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  1. 4d ago

    Foundation Partners Realty: A New Era of Full-Service Real Estate

    As the real estate industry becomes increasingly specialized, many brokerages focus on a single segment of the market. However, a growing number of firms are embracing a more comprehensive approach, creating strategic partnerships that allow them to serve clients throughout the real estate lifecycle.  This week on Atlanta Real Estate Forum Radio, Michelle Hewell, owner and broker of Foundation Partners Realty, joins host Carol Morgan to discuss the firm’s brokerage model designed to bridge the gap between traditional real estate services and the evolving needs of builders, developers, investors and homebuyers.  Relationships Remain the Foundation of Real Estate Success  While technology continues to reshape the industry, one truth remains unchanged: long-term success depends on trust, communication and consistency.  “I’ve learned that this is ultimately a people business,” said Hewell. “Whether you’re working with first-time homebuyers, developing a subdivision or helping an agent build a career, those relationships matter. They matter the most.”  The rise of artificial intelligence, data analytics and digital marketing is transforming the homebuilding and real estate industries, but professionals who prioritize relationships and maintain strong reputations may be better positioned to adapt to changing market conditions.  The Importance of Strategic Partnerships  Today’s real estate transactions often extend far beyond buying and selling homes. Builders need land acquisition expertise, investors seek market intelligence and property owners require guidance on development opportunities.  “We built this as a full-service real estate brokerage around collaboration and strategic partnerships,” said Hewell. “Our goal is to provide expertise across the entire real estate lifecycle, not just one transaction.”  This integrated approach reflects a broader industry trend as brokerages increasingly seek to provide comprehensive solutions rather than transactional services alone.  Technology Creates New Opportunities in Land Acquisition  Growing competition for developable land across Georgia is driving builders and developers to rely more heavily on technology to identify opportunities and evaluate potential sites.  Through its partnership with Atlas Group, Foundation Partners Realty uses advanced geographic information systems (GIS) mapping technology to analyze land opportunities throughout the state. These tools can provide detailed information about a property’s characteristics, development potential and surrounding infrastructure within minutes.  For smaller builders, access to sophisticated land analysis tools can help level the playing field in an increasingly competitive development environment.  Exemption Plats Offer a Path Forward for Smaller Builders  Exemption plats have emerged as a valuable strategy for smaller builders entering the market, helping offset lengthy entitlement timelines and rising development costs. Unlike traditional subdivision approvals, which often require extensive engineering, infrastructure planning and lengthy approval timelines, exemption plats allow builders to move projects forward more quickly and with lower upfront investment requirements.  “That’s a really great opportunity for a new builder or a smaller builder to get started,” said Hewell. “It’s not the huge amount of investment that you’re going to put forth on a 50-lot neighborhood.”  Smaller-scale projects can provide builders with opportunities to bring new housing inventory to market while reducing risk and accelerating timelines.  How Faith and Timing Shape Real Estate Leadership  Launching a business in any market requires confidence and, for many entrepreneurs, a willingness to trust the timing of opportunities as they arise. As Georgia’s real estate industry continues to evolve, firms that combine strong relationships, strategic partnerships and specialized expertise may be uniquely positioned to serve the increasingly complex needs of builders, developers and consumers.  “A lot of people call me a risk taker,” said Hewell. “I don’t think I’m a risk taker. I think my faith is so strong it’s unshakable.”  Learn more about Foundation Partners Realty at foundationpartnersrealty.com.  About Foundation Partners Realty  Foundation Partners Realty is a full-service real estate brokerage headquartered in downtown Buford, Georgia. Founded by industry veteran Michelle Hewell, the firm provides residential, commercial, luxury, land acquisition, development consulting and builder services throughout Georgia. Through strategic partnerships, including its collaboration with Atlas Group, Foundation Partners Realty offers comprehensive real estate solutions designed to serve clients across every stage of the real estate lifecycle. 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 Foundation Partners Realty: A New Era of Full-Service Real Estate appeared first on Atlanta Real Estate Forum.

    17 min

  2. Jun 24

    Cowart Residential: Build-on-Your-Lot Homes in North Georgia

    As housing preferences evolve, more buyers look beyond traditional subdivisions in search of greater privacy, flexibility and personalization. For many, that means building a custom home on land they already own or plan to purchase.  This week on Atlanta Real Estate Forum Radio, Dean Cowart, principal of Cowart Residential, joins Host Carol Morgan to discuss the growing appeal of build-on-your-lot homes, the custom home building process and how today’s luxury buyers are redefining what they want from their living spaces.  The Growing Demand for Build-on-Your-Lot Homes  Build-on-your-lot construction continues to attract buyers entering a new phase of life. Many homeowners leave behind larger family homes and pursue a more intentional lifestyle on property that offers additional space and privacy. Many of these buyers gravitate toward North Georgia’s mountains and rural landscapes for a quieter pace of life.  “I think it’s a demand that people love to sort of get out of the rat race of Metro Atlanta into something that’s more tranquil,” said Cowart.  Build-on-your-lot opportunities give them the ability to create a residence tailored to their lifestyle without sacrificing location.  Navigating the Challenges of Building on Private Land  While selecting a floor plan excites many buyers, building on private property introduces several variables that they often underestimate. Soil conditions, topography, setback requirements and stormwater regulations all create unique considerations that can affect construction costs and timelines.  “What can be really scary is thinking about placing that on your lot and figuring out what are the nuances to this land that are going to affect the ultimate cost of my house,” said Cowart.  Cowart Residential guides clients through property evaluations before construction begins, helping them understand how factors like home placement, site development costs, surveys and municipal requirements all come together. By taking this proactive approach, the team ensures homeowners have a clearer picture of their overall investment and can move forward with greater confidence, avoiding unexpected challenges later in the process.  More Land Means More Freedom  Build-on-your-lot construction gives homeowners greater freedom. Unlike traditional neighborhoods with HOA restrictions, larger homesites allow homeowners to design a property around their unique needs and interests.  Whether homeowners want a detached workshop, RV storage, an accessory dwelling unit or a hobby farm, they gain significantly more flexibility than they would in a conventional subdivision.  “It [build-on-your-lot construction] really gives you the opportunity to be extremely creative with how you want to use the land and what your family’s needs are,” said Cowart.  This growing interest in flexibility continues to drive demand for larger homesites and homesteading-style living, trends Cowart expects to gain even more momentum.  Outdoor Living Remains a Top Priority  The pandemic sparked a renewed focus on outdoor living, and that trend continues to shape home design decisions today. Luxury buyers now prioritize seamless connections between indoor and outdoor spaces. Many request outdoor kitchens, covered living areas and expansive patios.  What Luxury Home Buyers Want in 2026  Platforms such as Pinterest, Instagram and Houzz influence how homeowners make design decisions and select products. Instead of relying on magazines and model homes, buyers now arrive with curated ideas and highly specific preferences.  Beyond personalization, buyers also prioritize flexibility during the design process. Cowart Residential often collaborates with homeowners’ interior designers to streamline selections and ensure the finished home reflects the client’s vision.  While kitchens and bathrooms remain focal points, homeowners increasingly seek unique finishes, specialty materials and customized features that set their homes apart.  Balancing Personalization & Budget  Although buyers have access to more inspiration than ever, they must still manage expectations and budgets throughout the custom home process. Cowart emphasizes the importance of involving the builder early, especially when working with an architect on a fully custom design. This collaboration helps align design decisions with financial goals before plans progress too far.  “We like to take an opportunity to have a discovery period,” said Cowart. “The builder can sort of guide you as the designs are getting created, knowing what your ultimate budget is.”  By establishing priorities early and creating a clear roadmap for finishes and selections, builders help homeowners make informed decisions and avoid costly redesigns later in the process.  Building Community at Enclave at Mill Creek  In addition to custom homes and build-on-your-lot opportunities, Cowart Residential is developing Enclave at Mill Creek, a new community in the City of Mulberry near Hamilton Mill.  The community features detached single-family homes in a thoughtfully planned setting that offers privacy, quiet streetscapes and attainable pricing in a highly desirable location. Designed with today’s buyers in mind, the homes emphasize functional layouts, modern finishes and low-maintenance living, making them appealing to a wide range of homeowners, from young professionals to those looking to downsize.  Residents will also benefit from convenient access to nearby shopping, dining and major transportation corridors, while still enjoying the laid-back atmosphere of a smaller, emerging city. This balance of accessibility and tranquility has made the area especially attractive to buyers seeking both convenience and a sense of community.  The project has already proven successful due to its unique product offering and strategic location within one of metro Atlanta’s newest cities.  About Cowart Residential  For more than 40 years and across three generations, the Cowart family has built homes and communities throughout metro Atlanta and North Georgia. Led by Dean Cowart and Nick Williams, Cowart Residential specializes in custom homes, build-on-your-lot opportunities and thoughtfully designed residential communities tailored to today’s lifestyles. Drawing on decades of experience in homebuilding, land development and construction, Cowart Residential guides clients through every stage of the process, from site evaluation and design to construction and completion. Whether building on private land or within one of its communities, Cowart Residential is committed to delivering homes that reflect each homeowner’s vision while maintaining the highest standards of craftsmanship, quality and attention to detail. For more information about Cowart Residential, visit the website. 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 Cowart Residential: Build-on-Your-Lot Homes in North Georgia appeared first on Atlanta Real Estate Forum.

    26 min

  3. Jun 17

    What’s Really Changing in Housing Right Now?

    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.

    27 min

  4. Jun 10

    Mid-Year Market Update: The Market Shifts Nobody Sees Coming

    While much of the housing conversation in 2026 has focused on slower sales, elevated mortgage rates and affordability challenges, industry leaders say a bigger issue is emerging behind the scenes: a future housing supply shortage.  Tim Arnold of D.R. Horton, Cara Lavender of John Burns Research and Consulting and Jim Jacobi of Parkland Communities, join host Carol Morgan on Atlanta Real Estate Forum Radio for a mid-year market update on looming lot shortages, zoning challenges, affordability concerns and the factors shaping housing supply across metro Atlanta.  The Biggest Housing Story Nobody Is Talking About  “In my opinion, the biggest secret in housing today is the lack of new zonings that are occurring,” said Jacobi.  He explained that numerous municipalities have either implemented zoning moratoriums or significantly slowed approvals, creating a development pipeline problem that could emerge over the next several years. Although today’s market remains slower than the pandemic-era housing boom, builders continue selling homes and working through existing lot inventories. The challenge is that many communities are not approving enough future projects to replace what is currently being built.  “People probably do not recognize what is happening out there with the lot supply market,” said Arnold. “There is going to be a struggle for folks to get lot supply.”  Labor and Building Capacity Could Become the Next Challenge  With in-migration at historically low levels and major infrastructure projects such as data centers competing for skilled trades, Lavender said labor constraints could quickly become a concern if housing demand accelerates.  “If a demand faucet turns on, do we have the lots available?” she said. “But in that same breath, do we have the labor and the building products capacity available to support an uptick in production?”  Slower production volumes have helped ease labor pressures. However, the industry may not be prepared to rapidly increase construction activity if market conditions improve.  Spring Selling Season Falls Short of Expectations  While future supply concerns remain top of mind, today’s housing market continues to face near-term challenges. Lavender described the spring selling season as “underwhelming.” Uncertain demand and hesitant consumers continue to weigh on market performance. Builders are maintaining sales through pricing strategies and incentives, but those efforts are coming at the expense of profit margins.  Senate Bill 447 Could Improve Georgia’s Permitting Process  Senate Bill 447 could provide a welcome boost for Georgia’s housing industry by improving transparency and accountability in the permitting process. The legislation increases visibility into permit reviews, requires written explanations for permit denials and establishes timelines for local governments to respond to applications. It could also help reduce delays that often add significant costs to housing projects.  “It’ll speed up the building and land development permits,” said Arnold.  Build-to-Rent Gains Recognition as an Asset Class  Federal housing legislation could significantly affect the build-to-rent sector. Proposed revisions to the Road to Housing Act would provide greater certainty for investors and developers while reinforcing build-to-rent’s role in the broader housing market. One of the most notable aspects of the legislation is its recognition of build-to-rent as a distinct asset class, a change that could strengthen investor confidence and support additional capital investment. Greater certainty and increased investment could help expand housing supply by encouraging additional build-to-rent development in high-demand markets.  Gwinnett County Offers a Warning Sign  From January through April 2025, unincorporated Gwinnett County issued approximately 2,800 new home permits. During that same period, local officials approved zoning for only about 1,400 future housing units.  “So they only zoned about half as many lots as what has been built in the same time period,” said Jacobi.  This imbalance raises questions about where future housing inventory will come from if current approval trends continue. Ongoing zoning moratoriums, elevated land costs and community opposition to new development could further constrain housing supply and place additional pressure on affordability.  Tune in next week for Part 2 of this market update, where the panel takes a deeper look at affordability, infrastructure challenges and what housing leaders expect over the next several years.  About Parkland Communities  Parkland Communities, Inc., the parent company of build-to-rent home builder, Parkland Residential, is a privately owned, multifaceted real estate development and investment firm specializing in residential properties. With over 20 years of experience in the industry, Parkland Communities Inc. uses the latest market data, technology and established relationships to strategically secure new development opportunities in Atlanta’s most desirable locations. The company’s hands-on philosophy has made it a proven leader in the industry with a trusted reputation among elected officials, municipal staff, neighborhood associations, bankers and home builders. For more information on Parkland Communities, visit www.ParklandCo.com.  About D.R. Horton  As one of metro Atlanta’s leading home builders, D.R. Horton offers new homes across a variety of price points, product types and locations throughout the region. The company builds communities designed to meet the needs of first-time homebuyers, move-up purchasers and those seeking low-maintenance living, with a focus on quality construction, thoughtful design and attainable homeownership opportunities. Backed by the resources of America’s largest home builder, D.R. Horton continues to play a significant role in expanding housing options across Georgia’s growing markets. Learn more about D.R. Horton at www.DRHorton.com.  About John Burns Research and Consulting  John Burns Research and Consulting provides data-driven insights across every housing sector, including new home construction, resale, single-family rental and build-to-rent. It helps companies make informed decisions and mitigate risk in order to identify opportunities in a complex market. From M&A projects to consumer surveys, the firm covers every aspect of the housing industry. Learn more about John Burns Research and Consulting at www.JBREC.com.    Podcast Thanks       Thank you to Denim Marketing for sponsoring Atlanta Real Estate Forum Radio. Known as a trendsetter, Denim Marketing has been blogging since 2006 and podcasting since 2011. Contact them when you need quality, original content for social media, public relations, blogging, email marketing and promotions. A comfortable fit for companies of all shapes and sizes, Denim Marketing understands marketing strategies are not one-size-fits-all. The agency works with your company to create a perfectly tailored marketing strategy that will suit your needs and niche. Try Denim Marketing on for size by calling 770-383-3360 or by visiting www.DenimMarketing.com.        About Atlanta Real Estate Forum Radio       Atlanta Real Estate Forum Radio, presented by Denim Marketing, highlights the movers and shakers in the Atlanta real estate industry – the home builders, developers, Realtors and suppliers working to provide the American dream for Atlantans. For more information on how you can be featured as a guest, contact Denim Marketing at 770-383-3360 or fill out the Atlanta Real Estate Forum contact form. Subscribe to the Atlanta Real Estate Forum Radio podcast on iTunes, and if you like this week’s show, be sure to rate it. Atlanta Real Estate Forum Radio was recently honored on FeedSpot’s Top 100 Atlanta Podcasts, ranking 16th overall and number one out of all ranked real estate podcasts.  The post Mid-Year Market Update: The Market Shifts Nobody Sees Coming appeared first on Atlanta Real Estate Forum.

    30 min

  5. Jun 3

    Squatters and Deed Fraud: Protecting Your Property From Costly Real Estate Scams

    Many property owners never expect to deal with squatters or deed fraud. However, when these situations occur, they can result in costly legal disputes, damaged property and significant financial losses.  George McCleary, president of McCleary Realty & Development, joins Host Carol Morgan on Atlanta Real Estate Forum Radio to discuss how squatters exploit vacant properties, why deed fraud is becoming a growing concern and what property owners can do to protect their investments.   How a Viral Video Sparked a National Conversation  McCleary first gained widespread attention through his viral social media video, “I Stole a House,” which highlighted how people can exploit legal gray areas to occupy vacant properties.  While the video was intended as satire, it resonated with property owners across the country and generated millions of views. It also prompted countless conversations about a problem many people assume could never happen to them.  “It’s rare enough. It’s sort of like rare, like a heart attack,” said McCleary. “It’s probably not going to happen to you today, but if it does, you have to take it very seriously.”  Why Squatters Can Be Difficult to Remove  Many people assume law enforcement can immediately remove someone who unlawfully occupies a property. In reality, squatters often take deliberate steps to make themselves appear to be legitimate tenants. Experienced squatters frequently move belongings into a home, establish residency and present forged lease agreements when confronted. These tactics can create uncertainty for law enforcement officers responding to the scene.  “These professional squatters, they are experts at blurring these lines,” he said.  Once questions arise about tenancy, property owners may be forced into lengthy legal proceedings. The process can involve attorney fees, court costs and months of lost rental income before a property is recovered. Even after regaining possession, owners may face additional expenses to repair damage and replace stolen appliances, fixtures or building materials.  Why Deed Fraud May Be an Even Bigger Threat  Following the success of his viral video, McCleary began hearing from property owners across the country who had experienced another type of real estate crime: deed fraud.  In these cases, criminals forge ownership documents and file them with local governments, creating the appearance that a property has changed hands. Once the fraudulent deed is recorded, scammers may attempt to sell the property or borrow against its equity. What makes deed fraud particularly dangerous is that owners often do not discover the issue until significant financial damage has already occurred.  “You can’t prevent somebody from falsifying a deed and filing it with the county,” he said. “The thing that you can prevent is the theft of your equity.”  The faster fraudulent activity is detected, the easier it becomes to stop a sale, prevent unauthorized loans and begin restoring ownership records.  Who Is Most Vulnerable?  While any property owner can become a victim, investors, aging homeowners and owners of vacant properties are among the most common targets.  Investors often own multiple properties and rely on managers to oversee day-to-day operations, making it easier for fraudulent activity to go unnoticed. Older homeowners frequently have substantial equity, which can make them attractive targets for scammers. Builders, agents and sellers should also pay close attention to vacant homes. Unoccupied properties can provide opportunities for squatters to establish residency before anyone realizes a problem exists.  Prevention Starts With Early Detection  While no solution can eliminate risk, property owners can significantly reduce their exposure through proactive monitoring. For vacant properties, McCleary recommends installing alarm systems that provide immediate notifications when someone enters a home unexpectedly. Quick action can often prevent a squatter from establishing residency and turning a trespassing incident into a legal dispute.  Routine property inspections, title monitoring services and regular oversight can also help property owners identify potential problems before they become costly legal battles.  The Financial Stakes Are Higher Than Many Realize  Both squatting and deed fraud can carry substantial financial consequences. Property owners may face lost rental income, legal expenses, property damage and, in some cases, the loss of significant home equity.  “The financial stakes of each of these squatting or title fraud cases eclipses the six-figure mark over $100,000 regularly,” he said.  As awareness of these issues grows, some states have begun strengthening laws related to squatting and property fraud. However, prevention, monitoring and education remain the most effective tools available to property owners.  About McCleary Realty & Development  McCleary Realty & Development is a Portland-based real estate investment, development and brokerage firm led by President George McCleary. In addition to helping clients navigate real estate investments and development opportunities, the company provides educational resources and monitoring solutions focused on preventing squatting, deed fraud and fraudulent liens. Through programs such as Squatter Defender and Title Fraud Defender, McCleary helps homeowners, investors and real estate professionals protect their properties and preserve their equity. Atlanta Real Estate Forum Radio listeners can receive 20% off either program with the code AREF26. To learn more, visit https://www.McClearyRealty.com/.   Podcast Thanks       Thank you to Denim Marketing for sponsoring Atlanta Real Estate Forum Radio. Known as a trendsetter, Denim Marketing has been blogging since 2006 and podcasting since 2011. Contact them when you need quality, original content for social media, public relations, blogging, email marketing and promotions. A comfortable fit for companies of all shapes and sizes, Denim Marketing understands marketing strategies are not one-size-fits-all. The agency works with your company to create a perfectly tailored marketing strategy that will suit your needs and niche. Try Denim Marketing on for size by calling 770-383-3360 or by visiting www.DenimMarketing.com.        About Atlanta Real Estate Forum Radio       Atlanta Real Estate Forum Radio, presented by Denim Marketing, highlights the movers and shakers in the Atlanta real estate industry – the home builders, developers, Realtors and suppliers working to provide the American dream for Atlantans. For more information on how you can be featured as a guest, contact Denim Marketing at 770-383-3360 or fill out the Atlanta Real Estate Forum contact form. Subscribe to the Atlanta Real Estate Forum Radio podcast on iTunes, and if you like this week’s show, be sure to rate it. Atlanta Real Estate Forum Radio was recently honored on FeedSpot’s Top 100 Atlanta Podcasts, ranking 16th overall and number one out of all ranked real estate podcasts.  The post Squatters and Deed Fraud: Protecting Your Property From Costly Real Estate Scams appeared first on Atlanta Real Estate Forum.

    30 min

  6. May 27

    Hardwood vs. LVP: What Atlanta Homeowners Should Know Before Replacing Their Floors

    Flooring trends may come and go, but durability, longevity and resale value continue to drive homeowner decisions across metro Atlanta. Alex Veit, owner of Oakerds Hardwood Floor Refinishing, joins Host Carol Morgan on Atlanta Real Estate Forum Radio to discuss best practices for refinishing and installing floors in your home.  From historic bungalows with hidden hardwoods to modern homes filled with luxury vinyl plank (LVP), Veit has seen firsthand which materials hold up over time and which ones homeowners often regret installing.  Why More Atlanta Homeowners Are Choosing LVP Over Laminate  As waterproof flooring products continue gaining popularity, many homeowners still misunderstand the difference between laminate and luxury vinyl plank (LVP) flooring. The products often carry similar price points, but their long-term performance can vary significantly, especially in moisture-prone spaces such as kitchens and bathrooms.   “They’re priced the same, but LVP is truly a waterproof product, where laminate is a water-resistant product at best,” he said.  After years of replacing swollen laminate flooring damaged by moisture exposure, Veit now steers homeowners toward higher-quality LVP products instead. However, not all vinyl plank flooring performs equally.  Thin, lower-cost products often fail at the locking system, particularly in high-traffic areas. Oakerds avoids installing LVP products thinner than five millimeters due to durability concerns and product recalls.  Hardwood Flooring Continues To Set the Standard  Hardwood flooring remains one of the most durable and desirable flooring materials in the Atlanta market, and natural white oak floors with simple finishes continue to outperform short-lived design trends years after installation.   Hardwood’s long-term value comes not only from its appearance but also from its ability to be restored rather than replaced. It can often be refinished multiple times throughout its lifespan, making hardwood flooring a strong long-term investment.  “You could get four to five refinishes out of a floor, and that could span over 100 years,” Veit said.  While hardwood may scratch more easily than LVP in daily life, refinishing gives homeowners the ability to restore floors instead of fully replacing them after damage occurs.  Hardwood vs. LVP  For homeowners weighing hardwood against LVP, the right choice often depends on budget, lifestyle and long-term goals for the home.  Homeowners looking for longevity and timeless appeal may find hardwood flooring to be the better option. While hardwood typically requires a larger upfront investment, the material can last for generations when properly maintained.  “It’s been around for over 100 years, and it’s going to be around for 100 more,” he said.  LVP continues gaining market share because of its versatility and strong day-to-day durability, and it remains especially popular in new construction, rental properties and renovation projects across a wide range of price points.  For families with children and pets, LVP often performs better against scratches and general wear in the short term. However, once damaged, replacement becomes the only solution.   Refinishing Hardwood Floors: A Smart Investment  One of the biggest mistakes homeowners make is replacing hardwood floors that could have been refinished instead. In many cases, refinishing offers a more affordable solution while preserving the original character of the home.  Certain conditions, however, may justify replacement:  Severe structural damage  Major water intrusion  Engineered hardwood products with veneers too thin to refinish safely  Flooring Plays a Major Role in Resale Value  Flooring can directly influence how buyers perceive a home during showings. Clean, updated flooring can immediately improve the presentation of a property, while damaged or outdated flooring may raise concerns about maintenance throughout the rest of the house.  “Flooring is probably the first thing people see when they walk into the house,” Veit said.    Oakerds Launches Online Flooring Calculator  To simplify the pricing process, Oakerds recently launched an online flooring calculator that helps homeowners, agents and investors estimate project costs before scheduling consultations. Veit created the tool to give consumers faster access to pricing information while helping real estate professionals make quicker renovation decisions during transactions.   The calculator allows users to estimate refinishing, replacement and installation costs in about one minute. Users can also submit their information directly through the platform to request follow-up consultations and verified project estimates.  With more than 15 years of experience serving metro Atlanta, Oakerds Hardwood Floor Refinishing provides homeowners, investors and real estate professionals with solutions that balance durability, functionality and long-term value. Whether uncovering original hardwoods beneath outdated carpet or helping clients select the best materials for their homes, the company combines hands-on craftsmanship with practical industry expertise to support confident investment decisions. To learn more about Oakerds Hardwood Floor Refinishing, visit https://Oakerds.com/.   About Oakerds Hardwood Floor Refinishing  Based in Marietta, Georgia, Oakerds Hardwood Floor Refinishing specializes in hardwood floor refinishing, hardwood installation, luxury vinyl plank, tile and carpet services throughout metro Atlanta. The company works with homeowners, Realtors and investors on projects ranging from historic home restorations to modern renovations, delivering tailored recommendations backed by extensive industry experience and attention to detail.  Podcast Thanks       Thank you to Denim Marketing for sponsoring Atlanta Real Estate Forum Radio. Known as a trendsetter, Denim Marketing has been blogging since 2006 and podcasting since 2011. Contact them when you need quality, original content for social media, public relations, blogging, email marketing and promotions. A comfortable fit for companies of all shapes and sizes, Denim Marketing understands marketing strategies are not one-size-fits-all. The agency works with your company to create a perfectly tailored marketing strategy that will suit your needs and niche. Try Denim Marketing on for size by calling 770-383-3360 or by visiting www.DenimMarketing.com.        About Atlanta Real Estate Forum Radio       Atlanta Real Estate Forum Radio, presented by Denim Marketing, highlights the movers and shakers in the Atlanta real estate industry – the home builders, developers, Realtors and suppliers working to provide the American dream for Atlantans. For more information on how you can be featured as a guest, contact Denim Marketing at 770-383-3360 or fill out the Atlanta Real Estate Forum contact form. Subscribe to the Atlanta Real Estate Forum Radio podcast on iTunes, and if you like this week’s show, be sure to rate it. Atlanta Real Estate Forum Radio was recently honored on FeedSpot’s Top 100 Atlanta Podcasts, ranking 16th overall and number one out of all ranked real estate podcasts The post Hardwood vs. LVP: What Atlanta Homeowners Should Know Before Replacing Their Floors appeared first on Atlanta Real Estate Forum.

    20 min

  7. May 20

    Atlanta Beltline Targets 2030 Completion While Expanding Affordable Housing Impact

    The Atlanta Beltline continues its steady progression toward full completion of its 22-mile corridor, with major milestones approaching for trail development, long-term housing and transit objectives.  Dennis Richards, vice president of housing policy and development with the Atlanta Beltline, joins Host Carol Morgan on Atlanta Real Estate Forum Radio to discuss the Atlanta Beltline’s current status, housing strategy and future priorities.  Atlanta Beltline Nears Major Completion Milestones Ahead of 2030 Target  The Atlanta Beltline is on track to reach approximately 85% completion by June 2026, with full buildout targeted for 2030.  Described as one of the nation’s most significant redevelopment efforts, the project continues to transform former rail corridors into a connected 22-mile trail system with future transit capacity.  “It’s a large-scale urban redevelopment project. It’s one of the largest in the nation,” Richards said. “It’s an economic development engine for the city of Atlanta that’s transforming 22 miles of abandoned railroad corridor into a multi-use trail system.”  The initiative also reconnects 45 Atlanta neighborhoods that were historically divided by transportation infrastructure, restoring connectivity across the city’s core.  Housing Strategy Focused on Production, Preservation & Land Acquisition  Housing policy along the Atlanta Beltline is driven by a combination of strategic land acquisition, development partnerships and affordability requirements embedded into new projects.  The organization has acquired more than 90 acres of land adjacent to the corridor, creating opportunities to guide future development and support mission-aligned housing projects.  A key focus remains on ensuring that growth includes both affordability and community-serving commercial space, particularly for small, local businesses.  Developers working within the Atlanta Beltline tax allocation district are also encouraged and incentivized to incorporate affordability into project design, helping to bridge financing gaps while advancing housing goals.  More Than 7,000 Affordable Units Created or Preserved  Affordable housing outcomes remain one of the most closely tracked indicators of the Atlanta Beltline’s progress.  More than 4,400 units have been created or preserved within the tax allocation district, with an additional 2,600 units located in surrounding Atlanta Beltline communities—bringing the total to more than 7,000 affordable units in the broader area.  The long-term mandate calls for at least 5,600 affordable housing units within the TAD by 2030, with additional pipeline development expected to accelerate progress over the next several years.  Progress is tracking ahead of expectations, with approximately 88% of the goal expected to be reached by year-end based on current pipeline activity.  Inclusionary Zoning & Incentives Support Affordability Goals  Policy tools such as inclusionary zoning and targeted development incentives have played a central role in advancing affordability along the corridor.  The inclusionary zoning ordinance, launched in 2018, has helped produce nearly 950 affordable housing units within the Atlanta Beltline TAD and an additional 250 units just outside its boundaries.  Developers receive incentives to offset financing gaps in exchange for incorporating affordable housing and, in some cases, affordable commercial space within their projects.  The approach is designed to balance private investment with long-term affordability and community stability.  Economic Impact & Regional Growth Continue to Shape Demand  The Atlanta Beltline’s economic impact has exceeded early expectations. Originally projected at a 10:1 return on investment, the project has now reached approximately a 14:1 return.  At the same time, regional growth continues to place pressure on Atlanta’s housing market. The Atlanta Regional Commission projects nearly 2 million additional residents by 2050, reinforcing demand for housing in intown neighborhoods and along transit-connected corridors.  These dynamics continue to elevate the Atlanta Beltline’s role as both a housing catalyst and a long-term infrastructure investment.  Legacy Resident Program Supports Long-Term Housing Stability  The Legacy Resident Retention Program, administered through the Atlanta Beltline Partnership, is designed to help long-term residents remain in place as property values rise.  The program offsets property tax increases for qualifying homeowners in designated neighborhoods. Eligibility generally includes residents who have lived in their homes since March 2017 and meet income thresholds at or below 100% of area median income.  “It will fix essentially the amount of property taxes that a resident pays, and it’ll pay the difference,” Richards said, describing how the program helps reduce displacement pressure.  Trail Expansion & Transit Planning Define Next Phase of Growth  Recent progress includes the opening of Southside Trail segments four and five, marking another step toward a fully connected corridor.  The expansion enables continuous movement across key Atlanta destinations, linking areas from the northwest corridor through Southside neighborhoods and onward toward Piedmont Park and the Atlanta Botanical Garden.  Future phases will continue extending connectivity, with additional trail segments scheduled for completion.  An Atlanta Beltline transit study is also underway to evaluate long-term mobility options, with ongoing community engagement expected as planning evolves.  Looking Ahead to 2030: Full Buildout and Integrated Mobility  By 2030, the Atlanta Beltline is expected to reach full trail completion while continuing to expand housing production and advance transit planning.  The long-term vision includes a fully connected corridor supporting multimodal transportation, increased housing density and continued equitable development across Atlanta neighborhoods.  Through strategic land acquisition, policy-driven affordability tools and coordinated partnerships with public and private stakeholders, the Atlanta Beltline is working to align long-term housing production with sustained community growth across Atlanta’s core. To learn more about the Atlanta Beltline and its ongoing initiatives, visit www.beltline.org.  About the Atlanta Beltline  The Atlanta Beltline is a 22-mile urban redevelopment initiative transforming former railway corridors into a connected system of multi-use trails, parks and future transit infrastructure. The project is designed to improve mobility, expand housing opportunities and support equitable economic development across Atlanta.  Podcast Thanks       Thank you to Denim Marketing for sponsoring Atlanta Real Estate Forum Radio. Known as a trendsetter, Denim Marketing has been blogging since 2006 and podcasting since 2011. Contact them when you need quality, original content for social media, public relations, blogging, email marketing and promotions. A comfortable fit for companies of all shapes and sizes, Denim Marketing understands marketing strategies are not one-size-fits-all. The agency works with your company to create a perfectly tailored marketing strategy that will suit your needs and niche. Try Denim Marketing on for size by calling 770-383-3360 or by visiting www.DenimMarketing.com.        About Atlanta Real Estate Forum Radio       Atlanta Real Estate Forum Radio, presented by Denim Marketing, highlights the movers and shakers in the Atlanta real estate industry – the home builders, developers, Realtors and suppliers working to provide the American dream for Atlantans. For more information on how you can be featured as a guest, contact Denim Marketing at 770-383-3360 or fill out the Atlanta Real Estate Forum contact form. Subscribe to the Atlanta Real Estate Forum Radio podcast on iTunes, and if you like this week’s show, be sure to rate it. Atlanta Real Estate Forum Radio was recently honored on FeedSpot’s Top 100 Atlanta Podcasts, ranking 16th overall and number one out of all ranked real estate podcasts.  The post Atlanta Beltline Targets 2030 Completion While Expanding Affordable Housing Impact appeared first on Atlanta Real Estate Forum.

    20 min

  8. May 13

    How HOA Management Is Shaping New Home Communities Across Georgia

    Homeowners association (HOA) management is playing a larger role in new community development across metro Atlanta than many homebuyers realize. As builders navigate affordability challenges, rising operating costs and shifting buyer expectations, early HOA planning has become increasingly important for protecting long-term community value and financial stability.   Lisa Simmons, chairperson of Beacon Management Services and Tasha Fulk, vice president of the Declarant Services Division, join Host Carol Morgan on Atlanta Real Estate Forum Radio to discuss the evolving role of HOA management, current housing market trends and how proactive planning helps communities operate more efficiently from startup through turnover.  “We’re celebrating our 15th year in business, and we’ve grown from a very small company to one of the largest in Georgia,” Simmons said. “We manage over $15 billion in real estate assets throughout Georgia, and we’re the fifth-largest community association management company in Georgia.”  Beacon’s portfolio spans a wide variety of community types, including master-planned communities, mixed-use developments, golf course communities and marina properties, along with a growing new-home construction division.  Metro Atlanta Housing Market Stabilizes as Affordability Shapes Demand  The metro Atlanta housing market is currently defined by stability, steady demand and a more cautious, price-sensitive buyer pool. Increased inventory has also created a more balanced environment for builders and developers.  Builders are responding with a more disciplined approach by adjusting incentives, managing supply and refining product offerings to better align with affordability challenges and buyer demand.  Affordability Drives Suburban Expansion & Townhome Growth  Affordability is reshaping where and how communities are being built across metro Atlanta. Development continues moving farther into suburban and exurban markets as buyers seek more space and value.  That shift is also fueling demand for townhomes, allowing builders to maximize density while still offering desirable square footage at a more attainable price point. At the same time, the continued popularity of live-work-play communities is influencing development patterns and design trends.  “Live-work-play is here and popular,” Fulk said. “People like that connectivity. They like being able to meet up with their neighbors down at a local coffee shop or see entertainment and then walk back home.”  Why HOA Management Is Becoming Critical in Early Development  HOA oversight during development helps establish a strong operational foundation while reducing the risk of financial gaps, service disruptions and homeowner dissatisfaction later in a community’s lifecycle.  A major part of that early involvement is education, particularly for buyers who may be unfamiliar with how HOAs function or what responsibilities come with living in a managed community.  “We do not make the rules,” Simmons said. “The Board of Directors always sets policy for their respective association based on the governing documents.”  Budgeting, Technology & Long-Term Stability in New Communities  Early planning and budgeting are central to long-term financial stability in new communities. Beacon works with a range of national, regional and private builders across metro Atlanta, helping maintain consistency in community operations and communication during the early phases of development.  “We assist with a six-year proposed budget so that when it does turn over, the community is in a good financial state,” Fulk said.  Rising costs, including insurance, labor and maintenance, are also putting pressure on HOA budgets and increasing the need for realistic financial planning. Technology continues to play a larger role in improving efficiency and communication by centralizing operations and giving homeowners real-time access to important community information.  Protecting Builder Reputation Through Consistent Community Management  “When homeowners associate the builder with quality organization and a positive experience, that is where long-term brand protection happens,” Simmons said.  Beacon works with a wide range of national, regional and private builders across metro Atlanta, supporting consistency in community operations and communication during the early phases of development.  HOA Management Is Now a Core Development Strategy  HOA management is no longer an afterthought in community development. It has become a strategic partner in planning, budgeting, communication and long-term community success.  As rising costs and evolving buyer expectations continue to reshape the housing market, early HOA involvement is becoming increasingly important for building financially stable, well-managed communities across metro Atlanta.  Through early collaboration with builders, proactive budgeting and ongoing homeowner support, Beacon helps communities establish a stronger foundation for long-term stability and success. To learn more about Beacon Management Services, visit www.BeaconManagementServices.com.   About Beacon Management Services  Beacon Management Services is a leading Georgia property management company that offers comprehensive solutions to over 400 community associations, condominiums, commercial and mixed-use properties.  With offices in Atlanta, Athens and Huntsville, Beacon also serves numerous homebuilders and developers throughout the southeastern United States.    Professional, personalized service coupled with the extensive resources of a proven leader; make Beacon the first choice for real estate management.  To learn more about Beacon Management Services, visit www.BeaconManagementServices.com or call (404) 308-3188.   Podcast Thanks       Thank you to Denim Marketing for sponsoring Atlanta Real Estate Forum Radio. Known as a trendsetter, Denim Marketing has been blogging since 2006 and podcasting since 2011. Contact them when you need quality, original content for social media, public relations, blogging, email marketing and promotions. A comfortable fit for companies of all shapes and sizes, Denim Marketing understands marketing strategies are not one-size-fits-all. The agency works with your company to create a perfectly tailored marketing strategy that will suit your needs and niche. Try Denim Marketing on for size by calling 770-383-3360 or by visiting www.DenimMarketing.com.        About Atlanta Real Estate Forum Radio       Atlanta Real Estate Forum Radio, presented by Denim Marketing, highlights the movers and shakers in the Atlanta real estate industry – the home builders, developers, Realtors and suppliers working to provide the American dream for Atlantans. For more information on how you can be featured as a guest, contact Denim Marketing at 770-383-3360 or fill out the Atlanta Real Estate Forum contact form. Subscribe to the Atlanta Real Estate Forum Radio podcast on iTunes, and if you like this week’s show, be sure to rate it. Atlanta Real Estate Forum Radio was recently honored on FeedSpot’s Top 100 Atlanta Podcasts, ranking 16th overall and number one out of all ranked real estate podcasts.  The post How HOA Management Is Shaping New Home Communities Across Georgia appeared first on Atlanta Real Estate Forum.

    20 min
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