What Hartness does

Hartness is a privately held, family-owned master-planned community developer operating on a 482-acre contiguous tract in Greenville, South Carolina — 15 minutes from downtown Greenville and under 10 minutes from GSP International Airport. The company develops, markets, and sells residential real estate under Traditional Neighborhood Development (TND) principles designed by town planner Lew Oliver, offering homesites and pre-designed or custom homes ranging from approximately $763,000 cottages to $4.5 million+ estates. Its primary customer base is affluent families and individuals seeking walkable, nature-connected, multi-generational legacy housing.

The business operates through four revenue streams: (1) one-time sales of homesites across multiple phases and of completed or custom-built single-family residences built by a curated Builder's Guild of ten regional custom home builders, (2) recurring hospitality revenue from Hotel Hartness (a four-star boutique property with 69 suites plus 4 spa suites, conference center, ballroom, Patterson Kitchen + Bar restaurant, and Spa H), (3) recurring rental income from Homestead at Hartness — a 449-unit cottage rental community with saltwater pool, gym, and trails, and (4) ancillary revenue from Village Center retail tenancies and Hartness Farm agricultural programming. Go-to-market relies on direct sales through the Hartness Discovery Center, a broker referral program paying up to 3% commission, and lifestyle/event-driven community marketing.

The community integrates Hartness Farm (16 raised beds, one-acre cornfield, eleven-acre Pecan Grove, weekly farmers market — designed with P. Allen Smith), a Village Center of local retailers and service providers (Chestnut Coffee, CORK Beauty Bar, Diggs Greenville, with Wine House and Brio Primary Care arriving in 2026), 10+ miles of nature trails across a 180-acre preserve, and resort amenities. Sean Hartness serves as CEO with his brother David Hartness involved in planning. No external investors, private equity, or institutional capital is referenced; the project traces its funding to the 2009 sale of Hartness International.

Name

Hartness

Legal name

Hartness Living, LLC

Website

https://hartnessliving.com

Company type

Private

Founded year

2009

Operating status

Operating

Headcount range

11–50 employees

Short description

Hartness is a family-owned master-planned community developer in Greenville, South Carolina, designing, marketing, and selling luxury homes, homesites, and integrated amenities — including Hotel Hartness, Hartness Farm, and rental cottages — across a 482-acre Traditional Neighborhood Development serving affluent multi-generational homebuyers.

Ownership category

akta.pro rank

Product category

Master-planned residential community development

NAICS

Lessors of Real Estate (5311)

SIC

Land Subdividers & Developers (No Cemeteries) (6552), Hotels, Rooming Houses, Camps & Other Lodging Places (7000)

akta.pro primary industry

Master-Planned Community & POA Management (BPAJAHAD)

akta.pro secondary industry

Mixed-Use Property Management (BPAJAGAE)

Keywords

• Master-planned community
• Luxury residential development
• Traditional neighborhood development
• New urbanism homes
• Resort hospitality services

Headquarters

HQ city

Greenville

HQ country

Canada

HQ region

North America

Offices1 record

Markets served

GTM type

B2C

Offering type

Services

Cost components

Personnel, Operations, Infrastructure, Marketing or Sales, Supply Chain

Revenue model

1. Home Sales: Sale of custom-built single-family homes in the Hartness master-planned community. Homes range from cottages to estate properties with prices from approximately $763,000 to over $4.4 million. Home categories include Cottage, Village, and Estate styles.
2. Homesite Sales: Sale of residential land parcels within the community. Phases include The Village, The Meadow, and The Heritage. Homesites available from the $200s to estate-sized lots.
3. Hotel & Hospitality Services: Hotel Hartness featuring 69 suites plus 4 distinctive spa suites, conference center, ballroom, Patterson Kitchen + Bar restaurant, and Spa H. Provides hospitality services to residents and visitors.
4. Cottage Rental Program: Homestead at Hartness resort-inspired cottage rental community. One-to-four-bedroom homes available for lease with amenities including saltwater pool, gym, yoga facility, community garden, and access to Hartness trails.

Pricing tiers

Go-to-market motion3 records

Distribution channels5 records

Marketing channels5 records

Core offering

Hartness develops and sells a master-planned Traditional Neighborhood Development community on 482 contiguous acres in Greenville, SC, offering custom and pre-designed luxury homes ($763,000 to over $4.4M), residential homesites (from the $200s), a four-star boutique Hotel Hartness with 69 suites plus 4 spa suites, agricultural programming at Hartness Farm, and resort-style cottage rentals at Homestead at Hartness, all integrated around a walkable Village Center with shops, restaurants, and a preserved Nature Preserve.

Product overview

Hartness is a master-planned Traditional Neighborhood Development (TND) community located in Greenville, SC. The company offers a diverse portfolio of luxury residential products spanning multiple price points and styles, from cottages and villas (starting around $763,000) to estate homes (up to $4.5 million). The product ecosystem includes: (1) Custom-built estate residences such as The Berkeley, The Everly, and The Elizabeth with premium features like smart home automation and chef's kitchens; (2) Semi-custom homes from the Builder's Guild including Meritus Signature Homes, Milestone Custom Homes, and Chanticleer; (3) Pre-designed home plans portfolio featuring designs by Lew Oliver; (4) Woodland Retreat, an exclusive enclave with 11 homesites and three distinctive modern home designs; (5) Hotel Hartness + Spa, a four-star boutique hotel with 69 suites, spa services, and dining; (6) Hartness Farm, an agricultural program with raised beds, cornfield, and pecan grove; and (7) Homestead at Hartness, a cottage rental community. The community spans 482 acres with amenities including Village Center, Grand Lawn, pools, sports garden, hiking trails, and nature preserve.

Differentiator

Problem solved

Functional benefit

Brands

• Hartness Farm: Organic farm with 16 raised beds, one-acre cornfield, eleven-acre pecan grove, and weekly Farmers Market. Launched in 2021.
• Hotel Hartness
• Homestead at Hartness
• Village Center
• Patterson Kitchen + Bar
• Spa H

Products and services

• The Berkeley A luxury custom-built estate residence featuring stucco and natural stone exterior, chef's kitchen with Blue Star appliances, spa-like primary suite, Control Four automation system, and approximately 6,035 square feet across four levels. Priced at $4,495,000 at 22 Bowman Road.
• The Magnolia A thoughtfully designed 3-bedroom, 3.5-bath residence with main-level primary suite, gourmet kitchen with stainless steel appliances, and bonus room on upper level, approximately 3,227 square feet. Priced at $1,322,500.
• 12 Odell Street A 6-bedroom, 5-full-bath multigenerational home built by Milestone Custom Homes featuring a self-contained ground-level suite, Thermador professional appliance package, and approximately 4,570 square feet. Priced at $2,849,000.
• The Everly A luxury residence featuring alabaster white brick exterior with Hardi plank accents and cedar shake roof, 5 bedrooms, gourmet kitchen, and approximately 5,619 square feet with finished basement. Priced at $3,200,000.
• The Elizabeth A luxury residence with full brick veneer and concrete plank siding, cedar shake roof, 4+ bedrooms, gourmet kitchen with 48-inch range, approximately 4,355 square feet.
• The Curtis A home design with Isokern masonry fireplace, gourmet kitchen, and main-level primary suite, approximately 3,101 square feet.
• The Accetta II A 3-bedroom, 2.5-bath new construction home with full brick veneer exterior, metal roof, approximately 2,926 square feet.
• The Alexandria An elegant luxury home with brick veneer and stucco exterior, standing seam metal roof, GE Monogram appliances, approximately 2,545 square feet.
• The Edisto A single-level residence by Meritus Custom Homes with 3 bedrooms, 3 baths, open-concept layout, fiber-cement siding and metal roof, approximately 1,806 square feet. Priced at $1,290,000.
• Woodland Retreat An exclusive neighborhood within Hartness featuring 11 homesites and three distinct home plans (Maple, Chestnut, Oak) co-designed by Lew Oliver and Jeremy Sommer of Sommer Design Studios, ranging from 2,088 to 2,358 square feet, tucked into preserved woodlands.
• Hotel Hartness + Spa A four-star boutique hotel with 69 suites in the main hotel and 4 distinctive spa suites, featuring a conference center, ballroom, waterside restaurant (Patterson Kitchen + Bar), and world-class luxury spa (Spa H). Incorporates the original Hartness family home into its design.
• Hartness Farm An agricultural program featuring 16 raised beds for homeowner adoption, a one-acre cornfield with Silver Queen corn, and an eleven-acre Pecan Grove, with weekly Farmers Market in the Village Center. Designed by P. Allen Smith and Lew Oliver for conservation and sustainability.
• Homestead at Hartness A resort-inspired cottage rental community offering 1-to-4-bedroom homes for lease with amenities including saltwater pool, cabana, outdoor grilling area, 2,500 sq ft gym and yoga facility, and community garden. Address: 1095 Hartness Drive, Greenville, SC 29615.
• Hartness Home Designs Portfolio An extensive collection of pre-designed and pre-approved architectural home plans including cottages (Wisteria, Jasmine, Ivy), village homes (Tanager, Bull River, Edisto, Magnolia, Boxwood), and estate homes (Beaufort, Curtis, Hastings, Stuart), ranging from 933 to 5,125 square feet, many designed by town planner Lew Oliver.

Named customers1 record

Segments3 records

Ideal customer profiles3 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Feature4 records

Partnerships

Six partnerships are on record, tiered flagship, core and minor.

• Lew OliverflagshipStrategic or Co-development PartnerLew Oliver is the lead town planner and designer for Hartness. Based in Atlanta, he is one of the Southeast's most recognizable new home designers, renowned for creating beautiful places to call home. His work includes Rosemary Beach, Celebration, Vickery, Seabrook, East Beach, Patrick Square, and Serenbe. Oliver's vision for Hartness is to return to traditional neighborhood development principles.
• P. Allen Smith & AssociatescoreStrategic or Co-development PartnerP. Allen Smith is a nationally renowned expert in conservation and sustainability and one of the country's most prolific placemakers. He joined forces with Lew Oliver to help design and program elements of Hartness Farm, bringing expertise in horticulture, garden design, and sustainable agriculture to the community.
• Builder's Guild MemberscoreChannel Partner/ Reseller/ DistributorThe Builder's Guild comprises 10 of the finest custom home builders in the Greenville area: Sexton-Griffith, Dillard-Jones Builders, Hartness Construction, Meritus Signature Homes, J. Francis Builders, Milestone Custom Homes, Chanticleer Custom Home Builders, Cobblestone Homes, and Greenville Luxury Homes. They were selected by the Hartness family for their passion to construct high-quality homes.
• Village Center TenantscoreOthersVillage Center is home to locally-owned businesses: Chestnut Coffee, CORK Beauty Bar, Diggs Greenville (interior design + home goods), Hartness Real Estate Discovery Center. Coming in 2026: Wine House and Brio Primary Care. Additional tenants in planning stages include The One5 Restaurant.
• Hotel Hartness (Patterson Kitchen + Bar, Spa H)coreStrategic or Co-development PartnerHotel Hartness is an integrated boutique hotel amenity within the Hartness community, offering 69 suites plus 4 spa suites, conference center, ballroom, Patterson Kitchen + Bar restaurant, and Spa H. Incorporates the Hartness family home into its design.
• Sommer Design StudiosminorStrategic or Co-development PartnerJeremy Sommer of Sommer Design Studios co-designed the Woodland Retreat enclave home plans with Lew Oliver. Three unique home designs (Woodland Maple, Chestnut, Oak) range from 2,066 to 2,358 sq ft.

Scale indicators8 records

Recent moves6 records

Expansion highlights5 records

Direct peers

• Serenbe: New Urbanist master-planned community in Chattahoochee Hills, GA designed by Lew Oliver (Hartness' lead planner). Directly comparable in TND principles, walkable hamlet design, agricultural programming, and biophilic amenities — and an explicit reference point in Hartness' positioning.
• Patrick Square: Lew Oliver-designed TND master-planned community in Clemson, SC. Same planner and design principles as Hartness, with retail, residential, and walkable greenway — directly comparable on design DNA and Upstate SC geography.
• Rosemary Beach: Lew Oliver-designed New Urbanist community on Florida's 30A corridor. Comparable luxury coastal TND with architectural guidelines, vacation-rental overlay, and curated retail — sharing Hartness' design DNA and lifestyle orientation.
• Habersham: New Urbanist master-planned community in Beaufort, SC. Comparable walkable hamlet design, architectural review, and small-town TND philosophy — directly competing for New Urbanist-prioritizing Southeast buyers.
• Palmetto Bluff: Large-scale (20,000-acre) Lowcountry luxury master-planned community in Bluffton, SC. Closest in-region comparable — luxury homes, inn/hospitality, nature preserve, and equestrian/farm programming — competing for the same affluent Southeast buyer.
• Celebration (Disney): Iconic New Urbanist master-planned community originally developed by The Walt Disney Company in Osceola County, FL. Lew Oliver's portfolio reference and foundational TND example — comparable in TND principles and architectural guidelines.
• Alys Beach: New Urbanist luxury master-planned community on Florida's 30A with architectural berm-building code, vacation rentals, and curated retail. Comparable in design discipline, price points ($1M+), and integrated resort programming.
• Seabrook: Lew Oliver-designed master-planned resort community on the Washington coast. Directly comparable in TND design framework, vacation rental program, and resort-style amenities — sharing Hartness' planner and design philosophy.
• Daniel Island: 4,000-acre master-planned community in Charleston, SC with multiple villages, retail, golf, and recreational amenities. Comparable as a SC luxury master-planned community competing for relocation buyers from Greenville and the broader Southeast.

Broad incumbents

• Kiawah Island: Established luxury coastal SC master-planned island community with multiple resort hotels, golf, and high-end residential. Comparable premium-lifestyle positioning and SC Southeast buyer pool, though at much greater scale and coastal rather than inland.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat4 records

Key risks6 records

Key highlights6 records

Customer concentration

• Facebookfacebook.com/HartnessLiving
• Instagraminstagram.com/hartnessliving
• LinkedInlinkedin.com/company/hartness-development-inc

Revenue estimate

Valuation estimate

Number of profiles

Profiles11 records

Subsidiaries2 records

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Hartness