Jumping In

The idyllic setting is there: sprawling oaks, terraced amphitheater and a19th century farmhouse that was refurbished so expertly the architecture won top design awards.

Amenities are in place, such as a large swimming pool and lake. So are civic and governmental locales – a new, throwback style YMCA and the understated Old Fort Fire Department and area rescue station.

But one ingredient is in short supply at The Ponds, a 5,000-acre village off U.S. Highway 17A just west of Summerville.

That would be houses and people living there. Construction got underway in early 2008. Since then, about 25 homes have been built. The figure includes a handful of custom dwellings and builders’ model homes clustered on a few streets.

“A lot of what’s happened since May of ’08 you can’t see,” says John W. Morgan III, partner in Greenwood Development and general manager of The Ponds, who spoke recently from his office in the restored antebellum house at The Ponds. “Needless to say, real estate has gone through a large change. In the process, you never know where it’s going to take you.”

The sagging real estate market, which is only recently showing signs of recovering, rousted Greenwood Development to take steps to boost sales.

The company brought on Harbor Homes in late summer as a new builder to construct somewhat lower-priced houses. Harbor Homes, he says, is “a major player in the market.”

The builder, an affiliate of Columbia-based Mungo Cos., is rolling out new designs especially for The Ponds. The 2,578 to 3,418-square-foot dwellings are priced from $277,900 to $337,900.

“We are also in the midst of discussion with another couple of well-known builders that will be bringing in new product lines in the $200,000 to $350,000 price range,” Morgan says.

By comparison, The Ponds’ five initial builders raised homes last year priced for sale from $329,000 to $550,000. Current neighborhood builders along with Harbor Homes are John Wieland, David Weekley and J.D. Smith – which also builds custom houses. “They are realigning new product offerings,” Morgan says.

The Ponds intends to continue selling lots to individuals and builders for custom-home construction. Those houses have run as much as $700,000.

“We are going to keep diversity,” he says.

Carolina One New Homes is in charge of The Ponds’ marketing. Its staff, including sales manager Penny Davis, is dedicated solely to the neighborhood.

Greenwood Development, according to Morgan, didn’t rush into making adjustments at The Ponds.

The developer, which has a strong track record in the Charleston area developing upscale neighborhoods Coosaw Creek and Beresford Hall, took time to research the market. That included taking a close look at entry-level neighborhoods, studying price figures and gathering comments from focus groups.

What they found was an increasingly frugal home shopper. “There’s been a big shift. The customer has become more value-oriented,” Morgan says. “The strategy of The Ponds (was) we wanted to position the community in the middle of the market. That hasn’t really changed.”

Builders continue to be held to high-end construction standards – for instance, vinyl siding is prohibited.

“But what has changed is we think the middle is $200,000 to $350,000,” he says. Of all the homes that changed hands in Dorchester County through July this year, 93 percent were priced below $350,000, he says.

Plans call for 1,950 dwellings to be built at The Ponds, most of them single-family homes as well as some townhomes. Morgan says he expects the townhomes, which aren’t on tap this year, to be priced at $200,000 or less.

The most visible activity at The Ponds in the past year or so has been the opening of the Summerville YMCA center in January and location of the fire and rescue station recently.

The Y has exceeded expectations. Its membership goal through Sept. 1 was 380 memberships. As of late August, 533 families had signed up, amounting to 1,663 people. “These are people using the facility daily,” Morgan says. “The impact has been enormous. The people here use it, so have neighboring communities.”

Almost next door is the fire station and emergency medical services operation. Upgraded architectural standards are distinguishing features of the brick-sided building, he says.

The developer has established The Ponds Conservancy, a not-for-profit community group that protects 1,100 acres of neighborhood property. The community oversees the conservancy, which is financed through money the development receives in transfer fees when properties sell.

“We are really pretty proud of it,” Morgan says.

Meanwhile, in a move that’s part service, part promotion, The Ponds sponsored numerous community events this year. On July 4, more than 1,500 people turned out for a Piccolo Spoleto performance on the grounds. Three Summerville community concerts were held at the amphitheater.

“We’ve reached out to the community and got people to visit The Ponds,” Morgan says. “If you can’t do it one way,” he says, “you do it another way.”

To reach The Ponds from downtown Charleston, travel west on Interstate 26 to exit 199 at Summerville. Follow the exit onto Main Street and continue through town. The road, which is Highway 17A, changes from North Main to South Main and then Boonehill Road. Follow Boonehill across Old Orangeburg and Central avenues. The Ponds, marked by a tower monument, is ahead about one-quarter mile on the right.

Reach Jim Parker at 937-5542 or jparker@postandcourier.com

Neighborhood: The Ponds

Location: Dorchester County

Phone: (843) 376-3281

Hours: 10 a.m-6 p.m. Monday-Saturday, 1-6 p.m. Sunday

Web site: www.DiscoverThePonds.com