Long County braces for population boom

LUDOWICI, Ga. (WTOC) - Long County leaders are grappling with rapid population growth that is filling local classrooms to capacity and straining public services, prompting local governing bodies to convene together for the first time to manage the boom.

Elected officials from the Long County Board of Commissioners, the Ludowici City Council, and the Long County Board of Education met Monday night for the first session of a three-part Joint Land Use Planning summit.

According to data presented during the meeting, Long County’s population is projected to surge by nearly 24% over the next four years, jumping from roughly 21,500 residents today to nearly 27,000 by 2030.

While hundreds of families are moving into newly approved residential subdivisions, local leaders warn that not all residential growth pays for itself.

The Service Delivery Crunch and Tax Exemptions

Meeting records show that more than 900 new subdivision homes and apartments have already received county approval. However, county administrators pointed out a significant revenue challenge: nearly 30% of the county’s property tax base is tied up in tax exemptions.

Long County serves as a bedroom community for nearby military installations like Fort Stewart, housing a significant population of active-duty service members, disabled veterans, and retirees. Under Georgia law, disabled veterans and primary homeowners qualify for substantial homestead and property tax exemptions.

County Manager Shane Richardson explained that while on-paper property valuations have risen to roughly $725 million, about $325 million of that value is legally exempt from local taxation. That gap means thousands of new residents are utilizing county roads, emergency medical services, and law enforcement without generating matching tax revenues to fund additional personnel and equipment.

“One of the biggest concerns when it comes to service delivery and being able to finance operations is, of course, the more we grow, the more the departments have to grow and there’s more demand for personnel, equipment, etc.,” Richardson said.

County data shows approximately 77% of working residents commute outside Long County for employment each day, leaving the local tax base heavily reliant on residential properties rather than commercial or industrial development.

Schools at Capacity

The strain is being felt most immediately across the Long County School District.

Long County Board of Education Chairman Bruce DeLoach summed up the district’s current reality in one word: “Overcrowded.”

State educational formulas project an average of 1.4 school-aged children per new single-family home. Based on housing developments already approved or underway, the school district is bracing for an influx of approximately 1,200 additional students over the next four years—representing a projected 26% spike in student enrollment.

The district operates five public schools and has secured $41 million in state funding to construct a new elementary school serving kindergarten through fifth grade. However, DeLoach cautioned that relief is years away.

“We’re in the process of building a new school, a K-5. The state gave us $41 million to build one. But right now that’s three years if we started today before it would open. So it’s going to be a challenge,” DeLoach said.

To manage the crunch in the interim, district leaders said they may be forced to bring in portable classroom trailers.

DeLoach also emphasized that while state funding covers the capital construction of new facilities, local property taxpayers remain entirely responsible for operational costs, including teacher salaries, support staff, bus transportation, and classroom technology.

“And with the tax base, like Shane said, it’s hurting the schools for money coming in,” DeLoach said. “The taxes are probably going to end up being increased to be able to fund the schools being built and being able to supply them with teachers and all that.”

What’s Next

The Coastal Regional Commission is currently conducting an official comprehensive housing study for Long County to provide updated growth metrics.

Richardson said bringing all three governing bodies together is the first step toward developing coordinated zoning policies, infrastructure planning, and growth management strategies.

The three boards are scheduled to reconvene for part two of their joint planning summit in October to begin drafting policy solutions, with plans to reach a community-wide consensus by November.

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