Podcasts about atlantans

While much of the housing conversation in 2026 has focused on slower sales, elevated mortgage rates and affordability challenges, industry leaders say a bigger issue is emerging behind the scenes: a future housing supply shortage.  Tim Arnold of D.R. Horton, Cara Lavender of John Burns Research and Consulting and Jim Jacobi of Parkland Communities, join host Carol Morgan on Atlanta Real Estate Forum Radio for a mid-year market update on looming lot shortages, zoning challenges, affordability concerns and the factors shaping housing supply across metro Atlanta.  The Biggest Housing Story Nobody Is Talking About  “In my opinion, the biggest secret in housing today is the lack of new zonings that are occurring,” said Jacobi.  He explained that numerous municipalities have either implemented zoning moratoriums or significantly slowed approvals, creating a development pipeline problem that could emerge over the next several years. Although today’s market remains slower than the pandemic-era housing boom, builders continue selling homes and working through existing lot inventories. The challenge is that many communities are not approving enough future projects to replace what is currently being built.  “People probably do not recognize what is happening out there with the lot supply market,” said Arnold. “There is going to be a struggle for folks to get lot supply.”  Labor and Building Capacity Could Become the Next Challenge  With in-migration at historically low levels and major infrastructure projects such as data centers competing for skilled trades, Lavender said labor constraints could quickly become a concern if housing demand accelerates.  “If a demand faucet turns on, do we have the lots available?” she said. “But in that same breath, do we have the labor and the building products capacity available to support an uptick in production?”  Slower production volumes have helped ease labor pressures. However, the industry may not be prepared to rapidly increase construction activity if market conditions improve.  Spring Selling Season Falls Short of Expectations  While future supply concerns remain top of mind, today’s housing market continues to face near-term challenges. Lavender described the spring selling season as “underwhelming.” Uncertain demand and hesitant consumers continue to weigh on market performance. Builders are maintaining sales through pricing strategies and incentives, but those efforts are coming at the expense of profit margins.  Senate Bill 447 Could Improve Georgia’s Permitting Process  Senate Bill 447 could provide a welcome boost for Georgia’s housing industry by improving transparency and accountability in the permitting process. The legislation increases visibility into permit reviews, requires written explanations for permit denials and establishes timelines for local governments to respond to applications. It could also help reduce delays that often add significant costs to housing projects.  “It’ll speed up the building and land development permits,” said Arnold.  Build-to-Rent Gains Recognition as an Asset Class  Federal housing legislation could significantly affect the build-to-rent sector. Proposed revisions to the Road to Housing Act would provide greater certainty for investors and developers while reinforcing build-to-rent’s role in the broader housing market. One of the most notable aspects of the legislation is its recognition of build-to-rent as a distinct asset class, a change that could strengthen investor confidence and support additional capital investment. Greater certainty and increased investment could help expand housing supply by encouraging additional build-to-rent development in high-demand markets.  Gwinnett County Offers a Warning Sign  From January through April 2025, unincorporated Gwinnett County issued approximately 2,800 new home permits. During that same period, local officials approved zoning for only about 1,400 future housing units.  “So they only zoned about half as many lots as what has been built in the same time period,” said Jacobi.  This imbalance raises questions about where future housing inventory will come from if current approval trends continue. Ongoing zoning moratoriums, elevated land costs and community opposition to new development could further constrain housing supply and place additional pressure on affordability.  Tune in next week for Part 2 of this market update, where the panel takes a deeper look at affordability, infrastructure challenges and what housing leaders expect over the next several years.  About Parkland Communities  Parkland Communities, Inc., the parent company of build-to-rent home builder, Parkland Residential, is a privately owned, multifaceted real estate development and investment firm specializing in residential properties. With over 20 years of experience in the industry, Parkland Communities Inc. uses the latest market data, technology and established relationships to strategically secure new development opportunities in Atlanta's most desirable locations. The company's hands-on philosophy has made it a proven leader in the industry with a trusted reputation among elected officials, municipal staff, neighborhood associations, bankers and home builders. For more information on Parkland Communities, visit www.ParklandCo.com.  About D.R. Horton  As one of metro Atlanta’s leading home builders, D.R. Horton offers new homes across a variety of price points, product types and locations throughout the region. The company builds communities designed to meet the needs of first-time homebuyers, move-up purchasers and those seeking low-maintenance living, with a focus on quality construction, thoughtful design and attainable homeownership opportunities. Backed by the resources of America’s largest home builder, D.R. Horton continues to play a significant role in expanding housing options across Georgia’s growing markets. Learn more about D.R. Horton at www.DRHorton.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. Learn more about John Burns Research and Consulting at www.JBREC.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 Mid-Year Market Update: The Market Shifts Nobody Sees Coming appeared first on Atlanta Real Estate Forum.

Many property owners never expect to deal with squatters or deed fraud. However, when these situations occur, they can result in costly legal disputes, damaged property and significant financial losses.  George McCleary, president of McCleary Realty & Development, joins Host Carol Morgan on Atlanta Real Estate Forum Radio to discuss how squatters exploit vacant properties, why deed fraud is becoming a growing concern and what property owners can do to protect their investments.   How a Viral Video Sparked a National Conversation  McCleary first gained widespread attention through his viral social media video, “I Stole a House,” which highlighted how people can exploit legal gray areas to occupy vacant properties.  While the video was intended as satire, it resonated with property owners across the country and generated millions of views. It also prompted countless conversations about a problem many people assume could never happen to them.  “It's rare enough. It's sort of like rare, like a heart attack,” said McCleary. “It's probably not going to happen to you today, but if it does, you have to take it very seriously.”  Why Squatters Can Be Difficult to Remove  Many people assume law enforcement can immediately remove someone who unlawfully occupies a property. In reality, squatters often take deliberate steps to make themselves appear to be legitimate tenants. Experienced squatters frequently move belongings into a home, establish residency and present forged lease agreements when confronted. These tactics can create uncertainty for law enforcement officers responding to the scene.  “These professional squatters, they are experts at blurring these lines,” he said.  Once questions arise about tenancy, property owners may be forced into lengthy legal proceedings. The process can involve attorney fees, court costs and months of lost rental income before a property is recovered. Even after regaining possession, owners may face additional expenses to repair damage and replace stolen appliances, fixtures or building materials.  Why Deed Fraud May Be an Even Bigger Threat  Following the success of his viral video, McCleary began hearing from property owners across the country who had experienced another type of real estate crime: deed fraud.  In these cases, criminals forge ownership documents and file them with local governments, creating the appearance that a property has changed hands. Once the fraudulent deed is recorded, scammers may attempt to sell the property or borrow against its equity. What makes deed fraud particularly dangerous is that owners often do not discover the issue until significant financial damage has already occurred.  “You can't prevent somebody from falsifying a deed and filing it with the county,” he said. “The thing that you can prevent is the theft of your equity.”  The faster fraudulent activity is detected, the easier it becomes to stop a sale, prevent unauthorized loans and begin restoring ownership records.  Who Is Most Vulnerable?  While any property owner can become a victim, investors, aging homeowners and owners of vacant properties are among the most common targets.  Investors often own multiple properties and rely on managers to oversee day-to-day operations, making it easier for fraudulent activity to go unnoticed. Older homeowners frequently have substantial equity, which can make them attractive targets for scammers. Builders, agents and sellers should also pay close attention to vacant homes. Unoccupied properties can provide opportunities for squatters to establish residency before anyone realizes a problem exists.  Prevention Starts With Early Detection  While no solution can eliminate risk, property owners can significantly reduce their exposure through proactive monitoring. For vacant properties, McCleary recommends installing alarm systems that provide immediate notifications when someone enters a home unexpectedly. Quick action can often prevent a squatter from establishing residency and turning a trespassing incident into a legal dispute.  Routine property inspections, title monitoring services and regular oversight can also help property owners identify potential problems before they become costly legal battles.  The Financial Stakes Are Higher Than Many Realize  Both squatting and deed fraud can carry substantial financial consequences. Property owners may face lost rental income, legal expenses, property damage and, in some cases, the loss of significant home equity.  “The financial stakes of each of these squatting or title fraud cases eclipses the six-figure mark over $100,000 regularly,” he said.  As awareness of these issues grows, some states have begun strengthening laws related to squatting and property fraud. However, prevention, monitoring and education remain the most effective tools available to property owners.  About McCleary Realty & Development  McCleary Realty & Development is a Portland-based real estate investment, development and brokerage firm led by President George McCleary. In addition to helping clients navigate real estate investments and development opportunities, the company provides educational resources and monitoring solutions focused on preventing squatting, deed fraud and fraudulent liens. Through programs such as Squatter Defender and Title Fraud Defender, McCleary helps homeowners, investors and real estate professionals protect their properties and preserve their equity. Atlanta Real Estate Forum Radio listeners can receive 20% off either program with the code AREF26. To learn more, visit https://www.McClearyRealty.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 Squatters and Deed Fraud: Protecting Your Property From Costly Real Estate Scams appeared first on Atlanta Real Estate Forum.

Flooring trends may come and go, but durability, longevity and resale value continue to drive homeowner decisions across metro Atlanta. Alex Veit, owner of Oakerds Hardwood Floor Refinishing, joins Host Carol Morgan on Atlanta Real Estate Forum Radio to discuss best practices for refinishing and installing floors in your home.  From historic bungalows with hidden hardwoods to modern homes filled with luxury vinyl plank (LVP), Veit has seen firsthand which materials hold up over time and which ones homeowners often regret installing.  Why More Atlanta Homeowners Are Choosing LVP Over Laminate  As waterproof flooring products continue gaining popularity, many homeowners still misunderstand the difference between laminate and luxury vinyl plank (LVP) flooring. The products often carry similar price points, but their long-term performance can vary significantly, especially in moisture-prone spaces such as kitchens and bathrooms.   “They're priced the same, but LVP is truly a waterproof product, where laminate is a water-resistant product at best,” he said.  After years of replacing swollen laminate flooring damaged by moisture exposure, Veit now steers homeowners toward higher-quality LVP products instead. However, not all vinyl plank flooring performs equally.  Thin, lower-cost products often fail at the locking system, particularly in high-traffic areas. Oakerds avoids installing LVP products thinner than five millimeters due to durability concerns and product recalls.  Hardwood Flooring Continues To Set the Standard  Hardwood flooring remains one of the most durable and desirable flooring materials in the Atlanta market, and natural white oak floors with simple finishes continue to outperform short-lived design trends years after installation.   Hardwood's long-term value comes not only from its appearance but also from its ability to be restored rather than replaced. It can often be refinished multiple times throughout its lifespan, making hardwood flooring a strong long-term investment.  “You could get four to five refinishes out of a floor, and that could span over 100 years,” Veit said.  While hardwood may scratch more easily than LVP in daily life, refinishing gives homeowners the ability to restore floors instead of fully replacing them after damage occurs.  Hardwood vs. LVP  For homeowners weighing hardwood against LVP, the right choice often depends on budget, lifestyle and long-term goals for the home.  Homeowners looking for longevity and timeless appeal may find hardwood flooring to be the better option. While hardwood typically requires a larger upfront investment, the material can last for generations when properly maintained.  “It's been around for over 100 years, and it's going to be around for 100 more,” he said.  LVP continues gaining market share because of its versatility and strong day-to-day durability, and it remains especially popular in new construction, rental properties and renovation projects across a wide range of price points.  For families with children and pets, LVP often performs better against scratches and general wear in the short term. However, once damaged, replacement becomes the only solution.   Refinishing Hardwood Floors: A Smart Investment  One of the biggest mistakes homeowners make is replacing hardwood floors that could have been refinished instead. In many cases, refinishing offers a more affordable solution while preserving the original character of the home.  Certain conditions, however, may justify replacement:  Severe structural damage  Major water intrusion  Engineered hardwood products with veneers too thin to refinish safely  Flooring Plays a Major Role in Resale Value  Flooring can directly influence how buyers perceive a home during showings. Clean, updated flooring can immediately improve the presentation of a property, while damaged or outdated flooring may raise concerns about maintenance throughout the rest of the house.  “Flooring is probably the first thing people see when they walk into the house,” Veit said.    Oakerds Launches Online Flooring Calculator  To simplify the pricing process, Oakerds recently launched an online flooring calculator that helps homeowners, agents and investors estimate project costs before scheduling consultations. Veit created the tool to give consumers faster access to pricing information while helping real estate professionals make quicker renovation decisions during transactions.   The calculator allows users to estimate refinishing, replacement and installation costs in about one minute. Users can also submit their information directly through the platform to request follow-up consultations and verified project estimates.  With more than 15 years of experience serving metro Atlanta, Oakerds Hardwood Floor Refinishing provides homeowners, investors and real estate professionals with solutions that balance durability, functionality and long-term value. Whether uncovering original hardwoods beneath outdated carpet or helping clients select the best materials for their homes, the company combines hands-on craftsmanship with practical industry expertise to support confident investment decisions. To learn more about Oakerds Hardwood Floor Refinishing, visit https://Oakerds.com/.   About Oakerds Hardwood Floor Refinishing  Based in Marietta, Georgia, Oakerds Hardwood Floor Refinishing specializes in hardwood floor refinishing, hardwood installation, luxury vinyl plank, tile and carpet services throughout metro Atlanta. The company works with homeowners, Realtors and investors on projects ranging from historic home restorations to modern renovations, delivering tailored recommendations backed by extensive industry experience and attention to detail.  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 Hardwood vs. LVP: What Atlanta Homeowners Should Know Before Replacing Their Floors appeared first on Atlanta Real Estate Forum.

The Atlanta Beltline continues its steady progression toward full completion of its 22-mile corridor, with major milestones approaching for trail development, long-term housing and transit objectives.  Dennis Richards, vice president of housing policy and development with the Atlanta Beltline, joins Host Carol Morgan on Atlanta Real Estate Forum Radio to discuss the Atlanta Beltline's current status, housing strategy and future priorities.  Atlanta Beltline Nears Major Completion Milestones Ahead of 2030 Target  The Atlanta Beltline is on track to reach approximately 85% completion by June 2026, with full buildout targeted for 2030.  Described as one of the nation's most significant redevelopment efforts, the project continues to transform former rail corridors into a connected 22-mile trail system with future transit capacity.  “It's a large-scale urban redevelopment project. It's one of the largest in the nation,” Richards said. “It's an economic development engine for the city of Atlanta that's transforming 22 miles of abandoned railroad corridor into a multi-use trail system.”  The initiative also reconnects 45 Atlanta neighborhoods that were historically divided by transportation infrastructure, restoring connectivity across the city's core.  Housing Strategy Focused on Production, Preservation & Land Acquisition  Housing policy along the Atlanta Beltline is driven by a combination of strategic land acquisition, development partnerships and affordability requirements embedded into new projects.  The organization has acquired more than 90 acres of land adjacent to the corridor, creating opportunities to guide future development and support mission-aligned housing projects.  A key focus remains on ensuring that growth includes both affordability and community-serving commercial space, particularly for small, local businesses.  Developers working within the Atlanta Beltline tax allocation district are also encouraged and incentivized to incorporate affordability into project design, helping to bridge financing gaps while advancing housing goals.  More Than 7,000 Affordable Units Created or Preserved  Affordable housing outcomes remain one of the most closely tracked indicators of the Atlanta Beltline's progress.  More than 4,400 units have been created or preserved within the tax allocation district, with an additional 2,600 units located in surrounding Atlanta Beltline communities—bringing the total to more than 7,000 affordable units in the broader area.  The long-term mandate calls for at least 5,600 affordable housing units within the TAD by 2030, with additional pipeline development expected to accelerate progress over the next several years.  Progress is tracking ahead of expectations, with approximately 88% of the goal expected to be reached by year-end based on current pipeline activity.  Inclusionary Zoning & Incentives Support Affordability Goals  Policy tools such as inclusionary zoning and targeted development incentives have played a central role in advancing affordability along the corridor.  The inclusionary zoning ordinance, launched in 2018, has helped produce nearly 950 affordable housing units within the Atlanta Beltline TAD and an additional 250 units just outside its boundaries.  Developers receive incentives to offset financing gaps in exchange for incorporating affordable housing and, in some cases, affordable commercial space within their projects.  The approach is designed to balance private investment with long-term affordability and community stability.  Economic Impact & Regional Growth Continue to Shape Demand  The Atlanta Beltline's economic impact has exceeded early expectations. Originally projected at a 10:1 return on investment, the project has now reached approximately a 14:1 return.  At the same time, regional growth continues to place pressure on Atlanta's housing market. The Atlanta Regional Commission projects nearly 2 million additional residents by 2050, reinforcing demand for housing in intown neighborhoods and along transit-connected corridors.  These dynamics continue to elevate the Atlanta Beltline's role as both a housing catalyst and a long-term infrastructure investment.  Legacy Resident Program Supports Long-Term Housing Stability  The Legacy Resident Retention Program, administered through the Atlanta Beltline Partnership, is designed to help long-term residents remain in place as property values rise.  The program offsets property tax increases for qualifying homeowners in designated neighborhoods. Eligibility generally includes residents who have lived in their homes since March 2017 and meet income thresholds at or below 100% of area median income.  “It will fix essentially the amount of property taxes that a resident pays, and it'll pay the difference,” Richards said, describing how the program helps reduce displacement pressure.  Trail Expansion & Transit Planning Define Next Phase of Growth  Recent progress includes the opening of Southside Trail segments four and five, marking another step toward a fully connected corridor.  The expansion enables continuous movement across key Atlanta destinations, linking areas from the northwest corridor through Southside neighborhoods and onward toward Piedmont Park and the Atlanta Botanical Garden.  Future phases will continue extending connectivity, with additional trail segments scheduled for completion.  An Atlanta Beltline transit study is also underway to evaluate long-term mobility options, with ongoing community engagement expected as planning evolves.  Looking Ahead to 2030: Full Buildout and Integrated Mobility  By 2030, the Atlanta Beltline is expected to reach full trail completion while continuing to expand housing production and advance transit planning.  The long-term vision includes a fully connected corridor supporting multimodal transportation, increased housing density and continued equitable development across Atlanta neighborhoods.  Through strategic land acquisition, policy-driven affordability tools and coordinated partnerships with public and private stakeholders, the Atlanta Beltline is working to align long-term housing production with sustained community growth across Atlanta's core. To learn more about the Atlanta Beltline and its ongoing initiatives, visit www.beltline.org.  About the Atlanta Beltline  The Atlanta Beltline is a 22-mile urban redevelopment initiative transforming former railway corridors into a connected system of multi-use trails, parks and future transit infrastructure. The project is designed to improve mobility, expand housing opportunities and support equitable economic development across Atlanta.  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 Atlanta Beltline Targets 2030 Completion While Expanding Affordable Housing Impact appeared first on Atlanta Real Estate Forum.

Homeowners association (HOA) management is playing a larger role in new community development across metro Atlanta than many homebuyers realize. As builders navigate affordability challenges, rising operating costs and shifting buyer expectations, early HOA planning has become increasingly important for protecting long-term community value and financial stability.   Lisa Simmons, chairperson of Beacon Management Services and Tasha Fulk, vice president of the Declarant Services Division, join Host Carol Morgan on Atlanta Real Estate Forum Radio to discuss the evolving role of HOA management, current housing market trends and how proactive planning helps communities operate more efficiently from startup through turnover.  “We're celebrating our 15th year in business, and we've grown from a very small company to one of the largest in Georgia,” Simmons said. “We manage over $15 billion in real estate assets throughout Georgia, and we're the fifth-largest community association management company in Georgia.”  Beacon's portfolio spans a wide variety of community types, including master-planned communities, mixed-use developments, golf course communities and marina properties, along with a growing new-home construction division.  Metro Atlanta Housing Market Stabilizes as Affordability Shapes Demand  The metro Atlanta housing market is currently defined by stability, steady demand and a more cautious, price-sensitive buyer pool. Increased inventory has also created a more balanced environment for builders and developers.  Builders are responding with a more disciplined approach by adjusting incentives, managing supply and refining product offerings to better align with affordability challenges and buyer demand.  Affordability Drives Suburban Expansion & Townhome Growth  Affordability is reshaping where and how communities are being built across metro Atlanta. Development continues moving farther into suburban and exurban markets as buyers seek more space and value.  That shift is also fueling demand for townhomes, allowing builders to maximize density while still offering desirable square footage at a more attainable price point. At the same time, the continued popularity of live-work-play communities is influencing development patterns and design trends.  “Live-work-play is here and popular,” Fulk said. “People like that connectivity. They like being able to meet up with their neighbors down at a local coffee shop or see entertainment and then walk back home.”  Why HOA Management Is Becoming Critical in Early Development  HOA oversight during development helps establish a strong operational foundation while reducing the risk of financial gaps, service disruptions and homeowner dissatisfaction later in a community's lifecycle.  A major part of that early involvement is education, particularly for buyers who may be unfamiliar with how HOAs function or what responsibilities come with living in a managed community.  “We do not make the rules,” Simmons said. “The Board of Directors always sets policy for their respective association based on the governing documents.”  Budgeting, Technology & Long-Term Stability in New Communities  Early planning and budgeting are central to long-term financial stability in new communities. Beacon works with a range of national, regional and private builders across metro Atlanta, helping maintain consistency in community operations and communication during the early phases of development.  “We assist with a six-year proposed budget so that when it does turn over, the community is in a good financial state,” Fulk said.  Rising costs, including insurance, labor and maintenance, are also putting pressure on HOA budgets and increasing the need for realistic financial planning. Technology continues to play a larger role in improving efficiency and communication by centralizing operations and giving homeowners real-time access to important community information.  Protecting Builder Reputation Through Consistent Community Management  “When homeowners associate the builder with quality organization and a positive experience, that is where long-term brand protection happens,” Simmons said.  Beacon works with a wide range of national, regional and private builders across metro Atlanta, supporting consistency in community operations and communication during the early phases of development.  HOA Management Is Now a Core Development Strategy  HOA management is no longer an afterthought in community development. It has become a strategic partner in planning, budgeting, communication and long-term community success.  As rising costs and evolving buyer expectations continue to reshape the housing market, early HOA involvement is becoming increasingly important for building financially stable, well-managed communities across metro Atlanta.  Through early collaboration with builders, proactive budgeting and ongoing homeowner support, Beacon helps communities establish a stronger foundation for long-term stability and success. To learn more about Beacon Management Services, visit www.BeaconManagementServices.com.   About Beacon Management Services  Beacon Management Services is a leading Georgia property management company that offers comprehensive solutions to over 400 community associations, condominiums, commercial and mixed-use properties.  With offices in Atlanta, Athens and Huntsville, Beacon also serves numerous homebuilders and developers throughout the southeastern United States.    Professional, personalized service coupled with the extensive resources of a proven leader; make Beacon the first choice for real estate management.  To learn more about Beacon Management Services, visit www.BeaconManagementServices.com or call (404) 308-3188.   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 How HOA Management Is Shaping New Home Communities Across Georgia appeared first on Atlanta Real Estate Forum.

Luxury homebuyers in metro Atlanta are shifting their priorities. Square footage and prestige addresses are no longer the primary drivers. Instead, buyers are focusing on livability, location and long-term functionality. Drew Clough, chief operating officer of Waterford Homes, joins Host Carol Morgan on Atlanta Real Estate Forum Radio to discuss why that shift is reshaping the high-end custom home market and how Waterford Homes is differentiating through communication, consistency and disciplined project management in today's competitive luxury homebuilding environment.  Elevated Luxury Defined by Process, Not Just Product  Waterford Homes has established itself in Atlanta's luxury custom home market by prioritizing the systems behind a successful build rather than relying on a signature architectural style. The builder's competitive advantage comes from consistency, communication and disciplined execution at every stage of construction.  Buyers are not only evaluating finishes and floor plans; they are also evaluating how a builder manages the full construction experience, including timelines, trade partners and expectations throughout the process. Those relationships also play a central role in how the company maintains quality and accountability across multiple high-end custom homes at once.  High-Demand Atlanta Neighborhoods  Waterford Homes continues to work across some of Atlanta's most established luxury submarkets, where demand is shaped as much by lifestyle priorities as by location alone. Each neighborhood attracts a different type of luxury buyer, but all share one common thread: limited supply in highly desirable settings.  Chastain Park remains one of Atlanta's most consistently sought-after neighborhoods. Its combination of park access, larger lot sizes and convenient proximity to Buckhead and the airport drives long-term demand. Buyers continue to prioritize the balance between in-town convenience and residential privacy, keeping the area competitive even amid shifting market conditions.  Milton offers a very different version of luxury living. Instead of intown walkability, it emphasizes scale, privacy and estate-style properties with strong suburban infrastructure. Clough compares the area's feel to Greenwich, Connecticut, noting its large estates, equestrian influence and established suburban amenities that appeal to buyers seeking space without sacrificing access to Alpharetta and surrounding commercial centers.  Virginia-Highland continues to attract buyers who prioritize character and walkability over lot size. The neighborhood blends historic homes with newer luxury infill projects, creating a unique mix of architectural styles near Piedmont Park, Midtown and the Atlanta Beltline. This combination of charm and urban access keeps demand steady, particularly among buyers who want a more connected, in-town lifestyle.  Rosemary: A Boutique Community Designed Around Lifestyle  One of Waterford Homes' most anticipated projects is Rosemary, a nine-home enclave in Milton near downtown Crabapple and Alpharetta.  Clough said, “Rosemary is going to be the most incredible community that we've ever developed.”  The neighborhood will feature one-acre-plus homesites and high-end custom residences designed for modern luxury living, including four-car garages, main-level primary suites and expansive outdoor spaces.  But beyond design, the area has something increasingly rare in suburban Atlanta: walkability.  Clough said, “You're literally right there where you can walk downtown and find lots of restaurants and things to do [in Crabapple].”  Build-on-Your-Lot Growth & the Importance of Starting With the Right Team   Build-on-your-lot construction continues to gain traction across metro Atlanta, especially in teardown-heavy intown neighborhoods and high-demand suburban areas. As available land becomes more limited in established luxury markets, more homeowners are choosing to purchase existing lots and design custom homes around them.  That trend is also exposing a common misstep in the early stages of the process. Clough notes that many homeowners begin with architectural design before fully understanding what their site can realistically support.  Clough said, “They should consult with a custom home builder first, not an architect.”  That sequencing matters because site-specific factors often shape what is possible long before design details come into play. Lot conditions, grading, tree preservation requirements, setbacks and municipal permitting rules can all significantly influence both design feasibility and overall budget.  What Defines Luxury at the $3 Million Price Point Today  At the $3 million price point and above, luxury homebuyers in metro Atlanta are prioritizing how a home functions in daily life just as much as how it looks on day one.   Builders are responding by investing in both visible and structural elements of the home. High-end finishes, custom cabinetry and detailed millwork remain important, but buyers are also placing greater value on what happens behind the walls. That includes insulation, soundproofing, upgraded framing and other structural enhancements that improve comfort and long-term performance.   Outdoor living continues to play a central role in luxury design, especially as homeowners increasingly use their properties as full-time retreats rather than occasional residences. Covered living areas, outdoor kitchens, fireplaces and integrated pools now function as extensions of the interior space rather than secondary amenities.  Clough also highlights a growing demand for flexibility in home design, particularly as more buyers plan for multigenerational living or long-term household adaptability.  A More Selective Luxury Buyer  As inventory in prime locations tightens, the distinction between a strong site and a compromised one has become more pronounced in buyer decision-making.  Clough said, “I've seen some incredible homes on B-minus lots having difficulty selling.”  By contrast, homes on well-located, premium lots continue to outperform the broader market. These properties often generate stronger interest early in the listing process and, in many cases, attract multiple offers when priced appropriately.  Clough said, “My goal is for us to be the top luxury homebuilding company in Atlanta.”  By focusing on communication, consistency and disciplined execution, Waterford Homes treats luxury homebuilding as both a technical process and a client experience. In Atlanta's evolving luxury market, that process-driven approach continues to shape how buyers evaluate both builders and communities. To learn more about Waterford Homes, visit WaterfordHomes.com.  About Waterford Homes  Waterford Homes is an Atlanta-based luxury custom home builder with more than 34 years of experience designing and building high-end residences across metro Atlanta and Lake Oconee. Since 1991, the company has built a reputation for combining timeless architecture, premium materials and white-glove service with a process-driven approach to construction. Known for its disciplined project management, transparent execution and long-standing trade relationships, Waterford Homes focuses on delivering luxury homes that balance craftsmanship, livability and long-term performance.  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 Waterford Homes: What Today's Luxury Homebuyers Want in Metro Atlanta appeared first on Atlanta Real Estate Forum.

What if your home is holding you back instead of moving you forward? For many homeowners, spaces are designed for who they were, not who they are becoming.  Vera Blouin, founder of BLOU INK, joins Host Carol Morgan on Atlanta Real Estate Forum to explain how intentional home design rooted in spatial psychology and identity-based design can reshape not only a space but also daily habits, mindset and personal growth. Blouin challenges traditional design norms and offers a more strategic, human-centered approach to creating environments that evolve alongside the people who live in them.  What Is “Spatial Dissonance” and Why Does It Matter?  Blouin introduces the concept of “spatial dissonance,” a feeling many homeowners experience but struggle to define.  “Spatial dissonance is the in-between space of who you were and who you're becoming, and it's actually a powerful place to be,” Blouin said.  Rather than signaling a need to start over or to hold on to the past, this moment reflects personal evolution. The issue is not the belongings themselves but the mismatch between a person's current identity and their environment.  “Your home is still holding on to a different season of life,” Blouin said.  Identity-Based Design: Moving Beyond Aesthetics  BLOU INK challenges conventional home design by shifting the focus away from finishes, furniture and visual trends. Design begins with a foundational question: who the homeowner is today, and who they are becoming next?  Through identity-based design, Blouin aligns physical environments with personal evolution, transforming a home from a static backdrop into an active system that can either reinforce old habits or support new ones. This approach moves design beyond aesthetics and into behavioral and psychological territory.  “When I walk into a client's home, I'm not asking, ‘What's your design style?' I can figure that out,” Blouin said. “What I'm really looking for is who are you becoming, and is your environment currently supporting that?”  Blouin designs with daily life in mind, including how people move through rooms, start and end their days and experience focus, rest and intention. In this framework, design focuses less on visual harmony and more on functional alignment between environment and identity.  How Spatial Psychology Shapes Daily Life  Blouin's work is grounded in spatial psychology, the study of how physical environments influence human behavior. Even small design choices can affect productivity and stress levels. For example, a desk facing a wall with no natural light can create mental blocks, while repositioning it toward a window can improve clarity and focus.  The Hidden Impact of Clutter and Layout  “Clutter isn't physical… it's a signal of what's going on mentally,” said Blouin.  What homeowners often label as “mess” is actually a visible expression of cognitive overload. When a space feels disorganized, it often reflects how information, stress and priorities are processed internally.  Layout plays an equally important role in shaping daily experience. Furniture placement, traffic flow and spatial barriers all influence how easily someone moves through their home and completes routine tasks. Even small disruptions can introduce friction that accumulates over time, subtly affecting focus and energy.  In this framework, organization focuses less on visual tidiness and more on removing obstacles that interfere with how people live. Blouin describes this process as eliminating unnecessary “blocks” in the environment that slow down momentum and reduce clarity.  “Reincarnating” a Room: Letting Go to Move Forward  In her book, The Reincarnated Room, Blouin expands on the idea of design as a tool for personal transformation. She compares the process to a caterpillar transforming into a butterfly and emphasizes the importance of embracing discomfort and uncertainty.  “It isn't about making it prettier. It's about allowing it to become something entirely new,” Blouin said.  Designing for Life Transitions  Career changes, growing families, relocations, empty nesting or lifestyle shifts often surface the same realization: the home no longer functions the way life now demands.   When identity shifts, the environment must also shift to remain supportive. Without that adjustment, homes can begin to feel misaligned, still organized around routines, priorities and emotional needs that no longer exist. Homeowners can use this transition as a diagnostic moment to decide what happens next.  Instead of rushing to fix a space during moments of change, homeowners gain clarity by allowing the home to reveal what needs to evolve. Over time, this leads to environments that not only accommodate life transitions but actively support them.  “Home shouldn't just hold your life, it should move you forward,” Blouin said.  By integrating spatial psychology and identity-based design, BLOU INK helps homeowners and industry professionals rethink how spaces shape behavior, mindset and daily life. The firm's approach reframes home design as a tool for personal growth and long-term alignment. To learn more about BLOU INK, visit https://BLOUINK.com/. Blouin's book, The Reincarnated Room, is available on the website and Amazon.  About BLOU INK  BLOU INK is a design strategy firm founded by Vera Blouin that specializes in spatial psychology and identity-based design for residential environments. The firm works with homeowners and industry professionals to create intentional, behavior-driven spaces that improve daily function and support evolving lifestyles. BLOU INK currently serves clients in Atlanta, Miami and Dallas.  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 BLOU INK: How Spatial Psychology Is Transforming Home Design appeared first on Atlanta Real Estate Forum.

We gleefully welcome a born and raised Atlantan to the studio! We talk Atlanta's “unique style language,” the Duality of Outkast, finding photography at an early age, the first really GOOD photo he made, the bullshit detector, redundant content “I don't wanna see the 30th guy do the Ralph tuck” Bad mouthing Todd Snyder, Muddy Waters, B*** M***** and more!

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.

The future of two Georgia warehouses in question following shifts in Dept. of Homeland Security leadership; Sine Die is near; and what Cuba looks like from an Atlantan's perspective as the Trump administration imposes tough sanctions on the island. See omnystudio.com/listener for privacy information.

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.

On this episode of The Real Atlanta Podcast, Kay and DJLAB dove into some deeply relevant and emotionally resonant topics that hit home for a lot of listeners:

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.

Send us Fan MailWe love learning the tried-and-true methods dentists rely on, so we were thrilled to have Dr. Hugh Flax on the show to discuss his approach to esthetic dentistry!

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, 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 full-service digital marketing and web design agency that specializes in creating websites and marketing strategies for home builders to drive leads and sales. The company offers services including SEO and geofencing, paid search, social media, email marketing, analytics and interactive digital tools such as site plans and listing feeds. With more than two decades of experience, Blue Tangerine helps builders optimize their online presence to sell more homes and engage buyers effectively. 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.

A provocative new history of modern black liberalism Black Excellence: Atlanta and the Making of Modern Black Liberalism (U Pennsylvania Press, 2025) offers a provocative new history of modern black liberalism by situating the seemingly conservative tendencies of black elected officials in the post–civil rights era within neoliberal American politics and an enduring black liberal tradition. In the 1970s and '80s, cities across the country elected black mayors for the first time. Just as these officials gained political power, however, their cities felt the full brunt of white flight and deindustrialization. Tasked with governing cities in crisis, black political leaders responded in seemingly conservative ways to the social problems that austerity worsened. Nowhere was this response more evident than in Atlanta. In the nation's preeminent black urban regime, black leaders such as mayors Maynard Jackson and Andrew Young employed the power of policing and the private sector to discipline black Atlantans, hoping they would equip vulnerable communities with the tools to manage the volatility of the era. Danielle Wiggins shows that these punitive responses to the problems of crime, family instability, and unemployment were informed by black liberalism's disciplinary impulse: an enduring tendency to reform behaviors believed to threaten black survival in a white supremacist nation. Forged in response to the violence of Jim Crow, the disciplinary impulse relied upon notions of pathology and its inverse, black excellence. Wiggins identifies several black liberal efforts to cultivate excellent black communities, families, and workers in the post–civil rights era, including community policing, corporate-sponsored family initiatives, and black entrepreneurship. In embracing disciplinary strategies, however, black liberals often focused on behavior at the expense of addressing structural inequality. Consequently, their approaches dovetailed with those of the “New” Democrats, whose post–Great Society social policies were informed by urban black liberals. Black Excellence reveals thus how urban black liberals not only reshaped black politics but, as Democrats, also helped build the neoliberal Democratic Party. Guest: Danielle Wiggins is an assistant professor of history at Georgetown University, where she teaches courses on U.S. and African American history since the 1960s. She is currently researching race and the politics of energy since the 1960s. Focusing on the 1970s energy crisis, her project will explore how black Americans thought about energy, consumption, growth, and sustainability in ways that alternately challenged, intersected with, and radically rethought mainstream energy discourses. Learn more about your ad choices. Visit megaphone.fm/adchoices Support our show by becoming a premium member! https://newbooksnetwork.supportingcast.fm/african-american-studies

A provocative new history of modern black liberalism Black Excellence: Atlanta and the Making of Modern Black Liberalism (U Pennsylvania Press, 2025) offers a provocative new history of modern black liberalism by situating the seemingly conservative tendencies of black elected officials in the post–civil rights era within neoliberal American politics and an enduring black liberal tradition. In the 1970s and '80s, cities across the country elected black mayors for the first time. Just as these officials gained political power, however, their cities felt the full brunt of white flight and deindustrialization. Tasked with governing cities in crisis, black political leaders responded in seemingly conservative ways to the social problems that austerity worsened. Nowhere was this response more evident than in Atlanta. In the nation's preeminent black urban regime, black leaders such as mayors Maynard Jackson and Andrew Young employed the power of policing and the private sector to discipline black Atlantans, hoping they would equip vulnerable communities with the tools to manage the volatility of the era. Danielle Wiggins shows that these punitive responses to the problems of crime, family instability, and unemployment were informed by black liberalism's disciplinary impulse: an enduring tendency to reform behaviors believed to threaten black survival in a white supremacist nation. Forged in response to the violence of Jim Crow, the disciplinary impulse relied upon notions of pathology and its inverse, black excellence. Wiggins identifies several black liberal efforts to cultivate excellent black communities, families, and workers in the post–civil rights era, including community policing, corporate-sponsored family initiatives, and black entrepreneurship. In embracing disciplinary strategies, however, black liberals often focused on behavior at the expense of addressing structural inequality. Consequently, their approaches dovetailed with those of the “New” Democrats, whose post–Great Society social policies were informed by urban black liberals. Black Excellence reveals thus how urban black liberals not only reshaped black politics but, as Democrats, also helped build the neoliberal Democratic Party. Guest: Danielle Wiggins is an assistant professor of history at Georgetown University, where she teaches courses on U.S. and African American history since the 1960s. She is currently researching race and the politics of energy since the 1960s. Focusing on the 1970s energy crisis, her project will explore how black Americans thought about energy, consumption, growth, and sustainability in ways that alternately challenged, intersected with, and radically rethought mainstream energy discourses. Learn more about your ad choices. Visit megaphone.fm/adchoices Support our show by becoming a premium member! https://newbooksnetwork.supportingcast.fm/new-books-network

A provocative new history of modern black liberalism Black Excellence: Atlanta and the Making of Modern Black Liberalism (U Pennsylvania Press, 2025) offers a provocative new history of modern black liberalism by situating the seemingly conservative tendencies of black elected officials in the post–civil rights era within neoliberal American politics and an enduring black liberal tradition. In the 1970s and '80s, cities across the country elected black mayors for the first time. Just as these officials gained political power, however, their cities felt the full brunt of white flight and deindustrialization. Tasked with governing cities in crisis, black political leaders responded in seemingly conservative ways to the social problems that austerity worsened. Nowhere was this response more evident than in Atlanta. In the nation's preeminent black urban regime, black leaders such as mayors Maynard Jackson and Andrew Young employed the power of policing and the private sector to discipline black Atlantans, hoping they would equip vulnerable communities with the tools to manage the volatility of the era. Danielle Wiggins shows that these punitive responses to the problems of crime, family instability, and unemployment were informed by black liberalism's disciplinary impulse: an enduring tendency to reform behaviors believed to threaten black survival in a white supremacist nation. Forged in response to the violence of Jim Crow, the disciplinary impulse relied upon notions of pathology and its inverse, black excellence. Wiggins identifies several black liberal efforts to cultivate excellent black communities, families, and workers in the post–civil rights era, including community policing, corporate-sponsored family initiatives, and black entrepreneurship. In embracing disciplinary strategies, however, black liberals often focused on behavior at the expense of addressing structural inequality. Consequently, their approaches dovetailed with those of the “New” Democrats, whose post–Great Society social policies were informed by urban black liberals. Black Excellence reveals thus how urban black liberals not only reshaped black politics but, as Democrats, also helped build the neoliberal Democratic Party. Guest: Danielle Wiggins is an assistant professor of history at Georgetown University, where she teaches courses on U.S. and African American history since the 1960s. She is currently researching race and the politics of energy since the 1960s. Focusing on the 1970s energy crisis, her project will explore how black Americans thought about energy, consumption, growth, and sustainability in ways that alternately challenged, intersected with, and radically rethought mainstream energy discourses. Learn more about your ad choices. Visit megaphone.fm/adchoices Support our show by becoming a premium member! https://newbooksnetwork.supportingcast.fm/history

A provocative new history of modern black liberalism Black Excellence: Atlanta and the Making of Modern Black Liberalism (U Pennsylvania Press, 2025) offers a provocative new history of modern black liberalism by situating the seemingly conservative tendencies of black elected officials in the post–civil rights era within neoliberal American politics and an enduring black liberal tradition. In the 1970s and '80s, cities across the country elected black mayors for the first time. Just as these officials gained political power, however, their cities felt the full brunt of white flight and deindustrialization. Tasked with governing cities in crisis, black political leaders responded in seemingly conservative ways to the social problems that austerity worsened. Nowhere was this response more evident than in Atlanta. In the nation's preeminent black urban regime, black leaders such as mayors Maynard Jackson and Andrew Young employed the power of policing and the private sector to discipline black Atlantans, hoping they would equip vulnerable communities with the tools to manage the volatility of the era. Danielle Wiggins shows that these punitive responses to the problems of crime, family instability, and unemployment were informed by black liberalism's disciplinary impulse: an enduring tendency to reform behaviors believed to threaten black survival in a white supremacist nation. Forged in response to the violence of Jim Crow, the disciplinary impulse relied upon notions of pathology and its inverse, black excellence. Wiggins identifies several black liberal efforts to cultivate excellent black communities, families, and workers in the post–civil rights era, including community policing, corporate-sponsored family initiatives, and black entrepreneurship. In embracing disciplinary strategies, however, black liberals often focused on behavior at the expense of addressing structural inequality. Consequently, their approaches dovetailed with those of the “New” Democrats, whose post–Great Society social policies were informed by urban black liberals. Black Excellence reveals thus how urban black liberals not only reshaped black politics but, as Democrats, also helped build the neoliberal Democratic Party. Guest: Danielle Wiggins is an assistant professor of history at Georgetown University, where she teaches courses on U.S. and African American history since the 1960s. She is currently researching race and the politics of energy since the 1960s. Focusing on the 1970s energy crisis, her project will explore how black Americans thought about energy, consumption, growth, and sustainability in ways that alternately challenged, intersected with, and radically rethought mainstream energy discourses. Learn more about your ad choices. Visit megaphone.fm/adchoices Support our show by becoming a premium member! https://newbooksnetwork.supportingcast.fm/american-studies

A provocative new history of modern black liberalism Black Excellence: Atlanta and the Making of Modern Black Liberalism (U Pennsylvania Press, 2025) offers a provocative new history of modern black liberalism by situating the seemingly conservative tendencies of black elected officials in the post–civil rights era within neoliberal American politics and an enduring black liberal tradition. In the 1970s and '80s, cities across the country elected black mayors for the first time. Just as these officials gained political power, however, their cities felt the full brunt of white flight and deindustrialization. Tasked with governing cities in crisis, black political leaders responded in seemingly conservative ways to the social problems that austerity worsened. Nowhere was this response more evident than in Atlanta. In the nation's preeminent black urban regime, black leaders such as mayors Maynard Jackson and Andrew Young employed the power of policing and the private sector to discipline black Atlantans, hoping they would equip vulnerable communities with the tools to manage the volatility of the era. Danielle Wiggins shows that these punitive responses to the problems of crime, family instability, and unemployment were informed by black liberalism's disciplinary impulse: an enduring tendency to reform behaviors believed to threaten black survival in a white supremacist nation. Forged in response to the violence of Jim Crow, the disciplinary impulse relied upon notions of pathology and its inverse, black excellence. Wiggins identifies several black liberal efforts to cultivate excellent black communities, families, and workers in the post–civil rights era, including community policing, corporate-sponsored family initiatives, and black entrepreneurship. In embracing disciplinary strategies, however, black liberals often focused on behavior at the expense of addressing structural inequality. Consequently, their approaches dovetailed with those of the “New” Democrats, whose post–Great Society social policies were informed by urban black liberals. Black Excellence reveals thus how urban black liberals not only reshaped black politics but, as Democrats, also helped build the neoliberal Democratic Party. Guest: Danielle Wiggins is an assistant professor of history at Georgetown University, where she teaches courses on U.S. and African American history since the 1960s. She is currently researching race and the politics of energy since the 1960s. Focusing on the 1970s energy crisis, her project will explore how black Americans thought about energy, consumption, growth, and sustainability in ways that alternately challenged, intersected with, and radically rethought mainstream energy discourses. Learn more about your ad choices. Visit megaphone.fm/adchoices

A provocative new history of modern black liberalism Black Excellence: Atlanta and the Making of Modern Black Liberalism (U Pennsylvania Press, 2025) offers a provocative new history of modern black liberalism by situating the seemingly conservative tendencies of black elected officials in the post–civil rights era within neoliberal American politics and an enduring black liberal tradition. In the 1970s and '80s, cities across the country elected black mayors for the first time. Just as these officials gained political power, however, their cities felt the full brunt of white flight and deindustrialization. Tasked with governing cities in crisis, black political leaders responded in seemingly conservative ways to the social problems that austerity worsened. Nowhere was this response more evident than in Atlanta. In the nation's preeminent black urban regime, black leaders such as mayors Maynard Jackson and Andrew Young employed the power of policing and the private sector to discipline black Atlantans, hoping they would equip vulnerable communities with the tools to manage the volatility of the era. Danielle Wiggins shows that these punitive responses to the problems of crime, family instability, and unemployment were informed by black liberalism's disciplinary impulse: an enduring tendency to reform behaviors believed to threaten black survival in a white supremacist nation. Forged in response to the violence of Jim Crow, the disciplinary impulse relied upon notions of pathology and its inverse, black excellence. Wiggins identifies several black liberal efforts to cultivate excellent black communities, families, and workers in the post–civil rights era, including community policing, corporate-sponsored family initiatives, and black entrepreneurship. In embracing disciplinary strategies, however, black liberals often focused on behavior at the expense of addressing structural inequality. Consequently, their approaches dovetailed with those of the “New” Democrats, whose post–Great Society social policies were informed by urban black liberals. Black Excellence reveals thus how urban black liberals not only reshaped black politics but, as Democrats, also helped build the neoliberal Democratic Party. Guest: Danielle Wiggins is an assistant professor of history at Georgetown University, where she teaches courses on U.S. and African American history since the 1960s. She is currently researching race and the politics of energy since the 1960s. Focusing on the 1970s energy crisis, her project will explore how black Americans thought about energy, consumption, growth, and sustainability in ways that alternately challenged, intersected with, and radically rethought mainstream energy discourses. Learn more about your ad choices. Visit megaphone.fm/adchoices Support our show by becoming a premium member! https://newbooksnetwork.supportingcast.fm/american-south

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.

Tune in for a special bonus, during this week  'Power of Reading Week' bulletin, host Nichel announces the official release of the Nichel Anderson Manifesto | The Dream. Chronicling a 20-year journey from film production to the Atlanta Renaissance, this manifesto serves as the architectural blueprint for the future of MOLIAE. Read the Manifesto here: https://moliae.com/production/nichel-anderson-manifesto/ Stay tuned for tomorrow's exclusive interview featuring the new Kismet Renaissance song anthem and feature rapper Alhaji Milli aka Josiah. This episode starts with her popular song "Atlantans" featuring rapper Chris Jenkins and TK.

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.

Do you ever fail to prepare to meet your would-be target so badly that you end up road-tripping with him and your new boyfriend?Resources: Mobilize.usStand With MinnesotaMN Immigrant Rights Action Committee (MIRAC)The Immigrant Defense NetworkImmigrant Law Center of MNBook: Super Edition: Tallstar's Revenge Support us on Ko-fi! WCWITCast Ko-fiFollow us on BlueSky! WCWITCastFollow us on Instagram! WCWITCastCat Fact Sources:Cat in a Tree Rescue - About Dan KrausArboreal Cat Rescuers GuideDirectory of Resources – Cat in a Tree Emergency RescueCat Man Do Rescue, Cats and Drones in Trees (@catmandorescue) • FacebookNormer Adams - YouTubeMeet the Atlantan who's rescued more than 1,000 cats from trees - Atlanta MagazineMeet Normer Adams, the Hero Tree Climber Behind 'Cat Man Do' Cat Rescue in GeorgiaMusic:Happy Boy End Theme Kevin MacLeod (incompetech.com)Licensed under Creative Commons: By Attribution 4.0https://creativecommons.org/licenses/by/4.0/This transformative podcast work constitutes a fair-use of any copyrighted material as provided for in section 107 of the US copyright law. Warrior Cats: What is That? is not endorsed or supported by Harper Collins and/or Working Partners. All views are our own.

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.

A jury trial begins in the Apalachee High School shooting; Various groups file suit to protect ballots seized in FBI raid on Fulton election office; and an Atlantan brings home the Gold from the Winter Olympics.See omnystudio.com/listener for privacy information.

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.

I was extremely happy to finally catch up with my fellow Melbournian and former Atlantan drone pilot aka.: Nic Willard. In this episode we come back to the early days of DRL with Nic's memories on the original seasons of the series. Beside drone racing, we move on deeper into memory lane thanks to selected photos and one hilarious video sent by Skitzo himself, to discover what it was like to be part of that OG Atlanta Crew.So buckle up and pump some caffeine in your system, because it's always one crazy freestyle ride when it comes to chatting with the one and only Wild Willy!Support the Podcast on Patreon, get early access to the video every month and a Discord link: https://www.patreon.com/c/onigiriandcomy Instagram / onigirianco my Facebook: / onigirifpv Wild Willy on Instagram/ wildwilly_fpv

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.

It's a new year, a new mindset—and for a lot of Atlantans, new fitness goals. But every January, doctors also see a spike in injuries from people who jump in too fast. Joining us is Dr. Trevor Turner, a physician specializing in performance and regenerative medicine at Pravida Health. He's here to help us get stronger, not sidelined, and explain how to protect our knees and backs while pursuing a healthier ‘new you.'

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.

For home builders, the first impression often occurs long before a prospect steps into a model home—it happens online. Yet new data shows that many digital inquiries are still met with slow responses, inconsistent follow-up or silence altogether. Leah Fellows, president of Blue Gypsy, Inc., and Ben Marks, president of Melinda Brody & Co., join Host Carol Morgan on the Atlanta Real Estate Forum Radio podcast to discuss what the 2026 Online Home Buyer Mystery Shop reveals about follow-up speed and missed opportunities in today's buying environment. Now in its sixth year, the study continues to reveal a critical disconnect between internal expectations and actual homebuyer experiences. Why Mystery Shopping Reveals What CRM Data Cannot Many builders rely heavily on customer relationship management (CRM) reports to evaluate performance, but those systems only tell part of the story. “CRM reports tell you what should have happened,” Marks said. “Industry shopping shows what actually happened from the customer's perspective.” That perspective matters more than ever in a market where response time, tone and consistency often determine whether a prospect converts or moves on. Mystery shopping serves as an independent check, confirming not only whether contact was attempted, but also whether questions were answered, conversations were personalized and next steps were clearly communicated. Designing a Study That Mirrors the Homebuyer Journey To capture realistic behavior, the Online Home Buyer Mystery Shop is designed to reflect how today's buyers engage with home builders. Shoppers submit inquiries through website contact forms during business hours, asking questions commonly related to current market conditions, including incentives and availability. Unlike shorter studies that focus solely on initial responses, this mystery shop tracks follow-up over 30 days. The extended window often reveals whether builders nurture demand over time or abandon leads after the first attempt. Six Years of Industry Insights and Lingering Gaps The mystery shop began in the early days of the COVID-19 pandemic, when builders were forced to pivot quickly to online sales. Despite greater awareness, results show progress has been inconsistent. Builders with online sales counselors (OSCs) continue to outperform those without, a trend largely unchanged over time. The Missing Human Element in Digital Home Sales One concerning trend in the latest report is a decline in the number of builders employing OSCs. Without a dedicated role managing online leads, inquiries are often routed to marketing teams or on-site sales agents focused on walk-in traffic, resulting in slower responses and inconsistent follow-up. Even among builders with OSCs, many fail to make the human presence visible online. About half clearly feature their OSCs on their websites. Fellows said, “Having a personalized feel to your website—that there's a real person there to help—can improve calls to action, lead engagement and more. People think they can cover the buyer journey with a chatbot or AI,” she said. “I still don't think we're there yet.” In an industry built on relationships, the absence of a clear human connection can mean missed opportunities to build confidence early. The study also highlights ongoing challenges with follow-up. Phone outreach declined again in 2025, particularly among builders without OSCs. Leads are often deprioritized when a prospect does not respond immediately. Some builders also lean too heavily on automation. Marks cited an example of a builder that sent 74 marketing emails in 30 days without any direct OSC follow-up. Without the personalized connection of an OSC, the emails likely had a high opt-out rate. Why Anonymous Mystery Shopping Drives Real Improvement Since the study is conducted anonymously, it reflects everyday behavior rather than best-case scenarios. “Advance notice changes behavior,” Marks said. “Response times improve, follow-up becomes more polished and the results no longer reflect everyday action.” Beyond evaluation, mystery shopping provides immediate, actionable insight. It highlights strengths, exposes breakdowns and establishes a baseline to measure progress over time. For builders navigating an increasingly competitive digital landscape, the takeaway is clear: consistent systems, timely follow-up and authentic human connection remain essential to converting online leads into homebuyers. Tune in to the full episode to hear expert insights on the Online Home Buyer Mystery Shop, digital lead response strategies and why speed, systems and human connection remain critical in today's home-buying journey. Learn more about Blue Gypsy, Inc., at www.BlueGypsyInc.com. For more information about Melinda Brody & Co., visit www.MelindaBrody.com. About Blue Gypsy, Inc. Blue Gypsy, Inc. is a boutique consulting and training firm that helps home builders, developers and real estate professionals strengthen their online sales performance by improving how leads are captured, managed and converted. Blue Gypsy offers customized services, all tailored to each client's specific goals and challenges. Known for its direct, results-driven approach, the firm focuses on building authentic, high-performing online sales programs that deliver measurable outcomes. About Melinda Brody & Co. Melinda Brody & Company is a specialist consulting firm that has provided video mystery shopping and sales performance evaluation services exclusively to new home builders nationwide for over 35 years. The company partners with production and custom builders to objectively assess how sales associates perform in real-world sales interactions through video-recorded visits, phone and online shops, and then uses those insights to tailor sales training and one-on-one coaching programs that strengthen team performance. Its deep industry focus and continuity of service make it a longstanding resource for builders seeking to optimize their salesforce skills and results. About Denim Marketing 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 Online Home Buyer Mystery Shop: What Builders Are Getting Right—and Wrong appeared first on Atlanta Real Estate Forum.

As temperatures fluctuate across metro Atlanta, homeowners may notice more pest activity as rodents and insects seek warmth and shelter. Neil Bloyd, director of learning and technical services with Northwest Exterminating, joins host Carol Morgan on the Atlanta Real Estate Forum Radio podcast to discuss how homeowners can proactively prepare their homes for winter pests while planning ahead for spring insect activity. Winter Pest Prevention Starts With Exclusion Rodents are the primary concern during late fall and winter, as mice can squeeze through openings “as small as a dime” and rats through openings “the size of a quarter.” Bloyd encourages homeowners to seal entry points and inspect attics—particularly when retrieving holiday decorations—for signs of droppings. “A lot of pests are attracted to lighting,” Bloyd said. “Keeping the garage door open—those kinds of things are oftentimes overlooked, but they can lead to pest issues.” What winter pests should homeowners look for in the fall? Smoky brown cockroaches tend to surge in the fall and persist through winter, while Joro spiders are strictly outdoor spiders and unlikely to enter homes. While their long-term ecological impact is still being studied, Bloyd notes that Joro spiders can be beneficial predators, particularly of brown marmorated stink bugs, which are harmful to agriculture. Getting Ahead of Spring Insects Looking ahead to spring, managing moisture is one of the most effective preventive strategies. “Replacing old pine straw or mulch is advised, as well as not piling it too high,” Bloyd said. “If you can keep a six-inch gap between the pine straw mulch and the foundation that allows that area to dry out, which makes it less inviting for those pests.” Vegetation management is also critical. Tree limbs and shrubs touching the home act as “easy highways” for ants and other insects to enter the structure. Timing Matters for Sealing and Treatments Homeowners should carefully consider when to seal entry points. Sealing too early can trap overwintering pests—such as ladybugs, stink bugs and box elder bugs—inside wall voids, leading to odors and secondary infestations “I would advise doing that in late spring or even summertime,” Bloyd said, “when they've already vacated but before they return for winter.” Mosquito prevention should begin in February or March to reduce populations before peak season. By summer, populations are often already established, making control much more difficult. Termite Protection and Inspections Termites remain a year-round concern in Georgia. Bloyd recommends annual professional inspections. Termite swarms, most common in spring, indicate an established colony and require timely attention. Northwest Exterminating offers a range of termite protection options, including the Sentricon Colony Elimination System, as well as pretreatment services for new construction in partnership with homebuilders. Tune in to the full episode for expert tips on preparing your home for winter pests and managing spring insect activity. Learn more about Northwest Exterminating at www.CallNorthwest.com. About Northwest Exterminating Northwest Exterminating provides quarterly pest control, green pest control programs, monthly mosquito services, wildlife removal, bed bug treatments, termite protection and honeybee removal and relocation. The company maintains a long-standing commitment to environmentally responsible practices. 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 Northwest Exterminating: Preparing Your Home for Winter & Spring Pests appeared first on Atlanta Real Estate Forum.

MDJ Script/ Top Stories for December 24th Publish Date:  December 24th Commercial: From the BG Ad Group Studio, Welcome to the Marietta Daily Journal Podcast.    Today is Wednesday, December 24th and Happy Birthday to Howard Hughes I’m Keith Ippolito and here are the stories Cobb is talking about, presented by Times Journal Atlanta's Christmas Day forecast sees temperatures near record high Vegan Bakery opens in East Cobb Marietta History Center revisits the Square’s Christmas Past All of this and more is coming up on the Marietta Daily Journal Podcast, and if you are looking for community news, we encourage you to listen and subscribe!  BREAK: INGLES 9 STORY 1: Atlanta's Christmas Day forecast sees temperatures near record high It’s not exactly sweater weather, folks—Christmas in Atlanta is shaping up to feel more like a spring fling. Highs are expected to hit the low to mid-70s, putting this year in the running for one of the warmest Christmas Days on record. The all-time high? A toasty 75 degrees back in 2015. Rain? Not likely. Just sunshine, warmth, and maybe a little disbelief. STORY 2: Vegan Bakery opens in East Cobb  Tropicups, a vibrant new vegan bakery, officially opened its doors on Saturday, bringing cupcakes, cakes, and a whole lot of heart to 2525 Shallowford Road. Owner and baker Renée de Gannes Penn started Tropicups as a home bakery, whipping up treats for friends and family after going vegan a few years ago. Now, with her first storefront, she’s serving up cupcakes, brownies, lemon-blueberry squares, and even vegan soft-serve ice cream. Custom orders? Yep, she’s got those too. The name “Tropicups” is a nod to her Trinidadian roots—“tropical” meets “cupcakes.” But her treats aren’t just for vegans. “People with dairy, egg, or gluten allergies love them too,” she said, though she notes the bakery isn’t allergy-certified. De Gannes Penn hopes Tropicups becomes a community hub. “I’m just so excited to share this with everyone,” she said. STORY 3: Marietta History Center revisits the Square’s Christmas Past  The Marietta History Center and Parks and Rec are taking a stroll down memory lane—Christmas tree style. Every year, Glover Park gets its holiday glow-up with a big, beautiful tree, and now the history center is celebrating that tradition by sharing photos of past displays. The collection spans from 1987 to 2001, showcasing everything from classic decorations to quirky, playful themes. “These trees have been the heart of Marietta Square’s holiday season for decades,” the museum shared on social media. “We’re thrilled to keep their stories safe—no dusting required!” We have opportunities for sponsors to get great engagement on these shows. Call 770.799.6810 for more info.  We’ll be right back. Break: INGLES 9 STORY 4: Congregation Ner Tamid celebrates 10th annual Marietta Square Menorah lighting Marietta Square buzzed Saturday night—families, friends, officials, all huddled together under the glow of the menorah for Congregation Ner Tamid’s 10th annual Hanukkah celebration. The air smelled like latkes and fried donuts, kids clutching raffle tickets, hoping for gift cards from local shops. Rabbi Joseph Prass, marking a decade with the synagogue, called up children to light the candles, weaving the story of Hanukkah into the night. “Freedom,” he said, “is worth celebrating—publicly, boldly.” The crowd nodded, some teary-eyed. After all, safety isn’t guaranteed everywhere. Prass reflected on recent tragedies, grateful for this moment of peace. Chocolate coins flew, kids laughed, and the night ended with blessings sung loud enough to echo. STORY 5: Georgia Power wins approval for massive expansion   Chaos. That’s the only word for it. Last week, Georgia Power got the green light—unanimously, no less—from state regulators to build five gas plants, a move critics say could cost $60 billion. Sixty. Billion. Dollars. That’s five Hoover Dams’ worth of power, and nearly a 50% boost in capacity. Why? Supposedly, tech giants need it for their AI and server farms. But here’s the kicker: the numbers? Secret. Opponents begged for transparency—“show your work,” they said. Nope. Denied. The vote? Rushed, just weeks before two new Democratic commissioners take office. Break: STORY 6: Atlanta named best US city for Christmas in 2025 by WalletHub     Turns out, Atlanta’s the place to be for Christmas this year. WalletHub just crowned it the best city in the U.S. to celebrate the holidays in 2025. Why? Well, it’s not just the lights or the shopping (though there’s plenty of that). Atlantans are apparently big on giving—clothing drives, online donations, you name it. Generosity, it seems, is kind of our thing. San Francisco came in second (candy shops galore), Seattle third (tree farms and bakeries, anyone?). Meanwhile, Stockton? Dead last. But hey, as one expert put it: the best holiday moments? They don’t cost a dime. STORY 7: Georgia prepares for Sugar Bowl rematch as Ole Miss promises a better fight  Here we go again. Georgia vs. Ole Miss, round two—this time in the Sugar Bowl. The Bulldogs took the first matchup back in October, a wild 43-35 shootout in Athens, but Ole Miss? They’re not exactly rolling over. A lot’s changed since then. Lane Kiffin’s out, Pete Golding’s in, and Ole Miss just steamrolled Tulane. Oh, and they’ve got a new QB, Trinidad Chambliss, who’s been proving doubters wrong all season. Revenge? Maybe. Opportunity? Definitely. Buckle up. We’ll have closing comments after this. Break: INGLES 9 Signoff-   Thanks again for hanging out with us on today’s Marietta Daily Journal Podcast. If you enjoy these shows, we encourage you to check out our other offerings, like the Cherokee Tribune Ledger Podcast, the Marietta Daily Journal, or the Community Podcast for Rockdale Newton and Morgan Counties. Read more about all our stories and get other great content at www.mdjonline.com Did you know over 50% of Americans listen to podcasts weekly? Giving you important news about our community and telling great stories are what we do. Make sure you join us for our next episode and be sure to share this podcast on social media with your friends and family. Add us to your Alexa Flash Briefing or your Google Home Briefing and be sure to like, follow, and subscribe wherever you get your podcasts. Produced by the BG Podcast Network Show Sponsors: www.ingles-markets.com See omnystudio.com/listener for privacy information.

Homebuying isn't one size fits all, and your mortgage shouldn't be either. Kimberly Nehiley, senior loan officer at Supreme Lending, joins Host Carol Morgan on the Atlanta Real Estate Forum Radio podcast to discuss nontraditional loan options and creative strategies every Atlanta homebuyer should know. Why Homebuyers Need a Mortgage Expert Buying a home is often the most significant financial decision a person will make, and the process can feel overwhelming. Supreme Lending goes beyond traditional loan origination to help clients evaluate cash flow, debt and long-term financial goals. Nehiley said, “It’s usually the product that they have the most anxiety about, because you’re dealing with their credit, their income, their money, their hopes and dreams, and their family’s hopes and dreams.” Supreme Lending also offers Supreme Essentials, which includes Budget Essentials and Credit Essentials, 20- to 30-minute online courses that guide clients on budgeting and credit management. The firm's in-house credit expert, with more than 30 years of experience at credit bureaus, helps clients raise their scores by an average of 100 points. Nehiley said, “Maybe you’re at a 650, but getting to 750 changes your interest rate by half a percent. I mean, those can be substantial amounts.” To make the mortgage process more transparent, Supreme Lending uses an AI-powered tool called the Home Buyer Journey. The technology includes several modules that guide clients through every step of the homebuying process. Innovative Mortgage Options for Today's Buyers Looking for more flexibility in your mortgage? Nehiley shares some of her favorite options that are gaining traction: Bank Statement Loans: For self-employed borrowers, income is verified through bank deposits instead of tax returns. Debt Service Coverage Ratio (DSCR) Loans: These loans focus on rental property cash flow rather than personal income. 40-Year Mortgages: 40-year mortgages reduce monthly payments for increased affordability. Proposed 50-year mortgages could provide additional flexibility for debt management and short-term affordability. Two-One Buydowns: Two-one buydowns are temporary interest rate reductions that benefit both homebuyers and builders. Interest-Only Mortgages: Homebuyers manage their cash flow while benefiting from home appreciation. “These loans are vehicles to help buyers now—they don't mean you're locked in for decades,” said Nehiley. “You can refinance or adjust as your situation changes.” Helping Buyers Make Smart Decisions With numerous loan options and fluctuating rates, Nehiley is passionate about educating clients to reduce confusion and stress. She breaks down costs into manageable steps, showing how small changes in loan amounts, down payments or home prices affect monthly payments. “For every $10,000 in home price, your monthly payment changes by roughly $60 to $70. That perspective helps buyers make informed decisions and avoid sticker shock.” Tune into the full episode for deeper insight into innovative mortgage products, creative financing solutions and how buyers can navigate today's evolving homebuying landscape. Learn more about Supreme Lending at www.supremelending.com. About Supreme Lending Supreme Lending is a nationwide mortgage lender that offers a broad array of home financing products, including conventional, FHA, VA, USDA and jumbo loans, as well as refinancing options tailored to individual borrower needs. The company operates in all 50 states and emphasizes a customer‑centric philosophy aimed at building long‑term client relationships through competitive rates, personalized service and efficient loan processing. 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 Supreme Lending: Navigating Mortgages & First-Time Buyer Opportunities appeared first on Atlanta Real Estate Forum.

Communities that endure rarely happen by accident. They are shaped by intentional design and a deep understanding of place. Lew Oliver, founder and principal of Lew Oliver, Inc., joins Host Carol Morgan on the Atlanta Real Estate Forum Radio podcast to share his perspective on traditional neighborhood development and the long-term value of thoughtful planning. What does “timeless” really mean in today's housing market? For Oliver, timeless design is not rooted in architectural trends or short-term market appeal. Instead, it is a disciplined approach that places the town — not the individual building — at the center of every decision. A truly timeless place accommodates a wide range of people, lifestyles and life stages while maintaining coherence and character over generations. Oliver often looks to older, storied cities around the world for inspiration. Oliver said, “The things that made these iconic towns were that the buildings were absolutely stunning and well designed and executed, and they shaped the entire community in ways that just single houses could never do.” That philosophy extends beyond massing and layout to the finer points of design. Oliver emphasizes the importance of architectural detailing that feels generous and intentional, with buildings that contribute to the public realm rather than retreat from it. In well-designed towns, staircases, porches and facades extend into streets and plazas, reinforcing a sense of shared space and civic life. Materials also play a critical role in achieving longevity. Local materials are often preferred because they weather gracefully over time, gaining character rather than appearing dated as styles change. Timeless places resist easy categorization because they are grounded in enduring principles rather than fleeting tastes. What is traditional neighborhood development? At the heart of Oliver's work is traditional neighborhood development (TND), a planning approach that prioritizes people, relationships and daily experience over traffic counts and lot yield. “Traditional neighborhood development means that the placement and the detailing of the buildings support creating great places and great streets that prioritize the pedestrian over the car.” That shift in priority has cascading effects on how communities are planned and built. Elements such as rear-loaded alleys, narrower streets, front-facing porches and carefully proportioned setbacks serve as essential tools for creating social streetscapes, allowing homes and buildings to engage the sidewalk directly. In contrast, auto-centric environments often place buildings behind parking lots and wide roadways, making meaningful interaction nearly impossible. In those settings, scale is dictated by speed and vehicle movement rather than human perception, frequently resulting in isolation despite physical proximity. Walkable streets and well-defined public spaces naturally encourage casual encounters — neighbors meeting on a porch, residents stopping to talk on a sidewalk or people lingering in shared green spaces. Oliver describes these everyday interactions as foundational to building trust, belonging and community resilience. Tune into the full episode for deeper insight into timeless placemaking, traditional neighborhood development and why human-scale design continues to resonate. Learn more about Lew Oliver and his work at www.lewoliverinc.com. About Lew Oliver, Inc. Lew Oliver, Inc. is an Atlanta-area design and master planning firm that creates thoughtful, human-centered communities and building plans rooted in principles of New Urbanism. The company specializes in whole town solutions, architectural products and developer services that integrate walkability, contextual design and environmental responsiveness. Its work emphasizes authentic design and harmonious proportions that enhance quality of 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 Lew Oliver: How Traditional Neighborhood Development & Walkability Intersect appeared first on Atlanta Real Estate Forum.

Jay Knight, managing member of Templar Development and co-founder and chair of the Georgia Residential Land Development Council (GRLDC), joins Host Carol Morgan on the Atlanta Real Estate Forum Radio podcast to discuss Georgia's housing challenges, including affordability, land-use policy and strategies to support first-time homebuyers. Housing Affordability Challenges Knight said, “70% of Georgians who would like to buy a house cannot afford one.” Affordability remains a central concern across Georgia. Rising construction costs, high interest rates and restrictive zoning have constrained the supply of homes for first-time buyers. Knight highlights one municipality where public employees earning an average of $54,000 could afford only a home priced around $206,000. Yet the market offered just 13 homes under $250,000, most of them older modular units. Where are the “missing middle” options? These smaller, attainable homes often bridge the gap between entry-level and higher-end properties but are difficult for homebuyers to find. Zoning restrictions often prevent these homes from being built, delaying household formation and limiting wealth-building opportunities for younger buyers. While demand is strong, builders face restrictions on where they can place this product. The margins may be solid, but accessing the land needed to make these homes profitable often discourages newer builders from pursuing them. “‘Can you just build a smaller house?' That's not always an option,” Knight said. “A neighborhood may have zoning conditions that don't allow smaller homes.” GRLDC and Legislative Advocacy GRLDC was founded to address shared industry challenges and promote access to quality, affordable housing across Georgia. A key initiative is House Bill 812, which aims to streamline permitting processes and reduce unnecessary delays. In many jurisdictions, development approvals can take up to a year, limiting supply and increasing costs. HB 812 calls for shorter review timelines and clearer procedures, which could significantly increase the number of lots available without compromising safety standards. Knight highlights the value of collaboration between private developers and local governments to advance housing affordability concerns. When municipalities actively engage developers in shaping policy, practical and effective solutions often emerge. Renting vs. Buying High rents present a barrier for prospective homeowners. While renting can provide flexibility, it often limits the ability to save toward a down payment. Knight explains that increasing housing supply and allowing more flexibility in lot and home sizes could ease rent pressures and expand homeownership opportunities for working Georgians. “The answer to everything in housing is supply,” Knight said. “If we had enough supply and flexibility in house size, it would create pressure on apartment owners to lower rents and give more Georgians—especially younger ones—the option to buy a home.” Education Through Build Baby Build Knight also hosts the Build Baby Build podcast, an educational platform for the residential development community. Episodes address issues facing today's homebuyers and work to bridge the gap between industry expertise and public perception. The goal is to help listeners better understand the operational and financial factors that shape housing affordability. A recent episode examined the “land-light strategy” used by many builders. Despite national claims that large builders hoard land and worsen the affordability crisis, Knight said the opposite is true. Knight said, “They want to be light on land and on time for the delivery of houses.” Outlook for Georgia Housing Despite ongoing challenges, Knight expressed cautious optimism about Georgia's housing future. Growing attention to affordability issues—among policymakers and community leaders—signals a willingness to address long-standing obstacles. Knight said efforts such as HB 812 could streamline permitting and reduce regulatory delays, potentially doubling the number of lots brought to market in the near term. Tune into the full episode for deeper insights into Georgia's housing affordability challenges and the policy solutions shaping the future of development. For more information about Templar Development, visit www.Templar-Dev.com. About Templar Development Templar Development is a residential land development and general contracting firm specializing in planning, entitlement, acquisition and construction of new home communities across Georgia and Alabama. The team brings more than 46 years of combined experience and has overseen the development of over 10,000 homes and more than 50 communities. 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 Attainable Homes, Smarter Development: Breaking Down Georgia's Affordability Gap appeared first on Atlanta Real Estate Forum.

Get ready to experience the biggest and most festive Atlanta Christkindl Market yet! According to Simone, this beloved German holiday tradition is making a spectacular move to the Lawrenceville Lawn for 2025, promising a major expansion and a truly authentic European-village atmosphere. This relocation, driven by the market's soaring popularity, transforms it into a must-visit holiday destination in Gwinnett County! Lawrenceville: A New Era of Festive Fun The shift to the Lawrenceville Lawn marks an "exciting new chapter" and was primarily motivated by the need for a larger, more spacious venue to manage growing crowds. The expanded footprint ensures visitors can truly stroll through the market, enhancing the Old-World European-village feel and increasing overall capacity. Key New Attractions You Can't Miss: * The 50-Foot Ferris Wheel: A spectacular new centerpiece offering panoramic views of the twinkling market and Downtown Lawrenceville. Perfect for that high-ranking SEO keyword: 'Atlanta holiday Ferris wheel'. * The Winterlight Walk: A nearly half-mile, glowing trail of lights and holiday décor that guides guests from the free parking at the Gwinnett Justice and Administration Center (GJAC) directly to the market entrance. * Improved Accessibility: The move provides ample free parking at GJAC and offers complimentary shuttle services on peak weekends, making your visit smooth and stress-free! 2025 Festivities: Treats, Treasures, and Tradition Beyond the classic German favorites, the 2025 market is bursting with delicious culinary options and unique shopping opportunities, establishing itself as the premier source for 'German Christmas Market food Atlanta'. Culinary Delights: From Glühwein to Global Flavors While Glühwein (spiced mulled wine) and Bratwurst are staples, Simone highlighted a dynamic, diversified menu: * Savory International Stars: Indulge in authentic German favorites like creamy raclette (melted cheese), crispy schnitzel, and other international additions such as pierogies, shishkebab, and even local tacos and BBQ, reflecting Metro Atlanta's diverse culture. * Sweet Seasonal Treats: Be sure to grab a warm chimney cone (Kürtőskalács), light crepes, or Dutch pancakes—they are absolutely essential for the ultimate holiday sweet tooth satisfaction! Handcrafted Treasures and Gifts The market is your one-stop shop for unique, imported, and local artisanal gifts: * Authentic German Gifts: Look for imported hand-blown glass ornaments and intricate Plauener Spitze lace pieces, embodying the genuine spirit of a German Christkindlmarkt. * Local Craftsmanship: Featured artisans offer one-of-a-kind jewelry and unique home décor, perfect for finding that special, heartfelt holiday gift. Daily Entertainment: An Old-World Vibe The market hosts a rich lineup of live performances to transport you to an Old-World European village: * Live Music & Carolers: Enjoy festive tunes from Live Music and local Carolers, including cultural performances by groups like the 116th Army Band Brass Quintet and the Atlanta Sängerkreis. * Santa Magic: Don't forget your camera! Guests can enjoy Photos with Santa, with special Pet Pics with Santasessions offered on select dates! Community and Cultural Bridge The Atlanta Christkindl Market is more than just a festive event; it's a "vital 'cultural bridge'" connecting the German-American community with the diverse residents of Gwinnett County. * Cultural Exchange: It makes cherished German holiday traditions engaging and accessible to all of Metro Atlanta, fostering an environment of cultural exchange and shared holiday joy. * Boosting Downtown Lawrenceville (DTL): The move positions the market as a major regional holiday destination. The organizers are actively collaborating with Downtown Lawrenceville businesses (DTL), promoting a "Dine and Shop in Downtown Lawrenceville" message to ensure the entire community benefits from the market's expansion. * Holiday Synergy: The market creates a synergistic holiday experience by working in tandem with other local attractions like the Winterlight Walk, the Aurora Theatre's shows, and other seasonal events, establishing Lawrenceville as the area's premier holiday hub. Dates & Hours: The market runs from Black Friday, November 28, 2025, through Christmas Eve, December 24, 2025, with varying daily hours. Web: https://www.christkindlmarket.... About the Market: The German American Cultural Foundation of Atlanta proudly orchestrates the Atlanta Christkindl Market, transforming it into the premier holiday destination in the Southeast. The Authentic German Christmas Experience * Core Tradition: The Market is a faithful recreation of a centuries-old German Christmas Market(Christkindlmarkt), sharing the festive spirit, food, and gifts of the "old country." * Vendor Focus: We prioritize recruiting authentic German vendors and others who offer traditional products, including: * Food & Drink: The best Bratwurst Atlanta, hot Glühwein (mulled wine), Stollen, and other classic German holiday treats. * Handcrafted Gifts: Imported nutcrackers, smokers, wooden ornaments, and authentic German crafts. The Atlanta Blend: Local & Unique Atmosphere * Cultural Fusion: The market atmosphere is uniquely Atlantan, mixing European tradition with the energy and diversity of the city. * Local Vendors: We integrate vendors who are distinctly Atlantan, selling local crafts, food, and unique products that reflect what's "unique and wonderful about our city." This creates a "fun, festive atmosphere" that appeals to a wide audience. * Logistical Excellence: The market relies on the tireless organization of contractors, vendors, and volunteers—a testament to the community effort required to host this major Atlanta holiday event. New Era in Lawrenceville * The recent move to the Lawrenceville Lawn signifies a major expansion, ensuring a better visitor experience and establishing the market as the Gwinnett County holiday hub. Be sure to include specific new attractions like the Ferris Wheel and Winterlight Walk in supporting content. 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We recently sat down with Jenni Bonura, President & CEO of Harry Norman, REALTORS®, Atlanta's premier luxury real estate firm, for an exclusive deep dive into the massive success and strategic impact of their fifth annual HN Cares initiative. Bonura shared her leadership insights on how impactful philanthropy drives business success and reinforces core company values in the highly competitive Metro Atlanta market. * Balancing Scale and Depth: Bonura discussed the strategic challenge of achieving high-volume impact(supporting over 1,500 Metro Atlanta families) while ensuring deep, meaningful assistance to core partners like Ronald McDonald House Atlanta (RMHA) and The Sandwich Project. The solution? Empowering individual offices to choose local non-profits for deeper engagement.
 * Philanthropy as Agent Retention: The HN Cares initiative, led by the Impact Council, is crucial for internal culture. Bonura explained how these philanthropic efforts reinforce the firm's people-centric values, confirming that the commitment to community service is a key driver for agent recruitment and retention in the competitive Metro Atlanta real estate space. * Measuring True ROI (Return on Investment): Beyond the simple metrics of "families supported," the interview explored how Harry Norman measures the true success of HN Cares. Bonura confirmed that the firm tracks metrics related to brand affinity, community perception, and the long-term sustainability of their impactful partnerships. * Luxury Identity & Core Needs: How does an initiative focused on core community needs, like addressing food scarcity and family support, strengthen the luxury brand identity? Bonura highlighted that genuine, purpose-driven initiatives showcase the firm's integrity and differentiate Harry Norman within the high-end market, proving that impact and luxury are not mutually exclusive. * The Future of HN Cares: Looking beyond the record-breaking delivery of 6,321 care kits to RMHA since 2022, Bonura previewed the strategic evolution of the initiative, hinting at deepening relationships through skill-based volunteering and potentially incorporating a mentorship element leveraging the success of their top agents. Bonura concluded by sharing a valuable leadership lesson learned from the hands-on involvement of her team: HN Cares highlights the fundamental core values of Harry Norman, REALTORS®—integrity, dedication, and community—in ways that simple business metrics never could. Web: www.harryNorman.com Harry Norman, REALTORS®, Atlanta and North Georgia's premier luxury real estate firm, proudly announces the successful completion of its fifth annual Harry Norman Cares initiative! This year, over 100 dedicated Harry Norman agents and employees significantly boosted their impact across the Metro Atlanta community. This marks the fourth consecutive year that Harry Norman, REALTORS® partnered with Ronald McDonald House Atlanta (RMHA) as the cornerstone of their community efforts. * 1,520 Care Kits Donated: Agents and employees packaged and delivered a total of 1,520 essential care kits for RMHA families. These kits, filled with "Personal Care," "Laundry Essentials," and "Grab-and-Go Snacks," provide crucial support to families staying near their sick children. * 6,321 Total Kits: With this year's contribution, Harry Norman, REALTORS® has donated an incredible 6,321 care kits to Ronald McDonald House Atlanta since 2022, demonstrating a deep, sustained commitment. Celebrating its 95th anniversary, Harry Norman expanded its giving by empowering each local office to select a charity, connecting agents even more closely with their specific communities. Jenni Bonura, President & CEO of Harry Norman, REALTORS®, stated, "We considered how we could make an even greater impact on the Metro Atlanta community... serving as an opportunity to connect even further with those in need within their communities.” Highlights of Local Office Volunteer Efforts: * North Office: Supported local shelter animals by volunteering with FurKids, the largest cage-free, no-kill shelter in the Southeast. * Atlanta Perimeter Office: Tackled food scarcity by making sandwiches for The Sandwich Project for distribution to Atlantans in need. * East Cobb Office: Held a Silent Auction benefiting Canine Assistants (service dogs) and The Orange Duffel Bag Initiative (supporting Georgia students in need). * Intown Office: Contributed to urban green space through a clean-up effort at a BeltLine Connector Volunteer Day. * Woodstock Office: Sponsored Parent Night at Carmel Elementary School, preparing and serving 600 meals to students and parents. Harry Norman, REALTORS® continues to set the standard for corporate responsibility, demonstrating that its commitment to the community is as strong as its legacy in the luxury real estate market. Meet Ash Brown, the dynamic American powerhouse and motivational speaker dedicated to fueling your journey toward personal and professional success. Recognized as a trusted voice in personal development, Ash delivers uplifting energy and relatable wisdom across every platform. Why Choose Ash? Ash Brown stands out as an influential media personality due to her Authentic Optimism and commitment to providing Actionable Strategies. She equips audiences with the tools necessary to create real change and rise above challenges. Seeking inspiration? Ash Brown is your guide to turning motivation into measurable action. 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Welcome back to another episode of the unSeminary podcast. We're talking with Tensley Almand, President and CEO of Atlanta Mission, the largest and longest-running provider of services for people experiencing homelessness in the Atlanta metro area. Founded in 1938 as a soup kitchen during the Great Depression, Atlanta Mission now operates four campuses, serving over 800 men, women, and children nightly through programs that provide housing, recovery support, and Christ-centered transformation. How do you lead through complexity while staying true to your calling? Tensley shares leadership lessons from his transition from church ministry to leading a $20 million nonprofit—insights that apply to every pastor or church leader navigating growth, complexity, or change. Moving beyond shelter to transformation. // While many think of Atlanta Mission as only an emergency shelter, over 60% of its beds are dedicated to long-term transformational programs that address root causes of homelessness. The yearlong program includes counseling, trauma recovery, life skills, and vocational training. Clients complete a four-week “Next Steps” program focused on relational, emotional, and workplace health. The results are remarkable: 70% of graduates maintain stable housing and employment a year later. Learning to lead by listening. // When Tensley stepped into his CEO role, he faced the challenge of succeeding a leader who had guided the organization from crisis to stability. Rather than arriving as the expert, Tensley began as what he calls the “Chief Question Officer.” He met with every employee to ask four key questions: What's right? What's wrong? What's missing? What's confusing? The responses revealed a clear need for strategic focus. Building clarity and focus. // Using that input, Tensley led a yearlong process to create a strategic roadmap—a seven-year plan that defines the organization's mission, values, and measurable outcomes. When there's clarity in an organization, saying ‘no' becomes easy and saying ‘yes' becomes difficult. The new strategy gave Atlanta Mission a unified framework for decision-making, with every initiative measured against the same mission. Measuring what matters. // Data fuels care. In order to better track client progress, the team at Atlanta Mission built dashboards, measuring not only how many people they serve but how lives are changing. When graduation rates dipped from 70% to 45%, they discovered the cause wasn't program failure but economic change. That same approach can transform church leadership. Churches measure nickels and noses, but what if we measured progression—how many first-time guests become group members, or how many volunteers grow into leaders? Partnership through presence. // Atlanta Mission thrives through partnerships with churches across the city. Tensley explains that relational poverty—people lacking healthy connections—is as debilitating as material poverty. Rather than only focusing on “do for” service projects, he encourages churches to create “be with” opportunities: hosting birthday parties, sharing meals, or building relationships with families at Atlanta Mission. Encouragement for leaders. // Reflecting on his own journey, Tensley reminds church leaders who feel stretched or uncertain that often you’ll overestimate what you can accomplish in 90 days, but underestimate what you can do in a year or two. Take time to listen, build unity, and stay faithful in the process. Over time, that faithfulness becomes transformation—both in the people you lead and in yourself. To learn more about Atlanta Mission, visit atlantamission.org or email to connect or schedule a visit. Thank You for Tuning In! There are a lot of podcasts you could be tuning into today, but you chose unSeminary, and I'm grateful for that. If you enjoyed today's show, please share it by using the social media buttons you see at the left hand side of this page. Also, kindly consider taking the 60-seconds it takes to leave an honest review and rating for the podcast on iTunes, they're extremely helpful when it comes to the ranking of the show and you can bet that I read every single one of them personally! Episode Transcript Rich Birch — Hey friends, welcome to the unSeminary podcast. I am so glad that you have decided to tune in. We’ve got a real honored to have an incredible guest on today’s episode. We’ve got Tensley Almand with us. He is the president and CEO of Atlanta Mission. Rich Birch — Now, if you don’t know Atlanta Mission, I’m not sure where you’ve been. You really should know. This organization was founded in 1938 as a soup kitchen to feed men who were displaced by the Great Depression. And they just keep chugging along. They do incredible work. They now serve Metro Atlanta’s largest homeless population and bring hope in the face of homelessness, poverty, and addiction. Rich Birch — Prior to serving at Atlanta Mission, he was in vocational ministry for 20 plus years, the last 12 of those, as we were just saying in the pre-call. He said, felt like he had the the best job in the world, was a lead pastor at Decatur City Church, one of the eight Atlanta City, Atlanta area campuses of North Point Ministries. Tensley, welcome. So glad you’re here. Tensley Almand — Man, so good to be here. Thanks so much for having me. I’ve been looking forward to this conversation. Rich Birch — No, this is going to be good. I’m excited. Why don’t you kind of fill in the picture? Tell us a little bit more of your background and tell us a bit more about Atlanta Mission, that kind of thing. Just help set the table. Tensley Almand — Yeah, so I’m a native Atlantan. I grew up here, born and raised just north of the city. Yeah. Only child. Parents still live north of the city in the same town that I grew up in. Rich Birch — Nice. Tensley Almand — My wife and I, we have four kids. We have been married now, just celebrated our 25th wedding anniversary… Rich Birch — Congratulations. That’s great. Tensley Almand — …which makes me feel old, but it’s it’s it’s all good. So four kids, three boys, little girl, they’re all just amazing, doing great things and in their worlds. We live over in city of Decatur. So ah for those that don’t know, just kind of just right outside of downtown Atlanta. So we feel like we’re living in the heart of the city. Rich Birch — Cool. Tensley Almand — Like you said, I spent 20 plus years on the church side of ministry, which you had told younger me that that was going to be my future, I probably would have laughed at you. Grew up in a family that church just frankly, wasn’t that important to us. My mom gets mad if I say I didn’t grow up in a Christian home, um, which, you know, looking back, I think is really true. I just grew up in a home that we didn’t feel like the church was for us. Rich Birch — Right. Tensley Almand — And so, um, after, you know, meeting Jesus in college, giving my life to him, which is a whole nother really cool story, started down the path towards ministry. And eventually several years into that kind of looked up and thought, I don’t know what I’m doing. Like I’m working at these churches that I don’t even want to attend. Tensley Almand — Like remember this very pivotal meeting in my life where our pastor asked us, he’s like, if I didn’t pay you to go to church here, is this the church you would attend? Rich Birch — Yes. Tensley Almand — And every one of us said no. Rich Birch — Oh, gosh. Oh, my goodness. Tensley Almand — And they were all okay with it. Rich Birch — Oh, no. Tensley Almand — And I just like something broke in me. Rich Birch — Oh, no. Oh, no. Yeah. Tensley Almand — And I remember going home and I told my wife, I was like, I can’t do this anymore. Rich Birch — Right. Tensley Almand — And so I started the process of just trying to find a job. But the problem is I’ve genuinely felt called by God to ministry. And so God used that to, to lead us down the path of starting Decatur City Church. And, um, our whole dream was just to create a church that people who didn’t like church would love to attend. Tensley Almand — And so, which is really cool. Again, it’s probably a whole other episode, but really cool because we got to do that in one of the most unchurched cities in Atlanta. 70% of the people who live in Decatur ah don’t go to a church. And Decatur, for those who don’t know, small little town right outside of a big city. Rich Birch — Right. Tensley Almand — But literally, there’s over 600 churches in that town. So we used to say all the time, nobody wakes up on Sunday wondering where a church is. They just wake up wondering if church is for them. Rich Birch — Right, right. Tensley Almand — And so that’s, that’s the thing we tried to solve. Right. Rich Birch — Right. Tensley Almand — And so did that for 12 years, thought I would do that with my whole life. Just an amazing season. And then God called me out of there to Atlanta Mission. And so for those who don’t know, and we can get into that story here if you want to, but, for those who don’t know, Atlanta mission, like you said, it’s the largest and longest running provider of services… Rich Birch — Wow. Tensley Almand — …for men, women, and children experiencing homelessness in our city. So for perspective, what that means is on any given night, we’ll have about 800 men, women, or children who are staying with us. Rich Birch — Wow. Wow. That’s a significant operation. That’s, that’s incredible. Tensley Almand — It’s a significant operation. Rich Birch — Yeah. Tensley Almand — It represents that in our city, that represents about 35 to 40% of all the shelter beds in Atlanta. Rich Birch — Wow. Wow. Tensley Almand — So that’s, it’s a, it’s pretty remarkable opportunity that we do that across three campuses in downtown Atlanta. Rich Birch — Okay. Tensley Almand — One for men, two for women and children. Rich Birch — Yeah. Tensley Almand — And then we have this really cool drug and alcohol addiction facility out near Athens, which is about an hour outside of town, on 550 acre farm that is just beautiful ah for men who are in recovery from addiction. Rich Birch — Wow. Oh my goodness. Huh. Tensley Almand — So yeah. Rich Birch — Yeah. That’s, that’s incredible. i’m I’m glad you started with the kind of community size that you’re you’re serving. That’s, that’s amazing. Give me a sense of the operation from like a, you know, total number of staff, other kinds of metrics. Like I’m just trying to, I know, you know, you’re not a kind of person that’s going to brag about that kind of stuff, but just trying to help people kind of place, because this is a significant operation, friends. Atlanta Mission is it’s a world-class organization doing great work and honored to have you on this the show. But people might not be ah kind of aware of the the scale of it. Give us a bit more sense of that. Tensley Almand — Yeah, no, it’s a, it’s a good question. I appreciate you asking. Cause yeah, I definitely don’t, I don’t want to, I don’t like going there, but… Rich Birch — Yes. And it’s even just, it’s a funny thing to, it’s a funny thing to even like, it’s like, well, we’re really good. It’s like, it’s like, well, yeah, it’s a tough thing you’re doing. So it’s like, man, it’s a weird thing to kind of try to but get ah your arms around. How, how do we talk about this? Yeah. Tensley Almand — Yeah. So let me kind of give you scope and then let me talk a little bit about what we’re doing. So scope is ah we’re we’re about a $20 million dollars a year organization. Rich Birch — Yep. Yep. Tensley Almand — And so just like every church out there, that means, you know, we start July as the start of our fiscal year and we start at zero… Rich Birch — Yep. Tensley Almand — …and then we go and raise $20 million dollars… Rich Birch — Right. Tensley Almand — …to meet the need of our expenses. And we do that through mainly private and and corporate donations. And so… Rich Birch — Yep. Tensley Almand — …we’re almost a hundred percent privately funded this year. Rich Birch — Oh, wow. Tensley Almand — We, we, we took our very first government grant. Rich Birch — Huh. Tensley Almand — But I mean, it’s a $250,000 grant, which is not insignificant, but on the scope of 20 million. So that kind of gives everybody an idea. So you’re talking about, uh, you know, thousands of donors who come alongside of us to partner with us, which is just amazing. Rich Birch — Yeah. Amazing. Yeah. Tensley Almand — We serve about 800 men, women, and children, like I said, Rich Birch — Yeah. Tensley Almand — And we have right at about 180 staff… Rich Birch — Wow. Tensley Almand — …who are who are either you know full-time equivalents basically here with us. And that’s across four different campuses. So we’re essentially like a multi-site operation. So I’m sitting here at my office today, which is basically our mission support center. Rich Birch — Yeah. Tensley Almand — So your accounting, HR, development team, all of your infrastructure, and we support the work that’s happening all over our city. Rich Birch — Right. Tensley Almand — And then we also have three thrift stores across Northeast Georgia that’s included in that head count. Rich Birch — Wow. Tensley Almand — And so a little bit of that 20 million that I was telling you about that that revenue comes from sales as well. And so, so yeah, it’s pretty broad organization. And then what we do, a lot of people think about you know Atlanta Mission, especially here in our city, and they just think emergency shelter. Rich Birch — Right. Tensley Almand — Certainly what we do. But of those 800 beds, roughly only 40% of those go towards emergency shelter. And so if you… Rich Birch — Oh, really? OK. Tensley Almand — Yeah. And so if you show up at our door and you just need safety, security, stability, um, you’re just trying to like get off the street… Rich Birch — Right. Tensley Almand — …we have a program called Find Hope… Rich Birch — Yep. Tensley Almand — …and it’s a 30-day program. You can stay with us rent free 30 days. You know, bed meals, showers, really, really, really, really low expectation on those clients. Rich Birch — Right. Tensley Almand — It’s just like, hey, we’re here to meet your needs. Rich Birch — Yeah, that’s cool. Tensley Almand — The other 60% of our beds go towards what we call our transformational model… Rich Birch — Okay. Tensley Almand — …where we provide complete wraparound services. It’s about a year long program. Rich Birch — Wow. Tensley Almand — You show up and we’re going to try to help you get healthy relationally, physically, emotionally, spiritually, vocationally. We’ve got counselors, we’ve got advocates, we’ve got social workers. You have a whole team… Rich Birch — Right. Tensley Almand — …that works with you, walks with you for a year… Rich Birch — Wow. Tensley Almand — …depending on really your core traumas, what’s caused your homelessness. And our main goal, our mission is to transform through Christ the lives of those who are experiencing homelessness, poverty, and addiction. Tensley Almand — And so what we want to do, what that means to us is over the course of that year, Um, we want to give you the tools to identify your traumas, understand those traumas and ultimately break the cycles so that you don’t ever have to come back to our doors again. We we tell our clients, we love you, but we don’t ever want to see you again. Like this is just like, like, how do we… Rich Birch — Yes. Yes. This was a phase of your life, hopefully, right? Tensley Almand — Yeah. Rich Birch — That’s the goal. Tensley Almand — How do we end that for you? And so our program goes through all the counseling, all the services, and it wraps up in a vocational training program we call Next Steps that… Rich Birch — Wow. That’s amazing. Tensley Almand — …that gives our clients the soft skills they need to not just get a job. Because here’s here’s what’s really cool. You you would get this. Our clients are really good at getting jobs. But like so many people out there, we’re terrible at keeping a job. Rich Birch — Right. Right. Right. Yes. Tensley Almand — Like people don’t know the skills needed to like keep a job. Like how do you manage conflict? Rich Birch — Right, right. Tensley Almand — What do you do with that boss who’s just overbearing? How do you have normal workplace conversations? Rich Birch — Yes. Tensley Almand — And so we have a ah four week training program that gives our clients those skills. And what we’re finding is that for the clients who go all the way through our program, 70% of those who graduate our program, they still have a house or a living situation a year later. Rich Birch — Wow. Tensley Almand — And they are maintaining that job a year later. Rich Birch — Wow. That’s incredible. Tensley Almand — And so it’s just been a remarkable, remarkable journey. And so we’ve got some transitional housing in there… Rich Birch — Yep. Tensley Almand — …where you graduate our program, you stay with us, we help you save up and and we help you find an apartment. And then when you’re ready financially and you’re you’re stable, we help you move into that that apartment. Tensley Almand — And what’s really cool, probably one of my favorite things is for alumni is that year after you graduate, you get a retention coach with us and they walk with you. And they just help you navigate life because, man, when you’ve stayed somewhere for a year and then you kind of come back in and you’re like, oooh, the pressures of the world are on me. That first year is so tough. Rich Birch — So hard. Yeah. Tensley Almand — Yeah. Yeah. Rich Birch — Well, that’s cool. I appreciate you sharing that. and And yeah, even church leaders that are listening in, um man, ah there whether if you’re in the Atlanta area, you definitely should reach out to Atlanta Mission. Rich Birch — But even in your neighborhood, like there are, this is why you shouldn’t be trying to invent this yourself as a church. There are these are incredibly complex issues that you know when I heard all of the the different things you’re doing to surround people, try to help them, um that’s that’s inspiring. That’s amazing. Rich Birch — Well, I’d love to pivot and talk about kind of your experience as you’ve transitioned in, like some try to extract some leadership lessons. It’s been said that one of the first things that leaders do is define reality or gain clarity for their for their organization. Rich Birch — When you first started early on in your role, what were you listening for or look for that told you, maybe there’s some areas here that just aren’t very clear? What did you see as you were, you know, we got to bring some more clarity in the organization? Were there things you kind of saw that that made you think, oh, we maybe this is some areas we need to gain some better clarity as an organization? Tensley Almand — Yeah, no, absolutely. And I think, you know, every leadership transition is different. One of the advantages I had is that what my predecessor was leaving me was so much different than what he inherited. Rich Birch — That’s good. Tensley Almand — And so he inherited an organization that was in crisis. He handed me an organization that was thriving. But, that organization really was, and he was, and it’s it’s all kind of wrapped up in our story, is that it was time for him to retire. It was time for him to move on. And so the whole organization was asking what’s next. And so that’s, that’s one advantage I had is that there was this collective, like, well, like what what is next for us? That was helpful. Tensley Almand — The other advantage I had, and I did not think this was an advantage. But, you know, I, I came out of church ministry. I didn’t know how to lead a nonprofit. I didn’t know anything about homelessness. Rich Birch — Right. Tensley Almand — Tensley Almand — I didn’t know much about social services. And so, yeah I truly believe God called me into this, but I couldn’t come in like an expert. Rich Birch — Right. Tensley Almand — And so I literally was forced to, my I tell people my door said CEO, but I think I was really the chief question officer. I mean, my my first year… Rich Birch — Help me understand. Help me understand. Tensley Almand — …was, yeah, asking questions. I can I can vividly remember our clinical director coming into my office and saying, hey, we’ve got this massive clinical decision that we need to make and there’s this and this and this. And you know and then like trying to leave that way. What do you think we should do? And I’m like… you’re the clinical director. Like, what do what do you mean? Rich Birch — Yes. Tensley Almand — But that was again, and this is and he would say this if he was sitting here, my predecessor had an organization that was in crisis. And so every decision had to center on him. And I needed to come in and teach our team how to have a decentralized leadership. How like, hey, look you’re the clinical director I’m going to support you, I’m to remove obstacles for you. But if I have to make clinical decisions, we’re we’ve got a really big problem because I’m not qualified to make that decision. Tensley Almand — And so um really pushing leadership down… Rich Birch — yeah Tensley Almand — …asking a lot of questions, understanding what we do. And so that was that was a huge advantage that that i think a lot of people probably, they can like I did, they they think about the things that are stacked against them. To me, it’s like you don’t know anything about the space. That’s a big obstacle. Rich Birch — Right. Tensley Almand — Well, maybe lean into those obstacles because it’s a really good way to to get underneath the hood. And so it forced me to ask questions, forced me to listen. And then what I did is I I truly went on a just a listening tour. Rich Birch — That’s good. Tensley Almand — I set up a meeting, I think, with every employee of our organization. Rich Birch — Wow. Wow. Tensley Almand — And I asked everybody what’s right, what’s wrong, what’s missing and what’s confusing. Rich Birch — Huh. Tensley Almand — And I still have that notebook. Rich Birch — Right. Tensley Almand — I mean, my assistant like cataloged answers for days. Rich Birch — Right. Tensley Almand — And what was so cool to me was that without having the same language, almost everybody in the organization identified the same rights, wrongs, missings and confusions. And so I was able to then take that and really come back to our senior team and say, hey, what should we do about this? Like we all… Rich Birch — Right. Tensley Almand — We all agree this is a problem. like What should we do do? And I think a colleague of mine, I remember walking into his office and he had this drawing on his board. I’m like, what is what is that? He’s like, well, is how I feel about our organization. I remember it was ah it was a circle. Rich Birch — Yeah. Tensley Almand — And all the arrows were pointed in every direction around the circle. And he’s like, that’s us. Like, we’ve got the right idea… Rich Birch — Right. Tensley Almand — …but everybody’s pulling in a hundred directions to try to figure out how to do that idea. Rich Birch — Wow. Tensley Almand — and I said, man, we need to take that circle and get all those arrows on one side. Cause if we can collectively pull… and that just kind of became our quest. And so we took all those answers and, you know, basically the the big thing was, um you know, and I don’t know where I learned this, but I feel like when there’s clarity in an organization, ‘no’ is really easy and ‘yes’ is is really difficult. It’s like really easy to say no. Rich Birch — That’s good. Tensley Almand — And what I found at Atlanta Mission was we were just saying yes to everything. And the reason we were saying yes to everything is because there was no strategy, there was no clarity. Rich Birch — That’s good. Tensley Almand — And so we took that first year and a half, wrote our strategic plan, identified who we want to be and why we want to be that. And then what would it look like to be that organization? And so we just kind of built it backwards. And that’s the journey we’ve been on now for the last four years since I’ve been here. Rich Birch — Wow. That’s, ah yeah, that’s incredible. I love that that feeling. In fact, i I took over a nonprofit ah kids camp and much smaller scale than what you’re running. But I remember those early days where there yeah people are looking at you and and and there is this sense of like, okay, so like you got to tell us where we’re going. What is the thing we’re doing next? Like and it’s easy to like… the easy thing is, let’s try this. Let’s try that. Let’s do a bunch of different things. And that can lead to that pulling, those hundred different, you know, it’s lots of activity, but it’s not focused. Tensley Almand — Yeah. Rich Birch — And trying to get everybody on a kind of a shared page of or shared picture of what the future looks like, man, that’s great through this, this process of kind of we’re going to do a strategic plan over a year. What, what would you, what would you say to a leader that is feeling the pressure of like, Hey, I want to define the future now, as opposed to that feels like a step back. We’re going to year and a half and define this stuff. What would you say to a leader? Why should we slow down? Talk us through why that, how that benefited now that you’re on the other side of all that. Tensley Almand — Yeah, I think the first thing I would say is it’s it’s totally worth it. I mean, it it was hard. It was challenging. It it does feel like a step back. But I don’t know how to step forward without without clarity, you know. Rich Birch — Right. Tensley Almand — And that’s, you said at the beginning, I got to ah got to be one of the campus pastors at North Point Community Church for years. I can remember Andy always saying, The beauty of North Point wasn’t that we got to start with a blank page, just that we started on the same page. Rich Birch — That’s good Tensley Almand — And I just think that like that, that is always set with me. And so when I when I started here, I realized like, hey, I don’t I don’t get the luxury of a blank page. I mean, this organization has been around since 1938. You know, when I when I started Decatur City, it was so easy because I just told everybody what we were doing and why we were doing it and there was nothing else we were doing. Rich Birch — Right. Tensley Almand — And so it was just like… But here it’s like, OK, if I can’t get to a blank page, the best thing I can do is we’ve got to get on the same page… Rich Birch — Right. Tensley Almand — …or else we’re just we’re going to spin our tires. And, and you know, I think I’ll I’ll this story probably sums it up and maybe somebody can relate to this. I have a monthly breakfast with our board chair and our vice chair. And the very first breakfast I went to in this role, it was my predecessor’s last breakfast and my first. And so we’re all so it’s him, it’s me and it’s a board chair a vice chair, all of which have been around this organization 3x the amount of time I had at that point, I had been there like three days. Rich Birch — Yes. Yes. Couple weeks. Tensley Almand — And and we got this email the night before the breakfast, and it was from a developer. And they were offering $14 million dollars for the piece of property that my office sits on, which is a widely underused piece of property… Rich Birch — Right. Tensley Almand — …that we’ve always kind of wrestled with, like, what do we do with this thing? Rich Birch — Right. Tensley Almand — $14 million dollars. Rich Birch — Yes. Tensley Almand — That’s almost our entire year’s budget. Rich Birch — Yes. Tensley Almand — And I remember showing up to this breakfast with this LOI and I asked the question, should we take it or should we not? Rich Birch — Right. Tensley Almand — And nobody could answer my question. Rich Birch — Wow. Wow. Tensley Almand — Nobody knew if it was a good idea to take $14 million dollars or to walk away from $14 million dollars Rich Birch — And if that group doesn’t know, nobody else in the organization is going to know, right? Tensley Almand — And that’s exactly what I said. I was like, if you don’t know, and I don’t know… Rich Birch — Yeah. Yes, exactly. Tensley Almand — …nobody knows. Rich Birch — Yes, yes, yes. Tensley Almand — And so I started with that small group and I said, hey, would you give me the freedom to to take however long it takes for us to make sure we can answer that question? Rich Birch — Yeah, that’s good. Tensley Almand — And so in our first board meeting, I raised my hand and I just said, hey guys, I know I’m new, I know I just started. But I shared the story and I said, hey, we have to be able to answer questions like this. Or we’re never going to get anywhere. We may do a lot of good things, but we are going to have no idea if we did the best thing. Rich Birch — Right, right. That’s good. That’s good. So kind of double clicking on that, continuing to kind of focus in on this. You know, there are churches, organizations that will do the strat plan or roll. We go away for the big retreat. We come up with the new value statements. It’s got great strategy on paper. But it doesn’t end up translating into practice. What are you doing at the mission to try to make sure that we’re going from that wasn’t just a great document that’s like in a nice book somewhere, but it’s actually rolling out. Maybe give us some examples of that. And what are those kind of rhythms, cadences, all that? How how are you making that happen? Tensley Almand — Yeah, it’s wish I could really tell you we’re crushing it in this area. It’s this is a new habit for us. Rich Birch — Sure. Sure. Good. Tensley Almand — And so we’re I’m four years in. We just finished our first full fiscal year under our new strategy. And so I can tell you what we’ve learned. Rich Birch — Hey, that’s good. Yeah, good. Tensley Almand — One, once you get it built you have to start small. We, I wish I could remember the exact number, I think as a senior team we committed and told our board we were going to do 392 new initiatives or something in year one, you know. Rich Birch — Wow. Right. Tensley Almand — And this is a seven-year plan… Rich Birch — Yes. Tensley Almand — …we’re like we got almost for it and I think we got 100 through of the 392. Rich Birch — Right. Tensley Almand — And we celebrated like crazy at the end of the year because it was like, that’s 100 things that were all in alignment that we’d never done before. We learned so much. So, start small. Tensley Almand — The other thing is we built our plan. And I was I was very intentional about this because of what you just said. I did not want another notebook that was going to sit on my shelf. And so our strategic plan is really a strategic roadmap. And what I have told our board, what I’ve told our staff is I want an organization that knows how to think. Rich Birch — That’s good. Tensley Almand — And our our plan is really a roadmap for how we should think. It’s not overly prescriptive in necessarily what that means. Because it’s it’s designed to take us all the way through 2030. Rich Birch — Right. Tensley Almand — Well, I have no idea what’s going to happen between now and 2030. Rich Birch — Right. Right. Tensley Almand — But I do know that if what we said we want to accomplish, we’re accomplishing, however that looks, by 2030, we’re on the right track. And so that would be the other thing is just like, I would build, I wouldn’t make it so prescriptive that it tells you like, Hey, next week you’re doing this. And the week after… It needs to teach the organization how to think, how to act so that the person who’s brand new on the front line, if I’m not in the room, they don’t need to spend any time going like what, what would Tensley want me to do? They just, this is who we are as an organization. It’s how we think. Tensley Almand — And then we at a senior level and then we pushed it all the way down to our organization. We built a meeting cadence around it. Rich Birch — Nice. Tensley Almand — And so we have our senior team meets once a week. Rich Birch — Yeah. Tensley Almand — That’s my six direct reports and plus my admin. Rich Birch — Yeah. Tensley Almand — And we, one, so we do that on Tuesday morning, one, the first Tuesday of the month is a strategy meeting. We talk all about the strategic plan. That’s like a, how how are you doing and your department doing towards what you said you were gonna do? Rich Birch — That’s good. Tensley Almand — And we have a dashboard to measure that against. And then the next Tuesday is an operations meeting. And it’s just like, hey, what are what are we working on? We can’t live at 50,000 feet all the time. Rich Birch — Right. Tensley Almand — Let’s get down to 1,000 feet or whatever it is. Rich Birch — Yeah. Tensley Almand — And so we have that operations cadence. And then the third meeting is kind of like a catch-all, like, hey, what you know what needs to happen? And then our last meeting of the month is a monthly ministry review with the entire, not just my direct reports, but all the managers that sit under my direct reports. Rich Birch — Oh, that’s cool. Tensley Almand — And they lead that meeting. I listen in that meeting. And I get to hear what’s happening at every campus, what’s going on. And I get to hear how people are implementing or not implementing the strategy. Rich Birch — Right. Tensley Almand — And then the very next meeting, if you’re keeping up, is then our strategy meeting. Rich Birch — Yes. Tensley Almand — So then I’m like, hey… Rich Birch — Here’s some stuff I heard. Tensley Almand — …tell me more about this. Rich Birch — Yeah. Yeah. Yes. Tensley Almand — Or I didn’t hear like, Hey, I thought we were working on this. Why is that not happening? And so we have dashboards. Rich Birch — Yeah, yeah. Tensley Almand — We’ve never had those before. We have data that we can follow. We have metrics we’ve identified as a, as a team, our wins. And so it’s like, Hey, how are we tracking towards those wins and just have created a layer of accountability that didn’t exist probably three years ago. Rich Birch — Yeah, that’s good. Let’s talk a little bit more about the data thing. I’ve, or data thing. We, I’ve, I’ve said with younger leaders, you know, spreadsheets are the language of leadership. Like you’re going to have to get used to this stuff. This is just… Tensley Almand — Yep. Rich Birch — …this is how we care for people at scale is, is that is what it looks like. So data can either inspire or intimidate. How do you track outcomes? How do you, how do you how have you seen, you know, data over this last year actually change behavior and move things, improve care, better outcomes, all that kind of stuff. Talk us through what, cause you know, what we measure can get, can, you know, steer us in the wrong direction or steer us in the right direction. Help, help us think through that. As we’re thinking about what numbers should we pay attention to? Tensley Almand — Yeah. So again, when I started, that was a big question I had. So if you were to look at our numbers, you would see that we serve, you know, let’s, these are rough, but right at about 3000 people a year come through our doors. Rich Birch — Okay. Tensley Almand — Right. Which is huge. Rich Birch — Yep. Tensley Almand — You’re like, man, that’s amazing. Well, then I, as I walk you through that, by the time you get to the end of our vocational training a year later, we may graduate like 400. And then 70% of those 400 are still doing well the the next year. And so, you know, on paper, you’re like, man, is that good? Rich Birch — Right. Yes. Tensley Almand — Like that, that there’s a lot of attrition there. Rich Birch — Right. Tensley Almand — Like should, is, is, are we fail… And that was, again, when I started, that was a question nobody could answer for me is, Hey, is that good? Rich Birch — Right. Tensley Almand — And so even backing up before we built our strategy, our senior team spent so much time defining our outcomes. And we had all of these statements, you know, but it was like we want somebody to be healthy vocationally. Tensley Almand — It’s like, okay, what does that mean? Crickets in the room. Rich Birch — Yes. Tensley Almand — Wait, if you don’t know what it means and I don’t know what it means, does the person who’s leading that program know what it means? Better question: does the person who’s receiving our services know if they’ve actually achieved help in that area? Tensley Almand — And so we went through, defined all of those terms so that there was a clear outcome to it… Rich Birch — Right. Tensley Almand — …so that we could then measure it. And then we built both a one-page dashboard that our senior team could look at at a high level. So I could I can open this dashboard on any Monday morning. It’s just in Tableau, so nothing super you know exciting. Rich Birch — Yep. Yep. Tensley Almand — And I can just see, i can see progression through our program. I can see healthy exits. We’ve defined what are healthy exits. I can see, ah you know, are people getting stuck? That was a big thing we were we were learning is like, people are just getting stuck in our program and we’re committing to somebody. You’re going to be at this phase of the program 30 days. Well, then they spend 60 days. Rich Birch — Right. Tensley Almand — And what we were finding. We were, so this, this probably long winded way of saying this, but what we, we didn’t know what was happening or why it was happening and it felt good. But you know, you’re like, I don’t know. Tensley Almand — And so what we were finding is it’s like, Hey, so that’s an example. Like, somebody gets stuck in our program. We promised them 30. It takes 60. All of a sudden, we were able to track that, hey, there’s a certain amount of fallout rate at this stage of the program. Why is that happening? Oh, people are stuck. They’ve been here too long. Rich Birch — Right. Tensley Almand — We got to fix that. And so it it enabled us to know what needed to be fixed and and not fixed. Rich Birch — Yeah, that’s good. Tensley Almand — And probably the the best real-time example of that is just recently. So I keep telling you the 70% number of graduates are successful. That’s kind of our historical data. Rich Birch — Yep. Yep. Tensley Almand — Well, this year, that number fell for the first time ever. It’s gotten better every year. Rich Birch — Wow. Tensley Almand — This year it fell and it fell like dramatically. And this is one of those I don’t like to talk about it because it doesn’t look good. Rich Birch — Interesting. Yes. Tensley Almand — I mean, like it fell down to almost like 45, 50 percent. Rich Birch — Oh, wow. Tensley Almand — You’re like, what’s happening? Rich Birch — Almost inverse. Yeah, yeah. Wow. Tensley Almand — Exactly. And so at first, you’re like, our program is no good. We got rewrite our program. Well, thankfully, we had been tracking all of the kind of whys and we understood what was happening in people’s lives. And what we have found out is no, like the economy shifted. You can’t get a job in 30 to 60 days anymore. Rich Birch — Interesting. Tensley Almand — And so a gate in our program is when you graduate, you have 60 days to get a job. If you don’t get a job, you can’t move into our transitional housing because if we just allow you to stay, beds back up and then more people can’t get in. Tensley Almand — Well, our clients then would stop taking our advice and stop waiting for a good job. And at day like 50, they would just go get that job that doesn’t pay well. Rich Birch — Ohhh. Tensley Almand — And they knew it wasn’t going to be a career builder job. It was just going to keep them sheltered. Rich Birch — Right, right. Tensley Almand — And so it was our our like metrics were actually driving a behavior we didn’t like. Rich Birch — That’s interesting. Tensley Almand — And so we’re in the process now of like, hey, we’ve got to change this. The length of time it takes to get a job now takes longer. and Rich Birch — Right. Tensley Almand — The job market’s more you know fierce right now. Rich Birch — Right. Tensley Almand — And so we don’t want nothing against these types of jobs. We don’t necessarily want our client leaving to go get a job at McDonald’s Rich Birch — Right. Tensley Almand — But for them, leaving it to go get a job at McDonald’s versus not having a place to stay, I’ll take the McDonald’s job… Rich Birch — Right. Yes. Tensley Almand — …even though I know I’m only going to be there three months. Rich Birch — Right. Right. Tensley Almand — And so it was throwing off all of our numbers and it’s because we were incorrectly driving a behavior that we don’t want to drive. So. Rich Birch — Wow. That’s cool. That’s a great, very vivid example. And there’s lots of that in the church world. I know you I know you know that. There was a church I was doing some work with last year, large church, 10,000-person church. And they were we were talking one of the numbers I obsess with my clients over is documented first-time guests, the actual number of people that come every single weekend. And I was convinced that this church was just was missing a whole bunch of first time guests. And so they were telling me about how great their, their, their assimilation numbers were. They were like, Oh, this is so great. And I was like, I just don’t believe it. I’m like, because, because if you are not capturing the number of, of documented first time guests, then yeah and you’re comparing against half of what you probably actually have coming into your church, then then every number be below that, all your integration stuff looks twice as good as it actually is. Tensley Almand — Yeah. Rich Birch — And you know that that happens in lots of places across our numbers. We’ve got to get real clear and benchmark against other people. Tensley Almand — If I could go back and if I could go back, no, no, it’s just, like I’ve often thought like, what would I do different if I was a church leader now? Rich Birch — Yeah, yeah, yeah. That’s a good question. Tensley Almand — And I would I would measure so much differently. Rich Birch — Yeah, interesting. Tensley Almand — You know, historically we’ve measured nickels and noses, right? Like how much money’s coming in and how many people are sitting in the pews. But it’s like, those are important. Rich Birch — Yeah. Tensley Almand — I wouldn’t stop measuring them, but I would pay attention to like this. I would try to find a way to measure progression, you know. Rich Birch — Yes, 100%. Tensley Almand — It’s like to your point how many first-time guests are you having okay well then of those first-time guests how many of them are actually moving to your small groups. Rich Birch — Yeah, 100%. Tensley Almand — Of those who moved your small groups do any of them ever volunteer like and and really understand the behaviors you want. And then measure to those behaviors and i think especially in a world where just church attendance looks so much so much different, we could gauge health of our churches so much more effectively if we were Rich Birch — Yeah, it’s so true. I’d love to I’d love to kind of pivot for a few minutes in a slightly different direction. Tensley Almand — Okay. Rich Birch — So we have a lot of church leaders that are listening in and I’d love to understand how Atlanta Mission partners with churches. What does that look like? How do you work together? So specifically at Atlanta misha, and then what would you, Mission, and then what would you say to churches in general? Hey, um what advice would you give now that you’re on this side of the equation of actually partnering with an organization like Atlanta Mission? How can you be kind of the best partner? How do we what are what are people on your side of the table actually looking for from a church like ours? Because I’m sure there’s all kinds of stories of like, yeah, that didn’t work well. Talk us through what that looks like, partnerships specifically, and then kind of in general, how can we be better at that? Tensley Almand — Yeah, and partnership is one of our pillars of our strategic plan. I think I think for nonprofits, especially when you’re large and you’re self-funded, you can it’s easy to get siloed. And we we fell into that category, not just with outside partners that wanted to come in and help us, but also with other service providers across the the, you know, continuum of care in our city. is It’s just it’s easy to kind of put your head down and do your own thing. Rich Birch — Right. Tensley Almand — And so this is a huge emphasis for us, mainly because it’s really woven into the vision of our organization. Our organization is a community that’s united to end homelessness one person at a time. Well, I mean, it’s like partnership has to be built into that. Rich Birch — Right. Yes, baked into it. Yeah. Tensley Almand — So what who are we to then go get siloed? Like, that’s like, wow, you can’t even accomplish what you said you wanted to do. And so um we… I’ll back into this answer by telling you one of the things we’ve discovered at Atlanta Mission is that this isn’t this, you know, this isn’t novel, but, you know, material poverty, we all know is debilitating. Relational poverty is just as debilitating as material poverty. Rich Birch — That’s so true. Tensley Almand — And what we find with our clients is that almost 100 percent obviously are struggling with some version of material poverty, but they are just relationally broken and poor. They are void of healthy relationships. And so this is this is so much where partnership comes in, because we we literally have a metric that we track of how many healthy contacts does a client have in their phone before they graduate our program. And what we were finding is I mean we were their only healthy contact. Rich Birch — Oh, wow. Tensley Almand — And it’s wait this is this is not good. And this is such a great place for churches to partner with us because we have so many opportunities that we just call we call them “be with” opportunities there’s like there’s “do for” service projects but there’s also “be with” service projects. And they’re just designed for you to establish healthy community with our clients, build relationships, throw a birthday party for somebody… Rich Birch — That’s so good. Right. Tensley Almand — …have a Christmas party at one of our shelters. Come, you know, we’re moving into the holiday season, you know, come and build gingerbread houses together with our kids who are staying with us and just create an hour in somebody’s life that’s normal. Rich Birch — Right. Tensley Almand — And I feel like churches are better at this than anybody. Our corporate partners are fantastic at the “do for” projects. They can then come in and beautify our campuses in 30 minutes in a way that none of us can. Rich Birch — Right. Tensley Almand — You know, Home Depot comes in and it’s like, we’re going to transform your landscape. Great. This is awesome. Rich Birch — Yeah, yeah. Tensley Almand — I love it. But a church can come in and just be authentic and be real and be with our clients. Rich Birch — That’s good. Tensley Almand — And you would be amazed at how different somebody’s life looks after just that hour. And so, and I think that’s a huge thing. And then what I would tell churches, I think even as a church leader, I I probably overlooked how vital we were to nonprofits. You just you know, you think it’s an hour, but you know, even the day of, you know, you wake up that morning and you’re like, they don’t really need me. Like, I don’t know. Rich Birch — Right. Tensley Almand — This is, am I not really going to make a difference? Yes, you are. Rich Birch — That’s good. Tensley Almand — You are going to make a huge difference. It is worth the hour. It is worth the drive. Tensley Almand — And we we tell people all the time, and I’ve seen this in my own life. The thing that happens at Atlanta Mission is there’s always two stories of transformation happening. There’s the story of transformation that’s happening in a client’s life. But God transforms my life every day. Rich Birch — That’s so true. Tensley Almand — And it’s that’s the part I didn’t expect, Rich, is that… Rich Birch — Right. Tensley Almand — …my life is being changed as much as anybody else’s. And so I would, I would tell a church, Hey, our clients need you. But you need this as well. Rich Birch — Yes. Yeah. Yeah. Tensley Almand — Like God’s going to do something in your life. Tensley Almand — And then the other is just, um I think, especially for really big churches, it’s easy to think like, I bet they need my expertise. It’s like, actually, that’s not like. We need your partnership. Rich Birch — Yes. Yes. Tensley Almand — You know, we, we know how to do this. Come put wind in our sails. Rich Birch — Yeah. Yeah, Tensley Almand — Come just serve, be a part of what we’re doing. Rich Birch — Yeah, it’s so good. That’s super helpful. Love love that. Well, just as we’re coming to land, any kind of final words or encouragement you’d you’d say to church leaders that are listening in today that are, you know, wrestling with maybe clarity or wrestling with some of the stuff we’ve talked about today? This has been a really fruitful conversation. Thank you for it. Tensley Almand — Yeah, I think the, you know, probably the biggest thing I would say, and I have to tell myself this all the time. I mean, I’m an entrepreneurial type A. I’m going to like, you know, go conquer the world in a day is that, you know, remind yourself, you know, more than likely what you can accomplish in 90 days is nowhere near what you think it is, you know. But what you can accomplish in a year or two years is probably way more than you ever imagined you could. Rich Birch — Right. So true Yeah, that’s good. Tensley Almand — And so just again, kind of back to the strategy thing, it takes time. It’s messy. You know, you’re going to feel like, is this worth it? It creates conflict on your team. It feels uncomfortable. We were, we were joking as a senior team the other day. There was, it was about a year where I just, every Tuesday morning, I thought I want to cancel this meeting because I just didn’t enjoy, like we were just, we were at conflict because we were… Rich Birch — Right. Yes. Tensley Almand — …hashing out who we are and why we exist and what are we going to do and why are we going to do it? Rich Birch — Yes. Tensley Almand — But now it’s my favorite hour of the week. Like, I just love it. And so, you know, I would say that… Rich Birch — That’s good. Tensley Almand — …you know, and I think, yeah, I don’t know that I have anything, you know, much more. Rich Birch — That’s good. Tensley Almand — Yeah. Rich Birch — No, that’s good. Well, I really appreciate being on the show today. Where do we want to send people if they want to connect with you or with Atlanta Mission? Where are the best places for us to send people online? Tensley Almand — Probably the easiest place is just our website, atlantamission.org. You can find everything you want to about us. If you want to know more, you can email info@atlantamission.org. And that actually goes right to my assistant and we’ll get you connected to the right person. And you can, you know, next time you’re in town, you partner with us. You can help us. You can be happy to give you a tour, show you what we do. Rich Birch — That’s great. Thanks so much, Tensley. Appreciate you being here today. Tensley Almand — Thanks.

✦ Creative digital technologies have no doubt expanded the art of animation for filmmakers, yet there's still nothing like the wow-factor of a fully handmade film. Director, writer, and animator Sebastian Soler crafted, placed, and shot every frame of his new Action-Thriller "Spanish Moss," a traditional stop-motion work he emphatically calls a "labor of love." The edge-of-your-seat adventure is filled with danger, romance, humor, thrills, and, of course, Legos. "Spanish Moss" screens followed by a Q&A with the creatives at the Tara Theatre on August 29th, and the filmmaker recently joined City Lights Collective co-host Kim Drobes to explain how 29 thousand handcrafted frames became a feature-length film. ✦ Today on "In Their Own Words," we highlight blues guitarist Buddy Red. This is where they tell us who they are, what they do, what they love, and a few things you might not see coming. What things? Who knows, there's only one way to find out. ✦ The Center for Puppetry Arts is launching a new beta program this fall to bring puppets into Atlanta-area classrooms. WABE arts reporter Summer Evans shares more. ✦ When you think of movie censorship, you might picture blacked-out scenes, controversial ratings, or headlines from the 1980s. But what if I told you that the roots of film censorship in America go back over a century—and that Atlanta played a starring role? We're diving into the world of film censorship- starting in 1897, Maine, and winding to 1960s Atlanta. We'll meet the people who shaped what Atlantans could and couldn't see on screen and uncover the strange, often absurd criteria that determined what was safe for public eyes. City Lights Collective member Victoria Lemos has more on this bit of Atlanta history. ✦ You know as well as I do that there is always a plethora of things to do in Atlanta, and we have earned the title of "The Cultural Capital of the South." Mike Jordan, senior editor at the AJC, and Sammie Purcell, associate editor at Rough Draft Atlanta, know this well, too. They join us weekly to share a few of their picks for your weekend entertainment. Today, their mix includes a gem show, a reminder to see Ain't No Mo, and the Atlanta Alt rock fest. ✦ Hip Hop is a male-dominated genre and industry. For a woman to make a name for herself and carve out a slice of the rap pie is no small feat. From Sha-Rock, The Sequence, Roxanne Shante, MC Lyte, Salt N Pepa, and Queen Latifah up to Megan Thee Stallion and Doechii, it's been quite the climb. Vocalist, M.C., Producer, mother, wife, and Lawyer, Stacy Epps has a name that has echoed through the halls of hip hop for more than two decades. She's shared the stage and booth with legends and has become a legend herself. Ahead of her new album, “FlowHeart,” which will be released tomorrow, August 22nd, she sat down with City Lights Collective Co-Host Jon Goode to discuss music, life, and her winding journey through both.See omnystudio.com/listener for privacy information.

Shoot us a Text.Episode #1124: Today we break down the latest Fixed Ops Golden Metrics, showing where service departments are winning and where there's room to grow. We also look at how dealer inventory has returned to pre-tariff “normal” levels, and why Atlantans are playing cancellation games just to ride in a Waymo robotaxi.The Fixed Ops Golden Metrics 2025 report from Reynolds and Reynolds highlights how service departments are stacking up in hours, labor rates, and RO profits—plus the big gains from technician efficiency tools.Dealers are grouped two ways—by urban classification (Major Urban, Metro, Community, Rural) and by 5 volume classes based on monthly customer-pay ROs: Class 1: 1,200.High-volume Class 5 stores topped 3,000 hrs/month. Major Urban averaged 1,613 hrs/month vs. Rural at 490. Major Urban led profit per RO at $414, Rural just $225. Class 1 averaged $400, dropping to $243 in Class 5.Using recommendation software added +0.5 hrs/RO, +$18 ELR, and +$62 profit/RO—worth $9K more profit/month for a 150-RO store.After months of tariff shocks and supply swings, dealer lots look familiar again. The average automaker now has a 73-day supply of new cars — right on the industry's long-term target.Lots once ran as high as 89 days of supply during early tariff panic.Inventories plunged to 66 days when 25% tariffs first hit but have since recovered.Despite costs, prices rose just 1.5% YoY as automakers and dealers absorbed tariffs.Some brands buck the trend: Toyota/Lexus are tight with just over a month of supply, while Ram and Land Rover sit on four months' worth.Waymo has expanded beyond its California and Arizona roots, bringing robotaxis to Atlanta. But there's a catch: you can only hail one through Uber, and it's not guaranteed.Riders can select “Prefer Waymo” in the Uber app, but often get matched with human drivers.Some Atlantans cancel ride after ride—one reporting 20 cancellations on average—just to snag a Waymo.Waymo has only dozens of vehicles in the city now, with plans to grow to hundreds in coming years.Riders can improve their odds by staying inside the 65-square-mile service zone, avoiding highways, and riding outside peak times.As one rider put it, “The fact that it's so challenging to get has turned it into a game.”0:00 Intro with Paul J Daly and Kyle Mountsier1:08 We'll be at the NAMAD Annual Meeting next week1:45 Webinar on Dealer Reputation Tomorrow2:26 Fixed Ops Golden Metrics from Reynolds and ReynoldsJoin Paul J Daly and Kyle Mountsier every morning for the Automotive State of the Union podcast as they connect the dots across car dealerships, retail trends, emerging tech like AI, and cultural shifts—bringing clarity, speed, and people-first insight to automotive leaders navigating a rapidly changing industry.Get the Daily Push Back email at https://www.asotu.com/ JOIN the conversation on LinkedIn at: https://www.linkedin.com/company/asotu/

Before Atlanta was crisscrossed with interstates and highways, there was a bold plan—born from the Great Depression, inspired by Germany's Autobahn, and fueled by fears of another economic collapse.  In this episode, we rewind to the 1930s to unpack how the U.S. highway system began, why Atlanta jumped in headfirst, and how a single report—the Lochner Report—shaped decades of urban design, displacement, and, yes... gridlock. From ambitious plans, to having to teach Atlantans how to drive on the interstate, and even a traffic-stopping turkey, this is the origin story of the Atlanta Expressway and the infamous Downtown Connector. Want to support this podcast? Visit here Email: thevictorialemos@gmail.com Facebook | Instagram   

Even though this is a bye week for me, I wanted to share a bonus episode related to a special project that I got to do recently.  I worked with Canopy fellow Damius Smith on his piece "Built for Legacy". Collier Heights was designed by and for Black people, with the architectural design of every house telling a story. From American Small Houses, to ranch-style, to mid-century, each home focuses on the symbolic power of the neighborhood. https://canopyatlanta.org/2025/06/27/legacy-collier-heights-architecture/ Canopy Atlanta is a community journalism nonprofit founded in 2020. They collaborate with residents to tell stories about their communities, redefining who journalism is by and for. Even better, they pay and train residents to report alongside experienced journalists. And they've trained over 200 Atlantans so far.