Skip to content

As we head into September, several local decisions and public processes across York, Lancaster, and Chester Counties deserve REALTOR® attention. This week’s strongest issues involve property taxes, housing and development regulations, annexation and rezoning, and the long-term rules that shape where and how growth occurs.

To help members quickly understand what has actually changed versus what is still under consideration, this update separates confirmed actions from proposals and public processes still moving forward.

CONFIRMED ACTIONS

Fort Mill Sets New Property-Tax Millage Rate

Fort Mill Town Council voted August 24 to set the Town’s FY 2026–27 property-tax rate at 87 mills, up from 83 mills.

Town officials said the four-mill increase is expected to generate approximately $1 million in additional revenue. The millage vote comes before final adoption of the Town’s budget, which is expected to return for public hearings in September.

Why It Matters to REALTORS®

Property taxes are a direct component of the cost of homeownership and can influence affordability calculations for buyers.

The actual effect on an individual owner will depend on assessed value, property classification, exemptions, and other factors, so REALTORS® should avoid estimating a client’s final tax bill. However, being aware of local millage changes helps members better understand the overall cost environment facing buyers and property owners.

Fort Mill Approves Additional Hospital-Area Annexation and Mixed-Use Zoning

At the same August 24 meeting, Fort Mill Town Council approved second reading of an ordinance annexing approximately 10.99 acres associated with the Charlotte-Mecklenburg Hospital Authority’s Sutton Road campus and rezoning the property from General Commercial to Mixed-Use.

Council also approved second reading of an amendment to the hospital development agreement. According to reporting on the meeting, the additional property does not add new density entitlements to the existing mixed-use plan.

Why It Matters to REALTORS®

Major healthcare investments can have a broader effect than the development itself.

Healthcare facilities can generate employment, increase demand for nearby housing and commercial services, and influence transportation and infrastructure investment. Annexations and mixed-use zoning also provide an early indication of how growth corridors may evolve over time.

For REALTORS®, understanding these patterns can help provide context when discussing future growth with buyers, sellers, investors, and property owners.

PROPOSALS & PUBLIC PROCESSES STILL MOVING FORWARD

Lancaster County: Major UDO Rewrite Reaches County Council September 1

One of the most important land-use issues currently underway in the PRAR region reaches a major milestone this week.

Lancaster County has scheduled a special County Council meeting for Tuesday, September 1 at 6:00 p.m. for first reading of the proposed new Unified Development Ordinance, or UDO.

The County currently anticipates second reading on September 28 and third reading on October 12. The ordinance is therefore not yet adopted, and provisions may change during the Council process.

Lancaster County describes the update as the second phase of a process that began with an assessment of the existing ordinance. Topics addressed throughout the rewrite have included housing types, planned development districts, subdivisions, conservation subdivisions, stormwater, open space, buffers, landscaping, parking, rural business zoning, streets and rights-of-way, and other development standards.

Why It Matters to REALTORS®

A UDO establishes many of the rules that determine what can be built, where it can be built, and what developers and property owners must do to build it.

Those rules can influence:

  • Housing supply and housing types
  • Density
  • Development costs
  • Project timelines
  • Land values
  • Infrastructure requirements
  • Private property rights
  • Long-term housing affordability

This is particularly significant because Lancaster County is also operating under an extended residential development moratorium. The County’s official ordinance records confirm that the original nine-month moratorium was extended for an additional 90 days.

For PRAR, the UDO process remains one of the most important local housing and property-rights issues to watch this fall.

Rock Hill: 61.5 Acres Proposed for Residential Annexation and Rezoning

The Rock Hill Planning Commission meets Tuesday, September 1 at 6:00 p.m., with a sizable residential land-use request on the agenda.

Empire Homes is requesting annexation and rezoning of approximately 61.5 acres along Sturgis Road from York County Rural Development zoning to the City of Rock Hill’s Single-Family Residential-4 zoning district.

The request involves properties at 2385, 2387, and 2393 Sturgis Road, along with two unaddressed parcels. This is a proposal before the Planning Commission and is not a final development approval.

Why It Matters to REALTORS®

A 61.5-acre residential rezoning is worth watching because it could eventually contribute to Rock Hill’s future housing pipeline.

Annexation and zoning decisions can affect:

  • The amount and type of housing that may ultimately be developed
  • Access to municipal utilities
  • Infrastructure needs
  • Traffic and transportation
  • School impacts
  • Surrounding property uses
  • Future neighborhood growth patterns

For REALTORS®, tracking projects at this stage provides insight into possible future housing supply well before homes reach the marketplace.

Rock Hill: Neighborhood Commercial Rezoning Also Up for Consideration

The September 1 Planning Commission agenda also includes a request to rezone approximately 0.65 acres at 641 Crawford Road from Single-Family Residential-4 to Neighborhood Commercial.

Although much smaller than the Sturgis Road proposal, changes from residential to commercial zoning are important because they can alter the future use of property and the development pattern of surrounding areas.

Why It Matters to REALTORS®

Even relatively small rezonings can affect neighboring property owners, future development options, traffic patterns, and perceptions of a neighborhood.

This is one reason PRAR encourages members working with buyers of land or properties near redevelopment areas to verify current zoning and to understand that zoning can change through the public process.

York County: Several Rezoning Cases Approach Final Council Consideration

York County also has land-use items moving toward final consideration.

County planning records show several rezoning cases that received earlier readings are anticipated to return to County Council for third reading on September 8. That includes Case 26-22, involving a proposed mix of retail uses and an existing landscape-supply operation in the Charlotte Highway/Paraham Road area.

Because these items have not yet received final Council action, PRAR is treating them as proposals still moving through the process.

Why It Matters to REALTORS®

Rezoning decisions help shape where commercial, residential, institutional, and industrial uses occur—and how those uses interact with surrounding property.

For members representing landowners, developers, buyers, or nearby homeowners, understanding where a rezoning stands in the process can be just as important as knowing the requested zoning itself.

Chester County: Data Center Review Continues, With First Workshop Set for September 28

Chester County continues its temporary pause and review of new data-center development.

The County has confirmed that its first public Data Center Workshop will be held September 28 from 6:00 to 8:00 p.m. The workshop was originally planned for August but was postponed because of scheduling conflicts.

The County’s next Planning Commission meeting is scheduled for September 15, while County Council is scheduled to meet September 8.

Why It Matters to REALTORS®

Data centers have become a significant land-use issue across the region because they can involve substantial economic investment while also raising questions about utilities, infrastructure, water and power capacity, noise, transportation, surrounding properties, and compatibility with long-term community plans.

For REALTORS®, the larger question is how communities balance economic development, private property rights, infrastructure capacity, existing neighborhoods, and future housing needs.

PRAR will continue monitoring this process as Chester County develops its approach.

What PRAR Members Should Be Watching

This week’s activity highlights several recurring themes in our regional real estate market.

Housing supply remains directly connected to local regulation. Lancaster County’s UDO and Rock Hill’s residential annexation proposal demonstrate how zoning and development regulations influence whether—and how quickly—housing can be added.

Growth comes with infrastructure costs. Whether the issue is a hospital campus, residential development, or a data center, communities must determine how roads, utilities, public services, and other infrastructure keep pace.

Property taxes remain part of the affordability conversation. Fort Mill’s millage increase is another reminder that housing affordability extends beyond the purchase price or monthly mortgage payment.

And perhaps most importantly, many of these decisions are still being made.

That is why PRAR believes REALTORS® should understand local policy before it becomes final.

The Bottom Line

Real estate does not operate separately from local government.

A zoning ordinance can affect housing supply. An annexation can change the future of a growth corridor. A property-tax decision can influence the cost of ownership. Infrastructure policy can determine where development is feasible. And a single land-use decision can affect property owners for years to come.

PRAR will continue monitoring York, Lancaster, and Chester Counties with a focus on:

  • Private property rights
  • Housing supply and affordability
  • Zoning and land use
  • Infrastructure and transportation
  • Property taxes and development costs
  • Economic development
  • Responsible regional growth

Our goal is to help members understand what has changed, what is being proposed, and why it matters to your business and your clients.

Real estate is local. Your REALTOR® Association is paying attention.

PRAR Local Government Watch is provided for general member awareness. Proposed ordinances, rezonings, development applications, and meeting schedules may change throughout the public process. Members should verify property-specific zoning, taxation, permitting, and development requirements directly with the appropriate local jurisdiction.

Scroll To Top