A DEVELOPER’S DREAM
VESTED. ENTITLED. READY TO BREAK GROUND.
A rare, contiguous ~230-acre Gulf Coast land assemblage inside a growing municipality — with a vested residential entitlement, a fresh 2024 concept plan, direct water frontage, and city utilities in place. Available confidentially to qualified developers, builders, and capital partners.
AT A GLANCE
- SIZE — ~230 acres, contiguous, in-city assemblage
- ENTITLEMENT — Vested residential PUD approval, up to 1,043 units
- PLANNED PROGRAM — ~646 doors (single-family + townhome + condo/commercial mix)
- MARKET — Coastal Mississippi, Gulf Coast growth corridor
“This is not a development you have to entitle. It is a development you can start.”
WHAT IT IS
1. Approximately 230 contiguous acres inside city limits
2. Vested residential entitlement for up to 1,043 units
3. 2024 concept plan drawn by a licensed engineering firm
4. Direct water frontage with lake and marsh features
5. Existing clubhouse and cart-path infrastructure
6. City water and sewer available to the site
WHY IT’S A DEVELOPER’S DREAM
1. Zero entitlement risk. The PUD approval is already vested — no rezoning cycle, no public-hearing lottery.
2. Concept plan already drawn. A modern site plan showing 146 single-family lots, 250 townhomes, and 250 condo/commercial units is ready to refine, not restart.
3. Utilities in place. Municipal water and sewer are available — no multi-million-dollar offsite infrastructure gamble.
4. Contiguous assemblage. One negotiation, one closing — no piece-by-piece land acquisition risk.
5. Amenity backbone built. Clubhouse, lakes, cart paths, and mature landscaping already exist and can be leveraged or repurposed.
6. In the path of growth. Gulf Coast in-migration, industrial-corridor expansion, and Florida-refugee capital are landing within the drive-time radius.
THE AMENITY IN PLACE: A WORKING GOLF RESORT
- COURSE — 18 holes, championship layout
- LAYOUT — Par 72, multiple tee boxes
- HERITAGE — Multi-decade, regionally established
- OPERATIONS — Full-service clubhouse, restaurant, and pro shop
A regionally established 18-hole championship golf course and a recently renovated clubhouse with full-service restaurant, bar, and pro shop sit on the property today. The course routes through mature Southern hardwoods with water and marsh features, hosts tournament groups from small outings to full 144-player fields, and generates existing revenue while a buyer moves through engineering and permitting. Preserve the course as an amenity anchor, repurpose portions into new development area, or phase the transition — the vested entitlement supports either path.
THE RUNNING-START ADVANTAGE
Assembling this much contiguous, entitled land inside a Gulf Coast municipality — with an operating amenity already in place and utilities available at the site — is not a project a developer can start today. Competing raw-land plays would require years of rezoning, public hearings, infrastructure engineering, and land aggregation before the first shovel turns.
DEVELOPMENT OPTIONALITY
1. Master-planned residential. Follow the concept plan for a mixed single-family, townhome, and condo/commercial program at roughly 646 doors.
2. Full entitlement build-out. Push toward the vested 1,043-unit density with a higher-density product mix on the same plan footprint.
3. Resort + residential hybrid. Preserve the golf course and clubhouse as an amenity anchor and phase residential development around them.
4. Phased repositioning. Operate the existing golf resort during entitlement refinement and horizontal work, then convert acreage over time as vertical construction ramps.
PROCESS Qualified developers, builders, and investors are invited to inquire directly. On execution of a mutual confidentiality agreement, the seller will release a full document package including the ALTA/NSPS boundary survey, the recorded PUD approval, adjacent-parcel surveys, and current operating financials for the golf and hospitality business.
