Key Takeaways

  • OpenAI plans to invest $20 billion in Project Camellia near Rincon, with 400 permanent jobs initially and about 1,000 on-site positions at full buildout.
  • The Effingham County Industrial Development Authority approved a 50% property-tax abatement lasting 15 years to support the facility's development.
  • The proposed campus could require up to 3.2 gigawatts of power, putting energy costs, grid capacity and environmental oversight at the center of the debate.

OpenAI's proposed Project Camellia campus is set to become one of the largest economic development projects in coastal Georgia, but the scale of its infrastructure requirements and public incentives is drawing close scrutiny from residents and local officials.

The Effingham County Industrial Development Authority approved the abatement agreement on July 21. The AI developer has committed to a $20 billion capital investment and an initial 400 full-time jobs, rising to about 1,000 on-site positions as the campus expands. Thousands of construction jobs are also anticipated.

Plans call for four buildings totaling 720,000 square feet on a 1,440-acre site in the Savannah Gateway Industrial Hub near Rincon. According to the Savannah Morning News, the company first contacted Georgia Power and site developer The Broe Group in October 2025 before bringing the proposal to the industrial authority.

The park already houses Aertssen Logistics, DHL and Knight Transportation. Project Camellia, however, would operate on a different industrial scale. Its computing systems are intended to support both AI training, which develops and improves models, and inference, the computing performed when customers use ChatGPT, Codex and the developer's API.

The physical footprint tells only part of the story. Power has become a defining constraint for hyperscale AI facilities, and the completed Effingham County campus is expected to require up to 3.2 gigawatts. Development is planned in phases between 2028 and 2032, rather than bringing that entire load online simultaneously.

The organization also says the campus is being designed to reduce grid consumption by up to 1 gigawatt during periods of high demand or grid stress. The company has said it will cover its power costs, an important commitment given residents' concerns that the development could contribute to higher energy prices. Still, who ultimately pays for new generation and transmission infrastructure will remain a key question as planning advances.

Water use is also under scrutiny. A company spokesperson stated the fully built campus is expected to use about 30,000 gallons per day through a closed-loop system that recirculates water. Local reporting by WJCL illustrates why data centers of this scale are increasingly evaluated like major utility developments rather than conventional commercial buildings.

The financial arrangement is substantial. The company will receive a 50% property-tax abatement for 15 years tied to the pledged $20 billion investment. In return, the facility operator will be locked into Effingham County's 2026 millage rate throughout the agreement. If the local millage rate falls, it would continue paying at the higher locked-in rate.

The chief operating officer for the Effingham County Industrial Development Authority said the structure is expected to produce more revenue for the county and school system than they would receive without the project. Officials expect the data center to become the largest taxpayer in Effingham County's history.

That said, the promised investment is not supposed to operate on trust alone. The company will submit annual reports covering development and economic impact, while an independent third party will appraise the project. The industrial authority can enforce investment and employment benchmarks through clawback provisions.

Schools are among the most visible beneficiaries. The Effingham County School District anticipates significant new property-tax revenue generated by the project (source). Sales-tax revenue through ESPLOST is also projected to increase as a result of the development. District priorities for these potential funds include lowering the school millage rate, increasing teacher and staff compensation, upgrading technology, replacing buses and improving safety.

Beyond tax receipts, OpenAI says its broader package includes $80 million in community benefits and up to $71 million in Codex credits for Georgia students. The company has also agreed to support Effingham County STEM and CTAE pathways through apprenticeships, work-based learning and advisory roles.

The project's advancement depends on converting headline investment, employment and tax projections into verifiable outcomes. The required reporting, independent appraisal, Developments of Regional Impact review and enforceable benchmarks provide public agencies several ways to measure whether the facility's economic contribution aligns with the campus's extraordinary demand for land, electricity and public support.