If you are looking for a master-planned community in South Eastern North Carolina that truly has "everything," all roads eventually lead to St. James Plantation.

Located just five minutes from historic Southport, St. James isn't just a neighborhood; it is a town unto itself. With over 6,000 acres, 81 holes of golf, and its own mayor, it offers a scale of amenities that no other community in the Cape Fear region can match.

But with that scale comes complexity. There are four different clubs, a tiered membership structure, and dozens of distinct "neighborhoods" inside the gates. If you are considering St. James in late 2025, here is your deep-dive guide to the lifestyle, the costs, and the real estate market.

1. The "4 Clubs" Concept: How Membership Works

Unlike communities with a single clubhouse, St. James has four distinct clubs (The Reserve, Founders, Members, and Players). The membership model is managed by The Clubs at St. James (owned by Troon Privé).

The Structure: Membership is not mandatory for all homeowners (you can live there and not join), but it is required to use the golf, tennis, pools, and dining facilities.

The Levels:

• Signature Golf: The highest tier. Gives you access to all 81 holes across all four clubs.
• Signature Sport: Includes everything except golf (pool, tennis, fitness, dining).
• Signature Social: Dining and social events only.

The 2025 Cost Reality:

• Initiation Fees: As of late 2025, the Signature Golf initiation fee is hovering in the $30,000 range (often structured as $15k non-refundable / $15k refundable). The Sport level is typically around $15,000.
• Dues: Expect monthly dues for full golf to be in the $550–$650 range.

Buyer Tip: Always ask if the home you are buying has an active membership. If it does, you can pay a "transfer/activation fee" (approx. $5,000) rather than the full initiation fee. If the membership is inactive, you start from scratch.

2. The Amenities: Beyond the Fairway

Even if you don't golf, the amenity list is staggering.

The Private Beach Club: Located on Oak Island (about 15 mins away), this is a massive perk. It offers private gated parking (gold in summer!), showers, and a pool overlooking the ocean.

The Marina: A full-service marina on the Intracoastal Waterway with 475 wet/dry slips. Even if you don't own a boat, Beacon 315 (the tiki bar/restaurant) is the social hub on Friday nights.

Wellness: There are multiple fitness centers, but the Signature Wellness Center near the main gate is the crown jewel, featuring diverse classes and high-end cardio equipment.

3. The Neighborhoods: It’s Not One Big Suburb

St. James is divided into distinct sections, each with a different vibe and price point.

The Reserve: The "high-end" newer section. Large custom homes, many with golf or nature views. Prices here often exceed $900k.

Woodlands Park: The "Nature Lover's" zone. Features an amphitheater, park, and fishing ponds. Very popular for families and active retirees who want yard space.

Regency Lakes / Players Club: More established, wooded, and often more affordable. You can still find homes here in the $500k–$650k range.

HarborWalk: Condo living right next to the marina. Perfect for "lock-and-leave" buyers who want to walk to dinner.

4. The Market: Late 2025 Snapshot

While the frenzied appreciation of 2022 has cooled, St. James remains a strong seller's market due to the "lifestyle premium."

Median Price: Currently hovering near $650,000 – $710,000 depending on the section.

Inventory: Resale inventory has ticked up slightly, giving buyers more choice than in previous years, but turnkey homes still move fast.

New Construction: Builders like Logan Homes, Hagood Homes, and Trusst are active, particularly in the newer phases near the Seaside gate.

5. The "Hidden" Costs

POA Fees: The Master Property Owners Association fee is approximately $1,050/year (2025 estimate).

Sub-Association Fees: If you buy a townhome, condo, or "maintenance-free" cottage, you will pay a second HOA fee. This can range from $300 to $600+ per month but covers your landscaping, exterior insurance, and roof.

The "Troon" Effect: Since Troon took over management, amenities have improved, but dues have seen steady annual increases (historically ~5-9%). Budget for this inflation.

The Bottom Line

St. James Plantation is the "cruise ship" of communities—you never have to leave the gates to find dinner, entertainment, or exercise. If you want a bustling, active calendar and don't mind paying for the privilege, it is the gold standard.

At Aspyre Realty Group, we can help you navigate the membership transfer rules and identify which "micro-neighborhood" fits your budget and lifestyle.