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Lori Lane, founder and president of LLANE & Co., is taking a hands-on, strategy-first approach to new home sales with the launch of her boutique brokerage focused exclusively on new construction.  Lane joins host Carol Morgan on Atlanta Real Estate Forum Radio to discuss her new venture, decades of industry experience and why builders need more than fragmented marketing and sales support to succeed in today’s market.  “I spent my career in new construction, so working closely with builders and developers to bring communities to market and, of course, drive their sales,” Lane said. “Over time, I’ve had the opportunity to lead and grow a large-scale operation, and through that, I really started to see where the gaps were.”  A New Chapter Built on More Than 20 Years of Industry Experience After more than two decades in the industry, launching LLANE & Co. represents a natural evolution of Lane’s work with builders and developers.  “What I saw over and over again was disconnect—marketing doing one thing, sales doing another thing, pricing not quite aligned and the builder is trying to connect it all,” Lane said.  That gap became the foundation for LLANE & Co., built to align sales, marketing and strategy under one integrated model. After years of leading large-scale operations, Lane recognized an opportunity to create a more intentional, focused approach that drives stronger results for clients.  Closing the Gap between Marketing, Sales & Pricing At the core of LLANE & Co. is the flexible The LANES model, designed to meet builders where they are—from full sales execution to marketing strategy and community repositioning. Today’s market requires a more strategic, aligned approach as buyers become more informed, selective and actively compare multiple communities. Without clear differentiation and consistent messaging across marketing, pricing and sales, builders risk losing visibility and momentum.  Why Emotional Connection Still Drives Homebuying Decisions  While strategy and data matter, real estate remains an emotional business—especially in new home sales.  “The storytelling is the most underestimated part of the process,” she said. “People think buyers are making logical decisions, but they’re not. They’re making emotional decisions and then they justify them logically.”  Model homes remain one of the most powerful tools for creating that emotional response.  “It needs to tell a story. It must create that emotional connection,” Lane said. “They [buyers] should immediately feel something.”  AI in Real Estate: A Powerful Tool, Not a Replacement for People Artificial intelligence is reshaping how builders approach efficiency, targeting and follow-up, helping teams identify and connect with the right buyers earlier in the process. While the technology offers clear advantages, it should enhance—not replace—the human connection at the center of every transaction.  “It certainly isn’t going to replace the relationship,” Lane said. “This is a relationship business.”  The Biggest Opportunities Lie in Follow-up Speed & Alignment  Builders can improve sales performance quickly by focusing on two critical areas: speed and consistency in follow-up, and alignment across pricing, product and messaging. Stronger response times and a more cohesive strategy reduce confusion in the buyer journey and increase the likelihood of conversion. When these elements fall out of sync, buyers struggle to connect with the value proposition, leading to frustration, doubt and missed opportunities.  Helping Builders Sell More Homes LLANE & Co. differentiates itself from traditional brokerage models by focusing on sales outcomes rather than marketing activity.   “We’re focused on results, not just activity,” Lane said.   With deep experience in new construction, the team steps in without a learning curve and supports every stage of the process, from land analysis and positioning to pricing, marketing and sales execution. This integrated, partnership-driven approach helps builders align strategy and sell more homes.  “It’s not about us or them,” Lane said. “We have the same passion for it, and we feel like we’ve got skin in the game.”  By aligning sales, marketing and strategy, LLANE & Co. helps builders position, launch and sell new home communities in today’s evolving market. To learn more about LLANE & Co. and its full suite of services, visit https://LLaneCo.com/.   About LLANE & Co.  LLANE & Co is a boutique, licensed real estate brokerage specializing in new construction sales, strategic marketing, digital demand generation, social media, public relations and residential resale. Built on its proprietary The LANES model, the firm delivers disciplined execution, brand safeguarding, and measurable outcomes for builders, developers and select real estate professionals throughout Georgia.  Podcast Thanks       Thank you to Denim Marketing for sponsoring Atlanta Real Estate Forum Radio. Known as a trendsetter, Denim Marketing has been blogging since 2006 and podcasting since 2011. Contact them when you need quality, original content for social media, public relations, blogging, email marketing and promotions. A comfortable fit for companies of all shapes and sizes, Denim Marketing understands marketing strategies are not one-size-fits-all. The agency works with your company to create a perfectly tailored marketing strategy that will suit your needs and niche. Try Denim Marketing on for size by calling 770-383-3360 or by visiting www.DenimMarketing.com.        About Atlanta Real Estate Forum Radio       Atlanta Real Estate Forum Radio, presented by Denim Marketing, highlights the movers and shakers in the Atlanta real estate industry – the home builders, developers, Realtors and suppliers working to provide the American dream for Atlantans. For more information on how you can be featured as a guest, contact Denim Marketing at 770-383-3360 or fill out the Atlanta Real Estate Forum contact form. Subscribe to the Atlanta Real Estate Forum Radio podcast on iTunes, and if you like this week’s show, be sure to rate it. Atlanta Real Estate Forum Radio was recently honored on FeedSpot’s Top 100 Atlanta Podcasts, ranking 16th overall and number one out of all ranked real estate podcasts.  The post LLANE & Co.: A Results-Focused Approach to New Home Sales appeared first on Atlanta Real Estate Forum.

What does 55+ living look like today? The profile of the 55+ homebuyer has shifted significantly in recent years. No longer defined by slowing down, today’s buyers are more active, connected and intentional in how they live. Jaime Godwin, director of marketing at Kolter Homes, joins Host Carol Morgan on Atlanta Real Estate Forum Radio to discuss how Kolter’s Cresswind brand is reshaping 55+ communities with a focus on lifestyle, connection and accessible home design. Today’s 55+ Buyer Is Tech-Savvy and Lifestyle-Driven “Tech-savvy and health-conscious…those two things stand out the most,” Godwin said. “Five or 10 years ago, the focus was on slowing down and relaxing during retirement. Now, there’s a complete shift.” Many buyers are still working—either remotely or in consulting roles—and prioritize high-speed connectivity, dedicated workspaces and wellness-focused amenities. Staying connected to family, friends and professional networks remains essential. Lifestyle Programming Drives Buying Decisions While home design still matters, it is no longer the primary factor in many buyers’ decisions. “The home is the ‘where,’ but the lifestyle is the ‘why,’” Godwin said. Buyers may fall in love with a floor plan, but the community’s social environment, amenities and programming ultimately influence their decisions. Fitness classes, clubs, concerts and events create a built-in lifestyle that extends far beyond the home. Breaking the “Retirement Community” Stereotype Despite how far 55+ communities have evolved, outdated perceptions still linger among some buyers. One of the most common misconceptions is that these neighborhoods are quiet, low-energy environments where residents are largely disengaged from active lifestyles. Residents are often more active than before, with access to on-site amenities, social events and clubs that eliminate the need to travel for entertainment or connection. Everything is designed to be convenient and accessible within the community. Buyers Are Moving Earlier Than Ever Another notable trend is the rise of “pre-retirees.” These buyers often move in before fully retiring. “They start researching around 50…making the decision around 55 to 60,” Godwin said. Rather than waiting for retirement, these buyers establish their lifestyle early while continuing to work, allowing them to build relationships and settle into their communities sooner. “Right-Sizing” Replaces Downsizing Today’s buyers are not necessarily looking to downsize—they are looking to “right-size.” Popular features include: Bonus rooms for guests or gatherings Expanded outdoor living spaces Open-concept layouts that connect indoor and outdoor areas Large, functional kitchens with walk-in pantries These elements prioritize flexibility, functionality and entertaining and reflect how buyers want to live day to day. Cresswind’s “Set Yourself Free” Lifestyle Kolter Homes brings its lifestyle philosophy to life through its Cresswind communities, built around the “Set Yourself Free” approach: fitness, relationships, education and entertainment. Residents benefit from a full-time lifestyle director who curates events and programming. This intentional programming helps transform neighbors into friends and fosters a strong sense of community. “All our residents have to do is show up and enjoy,” Godwin said. “They don’t have to put effort into facilitating the lifestyle.” Standout Communities in Metro Atlanta Kolter Homes continues to see strong demand across its metro Atlanta communities. Cresswind Georgia at Twin Lakes Located in Hoschton, Cresswind Georgia at Twin Lakes has established itself as one of the top-selling 55+ communities in metro Atlanta for multiple years, driven by large-scale planning, natural setting and amenity-rich design. The community’s appeal begins with its unique environment, featuring private lakes that create a strong sense of arrival and distinguish it from traditional residential developments. This natural backdrop helps shape the overall lifestyle experience and reinforces a connection to outdoor living and recreation. Beyond its setting, the community is defined by its unique amenities and programming. Residents have access to a two-story clubhouse on the water, along with indoor and outdoor resort-style pools that support year-round activity. Fitness and recreation are further enhanced by an extensive network of pickleball courts and gathering spaces designed to encourage social engagement. Cresswind at Spring Haven In Newnan, Cresswind at Spring Haven continues to gain momentum as it introduces a new phase of homesites that expands both the community’s options and its lifestyle offerings. The latest release includes scenic homesites with water views, enhanced privacy and natural surroundings that emphasize a quieter, more picturesque residential setting. This phase is designed to appeal to buyers seeking a stronger connection to nature while still maintaining access to the full range of community amenities and programming that defines the Cresswind brand. A key milestone in the community’s continued growth is the upcoming opening of Club Cresswind, which will serve as a central hub for resident events and activities. From thoughtfully designed homes to robust programming and amenities, today’s 55+ communities are redefining what it means to live well in the next chapter of life. To learn more about Kolter Homes’ award-winning Cresswind communities, visit https://www.kolterhomes.com/55-plus/. About Kolter Homes Kolter Homes LLC, (together with its affiliates, “Kolter Homes”), is focused on the development, construction, and sale of 500 to 1,500 for-sale single-family units, often as Cresswind branded, age-restricted, amenity-rich master-planned communities, with additional focus on smaller traditional and age-targeted add-on communities of 100 to 500 homes. Podcast Thanks Thank you to Denim Marketing for sponsoring Atlanta Real Estate Forum Radio. Known as a trendsetter, Denim Marketing has been blogging since 2006 and podcasting since 2011. Contact them when you need quality, original content for social media, public relations, blogging, email marketing and promotions. A comfortable fit for companies of all shapes and sizes, Denim Marketing understands marketing strategies are not one-size-fits-all. The agency works with your company to create a perfectly tailored marketing strategy that will suit your needs and niche. Try Denim Marketing on for size by calling 770-383-3360 or by visiting www.DenimMarketing.com. About Atlanta Real Estate Forum Radio Atlanta Real Estate Forum Radio, presented by Denim Marketing, highlights the movers and shakers in the Atlanta real estate industry – the home builders, developers, Realtors and suppliers working to provide the American dream for Atlantans. For more information on how you can be featured as a guest, contact Denim Marketing at 770-383-3360 or fill out the Atlanta Real Estate Forum contact form. Subscribe to the Atlanta Real Estate Forum Radio podcast on iTunes, and if you like this week’s show, be sure to rate it. Atlanta Real Estate Forum Radio was recently honored on FeedSpot’s Top 100 Atlanta Podcasts, ranking 16th overall and number one out of all ranked real estate podcasts. The post Kolter Homes Redefines 55+ Living With Lifestyle-First Communities appeared first on Atlanta Real Estate Forum.

The Toll Brothers Design Studio is transforming the homebuying journey with a personalized, guided approach to home design. Through curated selections, expert insight and innovative technology, clients can move through the process with clarity and confidence. In this episode of Atlanta Real Estate Forum Radio, Design Studio Manager Angelique Foster joins Host Carol Morgan to discuss how Toll Brothers simplifies the design studio experience while helping buyers create timeless, high-quality homes. What Happens in a Home Design Studio After You Sign a Contract After signing a contract, homeowners enter a carefully structured, multi-step journey guided by experienced design professionals. Early in the process, designers reach out to learn each client’s preferences, lifestyle needs and wish lists, setting the stage for personalized in-person appointments. Selections are made in thoughtful phases, rather than all at once, making the experience both manageable and enjoyable for homebuyers. Foster emphasizes that true luxury in home design is defined not by excess, but by quality, thoughtful curation and a seamless, engaging experience. Foster said, “We have a lot of options, but they are curated to make sure it doesn’t feel overwhelming.” How Design Technology Helps Homebuyers Visualize Their Selections Technology plays an increasingly important role in the home design process. Toll Brothers offers a visualizer tool that allows buyers to explore design combinations before visiting the studio. From cabinets and countertops to flooring and plumbing fixtures, buyers can select what they like and apply those items to a home scene. This tool helps narrow choices, reduce design fatigue and give buyers confidence before finalizing selections in person with physical samples. How to Design a Home for Long-Term Value & Resale A well-designed home is not only beautiful—it also holds its value over time. By guiding buyers toward enduring styles rather than short-lived trends, the Toll Brothers Design Studio helps homeowners avoid choices that may quickly feel dated. Foster said, “When you design a good home and the foundation is classic and timeless, that translates into long-term value.” Top Luxury Home Design Trends for 2026 Today’s home design trends reflect a shift toward warmth and comfort. Natural wood finishes, balanced midtone hardwood flooring and integrated smart home technology are gaining traction, creating spaces that feel modern yet timeless. Foster said, “We’re getting more of that warm tone instead of the cools.” Why the Design Studio Experience Matters in Atlanta’s Housing Market In a competitive market like Atlanta, the design studio experience is a major differentiator for builders. Toll Brothers stands out for its structured process, expert team and personalized approach. For homebuyers and the agents guiding them, this level of support adds confidence and value throughout the building journey. The Future of Luxury Home Design: Personalization & Smart Technology Looking ahead, Foster anticipates that luxury home design will continue to center on personalization, with technology playing an even larger role. As innovation advances, tools like design visualizers and home automation will further enhance the ability to create highly customized, future-ready homes. To learn more about the Toll Brothers Design Studio process and explore available communities, visit TollBrothers.com or connect with a local sales team. About Toll Brothers Toll Brothers, Inc., a Fortune 500 company, is a leading builder of luxury homes. Founded in 1967 and publicly traded since 1986 on the New York Stock Exchange under the symbol “TOL,” the company serves first-time, move-up, empty-nester, active-adult, second-home buyers and urban and suburban renters in over 60 markets across 24 states. Podcast Thanks Thank you to Denim Marketing for sponsoring Atlanta Real Estate Forum Radio. Known as a trendsetter, Denim Marketing has been blogging since 2006 and podcasting since 2011. Contact them when you need quality, original content for social media, public relations, blogging, email marketing and promotions. A comfortable fit for companies of all shapes and sizes, Denim Marketing understands marketing strategies are not one-size-fits-all. The agency works with your company to create a perfectly tailored marketing strategy that will suit your needs and niche. Try Denim Marketing on for size by calling 770-383-3360 or by visiting www.DenimMarketing.com. About Atlanta Real Estate Forum Radio Atlanta Real Estate Forum Radio, presented by Denim Marketing, highlights the movers and shakers in the Atlanta real estate industry – the home builders, developers, Realtors and suppliers working to provide the American dream for Atlantans. For more information on how you can be featured as a guest, contact Denim Marketing at 770-383-3360 or fill out the Atlanta Real Estate Forum contact form. Subscribe to the Atlanta Real Estate Forum Radio podcast on iTunes, and if you like this week’s show, be sure to rate it. Atlanta Real Estate Forum Radio was recently honored on FeedSpot’s Top 100 Atlanta Podcasts, ranking 16th overall and number one out of all ranked real estate podcasts. The post Inside Toll Brothers’ Personalized Design Studio Experience appeared first on Atlanta Real Estate Forum.

Quinn Residences is a leading build-to-rent homebuilder offering professionally managed single-family rental communities designed for flexibility, convenience and low-maintenance living. For renters, relocating professionals and buyers priced out of today’s housing market, Quinn Residences provides an alternative to homeownership with modern homes, private amenities and long-term lease options. In this episode of Atlanta Real Estate Forum Radio, CEO Richard Ross joins Host Carol Morgan on the podcast to discuss how Quinn’s resident-first approach is reshaping rental housing across the Southeast. From first-time homebuyers navigating rising costs to empty nesters seeking low-maintenance, lock-and-leave options, dedicated rental communities are reshaping what it means to call a place “home.” Housing Trends in 2026: Balancing Demand and Costs The 2026 housing market continues to face strong demand amid rising costs. Mortgage rates fluctuate, and inflation affects property taxes, insurance and maintenance, making both homeownership and renting more expensive. Millennials remain a central force in the market, especially first-time homebuyers. Many delay homeownership due to affordability challenges or financial priorities, while others continue living with family or in shared households. This trend drives increased interest in rental housing as a cost-effective, flexible alternative. “The average age of today’s homebuyer is 40 to 41 years old,” said Ross. “10 years ago, it was probably early 30s.” Dedicated Rental Communities: Meeting Modern Renters’ Needs Dedicated rental communities (DRCs) are fully designed for rental living. Communities often include hundreds of homes with private entrances and community-focused amenities. Renting in these communities can cost 40% to 60% less per month than owning the same home next door, appealing to both millennials and empty nesters. Common amenities include dog parks, playgrounds, walking trails, pools and clubhouses. Larger communities add fitness centers, co-working spaces and resort-style gathering areas, offering residents a lifestyle-focused alternative to traditional renting. How AI & Technology Transform the Renter Experience Technology is streamlining the rental experience, making it faster and more convenient. Artificial intelligence (AI) allows prospective residents to lease a home in hours, without in-person visits. Ross said, “You can be two o’clock on a Sunday afternoon, and you can have a lease signed in a couple of hours, all without a human having to touch it.” Maintenance requests also benefit from AI, which schedules service calls efficiently and guides residents through minor repairs with step-by-step instructions or videos. These innovations enhance resident satisfaction while increasing operational efficiency. Challenges Ahead: Legislation, Supply & Rising Costs Housing supply remains constrained, with a national shortage of roughly five million homes. Pending legislation could further limit new construction, increasing costs and reducing choice. “If legislation gets passed as is, you’re going to see fewer homes built, which means they’re going to get more expensive and there’ll be less choice,” Ross cautioned. Construction costs may rise further due to global events affecting material prices, while local zoning and regulatory hurdles add time and expense to development. Delivering a new community from land acquisition to move-in can take around 30 months, not including entitlement and pre-development work. How Quinn Residences Balances Sustainability & Innovation Quinn Residences puts residents first, combining modern convenience with eco-friendly design. Many communities feature solar panels that can cut energy bills by up to 20% and EV-ready garages for alternative-fueled vehicles. Homes include smart technology such as programmable thermostats, leak detection and security cameras, making daily life easier and maintenance-free. Unique amenities foster community and character. Educational beehives teach kids about pollinators while producing honey for residents. Shared spaces such as pools, dog parks and walking trails encourage connection among neighbors. Want a closer look at how data-driven design and resident-focused amenities are shaping the next generation of rental communities? Listen to the full episode and visit www.Live-Quinn.com to learn more. About Quinn Residences Quinn Residences is a leading real estate operating company focused on developing and operating new, well-located, highly-amenitized dedicated rental communities throughout the Southeastern United States. Founded in 2020 and based in Atlanta, Georgia, the company currently comprises a portfolio of over 5,200 homes across 35 communities. Through sustainable development practices, Quinn Residences focuses on creating great neighborhoods and designing homes for modern living. Their communities offer a wide range of amenities and services that make it easy for residents to enjoy life to the fullest while allowing more time for living. For the latest property updates, visit https://live-quinn.com/. Podcast Thanks Thank you to Denim Marketing for sponsoring Atlanta Real Estate Forum Radio. Known as a trendsetter, Denim Marketing has been blogging since 2006 and podcasting since 2011. Contact them when you need quality, original content for social media, public relations, blogging, email marketing and promotions. A comfortable fit for companies of all shapes and sizes, Denim Marketing understands marketing strategies are not one-size-fits-all. The agency works with your company to create a perfectly tailored marketing strategy that will suit your needs and niche. Try Denim Marketing on for size by calling 770-383-3360 or by visiting www.DenimMarketing.com. About Atlanta Real Estate Forum Radio Atlanta Real Estate Forum Radio, presented by Denim Marketing, highlights the movers and shakers in the Atlanta real estate industry – the home builders, developers, Realtors and suppliers working to provide the American dream for Atlantans. For more information on how you can be featured as a guest, contact Denim Marketing at 770-383-3360 or fill out the Atlanta Real Estate Forum contact form. Subscribe to the Atlanta Real Estate Forum Radio podcast on iTunes, and if you like this week’s show, be sure to rate it. Atlanta Real Estate Forum Radio was recently honored on FeedSpot’s Top 100 Atlanta Podcasts, ranking 16th overall and number one out of all ranked real estate podcasts. The post Quinn Residences: Resident-First Living appeared first on Atlanta Real Estate Forum.

Spring in Georgia brings warmer weather, longer days and a renewed desire to get outdoors. SeKoixa Gonzalez, public affairs coordinator, and Austin Suhr, marketing and communications manager for Georgia State Parks and Historic Sites, join Host Carol Morgan on the Atlanta Real Estate Forum Radio podcast to share how Georgia’s parks provide memorable experiences while supporting local communities and preserving natural resources. Discover Hidden Gems and Accessible Outdoor Experiences With 66 destinations across the state, Georgia’s park system offers outdoor recreation, educational programs and overnight accommodations for visitors of all ages. Gonzalez highlights one of the state’s lesser-known treasures: Seminole State Park. Located in southwest Georgia near the Florida and Alabama borders, the park features kayaking, geocaching and a sandy beach. Accessible cabins, picnic shelters and fishing docks ensure that all visitors can enjoy the park. A Statewide System Built for Exploration and Education From mountain trails to coastal ecosystems, Georgia’s state parks provide environments for both recreation and learning. Gonzalez said, “Whether you love hiking in the mountains, relaxing along the lakeside cabins, exploring Civil War and Revolutionary history or discovering ancient archeology sites, there’s something for everyone.” The park system prioritizes education through ranger-led programs, interpretive hikes and historic site tours that connect visitors to Georgia’s natural and cultural heritage. Gonzalez said, “It’s about creating meaningful connections, so that people leave not only refreshed, but informed and inspired to protect what they’ve enjoyed that day.” Family-Friendly Programs Encourage Deeper Connections During peak season, interactive programs engage visitors of all ages. The Junior Ranger program allows participants to explore a park or historic site, complete activity booklets and earn badges, often being sworn in by a ranger. The program appeals to both children and adults. “Top of my list to recommend to everybody is our Junior Ranger program,” said Suhr. “It’s a way to learn a little more about which park or historic site you’re at.” Ranger-led activities such as archery, fire-building and guided hikes complement themed “Park Clubs” focused on paddling, mountain biking, hiking and even exploring trails with pets. Overnight Options Go Beyond Traditional Camping Campsites remain central to the park experience, but Georgia’s parks offer a variety of overnight accommodations. Visitors can reserve RV sites with upgraded hookups, try yurts for a “glamping” experience or stay in cottages for family outings. Suhr said, “We also have some great cottages around the state, and those come in a bunch of different shapes and sizes.” Spring and summer are the busiest seasons, so early booking is recommended. Georgia residents can reserve accommodations up to 14 months in advance, gaining an extra edge for popular holidays and weekends. Parks Play a Key Role in Georgia’s Growth and Economy As metro areas expand, access to green space shapes community development, with parks and trails becoming important anchors for surrounding neighborhoods. State parks also drive economic growth, supporting tourism, small businesses and job creation. Preservation protects these benefits for generations. The impact of Hurricane Helene at General Coffee State Park illustrates this: significant tree loss led to reduced visitation, affecting both the park and the local economy. Expanding Access to the Outdoors for All Georgia State Parks and Historic Sites continues to expand accessibility and inclusion through initiatives such as the Outdoors Beyond Barriers program. All-terrain track chairs, colorblind glasses and adaptive equipment open outdoor experiences to more visitors. Suhr said, “We’re working across the entire Department of Natural Resources to make the outdoors more accessible for more Georgians.” Don’t miss the full episode for insider tips on exploring Georgia’s parks, from hidden gems to family-friendly programs and accessible outdoor experiences. Plan your next adventure and learn more about upcoming events at GeorgiaStateParks.org. About Georgia State Parks & Historic Sites Georgia State Parks and Historic Sites manages 66 destinations across the state, protecting Georgia’s natural landscapes, historic landmarks and cultural heritage. The system provides opportunities for outdoor recreation and educational programs, connecting residents and visitors to the state’s diverse ecosystems and history. Podcast Thanks Thank you to Denim Marketing for sponsoring Atlanta Real Estate Forum Radio. Known as a trendsetter, Denim Marketing has been blogging since 2006 and podcasting since 2011. Contact them when you need quality, original content for social media, public relations, blogging, email marketing and promotions. A comfortable fit for companies of all shapes and sizes, Denim Marketing understands marketing strategies are not one-size-fits-all. The agency works with your company to create a perfectly tailored marketing strategy that will suit your needs and niche. Try Denim Marketing on for size by calling 770-383-3360 or by visiting www.DenimMarketing.com. About Atlanta Real Estate Forum Radio Atlanta Real Estate Forum Radio, presented by Denim Marketing, highlights the movers and shakers in the Atlanta real estate industry – the home builders, developers, Realtors and suppliers working to provide the American dream for Atlantans. For more information on how you can be featured as a guest, contact Denim Marketing at 770-383-3360 or fill out the Atlanta Real Estate Forum contact form. Subscribe to the Atlanta Real Estate Forum Radio podcast on iTunes, and if you like this week’s show, be sure to rate it. Atlanta Real Estate Forum Radio was recently honored on FeedSpot’s Top 100 Atlanta Podcasts, ranking 16th overall and number one out of all ranked real estate podcasts. The post Georgia State Parks: Accessible Adventures for All appeared first on Atlanta Real Estate Forum.

Zoning debates across metro Atlanta are becoming more complex as communities wrestle with growth, housing affordability and neighborhood opposition. Developers navigating today’s approval process must balance strong housing demand with increased public scrutiny and evolving local policies. Michèle L. Battle, president of Battle Law, joins Host Carol Morgan on the Atlanta Real Estate Forum Radio podcast to discuss how zoning approvals and community expectations are reshaping development across Georgia. Georgia’s Zoning Landscape Is Becoming More Complex Over the past 20 years, zoning approvals in metro Atlanta have become more challenging. Rapid population growth across the region contributes to increased housing demand and intensifies scrutiny of new projects. “When I first got into zoning law, it was really a period of growth that was happening in the metro Atlanta area,” said Battle. “But communities and government officials have become more and more sophisticated in how they are approaching zoning-related matters.” Many jurisdictions now rely on detailed, comprehensive plans and land-use strategies to guide development, limiting flexibility once a proposal reaches the zoning stage. At the same time, residents are more engaged in the process and more willing to voice concerns about density, design and neighborhood impact. As cities and counties refine long-term plans and respond to resident feedback, developers often encounter fewer flexible options and more extensive negotiations before receiving approval. Community Resistance and Housing Affordability Community opposition — often referred to as “Not in My Backyard” (NIMBY) — plays a significant role in zoning hearings today. Residents frequently raise concerns about density, traffic and school capacity while still hoping to attract new retail and restaurants to their communities. “Most of the communities don’t want housing,” said Battle. “What they want are the amenities that go with the housing.” Retail and restaurant development typically follows population growth, but opposition to new housing can limit the density needed to support those businesses. Affordability sits at the center of many zoning debates as construction costs continue to rise and buyers struggle to keep up with higher home prices. Many Atlanta homeowners purchased their properties decades ago at far lower prices. Today’s first-time homebuyers face a dramatically different market. “Our children can’t buy a house because they can’t afford a $400,000 home,” said Battle. “And if we want them out of our houses, we have to figure out how to build something they can buy.” Social Media and AI Are Influencing Zoning Battles Technology is accelerating the formation of public opinion around development proposals. Projects can gain attention online long before developers formally present them to planning commissions or local officials. Artificial intelligence is also beginning to appear in zoning hearings in unexpected ways. “I’ve now been at hearings where it is very clear that people are getting up to the podium and reading straight off an AI script,” said Battle. “They’ll ask AI what the opposition would be to this project and then read two or three pages of information.” While technology has increased public engagement, it has also contributed to misinformation about development and housing economics. Litigation Isn’t Always the Best Path Zoning disputes sometimes lead to lawsuits, but most developers prefer negotiation and compromise. Court battles can delay projects for months or even years while adding significant legal costs and uncertainty. “I pride myself on trying to win my cases so that I don’t have to send them to all the amazing litigators that I know.” Even when developers prevail in court, the decision often sends the project back through the same local approval process that sparked the dispute. That reality reinforces the value of addressing concerns early with local officials and residents rather than relying on litigation. Three Steps Developers Should Take Before Filing Rezoning Developers can take several proactive steps before filing a rezoning application: Meet with planning departments to understand expectations and review recent cases Meet with the elected official representing the district to discuss development priorities Engage the surrounding community early in the process Battle emphasizes that the key to a successful new development is “communication, communication and more communication” to prevent unnecessary scrutiny. Consistency and Predictability in Zoning Codes A lack of predictability remains one of the biggest challenges developers face in the zoning process. Local governments often approve rezonings but attach numerous conditions that extend beyond existing ordinances. In some cases, those conditions even contradict the zoning code itself. Battle said, “I should be able to come in and apply for R-3 or R-5 or whatever it is and not have to worry about you putting 15 conditions on me that go outside of what you’ve put in your zoning code.” Greater consistency helps developers make informed investment decisions and reduce uncertainty in the entitlement process. Addressing Tensions Around Growth and Equity Battle also pointed to ongoing tension surrounding development patterns across metro Atlanta. In some communities, residents believe they are not receiving the same level of investment or housing quality as in other areas. Many of these concerns stem from misunderstandings about development economics, construction costs and housing pricing. Battle believes that greater transparency around how housing is financed, built and priced could help communities better understand the challenges developers face and the constraints shaping today’s housing market. Tune in to the full episode to hear more insights on navigating Georgia’s evolving zoning landscape and the strategies developers can use to move projects forward. To learn more about Battle Law, visit https://BattleLawPC.com/. About Battle Law Battle Law P.C. guides developers, property owners and organizations through the complex world of zoning, land use and permitting in Georgia. The firm provides hands-on support with rezoning applications, land development, variances and commercial real estate transactions, helping clients navigate approvals and avoid costly delays. With a focus on practical solutions and clear guidance, the firm combines legal expertise with strategic insight to help projects succeed. Podcast Thanks Thank you to Denim Marketing for sponsoring Atlanta Real Estate Forum Radio. Known as a trendsetter, Denim Marketing has been blogging since 2006 and podcasting since 2011. Contact them when you need quality, original content for social media, public relations, blogging, email marketing and promotions. A comfortable fit for companies of all shapes and sizes, Denim Marketing understands marketing strategies are not one-size-fits-all. The agency works with your company to create a perfectly tailored marketing strategy that will suit your needs and niche. Try Denim Marketing on for size by calling 770-383-3360 or by visiting www.DenimMarketing.com. About Atlanta Real Estate Forum Radio Atlanta Real Estate Forum Radio, presented by Denim Marketing, highlights the movers and shakers in the Atlanta real estate industry – the home builders, developers, Realtors and suppliers working to provide the American dream for Atlantans. For more information on how you can be featured as a guest, contact Denim Marketing at 770-383-3360 or fill out the Atlanta Real Estate Forum contact form. Subscribe to the Atlanta Real Estate Forum Radio podcast on iTunes, and if you like this week’s show, be sure to rate it. Atlanta Real Estate Forum Radio was recently honored on FeedSpot’s Top 100 Atlanta Podcasts, ranking 16th overall and number one out of all ranked real estate podcasts. The post Battle Law: The New Reality of Zoning in Georgia appeared first on Atlanta Real Estate Forum.

Artificial intelligence (AI) is transforming how buyers find information online and how builders position their websites to stay visible. Greg Bray, president of Blue Tangerine, a digital agency specializing in AI-driven visibility, SEO and websites for home builders, joins Host Carol Morgan on the Atlanta Real Estate Forum Radio podcast to discuss how AI is reshaping search engine optimization (SEO), website content and digital marketing strategies for home builders. As AI-powered search tools become more widely used, the way people discover information online is evolving rapidly. Builders now need website content that balances compelling storytelling with clear, structured information. How AI Is Changing the Rules of Search Traditional SEO strategies focused on optimizing entire webpages around specific keywords. AI-driven search tools now analyze content at a deeper level. “We’re learning that the way AI tools are using the content on your website has moved down a layer,” Bray said. “The paragraph level or the section level on the page is where they’re looking for the data and the answers.” This shift is affecting how brands measure online visibility, and many companies have seen website traffic decline as AI tools become more prevalent. Why SEO Still Matters Although some marketers worry AI could replace traditional search engines, SEO remains essential for digital visibility. AI tools still rely on search engines, but approach queries differently. Instead of a single search, they generate a “query fan out”—multiple related searches that provide broader context and more detailed answers. Websites must contain straightforward, accessible information that AI systems can interpret and connect to buyer questions. Structure and Clarity Matter for AI Visibility Website structure is increasingly important as search evolves. AI systems prioritize clarity and organization, making well-structured content easier to interpret. Short sections, targeted headings and concise explanations help both AI tools and human readers quickly find relevant information. “Clarity wins over clever,” Bray said. “Being very explicit about the idea and breaking those ideas up using section headers makes it easier for AI tools to interpret your content.” Utilizing FAQs to Help AI Understand Content Frequently asked questions (FAQs) are an effective way to structure website content for AI visibility. This format encourages clear questions and concise answers that address common buyer concerns. FAQ sections should focus on information rather than marketing language. Bray recommends making the first sentence of each answer a direct response to the question, followed by two to three sentences providing additional context. The Role of Public Relations for Home Builders Beyond website content, third-party signals—such as media coverage and industry mentions—are increasingly valuable for AI search systems. These external signals reinforce credibility and show that a company is active and trustworthy. “It’s not just looking at the results from your website,” Bray said. “It’s also looking at how you show up in other places, including social media, videos and PR coverage.” How Builders Can Start Adapting for AI Search Builders can start small when improving digital visibility. Pick a single page and imagine walking a buyer through it. Structure the content as clear questions and answers, so AI tools and visitors alike can quickly find the information they’re looking for. Tune in to the full episode to discover how builders can adapt their websites for the future of online search and AI visibility. To learn more about Blue Tangerine, visit https://BlueTangerine.com/. About Blue Tangerine Blue Tangerine is a digital marketing and website development agency that works exclusively with home builders. The company’s websites are powered by BuilderBase by Blue Tangerine, a home builder website platform designed specifically for managing communities, floor plans, inventory homes and builder integrations. Blue Tangerine specializes in SEO, Generative Engine Optimization (GEO), paid search, social media, analytics and digital marketing strategy tailored to the residential construction industry, combined with high-performance websites built for lead generation. Blue Tangerine helps home builders and new home community developers improve online visibility, generate qualified buyer leads and showcase new home communities, floor plans and available homes. Its BuilderBase-powered websites and digital marketing strategies are structured to improve discovery in search engines and AI-driven platforms such as Google AI Overviews, ChatGPT and Perplexity, helping builders appear in AI-generated answers and modern search experiences. The company also produces educational content, including podcasts and blogs, and hosts the Home Builder Digital Marketing Summit to support professional growth in builder marketing. Podcast Thanks Thank you to Denim Marketing for sponsoring Atlanta Real Estate Forum Radio. Known as a trendsetter, Denim Marketing has been blogging since 2006 and podcasting since 2011. Contact them when you need quality, original content for social media, public relations, blogging, email marketing and promotions. A comfortable fit for companies of all shapes and sizes, Denim Marketing understands marketing strategies are not one-size-fits-all. The agency works with your company to create a perfectly tailored marketing strategy that will suit your needs and niche. Try Denim Marketing on for size by calling 770-383-3360 or by visiting www.DenimMarketing.com. About Atlanta Real Estate Forum Radio Atlanta Real Estate Forum Radio, presented by Denim Marketing, highlights the movers and shakers in the Atlanta real estate industry – the home builders, developers, Realtors and suppliers working to provide the American dream for Atlantans. For more information on how you can be featured as a guest, contact Denim Marketing at 770-383-3360 or fill out the Atlanta Real Estate Forum contact form. Subscribe to the Atlanta Real Estate Forum Radio podcast on iTunes, and if you like this week’s show, be sure to rate it. Atlanta Real Estate Forum Radio was recently honored on FeedSpot’s Top 100 Atlanta Podcasts, ranking 16th overall and number one out of all ranked real estate podcasts. The post Blue Tangerine: How AI is Changing Online Visibility for Builders appeared first on Atlanta Real Estate Forum.

Atlanta leads the nation in canceled home purchase agreements, and the financial consequences for buyers are significant. Jeff Emalaba, founder and CEO of InvestFusion, joins Host Carol Morgan on the Atlanta Real Estate Forum Radio podcast to explain how InvestFusion centralizes risk indicators into one platform, giving buyers a clearer understanding of whether a property aligns with their financial goals. The Real Cost of Hidden Property Defects in Today’s Real Estate Market Emalaba founded InvestFusion after a personal loss on a duplex purchase in North Carolina. The property appeared financially sound, and the projected cash flow worked on paper. However, after committing nonrefundable due diligence fees, earnest money, appraisal costs and inspection expenses, significant undisclosed foundation issues surfaced. “That’s when I realized that the biggest risk in real estate is not the market,” said Emalaba. “It’s buyers going into contract blindly without realizing what is hidden beyond the surface.” Why Atlanta Ranks Among the Top Cities for Canceled Home Purchase Agreements According to a recent report from Redfin, more than 40,000 U.S. home purchase agreements were canceled in December — the highest level since 2017. That accounts for 16.3% of contracts nationwide. Atlanta’s share of that activity is particularly notable. “Atlanta represents 22.5% of that ballpark number,” said Emalaba. “If we trickle down to Atlanta, that’s more than $900 million in the metro area alone lost annually by buyers going under contract blindly.” These cancellations are not primarily driven by “cold feet” or fluctuating interest rates. Instead, many buyers uncover substantial issues during inspection that fundamentally alter the financial viability of the deal. In a market where buyers have more options and more leverage than in recent years, walking away has become more common. Top Real Estate Inspection Red Flags That Cause Deals to Fall Apart One of the key reasons contracts collapse in Atlanta’s real estate market is the discovery of major property defects during the inspection period. Here are some red flags to look for: Structural and foundation problems Roofing HVAC Plumbing and electrical failures Permitting and code violations Flooding and drainage issues Title or boundary disputes Hazardous materials such as mold, asbestos or lead-based paint. “These are major things you don’t see in drive-bys or by MLS photos,” said Emalaba. “You only discover this after going on inspection.” Many of these issues can cost tens of thousands of dollars to repair. When buyers realize the true scope of deferred maintenance or legal complications, the numbers often no longer make financial sense. As a result, they exit during due diligence — forfeiting time and, in some cases, money. Appraisal Gaps, Overstated Square Footage & Data Accuracy Risks While appraisal gaps dominated headlines during the pandemic-era bidding wars, today’s risk profile has shifted. The issue is less about buyers offering above appraised value and more about inaccurate or incomplete data. Overstated square footage, outdated valuations and discrepancies between listing information and appraisal reports can cause lenders to reconsider financing. When the appraised value does not align with the contract price — or when square footage is misrepresented — deals often stall or collapse. Buyers must now evaluate whether a property’s valuation truly supports long-term equity growth. Rising Home Insurance Costs Are Reshaping Atlanta Buying Decisions Insurance premiums have risen significantly since 2021, adding another layer of complexity to real estate transactions. Unexpected flood zone designations, prior insurance claims or property condition issues can dramatically increase monthly expenses. Emalaba said, “Nearly half of buyers now see that insurance costs heavily influence their purchase decisions.” When insurance is combined with property taxes, maintenance and financing, the total holding cost can quickly erode projected returns. Buyers are no longer asking only whether they can afford the mortgage payment. They are evaluating whether they can afford to hold the property long term. How InvestFusion Uses AI to Analyze Real Estate Risk Before You Sign a Contract Traditional due diligence is fragmented, requiring buyers to gather inspection reports, appraisals, title documents and insurance information from multiple sources — typically after funds have already been committed. InvestFusion consolidates that analysis into a single AI-powered platform. Emalaba said, “At a bare minimum, buyers are losing at least $7,000 or $8,000 when they go into those deals.” The platform analyzes more than 400 data points and generates a deal score in under a minute. It flags structural risks, zoning issues, flood exposure, valuation discrepancies and other material concerns before buyers put down nonrefundable funds. Before signing a contract, buyers should evaluate three primary factors: property condition risk, true valuation compared to the listing price and long-term holding costs. Keeping these considerations in mind helps ensure a property is not overpriced and that buyers fully understand insurance, tax and maintenance expenses. Tune in to the full episode to hear how InvestFusion brings greater transparency to residential real estate transactions. Visit www.InvestFusion.co to learn how the platform helps Atlanta buyers analyze property condition, true valuation and long-term risk before signing a contract. About InvestFusion InvestFusion is an AI-powered real estate intelligence platform designed to help buyers and investors identify risk before committing capital to a property. The platform combines property-level data, market analytics and predictive modeling to quantify potential exposure, uncover red flags and support more informed decision-making in complex housing markets. Designed for both new and experienced investors, InvestFusion aims to shift real estate evaluation away from fragmented, manual research toward structured, data-backed insight. Podcast Thanks Thank you to Denim Marketing for sponsoring Atlanta Real Estate Forum Radio. Known as a trendsetter, Denim Marketing has been blogging since 2006 and podcasting since 2011. Contact them when you need quality, original content for social media, public relations, blogging, email marketing and promotions. A comfortable fit for companies of all shapes and sizes, Denim Marketing understands marketing strategies are not one-size-fits-all. The agency works with your company to create a perfectly tailored marketing strategy that will suit your needs and niche. Try Denim Marketing on for size by calling 770-383-3360 or by visiting www.DenimMarketing.com. About Atlanta Real Estate Forum Radio Atlanta Real Estate Forum Radio, presented by Denim Marketing, highlights the movers and shakers in the Atlanta real estate industry – the home builders, developers, Realtors and suppliers working to provide the American dream for Atlantans. For more information on how you can be featured as a guest, contact Denim Marketing at 770-383-3360 or fill out the Atlanta Real Estate Forum contact form. Subscribe to the Atlanta Real Estate Forum Radio podcast on iTunes, and if you like this week’s show, be sure to rate it. Atlanta Real Estate Forum Radio was recently honored on FeedSpot’s Top 100 Atlanta Podcasts, ranking 16th overall and number one out of all ranked real estate podcasts. The post InvestFusion: AI-Powered Risk Analysis for Modern Real Estate Buyers appeared first on Atlanta Real Estate Forum.

As digital tools reshape the real estate industry, the landscaping sector is experiencing its own evolution. Technology and horticulture are intersecting in new ways, and ServeScape is at the center of that shift. Mario Cambardella, founder and CEO of ServeScape, joins host Carol Morgan on the Atlanta Real Estate Forum Radio podcast to discuss how the company’s InstaScape platform connects homeowners directly to local growers and uses artificial intelligence (AI) to support more resilient landscape design. Cutting Out the Middleman in Landscaping Traditional plant purchasing often involves multiple intermediaries, increasing handling and reducing transparency. Cambardella launched ServeScape in 2020 to eliminate that friction while preserving plant health and quality. “I was trying to solve a broken experience, because people wanted beautiful landscapes, but the process was very fragmented,” said Cambardella. “It was intimidating, and it was disconnected from some of the best plant material, the growers. These are the people that put pride and joy into every plant that they grow.” ServeScape operates as an inventory-based online marketplace. Users enter their ZIP code to access locally available plants. Landscaping professionals receive tiered pricing, but homeowners can purchase the same commercial-grade materials for their home projects. By shipping directly from growers, ServeScape reduces handling, preserves plant health and keeps pricing competitive. The platform also manages logistics and last-mile delivery, making locally grown material even more accessible. The company is proud to serve Atlanta homeowners, churches, community organizations and local parks with expert landscaping solutions and materials. Why Planning Now Prevents Spring Landscaping Mistakes “Stop thinking of spring as the start,” said Cambardella. “Winter planning, soil prep, design decisions, plant selection — this is when spring success actually starts.” Cambardella emphasizes that waiting until spring to start your landscaping project often leads to inventory shortages and rushed decisions. Waiting until spring often results in limited inventory and rushed decisions. Late winter provides time to gather inspiration, secure designers and select plants before peak demand arrives. That is also a good time for soil amendments, mulching and installing hardy plant material such as ornamental grasses and evergreens. Gardeners can then add sensitive perennials after Atlanta’s average last frost in late April. What Makes a Landscape Truly Resilient? For Cambardella, resilience means designing landscapes that thrive with minimal intervention. They should withstand heavy rains in the spring, heat and drought in the summer and changing conditions between seasons. Cambardella explains that landscaping success often comes down to placing the right plant in the right location. Locally grown plants play a critical role in achieving resilience. National retailers may source inventory from climates that differ from North Georgia’s, but local growers have the plants Atlanta homeowners need. By sourcing from local growers, homeowners increase long-term survival rates and reduce frustration, replacement costs and excessive watering. InstaScape: AI-Powered Landscape Design ServeScape recently introduced InstaScape, an AI-powered design tool that helps homeowners visualize potential landscapes using plants that are available for purchase. “We see AI as a way to remove some of the friction,” said Cambardella. “We don’t see AI as a replacement for a human — we still believe in the human touch.” Users upload a photo of their yard, select a design style and receive a visual rendering in minutes. Homeowners can use the AI tool independently or add professional services from ServeScape’s team of landscape architects and horticulturists. Service options also allow users to scale support based on project needs. The best part? InstaScape is free to use! “There’s no payment required for InstaScape,” said Cambardella. “This is a tool that we want to ignite excitement for beautiful and resilient landscapes for all.” Native, Pollinator & Edible Landscapes on the Rise Design preferences across metro Atlanta are shifting as homeowners reconsider turf-heavy yards. Cambardella said clients increasingly request landscapes that serve both aesthetic and ecological purposes. “Native and pollinator gardens are huge,” he said. “We also see a big uptick in more edible landscapes.” Instead of expansive, high-maintenance lawns, many homeowners now favor layered plantings filled with native perennials, flowering shrubs and ornamental grasses. These landscapes support birds, bees and butterflies while reducing mowing, irrigation and chemical inputs. Cambardella also noted that food-producing landscapes are gaining momentum. Kitchen gardens, fruiting shrubs and herb beds allow homeowners to harvest fresh ingredients just steps from their doors. Even small spaces can incorporate edible elements without sacrificing design. “One of the terms that we’ve been throwing around is food-producing landscape,” he said. “Sometimes a native — you take up some of your yard to do wildflowers or some of that — it might not be food for you, but it’s food for birds and bees and butterflies.” That dual-purpose mindset appeals to homeowners who want intentional design with long-term resilience. Rather than installing plants that demand constant replacement or irrigation, they choose species adapted to Georgia’s heat, drought cycles and heavy rains. This more natural, garden-forward aesthetic replaces rigid, high-maintenance lawns with landscapes that feel softer and more dynamic. Wildflower meadows, deer-resistant plantings and pollinator corridors now appear in suburban backyards across the region. The result is a landscape that balances beauty with function — one that supports local ecology, reduces maintenance demands and evolves gracefully year after year. “There’s a lot of restorative power in the garden,” said Cambardella. “Bring your problem to the garden, and I promise you that there will be something there to inspire you.” Tune in to the full episode to hear how ServeScape is reshaping Atlanta’s landscaping industry by connecting homeowners directly with locally grown plants and innovative design tools. Visit www.ServeScape.com to explore InstaScape, discover climate-adapted plant selections and learn how local experts can help bring your landscape vision to life. Podcast Thanks Thank you to Denim Marketing for sponsoring Atlanta Real Estate Forum Radio. Known as a trendsetter, Denim Marketing has been blogging since 2006 and podcasting since 2011. Contact them when you need quality, original content for social media, public relations, blogging, email marketing and promotions. A comfortable fit for companies of all shapes and sizes, Denim Marketing understands marketing strategies are not one-size-fits-all. The agency works with your company to create a perfectly tailored marketing strategy that will suit your needs and niche. Try Denim Marketing on for size by calling 770-383-3360 or by visiting www.DenimMarketing.com. About Atlanta Real Estate Forum Radio Atlanta Real Estate Forum Radio, presented by Denim Marketing, highlights the movers and shakers in the Atlanta real estate industry – the home builders, developers, Realtors and suppliers working to provide the American dream for Atlantans. For more information on how you can be featured as a guest, contact Denim Marketing at 770-383-3360 or fill out the Atlanta Real Estate Forum contact form. Subscribe to the Atlanta Real Estate Forum Radio podcast on iTunes, and if you like this week’s show, be sure to rate it. Atlanta Real Estate Forum Radio was recently honored on FeedSpot’s Top 100 Atlanta Podcasts, ranking 16th overall and number one out of all ranked real estate podcasts. The post ServeScape: Design Your Backyard with AI appeared first on Atlanta Real Estate Forum.

Georgia’s housing market is at a crossroads, with affordability and local regulations shaping new construction across the state. Gabe Chatham, president of the Home Builders Association of Georgia (HBAG) and vice president of Chathambilt Homes, joins Host Carol Morgan on the Atlanta Real Estate Forum Radio podcast to share how builders are navigating these challenges and what it means for first-time homebuyers. The Cost of Permitting Delays One of the most tangible barriers to affordable housing in Georgia is the permitting process. Chatham explains that land disturbance permits, necessary even on properties already zoned for development, can be delayed for months or even years. “If we can cut down that time, that obviously saves some costs on things like engineering holding costs, and hopefully, we’ll see the savings passed on to the end user,” Chatham said. When permits and approvals are delayed, the effects extend beyond builders. The supply of homes for first-time buyers shrinks, prices rise and families are often forced to rent longer or relocate farther from work, adding financial and personal strain. What is House Bill 812? Georgia’s Home Rule Act further complicates the process. The law gives cities and counties broad control over zoning and design standards, but that autonomy can make it difficult to predict how and when housing will be approved. In 2025, state lawmakers introduced House Bill 812, which would require approval from the Georgia Department of Community Affairs for certain local code amendments. The proposed legislation aims to streamline permitting, particularly for land disturbance permits, though its effectiveness will depend on its implementation at the state and local levels. Supporting Smart Growth & Community Investment Beyond logistics, these regulatory decisions carry long-term consequences for families and communities. With the average age of first-time homebuyers in Georgia now 40, delays and restrictions directly affect generational wealth and family stability, limiting younger adults’ ability to establish roots in their communities. Chatham emphasizes the importance of innovative housing solutions, including missing middle housing and build-to-rent projects, to meet the needs of a diverse workforce. Housing policy is not simply about development timelines. It is about ensuring that essential workers and young families can participate in the communities they serve. “We think about our teachers, our firefighters, our police officers… they can’t live close by,” Chatham said. “Finding a way to help those people stay invested in the community is going to be healthy for the community long term.” Investing in the Next Generation of Homebuilding Professionals Workforce development is also critical to addressing Georgia’s housing challenges. HBAG supports high school programs that teach trade skills, helping address labor shortages in construction while providing students with viable career paths that do not require college debt. Smaller and mid-sized builders often face resource constraints when navigating zoning changes, permitting requirements and evolving legislation. HBAG also provides funding, advocacy and strategic guidance to help these builders remain competitive and keep projects moving forward, ultimately benefiting homebuyers. Chatham said, “By partnering together, we can strategize and utilize the resources we have.” Tune in to the full episode for insight into the policies and solutions shaping the state’s housing future. Learn more about the Home Builders Association of Georgia at https://www.HBAG.org/. For more information about Chathambilt Homes, visit https://ChathamLegacy.com/. About Chathambilt Homes Chathambilt Homes is celebrating 78 years in business and continues to expand its footprint across North Atlanta, including Milton, Alpharetta and East Cherokee County, as well as exploring new opportunities in Adairsville and beyond. The Georgia-based home builder is known for crafting thoughtfully designed communities that balance modern living with enduring Southern character. Chathambilt Homes prioritizes quality construction, intentional design and neighborhood-driven experiences across its residential portfolio. With a focus on long-term value, Chathambilt Homes delivers homes that are both functional and rooted in a strong sense of place. Podcast Thanks Thank you to Denim Marketing for sponsoring Atlanta Real Estate Forum Radio. Known as a trendsetter, Denim Marketing has been blogging since 2006 and podcasting since 2011. Contact them when you need quality, original content for social media, public relations, blogging, email marketing and promotions. A comfortable fit for companies of all shapes and sizes, Denim Marketing understands marketing strategies are not one-size-fits-all. The agency works with your company to create a perfectly tailored marketing strategy that will suit your needs and niche. Try Denim Marketing on for size by calling 770-383-3360 or by visiting www.DenimMarketing.com. About Atlanta Real Estate Forum Radio Atlanta Real Estate Forum Radio, presented by Denim Marketing, highlights the movers and shakers in the Atlanta real estate industry – the home builders, developers, Realtors and suppliers working to provide the American dream for Atlantans. For more information on how you can be featured as a guest, contact Denim Marketing at 770-383-3360 or fill out the Atlanta Real Estate Forum contact form. Subscribe to the Atlanta Real Estate Forum Radio podcast on iTunes, and if you like this week’s show, be sure to rate it. Atlanta Real Estate Forum Radio was recently honored on FeedSpot’s Top 100 Atlanta Podcasts, ranking 16th overall and number one out of all ranked real estate podcasts. The post Is House Bill 812 a Turning Point for Georgia Housing? appeared first on Atlanta Real Estate Forum.

Growth may be booming across Georgia, yet getting new housing approved often feels like running an obstacle course designed by politics, not policy. Simon Bloom, founding partner of Bloom Parham LLP, joins Host Carol Morgan on the Atlanta Real Estate Forum Radio podcast to pull back the curtain on the zoning battles shaping what gets built, where and at what cost. During this episode on “Unbridled Politics,” he will discuss the political and procedural challenges shaping zoning and land use in Georgia. Drawing on decades of experience representing builders and developers, he explains why projects often get caught in red tape, why build-to-rent (BTR) housing is targeted and how Georgia’s fragmented local government contributes to inefficiency and higher housing costs. How Politics and Public Input Affect Development Bloom emphasized that zoning decisions in Georgia are driven less by technical merit than by politics: “If a politician or public official wants your project, it’s going to go forward,” said Bloom. “And if he or she doesn’t, it isn’t. The merits sometimes get lost in just a matter of pure politics.” Developers face a range of hurdles, from rezoning denials to conditional-use permits and administrative slowdowns. Routine actions, such as delaying final plats or withholding building permits, can derail projects entirely. Litigation is sometimes necessary, not as a first resort, but to ensure local governments follow proper procedures. Public opposition adds another layer of complexity. Organized neighborhood groups and homeowners now have unprecedented access to local meetings through streaming platforms and social media. While this transparency increases accountability, it can also make officials more cautious, further complicating development efforts. Why Build-to-Rent Projects Face Extra Hurdles Build-to-rent (BTR) projects face particular scrutiny, even as the demand for affordable rental housing continues to grow. “The cities and counties that say they need affordable housing are doing everything in their power to make it unaffordable and causing gentrification,” said Bloom. “They are driving the folks that they want to be living in their communities out into ‘the sticks.’” Part of the paradox lies in administrative inefficiencies and local mandates that increase cost and complexity. For example, some counties require side-entry garages in high-density developments—a design choice that increases lot sizes and, in turn, raises prices for buyers and renters. Add to that the need for detailed engineering studies, repeated public hearings and permit fees, and BTR builders and developers face substantial “chase costs” long before construction begins. Legislative solutions to streamline zoning and clarify local requirements have progressed slowly. Efforts to limit local control over architectural standards or to prevent bans on BTR have made modest gains. State lawmakers often consider input from local governments, which influences the pace and scope of reforms. Meanwhile, impact fees—sometimes adding thousands of dollars to individual projects—remain a factor that can increase costs and create differences across communities. On a larger scale, Bloom identifies Georgia’s large number of local governments as a source of inefficiency. The state has 159 counties and 500 cities, each with separate planning departments, zoning boards and codes. This patchwork of rules forces engineers, lawyers and developers to navigate vastly different requirements across municipalities, slowing housing production and driving up costs. Navigating the Zoning Landscape Bloom encourages builders and developers to engage early with district commissioners or council members and maintain transparent communication with neighbors and planning staff. Understanding how “district-friendly” voting works, where council members often follow the lead of their district commissioner, can help projects move forward more efficiently. Bloom said, “Without your district commissioner championing your rezoning, your chances of success are much lower.” Tune in to the full episode to hear Simon Bloom discuss how politics and local regulations shape Georgia housing zoning and to learn what builders and developers can do to navigate these challenges. Learn more about Bloom Parham LLP at https://BloomParham.com. About Bloom Parham LLP Bloom Parham provides business owners with the litigation and counsel needed to succeed in real estate and related business disputes, including property development, leasing and commercial transactions. Founded in 2007, the firm delivers high-quality legal support with the full range of services clients expect from a large firm, but in the accessible, personalized environment of a boutique practice. Clients build long-term relationships with trusted advisors who understand both their real estate ventures and unique legal challenges. With a commitment to exceptional results and a supportive workplace, Bloom Parham empowers clients while maintaining a strong presence in the community. Podcast Thanks Thank you to Denim Marketing for sponsoring Atlanta Real Estate Forum Radio. Known as a trendsetter, Denim Marketing has been blogging since 2006 and podcasting since 2011. Contact them when you need quality, original content for social media, public relations, blogging, email marketing and promotions. A comfortable fit for companies of all shapes and sizes, Denim Marketing understands marketing strategies are not one-size-fits-all. The agency works with your company to create a perfectly tailored marketing strategy that will suit your needs and niche. Try Denim Marketing on for size by calling 770-383-3360 or by visiting www.DenimMarketing.com. About Atlanta Real Estate Forum Radio Atlanta Real Estate Forum Radio, presented by Denim Marketing, highlights the movers and shakers in the Atlanta real estate industry – the home builders, developers, Realtors and suppliers working to provide the American dream for Atlantans. For more information on how you can be featured as a guest, contact Denim Marketing at 770-383-3360 or fill out the Atlanta Real Estate Forum contact form. Subscribe to the Atlanta Real Estate Forum Radio podcast on iTunes, and if you like this week’s show, be sure to rate it. Atlanta Real Estate Forum Radio was recently honored on FeedSpot’s Top 100 Atlanta Podcasts, ranking 16th overall and number one out of all ranked real estate podcasts. The post Simon Bloom: Unpacking Georgia Zoning Politics appeared first on Atlanta Real Estate Forum.

Despite the drumbeat of crash talk, the numbers tell a more nuanced story. Today’s housing market isn’t in freefall; it’s recalibrating. Cara Lavender, senior research manager at John Burns Research and Consulting, joins Host Carol Morgan on the Atlanta Real Estate Forum Radio podcast to discuss where the housing market stands today and what builders and developers should expect as 2026 progresses. A Housing Market in Recalibration, Not Crisis Despite ongoing headlines predicting a housing crash, recent data tells a very different story. The current market environment is highly segmented, with affordability continuing to shape outcomes. First-time buyers remain constrained, while move-up and luxury segments are seeing more consistent activity. Rising inventory and softening prices reflect a recalibration, not systemic weakness. “We’re still in a slow market, but we’re seeing stabilization in a lot of areas,” Lavender said. “In no sense of the word are we seeing that we’re on the verge of a “crash” when we look at all the data.” John Burns Research and Consulting forecasts average mortgage rates at around 6.6%, driven by normalization in the spread between the 10-year Treasury and the 30-year mortgage rate. While builders have been able to offset higher rates through aggressive buydowns, easing rates should provide more upside on the resale side, where demand has been more sensitive to borrowing costs. Nationally, the housing market remains structurally undersupplied by approximately 1.1 million homes, even as near-term supply has loosened across both new and resale markets. In metro Atlanta, resale supply currently sits around 4.3 months, a range traditionally considered healthy. How Affordability Is Shaping Buyer Behavior Affordability is a key factor in current market conditions, particularly as taxes and insurance continue to add pressure to monthly payments. Entry-level buyers remain highly payment-sensitive, while move-up buyers are increasingly returning to the market. “This is not a build-it-and-they-will-come market anymore,” she said. “Success is going to come from tightly refined offerings and really understanding who the buyer is in your market.” As resale sellers adjust pricing expectations, many move-up buyers—often sitting on significant equity—are finally able to make their next move. Buyers are making trade-offs, prioritizing efficiency and functionality over excess space, mirroring builders’ efforts to value-engineer floor plans and control costs. Why Move-In-Ready Homes Are Winning Buyer preference for move-in-ready homes remains strong. According to John Burns’ research surveys, nearly 40% of resale listings require significant repairs or updates. “People don’t want to put a new roof on. They don’t want to redo flooring or kitchens,” Lavender said. “If sellers aren’t willing to bring the price down, they’re going to have to offer repairs or credits.” Homes that are well-located, competitively priced and turnkey continue to attract strong demand, while properties requiring work face longer marketing times and tougher negotiations. Build-to-Rent & the Changing Path to Homeownership As affordability challenges continue to delay first-time homeownership, build-to-rent (BTR) communities are playing an increasingly important role in the Atlanta housing market. These communities provide a longer-term rental solution for households that want the benefits of single-family living but are not yet ready or able to buy. Build-to-rent offers access to detached homes, private outdoor space and community amenities at a more attainable monthly cost, effectively bridging the gap between traditional apartments and homeownership. A “Boring” 2026 Outlook Looking ahead, John Burns Research and Consulting forecasts a gradual recovery in 2026, following several years of volatility across both new home and resale markets. While production levels and pricing are still expected to soften modestly in the near term, those declines are projected to be less severe than what the industry experienced throughout 2025. Lavender said, “Our 2026 forecast is kind of boring—and that’s a good thing.” Tune in to the full episode to hear data-driven insights on today’s housing market, affordability trends and what builders and developers can expect in 2026. Learn more about John Burns Research and Consulting at https://JBREC.com/. About John Burns Research and Consulting John Burns Research and Consulting provides data-driven insights across every housing sector, including new home construction, resale, single-family rental and build-to-rent. It helps companies make informed decisions and mitigate risk in order to identify opportunities in a complex market. From M&A projects to consumer surveys, the firm covers every aspect of the housing industry. Podcast Thanks Thank you to Denim Marketing for sponsoring Atlanta Real Estate Forum Radio. Known as a trendsetter, Denim Marketing has been blogging since 2006 and podcasting since 2011. Contact them when you need quality, original content for social media, public relations, blogging, email marketing and promotions. A comfortable fit for companies of all shapes and sizes, Denim Marketing understands marketing strategies are not one-size-fits-all. The agency works with your company to create a perfectly tailored marketing strategy that will suit your needs and niche. Try Denim Marketing on for size by calling 770-383-3360 or by visiting www.DenimMarketing.com. About Atlanta Real Estate Forum Radio Atlanta Real Estate Forum Radio, presented by Denim Marketing, highlights the movers and shakers in the Atlanta real estate industry – the home builders, developers, Realtors and suppliers working to provide the American dream for Atlantans. For more information on how you can be featured as a guest, contact Denim Marketing at 770-383-3360 or fill out the Atlanta Real Estate Forum contact form. Subscribe to the Atlanta Real Estate Forum Radio podcast on iTunes, and if you like this week’s show, be sure to rate it. Atlanta Real Estate Forum Radio was recently honored on FeedSpot’s Top 100 Atlanta Podcasts, ranking 16th overall and number one out of all ranked real estate podcasts. The post Cara Lavender: The Housing Market Isn’t Crashing appeared first on Atlanta Real Estate Forum.

Tom Stokes, president of EpiCity Real Estate Services, joins Host Carol Morgan on the Atlanta Real Estate Forum Radio podcast to discuss the company’s 90-year legacy in Atlanta and how its founding philosophy of stewardship translates to thoughtful development and adaptive reuse. Stewardship of the Land as a Business Philosophy Celebrating 90 years in business offers a rare opportunity to reflect on both history and progress. EpiCity’s story began with founder Davis Lee Stokes, who grew up in rural Middle Georgia in the early 1900s, dependent on the land for survival. That connection left a lasting impression and continues to shape the company’s approach to development. Tom Stokes explains that his grandfather was a forward-thinking entrepreneur who embraced new ideas rather than resisting them. While today’s Atlanta — particularly its technology-driven real estate environment — might feel worlds apart from the city of the 1920s, Stokes believes his grandfather would be more appreciative than surprised by how much has changed. At the core of EpiCity’s longevity is a simple but powerful principle: take care of the land, and it will take care of you. While that idea once meant survival, today it reflects a broader responsibility to builders, homeowners and the communities they serve. Stokes shares that stewardship now extends beyond the company itself. By thoughtfully developing and maintaining properties, EpiCity aims to benefit the people who live and work in those spaces. “We take care of the land, not so much to take care of ourselves, but to take care of our customers and our clients, who in turn take care of us,” Stokes said. Risk & Opportunity in the Atlanta Market EpiCity’s history includes bold decisions that helped shape Atlanta long before certain neighborhoods became obvious growth centers. From Marietta to Decatur to communities south of Hartsfield-Jackson International Airport, the company often developed in areas others considered too far out. Stokes credits that entrepreneurial instinct to his cousin and business partner, Jim LaVallee, who shares their grandfather’s ability to spot opportunity through constant networking and information gathering. That willingness to listen, learn and act on emerging trends remains a defining element of the company’s approach to risk and reward. Following World War II, EpiCity played a significant role in providing housing for returning veterans and the growing middle class. One of the firm’s largest historical projects, the Lindmont and Morningside apartments near Lindbergh and Piedmont roads, exemplified that mission. At the time, the 510-unit development was considered one of the largest residential projects of its kind in the region. Today, it serves as a reminder that meeting real community needs has always been central to the firm’s success. That legacy continues as EpiCity develops new projects in many of the same neighborhoods where its founder once built, creating continuity across generations. Adaptive Reuse Before It Was a Buzzword Adaptive reuse has become a defining focus for EpiCity, not because it is trendy, but because it often makes economic and practical sense. Stokes emphasized that many reuse projects begin by recognizing the value already embedded in existing structures. “With a building that’s functional but closer to redevelopment than not, you have to figure out how to be economical and use what’s there,” Stokes said. Rather than defaulting to demolition, EpiCity looks for opportunities to preserve architectural character and extend the useful life of buildings until the market supports full redevelopment. Armour Junction is an early example of that philosophy. The office loft campus is home to several Atlanta businesses and is located just steps from the Atlanta Beltline. EpiCity assembled dozens of parcels near the Beltline in its early days, including single-family homes throughout Westside neighborhoods. Today, the continued expansion of the Northeast Trail and planned future connections only enhance the value and connectivity of projects like Armour Junction, reinforcing the firm’s long-term, forward-looking approach. Lessons From Market Cycles and Looking Ahead Over nine decades, EpiCity has weathered wars, economic downturns and dramatic shifts in the real estate cycle — lessons that continue to inform how the firm operates today. Stokes succinctly summed up one enduring principle: less debt is better. Maintaining financial discipline allows the company to navigate uncertainty while staying prepared for long-term opportunities. While optimistic about Atlanta’s future, Stokes says EpiCity is approaching the current cycle with caution, focused on positioning itself to deliver value when opportunities arise. That mindset, grounded in gratitude and long-term thinking, continues to shape the firm’s outlook. “I really thought about it, and it occurred to me, it’s the company that’s kept the family together,” Stokes said. “By having that extra connectivity, those of us who are invested in the business and work in the business have one more reason to be connected.” Tune in to the full episode to learn how EpiCity Real Estate Services is carrying forward a 90-year legacy of thoughtful development, adaptive reuse and land stewardship across Atlanta. Learn more at www.EpiCity.com. About EpiCity Real Estate Services EpiCity combines the scale of a national firm with the personalized service and local expertise of a boutique agency. Clients benefit from a single point of contact and access to one of the industry’s most extensive professional networks. With a proven track record and diverse portfolio, EpiCity provides a strong platform for pursuing new opportunities. Long-standing relationships reflect the trust clients place in the firm, where assets are managed with care, complex challenges are solved, and real estate is made straightforward and rewarding. Podcast Thanks Thank you to Denim Marketing for sponsoring Atlanta Real Estate Forum Radio. Known as a trendsetter, Denim Marketing has been blogging since 2006 and podcasting since 2011. Contact them when you need quality, original content for social media, public relations, blogging, email marketing and promotions. A comfortable fit for companies of all shapes and sizes, Denim Marketing understands marketing strategies are not one-size-fits-all. The agency works with your company to create a perfectly tailored marketing strategy that will suit your needs and niche. Try Denim Marketing on for size by calling 770-383-3360 or by visiting www.DenimMarketing.com. About Atlanta Real Estate Forum Radio Atlanta Real Estate Forum Radio, presented by Denim Marketing, highlights the movers and shakers in the Atlanta real estate industry – the home builders, developers, Realtors and suppliers working to provide the American dream for Atlantans. For more information on how you can be featured as a guest, contact Denim Marketing at 770-383-3360 or fill out the Atlanta Real Estate Forum contact form. Subscribe to the Atlanta Real Estate Forum Radio podcast on iTunes, and if you like this week’s show, be sure to rate it. Atlanta Real Estate Forum Radio was recently honored on FeedSpot’s Top 100 Atlanta Podcasts, ranking 16th overall and number one out of all ranked real estate podcasts. The post Building on a Legacy: How EpiCity Shapes Atlanta’s Neighborhoods appeared first on Atlanta Real Estate Forum.

Luxury home design is no longer defined by finishes and floor plans alone. High-end homeowners are asking their homes to support performance and wellness. Brad Robinson, president of Bradford Custom Homes, joins Host Carol Morgan on the Atlanta Real Estate Forum Radio podcast to discuss the evolving landscape of luxury home design and the trends shaping today’s high-end market. Redefining Luxury: Wellness-Driven Design Robinson said, “The way I see luxury evolving is how your home makes you feel, how it helps you perform, how your home creates a sense of rejuvenation and prepares you to go back into the world and perform at your peak.” Many of Bradford’s clients are high performers in their professional lives and have already optimized other aspects of their day-to-day routines. As a result, these homeowners are now asking more from their built environments. To meet those expectations, Bradford Custom Homes developed the Bradford Elemental System, a wellness-driven design framework that focuses on three foundational components: air, water and light. Each element is intentionally integrated into the design and construction process to improve comfort, health and overall performance within the home. Unlike traditional construction models, Bradford does not simply execute a completed set of plans. Instead, the company takes a leadership role early in the process, ensuring wellness goals are carried through every phase of design and construction. “We serve as expert representatives for owners and connect them through the correct architecture or the architects, the designers, the interior designers and the right engineers that know how to bring these systems together,” said Robinson. “We serve as that central conduit to help ensure that vision is really aligned and brought to life.” By prioritizing wellness at the systems level—not just through surface-level amenities—Bradford is redefining what luxury living means in today’s custom home market. Luxury Home Design Trends Robinson highlights several design trends taking shape in the luxury home market: Sustainability: Homebuyers want more sustainable products incorporated into their homes that don’t off-gas or affect the indoor air quality. Traditional design returns: Out-of-town buyers are choosing natural materials and “tried and true” design elements alongside more contemporary styles. Durability in the kitchen: Quartz and porcelain countertops are in style, thanks to their durability and hygiene. While these surfaces may not offer the same heat resistance as some materials, they provide a higher level of cleanliness. Homeowners are also looking for NSF-rated and 100% nonporous options for an added level of sanitation. Wellness-driven primary suites: From circadian lighting to enhanced ventilation, Robinson notes that his clients are choosing design elements that encourage recovery and recharge. Smart Home Integration Smart home technology continues to shape luxury living, but power resiliency is becoming a growing concern in Atlanta. To address this, Bradford installs EcoFlow systems and natural gas backup generators, ensuring critical systems like energy recovery ventilators (ERVs) and water filtration remain operational. “There are some amazing and cool features when it comes to pressing a button,” said Robinson. “But what happens when we have rolling brownouts? The AI data centers are going to get preference for power before the residents will.” Multigenerational Living & Flexibility Post-COVID-19 lifestyles have fueled demand for multigenerational living and aging-in-place designs. As families share space, there is a need for private living areas, whether as a main-level bedroom suite or accessory dwelling units (ADUs). Many families are also adding expansive outdoor spaces designed for communal and individual use, including pools, outdoor fitness spaces and even saunas. “People are making those meaningful investments in their home so they want to stay there,” said Robinson. “The average homeowner spends 18 hours a day in their house.” 2026: Year of Innovation Robinson said, “I’ve been working very hard and behind the scenes, I’ve created a private equity fund that’s going to give us the ability to dip our toes into some of the ultra-high-net-worth markets and some of those communities that we’ve aspired to build in.” Bradford has a new project set to appear in Atlanta Style & Design Magazine in March, which will showcase wellness-focused design, integrated technology and high-performance materials. The project utilizes insulated concrete forms (ICF) and HydroBlok wall assemblies to create fully waterproof, mold-resistant envelopes while maintaining high-performance interiors. Tune in to the full episode to learn how Bradford Custom Homes is setting a new standard for custom homes in Atlanta and beyond. Learn more at www.BradfordBuilds.com. About Bradford Custom Homes Bradford Custom Homes is a residential builder dedicated to creating thoughtfully designed homes that enhance the way people live. Grounded in intention, the company prioritizes quality materials that support long-term performance, durability and everyday comfort. Bradford takes on a limited number of projects each year to ensure disciplined execution, clear communication and close attention to detail throughout every phase of the build. Guided by a commitment to craftsmanship and integrity, it partners closely with clients to deliver highly personalized homes rooted in purpose and care. Podcast Thanks Thank you to Denim Marketing for sponsoring Atlanta Real Estate Forum Radio. Known as a trendsetter, Denim Marketing has been blogging since 2006 and podcasting since 2011. Contact them when you need quality, original content for social media, public relations, blogging, email marketing and promotions. A comfortable fit for companies of all shapes and sizes, Denim Marketing understands marketing strategies are not one-size-fits-all. The agency works with your company to create a perfectly tailored marketing strategy that will suit your needs and niche. Try Denim Marketing on for size by calling 770-383-3360 or by visiting www.DenimMarketing.com. About Atlanta Real Estate Forum Radio Atlanta Real Estate Forum Radio, presented by Denim Marketing, highlights the movers and shakers in the Atlanta real estate industry – the home builders, developers, Realtors and suppliers working to provide the American dream for Atlantans. For more information on how you can be featured as a guest, contact Denim Marketing at 770-383-3360 or fill out the Atlanta Real Estate Forum contact form. Subscribe to the Atlanta Real Estate Forum Radio podcast on iTunes, and if you like this week’s show, be sure to rate it. Atlanta Real Estate Forum Radio was recently honored on FeedSpot’s Top 100 Atlanta Podcasts, ranking 16th overall and number one out of all ranked real estate podcasts.   The post Bradford Custom Homes: The Future of Luxury Homes appeared first on Atlanta Real Estate Forum.

Forget the headlines. The real story behind today’s housing market is more complex than you think. Jay Byce, president of ResiBuilt, joins Host Carol Morgan on the Atlanta Real Estate Forum Radio podcast to explain what’s often misunderstood about housing today, drawing on economics, demographics and long-term planning rather than headline-driven narratives. Debunking Housing Myths Despite frequent media narratives, institutional investors are not driving up housing costs. Even the largest publicly traded single-family rental developers control only a sliver of the overall market. In fact, they represent well under 1% of the nation’s roughly 18 million single-family rental homes. “They cannot affect the market in that way. It’s nothing like a monopoly,” Byce said. “They’re improving the houses that people are living in, and coming out of the downturn, they renovated homes that were in severe disrepair back in 2011 and 2012.” Affordability challenges follow a simple equation: supply and demand. After more than a decade of underbuilding, the U.S. is short an estimated 5 million homes. When demand consistently outpaces supply, prices rise. Byce also addressed another common misconception — that builders are driving prices higher out of greed. Home builders historically operate on thin margins, averaging roughly 8% to 10% net profit over decades. Public confusion often stems from conflating gross margins with net returns. Land prices, development costs, municipal fees and the cost of capital all weigh heavily on final home prices. Execution efficiency can help, but it cannot offset structural cost increases, particularly those imposed by lengthy entitlement processes and rising local government fees. The Rise of Build-to-Rent ResiBuilt’s early focus on build-to-rent was not accidental. Byce explains that the firm began studying millennial housing behavior well before its 2018 launch and concluded that younger households were not rejecting homeownership outright — they were rejecting outdated housing products. Millennials moved from amenity-rich student housing into high-end multifamily communities, only to experience a sharp drop-off in quality when transitioning to traditional starter homes. As a result, many simply opted out. Build-to-rent fills that gap by offering new, finished homes that deliver modern features without the maintenance responsibilities of homeownership. Instead of a millennial-dominated renter base, early communities quickly filled with two core groups: millennials and “young empty nesters,” each accounting for roughly 40% of residents. For empty nesters, build-to-rent offers a lock-and-leave lifestyle without sacrificing space, privacy or the ability to remain in family-oriented environments. Byce points out that the overlap in expectations between renters and buyers is far greater than many assume. Renting and Buying: More Alike than Different As build-to-rent expanded nationally, some operators attempted to cut costs to lower rents. ResiBuilt took the opposite approach. Renters notice quality just as acutely as buyers. From stainless steel appliances to tile backsplashes and upgraded countertops, renters expect durable, high-quality finishes. The modest monthly savings achieved by cutting finishes rarely justify higher long-term maintenance and turnover costs. ResiBuilt has selectively expanded into for-sale housing, which now accounts for about 10% of its annual production. Byce describes the transition as seamless, noting that the company has always designed homes as if they were intended for ownership. “Think about cars, right? So you want to go and buy a car. What do you do? First, you choose the car you want to buy, right?” Byce said. “Then they give you the option. ‘Do you want to put a lot of money down and get a loan on this car, ‘or ‘Do you want to lease this car and just pay a monthly payment?’ We kind of thought of it the same way. We want to give people what they expect to buy, but with an option to lease it.” The Long View of Housing Trends Investor appetite for build-to-rent has cooled over the past two years, driven by higher interest rates and strong returns in competing asset classes such as equities. That slowdown has made new deals harder to pencil, even as demand for rental homes remains strong. Still, ResiBuilt continues to plan years ahead. Homebuilding is not reactive and takes time to develop into fruition. Communities delivering in 2028, for example, are being entitled and purchased today. That long lead time creates risk when builders pull back simultaneously. As land purchases slow and fewer projects break ground, the industry may be setting the stage for an even tighter supply environment three years down the road that could push prices higher regardless of interest rate relief. What is the solution? A sharp correction in home prices would erode household wealth for millions of homeowners and risk triggering a broader recession that far outweighs the benefits. Instead, Byce points to a more sustainable path: price stability combined with wage growth and lower interest rates. Even modest improvements on both fronts could meaningfully improve affordability without destabilizing the market. What’s Next for the Housing Industry Byce is cautiously optimistic about the near-term outlook. He expects lower rates to unlock pent-up demand and fuel a stronger-than-expected spring housing season. Longer term, he remains confident that 2027 and 2028 will be strong years for housing, driven by demographics and an ongoing supply shortage. Opportunities are increasingly emerging in secondary and tertiary markets, including fast-growing exurbs around Atlanta and metros such as Savannah, Ga., Greenville, S.C., Huntsville, Ala., and Asheville, N.C. These locations boast quality of life, schools and relative affordability that continue to attract buyers and renters alike. Tune in to the full episode for deeper insight into housing affordability, build-to-rent misconceptions, and how builders and investors are navigating an evolving residential market. Learn more about ResiBuilt at https://ResiBuilt.com/. About ResiBuilt Founded in 2018, ResiBuilt is an award-winning residential homebuilder providing land development, build-to-rent, fee building, and residential construction services. With a focus on quality construction, operational efficiency, and strong partnerships, ResiBuilt delivers thoughtfully designed communities that meet the evolving needs of today’s renters and investors. Learn more at resibuilt.com. Podcast Thanks Thank you to Denim Marketing for sponsoring Atlanta Real Estate Forum Radio. Known as a trendsetter, Denim Marketing has been blogging since 2006 and podcasting since 2011. Contact them when you need quality, original content for social media, public relations, blogging, email marketing and promotions. A comfortable fit for companies of all shapes and sizes, Denim Marketing understands marketing strategies are not one-size-fits-all. The agency works with your company to create a perfectly tailored marketing strategy that will suit your needs and niche. Try Denim Marketing on for size by calling 770-383-3360 or by visiting www.DenimMarketing.com. About Atlanta Real Estate Forum Radio Atlanta Real Estate Forum Radio, presented by Denim Marketing, highlights the movers and shakers in the Atlanta real estate industry – the home builders, developers, Realtors and suppliers working to provide the American dream for Atlantans. For more information on how you can be featured as a guest, contact Denim Marketing at 770-383-3360 or fill out the Atlanta Real Estate Forum contact form. Subscribe to the Atlanta Real Estate Forum Radio podcast on iTunes, and if you like this week’s show, be sure to rate it. Atlanta Real Estate Forum Radio was recently honored on FeedSpot’s Top 100 Atlanta Podcasts, ranking 16th overall and number one out of all ranked real estate podcasts. The post ResiBuilt: Myths & Momentum appeared first on Atlanta Real Estate Forum.