What Is An Unincorporated Community in America? (2025)
Go Back To Previous PageIf you’re searching for a new home, you may encounter a community or town that is unincorporated. But what does it mean for a city to be unincorporated? Is living in such an area
different from living in other places? Are there implications for property taxes?
Here’s everything you need to understand about moving to and living in an unincorporated community.
What Is an Unincorporated Community?
An unincorporated community is a settlement that is not officially recognized as a separate municipality. This differs from incorporated communities, which are designated and defined by municipal boundaries, such as those of cities or towns.
Unincorporated communities can either exist independently, outside of any municipality, or they may function as part of a larger municipality, such as a county or city.
Types of Unincorporated Communities
When people think of an unincorporated community, they often refer to an isolated, unincorporated town or city. However, there are several types of unincorporated communities in the US. Here are some examples:
1. Communities outside any municipality
Unincorporated communities are most commonly found outside any municipality, typically in rural areas. This phenomenon is often observed in small, rural communities, which is what many people associate with when they refer to unincorporated areas. In these communities, there is no official town government, although some infrastructure may still be present.
2. Distinct neighborhoods
Some neighborhoods can be unincorporated communities situated within larger cities or towns. These areas are typically located on the outskirts of larger towns or may even span the boundaries of multiple municipalities.
3. Defunct towns now part of a larger town
Many notable neighborhoods in large towns originated as unincorporated communities or independent cities. When these towns faced financial difficulties, they were incorporated into the larger municipality.
Different Levels of Disincorporation
They vary in degree across the country. In the Northeast, nearly every community is affiliated with some form of municipality, whether at the town or county level. However, this is not the case in other regions.
In some areas, communities may lack legal incorporation within a county or town.
Additionally, certain regions operate under “strong county” laws, which grant counties the authority to enact regulations typically reserved for cities, resulting in an absence of municipal government at levels below the county.
1. Unincorporated Towns
They are fully developed areas that function as towns or even small cities, but they lack their local government. Instead, they are governed by the county, as they do not have elected officials of their own. Consequently, these towns are subject only to the laws of their county.
2. Unincorporated Areas or Communities
An unincorporated community refers to an area that is either a neighborhood within a larger city or an entirely uninhabited region. Unlike towns, these areas are typically not governed by neighboring municipalities under the same legal framework.
What Does It Mean to Move To an Unincorporated Area?
The term “unincorporated” can have different meanings depending on the location, and its implications can vary for residents. Each state defines “unincorporated” differently, which can influence your level of involvement in local governance.
Depending on where you live, this situation can range from having little say in how your community is managed to encountering difficulties in accessing essential services, such as the post office. However, many people may not experience any issues at all.
Unincorporated Community Pros and Cons
While many people may not notice the difference, there are significant pros and cons to living in unincorporated areas. These factors include the following:
Unincorporated Community Pros
- Greater Freedom
- Lower Taxes
- Reduced Bureaucracy
1. More Freedom
Living in an unincorporated community offers the significant benefit of increased freedom. Many unincorporated areas in Los Angeles resist the idea of incorporation because they fear it might disrupt their lifestyles. After all, city limits and regulations can make it challenging to host larger gatherings.
However, it’s still important to pay attention to local zoning laws to ensure that you’re using your land appropriately.
2. Lower Taxes
One advantage is their lower taxes. These communities generally have much lower property taxes than small towns, which often impose higher taxes and fees for city management purposes.
3. Less Red Tape
Many people find that living in unincorporated areas results in fewer legal complications.
We’ve all heard of towns that require extensive paperwork for almost any home project. In contrast, unincorporated communities have less local regulation since they lack a local government to oversee them.
Unincorporated Community Cons
No assistance from the local government, insufficient infrastructure, unreliable mail delivery, and limited input on local laws.
1. No Local Government Help
One significant drawback of living in unincorporated communities is the lack of local government support.
If you need a local government to issue a marriage license or if you believe that a particular service could be improved, you’ll likely find yourself without assistance in an unincorporated area.
2. Lack of Infrastructure
One significant disadvantage of unincorporated communities is the lack of infrastructure found in some areas. While this may not apply to all unincorporated communities, you might discover that the one you choose lacks the same level of infrastructure that a typical town offers. This issue is especially prevalent in rural areas.
3. Tricky Mail Delivery
Mail delivery can often be confusing, especially in unincorporated communities. Residents may face challenges such as using the correct zip codes, selecting the appropriate town name, or determining their legal voter registration location. If you’re unfamiliar with these issues, it’s a good idea to discuss them with someone who can help.
4. Less Say Over Local Laws
One significant drawback of living in an unincorporated community is that you have less influence over the laws that are enacted in your area. Residents of an unincorporated community are still subject to county and state regulations.
If you were hoping to have a greater impact on local laws, your vote may be overshadowed by residents from other towns, many of whom may not share your needs or concerns. It’s something to consider.
Is an Unincorporated Community Right for You?
Deciding to live in an unincorporated community can be a challenging choice. There are several nuances to consider regarding legal compliance, as well as important differences between unincorporated and incorporated communities that you should be aware of.
The best thing you can do for yourself and your family is to ask questions. Each one is unique, much like towns. Some are great places to live, while others are significantly underserved by local government.
As with any aspect of buying a home, conducting thorough research is essential.
If you’re unsure, don’t hesitate to contact a real estate agent for guidance. Their expertise can be invaluable, and they will be more than happy to assist you.
Unincorporated Communities Bottom Line
They are relatively uncommon, but they offer an excellent option for those seeking more independence. Living in an unincorporated area means you can enjoy greater freedom without the burden of strict local ordinances and regulations.
Additionally, you’ll benefit from lower property taxes. However, there are some drawbacks to consider, such as fewer services and limited infrastructure in these communities.
