DataCenterix

"Delivering shovel-ready sites for hyperscale clients in competitive markets while Collaborating with utilities, communities, and landowners for mutually beneficial projects."

Why Data Center Land Sites?


At datacenterlandsites.com, we offer comprehensive real estate services tailored to meet the unique needs for Data Center development. We have combined experience of over century in real estate and energy development from comprehensive site suitability analysis to capital structuring to complete project delivery.

We help operators scale with confidence by delivering sites that are power-ready, development-qualified, and structured for long-term success. We bridge the gap between energy markets and real estate—making it easier to secure capacity and move fast.

We take a hands-on approach to identifying and qualifying powered land sites. That includes due diligence on power availability, queue position, electrical infrastructure constraints, water rights, mineral rights, comprehensive land analysis, air quality attainment factors, governmental incentives applicability, 40 plus map overlays and land entitlement. We navigate utility coordination, load studies, and contracts to ensure each site can support your specific energy and timeline requirements.

Principal-led · Control positions · Off-market origination · Operator-aligned

 

Acquire & control

Acquire & control select power-ready parcels (fee, option, or JV control).

Evaluate & secure

Underwrite power, zoning, access, environmental flags, fiber, and upgrade pathways.

Structure

Structure principal, JV, or option pathways aligned to deployment timelines.

Place & co-develop

Place & co-develop with vetted operators; support diligence through close.

1–3 mi to 138/230/345 kV · 50–300 MW targets · Off-market first

 

We Work with

 
 
Data Center Operators & Developers: Access controlled, power-adjacent inventory with diligence.
 
 
Strategic Buyers & Investors: Principal or co-investment opportunities in controlled sites.
 
 
Utilities & Municipalities: Coordinate demand to suitable nodes; align upgrades with real projects.
 

We’re principals first. No listing feed.

A quiet engagement lane for qualified operators and miners. We prioritize your specifications, surface controlled opportunities, and coordinate targeted diligence.

Seat & scope: capacity targets, power class, timing, regions.

Access: controlled / principal options only (no public listings).

Deliverables: curated opportunities + briefings; targeted diligence support.

 

The Art of Site Selection

 

For data center developers, selecting the right site is akin to the foundation of a building—fundamental and unshakeable. The requirements are exacting, often non-negotiable, and vary significantly depending on the specifics of the project.

Some of the key parameters that influence site selection include:

Proximity to fiber networks and connection points

Access to sufficient power, often with redundancy

Regulatory compliance and real estate accessibility 

Availability of water for cooling systems

Environmental factors, such as seismic activity and flood zones

Economic incentives offered by state and local governments

Each parameter is a critical puzzle piece in the larger picture of a data center project. It’s not about finding a site that ticks a few boxes; it’s about a comprehensive fit that will facilitate the efficient, secure, and scalable function of the data center now and well into the future.

 

How we work

Simple process: step-by-step

 

0. Potential Client Qualification Process

Initial Contact

Information Gathering

Financial Verification

Documentation and Service Engagement Agreement

Setting Next Steps and clear expectations 

 
1. Tell us your spec
 
MW, acreage, water needs, pipeline proximity, distance to substation, fiber backbone requirements, zoning, air quality attainment minimum, EMP risk aversion, timelines, and must-haves.
 
2. We present controlled options
 
Capital structuring, tax strategy, incentives and grants applicability, underwritten power notes, diligence snapshots, and owner posture.
 
3. Control & diligence
 
Interconnect checks, site access, powered land suitability report, economic development impact scorecard, and commercial alignment.
 
4. LOI/ Transaction
 
Principal, JV, or option execution; support through close.

Our 60–90 day scout cycle aligns interconnect validation with principal control.

Strategic land acquisition

Our hands-on approach includes thorough due diligence on land entitlement and zoning regulations. We identify and qualify sites that can support your specific requirements.

More Site Selection Criteria in Case of Onsite Natural Gas Plant Addition:

  • Fuel & Power:
    • Natural Gas Access: Proximity to existing high-pressure pipelines with available capacity (firm supply).
    • Electrical Grid: Easy connection to transmission lines for selling excess power or backup.

    • Onsite power generation: power for data centers is critical for uptime and sustainability, requiring a mix of primary, backup, and renewable sources. Key options include diesel/natural gas generators, fuel cells, battery storage, and solar/wind, with 48+ hours of fuel storage. Key checklist items focus on 100% uptime SLA,

      𝑁+1 or 2𝑁 redundancy, and regular maintenance testing.Data Center Dynamics +4

      Onsite Generation Options Checklist

      • Backup Generators (Primary Backup):
        • Diesel generators (standard, reliable)
        • Natural gas turbines (lower emissions, continuous)
        • Fuel storage: Minimum 48 hours on-site
        • Refueling contracts: At least two vendors
        • Testing schedule: Weekly/monthly load testing
      • Uninterruptible Power Supply (UPS) & Storage:
        • Battery energy storage systems (BESS) for bridging
        • Flywheel (kinetic) storage
        • UPS capacity: Minimum 150% of time needed for generators to start
      • Sustainable & Continuous Generation:
        • Hydrogen or natural gas fuel cells for clean base load
        • On-site solar PV arrays
        • On-site wind turbines
        • Combined Heat and Power (CHP) to reuse generator heat
      • Infrastructure & Reliability Checklist:
        • A+B
          𝐴+𝐵 power feeds to all racks
        • N+1 or 2N generator redundancy
        • Automatic Transfer Switches (ATS) installed and tested
        • Regular maintenance of all fuel systems and engines
        • Fire suppression systems for generation equipment
        • Fuel polishing system to prevent degradationData Center Dynamics +6

      Operational & Strategic Considerations

      • Scalability: Modular "Lego block" approach for adding power capacity as IT load grows.
      • Regulatory: Proper permits for, and environmental compliance of, onsite fuel storage.
      • Testing: Documented procedures for switching to generator power (load bank testing).
  • Network Richness:(The Backbone Connectivity)

    . Physical Layer (The "Last Mile")

    • Diverse Entry Points: Does the building have at least two physically separate fiber entry points (vaults) on different sides of the property?
    • Path Diversity: Do the fiber paths follow different street routes to ensure a single construction accident doesn't cut both?
    • Dark Fiber Availability: Is there "unlit" fiber already in the ground that you can lease and manage yourself?

     

    . Logical Layer (The Network)

    • Carrier Neutrality: Is the facility "carrier-neutral," or are you locked into a single provider?
    • Meet-Me-Room (MMR) Health: Is the MMR well-managed, with clear cable labeling and easy access for new cross-connects?
    • On-Ramps: Does the site have direct SDN (Software Defined Network) on-ramps to AWS, Azure, and Google Cloud?

     

    . Performance & SLAs

    • Latency Benchmarks: Request a latency report to key hubs (e.g., "What is the round-trip time to Ashburn, VA?").
    • SLA Guarantees: Look for
      99.999%
      99.999% (five-nines) uptime guarantees on the network backbone.
  • Water:
    • Availability: Access to sufficient water for cooling towers or heat exchangers.
    • Source: Avoiding reliance on local municipal water supplies.
  • Environmental & Regulatory:
    • Air Quality: Siting in "attainment" areas (good air quality) is easier; "non-attainment" zones are difficult.
    • Permitting: Navigating EPA, state, and local environmental impact assessments.
    • Zoning: Compliance with local land use and zoning laws.
  • Logistics & Land:
    • Land: Sufficient, affordable, and appropriately zoned land.
    • Lease/Purchase: Long-term agreements ensuring security and future needs.
    • Traffic: Minimal impact on local roads.
  • Safety & Community:
    • Separation: Adequate distances between plant components (process units, storage, control rooms) for fire/explosion safety.
    • Wind Direction: Layout should prevent gas clouds from reaching ignition sources (flares, electrical).
    • Noise: Managing turbine noise to meet or exceed local standards.
    • Aesthetics: Visual impact from public areas. 

Expert consultation

We provide expert consultation throughout the site selection process, offering valuable insights and guidance to help you make informed decisions.

Our lifecycle data centre service offering consolidates your data centre real estate, facilities and technology systems into a single operational and financial model. 

Whether you are looking to develop, build, buy, sell or manage and modernize a single data centre or an entire portfolio, we’re experts in solving complex challenges for one of the industry’s most dynamic asset types. By pairing market expertise with local intelligence, we deliver comprehensive solutions that keep you ahead of relevant trends and technologies.

Advisors (very selected SMEs)

After Phase 1 Data Center Land Sites selection screening, we collaborate with a small, active bench that pressure-tests assets and opens doors:
Grid & ISO operations · DC site selection · Fiber/backbone · Capital markets · Municipal & incentive strategy.
(Names shared under NDA; engaged project-by-project.)

 

IN-FIELD VALIDATION

In Phase 2, we validate Phase 1 location screening results in the shortlisted locations and uncover any market attractions or potential ‘red flags’ that may not be fully represented in the screening data. Additionally, WDGC provides a market-specific HR Best-Practices Guide for achieving employer-of-choice market positioning in the finalist location(s). We also fully assess sites, buildings, utility infrastructure, transportation, and other important considerations.

In the field, DataCenterix’s experienced site selection consultants conduct face-to-face interviews with corporate HR managers in similar businesses, as well as interviews with local staffing agencies, educational institutions, employment offices, workforce development centers, utility providers, and pertinent government officials (Economic Development, Chamber of Commerce, City Planning/Zoning, etc.).

DataCenterix’s validates (and refines when necessary) each labor market indicator to ensure there are no surprises following the final location decision.

Our Phase 2 analysis and report provides your management team with a detailed guide for optimizing the staffing initiative in a new location. Included in Phase 2 deliverables are detailed projections for: competitive market-entry and mature wages, pre-qualified applicant flows, candidate selectivity, maximum headcount sizing, and expected turnover during the initial ramp-up and in future years under mature operations.

Also during the field validation phase, DataCenterix requests from the lead economic development agency a pre-negotiated and non-binding incentives offering. Our economic incentives analysis outlines all applicable incentive programs, eligibility criteria, potential and projected benefits, and payout schedule. For more information on DataCenterix’s economic incentives consulting services.

DataCenterix experts will recommend the finalist and back-up locations. Additional field visits by our site selection consultants may be arranged to introduce other members of the project team to these recommended locations.

Project team concurrence on the recommended locations triggers final real estate and incentives negotiations, preferably in multiple locations to ensure most competitive negotiating positions.

Lead-up to final commitment and implementation typically requires expansion of the project team to involve other participants (internal/external) such as finance, HR, legal, operations, corporate affairs, and real estate.

Construction Management Services

Our construction managers enhance project outcomes through expert trade coordination, proactive risk management and rigorous quality oversight.

Electrical Engineering Consultants

Electricity powers our lives and is an essential component of a sustainable future. We design, build, maintain and deploy a wide range of electrical systems.

Mechanical Engineering Consultants

We’re dedicated to understanding the systems that make things work and how we can use that knowledge to adapt to the complex needs of the future.

Power Generation Consultants

Our power generation solutions are resilient and efficient, designing systems focused on meeting continuous production and carbon reduction demands.

Water Resources

We partner with clients to manage water sources and assess current infrastructure to create sustainable, cost-effective solutions.


Data center deal structuring involves complex hybrid financing (real estate, corporate, project-based) for large-scale builds, focusing on power/cooling, risk management (uptime, performance), and intricate contracts (leases vs. licenses, detailed SLAs, power clauses). Key elements include structuring for specific needs (hyperscale, edge), blending debt/equity, using securitizations , and careful consideration of investment strategy (greenfield vs. brownfield), location, tax, and investor profiles. 
  • Financing Models: Often hybrid, blending traditional real estate (PropCo/OpCo separation) with project finance principles, leveraging corporate or leveraged finance structures.
  • Hybrid Packages: Combining property acquisition/construction costs with equipment financing into a single loan.
  • Securitization: Using structures like Data Center Master Trusts (DCMTs) to pool receivables (leases, services) for ongoing financing and portfolio expansion. 

 

Contact our data center leaders today

Ready to elevate your data center project? Contact our data center experts at the DataCentrix Built Environment team today. Whether you're in the early planning stages or preparing for commissioning, we bring deep technical expertise and end-to-end support to ensure your facility is resilient, efficient, and future-ready. Let us help you deliver a data center that exceeds expectations—the best suitable land site, on time, on budget, and built to perform.

 

 

 

 

Development Support

From initial planning to project completion, End-to-end engineering and project management services for data center construction and development. From site planning and permitting to construction, we ensure that projects are executed on time, within budget, and adhere to local regulations. 

Start with power: Evaluate current and future capacity.

Secure zoning early: Don’t assume fast permits.

Plan for modular growth: Futureproof your footprint.

Get smart on water: Know your rights and cooling limits.

Co-design with fiber providers: Embed connectivity from Day 1.

Focus on Key Land Criteria

  • Power:
    • Proximity: Near substations, high-voltage lines.
    • Capacity: Access to 40MW-1000MW+.
    • Reliability: Stable grid, low congestion.
    • Renewables: Access to solar/wind/nuclear for sustainability.
  • Connectivity:
    • Fiber: Multi-path, high-throughput fiber access is essential.
    • Redundancy: Diverse entry points for network resilience.
  • Water & Cooling:
    • Availability: Sufficient, sustainable water for cooling systems.
    • Airflow: Good ambient conditions for air cooling or hybrid systems.
  • Zoning & Permitting:
    • Industrial Zoning: Must fit industrial or special-use zones, or allow rezoning.
    • Streamlined Approvals: Early engagement with authorities to avoid delays.
  • Physical Site Characteristics:
    • Topography: Avoid floodplains, severe slopes; needs robust drainage.
    • Scalability: Enough land for future expansion.
    • Security: Ability to implement physical security measures.
  • Logistics & Risk:
    • Transportation: Access to major roads for logistics.
    • Disaster Risk: Low risk of natural disasters (floods, earthquakes).
    • Buffer Zones: Away from flight paths, railways, chemical plants.
  • Economic Factors:
    • Tax Incentives: Municipal tax breaks or utility incentives.
    • Land Cost: Affordable land, though now secondary to power/water. 
  • Regulatory and Community Factor:
    • Engaging early with local governments, Economic Development Office and residents.
    • Emphasizing tax revenue, job creation, and infrastructure upgrades.
    • Designing facilities with noise abatement, low-profile structures, and green buffers.
    • Incorporating community benefit agreements (CBAs) to win support.
  • Design Complexity: More than just buildings; they are engineered systems with redundant power (UPS, generators), advanced cooling (hot/cold aisles, liquid cooling for AI), and high-speed networks.
  • Power & Cooling: Massive energy needs; focus on high density, sustainability, and accommodating AI's immense requirements, often needing utility "will-serve" letters for power commitments.
  • Future-Proofing: Designs incorporate modularity, scalability, flexible infrastructure, higher power densities, and adaptable security for emerging tech like edge computing and AI.
  • Process: A long process (1-3 years) involving design, procurement, construction, commissioning, with critical equipment procurement (transformers, GPUs) taking significant time. 
  • Construction: Involves building the "shell" (often reinforced concrete or steel) and installing the "core" (critical power/cooling infrastructure).
  • Commissioning: Rigorous testing of all systems (backup power, load ramp-ups) to ensure operational readiness. 
  • AI-Ready Facilities: Modern developments increasingly incorporate liquid cooling and high-density power systems to support GPU-heavy AI workloads.
  • Modular Construction: Utilizing pre-fabricated modules assembled off-site can reduce deployment times by 40% to 50%.
  • Sustainability: Focus on "green" data centers using renewable energy, waste heat recovery, and lower-carbon building materials like recycled steel.
  • On-Site Power: To bypass grid bottlenecks (which can take 5–15 years for new connections), some operators are exploring on-site generation, including LNG Plant, Modular Energy Solutions, Small Modular reactors (SMRs). 
  • Cost Break Down Rule of Thumb:
    • Land and and Building Shell (15% to 20%): This includes costs for the building shell and raised floor
    • Electrical Systems (40% to 45%): Major expenses in this category comprise electrical backup generators, batteries, power distribution units (PDUs), uninterruptible power supply (UPS) systems, as well as switchgear and transformers
    • Cooling / HVAC Systems (15% to 20%): Key components here inclu

"datacenterlandsites.com was instrumental in securing our North Texas location. Their expertise in powered land sites, Data Center Development challenging requirements, governmental incentives familiarity and all aspects of land acquisition made the process seamless."

- Anish Patel, CyrusOne

Contact

DataCenterix

Al N. Cohen, BsChE, MS, MBA, LLM

Text: 713-480-7777

email: al@datacenterix.com

Opening Hours

Mon - Fri: 9am - 5pm

Contact:

siteselection@DataCenterix.com