Ferry either way.

Most of the address points I sampled against FEMA's flood map are in Zone X (minimal hazard) or shaded X (0.2% annual chance). That's lower risk, not no risk, and pond lots vary. Check the exact address with my flood zone lookup.

Short-term rentals: Boltons Landing is in the City of Charleston, off the peninsula, so the city's Category 3 rules apply. A rental must be the owner's full-time primary residence (with the 4% legal-residence rate), one STR unit per property, plus one extra off-street parking space. There's no age or historic requirement out here. HOA covenants can be stricter. Details are on my short-term rental rules page. Further out, Long Savannah (up to 4,500 homes planned off Bees Ferry and Bear Swamp Road) is starting to build; see my Long Savannah page for what's planned and the road timing.

Schools

Boltons Landing is in the Charleston County School District. Attendance zones can change, so check the exact address with the district's official lookup: Charleston County school zone map.

What people like

Newer single-family homes with garages
Pool, clubhouse and trails, plus many pond and green-space lots
Inside the City of Charleston, close to Bees Ferry and Glenn McConnell shopping

What to weigh first

Small lots by West Ashley standards
Bees Ferry and Glenn McConnell traffic at peak hours
HOA dues and rules aren't clearly published, so you have to request them

Common questions about Boltons Landing

How much do homes cost in Boltons Landing?

The median sale was $577,000 across 24 closed sales from Jan 1, 2026 to Oct 21, 2026 (CHS Regional MLS), with most selling between $515K and $600K. That's 8% below the median for the MLS city of Charleston ($629,000). The median price per square foot was $232.

Does Boltons Landing have an HOA?

Listings show community amenities (pool, clubhouse, trails) but public HOA fee data conflicts, from $525 a year to none. Ask for the current budget, covenants and any assessments before you commit.

Is Boltons Landing in the City of Charleston?

Yes. Every Boltons Landing street I checked is in the City of Charleston's address records, so city services, taxes and rental rules apply.

Can I rent a home short term in Boltons Landing?

Only if it's your full-time primary residence, under the City of Charleston's rules for off-peninsula homes. HOA covenants can be stricter. See my short-term rental rules page.

Is Boltons Landing in a flood zone?

The addresses I sampled were in FEMA Zone X or shaded X, which typically means no federal flood insurance requirement. Pond lots vary, so run the address through my flood zone lookup.

More about the area: West Ashley guide · all neighborhoods

Sources

Sales figures: closed residential sales recorded under the Boltons Landing subdivision name in the CHS Regional MLS, Jan 1, 2026 to Oct 21, 2026. Medians, not appraisals. Deemed reliable but not guaranteed. Other details checked against the sources above on October 22, 2026; HOA rules and fees change, so get current documents before you buy.