PRAR Local Government Watch: What REALTORS® Need to Know This Week
October 26, 2026 | York, Lancaster & Chester Counties, South Carolina
This week’s headlines: Lancaster County’s Unified Development Ordinance reaches its scheduled final vote, Rock Hill prepares for higher development impact fees, York County rejects a sewer extension for a proposed 250-home development, Fort Mill considers commercial annexation, and Chester County reviews major changes to its zoning districts.
Local government decisions continue to shape housing availability, development opportunities, infrastructure, property rights, and the cost of real estate throughout our region.
The past week brought significant developments in York County, while several important land-use decisions are scheduled for October 26–27. Rock Hill has also published information about impact-fee changes taking effect in 2027.
For REALTORS®, these issues matter because local regulations can influence what can be built, where development occurs, and the costs associated with bringing new housing and commercial property to market.
As always, PRAR is separating confirmed actions from proposals and upcoming decisions so members understand what has changed and what remains under consideration.
Information current as of Monday morning, October 26, 2026.
CONFIRMED ACTIONS: WHAT HAS CHANGED
Rock Hill: Higher Development Impact Fees Scheduled for January 1, 2027
One of the most important development-cost updates for REALTORS® involves Rock Hill’s revised impact-fee schedule.
Following City Council consideration in October, Rock Hill has published updated development impact fees scheduled to take effect January 1, 2027.
For a typical new single-family residence using a standard ¾-inch water meter, the combined water, wastewater, fire, and police impact fees will increase from approximately $3,924 to $9,588.
That represents an increase of $5,664 per home.
The updated schedule includes increases to existing water, wastewater, and fire impact fees, along with a new police impact fee. The City identifies December 31, 2026, as the deadline for qualifying building permits to be issued and paid under the existing schedule. Commercial and multifamily fees are calculated differently. Sierra Garren Group
Why It Matters to REALTORS®
Impact fees are generally assessed on new development to help fund infrastructure and public facilities associated with growth.
These costs can affect the financial feasibility of residential and commercial projects and become part of builders’ overall development expenses.
For REALTORS® working with new construction, builders, developers, or landowners, understanding the implementation date is particularly important.
Members should verify applicable fees, permit dates, and any exemptions directly with the City. Existing homes are not subject to a new impact fee simply because ownership changes.
Member Resource: Rock Hill Development Fees and Impact Fee Information
York County Rejects Sewer Extension for Proposed 250-Home Development
York County Council took a significant action during its October 19 meeting, denying a request to extend county sewer service beyond the established Urban Services Boundary.
The request involved approximately 265 acres near South Paraham Road and Harper Road, west of Lake Wylie.
Developer Dream Finders Homes had proposed a residential community of approximately 250 homes using a cluster subdivision design.
According to reporting from the Council meeting, the property is already zoned RMX-20. The developer was requesting permission to extend county sewer infrastructure beyond the existing growth boundary.
Council voted to deny that request.
Importantly, the decision did not constitute denial of a rezoning or establish that the property cannot be developed. The developer could potentially return with a different proposal or pursue development consistent with applicable regulations and infrastructure requirements. YoCo News
Why It Matters to REALTORS®
This decision demonstrates how infrastructure policies can affect development opportunities even when a property’s zoning permits residential use.
Water and wastewater availability can influence development design, density, construction costs, and project feasibility.
It also highlights the importance of understanding local growth-management policies, particularly when evaluating land outside established utility-service areas.
For REALTORS® representing buyers, sellers, builders, or investors, zoning alone does not establish whether a property can support a particular development proposal.
Utility availability, service boundaries, permitting requirements, and infrastructure capacity must also be considered.
York County Approves Road Improvement Contract and Advances Commercial Rezoning
Additional actions from York County Council’s October 19 meeting have implications for transportation and commercial development.
Council approved a contract of approximately $2.97 million for intersection improvements at Sutton Road and Harris Road under the Pennies for Progress program.
Council also approved second reading of a rezoning request involving approximately 9.63 acres at Highway 557 and Ridge Road near Clover, changing the proposed classification from Industrial Development to General Commercial.
The applicant has discussed potential convenience-store, gasoline, and other retail uses.
The rezoning has passed second reading but has not yet received final approval. YoCo News
Why It Matters to REALTORS®
Transportation improvements and commercial development are closely connected.
Road capacity, intersection improvements, and accessibility can influence the potential use of nearby properties and the feasibility of future development.
Commercial rezoning can also expand permitted business uses and change the development potential of individual properties.
For REALTORS®, understanding these changes provides useful context when assisting commercial clients, landowners, and buyers evaluating surrounding property uses.
UPCOMING DECISIONS & ISSUES TO WATCH
Lancaster County: Unified Development Ordinance Reaches Scheduled Final Vote Tonight
Lancaster County’s comprehensive rewrite of its Unified Development Ordinance is scheduled for third and final reading tonight, October 26, at 6:00 p.m.
County Council approved second reading on October 12 by a 6-0 vote.
The ordinance, identified as Ordinance 2026-2059, would replace the County’s existing development regulations.
The rewrite addresses numerous aspects of land use and development, including housing types, zoning districts, subdivision standards, open space, landscaping, transportation, stormwater, and development procedures.
During the October 12 meeting, a representative of the Manufactured Housing Institute of South Carolina expressed concerns about proposed provisions affecting manufactured housing in certain zoning districts.
Those concerns remain part of the public discussion; they do not establish that the ordinance violates state law.
The ordinance has not received final approval as of publication. Tonight’s scheduled third reading represents the next step in the adoption process. WRHI
Why It Matters to REALTORS®
This is among the most consequential local development-policy issues PRAR has monitored this year.
A Unified Development Ordinance can influence what types of housing are allowed, how land may be subdivided, density, development standards, infrastructure obligations, and the cost and timeline of bringing new projects to market.
The provisions affecting manufactured housing are particularly relevant when considering housing choices and affordability.
For REALTORS® representing landowners, builders, developers, or buyers interested in property with development potential, the final ordinance will be an important resource.
Members should also remain aware of Lancaster County’s residential development moratorium and verify how any restrictions apply to individual properties.
What Happens Next: PRAR will monitor the October 26 vote and any final changes to the proposed ordinance.
Member Resource: Lancaster County Proposed UDO and Public Hearing Schedule
Fort Mill: Commercial Annexation and Rezoning Proposed Near Fort Mill Parkway
Fort Mill Town Council has scheduled a public hearing and first reading tonight, October 26, at 6:00 p.m., regarding a proposed annexation and rezoning.
The request involves approximately 8.254 acres at the intersection of Fort Mill Parkway and Holbrook Road.
The property owners are requesting annexation into the Town of Fort Mill with a proposed Highway Commercial (HC) zoning classification.
The Town’s agenda includes a transportation impact analysis associated with the proposed commercial development.
Council is scheduled to hold the public hearing and consider first reading. The annexation and rezoning have not received final approval. Fort Mill
Why It Matters to REALTORS®
Annexation and rezoning can change the jurisdiction responsible for regulating a property and the development standards applicable to it.
These decisions can influence permitted uses, utility services, traffic requirements, infrastructure obligations, and future commercial opportunities.
For REALTORS® working with commercial land, development parcels, or surrounding properties, it is important to distinguish between the existing zoning classification and a proposed classification that has not yet completed the approval process.
Member Resource: Fort Mill October 26 Town Council Agenda and Packet
Lancaster City: Proposed Affordable Housing Development Returns for Second Reading October 27
Lancaster City Council is scheduled to meet Tuesday, October 27, with a proposed multifamily development among the items expected to return for further consideration.
The proposal involves approximately 1.03 acres at 273 Dixon Road, where the property owner is seeking Multifamily Residential zoning.
The proposed project would include 12 three-bedroom apartments in a two-story building.
The developer has described the project as income-based rental housing, with an estimated development cost of approximately $3 million.
City Council gave first-reading approval October 13. Second reading was scheduled for October 27.
The rezoning and proposed apartment development have not received final approval. YoCo News
Why It Matters to REALTORS®
Housing affordability and housing choice remain important regional issues.
Smaller multifamily developments can add rental housing options and potentially serve households seeking alternatives to single-family homeownership.
For REALTORS®, proposed multifamily projects are also relevant to neighborhood development, rental-market conditions, infrastructure needs, and the availability of different housing types.
The project illustrates how individual rezoning requests can contribute to broader conversations about meeting local housing needs.
Member Resource: Lancaster City Council Agendas and Minutes
Chester County: Proposed Zoning Changes Involve More Than 4,000 Acres Near Richburg
Chester County’s Planning Commission held a public hearing October 20 involving several substantial zoning proposals.
Among the items reviewed were County requests affecting approximately 4,168 acres near Mountain Gap Road, Old Mill Road, and Peden Bridge Road in the Richburg area.
The County proposed changing these properties from the I-77 Economic Development District to Rural Two zoning.
A related proposal would remove the I-77 Economic Development District classification from the County zoning ordinance.
Additional requests involved approximately 726 acres proposed for a change from General Industrial to Limited Industrial zoning, along with approximately 42 acres near J.A. Cochran Bypass proposed for General Residential zoning.
These proposals could affect significant portions of Chester County’s industrial, rural, and residential land-use framework.
Important: The official Planning Commission webpage did not yet include minutes from the October 20 meeting when this update was prepared. PRAR is therefore not reporting the requests as approved, denied, or recommended without verified meeting results. Chester County
Why It Matters to REALTORS®
Zoning classifications determine which land uses are permitted and establish development standards.
Changing thousands of acres from an economic-development classification to a rural district could affect future development opportunities and the range of uses permitted on those properties.
Similarly, industrial zoning changes may alter permissible business activities and affect development potential.
For REALTORS® involved in commercial transactions, land sales, or development, these proposals warrant attention because zoning changes can affect how property may be marketed, used, and developed.
What Happens Next: PRAR will continue monitoring the Planning Commission’s recommendations and any subsequent County Council consideration.
Member Resource: Chester County Planning Commission Agendas and Minutes
THE BIGGER PICTURE: INFRASTRUCTURE AND DEVELOPMENT RULES CONTINUE TO SHAPE HOUSING
The developments highlighted this week reveal a common theme across our three-county region:
Housing supply and future growth depend on more than zoning alone.
York County’s decision concerning sewer service demonstrates how infrastructure boundaries can influence development.
Rock Hill’s updated impact-fee schedule highlights the costs associated with expanding public infrastructure to serve new growth.
Lancaster County’s UDO rewrite will help determine how future development is regulated.
Fort Mill continues reviewing commercial development and annexation requests under its recently updated zoning framework.
Chester County is considering changes to large areas of rural and industrial land.
These decisions can affect property owners, builders, developers, businesses, and future residents in different ways.
Understanding how regulations, infrastructure, and development costs interact is important for REALTORS® serving clients throughout the region.
THE BOTTOM LINE FOR PRAR MEMBERS
Local government decisions can have lasting implications for real estate—even when they do not make major headlines.
This week, PRAR is following several issues that deserve continued attention.
Rock Hill’s impact-fee changes are scheduled to take effect in 2027. York County has denied a requested utility extension for a proposed residential development. Lancaster County is approaching final consideration of its development ordinance. Fort Mill is reviewing a commercial annexation, and Chester County has substantial zoning changes under consideration.
PRAR will continue monitoring local government throughout York, Lancaster, and Chester Counties, focusing on housing supply and affordability, private property rights, zoning and land use, infrastructure, taxation, development costs, and economic growth.
Our goal is to help members understand what has changed, what is being proposed, and why it matters to your business, your clients, and the communities you serve.
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, fees, 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.