Union County Real Estate Talk

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!

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

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.