Pender County has been one of the fastest-growing counties in North Carolina for several years, and its leaders are now trying to get ahead of that growth instead of reacting to it one rezoning at a time. Tonight, Monday, November 2, 2026, the Pender County Board of Commissioners is scheduled to hear an update on the county’s Infrastructure and Controlled Growth Initiative, according to Port City Daily’s November 2 meeting roundup. If you own a home in Hampstead, Rocky Point, Burgaw, or the rural western part of the county, or you’re thinking about buying land or a new build there, this plan is worth understanding.
What the Initiative Is
Commissioners adopted the Infrastructure and Controlled Growth Initiative unanimously on August 17, 2026. As Port City Daily reported on August 20, 2026, it is a long-range framework meant to decide where future growth should go and how the county will extend water, sewer, and other public services to support it over the next two decades.
The resolution set a few concrete milestones:
- County staff had 60 days to bring commissioners an outline of the staffing, funding, and scope of work the initiative needs.
- A completed draft of a Twenty-Year Master Plan is due by 2027. It is expected to cover water, wastewater, stormwater, emergency services, and more.
- A plan to modernize the county’s Unified Development Ordinance, the rulebook that governs zoning and subdivisions, is due by 2028.
Commissioner Brent Springer, who brought the initiative forward, told Port City Daily that the county’s population has grown more than 22% since the 2020 Census and that “our infrastructure is already behind, from east to west.” Tonight’s update comes roughly on the heels of that 60-day window, so it may be the first look at how the county plans to staff and pay for the work.
Why Water and Sewer Are the Heart of It
In Pender County, where public utilities run largely decides where new neighborhoods can go. According to the same August report, Pender County Utilities serves roughly 11,000 of the county’s 72,000 residents, about 15%, through six water and sewer districts. Much of the county, especially the rural west, relies on private wells and septic systems.
That matters for buyers and homeowners in a few practical ways:
- Density follows pipes. Large subdivisions usually need public water and often public or community sewer. Areas that get new lines in the master plan are the ones most likely to see future neighborhoods.
- Connection costs can land on homeowners. In the August discussion of western water options, the county’s utilities director said homeowners would be responsible for connecting their own homes, estimated at $1,800 to $4,000.
- Rates may change. County Manager Colby Sawyer noted that state loans used for water projects would need to be repaid and would likely mean countywide rate increases for Pender utility customers.
What This Means for Homeowners
If you already own in Pender County, the master plan will help show whether growth is likely to come to your area and on what timeline. For homeowners on wells near future water lines, that could eventually mean a choice about connecting. For those in quieter rural areas, it can also signal whether that rural feel is likely to last.
The planned rewrite of the development ordinance is just as important. Rules on lot sizes, buffers, road standards, and where higher-density housing is allowed shape what can be built next to existing neighborhoods. Public input periods are the time to weigh in, so watch for them as the drafts come together.
Growth Is Already Coming Before the Plan Is Done
The initiative doesn’t pause development in the meantime. The same November 2 agenda includes a public hearing on a request to rezone about 630 acres in Long Creek Township for 1,023 single-family homes. We covered that proposal, known as Riley’s Creek, in our Rocky Point growth post. Large projects like this will keep moving through the existing rules while the long-range plan is written.
What This Means for Buyers
For buyers, the takeaway is to look beyond the house itself. Before you make an offer in Pender County, especially on land or a home on a larger lot, it’s worth asking:
- Is the property on public water, a community system, or a private well? What about sewer versus septic?
- Are any water or sewer extensions planned nearby, and would connecting be required or optional?
- Has nearby land recently been rezoned, or is a rezoning pending?
- What is the flood zone, and how does that affect insurance?
Commissioner Jimmy Tate called the initiative “very good” and “comprehensive” in August, but he also questioned whether the county has the staff capacity to meet its timeline. Port City Daily noted the county had 74 vacant positions in May 2026. In other words, treat the 2027 and 2028 dates as targets, not guarantees, and don’t make a purchase decision that depends on a utility line arriving by a certain year.
How to Follow Along
Pender County Board of Commissioners meetings are held at the Public Assembly Room at 805 South Walker Street in Burgaw and are livestreamed. Agendas and announcements are posted on the Pender County website. We’ll keep watching for the master plan drafts and share what they mean for local neighborhoods.
FAQ
What is Pender County’s Infrastructure and Controlled Growth Initiative?
It is a 20-year planning effort, adopted by commissioners on August 17, 2026, to coordinate where growth goes with where the county extends water, sewer, and other public services.
When will the master plan be finished?
The resolution calls for a draft Twenty-Year Master Plan by 2027 and a plan to modernize the development ordinance by 2028. Some commissioners have questioned whether those timelines are realistic.
Will my home be required to connect to county water?
That hasn’t been decided. Connection rules depend on the specific project, so check with Pender County Utilities about your property.
Does the initiative stop new subdivisions?
No. Rezoning requests are still being heard under the county’s current rules while the plan is developed.
Thinking About Buying or Selling in Pender County?
Whether you’re eyeing land in the western part of the county or a home in Hampstead or Rocky Point, knowing what’s planned nearby can make a big difference. We follow these decisions so our clients don’t have to. Talk with Aspyre Collective about how local growth plans could affect your next move.
