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Skybox/Prologis Hutto Megasite

The Skybox/Prologis PowerCampus Austin in Hutto, Texas is the largest data center project in Williamson County and one of the most scalable data center campuses in the United States. The 159-acre site at 4200 County Road 132 within the broader 1,400-acre Hutto Megasite supports approximately 600 megawatts of capacity through two private 300 MW dedicated substations, with up to 4 million square feet of data center space across six to eight buildings at full buildout. Minimum capital investment exceeds $10 billion across the multi-phase construction window. The first three buildings are on track to deliver in early 2026 per Skybox Chief Development Officer Haynes Strader; at least the first building is fully leased.

Site and Substrate

The PowerCampus Austin site occupies 159 acres within the 1,400-acre Hutto Megasite — the master-planned industrial substrate along US Highway 79 that anchors the Georgetown-Hutto-Taylor Datacenter Corridor (covered at Georgetown-Hutto-Taylor Datacenter Corridor). The site's specific structural advantages combine adjacent 345 kV transmission corridor access, two dedicated 300 MW Oncor private substations supporting the campus's 600 MW capacity baseline, plus integration with the broader Williamson County electric infrastructure substrate that scaled following Samsung Taylor's announcement. Oncor Electric Delivery and the Lower Colorado River Authority own approximately 70 acres adjacent to the project, providing additional transmission infrastructure substrate support.

Capital Reality

The Skybox/Prologis Hutto capital framework operates across multiple coordinated tiers. Minimum capital investment is $10 billion across the multi-phase construction window targeting full buildout completion through 2030 and beyond. The Chapter 312 tax abatement framework supports operator capital position — Hutto exempts 50 percent of taxable personal property value subject to the $100 million minimum capital investment threshold. Building-level filings include the original $86 million site improvements plus new data center building filing (235,730 sq ft, 21,900 sqm) updated to $149 million for interior improvements completing the data center shell building, plus the Skybox Austin 2 Initial Improvements filing at $60 million for interior improvements of an existing 146,270 sq ft shell building.

Operator Framework Context

The Skybox/Prologis Hutto substrate operates within Prologis's broader 10 gigawatt data center buildout strategy across the next ten years. Per Prologis President Dan Letter (March 2026 earnings call), Prologis currently has 1.4 GW of secured power for data centers in its pipeline, an additional 1.6 GW in advanced procurement stages, plus another 1.5 GW of applications behind that — totaling 10 GW across the next ten years, with Letter noting "that doesn't even touch upon the universe of opportunities." Prologis has 3.4 GW currently operational or in advanced development worldwide, 490 MW currently under construction, plus 29 data center projects completed since 1999. The broader strategy combines warehouse-to-data-center conversions across Prologis's existing portfolio (5,600 buildings plus 12,400 acres) with ground-up development at scaled-substrate sites including the Hutto Megasite. Combined committed Prologis data center capital substantially exceeds $25 billion across the buildout window with $7-8 billion targeted for approximately 20 data center projects across the next four years.

The Skybox-Prologis partnership represents one of Prologis's primary operational frameworks for data center development. The partnership formed in early 2021 and has scaled across multiple US deployments. Notable Skybox-Prologis deployments include PowerCampus Austin (the 600 MW Hutto substrate covered here), the 100 MW Plano TX built-to-suit campus, the 32 MW Elk Grove Illinois warehouse conversion (sold to HMC Capital in 2025), the 30 MW Skybox Austin 1 in Pflugerville, plus prospective developments in Northern Virginia. The partnership leverages Prologis's land and structural expertise plus Skybox's data center development specialization, enabling Prologis to rapidly deploy data center capacity without building a complete internal data center division from scratch. Prologis's data center efforts have been led by Compass co-founder Chris Curtis since 2024.

The Prologis capital framework's structural distinctiveness combines specific operator positioning. Per Prologis CEO Hamid Moghadam, the broader strategy taps "energy from all sources" to address AI's massive power demands, including small modular reactors (SMRs), natural gas, solar, plus broader renewable substrate.

Project Sequel (Phase 2)

Skybox and Prologis are in early planning stages of Project Sequel — the prospective 140-acre Phase 2 expansion just west of PowerCampus Austin. Project Sequel's specific scale and operational details have not been publicly disclosed, but operator coordination suggests the expansion will likely operate at scales comparable to PowerCampus Austin (potentially $10 billion-plus additional capital investment, additional multi-hundred-megawatt capacity, additional multi-million-square-foot buildout). Combined committed and prospective Skybox/Prologis Hutto capital substantially exceeds $20 billion at minimum.

Convergence Position

The Skybox/Prologis Hutto substrate operates at a structurally distinctive convergence position within the broader Williamson County concentration. The PowerCampus Austin plus Project Sequel substrate combined with the broader Williamson County data center operator concentration anchors the Williamson County substrate as one of the most rapidly-scaling US data center concentrations.

The Austin-San Antonio data center corridor substrate context is structurally distinctive. Per Cushman & Wakefield data through March 2026, the Austin-San Antonio corridor has approximately 7,823 megawatts of planned capacity compared to approximately 1,154 megawatts currently operating — establishing a buildout pipeline that substantially exceeds peer US data center markets at comparable trajectories. Within this corridor, the Skybox/Prologis Hutto substrate represents the single largest committed buildout.

Permitting and Community Context

The Skybox/Prologis Hutto regulatory framework progresses across multiple coordinated tracks. Site annexation and zoning by the City of Hutto plus the broader 220-acre City of Hutto land acquisition (August 2022) establish the foundational regulatory framework. The May 2023 development agreement plus the July 2023 Chapter 312 tax abatement establish the local-level incentive framework. Subsequent Oncor 600 MW substation construction plus the broader Williamson County transmission infrastructure substrate establish the power-and-grid infrastructure framework. ERCOT capacity allocation supports the broader operational substrate (covered at ERCOT Energy Sovereignty); Senate Bill 6 implementation framework for large-load coordination represents the broader regulatory context for Texas hyperscale data center operator concentration.

Outlook

The Skybox/Prologis Hutto substrate represents one of the most structurally significant emerging US hyperscale data center operations. The combination of $10 billion-plus minimum capital investment for PowerCampus Austin Phase 1, the prospective $10 billion-plus additional capital investment for Project Sequel Phase 2, the 600 MW capacity through two private 300 MW Oncor substations, the up to 4 million square foot buildout across six to eight buildings, plus integration with the Samsung Oncor Effect substrate positions Skybox/Prologis Hutto as one of the structurally distinctive US hyperscale data center operations.

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