Carolina Forest — ~100 Custom Homes, Boathouse Clubhouse, Intracoastal Access
The Bluffs on the Waterway is a gated community of roughly 100 custom homes and homesites directly on the Intracoastal Waterway in Carolina Forest. Residents share a boathouse clubhouse on the waterway, day docks, a private boat launch, boat and trailer parking, a second clubhouse, a pool, and tennis courts. As of Q2 2026, built homes generally run from the mid-$500Ks past $1.5 million, with waterway lots priced separately for custom builds.
The Bluffs on the Waterway is the more intimate of Carolina Forest’s two gated Intracoastal communities. At around 100 homes and homesites, it trades scale for a tighter, waterway-focused enclave where the central amenity is not a sprawling resort complex but a boathouse clubhouse sitting directly on the Intracoastal. That building — with its day docks and private boat launch — is the social and recreational heart of the community.
The boathouse clubhouse is what makes the daily lifestyle here distinct. Rather than orienting community life around a pool deck set back from the water, The Bluffs puts its primary gathering space on the Intracoastal itself, so the social center and the boating center are the same place. An owner can keep a boat in the on-site parking, launch within the gates in minutes, and run the protected waterway to fishing grounds, sandbars, or the inlet, then tie up at the day docks on the way home. For a household whose weekends revolve around the water, that on-site, gate-to-water convenience removes the trailering, ramp lines, and storage costs that boaters elsewhere on the Strand build into every outing.
Buyers here are typically boaters, move-up families, and second-home owners who prioritize waterway access and a gated, low-density setting over a large amenity roster. The community runs as a predominantly owner-occupied, year-round neighborhood, which gives it a settled, residential feel.
The Bluffs on the Waterway (Q2 2026)
~Mid-$500Ks to $1.5M+ (built homes)
Community size
~100 custom homes and homesites
Water access
Intracoastal Waterway; day docks, private boat launch
Lot character
Waterway-front, interior; lots sold for custom builds
HOA / amenities
Gated; two clubhouses, pool, tennis, boat facilities
Home values in The Bluffs are influenced mainly by waterfront location and whether you’re buying a completed home or a buildable lot. Intracoastal homesites typically command the highest prices, while buyers also have the option to purchase land and build a custom home. The luxury buying guide explains how to evaluate waterfront home premiums.
Because The Bluffs is a smaller community, there are fewer comparable sales than in larger neighborhoods. That makes it important to look beyond a single recent sale and consider factors like lot location, build quality, finishes, and overall condition when evaluating value.
The Bluffs is zoned to Horry County Schools within the Carolina Forest attendance cluster: generally an area elementary (Ocean Bay, River Oaks, or Carolina Forest Elementary depending on the address), Ten Oaks Middle, and Carolina Forest High. Horry County opened Pine Island Elementary and Ten Oaks Elementary for 2025-26 and redrawn boundaries — confirm the current assignment with the district before buying.
The Bluffs on the Waterway is tucked along the Intracoastal Waterway in Carolina Forest, offering a peaceful setting while staying close to shopping, restaurants, schools, and everyday conveniences. Highway 31 is just minutes away, providing easy access to Myrtle Beach, North Myrtle Beach, Surfside Beach, Myrtle Beach International Airport, and Conway. For boaters, the biggest draw is direct Intracoastal Waterway access right from the community.
The Bluffs on the Waterway is a gated community with an HOA that maintains the entrance, clubhouses, pool, boat launch, docks, and common areas. Buyers should review the current HOA fees, architectural guidelines, and any rules for boat storage, docks, or waterfront properties before purchasing, especially if buying a vacant lot or a home with water access.
The Bluffs on the Waterway is a great fit for buyers who want a gated waterfront community with direct Intracoastal access in a quieter, lower-density setting. Its private boat launch, marina amenities, and custom homes appeal to boaters and full-time residents looking for a more relaxed lifestyle. Buyers often compare it with Waterway Palms Plantation for its larger amenity package or Plantation Lakes for its navigable lakefront lifestyle. If you’re exploring gated communities across the Grand Strand, the gated and golf communities guide is a helpful place to compare your options.
