Project Overview
The Holder Ridge project is a proposed 142-home residential neighborhood located off Wolf Creek School Road in Pickens, SC. This development represents a significant investment in our community, with the potential to expand our tax base, strengthen public services, and ensure long-term growth at no additional cost to existing residents.
Under the development agreement, the City of Pickens will benefit from new water and sewer infrastructure, utility revenue, property taxes, and fees—all while the developer funds and delivers the upfront infrastructure.
Developer Investment in Infrastructure
BRD Land, the developer, will fund approximately $3 million in pre-development costs, including:
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$1.7 million in water and sewer infrastructure (lift station, 2,600-foot 8-inch water line extension, and all internal service connections).
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$1.3 million in site preparation, grading, and road construction.
Upon completion and acceptance, these assets will be owned by the City of Pickens—providing long-term value with no cost to current taxpayers.
Fiscal Impact to the City
Key Assumptions
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Total Homes: 142
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Average Home Value: $485,000
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Assessment Ratio: 4%
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City Millage Rate: 86.3 mills
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Fire Fee: 4% of assessed value
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Utilities (per home, per month): $74 (includes water, sewer, garbage, and capital improvement charges)
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Occupancy: 2.5 persons per household
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Police Services: $200 per capita
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Street Maintenance: $150 per home annually
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One-Time Water & Sewer Tap Fee: $3,300 per home
Revenue Highlights
At full build-out, the Holder Ridge neighborhood will generate approximately:
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$237,739 in annual property tax revenue
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$110,192 in annual fire fees
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$117,096 in annual utility revenue
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$381,727 in net recurring annual fiscal impact (after covering police and street costs)
In addition, $468,600 in one-time tap fees will be collected during construction.
Build-Out Timeline
The development is projected to build out over five years:
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Year 1: 36 homes
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Year 2: 29 homes
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Year 3: 28 homes
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Year 4: 28 homes
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Year 5: 21 homes
By the end of Year 5, all 142 homes are expected to be completed and occupied.
Total projected cumulative fiscal impact over the five-year build-out: $1.5 million.
Phased Build‑Out Results (5 Years)
| Year | New CO Homes | End-of-Year In-Service Homes | Avg In-Service Homes |
| Year 1 | 36 | 36 | 18.0 |
| Year 2 | 29 | 65 | 50.5 |
| Year 3 | 28 | 93 | 79.0 |
| Year 4 | 28 | 121 | 107.0 |
| Year 5 | 21 | 142 | 131.5 |
| Year | Property Tax | Fire Fee | Total Utility | Police Exp. | Streets Exp. | Net Recurring | Tap Fees (One-time) | Total Cash Impact |
| Year 1 | $30,136 | $13,968 | $15,984 | $9,000 | $2,700 | $48,388 | $118,800 | $167,188 |
| Year 2 | $84,548 | $39,188 | $44,844 | $25,250 | $7,575 | $135,755 | $95,700 | $231,455 |
| Year 3 | $132,263 | $61,304 | $70,152 | $39,500 | $11,850 | $212,369 | $92,400 | $304,769 |
| Year 4 | $179,142 | $83,032 | $95,016 | $53,500 | $16,050 | $287,640 | $92,400 | $380,040 |
| Year 5 | $220,160 | $102,044 | $116,772 | $65,750 | $19,725 | $353,501 | $69,300 | $422,801 |
| Year | Cumulative Cash Impact | End-of-Year In-Service Homes |
| Year 1 | $167,188 | 36 |
| Year 2 | $398,643 | 65 |
| Year 3 | $703,412 | 93 |
| Year 4 | $1,083,452 | 121 |
| Year 5 | $1,506,253 | 142 |
