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Operatingcolocation

Digital Realty IAD55

22515 Fitness Court · Sterling, Loudoun County, VA

Source: OpenStreetMap

Digital Realty IAD55 is an operating data center in Loudoun County, VA, operated by Digital Realty Trust, Inc.. DataCentersExposed has documented a 85,319 sq ft footprint at this site.

Reporting by · Updated Jun 14, 2026

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Real parent
Digital Realty Trust, Inc.
Operator
Digital Realty Trust, Inc.
Est. capacity
~15-35 MW
Footprint
85,319 sq ft
Utility
Virginia Electric & Power Co
Grid
PJM
Attribution & capacity confidence:mediumprimary source
Status · click to filter

Most sites are mapped — located but awaiting a second source. How we verify

Dot size = disclosed capacity (MW). Smallest = undisclosed, not small.

Overview

source: link

IAD55 is an operating colocation data center in Sterling, Loudoun County, Virginia, run by Digital Realty Trust, Inc. Its reported footprint is 85,319 square feet. The site draws power from Virginia Electric & Power Co inside the PJM grid.

Operator chain

In the news

source: Google News

Tax breaks & subsidies

source: Good Jobs First / GASB 77

These tax breaks are recorded to Digital Realty Trust, Inc. (the operator/parent) and may cover this or other sites — no state names the recipient at the facility level.

Dollar value not disclosed for these records.
  • Texas Qualifying Data Center Exemption$0
    State of Texas · granted 2025 · term — yr · source
  • Texas Qualifying Data Center Exemption$0
    State of Texas · granted 2022 · term — yr · source
  • Texas Qualifying Data Center Exemption$0
    State of Texas · granted 2022 · term — yr · source
  • Texas Qualifying Data Center Exemption$0
    State of Texas · granted 2014 · term — yr · source
Statewide cost of this incentive

Virginia reported $1B in Data Center Retail Sales and Use Tax Exemption (Va. Code § 58.1-609.3(18)) for FY2024 (Virginia Joint Legislative Audit and Review Commission (JLARC) / Weldon Cooper Center). Program-wide, not attributable to this site.

source · All Virginia subsidies →

Water use

No public record of this facility's water use. We check state withdrawal reporting for self-supplied sites; municipally supplied sites only become visible through a public-records request to the local water utility — a per-facility request tool is coming. If you have a utility document for this site, send it to us.

EPA permits & violations

source: EPA ECHO

No reported violations as of last sync.

Environmental permits

source: Permit register
  • VA DEQ air permit (minor NSR)74052
    Diesel backup-generator air permit. Program: mNSR. Reg. 74052.

What this site costs the grid

source: PJM RPM auction reports
Dominion (Virginia / NC) · 2027/28 auction
$333 /MW-day
Peaked at $444/MW-day in 2025/26 — 1.65× the rest of PJM

PJM's capacity auction sets a $/MW-day price that utilities pass on to every household and business in the zone. This site sits in PJM's DOM pricing zone, where soaring data-center demand is a documented driver. See the full zone-by-zone breakdown →

This site's capacity-market cost (estimated)
$1.8M to $4.3M/yr

An estimated ~15 to 35 MW of load at the zone's $333/MW-day, annualized — the capacity charge a load this size carries at the current auction price. Estimated from the building footprint at 200 to 400 W/ft² (the typical range for modern data centers). A rough order-of-magnitude figure, not a metered or permitted capacity.

Separately, a typical home in this zone pays an estimated $4 to $10/mo more on the capacity portion of its bill that PJM's market monitor attributes to data-center demand. See your address's full impact →

Air quality near this site

source: AirNow
52
PM2.5
Moderate
36
O3
Good
15
PM10
Good

Air Quality Index from the nearest AirNow reporting area (Northern Virginia), as of 2026-06-10. Regional context — not this facility's own emissions.

Who lives nearby

source: Census ACS 2023
Median household income
$131.4K
People of color
64%
Below poverty
3%
Tract population
7,191

Demographics of the census tract this facility sits in (American Community Survey 5-year estimates). Environmental-justice context for who bears the local impacts.

Nearest school

source: HIFLD / NCES

The nearest public school, Guilford Elementary in Sterling, is 1.1 mi from this site (541 students).

Schools are sensitive receptors for the noise, backup-generator exhaust, and traffic a large data center brings. Straight-line distance to the nearest public school (HIFLD/NCES, US public schools only).

Hearings timeline

No public-hearing records linked to this site yet. We surface planning-commission and board-of-supervisors dates when a record names a facility. If you know of a hearing on this site, tell us.