Extraterritorial Jurisdiction and Disaster Gentrification

Haywood County Municipalities' Growing Control of Private Property

Unfortunately, flood disasters often reshape communities in unexpected ways. In Haywood County, the aftermath of Hurricane Helena flooding has triggered a shift in local governance and land use that goes beyond emergency recovery. The county’s embracing of extraterritorial jurisdiction and the rise of disaster gentrification are transforming our county landscape, economy, and social fabric beyond the will of the people.

Extraterritorial Jurisdiction (ETJ) allows local city governments, such as Waynesville and Maggie Valley, with the blessing of the Haywood County Board of Commissioners, to extend their regulatory authority beyond their official city limits. In Haywood County, this legal power is now a key part of the County Board of Commissioners' and Town Councils' agendas.

Tommy Long, Board of Commissioners

As a result of Hurricane Helena, the current makeup of the Haywood

Kevin Ensly, Chairman of the Board of Commissioners

County Board of Commissioners is supporting county municipalities' use of Extraterritorial Jurisdiction to control usage of privately owned rural lands along their township borders to enforce zoning and building standards that align with their vision for growth.

This overreach is being supported by incumbent candidate for the Haywood County Board of Commissioners, Tommy Long, in lockstep with Chairman Kevin Ensley's will. After four years of attending the monthly Board of Commissioners meeting, I have yet to observe or hear Tommy Long seriously question or challenge any decision brought before the Board for which Chairman Ensley supports.

Based on my observations, Tommy Long, who is running for reelection, always has something to say about every proposal, status report, or funding request presented. However, his words are nothing more than empty platitudes, rarely challenging or informative in nature. Only spoken to have his moment of attention. This is not what the residents of Haywood County want or need from a Commissioner. Haywood County residents want action, not platitudes.

Tiffany Collins, who is running for Commissioner, is that person of action, not platitudes. Tiffany will represent and advocate for the people of Haywood County. She will question any request submitted to the Board that needs to be questioned to ensure that the county residents' best interests are being served.

Tiffany envisions a future where Haywood County grows in ways that strengthen, not strain, our community. She envisions a future where families can afford to live here, where good-paying jobs are available, where infrastructure keeps up with our growth, and where residents feel heard, respected, and represented. She wants Haywood County to be a place where our children can build their futures here without having to leave to find decent jobs and opportunities.

Tiffany Collins will work hard to advocate for responsible, sustainable growth that preserves our rural character, because this is important to all of us here in Haywood County.

Her vision is a county that invests in its own people first and does not outsource its economic future to surrounding counties. Tiffany believes that when we outsource, we lose local control, weaken our multipliers, and break the reinvestment cycle that keeps our economy strong.

Terry Ramey, also an incumbent member of the Board and running for reelection, consistently asks the hard questions of presenters to clarify information being presented, for both himself and those in attendance. Terry believes strongly in transparency and accountability and intends to continue making them among his top priorities.

When Hurricane Helene struck Haywood County, it left devastation in its wake. Homes were destroyed, families displaced, and freezing temperatures threatened lives. In the face of this crisis, one figure stood out for his relentless commitment to the community: Terry Ramey. Unlike some officials who showed indifference, Terry Ramey fought tirelessly to protect and support the residents of Haywood County. His actions during this emergency reveal a leader who puts people first, even when facing criticism. Haywood County needs a leader like Terry Ramey and needs your vote. Together, Terry and Tiffany can and will make a difference.

Disaster gentrification describes a process in which investment and redevelopment after a disaster, such as the devastating flooding across Haywood County caused by Hurricane Helena, raise property values and displace lower-income residents. In Haywood County, this pattern is visible in how post-flood infrastructure improvements are being used to pivot land use away from residential and industrial purposes toward high-yield tourism and resort-style developments.

A clear example is the ongoing subdivision application by Waynesville Inn & Golf Club Hospitality. They are carving out large sections of the golf club property to create luxury residential lots. This move signals a commitment to upscale, resort-style living rather than affordable housing or small-scale rentals. It also confirms that the county’s focus is on attracting large-scale lodging developers rather than supporting “mom and pop” rental businesses.

Haywood County has made several policy changes that support this new direction:

• Streamlined permitting portal: The county has improved its permitting system to prioritize “Resiliency and Recovery.” While this helps homeowners rebuild, it also expedites permitting for RV parks and camp facilities that cater to tourists rather than permanent residents.

  
  

• Revised short-term rental regulations: In 2025, Waynesville’s planning staff updated rules to balance neighborhood concerns with the benefits of tourism. This effectively legitimizes short-term rentals as a major economic driver, encouraging the conversion of workforce housing into tourist lodging.

These policies reflect a clear preference for tourism-driven growth. They also raise concerns about affordability and community cohesion, as workforce housing becomes scarcer and the local population faces displacement pressures.

The combination of Extraterritorial Jurisdiction and Disaster Gentrification creates a complex environment for Haywood County residents. On one hand, improved infrastructure and new developments can bring economic opportunities and enhanced amenities. On the other hand, these changes risk deepening social inequality and weakening community ties.

Lower-income residents may find it harder to stay in their neighborhoods as property values rise and affordable housing stock shrinks. The focus on resort-style living and large-scale lodging developments prioritizes wealthier newcomers and outside investors. This shift can alter the character of towns and rural areas, making them less accessible to longtime residents.

Haywood County’s experience highlights the challenges of managing post-disaster recovery alongside growth ambitions. The use of Extraterritorial Jurisdiction gives towns more control but also concentrates power in the hands of planners and developers. Disaster Gentrification offers economic benefits but threatens social equity.

For the county to thrive sustainably, it will need to find ways to balance these competing interests. Without such new measures, the county risks losing the diversity and resilience that make it unique.

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