Providence Downs

Positioning is descriptive, not an appraisal. Dues, covenants, gate status and school assignment must be verified with the association and Union County Public Schools for any specific address.

Providence Downs was the first of the two Providence Downs communities to be developed, and it still reads that way on the ground: wide, tree-lined streets, homesites that were cleared selectively rather than scraped, and an established streetscape that newer communities in the corridor cannot manufacture. The housing stock is custom brick-and-stone estate architecture from roughly the late 1990s through the mid 2000s.

Because the community is effectively built out, most activity here is resale and renovation rather than new construction. That makes condition and finish level the dominant price variable — two homes of identical size can be a full renovation apart. The community has its own association, its own gate and its own amenity core, none of which is shared with Providence Downs South.

Compared with Providence Downs South, the original community is older, generally sits on more wooded and more screened homesites, and carries a smaller amenity program. South is newer, its plans are often larger, and its amenity campus includes a fitness center and a pool with a water slide.

The two Providence Downs communities are covered in depth on the Providence Downs guide and the Providence Downs South guide, and the difference between them is set out point by point in the side-by-side comparison. Annual carrying costs across the corridor are broken down in the cost of ownership guide.

Commute times from this part of Union County are mapped in the commuting guide, school patterns in the school guide, and everyday shopping and dining in the local guide.