EDITOR’S NOTE: This is the third part of a weekly series called “Bracing for Impact,” which will explore Knox County’s future as the potential ‘next frontier’ for population growth in central Ohio. Click here to read the rest of the series.
MOUNT VERNON — Knox County didn’t grow evenly over the last decade.
Some parts of the county grew, some parts shrank, and others saw little to no population change from 2010 to 2020.
Here’s what data from the U.S. Census Bureau shows:
Townships, select communities see population boom
The vast majority of Knox County’s net growth over the last decade occurred in its townships.
Twenty of the county’s 22 townships grew during that time, according to data released in August by the U.S. Census Bureau. Meanwhile, just two of the county’s 10 census-designated places (including the city, villages and otherwise incorporated areas) saw growth.
Townships accounted for nearly 95% of Knox County’s net growth during that time, as these areas gained 1,708 residents total. The county’s city, villages and otherwise incorporated areas gained just 92 residents altogether – despite the fact that incorporated areas currently account for roughly half of the county’s population.
Officials from the five fastest-growing townships over the last decade (Liberty, Monroe, Hilliar, Jefferson and Middlebury) said this growth has mostly manifested itself through lot splits and the construction of single-family homes on vacant land, as opposed to major new multi-unit housing developments.
“It’s just people building new homes. …” Liberty Township Zoning Inspector Gene Brady said. He added that Millersburg-based Schlabach Builders and Canton-based Schumacher Homes have seemingly led the way locally in development over the last decade.
“Some of them are lot splits, and some of that is maybe someone’s parents passed away and they inherited the land, so they’ll split it and sell the lots. Some of the (new builds) are just on vacant land.”
New builds appear to be exceptionally prominent in southwestern corner of the county, surrounding Centerburg. Hilliar, Liberty and Milford townships ranked first, second and third, respectively, in septic permits issued over the last four years, according to Knox Public Health.
This signifies new development, KPH Environmental Health Director Nate Overholt said, because in order to build a home on undeveloped land (particularly in rural areas of the county, where municipal sewer services do not reach), developers must obtain a septic permit from the health department.
“The Ohio Revised Code mandates people have a dwelling with access to a sanitary sewer system,” Overholt said.
Apple Valley and Fredericktown, meanwhile, grew in different ways over the past decade.
While Apple Valley grew the same way it has since its inception in 1972 – with developers building houses on vacant lots surrounding the lake, according to local officials – Fredericktown had a different experience.
The Bollinger Drive/Struble Circle subdivision on the west end of town (built in 2007) and the Lakeland Estates along Knox Lake (built in 2014), along with several other smaller subdivisions, accounted for a significant portion of the village’s growth during that time, Mayor Jerry Day said.
The village also saw growth in its rural areas.
Why these areas?
Township officials have echoed what longtime local real estate agents have said about Knox County’s allure to outsiders: open space.
“I think some of it, not all of it, is people are wanting to get out of Franklin County and Delaware County because they’ve had population growth. …” said Brady, alluding to the congestion and higher crime rates often accompanying more densely-populated areas.
“I would say they just want their own little small ponderosa.”
The phenomenon has even trickled down to the hyper-local level, according to local officials. Monroe Township Zoning Inspector David McMahon said his township – which sits in between Mount Vernon and Apple Valley – has seen growth from both communities in recent years due to the desire for elbow room.
“There’s a lot of people that used to live in Apple Valley that have moved out of Apple Valley and bought property in Monroe Township. …” said McMahon, who has served in his role for 10 years.
“There’s been a lot of building in Apple Valley and it’s not as spread-apart as they’re used to … so they want to move out and have more space. Then a lot of people have lived in the city of Mount Vernon and, for the same reason, have come out here.”
Some parts of the county are ‘hotter’ than others at the moment, according to local officials.
With the Columbus region growing and stretching towards Knox County, local officials believe the southern and western parts of the county are primed for growth in the coming decades. These areas are closest to Interstate 71, which offers a straight shot to the state’s capital for those looking to commute for work or entertainment.
“Centerburg is a hot market because of its proximity to Columbus. It’s 30 to 35 miles away. …” said Sam Miller, who has served as a realtor in Knox County for 35 years. “Fredericktown is the same way.”
This showed over the last decade, as six of the county’s 10 fastest-growing townships were located in its southwest corner. Fredericktown also saw substantial growth, along with nearby Wayne Township.
“You get Centerburg, and that’s a super easy shot (to Columbus). And then you get Fredericktown and you’re right on I-71 from State Route 95,” said John Yoder, who has worked as a realtor in Knox County for nine years. “I think that both of those areas have a geographic advantage just because of that.”
But not all of Knox County’s growth is tied to its proximity to Columbus.
Apple Valley, located 60 miles from the big city, grew more than any area in the county over the last decade. Local officials report that people from across the state and country – mostly retired or in search of a second home – have sought to call the community home due to its scenic nature and recreational amenities.
“Apple Valley is a huge (community) for our retired or second-home folks,” Miller said. “That’s a big part of our market.”
And some of Knox County’s northern townships, including fast-growing Middlebury and Jefferson, have seen a sizable influx of Amish residents over the last decade-plus.
“Some of them are coming from Holmes County because they sell their place over there for a real high dollar, and they can come to Jefferson Township and buy a piece of land and build houses and barns on it and still wind up with money leftover,” Jefferson Township Trustee Larry George said. “It’s just property values are what it comes down to.”
Next week on “Bracing for Impact”: We’ll tell the actual human stories of those who chose to move here over the last decade. What drew them here, and what do they think about that decision now, years later? Then, we’ll begin to look into the future, examining Knox County’s potential for growth in the coming decades.
