First phase of condominium development in Millersburg adding more than 30 new homes

MILLERSBURG − The addition of 32 new condominiums in Millersburg is making its mark in addressing the ever-growing need for affordable housing in the area, while also providing a tax break on the property.

Trails Edge Estates is a new housing development with plans for more than 90 new condos in a Planned Unit Development (PUD) in Millersburg being constructed in three phases. Pedro Guzman is a Realtor/auctioneer with Kaufman Realty who is helping get the properties sold.

Currently, Phase 1 of three is underway, marking the first project of its kind in the village. The project is taking place on the west end of Sill Street in the northwestern corner of the village. Some of the property also is off of the west end of Cary Street. The housing units are located within walking distance of Holmes County Rails-to-Trails.

"Phase 1 consists of 32 units," Guzman said. "But there is enough land the developers have acquired to build nearly 100. This will provide great places for people to buy because of the location and the quality of material being used to build."

The planning and approval process for a PUD is comprehensive. It requires detailed coordination with local governments and the construction contractor, in this case Grandview Properties in Winesburg, to ensure the development not only meets specific standards but also serves the community's needs effectively.

The project is being developed and constructed by Stenwood Development and Grandview Properties. Owners are Reuben Schlabach and Marion Miller.

Schlabach said this is the first PUD project his company has done and things have gone smoothly, working with Millersburg Village Administrator Nate Troyer. There are 18 units that have been built, with numbers 19 and 20 under construction.

He said a Planned Unit Development is basically another name for a condominium development. A PUD is a type of development that has some common areas/property that are owned and maintained by an HOA for the use/benefit of the individual unit owners.

Explaining the tax incentive

Troyer said the homes are eligible for the village's Community Reinvestment Area tax incentive program, which extends over 10 years.

"The CRA is a State program we have adopted and administer locally for all residential and commercial projects in town," Troyer said. "Any property that was incorporated in 2008 when the CRA program was adopted is eligible for the incentive if they do some sort of construction or improvements that would result in an increase in property taxes. This program allows up to 50% tax reduction on the increased value of the property for five years and 25% tax reduction for the next five years.

"More housing is always a good thing for the village," Troyer added. "Affordable housing is a moving target depending on a buyer’s household income so I don’t think it’s fair to strictly look at selling price to try to determine if it’s affordable or not. Ideally, a healthy mix of available housing types and pricing would be most beneficial."

He used the example of a person's household income and needs changing, and the homeowner sells a condo or starter home to buy something else, which then frees up a starter home for someone else.

"Unfortunately, over the last few years, it seems like availability and pricing of land, development, construction, materials, etc., have all contributed to a lack of available housing of all types," Troyer said.

The units: Open floor plan, 2 bedrooms, 2 baths, heated garage

The single-family units share features characteristic of condominiums, such as a Homeowners' Associations (HOAs), aiming to create a convenient, energy efficient and enjoyable living environment.

Each building offers an open floor plan with no steps, featuring 2 bedrooms, 2 bathrooms, and a 2-car heated garage, totaling 1,400 square feet for units without basements. For those not ready to fully downsize, several units offer basements. All of the units will have a 10-year tax abatement.

The price for condos with no basement starts at $239,000 and the units with basements start at $295,000.

Constructed with metal roofs, Insulated Concrete Form (ICF) walls, Diamond Kote Siding, PROVIA doors and windows, R-38 insulation and connections to city water, sewer and natural gas, the units are built for durability and comfort, according to Guzman and Schlabach.

The open-concept kitchen and living room include vaulted ceilings and stainless-steel appliances, with a den located just off the kitchen, Guzman said.

The master suite features a walk-in closet, walk-in shower and dual vanity with Quartz countertops. Bedrooms can be carpeted for added comfort. The new builds are energy efficient.

"We currently have 14 sold, four under contract and three available to purchase now," Guzman said. "New contractions for more condos has begun."

This article originally appeared on The Daily Record: Millersburg housing development comes with buyer tax incentive