For those of you who want a more relaxed pace than Raleigh, North Carolina provides, nearby and not-so-nearby rural communities provide the charm and the paced growth that you may be seeking.

Clayton

Closest to Raleigh and Wake County, Clayton is Johnston County's "foyer," on Hwy 70 from I-40 and Hwy 42, says Realtor Rose Hammond, "Clayton first began as a trade center for the farming community. Its growth stems from new industrial areas and manufacturing plants.

"Clayton's proximity to Garner in Wake County and on Hwy 70 coming into Johnston County has set the stage for new home growth that has far exceeded many builders and developers dreams," explains Hammond. "Stemming from the old farm days, Clayton hosts a Harvest Festival each September."

Four Oaks and Benson

"Four Oaks and Benson have I-95 interstate at their door," says Hammond. "Bordering Harnett, Sampson and Wayne Counties to their south, its easy commute from these two small towns to other areas. Benson is located at the intersection of I-40 and I-95. Four Oaks is located between Smithfield and Benson at the crossroads of US 701, US 301 and I-95. Both towns are unique and have kept the southern charm of shaded sidewalks and streets by beautiful oak trees. Benson has almost double the population of Four Oaks with almost 3000 people in 2000."

Says Hammond, "In September of each year Benson has hosted Benson Mule Days. This four-day event has been a draw to Benson for people coming from all over the US and other countries. Being an equestrian area, the annual tradition features rodeos, barbecue cook-offs, mule events and much more. In May, Four Oaks Acorn festival comes to town. People come from everywhere for a parade, live entertainment, arts, crafts, regional cooking, contests and a street dance. Many new sub-divisions have been built in the Benson and Four Oaks areas. In 1984, 54 acres of Benson were named to the National Register of Historic places. Grand older homes can still be found in this area of Johnston County."

Pine Level

"Pine Level is between Selma and Princeton," says Hammond. "Eastern Johnston County has several small towns including Micro, Wilsons Mills, Pine Level and Princeton. Coming into Johnston County from Goldsboro which is east of the county, the first small town you see is Princeton. Goldsboro is the home to Seymore Johnson Air force base, bringing many military personnel to our area, seeking areas closer to Raleigh. This is a good "half-way" point."

"I-95 splits eastern Johnston County from western Johnston County," she continues. "Pine Level and Princeton are in the eastern half. Growth has slowly begun to pick up in this area with new construction. There is a tremendous amount of difference in traffic, growth and in turn, prices of homes and land from eastern and western Johnston County. Cardinal Country Club and golf course is located near Pine Level on Parrish Memorial Road. Princeton School is still kindergarten through twelve grades in one school. Their SAT score and comparable school performance has been proven one of the best in the state. Pine Level and Princeton are still mostly rural areas."

Selma

"Adjacent to Smithfield on Hwy. 301, Selma is north of I-95 at Exit 97," says Hammond. "Selma lies at the junction of US 70 and I95 and is known as the Antique Mecca.

"Selma is a growing community just east of Raleigh and along with the rest of Johnston County enjoys the fastest growth rate in North Carolina," she explains. "While new construction favors the western part of the county, Selma's resale market is not as strong but is expected to continue to grow in the coming years. New schools, new business and tourist's stops at local Selma Motels and restaurants are a big draw to Selma. Downtown Selma is "Antique Mecca" with many shops and stores packed with antiques and collectables. Old-fashioned friendliness and hospitality can be expected. Selma is small, but large on warmth and wholesome family entertainment. The Rudy Theatre hosts weekend entertainment second only to Myrtle Beach's Alabama Theatre."

Smithfield

"Smithfield is Johnston County's County seat," says Hammond. "Located at I-95 exit 95 and boundaries of Selma to the north, Pine Level to the East, Clayton to the West with Hwy. 70 going right through downtown. It is the hub of the business, financial, and government activity in the area.

"Smithfield's economy is partly from tourists, Carolina Pottery and the outlet stores," explains Hammond. "Many large businesses like Channel Master, Burlington, Fieldcrest, Bayer and Eaton Corp. border Smithfield. Due to cut-backs in commerce and business in Johnston County, many industries have had lay-offs. This in turn has affected consumer confidence toward buying homes. New construction sales are 100% better than resale. Foreclosures, particularly in manufactured homes are at an all time high. This makes it a good market for investors seeking rental property. Johnston County is still the fastest growing county in North Carolina."

Says Realtor Rick Freeman, "The only true way to gauge the current direction of the market is through the analysis of current listings. This market indicator is a current reflection of seller's attitudes. Garner, Johnston County, Knightdale, Wake Forest and Zebulon have sellers that are the least optimistic about market conditions. If the current sales price/original list price ratios hold, then a greater than average number of sellers will lose money compared to the most recent sales price.

"Why these areas and not others? It is my opinion that the large amount of new construction projects, with their inability to raise prices, has knocked down re-sale values," explains Freeman. "This situation will remain until either the new construction is absorbed, or sales pace increases."

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Published: August 13, 2002

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