Union County Real Estate Talk

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

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*

Union County NC Property Taxes.  How much are they?  This is one of the first questions that I am asked when someone is thinking of making a move to the area.  Especially someone who is leaving one of the high-tax states in the northeast.  This is the time of year when local governments adopt their budgets for the coming year and set a tax rate to fund the budget.  This process has been completed in Union County NC and its towns.  The graph below shows what a homeowner will pay in 2009 property taxes for a home with an assessed value of $200,000.

Why are Union County NC property taxes different for the county and the various municipalities?  The variations have to do with the services provided by the local governments.  Taxes are lowest in unincorporated Union County where services such as garbage pickup and street lights are not provided.  Residents of the towns pay town taxes in addition to the county tax and receive additional services, such as a town police department, garbage pickup and street lights.  In general, the towns with the highest taxes have their own police departments. 

Read more about living in Union County NC.

Union County NC Relocation Guide:  Five Basic Things to Know

Copyright 2009.  Carol Fox.  *Union County Property Taxes--How Much Will You Pay for a $200,000 Home?*

Is an Indian Trail NC relocation in your future?  You may want to consider a move to the town.  Two national publications have listed Indian Trail NC as one of America's best small towns.  Relocate-America included Indian Trail on its 2008 Top 100 American Cities list.  Family Circle Magazine has named the town one of America's ten best small towns in 2009.

What makes Indian Trail NC such a desirable relocation destination?  Here are my top six reasons.

1. With an estimated population of 18,000, Indian Trail is small enough to have a small town feel but large enough to have community shopping and restaurants within the town limits.
2. Indian Trail is located in the southern suburbs of Charlotte NC, a vibrant New South city with plentiful job, shopping and entertainment opportunities.
3. Indian Trail has a number of family-friendly neighborhoods with affordable homes.  You can find an Indian Trail home and community to suit your preferred lifestyle whether it's a freshly-built neighborhood with swim and tennis amenities, a patio home for your active adult lifestyle or a home with some land for your horse.
4. Indian Trail residents like living in their town.  A recent survey by the town found that over 80% of town citizens agreed that Indian Trail is a good place to raise children, a good place to live, and a safe place to live.
5. Indian Trail has well-regarded public schools.
6. Indian Trail has the mild climate of Piedmont Carolina and the low property taxes of Union County NC.

Considering an Indian Trail NC relocation?  Learn more about homes and neighborhoods in Indian Trail.

Live, Work and Play at Bonterra Village in Indian Trail

Indian Trail NC Neighborhoods:  Brookhaven

Indian Trail NC Neighborhoods:  Brandon Oaks

Visit www.CarolinaSmallTownLiving.com to learn more about the Town of Indian Trail NC and other area small towns.

Copyright 2009.  Carol Fox.  *Indian Trail NC Voted Best for Relocation*

You are considering a move to Union County, Charlotte's southern neighbor and one of the prime relocation destinations in North Carolina. Union County has a mild climate, opportunities for rural or suburban lifestyles, and easy access to Charlotte's vibrant downtown, job market and plentiful shopping and entertainment amenities. From 2000 to 2007, Union County North Carolina was one of the fastest growing counties in the country. The county's population grew an estimated 49% from 123,677 residents in 2000 to 184,675 residents in 2007.

Five Things You Should Know About Union County North Carolina

1. Union County is a collection of small towns created from a largely agricultural region.  Some of these small towns are suburban in nature and filled with new home communities.  Others wish to maintain their rural heritage with large lots and farms.   Learn more:  Small Towns in the Carolinas:  Understanding Their Heritage and Population Estimates for Union County Small Towns.
2. Union County weather is mild with four seasons.  Winter is short and spring is long.  Learn more: 
Moving from the North?  What You Need to Know about the Weather.
3. Property taxes are among the lowest in the Charlotte region.  Learn more:  Property Taxes on a $200,000 House in Union County.
4. Town boundaries, mailing addresses and school assignment zones can be confusing when searching for homes and neighborhoods in Union County.  You need to understand how they overlap before you begin your Union County real estate search.  Learn more:  Mailing Addresses, Town Boundaries and School Zones and The Basics of Buying a Union County Home. 
5. Union County schools have a great reputation and many newcomers to the area choose Union County for the public school system.  Learn more:  Union County Schools:  Just How Good Are They? and Four Things to Know about the Union County Schools.

Visit www.CarolinaSmallTownLiving.com to get a free Union County relocation package and learn more about the small towns of Union County.

Copyright 2009.  Carol Fox.  All rights reserved.  "Union County NC Relocation Guide:  Five Basic Things to Know"

Considering a move to Union County North Carolina and want to know about the property taxes? 

If you are from a high property tax state, one of the first questions you will ask me about my listings is "What are the property taxes?"  Union County NC has just gone through the process of revaluing every property, setting the local county and town budgets for 2008, and then setting a 2008 tax rate to fund the budget.

How did Union property owners fare in this process?

Our taxes will be higher this year because of the vigorous appreciation since the last revaluation and because local governments took the opportunity in a non-election year to set the rates a bit above revenue-neutral.  Even with the tax increases, I think that many out-of-state buyers will be happy when comparing their own taxes with ours.

Estimated 2008 Taxes on a $200,000 Property in Selected Union County Towns

Unincorporated Union County              $1330

Stallings                                           $1770

Lake Park                                         $1750

Indian Trail                                       $1620

Weddington                                      $1390

Waxhaw                                           $2010

Monroe                                             $2320

Wesley Chapel                                   $1363

Marvin                                              $1430

What About City of Charlotte and the Mecklenburg County Towns of Matthews and Mint Hill?

City of Charlotte                                $2594

Matthews                                          $2342

Mint Hill                                            $2227

Mecklenburg County will reassess its property values in 2009 so look for a wider gap in annual property taxes between Union and Mecklenburg next year after Mecklenburg's process is complete.

Want to know more about Union County and its small towns?  Visit www.CarolinaSmallTownLiving.com.

You are considering a move to North Carolina.  You've done your research and feel that the Charlotte NC area might be the right spot for you.  You dig a little deeper and discover that you would like to focus on Union County NC because of its proximity to Charlotte, great schools, and relatively affordable housing. 

What do you need to know about Union County, its small towns and its school zones that will make your move a little easier and eliminate some surprises?

1. Just because a home has a Matthews NC mailing address doesn't mean that it is in the Town of Matthews.  In fact, the Town of Matthews isn't even in Union County!  Until recently, Union County was a rural area served by a few post offices.  The post office in Matthews delivered mail to Matthews, located in Mecklenburg County, and to areas of Union County located relatively close to Matthews.  How can you tell which county a home listing is in?  The Matthews post office has two zip codes.  Homes with zip code 28105 are located in Mecklenburg County and homes with zip code 28104 are located in Union County. 
2. Town boundaries do not conform to postal delivery areas.   Your home may have a Monroe NC mailing address but is located in the Town of Indian Trail or vice versa.  The U.S. Postal Service assigns new neighborhoods to the nearby post office that has the best capacity to serve the neighborhood.  How do you determine which town your property is located in?  Property listings may give a tax location in addition to a mailing address.  You should always verify that information by going to the Union County geographic information system or by calling the town government.
3. Not every Union County property is in a town.  Some neighborhoods are in unincorporated Union County and do not pay any town taxes nor receive any town services such as garbage pickup.  If your neighborhood is unincorporated, you will contract with a private hauler for garbage pickup.  Some of the smaller towns, like Wesley Chapel or Weddington, do not provide garbage pickup, either.
4. Just because a property is in unincorporated Union County today, doesn't mean that it will be tomorrow.  North Carolina has fairly liberal annexation laws so towns and cities do actively annex more territory to control areas on their boundaries and gain more tax revenues.  You should investigate further any property located in an unincorporated part of Union County to see whether it might be subject to annexation by one of the towns in the future.  Why?  The towns have different tax rates and provide different services so you want to have an idea of what the future could hold for you if you purchase the property.
5. School attendance zones do not correspond to town boundaries.  Most school districts in North Carolina, including Union County, are county-wide districts.  This means that the county school board decides the pupil assignment areas for neighborhoods.  These pupil assignment areas can and do change in high-growth areas like Union County as new schools are built to accommodate additional students.  Some schools recently have had their attendance capped while waiting for new schools to be built.  If schools are important to your purchase decision, you need to verify pupil assignment with the Union County Public School system.  Also ask about new schools planned or under construction nearby that may affect the school assignment of your neighborhood in the near future.

Want to know more about real estate, schools, and living in Union County and its small towns?  Visit www.CarolinaSmallTownLiving.com.