Atlanta Real Estate Forum Radio

Carol Morgan
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Atlanta Real Estate Forum Radio

Atlanta Real Estate Forum Radio is an award-winning podcast launched on October 7, 2011. With over 1,000 episodes, the show features the movers and shakers in the Atlanta real estate industry, along with news and information on new projects, communities, etc. Atlanta Real Estate Forum is a product of Denim Marketing. The show is hosted by Carol Morgan, a visionary in new home marketing.

  1. NOV 27

    Traton Homes: Why Townhomes Are Popular Right Now

    Chris and Clif Poston, principals with Traton Homes, join host Carol Morgan for this week’s Atlanta Real Estate Forum Radio episode. In this podcast segment, they discuss the growth of townhome development and what is available in the Atlanta market. What makes townhomes so appealing in today’s home market? The demand for townhomes has increased as homebuyers desire smaller homes near community centers and local attractions. With home prices consistently rising, affordability is a driving force for buyers and the perk of landscaping and exterior maintenance being included in their monthly HOA fees is enticing. Clif Poston said, “We've got townhouses near a lot of different smaller municipalities, but I think it's a lifestyle allowing people to choose a smaller home and kind of giving up a little bit of space and maybe some yard space to be able to have accessibility to the local areas that they want to be in.” Traton Homes also utilizes amenities, such as dog parks, pools, cabanas and pickleball courts, to bring a sense of togetherness to the residents in its townhome communities. What is the demand for townhomes in comparison to single-family, detached homes? Townhomes are taking over the urban housing market because of higher development costs. People want to live close to dining, shopping, recreation and medical centers, but it is difficult to build affordable, single-family homes in the city. “The rising cost of development is because in the closer in areas, you're using somewhat of the leftover land, which drives higher development cost,” said Chris Poston. “So, there's not tracks of land available to go put nice, detached subdivisions in.” “A while ago, our slogan was changed to ‘Altogether More’ and that encompasses altogether more of everything, value and design,” said Chris Poston. “So, I think we look at it as saying we're going to offer you a good price in an area, but we're also going to give you some of the key design features that maybe separate us and put us in a different spot.” Clif Poston emphasized that many home shoppers don’t have different expectations for townhome residences versus single-family homes, except for square footage. Many are still looking for open-concept floor plans, great kitchens and large owner’s suites, which are typical in both townhomes and single-family homes. “I don't know if people really change with what they want,” said Clif Poston. “I think that people just can kind of reframe and adjust their expectations as the product gets a little bit smaller and those spaces get a little bit more confined.” Tune in to the full interview above to learn more about townhome communities in metro Atlanta. For more about Traton Homes, visit www.TratonHomes.com. About Traton Homes  Headquartered in Marietta, Georgia, Traton Homes offers “Altogether More” to homeowners including more experience, more impressive architecture, more outstanding features and more rewarding lifestyles in more desirable locations.  Traton Homes has many exciting townhome communities currently selling across metro Atlanta, including Bluffs at Bells Ferry and Gates at Hamilton Grove in Marietta, Cherokee Township in Acworth,  East Park Village and Townes at South Main in Kennesaw, River Walk Place in Lawrenceville, Wildwood Place in Powder Springs and Wilkins Walk in Mableton.  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. It is currently working on strategies for the Google Helpful Content update and ways to incorporate AI into sales and marketing. Contact them when you need quality, original content for social media, public relations, blogging, email marketing and promotions.

    24 min

  2. NOV 20

    Steps to Creating a Conservation Community

    Dennis McConnell, president of Healthy House of Georgia, joins host Carol Morgan for this week’s Atlanta Real Estate Forum Radio episode. In this podcast segment, McConnell discusses steps to creating a conservation community, including balancing environmental preservation with residential needs and how the planning process differs from conventional developments. What defines a conservation community? Conservation communities take special care to preserve natural areas like forests, wetlands and watersheds and create housing that complements the landscape. It’s the idea that “you don’t need to take everything to have a good life.” These communities use the natural landscape to create distinctive neighborhoods instead of pursuing the maximum developed area. What are some goals when designing a conservation community, and what are some challenges? Land is the most significant consideration. In Atlanta, finding larger sections of land is achievable but expensive due to zoning. McConnell weighs the economic and physical development needs of the properties and assesses from there. McConnell’s most recent project, Pendergrast Farm, presented unique challenges due to its location. The land was initially zoned for three-quarter acre properties because that was what a septic tank would fit on in the 1950s. That altered the development plan, made it an expensive property to obtain and created challenges within the natural landscape. McConnell said, “The land was cotton fields after World War II, so all the trees that we're saving now have grown up since 1945, which is a slightly different bent than you'll see in some places where a pine forest should be an oak forest, which takes long to grow.” In order to develop Pendergrast Farm, McConnell and his team worked with county officials to create a new zoning category to accommodate the needs of conservation communities. This precedent makes the development of future communities in DeKalb County one step easier in the future. Other considerations must be made regarding the natural landscape. With streams comes the need for bridges unless the community has double-entry. Preserving rock and forest features also takes time and strategic planning. McConnell also emphasizes the importance of considering factors like amenities in the site plan. For some conservation communities, the open space around the residences is enough, and for others, there is a need for more modern offerings like a pool, sports courts, a clubhouse, etc. “We've been able to get around a 20% premium over the average price in the larger community by having it with an amenity package that people value,” said McConnell. Tune in to the full interview above to learn more about starting a conservation community. For more about Pendergrast Farm, visit www.PendergrastFarm.com. More information about Healthy House of Georgia can be found at www.HealthyHouseofGeorgia.com. About Pendergrast Farm Recently named the Community of the Year for a community with 20 homes or less, Pendergrast Farm is a 20-home conservation community that promotes sustainable living with proximity to Emory University, local hospitals and Atlanta’s best attractions. The community is thoughtfully arranged around a 1-acre urban farm to cultivate a strong connection with Georgia’s rich flora and fauna. About Healthy House of Georgia Led by President Dennis McConnell, Healthy House of Georgia brings 60+ years of homebuilding experience, specializing in customer service and a focus on custom home construction. McConnell’s vast list of in-house and vendor resources ensures that your custom home project is everything you want and more! Podcast Thanks A special 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.

    23 min

  3. NOV 6

    Tunnel to Towers: Providing Housing for America’s Heroes

    Luis Menendez, director of construction at Tunnel to Towers Homeless Veterans Program, joins host Carol Morgan for this week’s Atlanta Real Estate Forum Radio episode. In this podcast segment, Menendez discusses the upcoming Atlanta Veteran Village. Tunnel to Towers founded its Homeless Veterans Program in 2022 with the goal of ending Veteran homelessness nationwide. The foundation recently broke ground in Mableton and looks forward to providing permanent housing for Veterans across the metro Atlanta area. What is the Atlanta Veteran Village, and how does it benefit Atlanta’s Veterans? Tunnel to Towers recently acquired an abandoned hotel and began renovations this year to transform it into the Atlanta Veteran Village, a permanent housing opportunity for Veterans in need. The hotel is situated in a prime location near local transportation and VA services. “Our projects focus on providing that core foundation, which is a dignified home they can call their own,” said Menendez. “They make a choice to come into our residences. They pay rent, so there is some skin in the game. It's minimal rent and predicated on the amount of income that each Veteran can make.” Atlanta Veteran Village is expected to be completed next year, and it will provide opportunities for 93 Veterans to enjoy permanent housing and supportive services. What other projects are available for Veterans through Tunnel to Towers? Tunnel to Towers has housing projects throughout the country, stretching from Buffalo, New York, down to Florida. It also supports Veterans between projects with its national case management network, which offers various services such as monetary contributions for rent, legal services and workforce advisory. Menendez said, “It's not just the housing support that we provide in our Veterans Villages, but also more soft services of bringing in the Veteran wherever they may be and keeping them housed where they're at by providing those service around them to help them meet their goals.” Like its Veteran Village in Houston, Texas, Tunnel to Towers will implement a ground-floor resource center for residents at Atlanta Veteran Village. The foundation aims to provide Veterans with workplace development assistance that teaches them how to write resumes, interview and utilize skills learned in the military for new jobs. In Pennsylvania, Tunnel to Towers is looking to partner with a local contract group that teaches veterans various trades – carpentry, electrical, mechanical and plumbing - that put them one step closer to fulfilling careers. It is also seeking metro Atlanta contractors to work alongside residents after the Atlanta Veteran Village opens next year. What is the process for residency at the Atlanta Veteran Village? The Veteran Village welcomes Veterans of all ages to apply. Residents must be honorably discharged and have a clean record, both of which are evaluated during the screening process. “They have this certain brotherhood that they stick together, so if one goes, the other goes. Otherwise, they both may not go,” said Menendez. “So, it's something that if there is that partnership amongst the Veterans and they are very close together in that brotherhood through word of mouth, we're certain that they'll come to the realization that, ‘Hey, this is a good opportunity for me to get back on my feet.’” Since the facility only offers single-occupancy housing, Veterans with families are encouraged to utilize the national case management network to find housing opportunities that allow them to stay together. Tune in to the full interview above to learn more about the Atlanta Veteran Village. Learn more about Tunnel to Towers Homeless Veterans Program at www.T2T.org. About Tunnel to Towers Tunnel to Towers was founded in honor of Stephen Siller,

    29 min

  4. OCT 30

    Parkland Communities: Investing in Build-to-Rent

    Michael Paul, director of investments at Parkland Communities, joins host Carol Morgan for this week’s Atlanta Real Estate Forum Radio episode. In this podcast segment, Paul discusses the rise of built-to-rent (BTR) communities in Atlanta. The build-to-rent sector has seen enormous growth in the last few years, especially in the Atlanta market. Higher-income individuals increasingly seek living opportunities that feel like home without the maintenance and upkeep of owning. As there is more demand for luxury rentals, investors have begun to take notice and invest in BTR communities across the state. “I've always just been a believer that if consumers want it, investors will follow,” said Paul. “I think we've seen that in a big way.” What does it mean to be “renters by choice”? These individuals want somewhere to spread out and put down roots without the hassle of upkeep and maintenance. From young couples just starting to grow their families to empty-nesters looking for a change of scenery, the BTR sector serves a wide range of higher-income residents. “COVID certainly accelerated the push for more spaces,” said Paul. “We all were working remotely, and people with kids or just two people working in the same household needed to be separated.” Many residents also seek this lifestyle because it allows for pets to tag along, unlike many traditional apartment complexes. Built-to-rent communities, like Parkland Communities, embrace spacious floorplans, backyards and community spaces that allow residents and their pets to stretch their legs. What is the current state of the BTR sector? The supply of BTR communities is not keeping up with demand. Challenges in zoning and a lack of investors contribute to the limited number of BTR units on the market. The BTR sector has catapulted in the last few years, taking over the southwest and creating opportunities for a diverse group of residents. However, BTR is still in its beginning phases, which looks like a gamble to real estate investors. There is limited data to support the rise of this sector, and investors don’t want to bite without supportive operational and transactional histories. Paul said, “But I'll tell you evidence in the last six months is that it's a resilient sector, and I think, we're just starting scratching the surface here.” What are real estate investors looking for today? Most investment groups are looking for BTR projects that mimic multi-family housing from an operational standpoint. That translates to 150+ single-family or townhome units with amenities and onsite management. Paul said, “I do think you'll have ample demand because, from an investor's perspective, living in either one of those is still preferable for most people than it is to live in a multi-family deal.” How important is property management for BTR residents? Many BTR communities have tried different management strategies, some keeping the same style as multi-family complexes and others adopting a more personalized approach with residents. “The property managers are there in my mind for two reasons,” said Paul. “One is to serve the tenants, making sure they are comfortable and have a desirable lifestyle. Another part is back to the investors, right? I think you have to have a property manager who solves the investors' needs, which means trying to make it as efficient as possible and kind of a clear operating model.” Paul emphasizes how important property management is but indicates that strategy is still up for debate. Tune in to the full interview above to learn more about build-to-rent. Learn more about Parkland Communities at ParklandCo.com. About Parkland Communities Parkland Communities is a privately owned real estate development and investment firm that specializes in residential communities.

    31 min

  5. OCT 23

    FMLS: How Does the NAR Settlement Affect Homebuyers?

    Jeremy Crawford, president and CEO of FMLS, joins host Carol Morgan for this week’s Atlanta Real Estate Forum Radio episode. In this podcast segment, Crawford discusses what the NAR settlement means for homebuyers. What is the NAR Settlement? According to the recent NAR settlement, Realtors, brokerages and other members of the National Association of Realtors (NAR) owned or affiliated MLSs must establish a clear buyer agency agreement before the buyer agency can show a home to a consumer. This practice has been present in the state of Georgia since 1991. However, nationwide it’s a large part of the settlement. As responsibilities shift to Realtor-owned MLSs, the pressure is on to enforce compliance as the housing market continues to grow. Considering these changes, FMLS has taken a position of consumer transparency. Its fields remain available and serve as offers of compensation from the seller to the buyer agency. These fields are optional, putting the decision to accept or pass at agents’ fingertips. “FMLS does not arbitrate, mediate or get involved in the offer of compensation,” said Crawford. “We provide fields in the database for the listings that the agents can use at their discretion.” The NAR Settlement from the Buyer Perspective The NAR settlement added new challenges to the home buying process, affecting agents, buyers and brokers. As of August 2024, MLSs involved with NAR cannot put offers of compensation on multiple listing sites nor advertise that information. This update makes it difficult for brokers and agents to access crucial information for their clients and causes buyers’ costs to rise as well. “The entire process for buying a home now is a little more complicated,” said Crawford. “It may be more expensive for the down payment and closing perspective for the buyers and less transparent, because they can't find the information on the Internet as easily as they could.” Buyers are expected to pay for their own representation now, which has created a shift toward home shoppers trying to browse on their own. Professional guidance is important during the homebuying process. There are many factors that often get overlooked without a trained eye, such as location, school districts, flood risk in certain areas, zoning, etc. What about home builders’ ever-changing commission and compensation packages? Crawford notes that many agents are still engaging and writing up buyer-agency agreements with clients. “We now have many of the top builders in Atlanta or FMLS broker members - Toll Brothers, DR Horton, etc. - they're all FMLS broker members,” said Crawford. “Their listings are within FMLS, and they provide some level of offer of compensation to those agents who have a buyer community that would have interest and bring them a buyer. And I think the process there is still going to be the same for the builders. They're still going to offer opportunities for the buyer and the buyer agency who brings the buyer in.” Tune in to the full interview above to learn more about FMLS or visit ww.FirstMLS.com. About FMLS FMLS is the fourth largest multiple listing (MLS) service in the nation. Since 1957, it has served over 57,000 real estate professionals, including agents, appraisers, brokers and home inspectors. FMLS is privately owned and not affiliated with the National Association of Realtors. Crawford said, “Our mission is really to help brokers and agents transact real estate so they can fulfill the American dream of home ownership for their clients, be it buyer or seller.” A special 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. It is currently working on strategies for the Google Helpful Content update and ways to incorporate AI into sales and marketing.

    30 min

  6. OCT 16

    City of Powder Springs: How to Grow a City in Three Steps

    Pam Conner, city manager of the City of Powder Springs, joins host Carol Morgan for this week’s Atlanta Real Estate Forum Radio episode. In this podcast segment, Conner discusses methods for developing one of Atlanta’s fastest-growing cities. Events + Gatherings Events and gatherings are a driving force for city growth, according to Conner. The City of Powder Springs works diligently with residents to host diverse events that represent its larger population. The city plans yearly holiday celebrations, including Independence Day fireworks, Veteran’s Day celebrations, chili cook-offs, and Hispanic Heritage Month activities in October. Other community events include the Brown Bag concert series, 5K running events, Bookfest, health and wellness workshops and meet-and-greets with local law enforcement. Listening to Residents Listening to residents' concerns and suggestions is another essential element of city planning. Whether it is a dog park or better roads, it is crucial for city planners to give residents a platform to voice their concerns. It is even more important to put those ideas into action. “We are also developing and planning to develop more parking and transportation improvements,” said Conner. “The city's a small city, and its geography is what it is. There are opportunities for some intersection improvements to help move people along, and, you know, the folks who do live here have valid comments and concerns about the traffic.” Adding Rooftops How does a city like Powder Springs grow its population? The City has added multifamily and townhome developments and strives to boost its population during the day. This means businesses and attractions invite residents to engage throughout the day through dining, recreation, shopping and more! Conner notes that walkability is especially attractive to new and younger residents. Situated on the edge of Thurman Springs Park Square, a new multifamily development is nearly complete with 220 units. These homes put residents within walking distance of city events, with some that include balconies overlooking the square. A second housing development is underway about two blocks from the downtown area. “I think that with all the apartments downtown and the multifamily, you're going to see that a lot of people work from home and that's going to boost the population during the day too,” said Conner. “Because you can work from home two or three days a week, run out and grab your coffee, or run out and grab your lunch and you can walk there.” Tune in to the full interview above to learn more about the City of Powder Springs or visit www.CityOfPowderSprings.org. About the  City of Powder Springs Located in southwest Cobb County, Powder Springs boasts a small-town atmosphere complemented by booming developments in housing, community engagement and recreation. What does city growth look like for Powder Springs? Recently, the City of Powder Springs recreated its City Center, once known as the “heart and soul of the community” during the city’s beginnings. Other recent additions to Powder Springs include Thurman Springs Park, a town square area with an amphitheater and splash pad, Powder Springs Park and its renovated City Hall. “Grand ideas are grand, but they don't help you if they just stay on paper or on the shelf,” said Conner. “So, the city worked really hard with the Downtown Development Authority to make those changes downtown, and you can start to see that revitalization with more people down at the events that we have.” The Silver Comet Trail, a paved rail trail running from Smyrna, Georgia, to Alabama, passes through Powder Springs and is a recreational staple for residents. The Linear Park trailhead provides access from Powder Springs, forming connections across Cobb County. Powder Springs is also home to the Seven Springs Museum, full of rich local history.

    23 min

  7. OCT 9

    Georgia MLS: Where is the Housing Market Headed?

    John Ryan, chief marketing officer of Georgia MLS, joins host Carol Morgan for this week’s Atlanta Real Estate Forum Radio episode. In this podcast segment, Ryan discusses the current state of the housing market and his outlook for the future. Due to its rich business and employment opportunities, Atlanta maintains an active, dynamic marketplace that ebbs and flows with new industry. There were 75,000 homes that have sold this year so far, a 2.1% decrease from 2023. However, the “hot” market is fading away as Atlanta months of supply (MOS) is currently 3.8 months, according to Georgia MLS listings. Its listings have also increased to 17,800, a dramatic shift from 7,000 to 8,000 listings in past years. This is still a far cry from 6 months of inventory which has long been the normal in Atlanta. Interest rates continue to hover at 6.4%, which could be a confidence boost for buyers and sellers in today’s marketplace after years of higher rates. The first-time homebuyer demographic is still challenged by these rate fluctuations, but there is hope for rate stability in 2025. Even with positive shifts in MOS and interest rates, there is still an overflowing demand in comparison to supply. Housing prices remain elevated with a median price of $400,000 across the Atlanta market and new construction listings are growing but still only represent 10% of total listings. “As we move into 2025, those rates should hover a little just above the 6% mark,” said Ryan. “That is still a reasonable rate, as we've seen historically, to make people move one way or the other within the marketplace.” As the market continues to shift and move around, Ryan emphasizes working closely with real estate professionals that can take you step-by-step through the process of buying or selling your home. Having trained agents and lenders on your side ensures that everything runs smoothly from listing to closing. Tune in to the full interview above to learn more about Georgia MLS or visit www.GeorgiaMLS.com. About Georgia MLS Georgia MLS is the largest real estate marketplace in Georgia, serving 52,600 agents and 4,600 brokerage offices across the state. Its offices can be found in the North Georgia Mountains, through metro Atlanta and all along the Georgia coast. What does Georgia MLS bring to the Atlanta housing market? The multiple listing service provides opportunities for brokerages and agents to connect and work together for their clients. Georgia MLS is also a proud founding partner of the Southeast MLS alliance – Georgia MLS, Charleston MLS, Charlotte MLS and Nashville MLS. “We are going to be providing active and off market data to our members, all under one platform, so our members will have access to three of the most desirable cities in the southeast,” said Ryan. “We are just trying to connect the dots of providing information, and then also a referral network that they have clients that are moving to different areas.” A special 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. It is currently working on strategies for the Google Helpful Content update and ways to incorporate AI into sales and marketing. 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 adhere to your specific needs and niche. Try Denim Marketing on for size by calling 770-383-3360 or by visiting www.DenimMarketing.com. The Atlanta Real Estate Forum Radio “All About Real Estate” segment,

    24 min

  8. OCT 2

    Century Communities: Why Land is Sometimes the Most Important Element

    Alex Miller, director of land acquisition at Century Communities, joins host Carol Morgan for this week’s Atlanta Real Estate Forum Radio episode. In this podcast segment, Miller discusses land acquisition from a national builder’s perspective. Miller attended Indiana University and graduated with a degree in secondary education. When he discovered that teaching wasn’t the best career choice for him, he went back to school, obtaining an MBA at Indiana Wesleyan University and a Master of Science with a focus on Finance from Georgia Southern University. His first job in real estate was as a financial analyst at Stanley Martin Homes in Atlanta. He did underwritings for land acquisition, new deals and general corporate finance. After a couple of years, he moved to Century Communities and now serves as the face of land acquisition. “Land acquisition, which is one of the reasons I love it, it's kind of the heartbeat of the company,” said Miller. “I like to think of myself on the front lines out there, battling for land. Without land, you don't have a home building company.” The most important land acquisition goal is achieving the business plan through daily actions. Miller forecasts five years out, which means that he looks at many different projects at the same time. Whether it is a finished lot, a deal that is just zoned or raw land, he assesses each project individually to determine where it fits in the five-year plan. “You structure where you deploy your capital and purchase these deals at the right time to meet those business plans in the future,” said Miller. “And it's tricky. Right now, Century’s Atlanta division is working very aggressively to meet those goals.” Where is Century Communities looking to build in Atlanta? Miller said the industry-rich I-75 corridor toward Cartersville and Emerson is being discussed. Century is also working to build in South Fulton locations like McDonough and Douglasville, but the rising costs of land in the area challenge the land acquisition team. The current golden Atlanta markets are Cherokee County, Dawson County and Forsyth County. Choosing a location can be challenging, but Miller has criteria that clarify the decision. For example, when looking at raw land to develop into single-family home communities with two units per acre, he likes a minimum of 50 acres to work with. The number of acres is not as crucial when acquiring lots with zoning permits in hand or finished lots. Zoning is the risky aspect of land acquisition, so already-zoned lots are attractive to home builders like Century. With interest rates at an all-time high, home builders must consider what is affordable now for buyers and what will still be affordable in three to five years. Other challenges can pop up along the way, including pond agreements, lift stations for sewers that don’t flow with gravity and rough topography. Miller and his land acquisition team constantly face new roadblocks on projects, but he enjoys the challenge. “I'll come home, and my wife, she’ll ask me how my day was.” said Miller. “I have literally experienced every single emotion that a human has in a day because of these deals, but that's what makes it fun, too.” As housing trends change, there is a shift to smaller properties across the Atlanta market. Miller said that people are not shying away from higher-density communities and homes under 2,000 square feet. However, in areas like north Forsyth County, the demographic is different and favors larger lots and luxury products. He emphasizes the importance of home builders knowing the area and knowing their buyers to maximize profit in an ever-changing market. Tune in to the full interview above to learn about Century Communities, or visit www.CenturyCommunities.com. A special thank you to Denim Marketing for sponsoring Atlanta Real Estate Forum Radio.

    30 min
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About

Atlanta Real Estate Forum Radio is an award-winning podcast launched on October 7, 2011. With over 1,000 episodes, the show features the movers and shakers in the Atlanta real estate industry, along with news and information on new projects, communities, etc. Atlanta Real Estate Forum is a product of Denim Marketing. The show is hosted by Carol Morgan, a visionary in new home marketing.

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