Pender County’s next Board of Commissioners will seat new Republican members in December with growth management and county staffing high on the agenda. According to Port City Daily reporting by Sophia DePhillips on November 6, 2026, buyers and sellers in Hampstead, Surf City, Burgaw, and Rocky Point should watch how the new board handles density, infrastructure, and public-service capacity—because those decisions shape daily life and long-term housing demand.
We have already covered the Pender EMS/Fire merger and the J.H. Lea school project in earlier posts. This piece focuses on what the incoming board says it wants to prioritize—and what that may mean for homeowners.
Who Is Joining the Board
Port City Daily reports:
- District 1: Shayne Frey defeated Democrat Tim Zizack with 55.71% of the vote
- District 2: Ryan Collins defeated Democrat Brookey Hardee with 59.7%
- District 3: Andy DeVane ran unopposed
- District 4: Incumbent Jimmy Tate ran unopposed
Frey, Collins, and DeVane form the slate of new Republican members preparing to join; Tate returns as an unopposed incumbent. Frey told Port City Daily he intends to represent residents across all five districts.
Growth: Density, Roads, and the Land Use Plan
Pender’s population rose 19.8% between April 2020 and July 2025, making it one of North Carolina’s fastest-growing counties, Port City Daily notes. Frey and Collins both named managing growth as a top priority once seated.
Frey argued for holding RA (residential/agricultural) zoning at one house per acre rather than allowing denser rezonings that put more homes on the same acre. Collins, in his candidate questionnaire, wrote that the county should not routinely increase density through rezoning when roads, schools, water and sewer, or emergency services cannot support that growth. Tate’s questionnaire, Port City Daily reports, said commissioners should enforce the Land Use Plan and that development should occur where infrastructure already exists or is planned.
For homeowners, that messaging matters in places where Highway 17 traffic, school enrollment, and utility capacity already feel tight. Controlled growth can support property values by protecting quality of life—or slow inventory if fewer rezonings are approved. Either way, buyers should ask agents and builders about zoning status, by-right vs. discretionary approvals, and nearby planned infrastructure—not just floor plans.
Schools and Impact Fees on the Watch List
Port City Daily reports seven of Pender’s 18 schools are at or over 100% capacity. The district is building J.H. Lea, a new K-8 for about 2,300 students, and renovating Topsail Middle School to accommodate roughly 600 high school students. Over the next 10 to 12 years, the district expects 3,000 to 5,000 more students.
Frey suggested seeking General Assembly approval for broader impact fees. North Carolina currently limits certain impact-fee types; water and sewer fees are allowed, but broader fees for schools, roads, libraries, and parks generally need legislative approval. Frey said he hopes to talk with local representatives about expanding that toolkit so growth helps fund the schools it creates.
Families shopping Topsail-area neighborhoods should keep school construction timelines and capacity on their due-diligence list alongside commute and flood questions. Sellers in enrollment-pressured zones should be ready for buyer questions about which schools serve the address today—and what is planned.
Staffing: Vacancies Across County Services
DeVane told Port City Daily his top focus is personnel: staffing, training, and funding so departments can serve the public. Brandi Cobb, speaking for the county, told the outlet there are 92 vacant county positions across 16 departments. The largest openings cited were 21 in the sheriff’s office, 18 in the jail, and 15 in EMS. Cobb noted that 11 of 12 detention-officer vacancies in the jail did not become active until October 1, so the county had just over a month to fill those at the time of the report.
After the EMS and Fire merger under county control, Port City Daily recounts that Assistant Chief Mark Haraway told commissioners 42 Pender Fire and EMS employees left between March and October 2025. Fifteen EMS and seven fire vacancies remained; a September county report said understaffing had led some firehouses and EMS stations to close for a day. Frey and Collins both favored stronger pay and benefits in their questionnaires as retention tools.
Homeowners should not treat vacancy counts as a reason to panic—or ignore them. Emergency response capacity, sheriff staffing, and social services affect insurance conversations, buyer confidence, and how quickly new subdivisions feel “supported.” Ask factual questions; avoid rumor.
What Buyers and Sellers in Key Towns Should Do
- Hampstead / Surf City: Track Highway 17 congestion narratives, Topsail-side school projects, and any density debates near existing neighborhoods.
- Burgaw: Watch county-seat infrastructure and how Land Use Plan enforcement plays out on commercial and residential proposals.
- Rocky Point: Follow water/sewer capacity and RA-zoning conversations that shape lot supply.
When you list or buy, request current zoning letters, utility availability, and recent commissioner agenda packets for nearby petitions. Policy direction can change after December seating—verify, do not assume.
FAQ
When do the new commissioners take their seats?
Port City Daily reports the new members are preparing to join the board in December.
Does slower density growth help home values?
It can support quality-of-life premiums in some markets, but it can also constrain new supply. Outcomes depend on location, product type, and demand—use current comps, not slogans.
Should I wait to buy until schools catch up?
Only if school capacity is a personal deal-breaker. Many families still buy successfully; they just verify attendance zones and construction timelines first.
Is the EMS merger the main story here?
No. Prior coverage addressed the merger. This election story is about how the new board frames growth and staffing going forward.
Where can I read the full reporting?
See Sophia DePhillips’s November 6, 2026 Port City Daily article linked above for quotes, vote totals, and vacancy figures.
Talk With a Local Team
Buying or selling in Hampstead, Surf City, Burgaw, or Rocky Point while Pender’s board turns over? Contact Aspyre Collective—we help Pender County clients connect local policy news with practical housing decisions.
