Union County Real Estate Talk

2011-11-12

Autumn in Union County NC

Peak leaf color weekend has arrived in the rolling hills of Union County NC.  The area's hickory and oak forests are putting on quite a show of yellows and golds.  The dogwoods and black gums add striking red tones to the scene.

Enjoy these photographs of the autumn foliage.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Don't forget to look at your feet as well.  Beautiful wildflowers are still blooming among the fallen leaves in Union County NC.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Want to know more about real estate and living in Union County NC?  Request a free Union County NC relocation package.

Copyright 2011.  Carol Fox.  Allen Tate Realtors.  *Autumn in Union County NC*

Union County NC Relocation—Where Are the Jobs?

Union County NC is a popular destination for newcomers considering a move to the Charlotte area.  Great schools, low property taxes and affordable housing are magnets that have made Union County one of the fastest growing counties in North Carolina in the past decade.

Located to the south of Charlotte with a number of I-485 interchanges along the county line, Union County offers its residents convenient access to Charlotte’s employment centers.  Many Union County citizens travel to Charlotte and Mecklenburg County for work.  Click here to learn about Charlotte’s major employers.

What about jobs in Union County?

Here is a list of the 25 largest employers in Union County.

Company	Industry	Employment		Company	Industry	Employment
Union County Schools	Education	1000+		Wingate University	Education	250-499
Carolinas Medical Center	Healthcare	1000+		Consolidated Metco	Manufacturing	250-499
Tyson Farms	Manufacturing	1000+		Lowes Home Centers	Retail	250-499
ATI Allvac	Manufacturing	1000+		Charlotte Mecklenburg Hospital	Professional & Business Services	250-499
Union County	Government	1000+		Yale Security	Manufacturing	250-499
Wal-Mart	Retail	500-999		AEP Industries	Manufacturing	250-499
Harris Teeter	Retail	500-999		SPCC	Education	250-499
City of Monroe	Government	500-999		Target	Retail	100-249
Pilgrims Pride Corp.	Manufacturing	500-999		Century Contractors	Construction	100-249
Charlotte Pipe & Foundry	Manufacturing	500-999		Boggs Paving	Construction	100-249
McGee Brothers	Construction	250-499		Edwards Woods Products	Manufacturing	100-249
Scott Technologies	Manufacturing	250-499		Imo Industries	Manufacturing	100-249
Food Lion	Retail	250-499

Source:  North Carolina Employment Security Commission

Agriculture represents over 15% of Union County’s economy.  The county ranks second in poultry broiler production in North Carolina and 13th in the United States.  It ranks 4th statewide in turkey production.   Union County is a leader in crops as well, ranking 1st in wheat and 3rd in soybeans in North Carolina.  County farmers are 10th in producing ornamentals and turf in the “green industry”.

Want to know more about real estate and living in Union County NC?  Request a free Union County NC relocation package.

Copyright 2011.  Carol Fox.  Allen Tate Realtors.  *Union County NC Relocation—Where Are the Jobs?*

High Charlotte NC Growth Expected Over the Next Decade

The Charlotte NC metropolitan area (MSA) is expected to be among the top ten fastest growing areas in the country over the next decade according to Proximity One, a data analysis firm.  The Charlotte MSA includes Charlotte-Mecklenburg and a ring of counties around it, including York County in South Carolina.  The population of the Charlotte MSA was 1,769,001 in the 2010 Census.  Proximity One projects 26.4% growth between 2010 and 2020 to 2.236,368.

The projected high growth for Charlotte doesn't surprise me.  Union County NC, where I live and work, was one of the fastest growing areas of Charlotte and of North Carolina during the last decade.  Those of us who already call Union County home enjoy all the benefits of the area:  a four season climate, beautiful rolling hills with lush vegetation, a variety of home styles and prices in nice neighborhoods, and a small town atmosphere with access to big-city amenities.

If you are thinking of a move to the Charlotte NC area, check out Union County and its small towns.  Want to know more about the area?  Here are a few articles that may help.

• What is the population of Union County and its small towns?  Union County Relocation-Population of Union County's Small Towns
  
• How much are the property taxes in Union County?  Union County Relocation-How Much are the Property Taxes?
  
• What about the public schools in Union County?  Union County Relocation-Public Schools and What You Need to Know
  
• Where will I shop in Union County?  Union County Relocation-Where are the malls?

Where will I live if I move to the Charlotte area?  You will have many choices.  Click here to search for homes in Union County NC.  You'll find Union County homes listed in Area 10.

Want to know more about living in Union County NC and its small town?  Request a free Union County NC relocation package.

Copyright 2011.  Carol Fox.  Allen Tate Realtors.  *High Charlotte NC Growth Expected Over the Next Decade*

Union County NC Relocation—Population of Union County’s Small Towns

You are thinking about a move to a place with friendly people, a temperate climate with four seasons, great schools, access to cultural facilities and professional sports, and small town living.  Friends urge you to consider moving to Union County NC, an area adjacent to Charlotte’s southern edge.

Your first question most likely is “how many people live in Union County and what size are its towns and villages?”  Then, “is Union County a dynamic place where newcomers are welcome and can find places to work and raise a family?”

The 2010 Census figures, just released, provide answers to these questions.  The table below shows the 2010 population of Union County’s small towns and their growth rate from 2000 to 2010.

	Population 2010	Growth Rate 2000-2010
Union County	201,292	63%
Indian Trail	33,518	185%
Monroe	32,797	25%
Stallings	13,831	336%
Waxhaw	9,859	276%
Weddington	9,459	41%
Wesley Chapel	7,463	193%
Marvin	5,579	437%
Lake Park	3,422	63%

Source:  U.S. Census Bureau, Charlotte Observer

Union County was the fastest growing county in North Carolina during the last decade.  It’s growth rate was astonishing but the growth rates of some of the small towns were far greater.  These small towns grew not only by adding new developments but sometimes by annexing more land into their borders as well. 

Some of the towns, such as Weddington and Marvin, have large lot zoning.  Development is low density so these towns may never have large populations.  Other towns like Indian Trail allow small lot developments.  These compact neighborhoods mean that Indian Trail is likely to remain one of the largest of Union County’s towns and villages.  One of the surprises of the 2010 Census figures is that Indian Trail is now Union County’s largest town, overtaking Monroe, the county seat.

Will Union County continue this blistering growth rate in the coming decade?  That’s unlikely as growth has moderated since the beginning of the recession. 

Will it continue to be a great place to live?  Absolutely.  Whether you want a rural atmosphere or suburban living, you can find your perfect place in Union County NC.

Want to know more about real estate and living in Union County NC?  Request a free Union County NC relocation package.

Copyright 2011.  Carol Fox.  Allen Tate Realtors.  *Union County NC Relocation—Population of Union County’s Small Towns*

Moving to Union County NC?  You Are Not Alone According to New Census Numbers

Remember when a drive into Union County NC took you through rolling pastures, horse farms and a few subdivisions?  Now picture all those new subdivisions, new schools and shopping centers under construction during the last ten years.  Everyone knew that a lot of people were finding the county a great place to live.

How many people moved to Union County over the last decade?  Numbers just released by the US Census Bureau show that the population of Union County grew 62.8% over the last decade.  The Census Bureau counted 201,292 residents in 2010.  It was the fastest growing county in the Charlotte area and the fastest growing county in the state.

You can still find those rolling pastures and horse farms in Union County.  You just have to travel a little deeper into the county to do so.  Areas adjacent to Mecklenburg County where Charlotte is located have been transformed into subdivisions of all types and price points. Some are gated luxury communities with large lots.  Others are quite affordable.  Many of them have neighborhood amenity centers with swimming pools and clubhouses.  Shopping centers, restaurants, and businesses have followed the rooftops into Union County so that you don’t have to go to Charlotte any more to find a nice place for dinner or a big box retailer.

Yes, Union County has seen a tremendous amount of growth in the past decade.  And it’s still a great place to live.

Learn more about the basics of living in beautiful Union County NC:  Union County Relocation. 

Considering a move to Union County NC?  Request a free Union County NC relocation package.

Copyright 2011.  Carol Fox.  Allen Tate Realtors.  *Moving to Union County NC?  You Are Not Alone According to New Census Numbers*

Union County NC Relocation—Public Schools and What You Need to Know

The Union County NC school buses start rolling tomorrow, August 25, to start the 2010-2011 school year.  Union County Public Schools (UCPS) operates 308 buses, which drive 24,000 miles each day for a total of 4 million miles each year.

Families contemplating a relocation to Union County NC typically have an intense interest in the school system.  The school systems in North Carolina might operate quite differently than the systems back home.

Here are some things that you might want to know about UCPS if you are a newcomer.

UCPS is a large district.

The district is large because it covers all of Union County.  Unlike other areas of the country, public schools in the Charlotte region are organized by county.  That’s why there are so many buses and so many miles driven.  Other statistics from the 2009-2010 school year:

• There are 53 public schools.  Thirty of those are elementaries, 9 are middle schools, 11 are high schools and 3 are special schools.
• 39,366 students attended UCPS during the 2009-2010 school year.  19,593 students were in elementary school.  There were 8,954 students in the middle schools and 10,819 students in the high schools.
• 32% of UCPS students received free or reduced price lunches.

UCPS schools are organized into clusters.

Pupil assignment zones include elementary schools that feed into a middle school which feeds into a high school.  For example, the Cuthbertson cluster in the Waxhaw area includes four elementary schools that feed into Cuthbertson Middle School.  Cuthbertson Middle School feeds into Cuthbertson High School.

Click here to see UCPS attendance maps for the 2010-2011 school year.

UCPS pupil assignment zones can and do change.

Union County NC has been one of the fastest growing counties in North Carolina in recent years.  This growth has created a constant demand for new schools.  As schools get overcrowded and new schools are built, assignment boundaries change.  Newcomers cannot assume that attendance boundaries are fixed forever.

Click here to check pupil assignment for a specific Union County NC address.

UCPS test scores rank very high.

In 2009, UCPS had 2170 graduates.  88% of these graduates plan to attend college.  2009 graduates earned $51.1 million in scholarships.  The 2008-2009 graduation rate was 80.7%.

Union County Public Schools ranked #1 among large district in North Carolina in 2009-2010 end of year testing.

Read about AYP testing results here.

Want to know more about living in Union County NC and its small towns?   Request a free Union County NC relocation package.

Copyright 2010.  Carol Fox.  Allen Tate Realtors.  *Union County NC Relocation—Public Schools and What You Need to Know*

Union County NC Relocation—How Much Are the Property Taxes?

It’s that time of year again.  Union County NC and the small towns within the county have adopted budgets for the 2010-2011 fiscal year and set tax rates to pay for those budgets.  They’ll be mailing property tax bills to each property owner in September.  Property taxes will be due in early January 2011.

How much are the property taxes in Union County NC?  I am asked this question by locals and relocation clients alike.  In fact, it’s usually the first question I’m asked by folks considering a Union County NC relocation from the high tax states in the northeast.

What should you know about property taxes in Union County and its small towns?

• Property taxes are calculated by multiplying a property’s assessed value by the tax rate of the county plus the tax rate of the municipality, if the property is located within a town.
• Many properties in Union County are not located within a municipality so they are charged for county taxes only.
• The State of North Carolina requires that counties reassess property values at least every eight years.  Union County conducted its last reassessment in 2008 based on 2007 values.
• Because 2007 values were the peak of the market in Union County, the assessed  value of many properties is higher than current market value.
• Assessed values do not change when ownership of the property changes.  Given today’s marketplace, there will probably be no reassessment of Union County property values until the state’s mandated eight year time period is up.
• There is no separate school tax in Union County.  County property taxes pay for the schools.

How much are property taxes for a $200,000 home in Union County and its small towns?

The table below shows how much you would pay in Union County and some of its small towns.  The calculations for the small towns include county and town taxes.  If you don’t like paying town taxes, consider living in Hemby Bridge.  This little town in northern Union County abolished property taxes this year!

County or Town	Property Taxes on $200,000 Home
Union County only	$1330
Wesley Chapel	$1363
Weddington	$1390
Marvin	$1430
Indian Trail	$1620
Stallings	$1760
Lake Park	$1790
Waxhaw	$2100
Monroe	$2440

 

Want to know more about living in Union County NC and its small towns?  Request a free Union County NC relocation package.

Copyright 2010.  Carol Fox.  Allen Tate Company.  *Union County NC Relocation—How Much Are the Property Taxes?

Union County NC Relocation—Where are the Malls?

Considering a Union County NC relocation?  You asked about the neighborhoods.  You’ve investigated the schools.  If you are like most people moving to Union County, your next question is about shopping.

Where are the malls?

Let me take you on a tour of the malls in and near Union County NC.   Small and local, middle of the road, upscale, or large and outlet.  You can find a shopping destination to satisfy every shopping need.

Monroe Crossing

Monroe Crossing is Union County’s own enclosed mall.  Recently renovated, this mall has a small and easy feeling.  Its anchors are Belk, JC Penney and Sears.  Numerous other shops fill the mall as well as several restaurants.  The mall sponsors Growers Marketplace every Thursday from May through September.  Buy local produce, meats, cheese and crafts at the Growers Marketplace. On Friday evenings in the summer, you can enjoy live music at the mall.

Monroe Crossing is located at 2115 W. Roosevelt Boulevard in Monroe, NC.

Carolina Place

Carolina Place Mall is located just outside Union County in Pineville NC.  Carolina Place is a large “middle of the road” mall with over 130 shops and anchors.  It features Dillard’s, Macy’s, Belk, JC Penney and Sears as well as other well-known retailers, such as Abercrombie and Fitch, American Eagle Outfitters and Gap.  The mall property is large enough to have a number of restaurants around the perimeter.  This is the place to go for furniture shopping as a number of furniture stores are located across from the mall on furniture row.

Carolina Place is located at 11025 Carolina Place Parkway in Pineville NC.

SouthPark Mall

If it’s upscale shopping you want, you need to head to SouthPark Mall.  SouthPark is located in the heart of South Charlotte about halfway between the Union County line and Uptown Charlotte.  Here you’ll find Neiman Marcus, Nordstrom’s, Macy’s, Belk and Dillards as anchors.  Luxury fashion dominates the shops at SouthPark, one of the largest malls in the region.  SouthPark also has The Village, which combines condominiums, restaurants and specialty shops on one corner of the mall.  Crate and Barrel is located in the Village.

SouthPark is also home to Symphony Park, an outdoor amphitheater where the Charlotte Symphony gives concerts during the summer.  The Christmas holiday kicks off for South Charlotte with the Holiday Tree Lighting at Symphony Park.

SouthPark Mall is located at 4400 Sharon Road in Charlotte.

Concord Mills

Concord Mills is the place for you if you like entertainment with your shopping.  Concord Mills is the #1 destination in North Carolina with over 200 shops.  Many of these shops are outlet stores.  You can watch a movie at Concord Mills, enjoy the NASCAR-themed fun park, or eat at the festive food court.  You’ll also find Bass Pro Shops at Concord Mills.

Concord Mills is across Charlotte from Union County but the drive is easy via I-485.

Concord Mills is located at 8111 Concord Mills Boulevard in Concord.

So, if you’re moving to Union County NC, don’t worry that you won’t find your favorite place to shop.  There are plenty of enclosed malls within an easy drive of the county.  And in-between the malls, you’ll find lots of open-air shopping centers with the big box retailers as well as community shopping centers with grocery stores and restaurants.

Want to know more about moving to Union County NC?  Click here to request a free Union County NC relocation package.

Copyright 2010.  Carol Fox.  Allen Tate Realtors.  *Union County NC Relocation—Where are the Malls?*

Union County NC Relocation—Where Will I Shop for Groceries?

Over the years, I have given many tours of Union County towns and neighborhoods to newcomers planning a Union County NC relocation.  One of the basic questions that folks who have never visited before ask me is this.  Where will I shop for groceries?

Where to buy groceries?  That is a great question and something that every Union County newcomer wants to know.  I usually answer the question by pointing out a Harris Teeter grocery store as we take our tour.

Harris Teeter is our hometown food market.  Its headquarters is in Matthews NC and it has a big distribution center in Indian Trail NC.  You can find a Harris Teeter store in most of the Union County small towns.  Some have more than one. 

The newest Union County Harris Teeter is pictured here.  It just opened at Austin Village, a community shopping area at the intersection of Chestnut Lane and Potters Road in Stallings.

The Charlotte Observer recently included an article about Harris Teeter, which is celebrating its 50th anniversary this year.  Here are some facts about Harris Teeter from the Observer article.

• Harris Teeter is named for W.T. Harris and Willis Teeter, who both opened grocery stores in the 1930s.  Harris’s store was on Central Avenue in Charlotte and Teeter’s was in Mooresville.  They merged their stores in 1960 and became Harris Teeter.  Now the company is owned by the Ruddick Corporation.
• There are now 194 Harris Teeter stores in eight states and the District of Columbia.

Are there alternatives to Harris Teeter?  Yes, there are other food markets in Union County and surrounding areas.  You can also shop at Lowes Foods, Food Lion, Bi-Lo, Aldi and of course, SuperWalmart.  But you’ll probably encounter more Harris Teeter stores in your travels than the others.

Considering a Union County NC relocation?  Click here to request a free relocation package.

Copyright 2010.  Carol Fox.  Allen Tate Realtors.  *Union County NC Relocation—Where Will I Shop for Groceries?*

Union County NC Relocation—Population of Area Small Towns

How large or small are the towns in Union County?  This is one of the first questions I am asked by people considering a Union County NC relocation.  Many newcomers to the area choose Union County because they are looking for small town living that has convenient access to Charlotte’s workplaces and amenities. 

When I was asked this question again recently, I decided that it was time for me to look up the most recent population estimates for Union County’s small towns.  The table below shows the U.S. Census Bureau’s estimates for 2008.  I added 2000 population figures to the table and calculated the rate of growth between 2000 and 2008.  You can see those figures as well in the table.

You may be surprised by some of the numbers in the table.  I was.  The following will help you look beyond the numbers and may help you get the flavor of Union County’s small towns even if you’ve never visited.

• Union County NC has both unincorporated and incorporated areas. The unincorporated areas are largely, though not exclusively, rural.  Many of the small towns have incorporated to control growth within their borders.  Some of these towns require homes to be on half acre or one acre lots, creating and maintaining a rural feel.  Others allow small lots and compact development resulting in a more suburban atmosphere.
• Just a few post offices serve Union County and its towns.  A postal mailing address is not a reliable way to determine whether a property is located in a specific town.  You can see that Waxhaw NC is one of the smallest towns yet a large number of properties have Waxhaw 28173 mailing addresses.  That’s because the Waxhaw post office delivers mail in Waxhaw, Marvin, Weddington and Wesley Chapel.  If you were trying to determine the size of Waxhaw by looking at the number of home listings online, you would think that it is a large town, but it is one of the smallest.
• The population of Union County is estimated at 193,255 in 2008.  The county grew 56% from 2000 to 2008 making it one of the fasted growing counties in the country.  Some of the towns grew even faster than Union County did.  The fastest growing towns didn’t grow just by adding more residents within their borders.  They also grew by expanding their town boundaries or annexation of previously rural areas.  Stallings NC, which grew 181%, and Marvin NC, which grew 89%, are examples of towns that grew by annexation as well as new development.
• It should be noted that the oldest towns grew the slowest:  Monroe NC, Matthews NC and Mint Hill NC.  Matthews and Mint Hill are both located in Mecklenburg County near the Union County line.

Union County NC Small Town Population Estimates

Small Town Year 2008 Year 2000 Growth Rate

Marvin	1,970	1,039	89%
Lake Park	2,955	2,093	41%
Waxhaw	3,672	2,625	39%
Wesley Chapel	3,985	2,549	56%
Stallings	8,970	3,189	181%
Weddington	9,882	6,696	47%
Indian Trail	18,976	11,905	59%
Mint Hill	20,369	14,922	36%
Matthews	26,901	22,127	21%
Monroe	32,543	26,228	24%

HTML Tables

Source:  US Census Bureau

Want to know more about relocating to Union County NC?  Click here to request a Union County NC relocation package.

Copyright 2009.  Carol Fox.  Allen Tate Realtors.  *Union County NC Relocation—Population of Area Small Towns*