Quick answer: On August 13, 2026 the Winston-Salem/Forsyth County Planning Board recommended 611 new housing units across four sites — Universal at Pecan Lane (336 townhomes on the Kernersville edge), The New Greensboro Apartments (252 units), Rosewind Townhomes, and 360VisionBuilds. Final rezoning is pending. First units land 18 to 30 months after that vote — no earlier than late 2028.
Teresa Overcash, a 30-year top 1 percent NC agent and Broker/Owner of Realty ONE Group Results, walks Winston-Salem and Kernersville buyers, sellers, and investors through what the Aug 13 Planning Board recommendation actually says, what the four projects look like on the ground, and how to think about your timing if you are transacting in the Forsyth County corridor over the next 24 months.
- Video: Meet Teresa Overcash
- What actually happened on Aug 13
- The four projects, side by side
- Universal at Pecan Lane — the 336-unit anchor
- The Brookberry Farm confusion — what is really there
- Timeline expectations — when will you see these homes
- Buyer, seller, and investor decision matrix
- Market context — Winston-Salem and Kernersville today
- Frequently asked questions
Video: Meet Teresa Overcash
What actually happened on Aug 13
On Thursday, August 13, 2026 at 4:30 p.m., the Winston-Salem/Forsyth County Planning Board recommended approval of four multifamily zoning cases totaling 611 new housing units. That is a recommendation, not a final approval. The final rezoning vote still has to clear either the Winston-Salem City Council or the Forsyth County Board of Commissioners.
Headlines are already running ahead. The Triad Business Journal ran "Forsyth County approves 600 units" in its August 17 headline. Article text correctly says 611 and calls it a recommendation, but the headline does the work most readers remember. The distinction matters if you own property near any of these sites or are timing a listing.
The four projects, side by side
Every unit count, acreage, applicant, and location below traces to the same two sources — the City-County Planning Board Aug 13 agenda for Zoning Docket W-3697, and the Triad Business Journal breakdown of all four items published Aug 17. If a number is not in one of those two documents, it is not in this table.
| Project | Units | Type | Location | Site & density | Applicant / developer |
|---|---|---|---|---|---|
| Universal at Pecan Lane | 336 | Townhomes | Winston-Salem / Kernersville edge; Pecan Lane and Solomon Drive | 35.24 acres; ~10 units/acre; 30 buildings totaling 357,200 sq ft; 643 parking spaces; 3,500 sq ft community building, pool, playground, dog park | Mark Davis (Reidsville) and Gary T. Angell (Kernersville); site plans by Stimmel Associates, Winston-Salem |
| The New Greensboro Apartments | 252 | Apartments | North Greensboro Road, Winston-Salem, adjacent to Salem Lake | 31.8 acres; 8 units/acre; 11 buildings totaling 133,817 sq ft; 457 parking spaces | Randall S. Burnette (Winston-Salem) |
| Rosewind Townhomes | 12 | Townhomes | Brookberry Farm, western Winston-Salem; northwest of Rosewind Lane and Red Tail Lane | 1.82 acres; 6.6 units/acre; four three-unit buildings totaling 16,800 sq ft; 24 parking spaces | Brookberry Farm, LLC (Zoning Docket W-3697) |
| 360VisionBuilds project | 11 | Townhomes | Old Walkertown Road and Lane Street, Winston-Salem | 1.4 acres; 7.75 units/acre; two four-unit buildings + one three-unit building, ~19,150 sq ft; 22 parking spaces | 360VisionBuilds LLC |
| TOTAL | 611 | ||||
Universal at Pecan Lane — the 336-unit anchor
If you remember one project, remember this one. Universal at Pecan Lane is 336 townhomes on 35.24 acres at the Winston-Salem and Kernersville edge, right off Pecan Lane and Solomon Drive. The rezoning takes the site from Residential Single-Family-9 to Residential Multifamily-12 (allows up to 12 units per acre). The plan builds at about 10 units per acre — the lower end of what the zone permits.
Owner-applicants are Mark Davis of Reidsville and Gary T. Angell of Kernersville. Site plans are by Stimmel Associates, a Winston-Salem civil engineering firm founded in 1986 with a long Forsyth multifamily portfolio. That matters because 336 townhomes on a single 35-acre parcel is a real project. Site work, utility runs, eight new roads, and phased delivery all take time. Do not expect first certificates of occupancy before late 2028, with full delivery running into 2029-2030.
The Brookberry Farm confusion — what is actually there
Every early headline pinned the 336-unit story on Brookberry Farm. That is wrong. Brookberry Farm is tied to a much smaller piece — Rosewind Townhomes, 12 units on 1.82 acres at the northwest intersection of Rosewind Lane and Red Tail Lane, inside the existing Brookberry Farm community in western Winston-Salem. Zoning Docket W-3697 rezones that parcel from MU-S and RS9 to MU-S.
Brookberry Farm is a master-planned community developed by McChesney & Associates and Quality Oil Company, with existing product starting around $500,000. A 12-unit townhome addition inside a $500K-plus custom community is not the same story as a 336-unit townhome community on a raw parcel several miles east. Neighboring Brookberry owners are affected by Rosewind. They are not affected by Universal.
Timeline — when you actually see these homes on the market
Recommendation to occupancy is a long path, and the four projects will not move in lockstep. Here is what to plan for based on the Planning Board packet timing plus 30 years of watching Triad projects go from vote to keys.
| Stage | Small townhome sites (Rosewind 12, 360Vision 11) | Universal at Pecan Lane (336) | New Greensboro Apts (252) |
|---|---|---|---|
| Planning Board recommendation | Aug 13, 2026 ✓ | Aug 13, 2026 ✓ | Aug 13, 2026 ✓ |
| Elected-body final rezoning vote | Fall 2026 (30-90 days typical) | Fall 2026 (30-90 days typical) | Fall 2026 (30-90 days typical) |
| Site plan & utility permits | Winter 2026-27 | Winter 2026 – Spring 2027 | Winter 2026 – Spring 2027 |
| Grading & site work starts | Spring / Summer 2027 | Summer / Fall 2027 | Summer / Fall 2027 |
| First vertical construction | Fall 2027 | 2028 | 2028 |
| First certificates of occupancy | Mid-late 2028 | Late 2028 – 2029 | Late 2028 – 2029 |
| Full build-out complete | 2029 | 2029 – 2030 | 2029 – 2030 |
Two things to notice. First, nothing hits the MLS or rental market before mid-2028. If you are selling in Winston-Salem or Kernersville between now and late 2027, these projects do not compete for your buyer. Second, the two large projects are on the same timeline — 588 new competitive units in one 18-month window is a real vacancy conversation if you own rental in the Pecan Lane or Salem Lake corridors.
Buyer, seller, and investor decision matrix
Different situations point to different actions.
| Your situation | What the 611-unit recommendation means for you | What to do now |
|---|---|---|
| You are selling a detached single-family home over $400K in Winston-Salem or Kernersville | Minimal direct competition. Townhome and apartment buyers are a different pool than move-up detached buyers. Corridor demand may soften slightly at the entry level, but your comps are largely insulated. | Price to your specific micro-market. Do not discount for a project that will not deliver for 24-36 months. |
| You are selling a smaller detached home under $300K or a townhome in the same corridor | The Universal at Pecan Lane and Rosewind Townhomes offerings will eventually pull first-time buyers and renters into new construction. Your window is stronger before delivery than after. | List and close before mid-2028. If you are planning to sell in the next 24 months anyway, do not stall. |
| You are a Winston-Salem or Kernersville buyer right now | You are not waiting for 611 units to save you — the first ones do not deliver until late 2028. Current 3.0 months of Winston-Salem supply, 2.5-3 months in Kernersville, is your market for the next 12-24 months. | Buy on today fundamentals if the numbers work. Do not defer a good deal for supply that is three years away. |
| You own rental single-family or small multifamily in the Pecan Lane or Salem Lake corridors | 588 new competitive units (336 + 252) will land in 2028-2029 in your corridor. Rent-growth assumptions past 2028 need to come down. Cap-rate assumptions for a sale in 2028-2029 need to reflect that. | If you are refinancing, run the numbers with softer 2028+ rent growth. If you are exiting, consider selling into the pre-delivery window (2026-2027) rather than post-delivery. |
| You own inside Brookberry Farm or an adjacent HOA | Rosewind Townhomes (12 units) is a small internal add. It does not change the community character or resale trajectory in a meaningful way. | Nothing. Watch the elected-body final vote for the record, but do not restructure any decisions around 12 townhomes. |
| You are an out-of-market buyer relocating to the Triad | The supply story is bigger than these 611 units — Forsyth County and Guilford County have thousands of housing units in the entitlement and permit pipeline for 2027-2030. The Triad is not a Charlotte-style land-locked squeeze. | Compare Winston-Salem and Kernersville on today fundamentals — schools, commute, taxes, current inventory. Do not pick your submarket based on any single pending project. |
Market context — Winston-Salem and Kernersville today
The 611-unit recommendation lands into a Triad market that has been quietly rebuilding supply-and-demand balance since 2023. The Winston-Salem median sale price over the trailing three months is $297,000 per Redfin, up 3.4 percent year-over-year. Zillow tracks the typical Winston-Salem home value at $265,029.
Kernersville is running warmer. Our July 2026 Kernersville market report put the median at $315,000, with a Zillow typical home value of $317,506. The corridor between the two towns — where Universal at Pecan Lane will sit — is exactly the kind of moderately priced, commuter-friendly submarket the region needs more of.
What 611 new units does at that base is meaningful but not disruptive. Adding 336 townhome rentals plus 252 apartments plus 23 small-site townhomes into the 2028-2029 window absorbs into normal Triad turnover. What it changes is entry-level competition — exactly the price band that needed help.
Frequently asked questions
Has Forsyth County approved 611 new homes?
Not yet. On August 13, 2026 the Winston-Salem/Forsyth County Planning Board recommended approval of four multifamily projects totaling 611 housing units. The final vote still has to happen at the Winston-Salem City Council or the Forsyth County Board of Commissioners depending on the parcel. Headlines claiming Forsyth County approved 600 units are running ahead of the process.
What is the 336-unit townhome project on the Winston-Salem and Kernersville edge?
The 336-unit project is Universal at Pecan Lane at Pecan Lane and Solomon Drive, on a 35.24-acre site at roughly 10 units per acre. Plan shows 30 buildings totaling 357,200 square feet, 643 parking spaces, a 3,500-square-foot community building, pool, playground, common area, and dog park. Owner-applicants are Mark Davis (Reidsville) and Gary T. Angell (Kernersville). Site plans by Stimmel Associates. The site is not at Brookberry Farm.
Is a project actually planned at Brookberry Farm?
Yes, but it is small. Rosewind Townhomes is 12 units on 1.82 acres at the northwest intersection of Rosewind Lane and Red Tail Lane inside Brookberry Farm — four three-unit buildings totaling 16,800 square feet. Zoning Docket W-3697 rezones the parcel from MU-S and RS9 to MU-S. Petitioner is Brookberry Farm, LLC.
Where are the other two Forsyth County multifamily projects going?
The New Greensboro Apartments is 252 units on 31.8 acres along North Greensboro Road in Winston-Salem, adjacent to Salem Lake (applicant Randall S. Burnette). The 360VisionBuilds project is 11 townhomes on 1.4 acres at Old Walkertown Road and Lane Street. Both are Winston-Salem sites.
When will buyers see these homes on the MLS?
Not before late 2028 for first units, 2028-2029 for full delivery. Planning Board recommended approval on August 13, 2026, but final rezoning still needs to clear the elected body. After that: site permits, utilities, grading, vertical construction. On a 336-unit project expect 18 to 30 months from final approval to first certificates of occupancy.
How does 611 units compare to the current Winston-Salem and Kernersville market?
Winston-Salem is running around 3.0 months of supply at a $295,000-$297,000 median. Kernersville is tighter with a July 2026 median of $315,000. Adding 611 new units — mostly townhomes and apartments below the single-family detached price point — does not flood a Triad market absorbing thousands of transactions a year. It does add entry-level competition, exactly the band that has been undersupplied since 2022.
Should a Kernersville seller worry about 336 new townhomes down the road?
Depends on price band and timeline. Listing a detached single-family home over $400,000 in the Kernersville corridor? Universal at Pecan Lane townhomes serve a different buyer and should not compete for your showings. Listing a smaller home under $300,000 or a townhome in the same corridor? You want to be on the market and closed before Universal starts leasing. Call or text 336-262-3111 for a straight answer on your address.
Where can I read the Planning Board agenda and the Business Journal coverage?
The August 13, 2026 Planning Board annotated agenda is on the City of Winston-Salem website. Triad Business Journal published the four-project breakdown on August 17, 2026.
Talk to someone who runs the numbers on your parcel
Whether you are buying, selling, or holding in the Pecan Lane, Salem Lake, or Old Walkertown corridors, we will map the 611-unit delivery timeline against your address and give you a real answer. Thirty years of Triad transactions and over 10,000 NC closings behind the number we give you.
Text or call 336-262-3111. Email teresatedder@gmail.com with your Winston-Salem or Kernersville address and whether you are buying, selling, or holding. We will send back a real answer before you spend another dollar on a decision that depends on this.