Chimney Rock Faces Years of Disruption as NCDOT unveils $250 Million Rebuild Plan

North Carolina Department of Transportation officials revealed this week that residents and business owners in Chimney Rock Village could face at least four more years of construction, property negotiations, and uncertainty as the state moves forward with a massive post-Helene rebuilding effort projected to exceed $250 million.

During a May 19 village council presentation, transportation officials outlined an ambitious recovery plan that includes new bridges, a roundabout, redesigned highways and expanded flood mitigation work stretching into fall 2029.

But beyond the glossy renderings and reconstruction timelines, the meeting also exposed growing frustrations from residents still waiting on answers about property buyouts, right-of-way acquisition, road access and the long-term future of the village.

Several residents directly questioned state officials about delayed appraisals, uncertain property impacts and stalled communication months after initial contact letters were sent.

One property owner told officials she received notice from the state regarding potential impacts to her property but said she “never heard another word.”

NCDOT officials acknowledged delays and said appraisals for some properties can take “upwards of three to four months” before formal offers can even begin.

Officials said they hope to acquire much of the needed right-of-way for the first construction package by “mid-summer,” though they cautioned timelines vary depending on appraisal reviews and overlapping FEMA mitigation programs.

The meeting underscored the increasingly complicated overlap between federal disaster recovery programs, state transportation planning and local redevelopment ambitions.

Village officials said many residents who applied for FEMA hazard mitigation buyouts in December 2024 are still waiting for answers nearly a year and a half later.

“We’re not hearing anything back,” Penny Martinez of Foothills Regional Commission said while discussing ongoing coordination with emergency management officials.

For some residents, those unresolved questions now intersect directly with NCDOT’s permanent reconstruction plans.

Transportation officials confirmed the state is pursuing a three-phase reconstruction effort totaling more than $250 million.

The first phase, already under contract for approximately $28 million, includes the replacement of the U.S. 64 bridge and initial roadway fill work in the village. Construction is expected to begin in June.

A second phase estimated at roughly $111 million is expected to move forward later this year.

The third phase — projected at another $114 million — includes the village roundabout, streetscape improvements and a combined bridge project connecting Southside and Chimney Rock State Park.

Officials said right-of-way acquisition for that phase is expected to begin this fall.

The timeline means residents and business owners could face years of active construction in a community already struggling to recover economically after Hurricane Helene.

NCDOT officials warned the public to expect ongoing traffic disruptions throughout the corridor for at least the next three years.

While officials said they intend to maintain at least one travel lane during most construction periods, temporary nighttime closures remain possible.

Business owners have repeatedly voiced concerns in recent months about whether the village can survive prolonged disruptions while tourism traffic remains inconsistent.

That concern surfaced again during the May 19 presentation.

Local officials pointed to new state tourism records showing North Carolina generated $37.2 billion in tourism spending in 2025.

But Chimney Rock leaders openly acknowledged the village has not shared in that rebound.

“We certainly haven’t seen anything like that around here in the last two years,” Mayor Peter O'Leary said, who is also a business owner.

State transportation planners insisted the long-term rebuild is designed to support future tourism growth while making the corridor more resilient against flooding.

Plans presented Monday include wider sidewalks, pedestrian upgrades, decorative streetscape features and redesigned roadway alignments intended to improve walkability and visitor access.

Officials also confirmed the roadway system is being rebuilt using a “50-year storm plus two feet” flood standard.

At the same time, engineers acknowledged they are not attempting to build infrastructure capable of fully withstanding another Hurricane Helene-scale disaster because doing so would require road elevations too high for practical access to businesses and homes.

The state is also relying heavily on federal reimbursements and grant funding to finance the project.

Officials confirmed FEMA reimbursement strategies helped support plans for the village roundabout and combined bridge project.

Additional recovery funding discussions included federal Community Development Block Grants, USDA recovery programs and a proposed $15 million Economic Development Administration grant tied to business recovery and housing redevelopment.

Still unresolved, however, is whether residents waiting on buyouts, appraisals and rebuilding assistance will see answers quickly enough to stabilize the village before years of construction begin reshaping the corridor.

By the end of the meeting, officials continued emphasizing cooperation between NCDOT, engineers and local recovery groups.

But for many residents, the central question remains unanswered: Whether Chimney Rock’s long-term rebuild can move fast enough — and transparently enough — for the community to survive the years ahead.

Hurricane Helene hit the area on Sept. 27, 2024. More than 100 people in North Carolina died, according to state officials, including a Chimney Rock resident.