Livingston Revisited: Big Builder Takes the Wheel
Sandridge might add more residential to mixed-use plan.
LIVINGSTON, Miss. — The long-gestating dreams for the township of Livingston appear to be stirring back to life. A Mississippi developer has purchased major parcels in the 4,000-acre mixed-use project and is hinting that housing could be the next move — raising hopes that the stalled vision for the community north of Jackson may finally gain traction.
Local developer Todd Sandridge recently acquired the undeveloped land from the original owner of the Town of Livingston project on Madison County’s busiest corridor. Citing public filings, the Clarion Ledger reports Sandridge and his team now control “substantially all remaining property” within the master-planned site. His next step: determine whether the next phase will include residential-unit construction beyond the originally announced retail and entertainment components.
The original development — launched in the early 2010s by developer David Landrum and others — envisioned an 1800s-style town square anchored by restaurants, shops, and offices. But the 2008 financial crisis, developer disputes and bankruptcy filings derailed the project’s momentum. With the fresh ownership change, local stakeholders say the timing may be right for housing to anchor the site’s next chapter.
Background and site context
The Town of Livingston sits at the intersection of Mississippi 463 and Old Cedars Lane in northern Madison County — about 20 minutes from Jackson. In 2014, the developer Landrum described the project as “a village for lively gathering” with a general store, mercantile and office space already under development. But despite early site work and anchor leases, the actual housing component never materialized, and in 2024 parts of the property entered bankruptcy.
With the new acquisition, however, Sandridge is reportedly reviewing zoning, utility plans and phasing options. He’s said to be having conversations with Madison County officials about potential tax-increment financing or public-private partnerships to fund infrastructure for residential development.
What’s changed — and what’s still needed
Unlike the original retail-led model, several local developers and real-estate analysts now argue that housing must lead if the site is to become a self-sustaining community. With booming demand across the Jackson metro for new homes and rental inventory, the refreshed plan could align with broader trends. Yet key questions linger: will the new homes be affordable for middle-income families or priced at the luxury end? Will amenities materialize concurrently to support residents? And how will the new owner address the legacy infrastructure and financing shortfalls from the earlier phase?
Why it matters for the region
If successful, the revitalized project could shift growth patterns in Madison County, offering a new suburban-style node with walkable design, mixed-use amenities and targeted housing. For local workers — many commuting into Jackson or the expanding biotech corridor — it could provide shorter commutes and newer housing stock. From a trade-specific perspective, home-builders, utility contractors and local supply-chain firms may finally see orders materializing after years of stalled promises.
But if housing doesn’t happen — or if it is priced out of reach — the site could remain a ghost of potential. The story of Livingston’s development is already one of ambition interrupted. That makes the stakes high not just for one developer, but for a region banking on growth, equity and smart infrastructure.
The bottom line
With new ownership and a renewed nod to housing, the Town of Livingston is at a crossroads: Will it rise as the suburban village it was promised, or sit in limbo for yet another decade? If the next phase includes the right mix of homes and amenities, it could finally deliver. If not, the latest investor may simply inherit the same challenges the original team could not overcome.