The Waters at Bartlett Will Add 312 New Homes and Commercial Space

The Waters at Bartlett Takes Shape

A major mixed-use development planned for east Bartlett is moving closer to becoming a reality. The Waters at Bartlett is a $61 million development by Louisiana-based Stoa Group planned near the intersection of New Brunswick Road and Highway 64. The developer recently acquired the property, and the project is now positioned to move into construction. The approved development encompasses 25.72 acres and combines multifamily housing with three commercial outparcels.

Housing at the Center of the Project

The residential portion will include 312 multifamily units spread across 12 buildings on approximately 15.46 acres. The planned homes include 136 one-bedroom, 144 two-bedroom and 36 three-bedroom units. The residential community will also feature a clubhouse, swimming pool and other shared amenity areas.

Commercial Opportunities Included

The Waters at Bartlett isn't solely a residential project. The approved master plan includes three commercial areas totaling approximately 10.26 acres alongside the residential development. The combination creates the potential for future businesses and services to locate alongside the new residential community.

A Significant Private Investment

With an estimated $61 million investment, The Waters at Bartlett represents a substantial addition to Bartlett's development pipeline. The project adds new housing while creating opportunities for future commercial activity along the Highway 64 corridor. Its mix of residential and commercial uses also reflects the continued diversification of Bartlett's development landscape.

Why It Matters

The Waters at Bartlett is another example of private investment responding to continued demand for housing and services in a growing community. For Bartlett, the project will add hundreds of new residential units while setting aside land for future commercial uses—bringing both new residents and opportunities for additional businesses to the area.

Fast Facts

• Project: The Waters at Bartlett
• Developer: Stoa Group
• Investment: $61 million
• Site: 25.72 acres
• Location: Northeast corner of New Brunswick Road and Highway 64
• Residential Units: 312
• Residential Buildings: 12
• Commercial Areas: 3
• Residential Unit Mix: One-, two- and three-bedroom
• Current Status: Moving toward construction

Sources: Memphis Business Journal, September 2, 2026; City of Bartlett Planning Commission and Design Review Commission materials.

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