The Waters at Bartlett Begins Construction on 312-Unit Mixed-Use Development

Construction is underway on The Waters at Bartlett, a $61 million mixed-use development planned for the northeast corner of New Brunswick Road and U.S. 64. Louisiana-based Stoa Group broke ground Sept. 2 on the approximately 27-acre project. The development will include 312 apartments in three-story buildings along with nearly seven acres planned for commercial and retail uses. The apartment community is expected to take about two years to complete. The first units are projected to become available toward the end of 2027, with all phases expected to be completed in fall or winter 2028.

Apartments and amenities

The Waters at Bartlett will offer 132 one-bedroom, 144 two-bedroom and 36 three-bedroom apartments. Reported monthly rents are $1,650 for one-bedroom units, $1,850 for two-bedroom units and $2,250 for three-bedroom units. Plans call for an 8,000-square-foot clubhouse with a fitness center, game room, coffee bar, co-working space and kitchen area. Other amenities include a resort-style pool, dog park, mail room and approximately 36 private yards associated with select first-floor units. The development is designed as a walkable community, with pedestrian connections between the apartment area and planned commercial space.

Future commercial space

The commercial portion will occupy nearly seven acres at the development. Jones Aur Commercial Real Estate will handle leasing and management of the commercial space. No commercial tenants have been finalized yet. Stoa Group said it intends to be selective about the businesses that locate within the development, with an emphasis on uses that complement the residential community. The project also includes roadway improvements, including the creation of Waters Run Boulevard and a planned traffic signal where the new boulevard meets New Brunswick Road.

A new housing option in east Bartlett

Stoa Group said Bartlett's demographics and access to major transportation routes were among the factors that attracted the company to the site. The project is positioned to provide a housing option for professionals and others who want to live in Bartlett but may not yet be ready to purchase a home. With construction now underway, The Waters at Bartlett represents another major mixed-use development taking shape along Bartlett's growing commercial corridors.

Fast Facts

• Project: The Waters at Bartlett
• Developer: Stoa Group
• Investment: $61 million
• Location: Northeast corner of New Brunswick Road and U.S. 64
• Apartments: 312 units
• Commercial space: Nearly 7 acres
• Construction: Began Sept. 2, 2026
• First apartments: Expected toward the end of 2027
• Full completion: Expected fall/winter 2028

Why It Matters

The Waters at Bartlett adds a significant new residential and commercial project to east Bartlett, bringing 312 new apartment homes and future retail space to the U.S. 64 corridor. Its mixed-use design, pedestrian connections and proximity to U.S. 64 and I-40 also position the development as a new destination for residents and future businesses.

Source: The Commercial Appeal, Sept. 10, 2026.

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