< Previous78 MISSISSIPPI DEVELOPMENT GUIDE rail expansion into the southern part of the port’s property that will support further warehouse development. Among the 23 short-line rail companies in Mississippi, the Grenada Railroad operated by Pinsly Railroad Company claims 228 miles — more trackage than CSX, BNSF or Norfolk Southern have in the state. The stretch operated by Grenada, which runs along the I-55 corridor between Memphis and Canton, Mississippi, reopened in August 2023 years after nearly being abandoned. Local, state and federal support and funds helped drive the comeback of a route with no fewer than 11 industrial parks or transload sites along the way. In October 2024 that support continued as the Federal Railroad Administration (FRA) of the U.S. Department of Transportation announced that Grenada Railroad (GRYR) will receive $18.2 million from the federal Consolidated Rail Infrastructure and Safety Improvement (CRISI) grant awards for GRYR’s Central Mississippi Rail Resiliency and Capacity Expansion Project. “This new grant will fund the upgrading and modernizing of our rail line from Canton, Mississippi, to Southaven, Mississippi, on the Mississippi-Tennessee border, and significantly increase capacity to support the rapid growth of industrial development in central Mississippi,” said Ryan Ratledge, CEO of Pinsly. “The increased volumes from these new facilities along with truck-to-rail conversions has created a need for additional capacity and long- term infrastructure enhancements to ensure uninterrupted service linking the region to national and global markets.” In March 2025 the Hancock County Port and Harbor Commission announced the successful completion of the Port Bienville Railroad Storage Yard, a $6 million investment funded by the Maritime Administration’s Port Infrastructure Development Program. The project expanded the MISSISSIPPI DEVELOPMENT GUIDE 79 existing rail line with the addition of a rail sidetrack and storage yard track ladders, increasing the port’s capacity by 150 car spaces to a total of 610 cars. This expansion involves 12,173 square feet of additional storage track, nine turnouts, 6,087 steel ties and 9,739 tons of ballast, the port said. “After recommendations for expanded railcar capacity for nearly 15 years, we are glad Port Bienville can offer this additional capacity for our tenants, strengthening each site’s ability to stabilize the supply chain and increase production,” said Blaine LaFontaine, executive director of the Hancock County Port and Harbor Commission. Also in March, Gov. Reeves announced a new $12.8 million initiative to upgrade the Yellow Creek State Inland Port in Iuka, Mississippi, enhancing multimodal commerce along the Tennessee- Tombigbee Waterway. Part of the plan is the installation of four new mooring cells and essential rail modifications to streamline intermodal transfers across water, rail and truck networks. “By investing in our port infrastructure, we are setting the stage for a new era of economic transformation in Mississippi and the entire Appalachian Region,” Gov. Reeves said. “This project exemplifies our commitment to creating resilient, future-ready infrastructure that drives job growth and attracts new investment.” 80 MISSISSIPPI DEVELOPMENT GUIDE ite selectors doing high-level analysis of suitable locations may soon find there are more than meet the eye. Once they discover the many areas that have benefitted from Mississippi’s Site Development Grant Program, many more will become contenders for capital investment. “Mississippi Development Authority first did a small pilot S How Mississippi GROWS Its Inventory of Sites by MARK AREND How Mississippi GROWS Its Inventory of Sites SITE DEVELOPMENT GRANT PROGRAM MDA Executive Director Bill Cork outlines the accomplishments of the state’s Site Development Program. Photo courtesy of MDA82 MISSISSIPPI DEVELOPMENT GUIDE program of the Site Development Grant Program in 2013 and 2014,” says Sara Watson, MDA’s director of business incentives. “Based on interest in that pilot program and its success, MDA pitched the idea of a more permanent program with dedicated funding to the Legislature. In 2017, the Legislature created the Site Development Grant Program and first provided state bonding authority for it, and we’ve been grateful our legislators have continued to provide funding for the program since then.” Since 2017, notes Watson, the state has committed more than $125 million in site development funding to support site development projects in communities around the state. In 2024, Mississippi committed nearly $30 million in site development grant funding across the program’s three branches – Ready Sites, Premier Sites and Select Sites. Grant recipients must secure local matching funds. Cooperative Energy, a consortium of 11 member-owned electric distribution cooperatives, is one source of matching funds. Its Cooperative Competes grant allows economic development organizations, or a recognized authority, to apply for grant funds to offset industrial property development costs.In May, Scott County was awarded a $50,000 Cooperative Competes grant for environmental studies of a 578-acre site along Interstate 20. Ready, Premier, Select Ready Sites, which saw $150,000 in funding, is designed for properties that have a minimum of 20 highly developable acres that are site- work ready within six months or can have utilities on site within 12 months, according to MDA. Gateway Industrial Park in McComb was awarded a Ready Site grant to support improvements in 2018. In early 2025, Coca-Cola Bottling Company UNITED celebrated the grand opening of its new, $15 million sales, warehouse and distribution facility at the industrial park on 12 acres near Interstate 55. Premier Sites was granted $2 million earmarked for properties with a minimum of 100 acres that have distinguishing site location attributes, such as being in high- demand locations and offering intermodal and/or port access.Select Sites was awarded the lion’s share – more than $27 million. Created in 2021, the Select Sites program was designed to increase the number of highly competitive industrial sites available to meet the needs of prospective companies. Publicly owned industrial sites in Mississippi are invited to apply for Select Sites funding. The Madison County Megasite in Cantonreceived a Premier Site grant in 2019 and a Select Site grant Coca-Cola UNITED opened a sales, warehouse and distribution center in McComb in April on a 12-acre site that benefitted from a Site Development Grant administered by Mississippi Development Authority. Photo courtesy of Coca-Cola Bottling Company UNITEDMISSISSIPPI DEVELOPMENT GUIDE 83 sissippi t Sites Mississippi Select Sites The red squares represent the locations of Mississippi Select Sites that have received funding from the MDA’s Site Development Program.84 MISSISSIPPI DEVELOPMENT GUIDE in 2023, says Watson. In 2024, Amazon Web Services announced it was making a $10 billion investment in a hyperscale data center complex at the site. In 2019, MDA awarded a Ready Site grant to help update environmental due diligence at the I-59 South Industrial Site in Jones County. MDA then awarded a Select Site grant in 2022 and a Premier Site grant in 2023 to support physical site improvements at the park, which is now home to Cold-Link Logistics’ 200,000-square-foot freezer building near Hattiesburg. The Site Development Grant Program clearly is meeting its objectives. Site Selectors Are Noticing “We have seen both an increase in the quality and quantity of developed sites,” says Watson. “The program has encouraged investment by communities in industrial sites across the state. It has benefited sites in 47 of the state’s 82 counties to date and has been used to improve existing, established industrial parks and do due diligence and make initial improvements at new industrial sites, as well. “In the program’s short life,” adds Watson, “we’ve already seen communities that have benefited from the program be able to submit on more RFIs, and we’ve seen site selection consultants take a closer look at and even short-list sites that previously did not make it far through the site-elimination process. In addition, communities that have improved their sites with grant funds have gotten more site visits from prospects, and some sites have already landed new businesses.” Funds already committed are supporting more than $200 million in site development projects around the state, Watson points out, and the number of competitive sites that are ready to meet business’ needs has significantly increased in recent years. “We are excited about opening the program up for an additional funding round this summer and continuing to build on this program’s momentum.” “ We’ve already seen communities that have benefited from the program be able to submit on more RFIs. ” — Sara Watson, Director of Business Incentives, Mississippi Development AuthorityMISSISSIPPI DEVELOPMENT GUIDE 85 he day-to-day of life in Mississippi is for those who value balance and a little extra cash in their pocket. Unique cultural experiences home to the state take one through chapters of the state’s extensive history, whose understanding gives insight to influences found in Mississippi’s cuisine, entertainment, attractions, communities and most importantly, its people. Millions of visitors make way to the state annually to indulge in an authentic southern vacation, although it may be worthwhile to begin planning a permanent stay. Mississippi already boasts the advantages of housing costs being by ALEXIS ELMORE T Reasons to QUALITY OF LIFE Stay Awhile Fishing and boating are popular pastimes on the Gulf Coast. Photo courtesy of Visit Mississippi86 MISSISSIPPI DEVELOPMENT GUIDE 40% lower and the cost of living being 14% lower than national averages, but resident savings aren’t wrapping up here. House Bill 1, otherwise known as the Build Up Mississippi Act, officially moves to remove the state’s individual income tax. As outlined in the legislation passed in March 2025, the current income tax rates will fall to 3% by 2030, annually decreasing until it reaches zero. The Act will additionally reduce Mississippi’s grocery sales tax from 7% to 5% beginning in July 2025. The move falls in line with strategic personal income tax cuts Gov. Tate Reeves and state leadership have been keen to address, coming in just three years following the passage of House Bill 531. Dubbed the Mississippi Tax Freedom Act, the 2022 legislation was the initial step in reducing the state individual income tax, which consequentially delivered $500 million back to residents. “This is more than a policy victory,” said Reeves. “From my days as lieutenant governor to my first campaign for this office – and every legislative session since – I have made this my mission. Because I believe in a simple idea: that the government should take less so that you can keep more. That our people should be rewarded for hard work, not punished. And that Mississippi has the potential to be a magnet for opportunity, for investment, for talent – and for families looking to build a better life.” Once completely phased out, Mississippi will become the 10th U.S. state to wipe the tax off of its residents. Upon signing House Bill 1 in March 2025, Reeves expressed how proud he was to enter this final stretch of eliminating Mississippi’s individual income tax. Throughout the year, Olive Branch residents can find a range of community events such as festivals and farmers markets. Photos courtesy of Visit DeSoto County “ We are truly an open door. ” — Kim Terrell, Olive Branch Director of Community DevelopmentNext >