Markets / Carolinas
C&W 2026 Americas · Secondary #2 · updated 2026-11-05
The Carolinas (Charlotte, Triangle, Upstate SC)
Duke is converting real ESAs, and AWS is anchored at Richmond County. Local pause counts are rising fast, so site-level entitlement risk is the gating item, not power.
mixedGrid: Duke Energy Carolinas/Progress, Dominion SC, Santee Cooper (non-RTO)
[Cushman & Wakefield, 2026 Global Data Center Market Comparison (Americas rankings) (2026-05)]
Power and the queue
- Duke reports 7.946 GW across 43 advanced large-load projects in the Carolinas (Spring 2026 report), 4.337 GW of it under executed ESAs. [Duke Energy semi-annual report on large load additions (SC PSC, Spring 2026) (2026)]
- Duke's late-stage pipeline is about 15.4 GW, with ESA conversion targeted by early 2027 (Q3 2026 call). [Duke Energy Q3 2026 earnings call transcript (Motley Fool) (2026-11-05); DCD: Duke Energy data center pipeline grows by 2.7GW since Q4 2025 (2026)]
- A North Carolina large-load tariff settlement applies to customers contracting after Jun 1, 2026. A South Carolina version is expected to be filed by year-end.uncertain [Duke Energy Q3 2026 earnings call transcript (Motley Fool) (2026-11-05)]
Notable projects owners where public
- AWS: $10B Richmond County, NC campus next to Duke's Smith Energy Complex. [Amazon: to invest $10B in North Carolina to expand cloud infrastructure and advance AI (2025-06)]
Regulatory posture incentives, moratoria, zoning, water, large-load rules
- At least 15 SC counties have proposed or passed temporary pauses, and NC has 50+ local pauses in force. [The State: Local pause efforts on data centers grow across SC counties (2026); SC Association of Counties: Counties and data center ordinances (as of 09/28/2026) (2026-09-28); Moratorium Nation dataset (M. Bommarito, CC BY 4.0), current through Sep 23, 2026 (2026-09-23)]
- SC H 5526 would bar local approvals until a state oversight framework is adopted (introduced). [NCSL: Which States Are Banning Data Centers? (updated Sep 15, 2026) (2026-09-15)]
Pending legislation and actions 10 items
| Date | Jurisdiction | Item | Status | Impact | Source |
|---|---|---|---|---|---|
| 2026-04-14 | South Carolina state | H. 5526 (2026) Statewide moratorium joint resolution. Would bar state and local governments from accepting or acting on data center permits or applications that lack final approval until the General Assembly establishes a comprehensive oversight and approval process. Defines | pending | medium | [South Carolina General Assembly, 126th Session, H. 5526 Bill Status] |
| 2026-03-31 | South Carolina state | H. 5286 (2026)uncertain Statewide moratorium joint resolution. Would prohibit state, county, municipal, and political-subdivision final approval for new data center applications, permits, rezoning, special exceptions, special use permits, building permits, site plans, plans of develo | pending | medium | [South Carolina General Assembly, 126th Session, H. 5286 Bill Status] |
| 2025-04-14 | North Carolina state | HB 1002 (2025-2026), Rate Payer Protection Act Defines commercial data center as 100 MW or greater peak demand; bars general rate recovery for utility costs attributable to data centers unless charged to data centers; creates a Special Commission for Data Center Planning through 2027. | pending | medium | [House Bill 1002 (2025-2026 Session) - Rate Payer Protection Act, ncleg.gov Bill Status] |
| 2025-04-02 | North Carolina state | HB 638 (2025-2026), Equitable Escalation of Electricity Demand Act Defines data center; would require new data centers needing dispatchable power to contract for or provide that power; incentive recipients would need an MOU, with recoupment if terms are not met. | pending | medium | [House Bill 638 (2025-2026 Session) - Equitable Escalation of Electricity Demand Act, ncleg] |
| undated | City of Raleigh city | Proposed City of Raleigh moratorium on new data centers of 10,000 sq ft or larger (draft by city attorney), N.C.G.S. 160D-107uncertain Draft moratorium in preparation. Duration: Proposed six months | pending | medium | [https://www.wunc.org/environment/2026-09-16/raleigh-cary-data-center-moratorium] |
| 2026-05-06 | South Carolina state | S. 867 (2026) "Data Center Development Act." Creates a DES Data Center Development Office, tiered state siting permits, water-efficiency standards, infrastructure adequacy review, environmental review, decommissioning/financial assurance, noise/light/vibration controls, PSC | pending | low | [South Carolina General Assembly, 126th Session, S. 867 Bill Status] |
| 2026-02-18 | South Carolina state | H. 4583 (2026)uncertain "South Carolina Data Center Responsibility Act." Requires complete energy independence, bars state and local taxpayer-funded incentives, requires closed-loop water or liquid cooling with zero net water withdrawal and discharge, imposes strict liability and ins | pending | low | [South Carolina General Assembly, 126th Session, H. 4583 Bill Status] |
| 2026-02-10 | South Carolina state | S. 902 (2026) "Data Center Siting Act." Requires a PSC certificate before a data center may operate in South Carolina; includes public hearing procedures, intervention rights, environmental and infrastructure review, water and operational efficiency standards, annual report | pending | low | [South Carolina General Assembly, 126th Session, S. 902 Bill Status] |
| 2026-01-14 | South Carolina state | S. 784 (2026) Broad energy bill. Adds commercial data center electric-service terms, including 15-year contracts, minimum billing, termination cost recovery, collateral, PSC approval, water reporting, and data center tax-exemption cutoff revisions. | pending | low | [South Carolina General Assembly, 126th Session, S. 784 Bill Status] |
| 2026-01-13 | South Carolina state | S. 724 (2026) Requires annual water-use reporting to DES for commercial data centers with 100 MW or greater peak demand that use 3 million or more gallons per month; includes audit authority and civil penalties. | pending | low | [South Carolina General Assembly, 126th Session, S. 724 Bill Status] |
In force / enacted 26 items
| Date | Jurisdiction | Item | Status | Impact | Source |
|---|---|---|---|---|---|
| 2026-09-21 | Spartanburg County county | Spartanburg County Council data center moratorium ordinance (ordinance number not located in reviewed sources); amended before third reading to exempt data centers of 65 IT megawatts or less that are Adopted one-year moratorium on new data center development, with amendments exempting facilities of 65 megawatts or less on qualifying industrial sites. Duration: One year (12 months) | in force | high | [Spartanburg County pauses new data centers — but with carveouts based on size and site (2026-09-22)] |
| 2026-09-14 | City of Statesville city | City of Statesville data center moratorium ordinance (number not located), N.C.G.S. 160D-107 180-day moratorium adopted. Duration: 180 days from 2026-09-14 (to about 2027-03-13) | in force | high | [https://www.wbtv.com/2026/09/15/statesville-unanimously-approves-180-day-moratorium-data-c] |
| 2026-09-14 | Laurens County county | Laurens County Council data center moratorium ordinance (ordinance number not located in reviewed sources); sponsored by Vice Chairman Matthew Brownlee Adopted one-year moratorium on new data center development in unincorporated Laurens County. Duration: One year | in force | high | [https://www.foxcarolina.com/2026/09/14/laurens-county-council-votes-approve-one-year-data-] |
| 2026-09-03 | City of Hendersonville city | Ordinance #O-26-29, Ordinance Imposing a Temporary Moratorium on Data Centers, N.C.G.S. 160D-107 12-month moratorium adopted 2026-09-03; staff to study data centers and propose Zoning Ordinance text amendments. Duration: 12 months from adoption (to about 2027-09-03) unless ended earlier by adoption of zoning text amendments Current end: 2027-09-03. | in force | high | [City of Hendersonville (2026-09-03)] |
| 2026-09-03 | Lincolnton city | Lincolnton City Council motion/ordinance adopting a moratorium on data center applications (2026-09-03) City planning staff to return with a zoning text amendment after January 1, 2027 Duration: From 2026-09-03 to 2027-01-01, extendable | in force | high | [https://www.lincolntimesnews.com/news/council-votes-on-data-center-pause/article_44515fcd-] |
| 2026-08-27 | Town of Cary town | Ordinance Establishing a Temporary 18-month Moratorium on the Acceptance, Processing, and Approval of Development Applications for Data Centers, cryptocurrency mining operations and associated uses in 18-month moratorium; ordinance hearing anticipated October 2027 and Council decision February 2028. Duration: 18 months (to about 2028-02-27); staff schedule targets a Council decision on a permanent ordinance in February 2028 | in force | high | [https://carync.iqm2.com/Citizens/FileOpen.aspx?Type=14&ID=2843&Inline=True] |
| 2026-08-24 | Durham County county | Ordinance imposing a temporary moratorium on the permitting of large-scale data centers, data processing facilities, cryptocurrency mining operations and similar uses (Legistar file 26-0437; ordinance Nine-month moratorium on large data centers adopted 2026-08-24; staff to draft UDO standards. Duration: About nine months: begins 2026-08-25 and lasts until 2027-05-18 or earlier adoption of UDO standards for covered uses Current end: 2027-05-18. | in force | high | [Durham County (2026-08-24)] |
| 2026-08-24 | Town of Hildebran town | Town of Hildebran data center moratorium (number not located); adopted after the town's March 2026 permanent data center zoning regulations 12-month moratorium adopted despite earlier zoning rules. Duration: 12 months (to about 2027-08-24) | in force | high | [https://www.thepaper.media/news/hildebran-imposes-12-month-data-center-moratorium-after-mo] |
| 2026-08-18 | Anderson County county | Ordinance No. 2026-037 (Anderson County Council) Adopted six-month moratorium on acceptance, processing, or approval of data center development applications. Duration: Six months | in force | high | [https://www.andersoncountysc.org/wp-content/uploads/2026/08/8.18.2026-County-Council-Agend] |
| 2026-08-11 | Town of Waxhaw town | Ordinance ORD2026014, An Ordinance Imposing a Temporary Moratorium on the acceptance, processing and approval of development applications for data centers, cryptocurrency mining, data storage and proc 12-month moratorium while the town drafts land development code amendments. Duration: 12 months: commences 2026-08-11 and expires no later than 2027-08-10, or earlier by Board action | in force | high | [https://waxhaw.civicweb.net/document/248629/_p__strong__span%20style=_text-decoration_unde] |
| 2026-07-20 | Chester County county | Ordinance 2026-14 (Chester County Council), "Declaring a temporary, countywide pause on the acceptance, processing, and approval of applications regarding data centers and data center-related developm Approved six-month moratorium on new data center development. Duration: Six months | in force | high | [Chester County Council Meeting Agenda, July 20, 2026 (2026-07-20)] |
| 2026-07-13 | York County county | York County Council moratorium ordinance on data centers; ordinance number not located in sources reviewed Adopted nine-month moratorium on data center land-use approvals in unincorporated York County. Duration: Nine months | in force | high | [York County Council (2026-07-13)] |
| 2026-07-06 | Davie County county | Ordinance Imposing a One-Year Moratorium on the Development of Data Centers in Davie County ('Temporary Data Center Moratorium'; unnumbered), adopted 5-0 on 2026-07-06 after a legislative hearing, wit Duration: One year: commences 2026-07-06 and expires no later than 2027-07-05 Current end: 2027-07-05. | in force | high | [Davie County (2026-07-06)] |
| 2026-07-06 | Town of Franklin town | Ordinance No. 2026-002 Duration: 12 months from adoption unless ended earlier or lawfully extended | in force | high | [Town of Franklin (2026-07-06)] |
| 2026-06-16 | Town of Holly Springs town | Ordinance 26-19 (up to 12-month moratorium on acceptance, processing and approval of development applications for data centers, cryptocurrency mining, data processing and associated uses in town limit Duration: Up to 12 months: begins 2026-06-17 and lasts until 2027-06-16 or earlier adoption of UDO amendments Current end: 2027-06-16. | in force | high | [Town of Holly Springs (2026-06-16)] |
| 2026-06-08 | Charlotte city | Ordinance Imposing a Temporary Moratorium on Acceptance, Processing, and Approval of Applications for New Telecommunications and Data Storage Facilities within the City of Charlotte and its ETJ pursuauncertain 150-day moratorium on new data-center development/rezoning petitions to allow time for policy development Duration: 150 days, through November 5, 2026 Current end: 2026-11-05. | in force | high | [City of Charlotte (2026-06-08)] |
| 2026-05-27 | Town of Hillsborough town | Ordinance 20260527-5.A (initial 60-day term, adopted 2026-05-27); extended by Ordinance #20260622-5.A, adopted 3-0 on 2026-06-22 after a public hearing, through May 27, 2027 or earlier adoption of UDO Duration: Initially 60 days (May 28-July 27, 2026); extended June 22, 2026 to run through May 27, 2027 (total term approximately one year from initial adoption) Current end: 2027-05-27. | in force | high | [Ordinance Imposing a Temporary Moratoria on Development Approvals for Data Centers, Crypto (2026-05-27)] |
| 2026-05-19 | Town of Garner town | Ordinance No. (2026) 5383, An Ordinance Instituting a Temporary Moratorium on the Permitting and Issuance of Development Approvals for Data Centers, Data Processing Facilities, Cryptocurrency Mining O 12-month moratorium; staff to study impacts for 4-6 months then propose UDO text amendments. Duration: 12 months: begins 2026-05-19 and lasts until 2027-05-18 or earlier approval of UDO amendments | in force | high | [https://pub-townofgarner.escribemeetings.com/FileStream.ashx?DocumentId=2439] |
| 2026-05-18 | Town of Bailey town | Board of Commissioners moratorium on accepting, processing, or approving data center applications in the town and its extraterritorial jurisdiction; ordinance/resolution number not located in reviewed Duration: 10 months | in force | high | [Town of Bailey (2026-05-18)] |
| 2026-05-04 | Durham city | Initial ordinance imposing a temporary moratorium on development approvals for data centers, cryptocurrency mining operations and any use associated with data center processing facilities (PR #19257, 60-day moratorium on data centers, data processing facilities, and cryptocurrency mining operations, later extended Duration: Initially 60 days (adopted 2026-05-04); extended 2026-06-15 by 10 months for a total 12-month moratorium running until 2027-05-03 Curr | in force | high | [Durham Extends Data Center Moratorium While Weighing Legal Risk — City Council, June 15, 2 (2026-06-15)] |
| 2026-05-04 | Harnett County county | Ordinance 2026-17, An Ordinance of the County of Harnett Imposing a Temporary Moratorium on Development Approvals for Data Centers (covers data centers, data processing facilities and cryptocurrency m One-year moratorium adopted to allow time to study how to regulate the data-center industry Duration: One year Current end: 2027-05-04. | in force | high | [Harnett County] |
| 2026-05-04 | Town of Spring Hope town | Resolution 2026-01, imposing a one-year pause on data centers within the town and its extraterritorial jurisdiction Duration: One year (12 months) | in force | high | [Town of Spring Hope (2026-05-04)] |
| 2026-04-14 | Town of Apex town | Town-wide moratorium noticed under N.C.G.S. 160D-107 and 160D-601; covers acceptance, processing, and approval of development applications for data centers, cryptocurrency mining, data processing, and Pending. Town will study and consider UDO and policy amendments. Duration: 12 months, ending 2027-04-27 per IndyWeek; the ordinance is town-wide including extraterritorial jurisdiction | in force | high | [Ordinance of the Town of Apex Town Council Instituting a Temporary Moratorium on the Permi (2026-04-14)] |
| 2026-04-13 | Town of Wendell town | Town moratorium on acceptance/processing of development applications for data centers, data processing facilities, and cryptocurrency mining; cited authority N.C.G.S. 160D-107; >61-day duration trigge Pending. Town will study impacts and prepare regulations. Duration: Through 2026-12-31 (per AOL/N&O via Wendell planning director Bryan Coates) Current end: 2026-12-31. | in force | high | [Wake Weekly (2026-04)] |
| 2026-02-24 | City of Kings Mountain city | Ordinance 26-11, adopted 5-2 on motion by Councilmember Annie Thombs (seconded by Lemmond), enacting 182-day moratorium on permitting new data centers; N.C.G.S. 160D-107(d) findings (problems/conditio Extended 12 months on 2026-08-25; UDO text amendments for data centers still in preparation with the Planning and Zoning Board. Duration: Originally 182 days (2026-02-24 to 2026-08-25); extended on 2026-08-25 for an additional twelve months, to about 2027-08-2 | in force | high | [City of Kings Mountain (2026-08-25)] |
1 more in the full tracker.
Pricing & supply snapshot directional
MW Desk estimate / directional range, Q4 2026
Asking-rate bands below are MW Desk directional estimates in USD per kW-month. They are rounded ranges, not quoted rates, and they go stale quickly.
- Retail colo (roughly 0–250 kW): $155–315/kW-mo
- Wholesale (roughly 250 kW–4 MW): $120–215/kW-mo
- Large / hyperscale blocks (roughly 4 MW+): $115–205/kW-mo
- Vacancy band: low-to-mid teens (soft relative to primary markets)
- Commissioned inventory (directional): ~35–60 MW
- Available power (directional): ~0–30 MW
- Under construction: ~0–15 MW
- Planned pipeline: ~1.1–1.6 GW
- Absorption: flat / little net absorption in the latest quarter
- Power / timing: More near-term colo availability than primary AI markets; still confirm substation and transmission timing for large loads.
Directional ranges lean on the Charlotte metro; Triangle and Upstate SC are not separately priced here.
Indicative only. Ranges are rounded and adjusted directional estimates, not quoted asking rates or a survey. Confirm with brokers and operators before acting. Source data ages quickly.
TJ field notes
Coming soon: TJ's on-the-ground notes on this market. Expect what the queue really looks like, which sites can actually get power, and what the brokers aren't saying.
Slot reserved for TJ's detailed market report.