Providence Downs South is a gated community of about 120 custom estate homes near Crane Road and Marvin School Road. It's in unincorporated Union County with Waxhaw 28173 addresses, and it's separate from Providence Downs, with its own gate, HOA and amenities.
Homes and lots
Building started in 2004, and about half of the homes were finished by 2009. The rest went up steadily through the 2010s, with about a dozen built since 2020. Lots are mostly between about six-tenths and three-quarters of an acre.
Build years, lot sizes and home counts from Union County property records (via NC OneMap), October 2026.
Streets
Lookout Circle and Smarty Jones Drive are the main streets, followed by Connonade Drive, Sir Huon Lane, Riva Ridge Lane and Sunnys Halo Lane. Like Providence Downs, many streets are named for famous racehorses, including Gato Del Sol and Strike the Gold.
Gated living
Providence Downs South has its own gate and HOA, separate from Providence Downs. Contractors and vendors need gate access, so arrange entry ahead of service visits. The HOA's architectural review also covers exterior changes like roofing, paint and fences.
Amenities
- Gated Entrance. Its own gated entrance and HOA, separate from Providence Downs. The two communities don't share amenities.
- Clubhouse & Fitness. A clubhouse with a fitness center, meeting space and lounge for residents.
- Pool, Courts & Ponds. A resort-style pool, lighted tennis courts, pickleball, a playground, sidewalks, trails and ponds.
Schools
Listings show Providence Downs South assigned to Sandy Ridge Elementary, Marvin Ridge Middle and Marvin Ridge High, part of Union County Public Schools. Assignments can change and depend on your address, so confirm with Union County Public Schools.
Everyday errands
Straight-line distances from the middle of the neighborhood; driving distances are a little longer.
- Groceries: Publix at Marvin Gardens, about 2.3 miles
- Hospital: Atrium Health Waxhaw, about 3.2 miles
- Urgent care: Atrium Health Urgent Care, Ballantyne, about 5.1 miles
- Park: Marvin Efird Park, about 1.5 miles
- Library: Southwest Regional Library, about 4.4 miles
See every option in Nearby essentials and Places to eat in Marvin and Waxhaw.
Who lives here
In the Census area that includes Providence Downs South, about 95% of homes are owner-occupied, households average 3.6 people, and 30% of residents are under 18. The median age is 43.2. See Providence Downs South by the numbers.
Nearby neighborhoods
Wyndmoor, Broadmoor at Marvin, The Reserve, Heritage at Marvin. See them all on the neighborhoods map.
Taking care of a Providence Downs South home
Homes here range from brand new to about 20 years old. The mid-2000s homes are due for HVAC, water heaters and roof inspections, and many large homes have two or three HVAC zones to plan for. Start with the home-care guides by home age.
Join your neighbors
Founding members can book 45-minute meetings with vetted local vendors and get paid $200 to $300 per meeting, with no obligation to buy. When several neighbors need the same job, we negotiate one group rate.