Perceived low level has Union Grove considering re-evaluation
By Dave Fidlin
Correspondent
As a precursor toward planning for future residential developments and a possible re-evaluation in the village, a Union Grove panel recently combed through current housing data.
According to results from a recently completed analysis, Union Grove’s incorporated limits currently host 1,301 traditional residential properties or agricultural home sites.
Jim Henke of Racine-based DH Assessments LLC conducted the analysis on the village’s behalf.
As members of the Plan Commission reviewed the information at a meeting June 5, several expressed surprise at some of the information, including the assertion only nine of the village’s residential sites have valuations beyond $300,000.
An additional 98 residential properties have valuations in the $200,000 to $300,000 range, meaning the balance of 1,194 sites are below $200,000.
Nearly half – or 629 of the sites – fell into the $100,000 to $150,000 range, according to the analysis.
As they discussed the information, several commissioners wondered aloud whether current valuations are lower than the reality of today’s marketplace.
The village’s last re-evaluation was five years ago at a time when the local and national economy was still on the mend from the housing crisis that blew up in 2008.
“We need to do some more digging,” said Trustee Jan Winget, who chairs the Plan Commission.
The village is not legally obligated at this point to have a re-evaluation under state statutes.
In addition to looking at housing valuations, Henke in his review also provided the village with a comprehensive list of each residential classification in the village at the close of 2016.
Currently, the village has 1,387 residential parcels scattered throughout the community. Ninety-two of those parcels are currently unoccupied. In some instances, the vacant land might be seamless to the casual observer.
“I know there are some cases where people have built on one lot and purchased the one next to it, but it stays empty,” Winget said.
The overwhelming majority of the village’s residential parcels are occupied by single-family homes. The number, in Henke’s analysis, stands at 1,118.
In other classifications, the village has 113 condominiums and 64 duplex units across the community. Additionally, the village has 91 mobile home units via the Fonk Properties site.
Condominiums have previously been cited as one area where the village could grow its residential base.
There currently are three condominium developments in Union Grove: State Street (51 units), Maple Grove (42 units) and Walnut Ridge (20 units).
Commissioners did not take any formal action on Henke’s analysis at this week’s meeting, though further discussion is anticipated in the months ahead.
As a next step, Village President Michael Aimone, also a commissioner, suggested bringing another appointed group into the fold as the review of existing data continues.
“I think this would be an interesting document to share with the Board of Review,” Aimone said.
A meeting, tentatively slated for July 12, is in the calendar for further discussion.
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