Fletcher Council Moves to Fight State Property Tax Caps
Town Council • FletcherOctober 5, 2026
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Fletcher's Town Council is preparing to defend its biggest revenue source, more than half of the town budget, as state lawmakers weigh limits on local property taxes. At its Oct. 5, 2026, meeting, council reached informal consensus to make the issue a top 2026-2027 legislative priority. The town is also weighing two suitors for its Town Center site and getting a firm "not yet" from state transportation officials on a dangerous county intersection.
- Property tax limits become a new legislative priority, replacing Hurricane Helene recovery funding on the town's state wish list
- Council balks at six-month exclusivity for a Town Center developer and wants to hear from both bidders first
- NCDOT says Jackson Road–Howard Gap does not qualify for a traffic light or roundabout funding
- Hendersonville waterline easement under the greenway draws no objections and heads to consent
- Campground and rezoning hearings set for next week, with staff explaining how the 1,000-foot rule was measured
Fletcher Braces for State Property Tax Limits
Why it matters: Property taxes make up more than half of Fletcher's revenue. Aggressive state limits could force service cuts unless the town gains other ways to raise money.
Where things stand: Town Manager Mark Biberdorf proposed adding a new priority for the town's 2026-2027 legislative agenda: "Work with legislative delegation to advocate for legislation that reflects local service needs when setting property tax limits."
Biberdorf said he expects a constitutional amendment on property tax limits will likely appear on the ballot this fall, followed by aggressive implementing legislation. That legislation could tie allowable increases to the Consumer Price Index and population growth, a formula that may not match what it actually costs a growing town to deliver services.
Out with Helene: To make room, Biberdorf recommended dropping the existing priority of "advocating for adequate funding to meet unmet needs related to Hurricane Helene." He said removing it does not signal lost support for recovery. Rather, assistance is largely in place.
The revenue question: Council members backed the change and pushed further. One council member cited the board's revenue-neutral approach in supporting the new priority. Another urged the town to lean into enhanced local revenue options and changes to occupancy tax rules. Biberdorf named other tools the state could open up: homestead exemptions, meals taxes, land transfer taxes and local referendum authority.
The project list: The town's capital requests remain the Cane Creek Greenway extension, the Banning Bridge Road sewer extension and the Fletcher Library Branch. Council members raised concern about the sewer project's prospects given the departure of the congressman who had supported it.
Decisions and stakeholder impacts: No formal vote was taken. Council's informal consensus positions Fletcher to argue that any cap should reflect local service needs. Residents who rely on police, parks and other town services have the most at stake if revenue is capped without alternatives. Taxpayers could see shifts toward sales-based or tourism-based levies if the state expands those options.
What's next: The priorities list will come back for council adoption. Watch for the fall ballot measure and any follow-up legislation.
Two Suitors, One Town Center
Why it matters: Council will choose between two developers to shape the future of the Town Center site. Granting exclusivity to one could sideline the other.
Where things stand: Biberdorf said two groups are engaged. Lewis Real Estate Group hired Land Design to do master planning at its own expense and may seek to buy portions of the site. It proposes a market study on a six-month timeline. Southeast Capital Partners has a draft site plan that is not yet public.
Moving forward would likely require a letter of intent granting exclusivity. That is where council pushed back. One council member said six months feels long and doesn't sit well, and Biberdorf agreed the timeline is a bit long.
Decisions and stakeholder impacts: Council wants both developers to present before it picks a partner. A shorter exclusivity window would preserve the town's leverage. A long one would give Lewis Real Estate Group a head start while Southeast Capital Partners waits.
What's next: Council members will hold one-on-one Teams sessions on the proposals later this week.
DOT: No Light, No Roundabout at Howard Gap
Why it matters: Residents want relief at the Jackson Road and Howard Gap Road intersection. But state funding is strained after Helene, and the intersection does not meet the state's criteria.
Where things stand: Biberdorf reported that NCDOT found the intersection, which sits in unincorporated county territory, does not meet traffic warrants for a signal. He said DOT also found "that intersection didn't meet the threshold for roundabout project funding at this time."
Spot safety funds remain a possible path if accidents increase. Council members noted DOT's tight budget and a possible gas tax pause, either of which could further limit state road dollars.
Separately: DOT's express design process for Highway 25 and Fanning Creek is starting, with a kickoff call Friday.
Decisions and stakeholder impacts: Because the intersection is outside town limits, Fletcher's role is advocacy, not construction. Commuters and neighbors along Howard Gap Road are left waiting unless crash numbers change the math.
Waterline Easement to Run Under Greenway
Why it matters: Hooper's Creek was slow to regain water after Helene. Redundant lines would harden service, including to the industrial park.
Where things stand: The City of Hendersonville Water and Sewer Department is seeking an easement across Fletcher's greenway near Mills Gap Road. Crews would dig pits on each side and use directional boring, which tunnels underground rather than trenching through the surface. Biberdorf said the method means "they won't have to tear up our trail."
Payment is nominal, roughly $500 to $700, which drew jokes from council but no objections.
What's next: The easement is headed to the consent agenda.
Campground and Rezoning Hearings on Deck
Where things stand: Next week, council will hold a public hearing on rezoning a vacant lot behind 90 Underwood Road (David P. Michaels, 26-17-RZO). Council had no questions on it.
Council will also hold an evidentiary hearing on a special use permit for a campground at 67 Old Case Road (26-18-SUP). In an evidentiary hearing, council acts like a judge and must base its decision on evidence presented. A council member asked about the ordinance's 1,000-foot minimum. A staff member explained that the ordinance does not say how to measure the distance. Staff measured as the crow flies from property lines, and both measurements exceeded 1,000 feet. The staff member added that the ordinance sets no minimum acreage or unit count for a campground.
The other side: A council member noted the application drew a split vote at an earlier review body, reflecting differing opinions.
What's next: Both hearings take place at next week's meeting, where residents can weigh in.
Minor Items
- Data centers: Lone public commenter Joe Black of Howard Gap Road said, "Data centers, don't want it discussed, considered, or even thought about." He also asked for more enforcement against cell phone use while driving. Mayor Preston Blakely responded that "just a couple of months ago, we did prohibit data centers in all zoning districts in Fletcher."
- Officer bonuses: Budget Amendment #4 to the FY 26/27 budget passes through state-funded $1,750 bonuses to sworn officers on the force as of June 30, 2026, at no local cost.
- Subdivision bond: Council agreed to add to next week's agenda a developer's request to consolidate its performance bonds, which would let it plat a third phase.
- Shred day: A free shred event with a police pill drop and hot dog lunch is set for Friday, Oct. 23, 10 a.m. to 2 p.m., at First Citizens Bank, Hendersonville Road and Old Airport Road.
- Adjournment: Council adjourned by voice vote. No other votes were taken.
Looking ahead: Council chambers will serve as an early voting site, so next week's meeting moves to the upstairs multipurpose room. Expect the Underwood Road rezoning, the Old Case Road campground hearing, the waterline easement and the subdivision bond on that agenda.