The Pines Phase 5 final plat, 67 more single family lots, and a sewer capacity list that helps explain what can move forward next

Special City Council meetings are usually short.

This one was.

But it still mattered.

The April 27 special meeting only had two real items on the agenda:

• Accepting the final plat for The Pines Phase 5
• Reviewing and accepting the latest sewer capacity priority list

That may not sound like a lot, but both items tie directly into residential real estate.

One adds more single family lots into the pipeline.

The other gives a clearer picture of which projects may be able to move forward, which projects are tied to sewer improvements, and how the city is trying to keep development moving while infrastructure catches up.

Here’s what happened.

Roll Call

The special meeting was called to order by Mayor Bill Edwards.

Council members present included:

• Cliff Thompson
• Justin Cowgur
• Wendy Henson
• Joshua Hagan

Josie Reed and Cody Miles were absent.

A quorum was present.

Ordinance 2026-13

Accepting the Final Plat of The Pines Phase 5

Walters Road

The only ordinance of the night was Ordinance 2026-13, accepting the final plat of The Pines Subdivision Phase 5.

This phase is located on Walters Road, north of Har-Ber Road, near the earlier phases of The Pines.

The final plat creates single family residential lots 66 through 132.

That means 67 single family lots are moving forward.

The applicant, representing Schuber Mitchell, thanked council for calling the special meeting and explained that this phase is next to the existing phases, just north of Phase 6 and west of Phase 4.

The project had already gone through the April 21 Planning Commission meeting, where Planning Commission recommended approval to City Council.

Bonds

The city also reviewed the bond amounts tied to the project.

Those included:

• Water and sewer warranty bonds: $550,293.44
• Street and drainage bonds: $1,357,897.37
• Performance bond for planting trees on Fortune Road: $29,436.75

The tree planting is to be completed within 60 days of May 12.

These bonds matter because they help protect the city and future homeowners by ensuring required infrastructure, drainage, utilities, and landscaping are completed or maintained as required.

Project Timing

Council asked about the expected start date.

The response was basically that they are ready to move quickly, with discussion that they are already covered on sewer and that a May 29 date was referenced.

The broader point was clear:

This project is not stuck in the same sewer uncertainty as some other projects.

Outcome

Council approved Ordinance 2026-13.

The vote was unanimous among the council members present.

What this means for residential real estate

This is 67 more single family lots moving forward in Centerton.

That matters.

New construction inventory has been one of the most important pieces of Centerton’s housing market, especially while sewer capacity has slowed or complicated other projects.

Final plat approval is a major step in the development process.

It does not mean homes are available tomorrow, but it does mean this phase is moving from planning toward buildable lots.

For buyers, this can eventually mean more new construction options.

For nearby homeowners, it means more neighbors, more activity, and continued buildout in that part of town.

For the market overall, every group of lots matters right now because inventory, builder timelines, and infrastructure capacity all influence pricing pressure.

Sewer Capacity Update

The second item was a sewer capacity update.

This was the more technical part of the meeting, but it may have been the most important.

Mayor Edwards explained that a capacity list had been provided to council.

He thanked Lorene Burns for working closely with developers and helping pull the list together.

The goal was to provide ADH with a list of projects so ADH could release projects based on the city’s priority list.

The mayor said the list would be sent to ADH and also emailed to developers so they know where things stand.

How the List Was Built

The list was organized based on the order projects were received and approved, with additional caveats related to sewer restrictions.

There had originally been 19 projects in the conversation.

When Decatur reserved 1,000 lots of capacity, Centerton’s available capacity was reduced.

To make the list work, the city worked with four projects that agreed to phase or defer some of their capacity.

That phasing helped keep more projects on the list instead of forcing more dramatic cuts.

A few names mentioned in that context included Dunes, Huber, McKissic West, and apartment projects.

The Dunes was specifically described as a major reason the list could work because they deferred a significant amount.

The Map and Color Coding

TJ walked council through a map showing sewer related project areas and improvements.

The map used color coding to show how different developments relate to sewer improvement projects.

The three main sewer improvement areas were described as red, yellow, and blue.

Red Project

The red project has already been bid.

A contractor has been selected, contracts have been executed, and the city is waiting on ARDOT permission to begin construction.

Blue and Yellow Projects

The blue and yellow projects have been authorized to go out for bid.

Those projects do not currently have funding tied to them yet, so the city expects to come back with a potential bond issuance request to fund those improvements.

Why Blue Matters Most

TJ explained that everything depends on the blue project.

Projects shown in blue cannot legally connect to the sewer system until the blue improvements are completed under the current rules.

Yellow projects depend on both the yellow and blue improvements.

Red projects depend on both the red and blue improvements.

So, if the city ever had to prioritize funding, the blue project would come first.

Concurrent Construction

One of the most important details was that development projects may be able to move forward concurrently with sewer construction.

In plain English:

A subdivision or project may be allowed to continue its own construction while the city is building the sewer improvement it depends on.

The goal would be to time both projects so that when the city’s sewer improvement reaches substantial completion, the development is ready to connect.

TJ gave an example.

If a development takes 12 months to build and the city sewer project takes 14 months, the city may hold the development back for two months before starting so the timelines line up better.

That way, a developer is not sitting on a completed project that cannot connect.

The city plans to request realistic development schedules from developers to help coordinate this.

That matters because timing is everything right now.

Projects Not Color Coded

Council asked whether projects that were not color coded were essentially greenlighted.

The answer was that those projects already have ADH approval and city approval and are not impacted by the red, yellow, or blue sewer improvement constraints in the same way.

Some projects connect into parts of the system that are not affected by those bottlenecks.

There was also discussion about a very small septic related item and a few parcels that would need to be updated on the map, including Walmart and the community center.

Walmart was discussed as blue.

The community center was described as red and dependent on blue.

ADH Letters and Developer Communication

The city expects ADH to release letters based on the list.

Those letters are expected to include contingencies, including Decatur’s wastewater treatment plant being completed and certain Centerton improvements being done before projects can fully connect.

After ADH sends letters, the city utilities side expects to send letters to developers explaining what their project depends on and how the timing may need to work.

This is important because developers have been asking where they stand.

This list gives them a clearer answer.

Walmart and the Community Center

Council asked several questions about whether Walmart would be held up by the list.

The key clarification was that being on the list reserves capacity, but it does not automatically mean a project can start construction the next day.

Projects still need approved plans, staff review, planning comments, engineering comments, building department review, fire protection plans, and all normal city requirements.

Walmart was discussed as still needing design revisions and not being ready to start immediately.

The larger point was that the capacity list helps reserve sewer capacity, but projects still have to move through the city’s normal approval and permitting process.

Bentonville Projects in Centerton’s Service Area

Council also asked about parcels on the map that appear to be in Bentonville but are served by Centerton sanitary sewer.

The explanation was that those properties are within Centerton’s service area, so Centerton is required to accept their flow.

This led to a broader side discussion about annexation, service areas, and how complicated city boundary and utility service relationships can be.

Why this matters for residents

Utility service areas do not always match city limits neatly.

That can affect who provides sewer, who approves what, and how projects are counted within capacity.

It is one of those behind the scenes issues that can become very important when a city is growing quickly.

Council Accepted the Capacity List

Council discussed whether they needed to change the order of the list.

The general conclusion was to leave it as presented.

The list gives projects capacity reservations, and each project will still be handled based on readiness, timing, required improvements, and its own development schedule.

Council voted to accept the capacity list as presented.

No opposition.

What This Means for Residential Real Estate

This sewer discussion matters as much as the final plat approval, maybe more.

The Pines Phase 5 adds 67 lots to the pipeline.

The capacity list explains how more projects may be able to keep moving without everyone waiting in uncertainty.

For residential real estate, sewer capacity affects:

• Which subdivisions move forward
• How quickly lots become buildable
• Whether builders can start homes
• New construction inventory
• Pricing pressure
• Buyer options
• Developer timelines
• Future growth patterns

The important takeaway is that the city is no longer just saying, “We have a sewer problem.”

They are creating a project list, coordinating with ADH, working with developers on phasing, identifying which sewer improvements unlock which areas, and trying to match construction timelines so projects can move as efficiently as possible.

That does not mean every project starts tomorrow.

It does mean there is more clarity than there was before.

My Takeaways for Centerton Homeowners

This special meeting had two big residential takeaways.

1. Single family inventory is still moving forward

The Pines Phase 5 approval adds 67 single family lots into the pipeline.

In a market where infrastructure timing has been a major issue, every final plat matters.

More lots eventually means more opportunities for buyers and more competition in the new construction market.

2. Sewer capacity is becoming more organized

The capacity list is not the final answer to every sewer issue, but it is a major step toward clarity.

Developers now have a better idea of where they stand.

Council has a better view of which improvements matter most.

ADH will have a list to work from.

And residents can better understand why some projects may move faster than others.

3. Timing is still the key word

Even with capacity reserved, projects still have to coordinate with sewer improvements.

A project may have capacity, but still need to wait for the right infrastructure to be completed before homes can connect.

That is why the color coded map and realistic development schedules matter so much.

4. The blue project is the one to watch

Based on the discussion, the blue sewer improvement appears to be the critical piece.

Everything depends on it in some way.

If funding or timing ever becomes an issue, the city indicated blue would be the priority.

5. Growth is moving, but it is not simple

Centerton’s growth is not just a matter of approving subdivisions.

It involves ADH, Decatur, sewer basins, capacity calculations, project phasing, city infrastructure, bond funding, developer timelines, and utility service areas.

This is why the planning details matter.

What This Means for Residential Real Estate

This meeting was short, but it was a good snapshot of Centerton’s current market reality.

Some projects are moving forward.

Some projects are waiting on improvements.

Some projects can move concurrently with infrastructure.

Some projects already have approvals.

Some projects still need staff review and revised plans.

That is the real story underneath the listings.

Real estate is not just what is available today.

It is also what is being approved, delayed, coordinated, funded, and released behind the scenes.

For homeowners, that affects:

• Future neighborhood growth
• New construction competition
• Buyer demand
• Traffic patterns
• Infrastructure timing
• Property values
• Long term market confidence

That is why I keep watching these meetings.

Because the decisions that shape the market usually happen before most people see the sign go in the yard.

Let’s Talk Strategy

If you are thinking about buying or selling in Centerton, or if you want to understand how nearby development, sewer capacity, or future inventory could affect your home’s value or your next move, let’s talk.

I follow the details so you do not have to.

Allie Verdery, The Blue Haired Broker
Centerton Luxury Real Estate Advisor
Engel & Völkers Bentonville

314.517.3196
allie.verdery@evrealestate.com
thebluehairedbroker.com

Bookmark the blog and check back after the next meeting. I’ll keep translating City Council into real world real estate context.