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Southport, NC · Brunswick County · Age-Targeted · ~5,000 Homes · Gated Golf

St. James Plantation

The largest active adult community in the Wilmington market — 5,000 homes across multiple gated villages in Southport, with four golf courses, a marina, beach club, and the most complete lifestyle ecosystem in coastal NC.

~5,000Homes
~$165/moHOA / Month
$350K–$1.5MPrice Range
~0.50%Brunswick Co. Tax
OverviewAmenitiesTrue CostWilmington Hub

Overview

St. James Plantation is the largest and most comprehensive active adult community in the Wilmington market — 5,000 homes across multiple villages, each gated separately, covering over 6,000 acres south of Wilmington in Southport. The sheer scale creates a self-contained lifestyle: four golf courses, a marina, beach club, multiple restaurants, fitness centers, and social programming that rivals a small resort.

St. James is age-targeted rather than deed-restricted — there is no formal age restriction, but the community draws heavily from retirees and pre-retirees. The Southport location is the primary trade-off: approximately 35 minutes south of Wilmington, 15 minutes to Oak Island and Caswell Beach. It’s genuinely coastal but requires a drive to everything outside the community.

Brunswick County Property Tax — NC 65+ Homestead ExclusionBrunswick County effective tax rate is approximately ~0.50%. NC residents 65+ with income under the threshold can file Form AV-9 with Brunswick County Tax Administration to reduce taxable assessed value. The exclusion saves $300–$800/year for qualifying buyers. File annually — it does not renew automatically.
NC Coastal Insurance — the cost that shocks buyers from inland marketsHomeowners insurance in coastal Brunswick and New Hanover counties runs $2,400–$5,000+/year depending on distance from the water, home value, and wind/hail coverage. This is 2–4x higher than NC inland markets like Charlotte or Raleigh-Durham. Factor it as $200–$420/month when calculating all-in carrying cost. Buyers from Florida will recognize this pattern; buyers from the Midwest or Northeast often don’t.

Amenities

Four championship golf courses
Private marina with boat slips
Beach club access
Multiple clubhouses and fitness centers
Indoor and outdoor pools
Tennis and pickleball courts
Walking and biking trails
Multiple dining options on-site
Gated entry (multiple gates)

True Monthly Cost

All-in monthly cost — $525K St. James Plantation home

HOA fee~$165/mo
Brunswick Co. property tax (~0.50%)~$219/mo
Homeowners insurance (coastal NC)~$200–$420/mo
Utilities (NC — mild winters)~$150–$200/mo
Total monthly carrying cost (excl. mortgage)~$734–$1004/mo

Right For / Not Right For

Good fit if you:

  • Want the most complete lifestyle ecosystem in the Wilmington market
  • Want golf, marina, and beach access all in one community
  • Want the broadest home price range — $350K to $1.5M+
  • Want Brunswick County’s lower tax rate

Not right if you:

  • Want a deed-restricted 55+ community
  • Want proximity to Wilmington city amenities — Southport is 35 min south
  • Want to avoid driving — everything requires a car

Questions About St. James Plantation?

We can run your Brunswick County tax estimate and coastal insurance reality check before you tour.

Talk to a Specialist