Bison Landing | Walton County, GA
Single-Family Residential Development • Approximately 222 Acres • Approximately 151 Planned Homesites
Approximately
151
HOMESITES
Approximately 222 Acres
TOTAL ACREAGE
Approved (Sept 1, 2026)
REZONING STATUS
Approximately 82 Acres
OPEN SPACE
Project Overview
Bison Landing is a single-family residential development of approximately 151 homesites in Monroe, Walton County, Georgia, spanning roughly 222 acres at George Williams Road, Nicholsville Road, and Highway 11. The community also includes a separate commercial parcel of approximately 12 acres with Highway 11 frontage.
The development grew to its current size in September 2026, when the Walton County Board of Commissioners approved the rezoning of an additional 103 acres adjoining the original tract. Combining the two tracts into one community made a single road network, a single water system, and a shared open-space plan possible — none of which would have worked as two developments built side by side.
Baldpates General Contracting manages the entitlement and permitting process for the landowner — carrying a property from rezoning through the Land Disturbance Permit and competitive site-work bidding, so it reaches a homebuilder entitled and permitted rather than as raw acreage. BGC takes no ownership position and puts no capital at risk. At Bison Landing, rezoning is secured and the work is now moving into the Land Disturbance Permit set for the expanded community.
Project Details
- Location: George Williams Road, Nicholsville Road, and Highway 11, Monroe — Walton County, Georgia
- Project Type: Single-Family Residential Land Development with Commercial Component
- Project Size: Approximately 222 Acres
- Residential Component: Approximately 151 Planned Homesites
- Wastewater: Individual Septic Systems — No Sanitary Sewer
- Commercial Component: Approximately 12 Acres, B-1 Zoning, Highway 11 Frontage
- Preserved Open Space: Approximately 82 Acres
- Entitlement Status: Rezoning Approved — Original Tract and 103-Acre Expansion (Walton County Board of Commissioners, September 1, 2026) · Land Disturbance Permit In Progress
- Services Provided: Entitlement Management, Rezoning Coordination, Land Disturbance Permitting, Engineering Coordination, Competitive Bid Management, Owner Representation, Pre-Development Services
Project Highlights
- Secured rezoning approval from the Walton County Board of Commissioners for an additional 103 acres on September 1, 2026, expanding the community to approximately 151 homesites.
- Consolidated two adjoining tracts into one development, so the community is planned around a single road network, a single water system, and one shared open-space plan.
- Grew the project from approximately 118 acres to approximately 222 acres under unified entitlement management.
- Planned approximately 82 acres of preserved open space into the layout.
- Broke out a separate commercial parcel with Highway 11 frontage on its own recorded plat and its own stormwater detention, independent of the residential side.
- Set lot yield against on-site soil capacity rather than a target lot count — the site is served by individual septic, so buildable area is what the soils actually support.
- Managed state highway access approvals through Georgia DOT as their own track, rather than leaving them to the end of the permitting process.
- Now managing the Land Disturbance Permit drawing set for the full expanded community, carrying it toward a biddable, permit-ready package.
Challenges Solved
Growing a Community Instead of Building Two
Doubling the Project Without Restarting It
The original tract was already deep into permitting when the expansion came forward. The entitlement work was sequenced so the larger community could be approved without giving up the position already earned on the original acreage.
Planning to Septic, Not to a Lot Count
Bison Landing is served by individual septic systems, with no sanitary sewer. That makes soil capacity, not a spreadsheet, the real constraint on lot yield. Lot counts here are set by what the ground will actually support — which protects a homebuilder from buying lots that cannot be permitted after closing.
Highway Access
The community takes access from a state highway corridor, which puts the entrances under Georgia DOT review in addition to county review. Those approvals are managed as their own track rather than left to the end of the permit process — access is the item most likely to hold up a development if it is discovered late.
Separating the Commercial Parcel Cleanly
Preserving Open Space at Scale
Scope of Services
- Rezoning coordination and entitlement management
- Land Disturbance Permit application and county coordination
- Civil engineering coordination and plan-set management
- Lot layout review against site soils and buildable area
- Open space planning
- Competitive bid solicitation and scope-normalized bid comparison
- Development budgeting and feasibility analysis
- Owner representation through the pre-construction period
Significance & Owner Representation
Bison Landing is the largest project Baldpates General Contracting has carried through entitlement, and the September 2026 rezoning approval roughly doubled it. Assembling adjoining tracts into one planned community — rather than entitling them separately and hoping the pieces fit — is where a land position either gains real value or quietly loses it. BGC manages that process on a fee basis for the landowner, with no ownership position and no capital at risk. The work now moves from rezoning into the Land Disturbance Permit set, which is the step that turns approved zoning into a buildable community.
Project Testimonials
