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  1. 1d ago

    Higharc Wants to Design Homes in Hours, Not Months

    What do video games and homebuilding have in common? More than you might think! Thomas Holt spent years creating visuals for major video games before turning his attention to residential construction. Today, he helps companies rethink the way they design, sell and build homes through artificial intelligence (AI). Holt, co-founder and vice president of visualization at Higharc, joined host Carol Morgan on Atlanta Real Estate Forum Radio to discuss spatial AI, the future of new home sales and why technology could dramatically speed up the way the industry brings new products to market. From Video Games to Real-World Construction Holt’s background in video game development may seem like an unlikely path to homebuilding, but he sees an important distinction between the two. “In games, you’re inventing a world, and the only rule is that it has to feel right,” Holt said. A house has a lot more rules. Every wall has a cost, windows have requirements and design decisions affect framing, permitting and construction. Ultimately, there’s also a homebuyer counting on the finished product to work as intended. For Higharc, that means creating a digital model that accounts for more than what a home looks like. The platform connects information across the design, sales, estimating and construction processes. Ending the “Game of Telephone” One of the biggest challenges in residential construction is not necessarily creating information. It’s keeping that information consistent as it moves through an organization. CAD drawings, for example, are essentially representations of a building. A line might indicate a wall, but the line itself doesn’t represent what a wall is. That becomes an issue when the file moves from design to estimating, sales and construction. Each team may have to interpret the information and enter it into another system. Holt compared the process to a game of telephone. “Every one of those handoffs is a different chance for the versions to kind of drift,” he said. By the time those differences reach the field, they can show up as change orders, material overages, delays and other expensive mistakes. A shared digital model gives each department access to the same underlying information, reducing the need to translate it over and over again. Why Spatial AI Is Different From Generative AI Generative AI has become remarkably good at producing things that look and sound convincing. But convincing isn’t necessarily the same as correct. An AI-generated floor plan might be perfectly useful as inspiration. It’s a different story when someone needs to estimate materials or send the plan to a job site. Spatial AI is designed to understand the relationships between elements in a building. A wall isn’t simply a line. It is a wall with characteristics and construction implications. The same applies to windows, kitchens, rooms and other components. That context allows the technology to produce information that can support the actual building process. A More Interactive Way to Shop for a New Home Consumers have become accustomed to customizing products online. They can build a car, change a pair of sneakers or configure a computer before making a purchase. A house is considerably more complicated. There can be an enormous number of possible combinations, and changing one element can affect several others. Historically, giving buyers that level of choice has required a lot of manual work behind the scenes. Higharc’s web-based showroom is designed to make the experience more seamless. Buyers can explore 3D floor plans, change structural options and swap exterior collections while seeing those choices update on screen. The experience can also incorporate real manufacturer products and builder-controlled pricing. The bigger advantage is what happens behind the scenes. Because the experience is connected to the same underlying information used throughout the process, changes can stay aligned with what the company is actually selling and building. For buyers, that means more freedom to explore. For sales teams, it means less work trying to keep countless combinations straight. AI Could Give Homebuilding Teams More Time Holt doesn’t see AI completely replacing most jobs. Instead, he expects it to change how people spend their time. “I think everybody’s job in some way is going to improve,” Holt said. That could be particularly valuable in an industry that continues to face labor shortages. Rather than eliminating people, technology can help teams spend less time on repetitive tasks and more time on work that requires experience and expertise. The same principle could extend to the job site. Holt expects technology to improve access to information, quality control, analytics and other tools that help tradespeople and field teams do their work more effectively. Higharc Expands Its Reach With $95 Million Funding Round Higharc recently raised $95 million in a Series C funding round led by Insight Partners. The investment will support two major priorities: accelerating the company’s AI product development and expanding the platform beyond builders into the broader housing industry. For smaller companies, the appeal may be the ability to offer buyers sophisticated 3D sales and marketing experiences. Larger organizations can benefit from bringing more consistency to complex product lines, options and processes. The Future Could Be Faster Home Design Creating a new plan or adapting an existing one for a different community can take months. That makes experimentation expensive and can discourage companies from making frequent changes. Holt believes AI could dramatically shorten that process. “I think where AI will take us is to a point where plans can get generated and validated in hours instead of months,” he said. That would give companies more room to test ideas, adapt designs to individual markets and respond to what buyers actually want. In some ways, the future could mean products are tested and refined continuously rather than treated as finished once they reach the market. Listen to the full episode of Atlanta Real Estate Forum Radio for more insights from Holt on spatial AI, the homebuying experience, the future of product development and how technology could reshape the homebuilding industry. For more information about Higharc, visit Higharc.com. About Higharc  Higharc is a homebuilding technology company helping builders move from design to construction with a connected digital platform. Its tools bring together home design, configuration, 3D sales, estimating and construction documents, allowing teams to work from the same underlying data.   Podcast Thanks       Thank you to Denim Marketing for sponsoring Atlanta Real Estate Forum Radio. Known as a trendsetter, Denim Marketing has been blogging since 2006 and podcasting since 2011. Contact them when you need quality, original content for social media, public relations, blogging, email marketing and promotions. A comfortable fit for companies of all shapes and sizes, Denim Marketing understands marketing strategies are not one-size-fits-all. The agency works with your company to create a perfectly tailored marketing strategy that will suit your needs and niche. Try Denim Marketing on for size by calling 770-383-3360 or by visiting www.DenimMarketing.com.        About Atlanta Real Estate Forum Radio       Atlanta Real Estate Forum Radio, presented by Denim Marketing, highlights the movers and shakers in the Atlanta real estate industry – the home builders, developers, Realtors and suppliers working to provide the American dream for Atlantans. For more information on how you can be featured as a guest, contact Denim Marketing at 770-383-3360 or fill out the Atlanta Real Estate Forum contact form. Subscribe to the Atlanta Real Estate Forum Radio podcast on iTunes, and if you like this week’s show, be sure to rate it. Atlanta Real Estate Forum Radio was recently honored on FeedSpot’s Top 100 Atlanta Podcasts, ranking 11th overall and number one out of all ranked real estate podcasts.  The post Higharc Wants to Design Homes in Hours, Not Months appeared first on Atlanta Real Estate Forum.

  2. Aug 26

    Jay Knight’s ‘Zoned Out’ Examines the Hidden Costs of Housing

    Housing affordability often gets reduced to a few familiar factors: home prices, mortgage rates, construction costs and household income. But Jay Knight believes the conversation needs to start much earlier, with the rules that determine what developers can build in the first place.  Jay Knight, a housing advocate and developer, joined host Carol Morgan on Atlanta Real Estate Forum Radio to discuss his new book, “Zoned Out: How Cities and Counties Make Homes Unaffordable.” The book examines how zoning, land-use regulations, permitting requirements and development standards can increase costs and limit housing choices.  At the heart of Knight’s argument is a simple question: What constitutes an “affordable” home?  Defining Affordable Housing  The term “affordable” means different things to different people. For Knight, the concept is practical: A home should be affordable enough for a municipal employee to purchase using only their own salary. That includes teachers, police officers, firefighters and nurses, as well as workers in similar income ranges.  What does that translate to? Knight believes the industry could produce a home for approximately $225,000 with 1,100 square feet, three bedrooms, two bathrooms, no garage and a 35-foot detached lot. The home would not offer every feature found in today’s larger new homes, but it could provide something increasingly difficult to find: an opportunity for a working household to become a homeowner.  “That’s what ‘Zoned Out’ is for,” Knight said. “It’s to explain that homes are not expensive because builders will only build big, expensive homes on big, expensive lots. They’re expensive because the municipalities will only allow us to build big, expensive homes on big, expensive lots.”  How Zoning Can Drive Up the Cost of a Home  Zoning codes establish minimum lot sizes, density requirements and other development standards. But the written code often represents only the beginning of the process.  Consider a hypothetical 100-acre property designated for two homes per acre. On paper, that could mean 200 homes. In practice, buffers, roads, stormwater infrastructure and other requirements can significantly shrink the usable acreage. Once a municipality calculates density based on the remaining land, minimum lot sizes can further limit the number of homes a developer can build.  A property that initially appears capable of supporting 200 lots could end up supporting only 140. That change does not simply affect the number of homes. It increases the land cost assigned to every remaining lot. That additional cost eventually moves through the development and construction process and reaches the home buyer.  Lot dimensions can create another layer of expense. A 60-foot lot could cost roughly $100,000, while increasing the width to 70 feet could add another $10,000. Once the developer and builder account for their own costs and margins, that seemingly small change could add $16,000 to $20,000 to the final price of a home.  The result illustrates Knight’s broader point: Small decisions made early in the development process can have a significant impact on the price a buyer ultimately pays.  Small Regulatory Changes Can Have a Big Affordability Impact  The impact becomes even more significant when those costs affect a buyer’s ability to qualify for a mortgage.  Using National Association of Home Builders data and extrapolating it to Georgia, Knight estimates that every $1,000 increase in a home’s price could cause roughly 4,100 Georgians to no longer qualify for that home. At $15,000, that increase could potentially put a home out of reach for approximately 60,000 Georgians.  What Happened to Missing Middle Housing?  Older neighborhoods often included a mix of housing types, from larger homes and smaller single-family houses to apartments, townhomes and other forms of “missing middle” housing. Modern zoning frequently separates those housing types into different districts.  That division can limit housing options within a neighborhood and contribute to socioeconomic segregation, which separates people into different neighborhoods based on class and wealth.  A home that sold for $380,000 a few years ago may sit next to a new home that costs $800,000 today. When regulations require new homes to match the size, lot dimensions and features of more expensive existing homes, the community can lose the ability to introduce more attainable homes.  That does not necessarily reflect a lack of demand for smaller or less expensive homes. Instead, the rules may prevent developers from building them.  Moving From Housing Problems to Housing Solutions  ‘Zoned Out’ does more than identify challenges. Knight also outlines potential solutions, including reforms that could make the development process more predictable and bring lots to market faster.  The Georgia Residential Land Development Council, which Knight helped form, recently worked on land disturbance permit reform. The effort took about 15 months and required legislative support, but the result was an important step toward reducing development costs and increasing the supply of buildable lots.  More lots reaching the market could create downward pressure on land prices, which could help builders produce more attainable homes.  Knight also advocates for by-right zoning, which would allow a development that complies with an adopted future land-use plan to move forward without another lengthy and uncertain zoning process. This approach could give developers more certainty while allowing municipalities to establish standards through their comprehensive planning process.  Rethinking the Rules Behind Housing Affordability  At its core, “Zoned Out” asks communities to look beyond the final price of a home and examine the decisions that shape it.  Minimum lot sizes, density calculations, development requirements, mandated amenities, design standards and lengthy approval processes can each add costs. Together, they can make attainable housing increasingly difficult to build. The solution starts with recognizing that the current system does not have to remain the status quo.  “It doesn’t have to be this way,” Knight said. “It’s just changing our mind.”  That message extends beyond builders and developers. It challenges planners, elected officials and communities to consider how local decisions affect the people who live and work there.  As the cost of housing continues to shape conversations across metro Atlanta and the country, Zoned Out offers another way to look at the problem: Before asking why homes cost so much, communities may need to examine what their rules allow the industry to build.  Explore the Ideas Behind “Zoned Out” “Zoned Out: How Cities and Counties Make Homes Unaffordable” is available on Amazon in Kindle and paperback formats, with audio and hardcover editions planned for a later release.  For more insights from Knight on zoning, land development, permitting reform and the future of housing affordability, check out this recent Radio episode. For more information about the Georgia Residential Land Development Council, visit GRLDC.org.  About GRLDC  The Georgia Residential Land Development Council (GRLDC) is a coalition of leading developers, builders and industry stakeholders dedicated to improving land development and permitting processes across Georgia. The organization advocates for policies that increase housing supply, streamline regulations and promote responsible growth. By working collaboratively with policymakers and industry partners, GRLDC advances solutions that help ensure Georgia can meet current and future housing demand.  Podcast Thanks       Thank you to Denim Marketing for sponsoring Atlanta Real Estate Forum Radio. Known as a trendsetter, Denim Marketing has been blogging since 2006 and podcasting since 2011. Contact them when you need quality, original content for social media, public relations, blogging, email marketing and promotions. A comfortable fit for companies of all shapes and sizes, Denim Marketing understands marketing strategies are not one-size-fits-all. The agency works with your company to create a perfectly tailored marketing strategy that will suit your needs and niche. Try Denim Marketing on for size by calling 770-383-3360 or by visiting www.DenimMarketing.com.        About Atlanta Real Estate Forum Radio       Atlanta Real Estate Forum Radio, presented by Denim Marketing, highlights the movers and shakers in the Atlanta real estate industry – the home builders, developers, Realtors and suppliers working to provide the American dream for Atlantans. For more information on how you can be featured as a guest, contact Denim Marketing at 770-383-3360 or fill out the Atlanta Real Estate Forum contact form. Subscribe to the Atlanta Real Estate Forum Radio podcast on iTunes, and if you like this week’s show, be sure to rate it. Atlanta Real Estate Forum Radio was recently honored on FeedSpot’s Top 100 Atlanta Podcasts, ranking 11th overall and number one out of all ranked real estate podcasts.  The post Jay Knight’s ‘Zoned Out’ Examines the Hidden Costs of Housing appeared first on Atlanta Real Estate Forum.

  3. Aug 19

    Taylor Morrison: Rethinking Land as Atlanta Grows

    Metro Atlanta is growing quickly, adding more jobs and new development, but delivering housing in step with that growth is increasingly complex. Builders and developers must balance limited land availability, infrastructure constraints, rising costs and evolving buyer expectations while creating communities that work for both residents and local governments.  Myles Cardenas, senior land planning and development manager with Taylor Morrison, joins Host Carol Morgan on Atlanta Real Estate Forum Radio to break down the forces shaping residential development across Metro Atlanta and what’s ahead for the region’s next phase of growth.  Growth Is Outpacing Infrastructure in Many Areas  As Metro Atlanta’s population grows, local governments are working to align housing demand with existing infrastructure capacity. Roads, water and sewer networks, utility expansion timelines and stormwater systems all play a role in whether new development can move forward. In some cases, municipalities are slowing approvals or tightening development standards while they assess how much additional growth these systems can support.  “I don’t think it’s a shortage. I think it’s more so of a slowdown,” Cardenas said.  That distinction is important. Land may be available, but development cannot proceed without the infrastructure and approvals needed to support it.  Housing is not the only demand on these systems. Large-scale commercial projects, including data centers and industrial development, also require significant infrastructure capacity, making long-term planning even more critical.  Infill and Redevelopment Are Key Housing Drivers  As large parcels become harder to find in established areas, older office buildings, outdated retail centers and underperforming commercial sites are increasingly being evaluated for residential or mixed-use redevelopment. These locations often have existing infrastructure and established communities nearby, creating opportunities to add housing in areas that already have jobs, services and amenities.  While these projects can help bring housing closer to established activity centers, they also require more creative planning. Developers must work within existing structures, infrastructure and site constraints rather than starting with a blank slate.  Stormwater Requirements Are Reshaping Site Design  One of the most influential and often underestimated factors in land development is stormwater management. Regulations and infrastructure requirements can significantly affect site layout, density and overall project costs.  Every added cost in land development ultimately affects home affordability. That reality is pushing developers to look for efficiencies earlier in the process by optimizing land use, refining site design and reducing unnecessary expenses wherever possible.  Finding those efficiencies can help developers make better use of available land while keeping the cost of new housing in focus.  No Single Housing Model Fits Every Market  Housing demand across Metro Atlanta is not uniform, and development strategies reflect that reality. Depending on location and market conditions, communities may include smaller lots, higher-density townhomes, larger homesites or mixed-use components.  Local regulations, infrastructure availability, land costs and buyer preferences all influence what gets built and where.  “I think everybody’s really taking a look at what they do and understanding what they do best and trying to strategize land position from there,” Cardenas said.  That strategic approach is becoming increasingly important as builders determine where their products and expertise align with local demand.  Atlanta’s Residential Growth is Moving in Multiple Directions  Metro Atlanta’s next wave of residential growth is not concentrated in a single corridor. It is emerging in multiple directions as employment centers, infrastructure investment and land availability.  Southern communities such as South Fulton, Union City, Peachtree City and Newnan continue to attract attention as new jobs and master-planned communities take shape. At the same time, northern areas are seeing increased interest driven by data centers and other employment hubs.  Across both regions, the pattern remains consistent: Housing follows opportunity. Where jobs, infrastructure and amenities expand, residential development tends to follow, although the pace of that growth still depends heavily on infrastructure readiness.  Infrastructure Will Shape Atlanta’s Future Growth  While land availability is important, infrastructure ultimately determines whether development can move forward at scale. Water, sewer, transportation networks and utilities all influence what is possible in a given area.  This makes coordination between developers and municipalities essential. Cities must plan infrastructure investment alongside expected growth, while developers must evaluate existing capacity before committing to projects.  The result is a more varied growth pattern across the region. Some areas may have available land but limited infrastructure, while others have infrastructure in place but fewer large development sites. Together, those conditions are creating opportunities for both greenfield and infill development.  Workforce Capacity Is a Core Industry Challenge  Beyond land and infrastructure, the construction industry faces another major constraint: workforce availability. Skilled professionals are needed across every stage of development, from planning and design to construction and long-term community management.  Cardenas recently earned his Georgia general contractor license through the Licensed Contractor Cohort, a program focused on expanding access to construction careers and licensing pathways.  “There just aren’t enough young people that are getting into the industry fast enough to essentially take over the demand that’s coming through the housing and construction industry,” Cardenas said.  The industry also extends far beyond field construction. Roles in architecture, engineering, design, marketing, insurance and technology all contribute to delivering housing at scale. Expanding awareness of these career paths will be critical to meeting future demand.  As Metro Atlanta continues to grow, the ability to develop land efficiently will be just one piece of the puzzle. Infrastructure, housing affordability and a strong construction workforce will all play a role in determining how the region grows.  To learn more about Atlanta residential growth and the trends shaping future communities, listen to the full episode of Atlanta Real Estate Forum Radio. For more information about Taylor Morrison, visit https://www.taylormorrison.com/.  About Taylor Morrison  Taylor Morrison is one of the nation’s leading home builders, with a history spanning more than 100 years. The company serves a broad range of homebuyers and renters across 12 states, offering homes and communities designed for different stages of life and lifestyles. Its family of brands includes Taylor Morrison, Esplanade and Yardly. The company focuses on delivering quality homes and sustainable communities while providing a customer experience built around service, innovation and trust.  Podcast Thanks       Thank you to Denim Marketing for sponsoring Atlanta Real Estate Forum Radio. Known as a trendsetter, Denim Marketing has been blogging since 2006 and podcasting since 2011. Contact them when you need quality, original content for social media, public relations, blogging, email marketing and promotions. A comfortable fit for companies of all shapes and sizes, Denim Marketing understands marketing strategies are not one-size-fits-all. The agency works with your company to create a perfectly tailored marketing strategy that will suit your needs and niche. Try Denim Marketing on for size by calling 770-383-3360 or by visiting www.DenimMarketing.com.        About Atlanta Real Estate Forum Radio       Atlanta Real Estate Forum Radio, presented by Denim Marketing, highlights the movers and shakers in the Atlanta real estate industry – the home builders, developers, Realtors and suppliers working to provide the American dream for Atlantans. For more information on how you can be featured as a guest, contact Denim Marketing at 770-383-3360 or fill out the Atlanta Real Estate Forum contact form. Subscribe to the Atlanta Real Estate Forum Radio podcast on iTunes, and if you like this week’s show, be sure to rate it. Atlanta Real Estate Forum Radio was recently honored on FeedSpot’s Top 100 Atlanta Podcasts, ranking 11th overall and number one out of all ranked real estate podcasts. The post Taylor Morrison: Rethinking Land as Atlanta Grows appeared first on Atlanta Real Estate Forum.

  4. Aug 12

    Ashton Woods: Where Design Meets Real Life

    As lifestyles evolve, so does home design. Homeowners want flexible spaces, more privacy, stronger connections to the outdoors and finishes that reflect their personal style. The result is a shift toward homes that aren’t just attractive but also work for the way people actually live.  Kelley Collins, design studio manager with Ashton Woods, recently joined Carol Morgan on Atlanta Real Estate Forum Radio to discuss how thoughtful design can balance function, personality and timeless style — and why the best homes don’t necessarily follow the latest trend.  Home Design Starts With How People Live  “We always joke that your lighting is like jewelry for your favorite outfit,” Collins said.  Lighting can transform a room, highlight architectural features and draw attention to artwork or other focal points. But good design goes beyond what catches the eye. It starts with understanding how people will use a space.  That has become particularly important as more people work, study, exercise and spend time at home. Rooms that once served a single purpose now may need to accommodate a home office, classroom, playroom, workout area or guest space.  Flex Rooms Give Homeowners More Options  Flex rooms offer a clear example of home design adapting to changing needs. A home office today could become a study space for a child tomorrow. A playroom could eventually become a hobby room, exercise area or guest room. Adaptability matters even more for multigenerational households. Rising living costs have contributed to more families living with parents or in-laws, making privacy and separation increasingly important. Doors, finished basements and multipurpose rooms can help families accommodate more people without making everyone feel like they’re living on top of each other.  For homebuyers, it’s worth looking beyond how a floor plan works today. Consider how a room could serve the household five or 10 years from now.  Open Floor Plans Meet the Need for Privacy  Open-concept living remains popular, but the way people use their homes has prompted a closer look at privacy. An open kitchen, dining and living area can make entertaining easier and create a strong sense of connection. But when several people work, study or relax at the same time, too much openness can become a challenge. Interior doors, pocket doors and strategically placed private rooms can provide some separation without giving up the benefits of an open layout.  Rather than choosing between open and closed floor plans, homeowners increasingly want a balance between shared spaces and places to retreat.  Personalization Should Go Beyond Trends  Personalization plays an important role in the design process, but it looks different for every homeowner. Some buyers want to customize nearly every selection. Others prefer a more restrained palette and use one or two features, such as a distinctive backsplash or lighting fixture, to make the home feel like their own.  The goal is to create a cohesive design that reflects the homeowner without relying too heavily on a short-lived trend.  “If they do have that bold design or that style that they want to incorporate, they really do it with intention,” Collins said.  That doesn’t mean homeowners need to avoid bold choices. Instead, they should consider how those choices fit into the rest of the home and whether they’ll still feel right years from now.  Timeless Design Can Still Evolve  Home design trends constantly change. Cabinet colors have moved from dark finishes to gray and white and are now shifting toward warmer tones. Light and medium wood tones and off-white finishes are gaining popularity as gray and stark white interiors become less dominant.  Trend cycles make timeless design valuable. Buyers want their homes to feel current, but they also want to feel comfortable with their choices years after construction ends. A neutral foundation provides flexibility, while lighting, furnishings, artwork and hardware can add personality and allow homeowners to update their spaces over time.  Design for Durability and Everyday Life  A beautiful home also needs to hold up to everyday life. Flooring and countertops offer good examples. Natural hardwood remains popular, while engineered luxury vinyl flooring attracts buyers who value durability. Quartz continues to appeal to homeowners who appreciate its consistency and low maintenance, even as designers continue to value the character of natural stone. Aesthetics are only part of the decision. Families with children, pets or frequent guests may prioritize different materials than homeowners looking for a low-maintenance second home or an entertainment-focused space.  The Kitchen Remains the Heart of the Home  For all the changes in home design, some priorities remain remarkably consistent.  In the kitchen, an island can provide food preparation space, seating, a gathering point for family and friends and a place for homework or casual conversation. Other features, such as spa-inspired showers, reflect the same desire to make everyday spaces more enjoyable. Ultimately, good design isn’t just about making a room look good. It should make the room work better, too.  Trust the Design Process  For buyers building a new home, the number of decisions can quickly become overwhelming. Flooring, cabinets, countertops, tile, lighting and fixtures all contribute to the final result. A design professional can help homeowners understand how individual selections work together and where to focus their investment. Instead of making every decision at once, buyers can work through selections step by step and build a cohesive design.  The Future of Home Design Will Follow Lifestyle  No one can predict exactly which colors, materials or architectural features will dominate home design five or 10 years from now. Trends will continue to change. What we can predict is that homes will continue to adapt to the people who live in them. Flexible rooms can accommodate changing needs. Private spaces can balance open gathering areas. Outdoor living can extend a home’s usable space. Personalization can make a house feel distinctly like its owners. The most enduring design principle may be the simplest: Start with how people live and design from there. The goal is to create a home that represents the homeowner so well that “10 years down the road they still love their home.” That may ultimately separate a home that simply follows a trend from one that continues to feel right long after the trend has passed.  To learn more about home design trends and how lifestyles influence the way homes are built, listen to the full episode of Atlanta Real Estate Forum Radio. For more information about Ashton Woods, visit https://www.ashtonwoods.com/.  About Ashton Woods  Ashton Woods is one of the nation’s largest private home builders, creating thoughtfully designed homes and communities across the United States. With a focus on design, quality and personalization, the company builds homes that reflect how people live today while providing opportunities for homeowners to make their spaces their own.  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 Ashton Woods: Where Design Meets Real Life appeared first on Atlanta Real Estate Forum.

  5. Aug 5

    GAMLS: Atlanta Housing Market Is Rebalancing, Not Retreating

    The Atlanta housing market enters the second half of 2026 on relatively solid footing but buying and selling dynamics continue to shift. Inventory rises, buyers gain more options and sellers negotiate more often on price and concessions.  John Ryan, chief marketing officer at Georgia MLS (GAMLS), joins Host Carol Morgan on Atlanta Real Estate Forum Radio to discuss what recent housing data shows for Metro Atlanta and where the market is headed next.  Atlanta Housing Market Finds Balance  Ryan describes the market as “rebalancing, not retreating.” The market does not show a dramatic downturn. Instead, it continues moving away from the highly competitive pandemic-era conditions and toward a more balanced environment.  One of the clearest signs of the shift comes from rising inventory and changing buyer behavior.  Recent GAMLS data shows 36.4% of listings sold between January and July experienced a price change. Nearly 67% of sold listings included a seller concession, with a median concession of $5,000.  Those figures reflect a market where sellers respond more directly to buyer expectations.  Another key metric shows that 22% of listings that went under contract in January returned to active status by July. While that level does not represent a dramatic spike compared to previous years, it does show a gradual shift in negotiating power.  “Buyers have really kind of regained some leverage in the transaction negotiations,” Ryan said.  More Atlanta Inventory Expands Buyer Options  Rising inventory gives buyers something they have lacked in recent years: time. Buyers now compare properties, evaluate features and assess value without the same pressure to act immediately. That shift creates new challenges for sellers. Homes that once attracted multiple offers now compete with other listings for attention. Sellers benefit from pricing homes for current conditions rather than relying on past market highs. Competitive pricing increases early interest and reduces the risk of price reductions later.  Presentation also plays a larger role. Move-in-ready homes often outperform properties that require updates or repairs, especially when buyers have multiple choices. Sellers also need to prepare for negotiation. With nearly 67% of sold listings involving concessions, buyers frequently request credits or other terms during the transaction.  Atlanta Home Sales Remain Steady  Even with higher inventory, the Atlanta housing market remains active. Closed sales stayed steady through June, with sales volume up 4% year over year. Nearly 5,700 homes sold across the Atlanta 12-county core during the month, generating more than $3 billion in volume. The median sales price reached approximately $420,000, compared with about $417,000 a year earlier.  “Fundamentally, I think the market is healthy,” Ryan said.  The $350,000 to $500,000 range remains the most active, but the luxury segment also continues to see movement.  New Construction Expands Housing Supply  New construction adds another layer of inventory for Atlanta-area buyers. The additional supply gives buyers more choices when comparing new homes with existing properties.  For builders, steady demand supports continued development. For buyers, new construction offers modern layouts, warranties and fewer immediate repair needs.  Pending Sales Signal Future Activity  While closed sales remain stable, pending sales show a different trend.  Those numbers have declined year over year:  April: 21% decline in under-contract listings  May: 27% decline  June: nearly 30% decline  Because most homes close within 30 to 60 days, these declines may signal softer sales activity later in the summer and toward year-end.  Interest Rates and Confidence Shape Demand  Mortgage rates, employment and consumer confidence continue to influence buyer activity. Even small rate changes affect demand. A move closer to 6% could bring some buyers off the sidelines, especially those comparing current rates to pandemic-era lows.  Ryan notes that 6% to 7% mortgage rates remain historically reasonable, but many homeowners hesitate to give up ultra-low rates secured in recent years. That “lock-in effect” continues to limit resale inventory as homeowners weigh the cost of moving against existing low-rate mortgages.  Atlanta Housing Market Outlook for Late 2026  Ryan does not expect major swings in either direction for the remainder of 2026. The key question centers on whether declining pending sales will eventually reduce closed sales later in the year. Seasonality may also influence activity as the summer buying season ends and families settle into the school year.  To learn more about GAMLS, listen to the full episode of Atlanta Real Estate Forum Radio or visit https://www.gamls.com/.   About Georgia Multiple Listing Services  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.  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 GAMLS: Atlanta Housing Market Is Rebalancing, Not Retreating appeared first on Atlanta Real Estate Forum.

  6. Jul 29

    Prim Realty: A New Path to Homeownership

    The traditional path to homeownership was once straightforward: rent an apartment, save for a down payment, buy a home and settle in. Today, that journey looks very different. Rising costs, shifting priorities and a growing demand for flexibility have created new opportunities for residents who want the space and lifestyle of a home without the immediate commitment of ownership.  Brett Forney, managing broker of Prim Realty and managing partner of Prim Properties, joins Host Carol Morgan on Atlanta Real Estate Forum Radio to discuss how Parkland Companies is creating solutions for those changing needs. From operating successful build-to-rent communities to launching an in-house brokerage, the company’s approach creates a seamless path for residents, whether they choose to rent, buy or transition between the two.  Build-to-Rent Demands a Different Mindset  Build-to-rent communities may resemble traditional neighborhoods, but operating them requires a very different approach than managing apartments or selling homes. With fewer homes, tighter operating margins and individual maintenance needs, every detail matters. Residents also bring different expectations. Many are living in a single-family home for the first time and need guidance on everything from smart home features to seasonal maintenance.  “You’re teaching residents how to live in a home instead of managing them in a unit,” Forney said.  Resident expectations have also reshaped the industry. While homeowners often make upgrades over time, renters expect a polished, move-in-ready experience from day one.  “Renters are far pickier than owners,” Forney said. “When you’re renting, it’s like leasing a luxury car. I want that luxury from day one.”  Meeting Residents Where They Are  Longer career transitions, rising homeownership costs and the desire for maintenance-free living have shifted priorities for many households. Rather than committing to a mortgage and unexpected repair bills, residents value the flexibility of professionally managed communities where maintenance is only a text away.  That shift is reflected across Prim Properties’ portfolio, where average household income exceeds $100,000 per home. These residents aren’t renting because they have no other option. They’re renting because it offers the flexibility and convenience they want today.  Communities like Sugarloaf Landing and the newly opening Sugarloaf Crest in Lawrenceville further support that lifestyle. The neighboring communities share amenities while offering walkability to schools, grocery stores and everyday conveniences, creating a neighborhood experience that’s increasingly difficult to find.  Creating a Seamless Path to Homeownership  As Prim Properties built relationships with residents across its communities, a common question emerged: What happens when renters are ready to buy? Many residents wanted to stay connected to the Parkland Communities experience but needed guidance on the next step. That opportunity led to the launch of Prim Realty, creating a direct path from renting to homeownership.  “Whether our residents want to rent from us forever or rent for a short time until they purchase, whichever direction their American dream goes, we’re going to be there to help their dreams become a reality,” Forney said.  Prim Realty is also introducing programs designed to make homeownership more attainable, including assistance with closing costs and down payments, along with financing partnerships that may offer qualified buyers options such as 100% financing, no private mortgage insurance and competitive interest rates.  The brokerage’s first communities include Parkside at Grove Landing in Warner Robins, along with upcoming communities in Snellville and Stonecrest, expanding Parkland Communities’ growing portfolio of attainable for-sale housing across Georgia.  Growing With Purpose  As Prim Properties and Prim Realty continue expanding, growth remains rooted in a simple philosophy: serve residents and communities with excellence. Over the next two years, Parkland Communities expects more than 3,000 homes to be occupied or under construction while continuing to grow its property management, brokerage and construction teams. Yet success isn’t measured solely by the number of homes delivered.  “I want people, when they think of Parkland and Prim, to know that we’re different,” Forney said. “We’re not just looking for the fast dollar, but we are the helpers.”  That commitment shapes everything from customer service to community partnerships, reinforcing a mission to provide quality housing while helping more families achieve their version of the American dream.  To learn more about Prim Properties, Prim Realty and Parkland Communities, listen to the full episode of Atlanta Real Estate Forum Radio or visit primprop.com and parklandco.com.  About Prim Properties & Prim Realty  Prim Properties specializes in the management of build-to-rent communities, delivering customized leasing, operations and resident services designed specifically for the BTR market. Rather than treating BTR as traditional multifamily housing, Prim Properties focuses on creating neighborhoods and long-term resident experiences.   Prim Realty, Parkland Communities’ fully licensed real estate brokerage, oversees the sales and marketing of the company’s growing portfolio of for-sale communities across metro Atlanta. Together, Prim Properties and Prim Realty provide an integrated platform supporting both professionally managed rental communities and new home sales. For more information, email info@primprop.com or visit www.primprop.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 Prim Realty: A New Path to Homeownership appeared first on Atlanta Real Estate Forum.

  7. Jul 22

    How Traton Homes Is Redefining Attainable Luxury in Metro Atlanta

    For years, luxury homes were defined by square footage and ornate details. Today, buyers are looking for something different: personalized design, flexible floor plans and communities that reflect the way they live.  This week on Atlanta Real Estate Forum Radio, Chris and Clif Poston, principals at Traton Homes, join Host Carol Morgan to discuss how the company is responding to those changing expectations by expanding its luxury offerings across metro Atlanta and Florida while remaining focused on the customer experience that has defined the family-owned builder for 55 years.  Today’s Buyers Arrive Better Informed  The homebuying journey has changed dramatically over the last 20 years. Buyers now research builders, floor plans, pricing and communities online before ever visiting a model home or sales center.  “You used to have the opportunity to get them [homebuyers] to your subdivision and tell them why you’re great and come see your product, but now so much of it is done ahead of time and online,” said Chris Poston.  That shift has transformed how builders connect with prospective buyers. Instead of making a first impression during a model home tour, builders must establish trust through their digital presence long before a customer walks through the door.  Building on a Legacy of Value  Traton Homes has built its reputation on delivering exceptional value. As the Atlanta housing market has evolved and national builders have expanded throughout the region, the company has intentionally shifted toward higher-end homes while preserving the personalized experience of a family-owned business. Traton focuses on helping buyers personalize their homes without entering the fully custom market.  Attainable Luxury Without the Custom Price Tag  Instead of offering either production homes or fully custom residences, Traton has positioned itself between the two, combining elevated architecture, thoughtful design and meaningful personalization with the efficiencies of an established builder.  “It’s not totally custom, and it certainly is not just ‘cookie cutter’ either,” Clif Poston said. “It’s kind of a nice blend of personalization and high design.”  The result is a homebuying experience that gives buyers more opportunities to personalize their homes while delivering greater value than many fully custom homes.  Luxury Design Continues to Evolve  Luxury home design has become cleaner and more refined in recent years. Ornate trim, elaborate moldings and heavily detailed interiors have given way to simpler architecture, modern finishes and functional living spaces. Quartz and quartzite have largely replaced granite as the countertops of choice, while painted brick exteriors, dark window frames and streamlined architectural details continue to gain popularity. Those evolving design preferences also allow builders to invest in features buyers value most without adding unnecessary construction costs.  Space Still Defines Luxury  Space remains one of today’s most valuable luxury features, particularly in suburban communities. For buyers in Cobb County, Cherokee County and Forsyth County, larger homesites continue offering something increasingly difficult to find in today’s market. While buyers closer to Atlanta’s urban core may prioritize location over square footage, many suburban buyers continue seeking homes ranging from approximately 3,400 to 4,000 square feet paired with larger homesites.  Every Community Is Designed for Its Market  School districts, buyer demographics, lot sizes, municipal requirements and local demand all influence floor plans, elevations and design selections. That flexibility allows each community to reflect the needs of its market rather than relying on a one-size-fits-all approach. Whether developing estate homes in West Cobb or infill communities closer to the city, each neighborhood begins with understanding what local buyers value most.  “Sometimes ‘altogether more’ is giving you a great location,” Chris Poston said. “Sometimes it’s a giant lot with a big house.”  As buyer preferences continue to evolve, Traton Homes remains focused on delivering homes that balance personalization, thoughtful design and long-term value.  To learn more about Traton Homes, visit https://www.tratonhomes.com/.   About Traton Homes  Founded 55 years ago, family-owned Traton Homes is one of metro Atlanta’s most established and innovative homebuilding companies and is expanding its footprint along the Florida panhandle. The award-winning firm is known for combining traditional building practices with a passion for the latest systems and styles to create some of Greater Atlanta and the Florida panhandle’s most sought-after full-featured townhomes, single-family homes and active lifestyle communities. Traton blends beautifully crafted design with top-quality building materials to create homes and communities with enduring appeal, offering exceptional value.   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. For more information about Traton Homes, call 770-427-9064 or visit www.TratonHomes.com. The builder’s corporate office and design center are located at 720 Kennesaw Avenue in Marietta, Georgia.  Podcast Thanks       Thank you to Denim Marketing for sponsoring Atlanta Real Estate Forum Radio. Known as a trendsetter, Denim Marketing has been blogging since 2006 and podcasting since 2011. Contact them when you need quality, original content for social media, public relations, blogging, email marketing and promotions. A comfortable fit for companies of all shapes and sizes, Denim Marketing understands marketing strategies are not one-size-fits-all. The agency works with your company to create a perfectly tailored marketing strategy that will suit your needs and niche. Try Denim Marketing on for size by calling 770-383-3360 or by visiting www.DenimMarketing.com.        About Atlanta Real Estate Forum Radio       Atlanta Real Estate Forum Radio, presented by Denim Marketing, highlights the movers and shakers in the Atlanta real estate industry – the home builders, developers, Realtors and suppliers working to provide the American dream for Atlantans. For more information on how you can be featured as a guest, contact Denim Marketing at 770-383-3360 or fill out the Atlanta Real Estate Forum contact form. Subscribe to the Atlanta Real Estate Forum Radio podcast on iTunes, and if you like this week’s show, be sure to rate it. Atlanta Real Estate Forum Radio was recently honored on FeedSpot’s Top 100 Atlanta Podcasts, ranking 16th overall and number one out of all ranked real estate podcasts.  The post How Traton Homes Is Redefining Attainable Luxury in Metro Atlanta appeared first on Atlanta Real Estate Forum.

  8. Jul 15

    GRLDC: Why Housing Affordability Starts Before Construction

    Before a builder pours a foundation or frames a home, residential developers spend years navigating zoning, land development and permitting approvals. These early steps in the residential development process play a major role in determining housing costs and availability.  Jay Knight, chairman and co-founder of the Georgia Residential Land Development Council (GRLDC) joins Host Carol Morgan on Atlanta Real Estate Forum Radio to discuss how Senate Bill 447 is changing Georgia’s permitting process and what policy reforms could make housing more attainable for future homebuyers.  Housing Affordability Begins Long Before Construction  GRLDC was founded after several competing developers recognized they were facing the same challenges within Georgia’s residential land development process. By joining forces, members created a unified voice to advocate for policy reforms that address industrywide barriers.  Senate Bill 447 Brings Predictability to Permitting  One of GRLDC’s first major initiatives resulted in Senate Bill 447, legislation designed to improve accountability and consistency in land disturbance permit reviews. The law does not change engineering standards or limit municipal oversight. Instead, it establishes a more predictable timeline for completing reviews.  Permit approvals that once stretched nearly a year could now move through the process in just over 10 weeks, helping bring finished lots to market faster and increasing housing supply.  Permitting reform also requires greater collaboration from all parties involved. Developers and engineers must submit more complete plans, while municipalities have clearer expectations for review timelines.  “It raises the level of performance on the developer and the engineer. It also creates some accountability for the municipality,” said Knight.  How Development Delays Increase Home Costs  Although permitting reform marks an important milestone, Knight believes additional opportunities exist to lower housing costs before construction begins. GRLDC’s next priority is reforming final plat recording and bonding processes. Lengthy administrative delays after construction is complete can leave millions of dollars tied up in development loans, increasing carrying costs that eventually reach homebuyers.   “The buyer ends up paying $15,000 more for the house with no benefits whatsoever,” said Knight.  Eliminating unnecessary delays could reduce home prices by thousands of dollars while improving affordability across the market.  Defining Affordable Housing in Georgia  The conversation around affordable housing also requires a clearer definition of what affordability means. Rather than focusing solely on government programs or subsidies, affordability should be measured by whether essential workers can realistically purchase homes in the communities where they live and work.  “The definition of an affordable house is what your municipal employee can afford to purchase,” said Knight.  Expanding housing options requires the ability to build homes that align with what Georgia families can realistically afford. However, local regulations and development requirements can sometimes make lower-cost housing difficult to deliver.  Working alongside local and state home builders associations, GRLDC hopes to create a more efficient residential development process while expanding housing opportunities for Georgia families.  To learn more about GRLDC, visit https://grldc.org/.   About Georgia Residential Land Development Council (GRLDC)  The Georgia Residential Land Development Council (GRLDC) is a coalition of leading developers, builders and industry stakeholders dedicated to improving land development and permitting processes across Georgia. The organization advocates for policies that increase housing supply, streamline regulations and promote responsible growth. By working collaboratively with policymakers and industry partners, GRLDC advances solutions that help ensure Georgia can meet current and future housing demand.  Click here for more GRLDC news. 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 GRLDC: Why Housing Affordability Starts Before Construction appeared first on Atlanta Real Estate Forum.

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