One of the biggest residential decisions in Pender County this fall just landed in the Hampstead and Scotts Hill area. On October 19, 2026, the Pender County Board of Commissioners approved a conditional rezoning that clears the way for a 55-and-over community of about 930 single-family homes on roughly 404 acres along Sidbury Road. If you own a home nearby, you’re thinking about retiring to the coast, or you’re shopping anywhere along the U.S. 17 corridor, here’s what was approved and what it could mean for you.
What Was Approved
The case is REZONE 2026-100, which Pender County’s planning department lists as the Sidbury Road Dupin Tract Conditional Rezoning. According to the county’s application file, the applicant is McAdams Homes, and the land is vacant timberland on Sidbury Road about two miles from U.S. 17 in Topsail Township. The property borders New Hanover County to the west and already-planned development to the north, east, and south.
The site was zoned Rural Agricultural, which allows about one home per acre. The approved conditional district allows an age-targeted neighborhood at a gross density of roughly 2.3 homes per acre, according to county planning staff’s presentation at the October 19 meeting as summarized by Citizen Portal on October 20, 2026. The application narrative says the community will be served by public water and sewer.
Key conditions
- Age-targeted for 55 and older. The developer agreed to record restrictive covenants to enforce the age restriction, under the federal Housing for Older Persons Act.
- More open space than required. Port City Daily reported on September 2, 2026 that the plan exceeds the county’s open space requirement by 40% and clusters homes away from flood zones and wetlands.
- A mix of lot sizes. The same report says the plan includes three lot widths, from 41 to 65 feet.
How It Got Here
This one wasn’t a sure thing. In early September, the Pender County Planning Board voted 3-2 to recommend denial, with members citing density and infrastructure strain in an area that has already grown quickly. County staff had recommended approval, pointing to the county’s Imagine Pender 2050 plan, lower school impact from an age-restricted community, and a projected 54% reduction in traffic compared with a conventional neighborhood, according to Port City Daily. Staff also noted that the future land use plan would allow considerably more homes on this site than were proposed.
The commissioners had the final say and approved the request on October 19.
What This Means for Nearby Homeowners
More neighbors, but a different traffic pattern. Communities for 55-and-over buyers tend to generate fewer school trips and less rush-hour traffic than family subdivisions, which is part of why staff supported it. Still, Sidbury Road and U.S. 17 will see more cars over time as the community builds out.
Little near-term change. A rezoning is the first step. Site plans, permits, and infrastructure work come before homes do, so construction is likely a ways off. We haven’t seen a public construction timeline yet.
Context for resale. New construction nearby can compete with resale homes, especially for buyers who want low-maintenance, single-level living. If you’re planning to sell in the Hampstead or Scotts Hill area in the next few years, it’s worth knowing that a large new option for that buyer is on the way.
What This Means for Buyers and Retirees
Southeastern North Carolina has long drawn retirees and pre-retirees for its beaches, milder winters, and easy access to Wilmington’s healthcare and amenities. A Sidbury Road location puts you close to Hampstead’s shops and the Hampstead Bypass, with Wilmington a short drive south.
- Read the covenants. Age-restricted communities have specific rules about who can live in a home and for how long. Ask for the declaration before you commit.
- Ask about HOA dues and what they cover. Amenities, lawn care, and common-area upkeep vary a lot from one 55-plus community to the next.
- Check flood maps anyway. Even with homes clustered away from flood zones, look up any lot you’re considering on the state’s flood risk maps and get an insurance quote early.
- Compare your options. Brunswick County and New Hanover County both have established 55-plus and active-adult neighborhoods. Pricing, amenities, and commute times differ, so it pays to compare.
Frequently Asked Questions
Where is the new community?
On Sidbury Road about two miles from U.S. 17 in Pender County’s Topsail Township, near Hampstead and the New Hanover County line, according to Pender County’s case file.
Is it strictly 55 and older?
It’s age-targeted, with covenants to enforce the age restriction. County staff noted that federal rules for 55-plus housing don’t require every single home to have a resident 55 or older, so read the community’s documents for the exact policy.
When will homes be available?
No public timeline has been announced in what we reviewed. Rezoning comes before site plan approval, infrastructure, and construction.
Does this affect my property taxes?
Nothing we reviewed ties this rezoning to a tax change for existing homeowners.
Thinking About a Move to Hampstead or Scotts Hill?
Whether you’re planning a coastal retirement, comparing new construction with resale, or wondering how nearby growth affects your home’s value, local context makes the decision easier. Talk with Aspyre Collective about buying or selling in Hampstead, and we’ll help you weigh your options.
