Podcasts about Georgian

Housing affordability often gets reduced to a few familiar factors: home prices, mortgage rates, construction costs and household income. But Jay Knight believes the conversation needs to start much earlier, with the rules that determine what developers can build in the first place.  Jay Knight, a housing advocate and developer, joined host Carol Morgan on Atlanta Real Estate Forum Radio to discuss his new book, “Zoned Out: How Cities and Counties Make Homes Unaffordable.” The book examines how zoning, land-use regulations, permitting requirements and development standards can increase costs and limit housing choices.  At the heart of Knight's argument is a simple question: What does an affordable home actually mean?  Defining Affordable Housing  The term “affordable” means different things to different people. For Knight, the concept is practical: A home should be affordable enough for a municipal employee to purchase using only their own salary. That includes teachers, police officers, firefighters and nurses, as well as workers in similar income ranges.  What does that translate to? Knight believes the industry could produce a home for approximately $225,000 with 1,100 square feet, three bedrooms, two bathrooms, no garage and a 35-foot detached lot. The home would not offer every feature found in today's larger new homes, but it could provide something increasingly difficult to find: an opportunity for a working household to become a homeowner.  “That's what ‘Zoned Out’ is for,” Knight said. “It's to explain that homes are not expensive because builders will only build big, expensive homes on big, expensive lots. They're expensive because the municipalities will only allow us to build big, expensive homes on big, expensive lots.”  How Zoning Can Drive Up the Cost of a Home  Zoning codes establish minimum lot sizes, density requirements and other development standards. But the written code often represents only the beginning of the process.  Consider a hypothetical 100-acre property designated for two homes per acre. On paper, that could mean 200 homes. In practice, buffers, roads, stormwater infrastructure and other requirements can significantly shrink the usable acreage. Once a municipality calculates density based on the remaining land, minimum lot sizes can further limit the number of homes a developer can build.  A property that initially appears capable of supporting 200 lots could end up supporting only 140. That change does not simply affect the number of homes. It increases the land cost assigned to every remaining lot. That additional cost eventually moves through the development and construction process and reaches the home buyer.  Lot dimensions can create another layer of expense. A 60-foot lot could cost roughly $100,000, while increasing the width to 70 feet could add another $10,000. Once the developer and builder account for their own costs and margins, that seemingly small change could add $16,000 to $20,000 to the final price of a home.  The result illustrates Knight's broader point: Small decisions made early in the development process can have a significant impact on the price a buyer ultimately pays.  Small Regulatory Changes Can Have a Big Affordability Impact  The impact becomes even more significant when those costs affect a buyer's ability to qualify for a mortgage.  Using National Association of Home Builders data and extrapolating it to Georgia, Knight estimates that every $1,000 increase in a home's price could cause roughly 4,100 Georgians to no longer qualify for that home. At $15,000, that increase could potentially put a home out of reach for approximately 60,000 Georgians.  What Happened to Missing Middle Housing?  Older neighborhoods often included a mix of housing types, from larger homes and smaller single-family houses to apartments, townhomes and other forms of “missing middle” housing. Modern zoning frequently separates those housing types into different districts.  That division can limit housing options within a neighborhood and contribute to socioeconomic segregation, which separates people into different neighborhoods based on class and wealth.  A home that sold for $380,000 a few years ago may sit next to a new home that costs $800,000 today. When regulations require new homes to match the size, lot dimensions and features of more expensive existing homes, the community can lose the ability to introduce more attainable homes.  That does not necessarily reflect a lack of demand for smaller or less expensive homes. Instead, the rules may prevent developers from building them.  Moving From Housing Problems to Housing Solutions  ‘Zoned Out’ does more than identify challenges. Knight also outlines potential solutions, including reforms that could make the development process more predictable and bring lots to market faster.  The Georgia Residential Land Development Council, which Knight helped form, recently worked on land disturbance permit reform. The effort took about 15 months and required legislative support, but the result was an important step toward reducing development costs and increasing the supply of buildable lots.  More lots reaching the market could create downward pressure on land prices, which could help builders produce more attainable homes.  Knight also advocates for by-right zoning, which would allow a development that complies with an adopted future land-use plan to move forward without another lengthy and uncertain zoning process. This approach could give developers more certainty while allowing municipalities to establish standards through their comprehensive planning process.  Rethinking the Rules Behind Housing Affordability  At its core, “Zoned Out” asks communities to look beyond the final price of a home and examine the decisions that shape it.  Minimum lot sizes, density calculations, development requirements, mandated amenities, design standards and lengthy approval processes can each add costs. Together, they can make attainable housing increasingly difficult to build. The solution starts with recognizing that the current system does not have to remain the status quo.  “It doesn't have to be this way,” Knight said. “It's just changing our mind.”  That message extends beyond builders and developers. It challenges planners, elected officials and communities to consider how local decisions affect the people who live and work there.  As the cost of housing continues to shape conversations across metro Atlanta and the country, Zoned Out offers another way to look at the problem: Before asking why homes cost so much, communities may need to examine what their rules allow the industry to build.  Explore the Ideas Behind “Zoned Out” “Zoned Out: How Cities and Counties Make Homes Unaffordable” is available on Amazon in Kindle and paperback formats, with audio and hardcover editions planned for a later release.  For more insights from Knight on zoning, land development, permitting reform and the future of housing affordability, check out this recent Radio episode. For more information about the Georgia Residential Land Development Council, visit GRLDC.org.  About GRLDC  The Georgia Residential Land Development Council (GRLDC) is a coalition of leading developers, builders and industry stakeholders dedicated to improving land development and permitting processes across Georgia. The organization advocates for policies that increase housing supply, streamline regulations and promote responsible growth. By working collaboratively with policymakers and industry partners, GRLDC advances solutions that help ensure Georgia can meet current and future housing demand.  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 11th overall and number one out of all ranked real estate podcasts.  The post Jay Knight's ‘Zoned Out' Examines the Hidden Costs of Housing appeared first on Atlanta Real Estate Forum.

Welcome to our STEW/UART HISTORY FORTNIGHT !Let's talk about one of the lesser known Stuarts - Henry Frederick, the eldest surviving son of James VI/I.Why did he never become king? What was he like as a person? Would the history be different had he died later?We're sitting down with Tonya Ulynn Brown, who has written a novel with this Prince at the centre - the book is called Prince's Darling.Welcome, Tonya!The novel is available to order from the link below.Get Prince's Darling:https://www.amazon.com/Princes-Darling-Stuart-Monarch-Book-ebook/dp/B0D6L1BLG7Get Tonya's Books:https://www.amazon.com/stores/Tonya-Ulynn-Brown/author/B08B6C9VFDFind and Follow Tonya:https://www.tonyaubrown.com/https://x.com/MrsBrownee2Uhttps://www.facebook.com/TonyaUBrown/https://www.instagram.com/tonyaubrownhttps://www.thehistoricalfictioncompany.com/authors/tonya-ulynn-brownFind Baroque: https://www.instagram.com/ifitaintbaroquepodcast/https://www.instagram.com/natalieisahistorybuff/https://www.tiktok.com/@ifitaintbaroquepodcasthttps://x.com/BaroquePodcasthttps://www.tiktok.com/@reignoflondonhttps://bsky.app/profile/ifitaintbaroquepod.bsky.socialhttps://www.threads.com/@ifitaintbaroquepodcastSupport Baroque: https://www.patreon.com/c/Ifitaintbaroquepodcast/https://buymeacoffee.com/ifitaintbaroqueIf you would like to join Natalie on her walking tours with Reign of London:RMS Titanic: https://www.getyourguide.com/en-gb/london-l57/london-rms-titanic-walking-tour-t1246693/Saxons to Stuarts:https://www.getyourguide.com/london-l57/london-the-royal-british-kings-and-queens-walking-tour-t426011/Tudors & Stuarts:https://www.getyourguide.com/london-l57/royal-london-tudors-stuarts-walking-tour-t481355/The Georgians:https://www.getyourguide.com/london-l57/royal-london-the-georgians-walking-tour-t481358/Naughty London: https://www.getyourguide.com/london-l57/london-unsavory-history-guided-walking-tour-t428452/For more history fodder please visit https://www.ifitaintbaroque.com/ and https://www.reignoflondon.com/ . Hosted on Acast. See acast.com/privacy for more information.

Welcome to our STEW/UART HISTORY FORTNIGHT !Let's start with one of the first Stewarts - James I of Scotland (none of England).What makes him stand out among the other Royal Jameses of this land?Why did he spend so much time in England? What kind of king was he? And why was his death so... grim?With us we have Callum Watson, author of the upcoming book Murder, Intrigue & Conspiracy in Medieval Scotland: Political Violence in the 14th and 15th Century, soon-to-be-published by Pen & Sword, available for pre-order from the link below.Callum's First Book:https://www.pen-and-sword.co.uk/1314-The-Year-of-Bannockburn-Hardback/p/49813/aid/1238Pre-Order Callum's New Book:https://www.amazon.co.uk/Murder-Intrigue-Conspiracy-Medieval-Scotland/dp/1036193241/Find and Follow Callum:https://www.youtube.com/channel/UCiesDZuBN1Z0SE3Vq3Gjz_Ahttps://drcallumwatson.blogspot.com/https://www.instagram.com/cpwatson1375/https://x.com/vivstan211240The Battle of Bannockburn - National Trust for Scotland:https://www.nts.org.uk/visit/places/bannockburn/Britain's Lost Battlefields:https://www.imdb.com/title/tt12270298/https://www.channel5.com/show/britain-s-lost-battlefields-with-rob-bellFind Baroque: https://www.instagram.com/ifitaintbaroquepodcast/https://www.instagram.com/natalieisahistorybuff/https://www.tiktok.com/@ifitaintbaroquepodcasthttps://x.com/BaroquePodcasthttps://www.tiktok.com/@reignoflondonhttps://bsky.app/profile/ifitaintbaroquepod.bsky.socialhttps://www.threads.com/@ifitaintbaroquepodcastSupport Baroque: https://www.patreon.com/c/Ifitaintbaroquepodcast/https://buymeacoffee.com/ifitaintbaroqueIf you would like to join Natalie on her walking tours with Reign of London:RMS Titanic: https://www.getyourguide.com/en-gb/london-l57/london-rms-titanic-walking-tour-t1246693/Saxons to Stuarts:https://www.getyourguide.com/london-l57/london-the-royal-british-kings-and-queens-walking-tour-t426011/Tudors & Stuarts:https://www.getyourguide.com/london-l57/royal-london-tudors-stuarts-walking-tour-t481355/The Georgians:https://www.getyourguide.com/london-l57/royal-london-the-georgians-walking-tour-t481358/Naughty London: https://www.getyourguide.com/london-l57/london-unsavory-history-guided-walking-tour-t428452/For more history fodder please visit https://www.ifitaintbaroque.com/ and https://www.reignoflondon.com/ . Hosted on Acast. See acast.com/privacy for more information.

Imprisoned Prime Minister speaks out against the ruling party, Georgian fuel in Abkhazia, Four tourists dead after minibus crash, Homophobic attack on Adjara TV journalist, Georgian movie featuring protests wins a prize.Thanks for tuning in!Let us know what you think and what we can improve on by emailing us at info@rorshok.com Like what you hear? Subscribe, share, and tell your buds.Questioning the hidden hierarchies within Georgian society by Giorgi Meladze: https://oc-media.org/opinion-questioning-the-hidden-hierarchies-within-georgian-society/ Check out our new t-shirts: https://rorshok.store/We want to get to know you! Please fill in this mini-survey: https://forms.gle/NV3h5jN13cRDp2r66Wanna avoid ads and help us financially? Follow the link: https://bit.ly/rorshok-donate

As the birthplace of wine and the vinifera grape species, Georgia (the country), has wine deeply embedded in its culture. Yet, having survived conquest by three empires, fine wines are not the current norm in Georgia, where the Russian Communists focused on quantity over quality. Irakli Gilauri is launching Gilauri Wines to change that and to give wine collectors all over the world a chance to taste and connect with the best of the Ancient Terroir that is his home country of Georgia. Detailed Show Notes: Irakli's background: public company CEO (Bank of Georgia, Georgia Capital), wine collector for 20 years, took UC Davis winemaking coursesMission: to make a fine wine from Georgia that showcases the original terroir of wineGeorgia (the country) wine historyThe birthplace of wine, 8,000 years agoWhere vitis vinifera originated (the broader South Caucasus region)Located between the Caucasus Mountains, Black Sea and Caspian Sea; between Russia, Turkey, and AzerbaijanOne of the only biodiversity hotspots with a mid-temperate climateMain wine region Kakheti (Eastern Georgia), ~85% of grapes grown there, similar to Napa as it sits between 2 mountain rangesMain grape is Saperavi, closest to vitis silvestris, one of the original vinifera grape varietiesWine is embedded deep in Georgian culture, people believe grapes and wine allowed it to survive 3 empires (Persian, Ottoman, and Russian) and keep their language, script, and faithThe “oldest wine cellar in the world”~40k old bottles, from the early 1840s, including First Growth BordeauxsCollection of the Russian Romanovs (originally housed in St Petersburg)During WWII, Stalin moved the cellar into three places, including one in TbilisiGeorgian government is authenticating the wines and will auction some offGilauri WinesStarted w/ 10 grape varieties (incl Saperavi, Chardonnay, Cabernet Sauvignon, Merlot) in 5 locations, needed to conduct research on mapping terroir to deliver top quality because the Communists only cared about quantityStarted in 2022, but first vintage will be 2024, 2022 and 2023 wines will not be released as the quality was not high enoughHas the potential to produce 75k bottles, but 1st vintage will only be 1,800 bottles (1,200 Saperavi, 600 Chardonnay), with the rest bulked outWinegrowing is very different from the Georgian norm; focused on quality (e.g. - mixed Guyot pruning with only 1 cane, cover crops, green harvesting, 500L barrel fermentation, cold maceration for aromas (which cannot be done in traditional qvevri)Saperavi clonal material from Italy, Georgian nurseries have too much virusDTC focused brand; in order to share with fellow wine lovers, not enough for retail US, UK, EU, Switzerland availableIn US, also producing a Vine Hill Ranch Napa Cabernet with Nigel Kinsman at Wheeler Farms, and can use that license to import and sell Georgian wines DTC; Napa Cab as the sister wine to Georgian SaperaviHas conducted blind tastings of top New World and Old World wines to compare with Gilauri's “Ancient World” wineAllocations of 1st Georgian wines Dec 2026, 1st Napa wines Spring 2027Vanessa Conlin MW coming on to help promote the wines in the USJoin the allocation list at Gilauri.comWine, food, & travel go togetherSommTV producing a cooking show for Georgian cuisine, which is a mix of Asian, European, and Middle Eastern influencesWill have a free private concierge to organize wine trips to GeorgiaTrying to get access to “Stalin Cellar” for list membersLoyal clients will also have access to 4 bedroom house in GeorgiaExpected pricing:

I met Stetson years ago. Orange wine was not a thing. But he was making it a thing. I was intrigued by his commitment to the sector and the develpment of Georgian wine in the US, particularly in Los Angeles. Bringing Stetson Robbins onto this show is like popping the cork on a bottle you've never heard of, from a country you can barely pronounce, and finding it's the most fascinating taste you didn't know you craved. Forget everything you thought you knew about wine, because this conversation isn't about chasing the next California cab or French pinot—this is about tracking the wild, unfiltered edge of the wine world through the forgotten vineyards of Eastern Europe, where tradition, culture, and rebellion ferment side by side. The conversation focused on peeling away the comfort (and sometimes the snobbery) of the usual wine stories and diving deep into what it means for a wine to actually taste like where it's from—right down to the hands, palates, and histories of the people making it. One concept discussed was the big secret of "terroir"—not just dirt, weather, or latitude, but the food, the local tradition, and even the pressures of the market itself. These are wines born not just from grapevines, but from migration, resistance, and centuries of culinary survival. You'll learn how post-Soviet countries like Slovenia, Croatia, and Georgia have turned their backs on cookie-cutter commercial varietals, instead resurrecting their own native grapes and bringing ancient techniques—like wild fermentation in massive underground clay qvevris—right to the glasses of skeptical sommeliers and thirsty Brooklynites alike. A key theme that emerged was that true winemaking is messy, unpredictable, and profoundly human. The discussion explored not only what orange wine actually is (spoiler: it's not fruit salad in a glass), but why it's shaking up wine scenes from coast to coast, frustrating purists and delighting experimenters. Several points were raised, including how even the act of importing these bottles is a full-throttle exercise in grit, luck, and sometimes chaos. This episode will have you questioning everything you thought made a good wine—and craving an adventure, not just a drink.

Today we sit down with Seb Harding and talk about three Georgian Houses that you can visit in London: Spencer House, Strawberry Hill and Dennis Severs' House.All three have fascinating stories. Let's dig in!Welcome, Seb!Find and Follow Seb:https://www.instagram.com/sebhardinglondon/https://sebhardinglondonhouses.substack.com/aboutFind Baroque: https://www.instagram.com/ifitaintbaroquepodcast/https://www.instagram.com/natalieisahistorybuff/https://www.tiktok.com/@ifitaintbaroquepodcasthttps://x.com/BaroquePodcasthttps://www.tiktok.com/@reignoflondonhttps://bsky.app/profile/ifitaintbaroquepod.bsky.socialhttps://www.threads.com/@ifitaintbaroquepodcastSupport Baroque: https://www.patreon.com/c/Ifitaintbaroquepodcast/https://buymeacoffee.com/ifitaintbaroqueIf you would like to join Natalie on her walking tours with Reign of London:RMS Titanic: https://www.getyourguide.com/en-gb/london-l57/london-rms-titanic-walking-tour-t1246693/Saxons to Stuarts:https://www.getyourguide.com/london-l57/london-the-royal-british-kings-and-queens-walking-tour-t426011/Tudors & Stuarts:https://www.getyourguide.com/london-l57/royal-london-tudors-stuarts-walking-tour-t481355/The Georgians:https://www.getyourguide.com/london-l57/royal-london-the-georgians-walking-tour-t481358/Naughty London: https://www.getyourguide.com/london-l57/london-unsavory-history-guided-walking-tour-t428452/For more history fodder please visit https://www.ifitaintbaroque.com/ and https://www.reignoflondon.com/ . Hosted on Acast. See acast.com/privacy for more information.

John talks about the bizarre revelation that Donald Trump was whisked away in a catering truck to escape an assassination plot. He critiques the expendability of certain White House staff members left behind during this covert operation. He then shifts gears to discuss the recent midterm primaries, highlighting the ideological and generational divides within the Democratic Party. With a focus on the outcomes from South Carolina, Minnesota, and Connecticut, John examines how candidates like Darline Graham, Peggy Flanagan, and Luke Bronin are reshaping the political landscape.Then joining John, is Emily Cherniak, founder and executive director of New Politics. They discuss the significance of servant leadership in politics, the importance of candidate preparation, and the lessons learned from recent primary elections. Emily shares insights on how to identify political talent and the challenges that come with uniting the left and center within the Democratic Party. The conversation touches on the crucial need for leaders who prioritize community service over personal ambition, and how this philosophy can lead to more effective governance.Next, John welcomes back the esteemed Reverend Barry Lynn, a longtime civil liberties lawyer and activist, to the show. They delve into the ongoing civil war within the Democratic Party, examining the tensions between establishment Democrats and the rising influence of Democratic Socialists. They discuss the historical context of the Equal Access Act and how Reverend Lynn's activism transformed a potentially harmful statute into a vehicle for promoting inclusivity in schools. They also reflect on the irony of the religious right leveraging this legislation to establish clubs that ultimately support marginalized groups, such as gay-straight alliances.Then, John engages in a thought-provoking conversation with Nikki Porcher, a U.S. Air Force veteran and the Democratic nominee for Georgia Labor Commissioner. Nikki shares her inspiring journey from a technical trade high school to military service, and ultimately to advocating for labor rights and economic opportunities for all Georgians. She discusses her nonprofit organization, Buy From Black Women, which has empowered underserved entrepreneurs and generated over $6 million in revenue.And finally, John brings back the dynamic duo of Dillon Naber Cruz and Pastor December Rose AKA The God Squad, who bring their unique perspectives on progressive Christianity and the alarming rise of authoritarianism within the faith community. They engage in a thought-provoking conversation about the implications of recent political maneuvers, including the push for stricter abortion laws and the relationship between the Trump administration and its evangelical supporters. Dillon's latest Substack piece, "Let's Get Biblically Literal: Abortion Edition," sparks a lively debate about the biblical interpretations used to justify anti-abortion stances.See Privacy Policy at https://art19.com/privacy and California Privacy Notice at https://art19.com/privacy#do-not-sell-my-info.

Third national blackout in two weeks, Permanent US visa bond for Georgia, Horse meat in kindergartens, State Security's investigation into Russian tourism sabotage, Deutsche Welle's Georgian service.Thanks for tuning in!Let us know what you think and what we can improve on by emailing us at info@rorshok.com Like what you hear? Subscribe, share, and tell your buds.Check out our new t-shirts: https://rorshok.store/We want to get to know you! Please fill in this mini-survey: https://forms.gle/NV3h5jN13cRDp2r66Wanna avoid ads and help us financially? Follow the link: https://bit.ly/rorshok-donate

This week we talk about Evo 2, bacteriophages, and antibiotics.We also discuss AI models, medical innovations, and the Red Army.Recommended Book: The Design of Everyday Things by Donald A. NormanTranscriptA bacteriophage, sometimes just called a phage, is a type of virus that only infects bacteria. “Phage” means to devour, and that's what bacteriophages do—they infect and replicate within bacteria that they target, injecting their own genome into that target's cytoplasm, which are all the materials contained within the bacteria's cell membrane.Phages are super-abundant, by some measures more abundant than every living organism, including bacteria, on earth, combined. And they're interesting in that they range from incredibly simple to quite complex, and have at times been used as alternatives to antibiotics, because they attack and feed on bacteria.The use of phages to counter bacterial infections was all but abandoned in the mid-20th century when antibiotics were discovered and commercialized, their production industrialized and the substances themselves proving a lot easier to mass-produce, and a lot more predictable in their utility than phages. Phages were kinda sorta almost understood, but we didn't really get what they were doing or why, so their application often felt more like folk remedies than real-deal science, despite the actual science underlying the practice.Also, phages were primarily used as antibiotic treatments by the Red Army, the Soviet Union's military. So throughout the West, which was rapidly scaling its production of antibiotic treatments, the use of bacteriophages was associated with Stalinist communism, and so the Red-scare, the demonization of anything associated with the Soviet Union, was partially responsible for the shelving of this approach and this realm of research, at least for a while.Much of that existing research was also done in the Soviet Union, and the published documents were thus published in Russian or Georgian languages. And because much of the rest of the scientific publishing world was reorienting around English at this time, that meant these published works were often either ignored or unintelligible to the rest of the scientific community.As with much of our microbiota, the invisibly small viruses, bacteria, archaea, and so on that make up the human microbiome, we have a general sense of how bacteriophages interact with some of what makes us, us, but only a general sense. We know that healthy individuals tend to contain a host of bacteriophages that people who have chronic conditions, like Crohn's disease or ulcerative colitis are less likely to have, for instance, and there's a chance that this lack is associated with those conditions—though each person's body composition is unique, and this facet of biology is still relatively obscure; we really don't know for certain what does what, because of how complex these interactions are.What I'd like to talk about today is a recent development in the world of bacteriophages, and why the researchers behind it are both celebrating their accomplishment, and warning about potential dangers associated with the same.—Back in 2025, a nonprofit called the Arc Institute, which has a stated goal of accelerating scientific progress and understanding the root causes of complex diseases, announced the release of a new language model, a new AI system, called Evo 2.The Evo family of foundation models—a foundation model being a type of AI model that's been trained on a huge corpus of data, but which is applicable for all sorts of purposes, including serving as the foundation of large-language models like ChatGPT or Claude—this family of foundation models is open-source and trained on raw genetic sequences, something like nine trillion nucleotides-worth of such sequences, making it distinct from other models in this space that have been trained on descriptions of biological systems, using human language.The initial version of Evo was released in early 2024, and the newest version, Evo 2, which is an upgraded version of the Evo 2 model that is more efficient, so it can be run on less powerful hardware, was released in February of 2026.So while many of the AI systems that non-biologists interact with on a regular basis have been trained on human language-based libraries, showing relationships and interactions between the words we use to communicate, these models have been trained on the fundamental building blocks of life; the nucleotides, Adenine, Thymine, Cytosine, and Guanine, ATCG of DNA, if you remember that from biology class, that are strung together into 64 different possible three-letter combinations. Chains of these nucleotides instruct cells to build proteins out of amino acids, and from that baseline, we get life.We also get non-living things like viruses, which have no cells, metabolism, or independent reproduction, and phages are viruses.And while other AI models have been shown to be great at designing proteins, before 2025 there was little evidence that such systems could design viable genomes: the combination of genetic information that makes up a complete, fully functional organism.That's what Arc decided to tackle with this Evo AI model. And back in 2025, Arc announced that it had successfully validated the first viable genome designs, created using generative AI.These designs were for 16 bacteriophages, which were modeled on a virus that infects E. coli bacteria, and some of them worked just as well or better at infecting E. coli when compared to the actual, real-world phage they were modeled on. They were produced in the real world, a bacteria coaxed into producing them, and then they went on to successfully gobble up the E. coli test subjects they were meant to gobble up, demonstrating that they worked in practice, not just theory.And a new paper published in early August of 2026 by the Arc Institute and Stanford University expounds upon this research, showing the results of an attempt to create entirely new viruses, not just altered existing viruses.Rather than mutating that E. coli gobbling phage, as with the last experiment, tweaking an existing virus, this time they tasked Evo 2 with modeling how that E. coli attacking and eating process works, and then told it to come up with entirely new viruses that operate on the same premise, but which are structured differently; new viruses that eat the same thing in a similar way, but which are distinct from the original model.Ultimately, it gave them 16 viable viruses of very different sizes and structure, all of which were created in a lab and successfully ate the targeted E. coli strain, as intended.This is being seen as a pretty big deal, because while creating viruses in a lab is very modern technology, and mutating those viruses shows a lot of potential for manipulating what we already know works and then tweaking virus behaviors to, perhaps, help us create new medical treatments, the ability to generate, from scratch, entirely new viruses that hold together, with genomes that don't just fall apart when they come into contact with the real world, and which can still do things, like attack bacteria—that opens a lot of new doors, potentially giving us the ability to say, okay, this bacteria is no longer responding to antibacterial drugs that we have available, so let's make a virus that will kill the bacteria instead, and let's make one that won't harm the human that's housing that bacteria.We might also be able to create phages that eat other things, or which in some other way help the human body, or other biological entities, fight off chronic conditions, or recover or rebalance; there's a lot of potential here, because this suggests AI systems trained on the right materials, on the building blocks of life, could generate all sorts of viable biological systems that we can then actually create. It's a huge step forward, compared to systems that are also impressive, but which mostly help us understand the biological world better—like Alphafold, which solved the protein folding problem.Those involved with this research have also been been flagging potential dangers with this development, though, including the potential for creating new viruses and other biological systems that could trigger unpredictable outcomes in other biological systems. There are a lot of potential hazards with this sort of research, and they've been very careful up till this point, sticking with test subjects that only target E. coli, but not everyone will necessarily be so careful, which might mean accidents, or it could mean people with less than benevolent intentions using these techniques to develop highly infectious viruses or other such pathogens; starting from smallpox to produce even more contagious and deadly ailments, for instance.The optimistic view of this research is that it could contribute to the surge in new discoveries and technologies that we're seeing around the world right now, that are resulting in new medical approaches and in some cases entirely new medical fields, which could help us do all sorts of things, including big-sky ambitions like curing cancer and doing away with chronic illnesses entirely.Like most major scientific developments, though, these are also big developments for those who might want to do harm, and it also creates new opportunities for very serious, dangerous, deadly accidents, which means we'll probably have to develop and implement more stringent safety protocols and regulatory efforts if we want to enjoy the full benefits of these innovations, without suffering significant new downsides, in the process.Show Noteshttps://press.asimov.com/articles/ai-phageshttps://arcinstitute.org/https://www.theguardian.com/science/2026/aug/06/safety-fears-as-scientists-make-first-viruses-designed-by-aihttps://www.bbc.com/news/articles/c5y3j3ngevmohttps://www.cnn.com/2026/08/06/health/ai-viruses-bacteriophageshttps://www.abc.net.au/news/2026-08-07/ai-models-design-viruses-not-found-in-nature-for-first-time/107007854https://www.wired.com/story/scientists-used-ai-to-create-16-new-viruses/https://www.science.org/doi/10.1126/science.aec2657https://en.wikipedia.org/wiki/Bacteriophagehttps://en.wikipedia.org/wiki/Evo_(AI)https://www.nytimes.com/2026/08/06/science/ai-viruses-bacteria-arc.html This is a public episode. If you'd like to discuss this with other subscribers or get access to bonus episodes, visit letsknowthings.substack.com/subscribe

What gives Georgians confidence that their cases will receive a fair review when they reach the appellate courts? In this clip, Georgia Court of Appeals Judge Ken Hodges explains why he believes Georgia's judicial system works better than many partisan court systems around the country. Although Georgia's appellate judges may have different backgrounds and perspectives, Judge Hodges says they work collaboratively, avoid personal agendas, and focus on reaching the correct result under the law. That commitment to fairness, collegiality, and judicial independence is central to maintaining public trust in the courts. Listen to the complete episode for more details and context on how appellate decisions are made, the workload facing Georgia's courts, artificial intelligence in legal filings, judicial security, Judge Hodges' career, and his definition of justice. Listen on Podbean: https://seeyouincourt.podbean.com/e/episode-54-hon-kenneth-hodges-georgia-court-of-appeals/ Watch on YouTube: https://youtu.be/Pp0kjKRrB7g Learn more about See You In Court: https://seeyouincourtpodcast.org/ #GeorgiaCourts #CourtOfAppeals #JudicialIndependence #RuleOfLaw #GeorgiaLaw #SeeYouInCourtPodcast

Ever wondered what it was like to step into a world where a mask could loosen the rules of rank, reputation and restraint? This Long Read written by Meghan Kobza takes us inside the 18th-century masquerade, where sex, wealth and power collided with the urge to make a splash in high society – often with scandalous results... Today's feature originally appeared in the June 2026 issue of HistoryExtra magazine, and has been voiced in partnership with the RNIB. Learn more about your ad choices. Visit podcastchoices.com/adchoices

Guests:Woodie's Garden Expert and RTE Super Garden judge, Brian BurkeMalcolm Sparrow, the owner of a Georgian mansion in CorkDr Lorcan Sirr from TUDJenny Sheahan

Subscribe to Throwing Fits on Patreon. Hej! This week, Jimmy and Larry are coming to you from Copenhagen Fashion Week, cutting another on the road instant classic straight from the hotel bed on partying with the people who make your clothes only makes you wanna wear them more, armrest Klonopins, the curious case of an entire Hydro Flask evaporating at 35,000 feet, did you know planes come with built in apnea machines, the joys of working out with friends, watching real masters shop, wearing a polo and jeans to a very fancy gala, the best ramen outside of Tokyo, nothing beats some good bread and butter, embarrassingly waiting 45 minutes to eat Dua Lipa's favorite chicken sandwich, is indoor smoking actually disgusting, Georgian beer branding, Danes don't seal their floors while the Dutch steal theirs, mfpen celebrate 10 years with a fashion show and a New Balance collab, and much more.

Georgia Primary Day: Turnout Surges, Sports Betting Money Floods the State, and Kemp Signs a Major Elections Bill | Where The Party At? Podcast Primary Election Day is here in Georgia, and in this episode of Where The Party At?, Eldredge and Saba break down the latest turnout numbers, the massive influence of sports betting money in state politics, Governor Brian Kemp's controversial elections bill, and whether Donald Trump can continue his winning streak in Republican primaries. More than one million Georgians cast ballots during early voting a 19% increase over the 2022 midterm primary. But who's actually voting, and what does it tell us about the races ahead? We also unpack how a super PAC funded by major sportsbooks like DraftKings and FanDuel has spent over $10 million in Georgia legislative races, all in an effort to legalize sports betting. Plus: Governor Kemp signs HB 369, which will make many local elections nonpartisan in five metro Atlanta counties. Democratic district attorneys, including Fani Willis and Sherry Boston, prepare to challenge the law in court. Trump tests his influence in Indiana, Louisiana, and Kentucky. Mike Johnson defends congressional stock trading. We celebrate the record number of early voters who showed up to make their voices heard. Topics Covered Georgia Primary Election Turnout Over 1 million Georgians voted early, up 19% from 2022. Democrats accounted for 56.7% of early voters, compared to 41.7% for Republicans. Voters aged 65+ still dominate turnout, but their share dropped from 57% to 50.4%. Nearly 78% of early voters ages 18–29 did not vote in the 2022 primary, signaling major new participation. Sports Betting PAC Spending Sports betting companies formed the “Win for America” PAC. DraftKings, FanDuel, Fanatics, and Bet365 have poured more than $10.3 million into Georgia legislative races. Polls show 63% of Georgians support legalized sports betting, and nearly 80% want a statewide referendum. Kemp Signs HB 369 Starting in 2028, local elections in Fulton, DeKalb, Gwinnett, Cobb, and Clayton counties will become nonpartisan. WE WANT TO HEAR FROM YOU! LEAVE A VOICE NOTE - Click HereTo keep up with Where The Party At?, connect with us on Instagram or Twitter.Stay tuned and get informed! We are laying the foundation down to be able to have competent political conversations and discourse, all for the greater good.Subscribe and tune in for our “Who Runs Atlanta,” series of interviews with political candidates.Watch or listen to Where The Party At?: https://linktr.ee/wherethepartyatpodVisit Justeldredge.media for more shows and content!Watch or listen to Where The Party At?: https://linktr.ee/wherethepartyatpodVisit Justeldredge.media for our other shows and content.

Attorney and public policy advocate Elizabeth Appley represents multiple non-profit organizations at the Georgia State Capitol on affordable housing and homelessness. In this class, she discusses how to be an effective advocate, identifies key issues on housing and homelessness anticipated to be addressed in the 2027 session, and explains the importance of the upcoming elections in making policy changes to increase access to safe, decent, affordable housing for Georgians.

Our latest Mixtape comes from @neuxx

Federal safety officials say we're in the peak time of year for pediatric hot car deaths -- when fatalities usually climb sharply in July and August. The National Highway Traffic Safety Administration says as of the end of July, 17 children have died in the U.S. due to pediatric vehicular heat stroke. Among them is a tragedy that occurred outside Northside Gwinnett Hospital just last week. On today’s Closer Look with Rose Scott, we speak to NHTSA Administrator Jonathan Morrison. He explained the three common ways a child can be trapped and overheated in a car, and offers multiple ways for parents, guardians, and other caretakers to remind themselves and not forget about a child in the backseat. We also welcome back to the show, Kristi Swartz, a contributing writer for The Atlanta Journal-Constitution. She recently published an article that discussed a nonbinding promise between the White House and several big tech companies. The agreement states the tech giants will pay electricity costs in areas where data centers are being built. With the agreement being largely symbolic, some Georgians are still concerned how they’ll be impacted, even with Georgia Power promising to freeze electricity rates through 2028. Swartz also shares the latest news on data centers coming to Georgia and residents’ efforts to attempt to stop them.See omnystudio.com/listener for privacy information.

Georgia has become one of the most closely watched states in America, but its story didn't begin with the last election.Jen, Mitch, and Errin explore the history, communities, and political forces that transformed Georgia into the center of the national conversation.Through interviews with civic leaders, elected officials, and everyday Georgians, they examine how the state's civil rights legacy, rapid growth, and changing electorate continue to shape both Southern politics and the future of the country.Guests: Sen. Jon Ossoff, Rep. Marjorie Taylor Greene, LaTosha Brown (Black Voters Matter), Kyle Tibbs-Jones (The Bitter Southerner)

EU sanctions on Georgian oil refinery, Mysterious Blackouts, Moral Police, Attack on an Imam, Nauru withdraws recognition of separatist regions.Thanks for tuning in!Let us know what you think and what we can improve on by emailing us at info@rorshok.com Like what you hear? Subscribe, share, and tell your buds.“Iranian dissidents in Georgia face an uncertain future” by Mikheil Gvadzabia: https://oc-media.org/he-lives-in-constant-fear-iranian-dissidents-in-georgia-face-an-uncertain-future/ Check out our new t-shirts: https://rorshok.store/We want to get to know you! Please fill in this mini-survey: https://forms.gle/NV3h5jN13cRDp2r66Wanna avoid ads and help us financially? Follow the link: https://bit.ly/rorshok-donate

In this episode of John Solomon Reports, host John Solomon engages with Congressman Mike Collins, who is gearing up for a potential Senate run in Georgia. Collins discusses the critical political landscape in the state, emphasizing the contrast between his candidacy and that of incumbent Senator Jon Ossoff, whose funding largely comes from outside Georgia. The conversation highlights the importance of local representation and the impact of the Biden administration's policies on inflation and everyday life for Georgians.Solomon and Collins delve into the successes of the Republican agenda, including the Save America Act and the push for voter ID laws, which enjoy overwhelming public support. They explore the challenges of moving legislation through the Senate and the need for continued pressure on lawmakers to act in the interest of the American people.The episode also touches on international affairs, specifically the ongoing tensions with Iran and the implications for American security and the economy. Collins expresses his commitment to ensuring that future generations do not have to live under the threat of a nuclear Iran.In the third segment of the episode, investigative reporter John Summer joins the show to discuss the alarming rise of home title theft, sharing a shocking case from Allegheny County, Pennsylvania. Summer explains how criminals exploit vacant properties and the importance of protecting homeowners from such crimes, highlighting the role of Home Title Lock in safeguarding property rights.See Privacy Policy at https://art19.com/privacy and California Privacy Notice at https://art19.com/privacy#do-not-sell-my-info.

The Georgian Democratic Republic lasted a mere three years, from 1918-1921. And though it was viewed as an oddity at the time, many European social democrats marveled at its possibilities. Here was a state committed to social democracy in a mostly backward peasant and multiethnic country. What promises did it hold for the future? Unfortunately, the world never learned because the Bolsheviks crushed it in 1921 and proceeded to sovietize Georgia. The republic was denounced as counter revolutionary and its memory faded as its founders died in exile. So what was this brief experiment in social democracy in the south Caucasus? What were its political positions and aspirations? What does it say about the history of the Russian Revolution? How and why did it fall after only three years? Stephen Jones has been researching these questions for over 40 years, and that has culminated in his opus The First Social Democracy: The Democratic Republic of Georgia, 1918-1921. The Eurasian Knot spoke to Jones about his highly anticipated book to learn more about this historical “oddity” and how it might speak to us today.Guest:Stephen Jones is Professor of Georgian Modern History at Ilia State University in Georgia. His books include Socialism in Georgian Colors: The European Road to Social Democracy, 1883-1917 and Georgia: A Political History Since Independence. His latest book is The First Social Democracy: The Democratic Republic of Georgia, 1918-1921 published by Harvard University Press. Hosted on Acast. See acast.com/privacy for more information.

A culinary controversy in Georgia. Rick Jackson – the Republican nominee for governor – stopped by a black-owned restaurant. And now the owner of Toast on Lenox is facing a boycott. Tamara Young is the owner of Toast on Lenox. She has since deleted a photo she posted when Jackson dropped by for a visit. Former Atlanta Mayor Keisha Lance Bottoms poured gasoline on the fire by saying anyone who welcomes her opponent has made a calculated decision and should understand the risks. Bottoms is the Democrat nominee for governor. During the China Virus Pandemic – the policies enacted by Mayor Bottoms led to the closing of more than 100 small businesses. And now she wants to shut down any business that serves a Republican. Mr. Jackson issued a statement saying he’s going to fight for all Georgians – no matter their zip code or party affiliation. I’m predicting Ms. Bottom’s chances of becoming governor are toast.See omnystudio.com/listener for privacy information.

LISTEN: On the July 21 edition: A report finds a corroded sprinkler sparked the BioLab fire in Conyers; more Georgians are defaulting on student loans; and early voting to replace U.S. Rep. David Scott ends this week.

This week, Justin revisits episode 61 with trial lawyer Michael Pullara. Michael is a practicing trial lawyer from Texas who has spent more than 40 years representing an incredibly wide variety of clients. In the courtroom, he squared off against Italian mobsters, the U.S. Department of Defense, and giant telecom companies, among many others. He's here to talk about one of his most incredible endeavors: when he represented the family of Freddie Woodruff, a CIA case officer who was shot to death while on assignment in the former Soviet Republic of Georgia in 1993. This became a personal crusade for Michael as he was embroiled in the search for the truth behind Freddie's death for more than 10 years. As he dug further and further into the shooting, the capture of the alleged murderer, and his subsequent prosecution and conviction, Michael found that almost every single thing reported by Georgian authorities about what happened to Freddie was false. Michael's work eventually led him to personally confront the president of Georgia about Freddie's death in order to shed light on the event and try to bring the perpetrators to justice. In 2018, he published a book about his investigation into what really happened that day. Connect with Michael: simonandschuster.com/authors/Michael-Pullara By his book, The Spy Who Was Left Behind, here. https://www.amazon.com/exec/obidos/ASIN/1501152149?tag=simonsayscom Connect with Spycraft 101: Get Justin's latest book, Murder, Intrigue, and Conspiracy: Stories from the Cold War and Beyond, here. spycraft101.com IG: @spycraft101 Shop: shop.spycraft101.com Substack: spycraft101.substack.com Patreon: Spycraft 101 Find Justin's first book, Spyshots: Volume One, here. Check out Justin's second book, Covert Arms, here. Download the free eBook, The Clandestine Operative's Sidearm of Choice, here. Kruschiki The best surplus military goods delivered right to your door. Use code SPYCRAFT101 for 10% off! https://kruschiki.com/ Clandestine Laboratories Your new favorite fragrance is here. I'm partial to Novochoc. https://www.clandestinelaboratories.com/fragrances Hosted by Simplecast, an AdsWizz company. See pcm.adswizz.com for information about our collection and use of personal data for advertising.

Abbeyleix, in the heart of County Laois, is an ideal base for exploring Ireland's Ancient East while enjoying the charm of a welcoming Georgian market town. Full show notes and links at: https://irelandfamilyvacations.com/abbeyleix-slow-travel-ireland/attractions/ In this conversation, Preston House owner Ross McDonald shares what makes Abbeyleix so special - from its fascinating history and thriving community to the nearby attractions that make it worth staying for a few days instead of simply passing through. Highlights - Why Abbeyleix is an ideal base for exploring Ireland's Ancient East - The story behind Abbeyleix's Georgian streetscape - Ross's favorite nearby places to visit - What it's like to stay at Preston House - How Abbeyleix has become a destination in its own right Ireland Travel Resources: - Car Rental & Driving Guide: https://irelandfamilyvacations.com/drive - DIY Ireland Travel Planner: https://irelandfamilyvacations.com/compass

LISTEN: On the July 14 edition: With cyclosporiasis spreading across the U.S, the Georgia Department of Public Health is urging Georgians to take precautions; a Burke County sheriff has been indicted on extortion and gun charges; and new research from UGA shows the effects that childhood trauma can have on adulthood.

In the quiet village of Maxley, where shadows stretch long and the dead refuse to rest, an unsuspecting community is about to uncover a horror that has slept for centuries.EPISODE BLOG PAGE (includes sources): https://weirddarkness.com/mrsamworthREAD or DOWNLOAD the full transcript of this episode: https://weirddarkness.tiny.us/mr2n9c8mFEATURED STORIES IN THIS EPISODE: “Mrs. Amworth” by E.F. Benson *** “The White Death” by Christina Skelton *** “My Old Home Videos Showed Me a Life I Never Lived” by Richard SaxonCHAPTERS & TIME STAMPS (All Times Approximate)…00:00:00.000 = Show Open00:01:28.161 = “The White Death” by Christina Skelton00:06:24.330 = “My Old Home Videos Showed Me a Life I Never Lived” by Richard Saxon ***00:26:30.035 = “Mrs. Amworth” by E.F. Benson ***01:03:48.287 = Show Close*** = Begins immediately after inserted ad breakLISTEN ON PODCAST APPS: Look for this podcast on Apple Podcasts, Spotify, iHeart Radio, Amazon Music, Pandora, TuneIn Radio, and other podcast apps. Get a list of free listening apps here: https://weirddarkness.com/wdapps*No AI Voices Are Used In The Narration Of This Podcast*SOURCES and RESOURCES:“Mrs. Amworth” by E.F. Benson: https://tinyurl.com/yyvqdwub“The White Death” by Christina Skelton: https://tinyurl.com/yxjcujwx“My Old Home Videos Showed Me a Life I Never Lived” by Richard Saxon: https://tinyurl.com/y4l9zzgq(Over time links may become invalid, disappear, or have different content. I always make sure to give authors credit for the material I use whenever possible. If I somehow overlooked doing so for a story, or if a credit is incorrect, please let me know and I will rectify it in these show notes immediately. Some links included above may benefit me financially through qualifying purchases.)WeirdDarkness® is a registered trademark. Copyright ©2026, Weird Darkness.Originally aired: August 20, 2020Weird Darkness returns with a night of urban legend, found-footage horror, and classic vampire fiction, moving from a South American death-spirit to a stack of home videos that shouldn't exist to an English village with a very sociable widow.It opens with "The White Death" by Christina Skelton, told by a narrator sitting at his computer waiting to die. A friend's aunt, drunk the night before, finally explained how the boy's parents had died: they were doing mission work in a small South American country when a terrified man burst into the mission hospital claiming a Muerta blanca — the White Death, the White Devil Girl — had killed his sister and was coming for him. She was a girl with dead black eyes that wept bile, who moved without moving her legs, and who knocked on the doors and mirrors between her and her victim: once for the skin she uses to patch her own rotting flesh, twice for the muscle, three times for bones she carves into knives, four for the heart she wears around her neck, and on through the teeth, the eyes, and finally the soul. She can only find you if you saw her kill someone, or if someone tells you about her. The missionaries phoned the aunt about it that same night, and were found in the morning skinned and dismembered, their bodies covered in small, child-like handprints. The aunt was murdered the night she told the story, the friend died on the phone while the narrator listened to the door come off its hinges, and now the knocking has started on the narrator's own door — twenty-eight times on the front door, twenty-eight on the hall mirror, twenty-eight on the bedroom door.From there the episode turns to "My Old Home Videos Showed Me a Life I Never Lived" by Richard Saxon, from Creepypasta.com. Adam Davies, thirty-something and unremarkable, digs a box of VHS tapes out of his parents' basement hoping nostalgia will shake loose whatever ambition he lost. The first tape looks like his childhood exactly as he remembers it, except for a dog named Doug he never owned and cannot recall, and except for the ending: a stranger with a camera follows him out of a bar on October 7th, 2006, and films him burning alive in a car wreck. Every tape after it does the same thing. His grandfather dies in 1999 instead of 1993, his first car changes from black to red, and the film always closes on Adam dying while an unspeaking cameraman watches — shot in the throat in an alley in 2002, drowned in a submerged car in 2004, bleeding out at the bottom of a cliff in 2005. His parents deny the tapes exist; their own footage, digitized and locked in a fireproof safe, ends with no deaths at all. Then Adam finds one labeled 1985 to 2021, watches his mother die in a hospital bed on December 17th, 2020, and watches himself open his own arm with a pocket knife in a motel room a month later while the cameraman films. He hands everything to the police, locks his doors, covers his windows — and an hour later his father calls to say his mother has collapsed in the bathroom.The episode closes with Darren narrating E.F. Benson's 1922 vampire tale "Mrs. Amworth", set in the Sussex village of Maxley. Mrs. Amworth, the widow of an Indian civil servant who died at Peshawar, arrives to enliven a sleepy street of Georgian houses with luncheons, piano playing, and games of piquet — charming everyone except Francis Urcombe, a former Cambridge physiology professor who abandoned his chair to study vampirism and the other borderland subjects his colleagues had filed away as superstition. A plague of night-flying gnats bites the villagers on the throat, a gardener's son wastes away with two small punctures on his neck and no inflammation, and Urcombe keeps watch at a twenty-foot-high window where Mrs. Amworth's face appears in the dark. Her maiden name was Chaston — the name on the gravestones in Maxley's disused churchyard, and the name of the woman blamed for an outbreak of vampirism there three centuries earlier. Death does not end her, and the story finishes at dawn in the cemetery with a pick, a shovel, a coil of rope, and a coffin lid slid aside.

Greg Bluestein hosts a look at Georgia's lingering 2020 election fights with Tamar Hallerman, who explains the FBI's review of Fulton County election records and the political questions it raises for Republicans heading into November. Greg also talks with Riley Bunch about new Georgia laws now in effect, including changes to school cell phone rules, literacy efforts, medical cannabis, paid maternity leave and cash rounding. The discussion connects the fights lawmakers had under the Gold Dome with the changes Georgians are starting to see now. Have a question or comment for the show? Call or text the 24-hour Politically Georgia Podcast Hotline at 770-810-5297. We'll play back your question and answer it during our next Monday Mailbag segment. You can also email your questions at PoliticallyGeorgia@ajc.com. Learn more about your ad choices. Visit megaphone.fm/adchoices

In an age dominated by algorithms, outrage, and endless scrolling, what does it mean to become a truly human person?   John Heers joins me for a wide-ranging conversation on modernity, the crisis of meaning, internet Orthodoxy, the rise of the "Orthobro," and why so many people are searching for identity. We discuss how social media shapes the soul, why information alone cannot heal us, the Orthodox understanding of the heart, and how genuine community—not merely online discourse—forms us into the people God created us to be.   John argues that the greatest struggle of our time is not merely political or cultural, but deeply spiritual.   Finally, we dive into one of John's favorite topics: the Supra. More than a shared meal, it has become a living expression of hospitality, friendship, and the kind of embodied community that modern life has largely forgotten.   If you've ever wondered why so many people feel disconnected despite being more "connected" than ever, this conversation is for you.   About John Heers:   John Heers is the founder of First Things Foundation, a nonprofit dedicated to strengthening communities through hospitality, cultural exchange, education, and authentic human relationships. His work has taken him across the globe, serving as a Peace Corps water resource manager in Mali, directing emergency relief efforts in the Republic of Georgia following the Abkhazia conflict, working in international development in Haiti, and teaching for nearly a decade in the South Bronx and Harlem. He also helped found Seacrest Country Day School in Naples, Florida.   Today, John hosts the Heavy Things Lightly podcast and continues his work through First Things Foundation, including the Art of the Tamada, international field work, and Keipi Restaurant in Greenville, South Carolina—a nonprofit restaurant introducing guests to the rich tradition of Georgian hospitality. His work explores how the wisdom of the Old World can help heal many of the cultural and spiritual crises of the modern West. (First Things Foundation⁠)   Guest's Links: https://www.heavythingslightly.com https://first-things.org    Sponsors: Thea's Orthodox Young Adult Formation Conference: https://thetemplesteps.com Podsworth App: https://podsworth.com  Code: BUCK50 for HALF off your first order! Clean up your recordings, sound like a pro, and support the Counterflow Podcast! Full Ad Read BEFORE processing: https://youtu.be/F4ljjtR5QfA  Full Ad Read AFTER processing: https://youtu.be/J6trRTgmpwE Visit my website: https://www.counterflowpodcast.com  Leave us a review and rating on Apple Podcasts! Thanks!

The Enlightenment was an era of open-eyed progress, of the advance of science and reason – right? So why, in the 18th and early 19th centuries, did British people continue to be hoodwinked? This Long Read written by Madeleine Pelling exposes eight frauds and forgeries from a golden age of hoaxes. Today's feature originally appeared in the May 2026 issue of HistoryExtra Magazine, and has been voiced in partnership with the RNIB. Learn more about your ad choices. Visit podcastchoices.com/adchoices

Nate sits down with Luka from Georgian Footy to discuss the upcoming Champions League 1QR match between Flora Tallinn and Iberia 1999Who are Iberia?What can we expect?Key players?Score predictions?

Brawl in Parliament, Plans for Georgian military in Gaza, Facial Recognitions Cameras from sanctioned Russian company, Founder of Telegram in Georgia, New party of Ivanishvili's former lawyer.Thanks for tuning in!Let us know what you think and what we can improve on by emailing us at info@rorshok.com Like what you hear? Subscribe, share, and tell your buds.Fight in the parliament: https://www.facebook.com/reel/976925948490189Reminiscing on the legacy of Georgian entrepreneur Temur Ugulava: https://oc-media.org/opinion-reminiscing-on-the-legacy-of-georgian-entrepreneur-temur-ugulava/Check out our new t-shirts: https://rorshok.store/We want to get to know you! Please fill in this mini-survey: https://forms.gle/NV3h5jN13cRDp2r66Wanna avoid ads and help us financially? Follow the link: https://bit.ly/rorshok-donate

New York Times bestselling author and Shakespeare Professor Emeritus, Eloisa James, spoke with us about balancing literary scholarship with romance writing, leaving academia to write full-time, and her new “gothic adjacent” novel, THE LAST LADY B. Eloisa James is a New York Times bestselling author who has lead a “double life” as both Mary Bly—a Harvard, Oxford, and Yale-educated Shakespeare professor—and Eloisa James—a powerhouse of historical romance (recognized for her Regency and Georgian-era romances). Eloisa, called “a reigning queen of romance” by CBS Sunday Morning and a newly retired Shakespeare professor, continues to reinvent herself with her latest novel. THE LAST LADY B is a sharp, contemporary take on historical romance and her first foray into near-gothic storytelling—described as Jane Austen meets The White Lotus in the Scottish Highlands. Publishers Weekly said of the book in a starred review, "As the intrigue ramps up—complete with death, scandalous revelations, criminal allegations, and the potential for supernatural interference—sparks fly …" Eloisa James inherited a fascination with literature from her father, American Book Award-winning poet Robert Bly; her mother, short story author Carol Bly; and her godfather, Pulitzer Prize winner James Wright. [Discover The Writer Files Extra: Get 'The Writer Files' Podcast Delivered Straight to Your Inbox at writerfiles.fm] [If you're a fan of The Writer Files, please click FOLLOW to automatically see new interviews. And drop us a rating or a review wherever you listen] In this file Eloisa James, Milena, and I discussed: The burnout she experienced as a professor and former head of the Creative Writing program at Fordham University Why she decided to break the fourth wall and write her latest in first person What the romance genre offers writers in creative freedom and experimentation Her Popular course on writing genre fiction “Dragons, Daggers, and Dukes” How she collaborated with co-author Julia Quinn And a lot more! Show Notes: ElevenReader is a new, award-winning audio app for iOS, Android, Web Get up to $200 off Square hardware when you sign up at square.com/go/files! #squarepod eloisajames.com  The Last Lady B: A Novel By Eloisa James (Author) Eloisa James on Facebook Eloisa James on TikTok Eloisa James on Instagram Milena Gonzalez | Writer | Reader | Book Reviewer diary_of_a_book_babe on Instagram Kelton Reid Instagram Kelton Reid on Twitter Learn more about your ad choices. Visit megaphone.fm/adchoices

In this episode, Tyler Clark and Coleman Ayers sit down with Andrew Antelidze, a 25-year-old assistant coach and scout with BC Žalgiris in the EuroLeague. Originally from the Republic of Georgia, Andrew broke into professional basketball through a connection he built while working with the Georgian national team, eventually earning a role under head coach Andrea Trinchieri before expanding his responsibilities under Rokas Masoulis. At just 23, he joined the Žalgiris organization and has since been part of one of the club's most historic seasons, finishing fifth in the EuroLeague.The conversation covers a wide range of tactical ground, from video coordination and scouting philosophy to offensive frameworks, defensive analytics, and practice structure. Andrew shares how Žalgiris built their offense around first-eight-second and last-eight-second shot principles, why tagging up has been a staple of their defense for three seasons, and how they use energy charts and smart fouling metrics to drive physicality. The episode closes with an honest discussion about player development constraints in European basketball, the challenge of developing players during a nine-month season, and what it takes for a young coach to earn and keep a seat at an elite table.TimestampsAndrew joins; background and connection to ŽalgirisCatching up on Žalgiris's fifth-place EuroLeague finish and Francisco's season 13:20 — Pre-interview check: topics that are and aren't off-limits 13:24 — Andrew's interest in scouting and X's and O's over individual development 13:20 — Intro: Andrew Antelidze, assistant coach and scout, BC Žalgiris 13:25 — Career path: from Georgian national team to Žalgiris youth academy at 23 13:26 — How Coach Trinchieri found Andrew and gave him his first staff opportunity 13:27 — Role as video coordinator: responsibilities, late nights, learning on the fly 13:28 — How scouting work was divided among assistants; using SportsCode 13:29 — Film breakdown philosophy: how much detail depends on the head coach 13:30 — Clip limits for opposing players; protecting player mental energy before games 13:31 — Two coaching philosophies: Masoulis's tendency-based coverage vs. Trinchieri's team defense 13:32 — Using video individually vs. globally; assigning assistants to specific players 13:35 — Analytics and film working together: how numbers validate the message 13:37 — "Points before bonus" metric: using smart fouling as a physicality benchmark 13:38 — Individual analytics: tracking player tendencies and progress on specific skills 13:39 — Tagging up: three seasons of use, how Andrew measures it via wing offensive rebounding rates 13:40 — Tyler shares his experience implementing tagging up at the college level 13:41 — Andrew's Summer League experience with the Warriors and their aggressive crash philosophy 13:42 — Transition: defensive personnel and what "defensive skill" actually means 13:43 — Roster-based approach to defense: Trinchieri vs. Masoulis system contrast 13:44 — Defensive skill defined: anticipation, screen navigation, staying attached to shooters 13:46 — Energy charts: deflections, charges, and and-ones tracked and posted publicly 13:47 — Creating defensive incentive: meals and prizes for leaders on the energy charts 13:48 — Non-traditional tracking: defensive lineups, matchup planning, analytics team role 13:49 — Toughest EuroLeague guards: Mike James, Eli Cobo, Tamir Blatt 13:50 — Underrated tough matchups: FS and Maccabi's system; Cabarell as a standout player 13:51 — What makes American imports successful in EuroLeague: defense first, value possessions 13:53 — Why Žalgiris overachieved: roster chemistry, hunger, and organizational stability 13:55 — Late-season run to fifth place; Fenerbahçe turning it up in the quarterfinals 13:56 — Growing up in Georgia; basketball not culturally prominent; uncle who played D1 and pro ball 13:58 — Teammates Mamu (Raptors) and Goga (Orlando); Lithuanian basketball culture connection 13:59 — Georgian coach Manu Sharmarko Ishuli now at Monaco; pride in Georgian representation 14:00 — Offensive keys this year: multiple ball handlers, Francisco, Nigel Williams-Goss, Malalo 14:01 — First-eight-second and last-eight-second shot framework 14:02 — Giving players freedom within a structure; what that actually means 14:03 — Two-possession analytics: why the gray area (8–16 seconds) is the least efficient window 14:04 — Shot quality by player: Francisco's rim-or-three profile; Nigel's mid-range game 14:05 — Early threes and corner threes as non-negotiables 14:06 — How they generated open looks: ATO plays, drag screens, Iverson and loop actions 14:07 — Coverage-specific preparation: attacking hedge, playing against drop, reacting to switching 14:08 — Simultaneous weak-side actions to open the paint; terminology: "out" or "rocket" screens 14:09 — Practice structure with two days to prepare for a game 14:10 — Practice template: weight room, driving kick drill, 90 shooting competition, handicap 3-on-2 14:11 — Two scrimmage blocks: playing against opponent's defense, then running opponent's sets 14:12 — Day-before-game practice: same structure, reduced minutes, non-contact if one day out 14:13 — How detailed they get in scrimmage: pennies on shooters, personnel-specific defensive plans 14:17 — Giving players a defensive plan B for specific opponents (e.g., blitzing Mike James iso) 14:18 — Player development limitations in European basketball: staff ratio, time constraints 14:19 — "Maintenance" sessions for players with limited minutes; EuroLeague staffing vs. NBA 14:20 — Coleman on using games as development: domestic league reps, film with visualization 14:21 — Development mindset: learning to affect games vs. chasing skill reps 14:24 — Player mindset and keeping a notebook; EuroLeague as a veterans league 14:28 — NIL and why European players are increasingly interested in the college route 14:31 — Closing advice for young coaches: patience, professionalism, energy, relationships, passionResources & LinksFree Resources: https://byanymeanscoaches.com/resources BAM Coaches Platform: https://platform.byanymeanscoaches.com/#/platform Books: https://byanymeanscoaches.com/blueprint-bookKeep ListeningAlessandro Nocera on Building More Conceptual Players Another EuroLeague coach with deep tactical perspective — Alessandro breaks down dynamic vs. static 1v1, conceptual offense, and practice design across elite international settings. https://www.buzzsprout.com/1911095/episodes/19331880Thomas Pennellier talks Paris & Bonn Basketball, Designing Game-Like Practices & True Transfer A European staff coach conversation focused on representative learning and what preparation for high-level opponents actually looks like in practice design. https://www.buzzsprout.com/1911095/episodes/18724187Jota Cuspinera on Spacing, Simplicity & Offensive Freedom Jota's framework for principles-based offense and player freedom maps directly to what Andrew described with Žalgiris's "first-eight, last-eight" structure and giving players room to operate within a system. https://www.buzzsprout.com/1911095/episodes/18772044

Welcome back to this continuation of last week's conversation. Whether you love politics, hate politics, or simply wonder what's really going on behind the headlines, today's episode is one you're going to find fascinating. My guest is Phil Kent, a man who has spent decades at the center of Georgia's political, business, and media landscape. He's the publisher of James Magazine⁠, CEO of InsiderAdvantage Georgia⁠, and a familiar face to many as a longtime panelist on the popular television program Georgia Gang. Over the course of his career, Phil has worked in Washington, D.C., served as press secretary to U.S. Senator Strom Thurmond, spent decades in journalism, and built relationships with many of the political and business leaders who have helped shape Georgia into one of the most influential states in America. And make no mistake, Georgia matters! From high-profile Governor and Senate races, to economic development, technology, agriculture, tourism, and the rapid growth transforming communities across the state, Georgia often finds itself at the center of national conversations. The decisions being made today will influence the future of our state for years to come. In this conversation, we'll talk about the origins of James Magazine, how Georgia politics has evolved over the years, what Phil sees on the horizon for upcoming elections, and why the Peach State continues to attract businesses, investment, and attention from around the country. We'll also pull back the curtain a bit on the world of political journalism and commentary, and maybe even find out what really happens when the cameras stop rolling on Georgia Gang. So whether you're a political junkie, a business leader, or simply a Georgian who wants to better understand where our state is headed, settle in, because today, we're going beyond the headlines and talking with someone who's spent a lifetime helping write them! Guest: Phil Kent, Publisher of James Magazine; “The Georgia Gang” Panelist James Magazine Website: https://jamesmagazinega.com/ “The Georgia Gang” Website: https://www.fox5atlanta.com/tag/georgia-gang Sponsors: Tim Broyles State Farm Insurance https://mydowntownagency.com/ Lake Oconee Family Fitness & Fero Fit https://loffc.net/ Second Chance Boutique https://colinc.org/second-chance-boutique/

Coming off an electric Fight Night in Vegas, Jim & Matt are joined by a pair of Saturday night's winners: Christian Rodriguez and Levan Chokheli.First in the hot seat, Christian Rodriguez hops on to discuss his round one guillotine finish over Hyder Amil. Coming into Saturday's fight, the featherweight felt the need to win after coming off two straight losses. Christian credits some major changes in his life like moving to Vegas and a focus on mental health. With this new direction, he feels he's on the right path to reaching the top.Then, for the first time, Levan Chokheli hops on still radiating excitement from his 23-second KO over Leon Shahbazyan (in his UFC debut no less). The Georgian delves into his origins, hobbies, and living in Vegas compared to Georgia.See Privacy Policy at https://art19.com/privacy and California Privacy Notice at https://art19.com/privacy#do-not-sell-my-info.

Pride 2026 at Countermelody continues with an episode devoted to the towering German mezzo-soprano Brigitte Fassbaender, not only one of the great opera stars of the late twentieth century (her Octavian, for instance, was, is, and remains, hors concours), but also one of the greatest Lieder singers of all time. Today I choose to focus on her performance of the songs of Johannes Brahms, whose music is ideally suited to her dark-timbred, urgently projected voice and artistry. She's heard in these selections with four of the primary pianists with whom she collaborated and recorded in the songs of Brahms: Erik Werba, Irwin Gage, Karl Engel, and the great Georgian pianist Elisabeth Leonskaja, with whom she made her final recordings and performances in the early 1990s, just before her sudden departure from the opera and concert stage. I read a portion of her memoirs (translated into English) in which she candidly discusses the reasons for that choice. Fassbaender has always lived her life openly and matter-of-factly, never foregrounding her sexuality while also never denying or hiding it. For her, music and the theater have always been the focal points in her public life, and her unique artistry has placed her at the forefront of the great musical artists of our time. There are few vocal artists I esteem as highly. Countermelody is the podcast devoted to the glory and the power of the human voice raised in song. Singer and vocal aficionado Daniel Gundlach explores great singers of the past and present focusing in particular on those who are less well-remembered today than they should be. Daniel's lifetime in music as a professional countertenor, pianist, vocal coach, voice teacher, and author yields an exciting array of anecdotes, impressions, and “inside stories.” At Countermelody's core is the celebration of great singers of all stripes, their instruments, and the connection they make to the words they sing. By clicking on the following link (https://linktr.ee/CountermelodyPodcast) you can find the dedicated Countermelody website which contains additional content including artist photos and episode setlists. The link will also take you to Countermelody's Patreon page, where you can pledge your monthly or yearly support at whatever level you can afford.  

Giya Kancheli - Prologi + Sait Midkhar + Kviteli Fotlebi Ronnie Earl - Mutchika Tim Buckley - Sweet Surrender Jefferson Airplane - Comin' Back to Me The Lilac Time - Crossing The Line Spirit - The Other Song Azymuth - Manha Bnny - August + So Wrong Anthony Calonico - Gray Glow Dominique - Shadow (remix by LAWRANCE)

Max Pearson presents a collection of the week's Witness History interviews from the BBC World Service. Our guest is Professor Rachel E. Johnson, Professor of Modern African History at Durham University in the UK.We begin with the 50th anniversary of the Soweto Uprising, which became a defining symbol of youth resistance to apartheid. We hear from one of the students who took part in the protest, which was violently suppressed by South African security forces in June 1976.Then we have the harrowing account of an ethnic Georgian poet who fled his home in Abkhazia when the breakaway region was engulfed in war in 1993.We also hear from one of the Greek Cypriot women who, in 1987, marched towards the ceasefire line dividing Cyprus to protest against the island's partition.Next, the scientist who identified Lyme disease in 1976.Plus, the discovery of the remains known as “Mungo Man”, a 42,000‑year‑old skeleton that transformed understanding of Australia's ancient past.And Brazil's heaviest defeat in a World Cup, which happened on home soil in 2014.Contributors: Professor Rachel E. Johnson – Professor of Modern African History, Durham UniversityBongi Mkhabela – Soweto Uprising participantGuram Odisharia – Georgian poet from AbkhaziaNiki Katsaouni – Greek Cypriot peace activistDr Jim Bowler – geologistProf Allen Steere – rheumatologistThomas Müller – German footballer(Photo: Black students protesting against the compulsory teaching of Dutch-based Afrikaans in schools. Credit: Getty)

On this episode, Harry Symeou covers the news Arsenal's first bid for Leicester City winger Jeremy Monga has been rejected. We discuss the likelihood of the Gunners reaching an agreement for the 16-year-old. We discuss the planned approach for Georgian starlet Andria Bartishvili, a player dubbed the next Kvicha Kvaratskhelia and take a bunch of your questions from the live chat. SUBSCRIBE TO MY NEW CHANNEL: https://www.youtube.com/@harrysymeoumedia To sign up as a Patreon, get additional episodes, ad-free episodes and become a part of our discord server, click the link below: https://patreon.com/thechroniclesofagooner?utm_medium=unknown&utm_source=join_link&utm_campaign=creatorshare_creator&utm_content=copyLink Listen to 'The Rise of Pafos FC' on Apple podcasts or Spotify: https://podcasts.apple.com/us/podcast/the-rise-of-pafos-fc-with-harry-symeou/id1334407316?i=1000746012823 #arsenal #transfer #news Learn more about your ad choices. Visit podcastchoices.com/adchoices

Whether you love politics, hate politics, or simply wonder what's really going on behind the headlines, today's episode is one you're going to find fascinating. My guest is Phil Kent, a man who has spent decades at the center of Georgia's political, business, and media landscape. He's the publisher of James Magazine⁠, CEO of InsiderAdvantage Georgia⁠, and a familiar face to many as a longtime panelist on the popular television program Georgia Gang. Over the course of his career, Phil has worked in Washington, D.C., served as press secretary to U.S. Senator Strom Thurmond, spent decades in journalism, and built relationships with many of the political and business leaders who have helped shape Georgia into one of the most influential states in America. And make no mistake, Georgia matters! From high-profile Governor and Senate races, to economic development, technology, agriculture, tourism, and the rapid growth transforming communities across the state, Georgia often finds itself at the center of national conversations. The decisions being made today will influence the future of our state for years to come. In this conversation, we'll talk about the origins of James Magazine, how Georgia politics has evolved over the years, what Phil sees on the horizon for upcoming elections, and why the Peach State continues to attract businesses, investment, and attention from around the country. We'll also pull back the curtain a bit on the world of political journalism and commentary, and maybe even find out what really happens when the cameras stop rolling on Georgia Gang. So whether you're a political junkie, a business leader, or simply a Georgian who wants to better understand where our state is headed, settle in, because today, we're going beyond the headlines and talking with someone who's spent a lifetime helping write them! Guest: Phil Kent, Publisher of James Magazine; “The Georgia Gang” Panelist James Magazine Website: https://jamesmagazinega.com/ “The Georgia Gang” Website: https://www.fox5atlanta.com/tag/georgia-gang Sponsors: Tim Broyles State Farm Insurance https://mydowntownagency.com/ Lake Oconee Family Fitness & Fero Fit https://loffc.net/ Second Chance Boutique https://colinc.org/second-chance-boutique/

The housing market in 2026 is defined by contradictions. Demand remains strong, yet affordability challenges persist. Builders continue to innovate, even as uncertainty clouds the economic outlook. Meanwhile, demographic shifts and changing consumer preferences are reshaping what Georgians want from their homes.   In part two of Atlanta Real Estate Forum Radio‘s mid-year market update, Jim Jacobi of Parkland Communities, Tim Arnold of D.R. Horton and Cara Lavender of John Burns Research and Consulting (JBREC) join Host Carol Morgan to discuss the forces driving today’s market. From the evolution of build-to-rent communities to construction costs and changing buyer expectations, the panel explored how industry leaders are adapting to a rapidly evolving landscape.  Demographic Shifts Will Shape the Next Decade  While much attention is focused on mortgage rates and affordability, longer-term demographic changes deserve equal consideration. An aging population, later marriages, declining birth rates and multigenerational living are altering housing demand. These shifts could influence everything from home design and community amenities to product mix and location strategies over the next decade.  “I think it’s kind of those changing demographics that are going to change what products we need, what type of housing we need, where we need it,” Lavender said.  Buyers Want More Choice & Better Value  Buyer priorities have evolved significantly since the post-pandemic housing boom. During the height of the market, consumers were eager to purchase almost any available home. Today, buyers are more selective and focused on maximizing value.  “They want to see more options, they want to have more choices,” Arnold said.  Rather than concentrating solely on purchase price, buyers increasingly evaluate value through the lens of square footage, functionality and available floor plans. Builders are responding by offering a wider variety of products within communities and across submarkets.  Affordability Means More Than Home Price  “Affordability is not just the house price,” Jacobi said. “Affordability is everything across the board.”  Emerging mortgage products designed to reduce barriers to homeownership are also helping expand access, including programs featuring zero down payments, no private mortgage insurance and reduced closing costs.  As lenders introduce more creative financing solutions, these tools could help more buyers achieve homeownership despite elevated rates.  Build-to-Rent Communities Continue to Evolve  Build-to-rent communities are entering a new phase of maturity, with developers moving away from one-size-fits-all approaches. Mixed-product developments featuring townhomes, single-family homes and ranch-style offerings designed for aging renters are becoming increasingly common.  Research from JBREC points to the same trend.  “When we look at that delivery pipeline, it’s pretty clear that townhomes and those mixed-product communities are going to be what dominates BTR deliveries in 2027,” Lavender said.  At the same time, renters are prioritizing practical value over luxury amenities. While amenities such as pools and fitness centers remain desirable, residents place greater emphasis on low-maintenance living, responsive management teams and services such as lawn care.  Construction Costs Remain a Daily Challenge  Although slowing housing starts have eased some labor pressures, construction costs continue to fluctuate.  “We work on it every day,” Arnold said. “It just continues to be a shift.”  Lumber pricing, tariffs and petroleum-based products all contribute to ongoing volatility. However, reduced apartment construction has expanded the available labor pool for residential projects. That increased competition among trades may help stabilize pricing moving forward.  Data Centers Create New Competition  Another emerging factor is the rapid growth of data center development. Large-scale investments from companies such as Amazon, Google, Meta and Microsoft could eventually impact residential construction by competing for labor and land.  According to broker surveys conducted by JBREC, approximately one-third of respondents reported seeing residential land transactions redirected toward data center projects. While not yet widespread, it is a trend the industry is watching closely.  The New Reality: Lower Velocity & Greater Uncertainty  Builders and developers have adjusted expectations in response to a more cautious environment. Sales pace, lease-up rates and incentives are increasingly built into underwriting models. Rather than anticipating rapid improvement, many operators are planning for a prolonged period of moderation extending into 2027.  The Grind Before the Next Growth Cycle  The defining characteristic of today’s housing market may ultimately be its complexity. Elevated interest rates, rising costs, shifting regulations and global economic uncertainty have forced builders, developers and researchers to rethink long-held assumptions and adapt in real time.  Rather than waiting for a return to the conditions of the past, industry leaders are learning to operate in an environment where flexibility, discipline and execution matter more than ever. Growth may come more slowly, and success may require a greater willingness to adjust strategies as conditions evolve.  Yet beneath the headlines about affordability challenges and market headwinds, the industry’s core mission remains unchanged. Housing is about more than economics and forecasts. It is about creating places where people build their lives, raise families and invest in their futures. Even amid uncertainty, the enduring value of homeownership continues to provide both purpose and optimism for those shaping the next chapter of the housing market.  Ready to hit rewind on Part 1? Listen to the full episode here.  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 https://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 https://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 What's Really Changing in Housing Right Now? appeared first on Atlanta Real Estate Forum.

Welcome to The Georgia Politics Podcast! Redistricting shapes every election, but most voters only hear about it when controversy erupts. On this episode, we take a closer look at how Georgia's political maps are drawn, why the process matters, and what it means for representation across the state. Joining the show is Ken Lawler, Board Chair of Fair Districts GA, who explains the fundamentals of redistricting, the role of the legislature, and the ongoing debate over fairness, transparency, and political power. We discuss how district lines can influence election outcomes, the challenges of creating competitive and representative districts, and what Georgians should know as conversations about redistricting continue. Whether you're a political junkie or simply want to better understand how your vote fits into the bigger picture, this episode offers an informative look at one of the most important — and often misunderstood — aspects of Georgia politics. To find out more about Fair Districts GA, click HERE Connect with The Georgia Politics Podcast Hans Appen on Twitter @hansappen Craig Kidd on Twitter @CraigKidd1 Lyndsey Coates on Instagram @list_with_lyndsey Proud member of the Appen Podcast Network. #gapol

After months of candidates stumping for high-profile endorsements, spending millions of dollars on attack ads and traveling across the state, today's the day. The polls are open for Georgia's primary runoff election. Some of the most contentious races are on the Republican ballot, including the runoffs for U.S. Senate and Governor. One race that's gotten some extra attention this week: the race for Democrat Jon Ossoff's U.S. Senate seat. President Donald Trump gave an 11th-hour endorsement of current Republican U.S. Rep. Mike Collins. But strategists ask: why so late? Trump posted his endorsement on Truth Social at 1 am on Sunday. The runoff election pits Collins against Republican Derek Dooley, a former football coach at the University of Tennessee, who has the support of Georgia Governor Brian Kemp. How will the Kemp versus Trump endorsement play-out among voters? Republican strategist Brian Robinson, Democratic strategist Tharon Johnson and host Lisa Rayam discuss. See omnystudio.com/listener for privacy information.

In 1993, separatist forces took Sukhumi, the capital of the former Soviet territory of Abkhazia. As Georgian authorities lost control of the region, more than 200,000 people were forced to flee. Many had no choice but to cross the Caucasus Mountains on foot, and hundreds are believed to have died along the way.Georgian writer Guram Odisharia speaks to Stefania Gozzer about his harrowing escape from Abkhazia and the heartbreaking scenes he witnessed - experiences he later captured in his book The Pass of the Persecuted.Eye-witness accounts brought to life by archive. Witness History is for those fascinated by and curious about the past. We take you to the events that have shaped our world through the eyes of the people who were there. For nine minutes every day, we take you back in time and all over the world, to examine wars, coups, scientific discoveries, cultural moments and much more. Recent episodes explore everything from how the Excel spreadsheet was developed, the creation of cartoon rabbit Miffy and how the sound barrier was broken.We look at the lives of some of the most famous leaders, artists, scientists and personalities in history, including: the moment Reagan and Gorbachev met in Geneva, Haitian singer Emerante de Pradines' life and Omar Sharif's legendary movie entrance in Lawrence of Arabia.You can learn all about fascinating and surprising stories, like the invention of a stent which has saved lives around the world; the birth of the G7; and the meeting of Maldives' ministers underwater. We cover everything from World War Two and Cold War stories to Black History Month and our journeys into space.(Photo: Georgians flee from Abkhazia on foot in 1993. Credit: Jon Jones/Sygma via Getty Images)

There's tight security in parts of Colombia as polls open for today's presidential election with a human rights activist and a far-right populist nicknamed “the Tiger” among the frontrunners. We'll have the latest from Bogota.Also on the programme: Israel says it's moving further into southern Lebanon as its war against Hezbollah intensifies; and a Georgian wine cellar once owned by Soviet leader Joseph Stalin has officially been unsealed. (Photo: Workers stick campaign posters of the Historic Pact (Pacto Historico) on the day of the presidential election in Corinto, Colombia on May 31. Credit: Reuters)

On episode 133 of Native Land Pod, hosts Angela Rye, Andrew Gillum, and Bakari Sellers ask: if Democrats get the majority after this year’s midterms, then what? We’ve seen Democrats win the senate, the house, and the presidency––and they still couldn’t protect the right to vote (or get an abortion) from future Republican administrations. In this midterms, what will we get for our vote? We need an agenda. Folks are saying that Texas senate candidate James Talarico has the best chance to flip a Texas senate seat blue in decades, with his opponent, Ken Paxton, covered in scandals. Our hosts are less optimistic and have some advice for Mr. Talarico… FOR YOUR SITUATIONAL AWARENESS: Some good news in the ongoing redistricting wars in South Carolina & Alabama, where proposed maps benefiting Republicans have been blocked. Meanwhile, in Florida, a new electoral map moves forward… GA State Senator Rashaun Kemp has called on Georgians to protest redistricting in Georgia at the World Cup game. STAY UPDATED by following Sen. Kemp: https://www.instagram.com/rashaunforgeorgia/?hl=en The Supreme Court has allowed coach Brian Flores to sue the NFL for discriminating against Black coaches. Mike Duggan has dropped out of the Michigan governor race. The independent candidate and former Detroit Mayor said he “got into this race to change our politics, not to be a spoiler.” Texas congressman Al Green has lost his primary race to fellow Democratic congressman Christian Menefee, after Texas’ redistricting combined his and Menefee’s districts into one. If you’d like to submit a question, check out our tutorial video: http://www.instagram.com/reel/C5j_oBXLIg0/ and send to @nativelandpod. We are 159 days away from the midterm elections. Welcome home y’all! —--------- We want to hear from you! Send us a video @nativelandpod and we may feature you on the podcast. Instagram X/Twitter Facebook NativeLandPod.com Watch full episodes of Native Land Pod here on YouTube. Native Land Pod is brought to you by Reasoned Choice Media. Thank you to the Native Land Pod team: Angela Rye as host, executive producer, and cofounder of Reasoned Choice Media; Andrew Gillum as host and producer, Bakari Sellers as host and producer, and Lauren Hansen as executive producer; LoLo Mychael is our research producer, and Nikolas Harter is our editor and producer. Special thanks to Chris Morrow and Lenard McKelvey, co-founders of Reasoned Choice Media. Theme music created by Daniel Laurent.See omnystudio.com/listener for privacy information.

Dublin is famous for its Georgian squares, medieval cathedral, castle and revolutionary history. But the cornerstone of Dublin's history is undoubtedly the port.Nearly 1,200 years ago, the Vikings established a settlement on the banks of the Liffey, and from that moment, Dublin's fate was tied to the sea. The port became the gateway where Ireland met the wider world. Ships carried goods, armies, ideas and people in and out of the city, connecting Dublin to Britain, Scandinavia, the Mediterranean and the far reaches of empire.But Dublin Port's history is far more than commerce. It witnessed slavery and trade, military occupation and revolution, famine and emigration, labour struggles and war. It was also shaped by a centuries-long battle against nature itself. Sandbanks, silting and storms forced generations of engineers to reshape the coastline with quays, docks, lighthouses and massive sea walls, creating one of Ireland's most remarkable engineering achievements.In this episode, recorded on the Great South Wall, I speak with historian Lar Joye, Heritage Director at Dublin Port, to explore the extraordinary 1,200-year history of Dublin Port. From Viking traders and Norman conquerors to famine emigrants and dock workers this is the story of a place that has witnessed every major turning point in Irish history.Sound by Kate Dunlea.My guest Lar Joye has served as Port Heritage Director at Dublin Port since 2017, where he cares for the 300-year-old Port Archive and leads projects that reconnect the working port with the city through heritage, culture and public access. Before joining Dublin Port, he worked as a film archivist and as Curator of Irish Military History at the National Museum of Ireland, where he led the team behind the award-winning "Soldiers and Chiefs" exhibition on the Irish soldier at home and abroad from 1550 to the present.He is a well-known lecturer and media contributor on topics ranging from the history of Dublin Port and its dockers to Irish soldiers in the British Army and the First World War, and he played a significant role in the Decade of Commemorations between 2012 and 2018. At Dublin Port he has initiated projects such as the Dublin Port Memory and Story oral history project and the development of new walking routes and cultural spaces, illustrating how archives, place and community stories can be brought together for contemporary audiences.Programme of Events for 2026 Events - Dublin PortBus tours of the port: Behind the Scenes Tours are Open - Dublin PortDistributed Museum - Dublin Port Hosted on Acast. See acast.com/privacy for more information.