Dare County panel authorizes negotiations over Wanchese Alexander property after residents press for park, EMS or condemnation

Chairman Bobby Owens called a special meeting Jan. 15 to revisit a possible county acquisition of the Alexander property in Wanchese, saying the owner had raised his asking price since last fall and staff had prepared tax‑district and purchase scenarios to inform a decision.

The discussion centered on three legal routes: an outright purchase, forming a special tax district limited to statutorily enumerated public purposes, or condemnation (eminent domain). County Manager Ken Mann told the board the 2024 tax value for the parcel was $300,600 and that the assessor’s current fair‑market value for 2025 is $1,028,300. Mann said the owner first declined offers, sought $5,000,000 in the fall, and — after clearing the land — told county staff he would now take $6,000,000.

“Based on the values at that time, that was 16 times the tax value and 5 times the value of the property,” Mann said, noting earlier outreach from the county had yielded an initial purchase price of about $1,000,000 in July 2024. He explained that a local special tax district can be used only for specific purposes listed in statute — including beach nourishment, fire protection, recreation, sewage collection, solid waste, water supply, ambulance services, watershed improvement, cemetery and, under narrow conditions, law enforcement — and cannot be used to “buy land to speculate.”

Mann ran sample calculations for Wanchese: the total 2025 valuation he used was $312,090,000; one penny of tax on that base would raise about $31,209. To generate $2,500,000 in a single payment would require roughly an 80¢ increase on the tax rate for Wanchese; financing over 10 years would spread that to about 8¢ per year. Using the higher figures discussed would produce larger rate impacts; Mann warned that pushing local rates to the legal cap would also reduce future tax‑rate flexibility.

Commissioners split on whether to use county funds. Commissioner Burrows argued recreation — including athletic fields, walking paths and a community center — would be a qualifying public use and said he favored buying the parcel outright to “rectify a negative situation.” Several other commissioners said they were reluctant to spend $6,000,000 of county funds for a parcel bought months earlier for $1,000,000 and expressed concern about precedent and fiscal stewardship. Several commissioners said they were open to condemnation as a possible route, while others sought more research on litigation risks and uncertain final awards.

Residents who addressed the board urged action. Mitchell Bateman said the county “admitted it made a mistake” on zoning and should “finish what you started,” and multiple speakers urged condemnation or a purchase so the land could be converted to parks, ballfields, or an EMS station. Craig Parker and others described heavy tree‑clearing activity and urged the county to act before the site was further developed. A number of speakers urged the board to consider long‑term community benefits rather than the short‑term price.

After public comment and further discussion the board moved into closed session to set negotiating parameters. County Manager Ken Mann later reported the board had given the county negotiating agent authority and guidance to negotiate the purchase; the board took no other action in open session. Chairman Owens said he would attempt a one‑on‑one conversation with the owner as an initial step and the board authorized staff to negotiate within the parameters discussed in closed session.

The meeting record shows the board considered three clear options — direct purchase, special tax district for qualifying public uses, or condemnation — and that each carries distinct legal and fiscal constraints. Mann emphasized that if the county uses a special tax district to fund an acquisition it must declare one of the enumerated public purposes and implement the tax and related public hearing procedures within the statutory timeframes.

The board adjourned and scheduled further action; no purchase agreement was announced at the meeting.