Tucked between N.C. 211 and the Intracoastal Waterway, St. James is one of the most asked-about places in Brunswick County, especially by buyers relocating from up north or planning a move toward retirement. It’s a small town built around a large gated community, with golf, a marina, and a private beach club just across the bridge on Oak Island. If you’re weighing a move here, this guide from Aspyre Collective walks through what daily life looks like, how the town and the property owners’ association split responsibilities, and the questions we’d want answered before you buy.
Where St. James Sits on the Map
St. James is in southern Brunswick County, bordered on three sides by the Town of Oak Island. N.C. 211 forms part of its northern edge and runs about five miles east to Southport and roughly eleven miles west to U.S. 17 at Supply. That puts historic downtown Southport, the Southport-Fort Fisher ferry, and Oak Island’s beaches all within a short drive, while Wilmington is far enough away that most residents treat it as a planned trip rather than a daily commute.
The town has grown quickly. U.S. Census figures show about 804 residents in 2000, 3,165 in 2010, and 6,529 in 2020. The 2020 census also put the median age at 69.3, so the community skews strongly toward retirees and empty nesters, though you’ll find working professionals and remote workers here too.
Town vs. POA: Who Handles What
This is the part that surprises many buyers. St. James is both an incorporated town and a private gated community, and they do different jobs. According to the St. James Plantation Property Owners’ Association’s own resident guide:
- The Town of St. James handles planning and zoning, local ordinances, floodplain management, emergency management, yard debris pickup, animal control, and street lighting. It also runs Town Hall and the St. James Community Center.
- The St. James Plantation POA manages gate access and security patrols, maintains roughly 80 miles of roads plus parks and common areas, enforces community rules, and handles architectural review for new homes and additions. It’s funded by annual assessments.
- The Clubs at St. James, owned and managed by Troon, are separate from both. They operate the golf clubhouses, dining, pools, tennis, pickleball, and fitness facilities, with membership offered separately.
The POA guide also notes that developer control ended in 2021, and the association is now fully owner-controlled. For buyers, the takeaway is simple: you may be paying town property taxes, Brunswick County taxes, a POA assessment, possibly a sub-association or condo fee, and optional club dues. Ask for all of them up front.
Amenities and Lifestyle
Golf and the clubs
St. James is known for golf. The Clubs at St. James list 81 holes across four clubs (the Founders, Members, Reserve, and Players clubs), along with four clubhouses, indoor and outdoor pools, tennis and pickleball, fitness classes, and casual and fine dining. Club membership is a separate decision from buying a home, so compare the membership tiers against how you’ll actually spend your time.
The marina and the water
The community’s marina sits right on the Intracoastal Waterway and is advertised with about 475 slips, plus fuel and pump-out services. Waterway Park adds a kayak launch, a fishing pier, and picnic pavilions. If you own a boat, ask how slips are bought, leased, or waitlisted, because that can matter as much as the house.
A private beach club on Oak Island
Residents and their accompanied guests can use the POA’s Beach Club at 123 Southeast 72nd Street on Oak Island, which offers a pool, beach access, showers, changing rooms, a covered deck, and dedicated parking.
Homes You’ll Find in St. James
Housing ranges from patio homes and condos near the marina to single-family homes along golf courses, ponds, and wooded lots, plus newer construction in later neighborhoods. Because the POA reviews architecture, homes tend to share a consistent look and lot standards. We’re not quoting prices here, since they shift with the season and vary a lot by neighborhood, view, and age of home. If you’d like a current snapshot, we’re happy to pull recent sales for the specific sections you’re considering.
Smart Questions to Ask Before You Buy
- What are the total carrying costs? Add up town and county taxes, the POA assessment, any sub-association or condo fee, insurance, and club dues if you plan to join.
- What’s the flood zone and insurance picture? Elevation varies across the community, and marsh-front or waterway lots can sit in different zones than interior lots. Get insurance quotes early, as you would anywhere on the Brunswick coast.
- What are the architectural rules? If you plan to add a pool, screened porch, or addition, review the POA’s architectural guidelines before you make an offer.
- Are there pending assessments? Ask the POA and any sub-association about reserve studies and planned capital projects.
- How will you use the clubs? Membership options and costs differ, so decide whether you want golf, social, or no membership at all.
Frequently Asked Questions
Is St. James part of Southport or Oak Island?
Neither. St. James is its own incorporated town in Brunswick County, though many mailing addresses and listings reference Southport, and it borders Oak Island on three sides.
Do I have to join the golf clubs to live in St. James?
The clubs are run by Troon separately from the POA, and membership is offered on its own. Ask about current membership requirements and options for any home you’re considering, since terms can change.
Is St. James only for retirees?
The population leans older (the 2020 census median age was 69.3), but it isn’t an age-restricted community. Some buyers are still working, often remotely.
Can I get to the beach easily?
Yes. Oak Island’s beaches are a short drive, and residents can use the POA’s private Beach Club and parking on Oak Island.
Thinking About a Move to St. James?
St. James offers a rare mix of golf, water access, and a private beach club, all a few minutes from Southport. The right fit depends on the neighborhood, the carrying costs, and how you plan to spend your days. Our team knows the Brunswick County coast well and can help you compare St. James with nearby options like Southport, Oak Island, and Boiling Spring Lakes.
Talk with Aspyre Collective about buying in St. James
Sources: U.S. Census Bureau 2000, 2010, and 2020 counts as summarized on the St. James, North Carolina entry; the St. James Plantation POA Beach Club page and resident guide; and St. James Properties club and marina details, all reviewed October 30, 2026.
