Bushy Park

What Bushy Park does

Bushy Park, LLC is a privately-held 1,500-acre heavy industrial park operating since 2003 in Goose Creek (Berkeley County), South Carolina, within the Charleston metropolitan area. The company sells long-term (40+ year) ground leases on tracts ranging from 5 to 125 acres to specialty chemicals, defense/shipbuilding, and energy infrastructure manufacturers, bundling each site with pre-built heavy utilities, multimodal logistics, and on-site services. Its customer base is approximately 80% international (predominantly European firms from Germany, France, Italy, Belgium, and the Netherlands) entering the U.S. market, with named tenants including LANXESS, Evonik, Symrise, Leonardo DRS, Newport News Shipbuilding (HII), Nexans, and Alzchem Group AG. The owner (Pacolet Milliken) has invested over $100M in infrastructure since 2014, and the company converts $10M-$50M+ of typical tenant CAPEX into operating expense through a single integrated partnership.

The technical platform centers on consolidated heavy utility infrastructure: four boilers producing 400,000 lbs/hr of saturated steam at 90 and 430 PSI; a 7.1MGD (expandable to 100MGD permitted) process water system drawing from the Back River; an above-ground aerobic activated sludge wastewater treatment facility; a 1,500-ton anhydrous ammonia refrigeration system; 20,000 dT/day natural gas supply; 8,000 scfm compressed air; and dual-fed 13.8 kV electricity from a 115 kV Dominion Energy transmission line. Multimodal logistics includes an on-site barge slip on the Cooper River, a 2-mile CSX rail spur with in-house trained personnel, I-26/I-526 access within 10 minutes, the Port of Charleston within 30 minutes, and Charleston International Airport within 25 minutes. On-site services comprise CFATS-compliant security, an emergency response team with 4-minute average response time, an on-site medical ambulance with advanced life support, fire/rescue/hazmat trucks, occupational health staffing, and managed storeroom and maintenance services available 24/7.

The business model combines subscription/recurring ground lease revenue with usage-based utility pass-through and managed on-site services. Pricing is quote-based and not publicly disclosed, with flexible deal structures designed to absorb tenant-specific infrastructure needs. Go-to-market is enterprise field sales led by VP Business Development Cody Baker, supplemented by economic development partnerships (Charleston Regional Development Alliance, SC Department of Commerce, Berkeley County, SC Ports Authority), downloadable marketing collateral, and a Quick Match Quiz on the website that captures inbound leads. Permitting support, in-house environmental staff (Director Dan Mallett), and established regulatory relationships materially shorten U.S. market entry timelines—averaging 18 months from site selection to production versus 36+ months for traditional greenfield development.

Name

Bushy Park

Legal name

Bushy Park, LLC

Website

https://bushyparksc.com

Company type

Private

Founded year

2003

Operating status

Operating

Short description

Bushy Park operates a 1,500-acre heavy industrial park near Charleston, SC, offering 40+ year ground leases bundled with pre-built utilities (steam, water, wastewater, gas), multimodal logistics (rail, barge, port), and on-site services to international specialty chemicals, defense, and energy manufacturers entering the U.S. market.

Ownership category

akta.pro rank

Product category

Industrial Real Estate & Site Services

SIC

Land Subdividers & Developers (No Cemeteries) (6552)

akta.pro primary industry

Industrial Park Owners Association Management (BPAJAHAH)

Keywords

• Industrial site leasing
• Heavy industrial infrastructure
• Utility services provision
• Multimodal logistics
• Build-to-suit sites

Headquarters

HQ city

Goose Creek

HQ country

United States

HQ region

North America

Offices1 record

Markets served

GTM type

B2B

Offering type

Services

Cost components

Infrastructure, Operations, Personnel, Supply Chain, Marketing or Sales, Others

Revenue model

1. Ground Lease: Long-term ground lease partnerships for industrial sites within the park. Converts capital expenditure to operating expense for tenants. Supports 40+ year lease partnerships. Tenants lease land and plug into existing infrastructure including utilities, rail, and logistics services.
2. Utility Services: On-site provision of utilities including steam, process water, wastewater treatment, natural gas, nitrogen, refrigeration, compressed air, and electricity. Provided as part of consolidated infrastructure package.
3. On-site Services: Occupational health services, emergency response, security, storeroom services, and maintenance services. Provided as consolidated service package for tenants.

Pricing tiers

Go-to-market motion1 record

Distribution channels1 record

Marketing channels5 records

Core offering

Bushy Park operates a 1,500-acre heavy industrial park in Goose Creek, South Carolina, offering build-to-suit industrial sites (5 to 125 acres) via long-term ground leases bundled with pre-built utility infrastructure (steam, electricity, process water, wastewater treatment, natural gas, refrigeration, compressed air), multimodal logistics (on-site barge slip, CSX rail spur, proximity to Port of Charleston), and on-site support services (security, emergency response, occupational health, maintenance). The consolidated offering converts capital expenditure into operating expense for enterprise manufacturers in specialty chemicals, defense/shipbuilding, and energy infrastructure.

Product overview

Bushy Park is a heavy industrial real estate development company offering a unified platform of build-to-suit industrial sites and comprehensive infrastructure services in Charleston, SC. The core offering consists of heavy industrial sites (5-125 acres) with pre-built utility infrastructure (steam, electricity, process water, wastewater, natural gas, refrigeration, compressed air), multimodal logistics (rail, barge, port access), and site support services (security, emergency response, occupational health, maintenance). The company consolidates utilities, services, and support through a single partnership, converting capital expenditure to operating expense for tenants. The portfolio includes the core industrial sites platform, utility infrastructure services, multimodal logistics services, on-site security and emergency services, and permitting/consulting support—all coordinated through one point of contact for specialty chemicals, defense, and energy manufacturers.

Differentiator

Problem solved

Functional benefit

Brands

• Hydera: Full-service ISO tank and tanker trailer depot located inside Bushy Park, offering certified cleaning, secure storage, maintenance, pressure testing, and specialty repairs.

Products and services

• Heavy Industrial Sites (Build-to-Suit Ground Leases) Build-to-suit heavy industrial ground leases on a 1,500-acre heavy industrial-zoned site in Goose Creek, SC, with long-term (40+ year) lease partnerships available to enterprise manufacturers in specialty chemicals, defense/shipbuilding, and energy infrastructure.
• Industrial Utilities Infrastructure (Bundled Utilities) On-site provision of steam (saturated, from four boilers at 90PSI and 430PSI; 400,000 lbs/hr), electricity (13.8kV dual-fed from Dominion Energy 115kV), process water (7.1MGD current capacity, permitted to 100MGD), cryogenic nitrogen, wastewater treatment (aerobic activated sludge), natural gas (20,000 dT/day), refrigeration (1,500 tons anhydrous ammonia), stormwater management, and compressed air (8,000 scfm) delivered as a consolidated infrastructure package to tenants.
• Multimodal Logistics Services Integrated logistics including on-site rail (CSX-serviced 2-mile spur with trained Bushy Park personnel), barge slip access on the Cooper River, proximity to Port of Charleston (within 30 minutes), interstate access (I-26 and I-526 within 10 minutes), and proximity to Charleston International Airport (within 25 minutes) for tenants handling heavy and oversized components.
• Site Services (Security, Emergency Response, Occupational Health, Maintenance, Storeroom) On-site support services for tenants including CFATS-compliant security (perimeter fencing, manned gates, card-controlled access), 24/7 emergency response (Emergency Response Coordinator, medical ambulance with advanced life support, fire/rescue/hazmat trucks; 4-minute average response time), occupational health (RN + LPN), occupational safety teams, managed storeroom space ($4M+ inventory), and 24/7 maintenance teams.
• Permitting & Technical Consulting for U.S. Market Entry Expert support for navigating U.S. regulations including permit assistance, technical consulting, local business relationships, business incentives navigation, on-site environmental consulting, and on-demand consulting/training for international companies entering the U.S. market.

Named customers13 records

Segments4 records

Ideal customer profiles4 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Feature8 records

Partnerships

Eight partnerships are on record, tiered core and minor.

• South Carolina Department of CommercecoreStrategic or Co-development PartnerState economic development agency partnership supporting industrial site selection and business recruitment in South Carolina. Collaborates on incentives and site selection processes for companies locating at Bushy Park.
• Pacolet MillikencoreStrategic or Co-development PartnerParent company and owner of Bushy Park. Has contributed over $100M in capital investment since 2014. Long-term investor and strategic operator of the industrial park.
• Dominion EnergycoreTechnology or IntegrationPrimary electricity provider supplying 115kV transmission line to Bushy Park. Power is reduced to 13.8kV and distributed through dual-fed system. Also natural gas supplier through Dominion Energy of South Carolina.
• CSXcoreTechnology or IntegrationRail service provider with existing loop track at Dominion Energy Power Station on northern boundary of Bushy Park. 2-mile rail spur extends into Bushy Park with CSX service.
• Phillips Industrial ServicesminorStrategic or Co-development PartnerIndustrial services partner providing specialized services to tenants within Bushy Park.
• Charleston Regional Development Alliance (CRDA)coreGTM or Marketing PartnerRegional economic development organization supporting business attraction and retention in the Charleston region. Vice President Michael Graney provides testimonials about Bushy Park's value to the region.
• South Carolina Ports AuthoritycoreStrategic or Co-development PartnerPort authority providing access to Port of Charleston, located within 30 minutes of Bushy Park. Deepest harbor in South Atlantic, only Southeast port handling fully loaded Panamax vessels.
• Berkeley CountycoreStrategic or Co-development PartnerLocal county government partnership providing business-friendly incentives, permitting support, and economic development services for companies locating at Bushy Park.

Scale indicators15 records

Recent moves6 records

Expansion highlights6 records

Broad incumbents

• EastGroup Properties: EastGroup Properties is a Sun Belt-focused industrial REIT with a meaningful presence in Charleston, SC. It is comparable to Bushy Park geographically and as a Sun Belt industrial landlord, though it primarily serves distribution rather than heavy manufacturing tenants.
• Prologis: Prologis is the world's largest industrial REIT with a portfolio dominated by distribution and logistics facilities. Comparable to Bushy Park as a scaled industrial landlord, though its product set skews toward modern warehousing rather than heavy-utility manufacturing sites.
• First Industrial Realty Trust: First Industrial is a publicly traded REIT focused on light industrial and manufacturing properties across the U.S. Comparable to Bushy Park as a long-term industrial landlord serving manufacturers, but without Bushy Park's bundled heavy-utility and multimodal infrastructure model.
• Panattoni: Panattoni is one of the largest privately held industrial developers globally, active across the U.S. and Europe. Comparable to Bushy Park as a build-to-suit industrial developer, but with a portfolio focused more on distribution/logistics than heavy-utility manufacturing parks.
• Industrial Logistics Properties Trust: ILPT is a publicly traded industrial REIT with a portfolio of large-format industrial and warehouse properties. Comparable to Bushy Park as a scaled industrial landlord, though it focuses on traditional warehouse/distribution product rather than heavy-utility manufacturing sites.

Direct peers

• CenterPoint Properties: CenterPoint is an industrial park operator owned by Blackstone, focused on large-format industrial parks with multimodal rail, port, and highway access around Chicago. It is comparable to Bushy Park as a heavy-utility industrial park owner serving specialty industrial tenants on long-term ground leases.
• Stoltz Real Estate Partners: Stoltz Real Estate Partners is a privately held industrial real estate investment firm specializing in build-to-suit and large-format industrial facilities. It is comparable to Bushy Park as a private, operationally focused industrial landlord targeting manufacturing and industrial tenants rather than pure distribution.
• Becknell Industrial: Becknell Industrial is a privately held build-to-suit industrial developer focused on serving manufacturing and logistics tenants with custom facilities. Comparable to Bushy Park's build-to-suit heavy industrial parcel model serving specialty chemical and advanced manufacturing customers.
• CRG Real Estate (Clayco Related Group): CRG is the real estate arm of Clayco, developing large industrial and life-science build-to-suit projects across the U.S. Comparable to Bushy Park for serving heavy industrial and manufacturing tenants with custom-built facilities on long-term lease structures.
• Hillwood: Hillwood develops and operates AllianceTexas and other large master-planned industrial parks in the U.S. Southeast. Comparable to Bushy Park for combining multimodal logistics (air, rail, highway), pre-built utility infrastructure, and long-term ground leases for heavy industrial manufacturers; AllianceTexas is the closest analog in scale and business model.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat5 records

Key risks6 records

Key highlights6 records

Customer concentration

• LinkedInlinkedin.com/company/bushy-park

Compliance1 record

Revenue estimate

Valuation estimate

Number of profiles

Profiles15 records

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Bushy Park