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ApprovedStableRisk Index — Q1 2026
Pryor / Mayes County — Oklahoma (MidAmerica Industrial Park)
Pryor / MidAmerica Industrial Park, Mayes County, Oklahoma
88/100
CLEAR PATH
Trajectory: No moratorium activity, no significant zoning changes, and no new opposition organization documented in the last 12 months.
Last updated 2026-03-29
Community risk review · approving-market signal
Pryor / Mayes County — Oklahoma (MidAmerica Industrial Park)'s score is backed by the record of participants driving it.
RealClear computes a Community Impact Score (0–100) for every named participant in this jurisdiction's entitlement record. Approving markets typically carry pro-development CIS leaders at the top of the record — elected executives, planning staff, and economic-development bodies with consistent posture across multiple projects. Open the cross-referenced case files below for the full per-actor weight breakdown.
Investment Thesis
MAIP operates under a public trust with regulatory sovereignty that eliminates standard entitlement friction. Google has invested $4.4B+ since 2011 with no opposition. The park has 50 MGD water capacity with 32 MGD available and 1,480+ MW of dedicated power.
Google has expanded at MidAmerica Industrial Park seven times since 2011 without a single documented opposition hearing. The park operates under a public trust with regulatory sovereignty — no building permits, no inspections, no zoning approvals. There are 50 million gallons per day of water capacity with 32 million available. School property values are up 957% since 2009. This is what entitlement success looks like when the structure is engineered for it.
MAIP operates under a public trust (Oklahoma Ordnance Works Authority) with "regulatory sovereignty." No building permit fees, no inspections, no impact fees. Data centers are a de facto by-right use.
Google has invested $4.4B+ across 7+ buildings on 800 acres since 2011 and announced a $9B Oklahoma expansion in August 2025.
Water treatment plant: 50 MGD capacity, 18 MGD current peak, 32 MGD available. Permitted annual withdrawal: 27.375 billion gallons. This is not a water-constrained market.
SB 1488 (statewide moratorium) missed legislative deadlines and is effectively dead. HB 2992 (ratepayer protection) passed the House 92-2 and may affect utility cost allocation — but not entitlement.
The risk that matters: Google's $45.9M annual property tax exemption could become a political flashpoint as statewide anti-DC sentiment grows. Exemption is grandfathered through 2036.
Dimension Breakdown
How this market scores across four dimensions.
Regulatory Risk
30 pts
MAIP operates under a public trust (OOWA) with "regulatory sovereignty." No building permit fees, no inspections, no impact fees, no zoning approvals required. Google has built and expanded across 7+ buildings on 800 acres since 2011 without entitlement friction.
Score: 27/30. The public trust structure eliminates standard entitlement friction. No discretionary review, no public hearing, no overlay zones. Score does not reach 30 because the "regulatory sovereignty" claim comes from MAIP's own marketing, not an independent statutory citation.
Infrastructure Readiness
25 pts
GRDA provides dedicated power with 1,480+ MW total generation capacity, 3 transmission substations. Unit 4 (426 MW gas turbine) coming online April 2026. Water treatment plant: 50 MGD capacity, 18 MGD current peak, 32 MGD available.
Score: 22/25. GRDA provides 1,480+ MW with Unit 4 (426 MW) coming online April 2026. Water: 50 MGD capacity with 32 MGD excess. Google already consumes 1.1B gallons/year, so the margin narrows with each expansion.
Opposition Density
25 pts
No organized opposition at MAIP/Pryor found. Community broadly supportive (school funding, jobs, charitable giving). SB 1488 (statewide moratorium bill) missed legislative deadlines. Tulsa moratorium does not affect MAIP.
Score: 21/25. No organized opposition found in Pryor. Community broadly supportive: school funding, 800+ jobs, $5M+ in charitable giving. But Oklahoma statewide has intensifying DC opposition (Sand Springs recall, Tulsa moratorium, Coweta petition).
Approval Timeline
20 pts
Within MAIP, approval timeline is effectively zero — no building permits, no inspections, no public hearings, no discretionary review. Google executed multiple expansions on rapid timelines.
Score: 18/20. Effectively zero within MAIP — no permits, no hearings, no discretionary review. Score does not reach 20 because environmental permits (DEQ, EPA) and utility interconnection still operate on independent timelines.
Key Findings
What the evidence supports.
MAIP operates under a public trust with "regulatory sovereignty" — no building permits, inspections, or zoning approvals required.
MidAmerica Industrial Park — About UsGoogle announced $9 billion Oklahoma investment in August 2025 including expansion of Pryor campus.
Google Official BlogSB 1488 (statewide 3-year moratorium proposal) missed key legislative deadlines and is effectively dead.
Oklahoma Senate press releaseHB 2992 (Data Center Consumer Ratepayer Protection Act) passed House 92-2 — requires large-load customers to cover infrastructure costs.
Oklahoma House of RepresentativesIncentives & Programs
Why developers are choosing here.
Google $9B Oklahoma investment (August 2025)
Expansion of existing Pryor campus plus new facilities in Stillwater and Elk City. $4.4B+ cumulative at Pryor.
SourceComputer Services Sales Tax Exemption (68 O.S. Section 1357)
Sales tax exemption on machinery and equipment for computer services and data processing.
SourcePryor school district property values increased 957% since 2009
Driven substantially by Google's cumulative $4.4B investment.
SourceKnown Risks
No market is risk-free. Here's what to watch.
The credibility of a favorable score depends on honest risk disclosure. These risks are documented in public records.
Water demand: 1.1B gallons consumed July 2023-June 2024
SB 609 eliminated future DC eligibility for ad valorem exemption (Google grandfathered)
Tulsa approved 9-month DC construction moratorium (does not affect MAIP)
Recommendation
CLEAR PATH — Score 88/100
Favorable market for data center development. MAIP's public trust structure provides the clearest entitlement path documented in any U.S. market.
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About This Index
Published Q1 2026RealClear gives real estate development teams cited entitlement research before they commit serious diligence spend. This index scores U.S. markets across four dimensions of data-center entitlement risk: regulatory complexity, infrastructure readiness, community opposition density, and approval timeline. It is market-level triage, not a parcel score. Submit a specific parcel and you get a 24-hour cited brief whose claims trace to primary sources.
Read the full methodology20Markets Scored
15Index States
249+Source-Backed Claims
Ready to screen a property candidate? RealClear returns a 24-hour cited brief covering zoning posture, approval path, community posture, comparable outcomes, open questions, and next questions for counsel, civil, utility, or the local team.