A $15 Billion Investment in Effingham County's Future

The proposed Effingham County Data Center Project is one of the largest economic development opportunities in our county’s
history — bringing high-paying jobs, significant property tax relief, and lasting support for our schools, roads, and community services.

See the benefits

$15B

CAPITAL INVESTMENT

350+

TECH JOBS CREATED

$80K

AVG. ANNUAL SALARY

$32M+

ANNUAL SCHOOL FUNDING

Effingham County Data Center: Impact & Benefit Analysis

The proposed Effingham County Data Center Project represents a significant economic development opportunity that could bring substantial investment, high-quality jobs, and greater job diversity to the community.

The review process for this potential project has included collaboration and discussion among the Effingham County Industrial Development Authority, Effingham County Board of Commissioners, Effingham County School District, and other community partners to evaluate the project from multiple perspectives and better understand its potential impacts and opportunities.

Below is a detailed analysis of the project, its alternatives, and the broad range of benefits it offers to Effingham County, followed by a clear comparison chart summarizing key differences between the data center proposal and the warehouse alternative.

PROJECT OVERVIEW

What Is Being Proposed?

The proposed data center will be located in an industrial park and span 720 acres and consist of five buildings, each approximately 720,000 square feet, with building heights capped at 35 feet to minimize visual impact. Given that it is located in an existing industrial park it will have a significant buffer area. The project represents a minimum capital investment of $15 billion and is expected to be completed over a five-year period. The site benefits from direct access to Effingham Parkway, facilitating convenient employee commutes and logistical access.

Data Center Proposal

$15 Billion Investment

A $15 billion investment, vastly exceeding likely alternatives.

350+ High Paying Jobs

Creation of at least 350 technology-focused jobs, with an average salary of $80,000, offering high-skill, high-paying employment.

Minimal Impact

Minimal traffic impact post-construction, limited to employee vehicles, an estimated 600 vehicle trips per day.

24/7 operations

24/7 operations with staggered shifts reduce peak-hour congestion.

Data Center’s Presence

The data center’s presence avoids the disruptive heavy truck traffic associated with a warehouse.

720 Acres

Total Site Area

5 Buildings

~720,000 Sq Ft Each

35 Ft Max

Building Height Limit

5 Years

Build Timeline

Effingham Pkwy

Direct Road Access

COMMUNITY BENEFITS

What Does This Mean for Our Community?

Beyond the headline numbers, the data center’s ripple effects are broad — from roads and infrastructure to small businesses and local families.

High-Quality Jobs

At least 350 technology-focused positions averaging $80,000/year — well above typical local wages. These are long-term, skilled jobs that grow the county’s employment diversity.

School Funding

Approximately $32 million annually in PILOT (Payment In Lieu Of Taxes) funds dedicated to the school district — without raising taxes on residents.

Low Traffic Impact

Only ~600 vehicle trips per day post-construction, with staggered shift times. A fraction of the 5,100+ daily truck trips a warehouse would generate.

Sales Tax Revenue

Additional sales tax income from power and utility usage supports five dedicated 1% levies for schools, roads, county capital, the general fund, and property tax relief.

Minimal Environmental Impact

Highland terrain reduces wetland disturbance. Closed-loop cooling minimizes water use. Fewer diesel generators than comparable facilities. All impacts mitigated per regulations.

Long Term Economic Growth

Lower property taxes put more money in residents’ pockets, stimulating local businesses. A tech-skilled workforce creates a virtuous cycle of growth and opportunity.

SCHOOLS & EDUCATION

Transformative Support for Our Schools

~$32 Million Annually for Effingham County Schools

The project’s PILOT contributions are expected to provide a stable, predictable revenue stream for the school district — funding new facilities, teacher salaries, technology upgrades, and student programs
without increasing the tax burden on families.

AI Career Pathway Program

A dedicated initiative to equip students with skills in artificial intelligence, data science, and
technology — positioning Effingham County schools as STEM leaders.

New & Renovated Facilities

Revenue can fund school construction, modern classrooms, labs, and extracurricular spaces.

Attract & Retain Teachers

Competitive salaries and professional development opportunities to bring and keep great educators.

Expanded Programs

More resources for arts, sports, special education, and extracurriculars that make a well-rounded education.

Tax Relief for Families

Funding exemptions for residents 65+ and
homestead owners helps keep families and seniors in the county, supporting stable enrollment.

Community Growth

High-performing schools attract new families, growing the county’s population and economic base sustainably.

Expanded Benefits to the School District – all of this would need to be committed to in writing by the County for the ECIDA to be comfortable putting this out there.

The Effingham County Data Center Project offers transformative benefits to the local school district, reinforcing the county’s reputation as a desirable place to live and raising educational standards for current and future generations. The project’s substantial financial contributions, educational initiatives, and long-term community investments will directly enhance the quality, resources, and opportunities available within the school system.

Significant Increase in Funding:

The project is expected to generate approximately $32 million annually in Payments In Lieu Of Taxes (PILOT) dedicated to the school district. This infusion of funds will provide a stable, predictable revenue stream that can be allocated toward critical needs such as new facilities, technology upgrades, teacher salaries, and student programs without increasing the tax burden on residents.

Property Tax Relief for Homeowners:

By funding tax exemptions for residents 65 and older and other homestead property owners, the project helps retain families and seniors in the community. Stable or reduced property taxes encourage homeownership and community investment, which in turn supports school enrollment and funding.

Investment in Advanced Educational Programs:

The project includes a commitment to establish an AI career pathway program within local schools. This initiative will equip students with cutting-edge skills in artificial intelligence, data science, and technology, preparing them for high-demand, well-paying jobs in the growing tech sector. It positions Effingham County schools as leaders in STEM education and workforce readiness.

Enhanced Facilities and Infrastructure:

The additional revenue can be used to build or renovate schools, improve classroom environments, and invest in modern educational infrastructure such as smart classrooms, laboratories, and extracurricular facilities. This creates a more engaging and effective learning environment for students.

Attracting and Retaining Quality Educators:

Increased funding allows the school district to offer competitive salaries and professional development opportunities for teachers and staff, helping to attract and retain high-quality educators who are essential to student success.

Support for Extracurricular and Special Programs:

With more resources, schools can expand extracurricular activities, arts programs, sports, and special education services. These programs contribute to a well-rounded education and improve student engagement and achievement.

Community Stability and Growth:

High-performing schools are a major factor in attracting new families to the county. The project’s support for the school system enhances the county’s appeal as a residential destination, driving sustainable population growth and economic development.

Long-Term Economic Benefits:

By fostering a highly educated workforce through improved schools and career pathways, the project helps create a virtuous cycle of economic growth. Graduates are better prepared for local employment opportunities, including those created by the data center and related industries, reducing brain drain and increasing local prosperity.

PROPERTY TAX RELIEF

Comprehensive Benefits to Effingham County

Property Tax Relief – all of this would need to be committed to in writing by the County for the ECIDA to be comfortable putting this out there.

The Effingham County Data Center Project will generate substantial revenue that directly supports property tax relief for local citizens, particularly homeowners according to the county. This relief is primarily delivered through Project Zero, an initiative funded by the data center’s payments in lieu of taxes (PILOT), designed to reduce or eliminate property tax burdens for residents.

Elimination of Homestead Property Taxes:

For homeowners who occupy their primary residence (homesteads), Project Zero aims to eliminate property taxes. This means that many residents will no longer have to pay property taxes on their homes, significantly reducing their annual financial obligations and increasing disposable income.

Reduced Taxes on Non-Homestead Properties:

Property owners who hold non-homestead properties, such as rental homes or second residences, will also benefit from reduced property tax rates. This makes owning additional property more affordable and encourages local investment in real estate.

Increased Housing Affordability:

By lowering or eliminating property taxes, the project helps make housing more affordable for a broad range of residents, including retirees, families, and first-time homebuyers. This can improve community stability and attract new residents to Effingham County.

Protection Against Tax Increases:

The additional revenue generated by the data center reduces the county’s reliance on property taxes to fund essential services such as schools, public safety, and infrastructure. This financial cushion helps prevent future tax hikes, providing long-term stability and predictability for homeowners.

Support for Vulnerable Populations:

Seniors, low-income families, and other vulnerable groups often face disproportionate challenges with property taxes. The relief funded by the data center’s contributions can ease these burdens, helping to retain these residents in the community and improving overall quality of life.

Stimulus for Local Economy:

With lower property taxes, residents have more discretionary income to spend locally, stimulating small businesses and services throughout Effingham County. This creates a positive economic feedback loop benefiting the entire community.

In summary, the property tax relief made possible by the Effingham County Data Center Project offers direct, tangible financial benefits to local property owners. It reduces the cost of homeownership, supports vulnerable populations, and contributes to a more vibrant, economically stable community. This relief is a key component of the project’s broader commitment to enhancing the quality of life for Effingham County residents.

DATA CENTER VS. WAREHOUSE

Data Center vs. Warehouse Development

If the data center is not built, the land — already zoned industrial — would likely be developed as warehouse and logistics space. Here’s how the two scenarios compare:

Data Center

600

Vehicle Trips/Day

Ware House

5100+

Semi-Truck & Vehicle Trips/Day

🖥️ DATA CENTER

📦 WAREHOUSE ALTERNATIVE

Capital Investment

$15 Billion minimum

~$740 Million

Jobs Created

350+ technology jobs

~600 warehouse jobs

Average Salary

$80,000/year

Not yet determined

Daily Traffic

~600 vehicle trips

5,100+ trips (heavy trucks)

Road Wear

✓ Minimal (employee cars)

✗ Heavy semi-truck wear

Noise

✓ Low — no truck engines

✗ Significant diesel truck noise

School Funding

~$32M/year (PILOT)

Significantly less

Property Tax Relief

✓ Project Zero initiative

✗ No comparable program

Water Usage

✓ Closed-loop, minimal use

Standard industrial usage

Space Used

720 acres (campus with buffers)

7.4 million sq ft warehouse

QUESTIONS & ANSWERS

Fair Questions Deserve Straight Answers

Effingham County residents have raised important and legitimate questions about this project — and they deserve honest, complete answers. An informed community makes better decisions, and it is our responsibility to provide the facts clearly and transparently. Below we address the questions we hear most often.

Our Commitment to Transparency: We believe every citizen has the right to the facts — not just the favorable ones. Where information is still being confirmed or commitments are not yet finalized, we say so directly. We will update this page as verified answers become available.

"The data center will strain our water supply."

Potable water use is limited to 30,000 gallons per day — comparable to a local hospital or car wash. Irrigation uses 50,000 gallons/day of recycled water,
not fresh water. The facility uses a closed-loop cooling system specifically designed to minimize daily water
consumption.

"Our electricity rates will go up because of the data center."

The data center will require approximately 2GW of power — a substantial demand addressed by a $2.5
billion expansion of Plant McIntosh, already underway. Georgia regulations require data centers to pay their full share of utility costs. We are confirming
with Georgia Power whether all relevant rate protections are fully in place, and will update this page with verified information.

"This will create a lot of noise and truck traffic in our neighborhoods."

The opposite is true compared to the alternative. A warehouse on this site would generate 5,100+ daily semi-truck trips. The data center, once built, generates only ~600 daily employee vehicle trips — with staggered shifts to avoid peak-hour congestion. The site is surrounded by industrial land on all sides, with no residential areas within half a mile.

"The environmental impact will be harmful."

The site’s highland terrain naturally reduces wetland disturbance. The facility uses half as many diesel backup generators as typical cloud data centers,
reducing emissions and noise. All environmental impacts are required to be mitigated per Georgia regulatory standards, and buffer zones minimize
visual and ecological disruption.

"The property tax benefits aren't guaranteed."

This is a fair point to raise. The county has stated its intent to use PILOT revenue for Project Zero tax relief,
but these commitments must be formally documented in writing before the ECIDA finalizes its position. Residents should expect — and hold their officials accountable for — written, binding commitments on all tax relief programs. This page will be updated as
agreements are formalized.

The land will be developed regardless — the question is: what’s built?

This site is zoned industrial and currently planned for warehouse development if the data center project does not proceed. Effingham County residents are not choosing between development and no development — they are choosing between a $15 billion technology investment with high-wage jobs and tax relief, versus a $740 million warehouse complex with thousands of daily truck trips and lower-wage employment.

County Revenue and Sales Taxes

Estimated ? annual PILOT revenue for the county.
Additional sales tax revenue from increased natural gas usage at the power plant and electricity consumption at the data center.
These funds support five 1% sales taxes dedicated to school construction, road improvements, county capital projects, the general fund, and property tax relief.

QUESTIONS & ANSWERS

Effingham County, GA

Existing Industrial Park Adjacent to Effingham Parkway 4-sided industrial buffer zone

The site is within an established industrial park in Effingham County. The nearest residential area is at least ½ mile away. Industrial land surrounds all four sides.

QUICK FACTS

Investment

$15 Billion+

New Jobs

350+ tech jobs

Avg. Salary

$80,000/yr

School PILOT

~$32M/yr

Daily Traffic

~600 vehicles

Water/Day

30,000 gal (potable)

Site Size

720 acres

Build Timeline

5 years

Who Has Been Involved

Ensuring this project is truly good for Effingham County has required input from many people. Leaders across our community have invested significant time researching and reviewing the potential impacts of this data center — examining everything from economic benefits to environmental concerns to utility demands.

Those involved in this process include:

Effingham County Industrial Development Authority (ECIDA)
Effingham County Government
City Governments within Effingham County
Effingham County School System
Other Community Leaders & Stakeholders

This broad participation reflects a shared commitment to making decisions that serve all of
Effingham County — not just one group or interest.

Water Usage In Context

The facility’s daily potable water use of 30,000 gallons is roughly equivalent to a local hospital or large car wash. Irrigation uses only recycled water — 50,000 gallons/day — reducing fresh water demand. The closed-loop cooling system further minimizes consumption.

Issues to manage

Utility Demand

The local power plant is also located in Effingham County and is undergoing a $2.5 billion expansion to support this demand. Not entirely true. Plant McIntosh is expanding already and there may be additional updgrades (in addition to the $2.5 billion) to support this project. I will confirm with Georgia Power.
Georgia regulations ensure data centers pay their full share of utility costs and subsidize residential users. This needs to be verified with Georgia Power as I am not sure that the regulations are fully in place yet…
The facility will use half as many diesel backup generators compared to typical cloud data centers, reducing emissions and noise.
The data center will require 2GW of power, a substantial demand.

Water Usage

Water usage will be about the same amount as the local hospital or car wash.
Employs a closed-loop cooling system, minimizing daily water consumption.
Potable water use is limited to 30,000 gallons per day.
Irrigation will use 50,000 gallons per day of recycled water, reducing freshwater demand.

Environmental Impact

The site’s highland terrain reduces wetland disturbance.
Any environmental impacts will be mitigated according to regulatory requirements.
The project’s design and buffer zones aim to minimize visual and ecological disruption.

Current Use Plan vs. Proposed Use Plan

If the data center were not being built on this land, the developer was expected to use the land for construction of new warehouse facilities.

The site is zoned industrial and surrounded by industrial land on all four sides, with the nearest residential area located at least half a mile away. This zoning allows for a variety of industrial uses including warehouse, manufacturing, and data centers.

Warehouse Alternative

Planned development of 7.4 million square feet of warehouse and logistics space.
Estimated $740 million capital investment.
Approximately 600 jobs created, with an average annual salary of $_________.
Expected to generate at least 5,100 semi-truck and vehicle trips per day on local roads, causing significant traffic congestion and noise.

Conclusion

The Effingham County Data Center Project represents a forward-thinking choice that offers substantial economic, social, and infrastructural benefits. Compared to the warehouse alternative, it avoids heavy truck traffic, provides higher-paying jobs, and attracts a significantly larger capital investment. The project ensures long-term financial stability for the county, supports local schools and services, and offers meaningful property tax relief. Its careful design and mitigation measures minimize environmental and community impacts, making it a responsible and beneficial development for Effingham County’s future.