Lack of affordable homeownership can be a barrier to quality of life for nurses, educators, first-responders, and other blue-collar workers. A new solution using strategic partnerships could soon be opening doors to housing opportunities in rural Emanuel County Georgia.
The project began in October 2024 with discussions between Swainsboro City Administrator Herman Middlebrooks and stakeholders regarding the potential for increasing the stock of affordable workforce housing.

They found that a Department of Community Affairs program, Rural Workforce Housing Initiative could be a viable solution; however, the grant application was due in January 2025, an ambitious 3-month timeline. It required a housing study demonstrating the need for additional housing units within the community and a deep dive into available housing with a clear picture of the gaps in the current housing market. The timeline for completing such a study is typically 6-12 months. 

Despite the tight turnaround timeframe, Swainsboro Mayor Greg Bennett and City Administrator Herman Middlebrooks felt optimistic, “I attribute this to our can-do attitude and Mayor Bennett’s entrepreneurial spirit,” said Swainsboro City Administrator Herman Middlebrooks. “We’re a city of about 7,600 and the leadership team meets to vet issues and priorities often. Continued investment in quality-of-life issues for residents is a top priority for us.”

Drawing on her experience and recognizing that the city lacked the necessary housing assessment, USDA Community Program Specialist, Amy Wilke worked with city officials to leverage the city’s relationship with the University of Georgia (UGA) Carl Vinson Institute of Government. Emanuel County is part of the Institute’s Planning Rural Opportunities for Prosperity and Economic Leadership (PROPEL) program.

The Institute of Government quickly undertook the study and leveraged existing relationships and community knowledge to deliver a high-quality assessment to support the grant application. Their prompt action ensured the assessment was completed in time for the application submission.

“I’ve been focusing on connecting Emanuel County in rural Georgia with state and federal resources and funding opportunities for the past three years. It is very satisfying to see all the relationship building and collaboration bloom into this result that will help Emanuel County, and the city of Swainsboro achieve part of their community economic development goals,” said USDA Community Program Specialist, Amy Wilkie.

In April 2025 the city of Swainsboro, in Emanuel County, Georgia received a $2.5 million grant for workforce housing infrastructure. The funding comes from Department of Community Affairs OneGeorgia and will be used to build water, sewer, drainage, and road infrastructure to develop a 23-acre residential subdivision. It will result in 43 homes priced in the mid $200,000’s to address ongoing workforce housing needs and expand the availability of affordable housing.

The successful application was the result of coordinated efforts among multiple partners:
•The city of Swainsboro provided leadership and project oversight.
•USDA Rural Development connected the community to resources for thehousing assessment and project funding sources.
•University of Georgia (UGA) Carl Vinson Institute of Government conductedthe housing assessment.
•Real Estate Developers contributed expertise and resources.
•Georgia Department of Community Affairs (GA DCA) offered program insights and guidance and ultimately awarded the funding through its Rural Workforce Housing Initiative.

This collaborative effort underscores the importance of strategic partnerships in achieving community development goals. The $2.5 million award will enable the City of Swainsboro to address critical housing needs and enhance the quality of life for its residents. To connect your community with Rural Development opportunities, visit https://www.rd.usda.gov/.