GWB Realty, LLC  ·  Madison County, Mississippi

Seeking a Qualified
Development Partner
for a Joint Venture.

±42.44 acres on West County Line Road, Madison County, Mississippi. Entitlement process fully underway. GWB Realty leads the pre-development work. The partner brings capital, expertise, and concept.

Review the Opportunity
±42.44 Gross Acres
Joint Venture Preferred Structure
#1 County Income Rank, MS
2007 Year Acquired
The Property

±42.44 Acres.
One Extraordinary Position.

West County Line Road, Madison County, Mississippi. Fee-simple title, single owner, acquired 2007. Adjacent to Tougaloo College on the eastern boundary. I-220 interchange access on the western boundary.

On the same road as the Amazon AWS Ridgeland Campus — currently under construction. Inside the Madison County School District attendance area — 12 consecutive A ratings. Zoned TIP (Technical Industrial Park District) with the entitlement process fully underway, led and funded by GWB Realty.

The site envisions a mixed-use development anchored by multifamily — with commercial frontage, flex and innovation space, and a greenway amenity corridor of walking trails and ponds woven through the natural landscape. The development partner shapes the final concept.

±42.44

Gross acres, fee-simple title

$33M

Road widening — funded and underway

12

Consecutive A ratings, Madison County Schools

#1

Madison County per capita income, Mississippi

Locator Map — GWB Realty Property, West County Line Road, Madison County, Mississippi View on Google Maps →
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Adjacent to Tougaloo College — eastern boundary

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I-220 interchange — western boundary

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AWS Ridgeland Campus under construction — same road

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West County Line Road widening — Phase I begins adjacent to this parcel

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Madison County School District attendance area

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Madison County — #1 per capita income in Mississippi

Site Highlights

Location

West County Line Road, Madison County / City of Jackson, MS. Bounded by I-220 to the west, adjacent to Tougaloo College to the east.

Technology Corridor

Amazon AWS Ridgeland Campus under construction at 1626 County Line Road — same road as the GWB Realty parcel. Part of a $25 billion AWS Mississippi commitment.

Infrastructure

$33 million West County Line Road widening — funded, engineered, and underway. Phase I begins adjacent to this parcel. Four jurisdictions unified on the project.

HBCU Adjacency

Direct adjacency to Tougaloo College — an accredited HBCU with federal grant access and workforce development mission alignment. Active governmental conversations underway.

Schools

Within the Madison County School District attendance area — 12 consecutive A ratings, highest-scoring large district in Mississippi. A documented jurisdictional fact, not a marketing claim.

Amenity Vision

Walking trails and ponds integrated within the natural landscape — a greenway amenity corridor that elevates the development and creates a distinctive quality of life.

County Line Road Widening Phase I — Engineering Rendering. Tougaloo College visible upper right.

West County Line Road, Madison County

Phase I Road Widening — Official Engineering Plan

The $33 million West County Line Road widening is funded and underway. Phase I begins adjacent to Tougaloo College — directly adjacent to the GWB Realty parcel. Civil Link, LLC. Scale 1"=900'. Tougaloo College visible upper right.

View on Google Maps →

"Jackson, Madison, Hinds and Ridgeland unite on West County Line Road project in MS"

— The Clarion Ledger, January 27, 2026  ·  MDOT Mississippi

Four jurisdictions — Jackson, Hinds County, Ridgeland, and Madison County — have formally unified on a $33 million infrastructure project to widen West County Line Road to four or more lanes from Interstate 55 to Highway 49. Madison County is leading and funding the project, with Phase I beginning near Tougaloo College, directly adjacent to the GWB Realty parcel.

Opportunity Summary

The Opportunity
At a Glance

Property ±42.44 gross acres, West County Line Road, Madison County / City of Jackson, MS. Net developable acreage will be reduced following USACE wetlands mitigation determination.
Ownership Fee-simple title. Single owner. GWB Realty, LLC — Garry W. Bridgeman, Principal. Acquired 2007.
Corridor Amazon AWS Ridgeland Campus under construction at 1626 County Line Road — same road. $33M road widening funded and underway. Four jurisdictions unified.
Entitlement Fully underway. GWB Realty is leading and funding rezoning, USACE wetlands determination, and local approvals — leveraging established local political relationships. Process is active; completion anticipated prior to partner capital deployment.
Technical Status Boundary survey — complete. Geotechnical study — complete. Yazoo Clay confirmed; cut and fill analysis commissioned and underway. Wetlands delineation submitted to USACE — pending determination. Title and easement resolution — underway.
Water Supply City of Jackson municipal system is the primary source. Tougaloo College's aquifer-based infrastructure represents a secondary possibility — subject to engineering feasibility, legal review, and institutional agreement. No correspondence with Tougaloo College on this matter has occurred to date.
Preliminary Framework Multifamily, commercial frontage, flex/innovation, and a greenway amenity corridor with walking trails and ponds. Partner may adopt, adapt, or bring their own concept.
Structure Joint venture, land sale, or ground lease — all three structures are open. The preferred structure is the one that results in the best development for the site. Institutional valuation available upon execution of NDA.
Financials No proforma or IRR projection available. Partners are expected to run their own underwriting based on approved density and their own cost assumptions.
Next Step Execute NDA → receive confidential briefing package → partnership discussion. gbridgeman@gwbrealtyllc.com

GWB Realty leads
the entitlements.
You decide the structure.

Joint venture, land sale, or ground lease — all three paths are open. GWB Realty absorbs the pre-development risk regardless of structure. The partner or buyer deploys capital into a site that has been technically prepared and politically advanced.

For a joint venture partner: the partner assumes no pre-development entitlement risk — only construction and market execution risk.

For a land buyer: the full technical package — survey, geotech, wetlands, title work, and entitlement status — is available upon execution of a confidentiality agreement.

Request NDA & Confidential Site Package
The Technology Corridor

The AWS Corridor —
Confirmed and Building

$25B AWS Mississippi investment commitment
$33M West County Line Road widening — funded and underway
4 Jurisdictions unified on corridor infrastructure
#1 Madison County per capita income rank in Mississippi

Amazon AWS Ridgeland Campus — currently under construction at 1626 County Line Road — is located on the same road as the GWB Realty parcel. The campus is part of a $25 billion AWS commitment to Mississippi's data center infrastructure. This investment is not speculative; construction is active.

In January 2026, Jackson, Hinds County, Ridgeland, and Madison County formally unified on a $33 million project to widen West County Line Road to four or more lanes from I-55 to Highway 49. Phase I begins adjacent to Tougaloo College — directly adjacent to the GWB Realty parcel. Madison County is leading and funding the project.

The road in front of this parcel is being widened to four lanes. The AWS campus is under construction on the same road. These are public, funded, active infrastructure investments — not projections.

GWB Realty, LLC

What GWB Realty
Brings to the Partnership

Garry W. Bridgeman — Principal, GWB Realty, LLC

Garry W. Bridgeman

Principal, GWB Realty, LLC

Four decades of institutional investment and capital markets experience — Senior Vice President at Merrill Lynch, Executive Director at Morgan Stanley's Graystone Consulting, and Chair of the City of Atlanta's Defined Benefit Pension Plan Investment Board. A long-standing participant in Mississippi's civic and political landscape.

Fee-Simple Land

±42.44 gross acres, fee-simple title, single owner since 2007. The land is GWB Realty's contribution to the joint venture. No acquisition cost to the partner.

Completed Technical Groundwork

Boundary and topographic survey complete. Geotechnical study complete — Yazoo Clay confirmed, cut and fill analysis commissioned. Wetlands delineation submitted to USACE. Title and easement work underway. This work is available in the confidential briefing package.

Entitlement Leadership

GWB Realty is leading and funding the full entitlement process — rezoning from TIP (Technical Industrial Park District), USACE wetlands determination, and local approvals. The process is fully underway. The partner assumes no pre-development entitlement risk. The political relationships to navigate this process are in place.

Local Political Relationships

Decades of civic engagement in Madison County and the City of Jackson provide direct access to the planning board, county supervisors, and municipal officials who will govern the entitlement process. Active conversations with Tougaloo College and local governmental officials are underway.

A Preliminary Development Framework

GWB Realty has developed a preliminary concept — multifamily, commercial frontage, flex/innovation uses, and a greenway amenity corridor with walking trails and ponds — available for the partner to adopt, adapt, or set aside entirely in favor of their own concept.

Site Details

Technical
Disclosures

These are the site conditions a development partner will underwrite. They are disclosed here without qualification so that any party reviewing this opportunity can assess the technical picture before requesting the confidential package.

✓ Complete

Boundary & Topographic Survey

Class A survey completed. Establishes legal boundary, topography, easements, and flood zone boundaries across the full ±42.44-acre parcel.

✓ Complete

Geotechnical Study

Full geotech completed. Soil borings, bearing capacity, and groundwater depth documented. Yazoo Clay confirmed — consistent with regional soils profile for this area of Mississippi.

→ Underway

Cut & Fill Analysis

Civil engineers have been commissioned to provide a cut and fill analysis quantifying the earthwork required given the Yazoo Clay soil profile. Results will be included in the confidential briefing package for partners to incorporate into their own underwriting.

→ Submitted / Pending

Wetlands Delineation

Delineation submitted to the U.S. Army Corps of Engineers. Net developable acreage will be reduced from the ±42.44 gross acres following final USACE wetlands mitigation determination. Preliminary maps available in the confidential briefing package.

→ Underway

Title & Easement Resolution

Title counsel retained. An existing utility easement on the western portion of the parcel is being addressed. Survey clearly marks the easement boundary. Legal resolution in process.

→ Underway

Zoning & Entitlement

Currently zoned TIP (Technical Industrial Park District). Rezoning process is fully underway, led and funded by GWB Realty. The rezoning concept will be shaped by the selected partner's development program.

◎ Under Evaluation

Water Supply

City of Jackson municipal water system is the primary source. The proximity of Tougaloo College's aquifer-based water infrastructure represents a secondary possibility — subject to engineering feasibility, legal review, and institutional agreement. No correspondence with Tougaloo College on this matter has occurred. Both the primary and secondary paths are available for partner evaluation in the briefing package.

Preliminary Development Framework

An Illustrative Concept —
Not a Prescribed Plan

GWB Realty has developed a preliminary framework. The development partner may adopt, adapt, or replace it with their own concept. The rezoning strategy will align with the selected program.

Primary Use

Multifamily

Workforce and market-rate multifamily serving the technology corridor employment base. Madison County's housing stock skews toward ownership and upper-income rental — this use addresses a documented gap.

Supporting Use

Commercial Frontage

Retail, services, and dining fronting West County Line Road — capturing traffic from the I-220 interchange and the expanding corridor.

Supporting Use

Flex / Innovation

Technology-adjacent light industrial and flex office serving the AWS corridor supply chain and workforce development ecosystem adjacent to Tougaloo College.

Amenity Corridor

Greenway — Trails & Ponds

Walking trails and ponds integrated within the wetlands mitigation area — creating a natural amenity corridor that differentiates the development and enhances quality of life.

Why Mississippi. Why Madison County.

The Business Climate —
By the Numbers

5% Mississippi corporate tax rate — 7th lowest nationally
Top 5 Mississippi energy cost ranking nationally
$121,926 Madison County average household income — #1 in Mississippi
12 Consecutive "A" ratings — Madison County Schools, 2025

Mississippi offers a 5% corporate tax rate ranking seventh best nationally, energy costs among the lowest in the country, and the Mississippi Flexible Tax Incentive (MFLEX) — the state's marquee program for structuring large-scale development deals. The Mississippi Development Authority, MBFC, NMTC, and HUD programs are aligned toward corridor investment of this type.

Madison County is Mississippi's wealthiest county by average household income. With a population of approximately 115,000 growing annually and school district performance consistently ranked among the highest in the state, the county's demographics support both the workforce housing and market-rate residential thesis.

A Documented Geographic Attribute

A Jackson Address.
Madison County Schools.

The GWB Realty parcel lies within the portion of Jackson, Mississippi that is geographically situated in Madison County — bounded by Interstate 220 to the west and adjacent to Tougaloo College. By established jurisdictional boundary, properties in this area are within the Madison County School District. This is a documented matter of public record, confirmed through Madison County GIS and included in the confidential briefing package.

For residential development, this is a genuine differentiator. The technology corridor workforce — engineers, technicians, project managers — prioritizes school quality in relocation decisions. No amount of marketing creates this attribute; it is a jurisdictional fact.

12 Consecutive "A" Ratings

Madison County Schools has earned an A rating from the Mississippi Department of Education every year since the state's letter-grade system was implemented — 12 consecutive years through 2025. The district ranked highest among all large districts in the state. Every school in the district earned an A or B.

Ranked #1 Middle School in Mississippi

Madison Middle School ranks first out of 264 middle schools statewide. The district serves 13,000+ students across 23 campuses at a 13-to-1 student-teacher ratio.

A Verifiable, Documentable Fact

The school district attendance zone is confirmed through Madison County GIS records. Verification is included in the confidential briefing package. This is not a marketing representation — it is a jurisdictional boundary established by public record.

Confirmation of the GWB Realty parcel's school district attendance area is available through Madison County GIS records and is included in the confidential briefing package. Parties should independently verify this attribute as part of their due diligence.

Partnership

Who Should Be
in Touch

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A developer with a demonstrated track record in multifamily, mixed-use, or build-for-rent — preferably in the Southeast.

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An investor or developer evaluating a direct land acquisition in a high-growth Mississippi corridor.

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A party with access to construction equity and debt capacity sufficient to execute a phased mixed-use project.

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A developer comfortable running independent underwriting — no sponsor proforma will be provided.

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Any qualified party with a development concept, or openness to evaluating GWB Realty's preliminary framework.

GWB Realty is open to a joint venture, a land sale, or a ground lease. The preferred structure is the one that results in the best development for the site.

GWB Realty is seeking qualified counterparties for one of three structures — joint venture, land sale, or ground lease. A structured evaluation process is underway.

Joint Venture: GWB Realty contributes the land, technical groundwork, and entitlement leadership. The partner contributes capital, concept, and construction execution. GWB Realty assumes no construction or market risk; the partner assumes no pre-development entitlement risk.

Land Sale: A direct acquisition of the ±42.44-acre parcel by a qualified developer or investor. GWB Realty will share the full technical package — survey, geotech, wetlands, title work, and entitlement status — with any serious buyer. Institutional valuation available upon execution of a confidentiality agreement.

Ground Lease: A long-term ground lease structure will be considered for the right counterparty and concept. Terms to be negotiated based on program, term, and development timeline.

The site may qualify for NMTC, HUD, and Mississippi Development Authority programs. GWB Realty welcomes structures that incorporate them.

No proforma or financial projections are available from GWB Realty. Development partners are expected to run their own underwriting based on final approved density, net developable acreage, and their own cost assumptions. The confidential briefing package provides the technical inputs required to do so.

Multifamily Developers Mixed-Use Developers Land Investors Institutional Investors Private Equity NMTC Practitioners

Public Source References

Confidential Briefing Package

Provided upon execution of a confidentiality agreement
  • Boundary & topographic survey
  • Geotechnical study including Yazoo Clay documentation
  • Cut and fill analysis (civil engineering — underway)
  • Wetlands delineation and USACE filing
  • Title commitment and easement documentation
  • Zoning confirmation and entitlement status
  • Water supply documentation — City of Jackson municipal system
  • Phase I road widening engineering plan
  • Aerial site documentation
  • School district attendance zone verification
  • Preliminary development framework materials
Request NDA & Confidential Site Package

Responses within 48 hours  ·  gbridgeman@gwbrealtyllc.com

Contact

Begin the Conversation

Qualified development partners and institutional investors are invited to execute a confidentiality agreement and request the site briefing package. Responses within 48 hours.

Request NDA & Confidential Site Package

GWB Realty, LLC  ·  Madison County, Mississippi  ·  gbridgeman@gwbrealtyllc.com