Kings Grant in Fayetteville, NC Homes & Real Estate

Kings Grant Homes for Sale in Fayetteville NC

Kings Grant looks like one neighborhood on a map, but at closing a buyer here inherits a fee stack that most other Fayetteville neighborhoods do not. There is a base homeowners association for the original subdivision, a separate homeowners association for the newer Ashley River Preserve section along Nottinghill, and an entirely separate country-club structure that owns the golf course, pool, and tennis courts and charges annual family memberships on top. Which of those three obligations attach to a specific listing depends on the section, the lot, and which memberships you take. That is the single most useful thing to understand before touring anything here.

Kings Grant is a north-side neighborhood clustered around Kings Grant Golf & Country Club at 347 Shawcroft Road, roughly five miles north of downtown Fayetteville and less than 10 minutes from Fort Liberty via Ramsey Street and I-295. The current 50-listing feed above sits at a $384K median list price and $157 per square foot, with inventory ranging from $140K condominiums on Bubble Creek Court to $700K+ single-family homes backing to the golf course or private lake.

How the Fee Stack Actually Works

The unusual part of Kings Grant is not the golf course. It is that the golf course, pool, and clubhouse are owned by the development company, not by the homeowners association, and the relationship between those two entities is governed by a court-sanctioned 2006 development agreement amended four times through 2017. That structure creates three separate fee categories.

Layer One: Base HOA on the Original Subdivision

Homes inside the original Kings Grant subdivision pay a modest annual homeowners association assessment (approximately $600 per year on typical single-family lots, per the Kings Grant HOA). That covers common-area maintenance and neighborhood governance but does not include pool, tennis, or golf access. Kings Grant Condominiums on Bubble Creek Court are a separate ownership structure with their own condominium HOA fees.

Layer Two: Ashley River Preserve (Nottinghill) Separate HOA

The Ashley River Preserve at Kings Grant is a newer 115-lot development along Nottinghill, built out under the same court-sanctioned agreement. Per the 2017 amendment, this section forms an additional, separate homeowners association and can charge separate regime fees not payable to the original Kings Grant HOA. On any new-construction listing in Nottinghill, ask specifically what the second HOA charges before assuming the standard $600 applies.

Layer Three: Country Club Membership (Optional but Common)

Access to the pool, tennis courts, clubhouse dining, and 18-hole golf course runs through Kings Grant Golf & Country Club, not through either HOA. Members pay an annual family membership fee for pool and tennis; golf memberships are separate. Under the development agreement, Kings Grant property owners receive a 20% discount on clubhouse event rentals, but everything else is priced at prevailing club rates. Non-members can still tee off as public play at the semi-private course.

The Two Product Tiers Inside Kings Grant

The inventory in Kings Grant divides cleanly into two very different products, and a buyer's short list should usually stay in one lane rather than mixing them.

• Single-family homes (roughly $350K to $700K+): brick or stucco exteriors, 2,000 to 4,000+ square feet, three to five bedrooms, mature landscaping. The premium subset backs to the golf course or the private lake and carries a view premium of 10 to 20 percent over interior lots. Concentrated on Westland Ridge Road, Kensington Park Road, Cherrystone Road, Shawcroft Road, Hampton Ridge Road (inside the Appleton Gate section), and Falkland Court.
• Kings Grant Condominiums on Bubble Creek Court (roughly $140K to $220K): two-bedroom, 1.75 to 2 bathroom units built in the late 1980s. Separate condominium HOA structure, no automatic access to the country club, and entry-level pricing for the area. This is the section most buyers scanning the feed miss when they see the Kings Grant name attached to $384K listings.

Homes on new construction lots along Nottinghill (the Ashley River Preserve section) sit between the two tiers, typically priced between $400K and $560K for 2,500 to 3,000 square-foot builds, with cul-de-sac lots and, in some cases, golf-course-facing positions on the 16th green.

The Golf Course, After the 2020 Renovation

The Kings Grant course was designed by Jim Holmes, a former Jack Nicklaus Design architect, and opened in 1990. In June 2020 the course closed for a major renovation that converted the greens from Bent Grass to TifEagle Ultradwarf Bermuda and included clubhouse work. The 18-hole course is now Par 71 to 72 across 6,654 yards from the back tees, with a slope of 133, and plays year-round as a semi-private, with public tee-time booking. It was voted best in Cumberland County by Fayetteville Observer readers.

The renovation matters to buyers because TifEagle Bermuda has a much longer refresh interval than Bent Grass in North Carolina's heat, which reduces the near-term risk of another course closure or a capital raise. Events like that hit other Fayetteville-area golf-course neighborhoods on occasion and hurt golf-adjacent home values when they happen.

The Developer-Discount Benefit Most Buyers Overlook

The 2017 development agreement also created a benefit that flows to existing Kings Grant property owners. When the developer (now Estates at the Ashley River, LLC) offers new-construction lots in the Ashley River Preserve for sale to the general public, existing Kings Grant owners are entitled to a 10 percent discount off retail pricing on those lots, and that right continues until the last lot is sold. No formal notice is required, so owners must monitor new phases themselves. For buyers weighing whether to purchase a resale home first and upgrade to a new build later, this is a real 10 percent buffer against the standard developer premium.

Schools, Location, and Daily Commute

Kings Grant is served by Cumberland County Schools, with typical assignments at Howard Hall Elementary (adjacent to the neighborhood on Ramsey Street), Pine Forest Middle, and Pine Forest High. A section on the west side of Ramsey feeds Long Hill Elementary instead. Because CCS periodically adjusts attendance zones, always pull the current assignment on the specific parcel rather than assuming it matches a nearby home you toured.

The location is functionally north-side Fayetteville. Ramsey Street (US-401) runs the length of the neighborhood and connects to I-295 within two miles for base access and Raleigh trips; downtown Fayetteville is roughly 15 minutes south. Fort Liberty's main gates are 10 to 15 minutes northwest via I-295 and Bragg Boulevard, which is why the neighborhood carries a significant PCS-cycle turnover. Cape Fear Valley Medical Center is roughly 15 minutes south down Ramsey and Owen Drive, and the Ramsey Street retail corridor puts Publix, Harris Teeter, and Target within five minutes.

Where Kings Grant Fits in the Broader Search

Kings Grant sits inside 28311, the north-side Ramsey Street ZIP. The Fayetteville parent search places Kings Grant in the North Ramsey pocket. Buyers specifically after a golf-course home should also review the Fayetteville homes with a golf course feed, which pulls listings from Gates Four and Highland Country Club too. The gated community feed covers the Appleton Gate homes on Hampton Ridge Road, and the first-floor primary feed is worth checking, as a meaningful share of Kings Grant single-family builds place the primary suite on the main level.

What to Verify During Due Diligence in Kings Grant

The fee stack is not visible on the listing photos, and the standard NC Offer to Purchase and Contract does not itemize it. During due diligence, get the seller's disclosure on all three layers: current base Kings Grant HOA dues and any pending assessments; whether the property is inside the Ashley River Preserve section and, if so, the separate HOA dues that apply; and whether the seller currently holds a country-club membership and what the transfer or new-member rates look like today. Also verify the specific school assignment, because Kings Grant straddles the Howard Hall and Long Hill Elementary boundaries.

Our team at Raleigh Realty has closed enough transactions inside Kings Grant to know which listings are inside which HOA layer and which country-club status carries over. Call our office at 919-249-8536 to run a specific address through the fee-stack check before the first showing.