How fast is southern Anne Arundel County developing? Will it stop/slow? (Annapolis: house, transfer)

[kodachrome919]

Hey All,

I just bought a house in southern AA county, and I love the vibe of the local area. I've been travelling down there all my life for family vacations so when it came time to buy my first place, the area was an obvious choice.

My question to you all in the know, and who have been living in the area for a longer period is: how fast is development occurring in general in the south county area, specifically the areas south of Route 2. A main part of the draw for me to the area is the somewhat agrarian feel and slower pace, however, with development so close in the Annapolis/Parole area, I'm concerned it may spill over in the near future and change the feel to a more urban/suburban vibe. Are my fears unfounded? Do you think there is any reason development will slow/stop in the area?

Would love a local's viewpoint who's been in the area for a while and has seen the changes firsthand, thanks!

[North Beach Person]

The policy for the last couple decades in Anne Arundel is to direct development to north of Central Avenue. The development plan adopted by the state a few years ago reinforces that. So southern Anne Arundel will likely remain rural for decades to come.

There will be some development around town centers, especially if they've been designated Targeted Growth Areas, but the availability, or rather lack of it, of central sewer and water will control that to a large extent.

You probably won't see McMansion subdivisions sprouting up like you did in Calvert.

[kodachrome919]

Originally Posted by North Beach Person

The policy for the last couple decades in Anne Arundel is to direct development to north of Central Avenue. The development plan adopted by the state a few years ago reinforces that. So southern Anne Arundel will likely remain rural for decades to come.

There will be some development around town centers, especially if they've been designated Targeted Growth Areas, but the availability, or rather lack of it, of central sewer and water will control that to a large extent.

You probably won't see McMansion subdivisions sprouting up like you did in Calvert.

Good to hear, thanks for the information. Another question for you: I've heard the term 'south county' thrown around quite a bit by locals and others from the area, is that referring to anything south of 214/Central Ave.? I'm moving to Mayo, so not sure if that really qualifies as 'South County'.

[North Beach Person]

RTE 214 (Central Avenue) is generally considered the line. Mayo is considered South County by most and is referred to that way most times.

This isn't to say there won't be some development, especially on large holdings, but many of those will be family transfers. You likely won't see building on old tobacco farms like you do in northern Calvert.

[kodachrome919]

Originally Posted by North Beach Person

RTE 214 (Central Avenue) is generally considered the line. Mayo is considered South County by most and is referred to that way most times.

This isn't to say there won't be some development, especially on large holdings, but many of those will be family transfers. You likely won't see building on old tobacco farms like you do in northern Calvert.

Awesome, thank you for the information!

Eventually I'd like to buy a more substantial piece of land in the south county area, but I'm noticing through casual search that the availability seems slim; do you think that is a result of low supply/high demand, or rather just a reluctance of existing large landowners (20 acre+) to sell at all?

Do you have any opinions on South PG county as well? I've noticed more available tracts of land there, and at more reasonable prices, but I'm concerned about eventual development into the area from upper PG.

[North Beach Person]

For your first question, a little bit of both probably. A lot of those properties are in Ag Preservation (tax breaks, but you have to actively conduct agricultural activities) and that is an impediment, a major one, to splitting them up into the, I think, 20 acre minimums.

For the second, much of southern PG east and south of Upper Marlboro is in a protected Greenways Corridor so development there will be similar to southern Anne Arundel.

Keep in mind that one of the reasons prices are lower in PG than AA is due to a higher overall tax load and the school system issues.

[kodachrome919]

Originally Posted by North Beach Person

For your first question, a little bit of both probably. A lot of those properties are in Ag Preservation (tax breaks, but you have to actively conduct agricultural activities) and that is an impediment, a major one, to splitting them up into the, I think, 20 acre minimums.

For the second, much of southern PG east and south of Upper Marlboro is in a protected Greenways Corridor so development there will be similar to southern Anne Arundel.

Keep in mind that one of the reasons prices are lower in PG than AA is due to a higher overall tax load and the school system issues.

Interesting... Last question, I promise!

Myself and the person I am moving in with are a bit younger (mid twenties), and we like to go out occasionally. You may have no idea, but are there any bars/local watering holes that attract a younger crowd in the south county area? Or is that really something you have to go into Annapolis for?

[North Beach Person]

There are some places in South County, there's at least one Green Turtle, but many of the bars are of a more colorful and local variety.

[kcmo]

It doesn't seem like South County grows much at all. It's very rural with no infrastructure and unimproved country roads.

[Richard Martin]

Originally Posted by North Beach Person

RTE 214 (Central Avenue) is generally considered the line. Mayo is considered South County by most and is referred to that way most times.

I lived in Mayo for over 20 years. South County is anyplace south of Annapolis/the South River.

Once the County is done destroying Mayo, they will turn their development eyes towards another waterfront locale. It is all about the property tax money. Waterfront is the most valuable so that is where they develop first. Galesville will probably be next in line. Just follow the sewer lines.