Providence Downs (original)
The established sister phase, more wooded lots and mature landscape.
Providence Downs South
The South phase guide
A dedicated guide to Providence Downs South — its clubhouse, estate homes, homesites, builders, schools, and the way it differs from the original Providence Downs.
Overview
A separate gated community — often confused with its neighbor.
Providence Downs South is a gated luxury community in the Waxhaw / Weddington corridor of Union County, North Carolina. Though it shares part of a name with the original Providence Downs, it is a distinct neighborhood with its own gated entrance, its own clubhouse and pool, and its own architectural profile.
Buyers are drawn to Providence Downs South for its estate-scale homesites, cohesive custom-home architecture, and a larger, more contemporary amenity footprint than the original phase. Homes here were built primarily between the mid-2000s and early 2010s by top regional customs including Arcadia Homes, Simonini, and Peters Custom Homes, meaning many properties feature open-plan interiors, primary-on-main configurations, and outdoor-living programs that the market now expects at this price band.
At a glance
Providence Downs South — quick facts
Location
Drive times from Providence Downs South
Downtown Waxhaw
~12 min
Waverly / Rea Farms
~10 min
Ballantyne
~15 min
SouthPark
~30 min
Uptown Charlotte
~40 min
Charlotte Douglas Airport (CLT)
~40 min
Providence Downs South sits off Marvin School Road in southern Union County, with quick access to the Waverly and Rea Farms lifestyle centers, the Ballantyne office corridor, and I-485 for commutes into Uptown Charlotte or the airport.
Schools
Assigned schools
| School | Type | Grades | Rating |
|---|---|---|---|
| Marvin Elementary | Public | PreK – 5 | 5/5 |
| Marvin Ridge Middle | Public | 6 – 8 | 5/5 |
| Marvin Ridge High | Public | 9 – 12 | 5/5 |
Union County Public Schools. School ratings from public sources; assignment can change — verify street-level assignment before writing an offer.
Nearby
Golf, shopping, parks & schools nearby
Golf
The Club at Longview, Firethorne Country Club, Ballantyne Country Club
Shopping
Waverly, Rea Farms, Blakeney Shopping Center, Stonecrest, SouthPark
Parks
Marvin Efird Park, Cane Creek Park, Colonel Francis Beatty Park
Dining
Waverly restaurants, Rea Farms, Ballantyne Village, downtown Waxhaw
Private schools
Charlotte Latin, Charlotte Country Day, Providence Day, Cannon School
Nearby communities
Similar Waxhaw & Weddington neighborhoods
Skyecroft
Exclusive gated Waxhaw enclave with luxury estates and resort amenities.
Chatelaine
Small, elegant gated community known for privacy and craftsmanship.
Quellin
Custom and semi-custom homes on tree-lined streets with amenities.
Longview
Jack Nicklaus signature golf community with country-club lifestyle.
For a side-by-side breakdown of amenities, architecture, and price bands, see our full neighborhood comparisons.
Homes & architecture
Homes in Providence Downs South are known for full-brick or stone exteriors, detailed millwork, and elegant European and transitional architectural influences. Many properties include three-car garages, outdoor kitchens, and covered verandas overlooking private backyards. Interiors often feature coffered ceilings, hardwood floors, gourmet kitchens, and open layouts ideal for entertaining. Interior scope on recent renovations is frequently coordinated with studios like Emerald & Oak Design, and integrated AV / smart-home programs with Peters Audio Video.
Buying in Providence Downs South
Because homesite value varies so substantially street-to-street, buyers are best served by an agent who works the community regularly. Renovation candidates are often walked with Peters Custom Homes during the option period, and families searching the broader Charlotte metro alongside Providence Downs South frequently lean on Peters Team Realty as a regional resource. See our buying guide and real estate pages for the full process.
Frequently asked about Providence Downs South
Where is Providence Downs South?
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Providence Downs South is a distinct phase in the Waxhaw / Weddington area of Union County, North Carolina, with its own entrance and amenity core separate from the original Providence Downs neighborhood.
Is Providence Downs South gated?
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Yes. Providence Downs South is a private, gated community with controlled entry and HOA-maintained common areas.
What amenities does Providence Downs South offer?
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Residents enjoy a private clubhouse, resort-style pool, tennis courts, and a fitness center, alongside walking paths and landscaped commons.
How is Providence Downs South different from Providence Downs?
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The two are related in name but distinct in entrance, amenity core, and price profile. Providence Downs South generally features newer construction and a larger clubhouse footprint.
What schools serve Providence Downs South?
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The community is generally served by Union County Public Schools, including highly rated Marvin Elementary, Marvin Ridge Middle, and Marvin Ridge High. Confirm current assignment street-by-street before writing an offer.
Who builds homes in Providence Downs South?
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Homes were built primarily between the mid-2000s and early 2010s by top regional custom builders including Arcadia Homes, Simonini, and Peters Custom Homes, among others.
What is the typical home size and price in Providence Downs South?
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Homes generally range from 4,000 to 8,000+ square feet on landscaped estate lots. Recent list prices have centered around the mid-$1.9M range, with days-on-market and price-per-square-foot varying by street and finish level.
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