A labeled aerial map shows buildings and land plots between Sanford Ave and S Salisbury St, including the Energy United property, police yard, garage, junior building, education center, and chamber of commerce—part of the Mocksville master plan—with acreages and boundaries marked.

At the June 2025 meeting of the Mocksville Board of Commissioners, town leaders shared updates about the future of downtown, including the development potential of the former Energy United property and the importance of creating a master plan to guide growth. These discussions reflect Mocksville’s commitment to thoughtful, strategic revitalization that respects the town’s character while preparing for the future.

A Landmark Acquisition for Downtown Revitalization

In June 2024, the Town of Mocksville purchased a key 5.08-acre parcel from Energy United for $1,985,000, marking a significant step in shaping downtown’s future. The tract, the largest contiguous property in downtown Mocksville, stretches north from Sanford Avenue along South Salisbury Street and ends behind Cognition. The property excludes the buildings occupied by the Davie County Chamber of Commerce, Davie Community Foundation, and Cognition, but includes the 3,102-square-foot Energy United Education Center, the 4,833-square-foot former business office, and historically significant sites like Junker’s Mill and the old cotton gin.

Importantly, the purchase was made possible by a grant that also provides funds to renovate the Education Center for use as a training facility and overflow meeting space for the Town Board.

“This property makes up a large portion of our ‘Downtown Mocksville’ footprint,” said Mayor Will Marklin. “It is rare for a municipality to have the opportunity to control the development of this much vacant land in the downtown area.”

A small town street in Mocksville downtown features shops, outdoor seating under blue umbrellas, parked cars, and a traffic light. The partly cloudy sky adds charm as people enjoy café tables—reflecting new development opportunities.
A quiet small-town street in Mocksville downtown under a partly cloudy sky, with traffic lights overhead, parked cars on the left, utility poles, and a brick building with several businesses on the right—reflecting future development opportunities.
A small town street in Mocksville with brick buildings, a green bush, street lamps, utility poles, and overhead wires. A few traffic cones are near a building entrance, and a digital sign highlights downtown development opportunities.
A street intersection with stop signs, colorful flags, and a brick building in the background highlights downtown development from the Mocksville master plan. Street signs read "S Salisbury St" and "W Depot St." Power lines and parked cars are also visible.

A Community Vision, Informed by Data

Mocksville’s vision for the site has been guided by its 2019 Comprehensive Plan and the priorities identified by residents at that time: reuse of existing buildings, downtown development, housing, and parks and recreation. To align future growth with these values, the Town is working closely with the UNC School of Government’s Development Finance Initiative (DFI).

“The town wanted to understand how the private sector works, its thought process, and its pro formas for development,” explained Town Manager Lee Rollins. “Having DFI provide some options and share the private sector’s lens will help us hone our vision and strategy.”

In October 2024, DFI was engaged to evaluate the development feasibility of the site and offer recommendations. During community engagement, DFI heard consistent priorities from stakeholders:

  • Increase downtown housing stock
  • Expand quality retail space
  • Create more public gathering areas and improve pedestrian infrastructure

Market Realities Shape Development Options

DFI’s Associate Director Eric Thomas presented two development scenarios for the site:

1. Mixed-Use Multifamily Development

  • 180 apartment units in a four-story structure
  • 10,000 square feet of retail space
  • 270 surface parking spaces
  • ~0.75-acre park with amphitheater

However, to be feasible, this concept would require future conversations with other adjoining property owners.  It would also demand rent levels significantly above current market rates:

  • $2.15/SF for residential (current average is $1.25/SF downtown, and the area market rate average is $1.95 SF)
  • $28–$30/SF for retail (current average is $10/SF downtown and $18/SF along US Hwy 601 and the I-40 corridor)

2. Townhome and Retail Scenario

  • 50 townhomes
  • 5,000 square feet of retail space
  • ~.85 Acre town park w/ amphitheater
  • Within the existing five-acre footprint

This option would also face hurdles, as townhomes would need to sell for over $400,000, and retail rent would still need to be at or above $30/SF—well beyond current market rates.

“These analyses are helping us determine where we might need to invest resources if we want to attract a quality developer,” said Rollins.

Why a Downtown Master Plan Matters

To ensure that future development supports the town’s values and long-term vision, the Town’s 2025–2026 budget includes funding for an update to the Comprehensive Plan and the creation of a Downtown Master Plan.

At the June meeting, Irene Tyson, director of planning and associate at Boudreaux, outlined the value and purpose of such a plan.

“Downtown master plans create a vision and a plan for investments in your community to elevate and sustain prosperity and quality of life,” she explained. Tyson emphasized that a successful plan:

  • Defines and advances community values and vision
  • Helps prioritize capital improvement projects and guide future growth
  • Leverages and maximizes public and private investments
  • Builds investor and community confidence
  • Provides a roadmap based on:
    • Visionary and innovative, yet rational design principles
    • Sustainable economic strategies
    • Infrastructure needs and opportunities
    • Social and cultural capacity
    • Sustainable management and implementation frameworks
  • Elevates and sustains the identity of place and economy
  • Provides decision-making standards and implementation priorities
  • Is a living, flexible document
  • Gives communities a competitive edge for fueling economic development

Rollins echoed those sentiments, adding, “How does the Town think holistically in infrastructure and street development—by bridging Depot, Main, and Salisbury streets—as opposed to the piecemeal approach of the past? That’s where a master plan will help. All residents will have multiple opportunities to offer their input.”

A downtown Mocksville sidewalk scene features a leafy tree and colorful flowers in a planter, a parked silver pickup truck, brick buildings, and a sunny blue sky with a few clouds—reflecting the area’s vibrant downtown development.
Outdoor scene in Mocksville Downtown featuring a large clock on a post, a fountain, and pergola. In the foreground is a planter with flowers, surrounded by brick and greenery—showcasing enticing development opportunities under a blue sky.
A sunny Mocksville Downtown street scene with historic brick buildings, storefronts, parked cars, and a sidewalk patio with a canopy—a vibrant area reflecting new development opportunities under the Master Plan. Blue sky with scattered clouds overhead.
A row of parked cars lines Mocksville Downtown’s small-town street, where brick buildings housing shops and restaurants hint at exciting development opportunities under a blue sky with scattered clouds.

Balancing Growth with Community Character

Commissioners emphasized their commitment to being deliberate and thoughtful as they plan next steps.

“I think the commissioners are willing to wait and put this master plan together to see what infrastructure improvements we need to attract the right kind of development,” said Rollins. “Our residents want to know that we won’t be changing the look and feel of downtown. It’s part of our fabric and DNA.”

Downtown Mocksville currently enjoys a commercial vacancy rate of under 2%—a testament to its vitality, but also a challenge for entrepreneurs seeking space.

“There’s a false impression that we can just easily put in retail with apartments above, but it’s all based on market conditions and return on investment,” Rollins explained. “DFI is helping us understand how to work within that framework.”

A small-town street with brick and concrete storefronts on the right, a yellow double-lined road, utility poles, and a partly cloudy blue sky. The quiet scene highlights potential development opportunities in line with the Mocksville downtown master plan.
A quiet small-town street with brick buildings on both sides, a few parked cars, and a traffic light ahead hints at downtown development under the Mocksville master plan, all beneath a blue sky with scattered clouds.

A Long-Term Investment in Economic Development

The Town views the Energy United property as a long-term economic development investment. Rather than rushing into development, leaders are focused on maximizing the community’s return.

“The commissioners made a wise decision in investing in this property and are willing to wait and put this master plan together to see what other infrastructure improvements we need to make to attract a quality developer,” said Rollins. 

“With the Town’s investment, we understand that it came from the public first, and we want to maximize the return on that investment,” Rollins continued. “This is an economic development project. It’s not a 300,000-square-foot building, but we want to ensure that whatever investments are made have a multiplier effect. We know that retail sales and rooftops drive economic activity.”

“We will be carefully studying our options and taking the time to ensure that whatever direction we go with is in the best interest of the town and its residents,” he added.

With careful planning, community input, and professional guidance, Mocksville is positioning itself for smart, sustainable growth that builds on its history and strengthens its vibrant downtown.