Providence Downs is a gated estate community of about 320 homes in the Marvin area, the original of the two Providence Downs neighborhoods. It's in unincorporated Union County with Waxhaw 28173 addresses, and its streets are named for famous racehorses and Kentucky Derby lore, like Churchill Downs Drive, Kentucky Derby Drive and Man of War Drive.
Homes and lots
Most homes were built between 2000 and 2004, with a smaller wave through the late 2000s. These are custom and semi-custom estate homes on big lots, mostly between seven-tenths and eight-tenths of an acre.
Build years, lot sizes and home counts from Union County property records (via NC OneMap), October 2026.
Streets
Churchill Downs Drive and Kentucky Derby Drive are the main streets, with Man of War Drive, Skipaway Drive and Alydar Court close behind. Smaller streets include Real Quiet Lane, War Admiral Lane, Seattle Slew Court and Sir Barton Lane.
Gated living
Providence Downs has its own gated entrance and HOA, separate from Providence Downs South. Contractors and vendors need gate access, so homeowners usually arrange entry ahead of service visits. The HOA's architectural review also covers exterior changes like roofing materials, paint colors and fences, so check before you sign a contract.
Amenities
- Gated Entrance. A private gated entrance, separate from Providence Downs South, with its own HOA and architectural review.
- Clubhouse & Fitness. The clubhouse and fitness center give neighbors a place to gather and work out close to home.
- Pool, Courts & Ponds. A community pool, tennis and pickleball courts, basketball, a playground, walking trails and ponds.
Schools
Listings show Providence Downs assigned to Marvin 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 1.4 miles
- Hospital: Atrium Health Waxhaw, about 3.0 miles
- Urgent care: Novant Health Urgent Care, Waverly, about 3.6 miles
- Park: Marvin Efird Park, about 0.7 miles
- Library: Southwest Regional Library, about 3.7 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, about 99% of homes are owner-occupied, households average 3.3 people, and 29% of residents are under 18. The median age is 45.4. See Providence Downs by the numbers.
Nearby neighborhoods
Kingsmead, Hunter Oaks, Canterfield Creek, Marvin Commons. See them all on the neighborhoods map.
Taking care of a Providence Downs home
At 20 to 25 years old, many Providence Downs homes are on their second HVAC systems and approaching roof replacement, and larger homes often 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.