Luxury home design is no longer defined by finishes and floor plans alone. High-end homeowners are asking their homes to support performance and wellness. Brad Robinson, president of Bradford Custom Homes, joins Host Carol Morgan on the Atlanta Real Estate Forum Radio podcast to discuss the evolving landscape of luxury home design and the trends shaping today’s high-end market.

Robinson said, “The way I see luxury evolving is how your home makes you feel, how it helps you perform, how your home creates a sense of rejuvenation and prepares you to go back into the world and perform at your peak.”

Many of Bradford’s clients are high performers in their professional lives and have already optimized other aspects of their day-to-day routines. As a result, these homeowners are now asking more from their built environments.

To meet those expectations, Bradford Custom Homes developed the Bradford Elemental System, a wellness-driven design framework that focuses on three foundational components: air, water and light. Each element is intentionally integrated into the design and construction process to improve comfort, health and overall performance within the home.

Unlike traditional construction models, Bradford does not simply execute a completed set of plans. Instead, the company takes a leadership role early in the process, ensuring wellness goals are carried through every phase of design and construction.

“We serve as expert representatives for owners and connect them through the correct architecture or the architects, the designers, the interior designers and the right engineers that know how to bring these systems together,” said Robinson. “We serve as that central conduit to help ensure that vision is really aligned and brought to life.”

By prioritizing wellness at the systems level—not just through surface-level amenities—Bradford is redefining what luxury living means in today’s custom home market.

Robinson highlights several design trends taking shape in the luxury home market:

Smart home technology continues to shape luxury living, but power resiliency is becoming a growing concern in Atlanta. To address this, Bradford installs EcoFlow systems and natural gas backup generators, ensuring critical systems like energy recovery ventilators (ERVs) and water filtration remain operational.

“There are some amazing and cool features when it comes to pressing a button,” said Robinson. “But what happens when we have rolling brownouts? The AI data centers are going to get preference for power before the residents will.”

Post-COVID-19 lifestyles have fueled demand for multigenerational living and aging-in-place designs. As families share space, there is a need for private living areas, whether as a main-level bedroom suite or accessory dwelling units (ADUs). Many families are also adding expansive outdoor spaces designed for communal and individual use, including pools, outdoor fitness spaces and even saunas.

“People are making those meaningful investments in their home so they want to stay there,” said Robinson. “The average homeowner spends 18 hours a day in their house.”

Robinson said, “I’ve been working very hard and behind the scenes, I’ve created a private equity fund that’s going to give us the ability to dip our toes into some of the ultra-high-net-worth markets and some of those communities that we’ve aspired to build in.”

Bradford has a new project set to appear in Atlanta Style & Design Magazine in March, which will showcase wellness-focused design, integrated technology and high-performance materials. The project utilizes insulated concrete forms (ICF) and HydroBlok wall assemblies to create fully waterproof, mold-resistant envelopes while maintaining high-performance interiors.

Tune in to the full episode to learn how Bradford Custom Homes is setting a new standard for custom homes in Atlanta and beyond. Learn more at www.BradfordBuilds.com.

Bradford Custom Homes is a residential builder dedicated to creating thoughtfully designed homes that enhance the way people live. Grounded in intention, the company prioritizes quality materials that support long-term performance, durability and everyday comfort. Bradford takes on a limited number of projects each year to ensure disciplined execution, clear communication and close attention to detail throughout every phase of the build. Guided by a commitment to craftsmanship and integrity, it partners closely with clients to deliver highly personalized homes rooted in purpose and care.

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.

Atlanta Real Estate Forum Radio, presented by Denim Marketing, highlights the movers and shakers in the Atlanta real estate industry – the home builders, developers, Realtors and suppliers working to provide the American dream for Atlantans. For more information on how you can be featured as a guest, contact Denim Marketing at 770-383-3360 or fill out the Atlanta Real Estate Forum contact form. Subscribe to the Atlanta Real Estate Forum Radio podcast on iTunes, and if you like this week’s show, be sure to rate it. Atlanta Real Estate Forum Radio was recently honored on FeedSpot’s Top 100 Atlanta Podcasts, ranking 16th overall and number one out of all ranked real estate podcasts.

The post Bradford Custom Homes: The Future of Luxury Homes appeared first on Atlanta Real Estate Forum.

Forget the headlines. The real story behind today’s housing market is more complex than you think. Jay Byce, president of ResiBuilt, joins Host Carol Morgan on the Atlanta Real Estate Forum Radio podcast to explain what’s often misunderstood about housing today, drawing on economics, demographics and long-term planning rather than headline-driven narratives.

Despite frequent media narratives, institutional investors are not driving up housing costs. Even the largest publicly traded single-family rental developers control only a sliver of the overall market. In fact, they represent well under 1% of the nation’s roughly 18 million single-family rental homes.

“They cannot affect the market in that way. It’s nothing like a monopoly,” Byce said. “They’re improving the houses that people are living in, and coming out of the downturn, they renovated homes that were in severe disrepair back in 2011 and 2012.”

Affordability challenges follow a simple equation: supply and demand. After more than a decade of underbuilding, the U.S. is short an estimated 5 million homes. When demand consistently outpaces supply, prices rise.

Byce also addressed another common misconception — that builders are driving prices higher out of greed. Home builders historically operate on thin margins, averaging roughly 8% to 10% net profit over decades. Public confusion often stems from conflating gross margins with net returns. Land prices, development costs, municipal fees and the cost of capital all weigh heavily on final home prices. Execution efficiency can help, but it cannot offset structural cost increases, particularly those imposed by lengthy entitlement processes and rising local government fees.

ResiBuilt’s early focus on build-to-rent was not accidental. Byce explains that the firm began studying millennial housing behavior well before its 2018 launch and concluded that younger households were not rejecting homeownership outright — they were rejecting outdated housing products.

Millennials moved from amenity-rich student housing into high-end multifamily communities, only to experience a sharp drop-off in quality when transitioning to traditional starter homes. As a result, many simply opted out. Build-to-rent fills that gap by offering new, finished homes that deliver modern features without the maintenance responsibilities of homeownership.

Instead of a millennial-dominated renter base, early communities quickly filled with two core groups: millennials and “young empty nesters,” each accounting for roughly 40% of residents. For empty nesters, build-to-rent offers a lock-and-leave lifestyle without sacrificing space, privacy or the ability to remain in family-oriented environments. Byce points out that the overlap in expectations between renters and buyers is far greater than many assume.

As build-to-rent expanded nationally, some operators attempted to cut costs to lower rents. ResiBuilt took the opposite approach.

Renters notice quality just as acutely as buyers. From stainless steel appliances to tile backsplashes and upgraded countertops, renters expect durable, high-quality finishes. The modest monthly savings achieved by cutting finishes rarely justify higher long-term maintenance and turnover costs.

ResiBuilt has selectively expanded into for-sale housing, which now accounts for about 10% of its annual production. Byce describes the transition as seamless, noting that the company has always designed homes as if they were intended for ownership.

“Think about cars, right? So you want to go and buy a car. What do you do? First, you choose the car you want to buy, right?” Byce said. “Then they give you the option. ‘Do you want to put a lot of money down and get a loan on this car, ‘or ‘Do you want to lease this car and just pay a monthly payment?’ We kind of thought of it the same way. We want to give people what they expect to buy, but with an option to lease it.”

Investor appetite for build-to-rent has cooled over the past two years, driven by higher interest rates and strong returns in competing asset classes such as equities. That slowdown has made new deals harder to pencil, even as demand for rental homes remains strong.

Still, ResiBuilt continues to plan years ahead. Homebuilding is not reactive and takes time to develop into fruition. Communities delivering in 2028, for example, are being entitled and purchased today. That long lead time creates risk when builders pull back simultaneously. As land purchases slow and fewer projects break ground, the industry may be setting the stage for an even tighter supply environment three years down the road that could push prices higher regardless of interest rate relief.

What is the solution? A sharp correction in home prices would erode household wealth for millions of homeowners and risk triggering a broader recession that far outweighs the benefits.

Instead, Byce points to a more sustainable path: price stability combined with wage growth and lower interest rates. Even modest improvements on both fronts could meaningfully improve affordability without destabilizing the market.

Byce is cautiously optimistic about the near-term outlook. He expects lower rates to unlock pent-up demand and fuel a stronger-than-expected spring housing season. Longer term, he remains confident that 2027 and 2028 will be strong years for housing, driven by demographics and an ongoing supply shortage.

Opportunities are increasingly emerging in secondary and tertiary markets, including fast-growing exurbs around Atlanta and metros such as Savannah, Ga., Greenville, S.C., Huntsville, Ala., and Asheville, N.C. These locations boast quality of life, schools and relative affordability that continue to attract buyers and renters alike.

Tune in to the full episode for deeper insight into housing affordability, build-to-rent misconceptions, and how builders and investors are navigating an evolving residential market. Learn more about ResiBuilt at https://ResiBuilt.com/.

Founded in 2018, ResiBuilt is an award-winning residential homebuilder providing land development, build-to-rent, fee building, and residential construction services. With a focus on quality construction, operational efficiency, and strong partnerships, ResiBuilt delivers thoughtfully designed communities that meet the evolving needs of today’s renters and investors. Learn more at resibuilt.com.

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.

Atlanta Real Estate Forum Radio, presented by Denim Marketing, highlights the movers and shakers in the Atlanta real estate industry – the home builders, developers, Realtors and suppliers working to provide the American dream for Atlantans. For more information on how you can be featured as a guest, contact Denim Marketing at 770-383-3360 or fill out the Atlanta Real Estate Forum contact form. Subscribe to the Atlanta Real Estate Forum Radio podcast on iTunes, and if you like this week’s show, be sure to rate it. Atlanta Real Estate Forum Radio was recently honored on FeedSpot’s Top 100 Atlanta Podcasts, ranking 16th overall and number one out of all ranked real estate podcasts.

The post ResiBuilt: Myths & Momentum appeared first on Atlanta Real Estate Forum.

For home builders, the first impression often occurs long before a prospect steps into a model home—it happens online. Yet new data shows that many digital inquiries are still met with slow responses, inconsistent follow-up or silence altogether. Leah Fellows, president of Blue Gypsy, Inc., and Ben Marks, president of Melinda Brody & Co., join Host Carol Morgan on the Atlanta Real Estate Forum Radio podcast to discuss what the 2026 Online Home Buyer Mystery Shop reveals about follow-up speed and missed opportunities in today’s buying environment.

Now in its sixth year, the study continues to reveal a critical disconnect between internal expectations and actual homebuyer experiences.

Many builders rely heavily on customer relationship management (CRM) reports to evaluate performance, but those systems only tell part of the story.

“CRM reports tell you what should have happened,” Marks said. “Industry shopping shows what actually happened from the customer’s perspective.”

That perspective matters more than ever in a market where response time, tone and consistency often determine whether a prospect converts or moves on. Mystery shopping serves as an independent check, confirming not only whether contact was attempted, but also whether questions were answered, conversations were personalized and next steps were clearly communicated.

To capture realistic behavior, the Online Home Buyer Mystery Shop is designed to reflect how today’s buyers engage with home builders. Shoppers submit inquiries through website contact forms during business hours, asking questions commonly related to current market conditions, including incentives and availability.

Unlike shorter studies that focus solely on initial responses, this mystery shop tracks follow-up over 30 days. The extended window often reveals whether builders nurture demand over time or abandon leads after the first attempt.

The mystery shop began in the early days of the COVID-19 pandemic, when builders were forced to pivot quickly to online sales. Despite greater awareness, results show progress has been inconsistent. Builders with online sales counselors (OSCs) continue to outperform those without, a trend largely unchanged over time.

One concerning trend in the latest report is a decline in the number of builders employing OSCs. Without a dedicated role managing online leads, inquiries are often routed to marketing teams or on-site sales agents focused on walk-in traffic, resulting in slower responses and inconsistent follow-up. Even among builders with OSCs, many fail to make the human presence visible online. About half clearly feature their OSCs on their websites.

Fellows said, “Having a personalized feel to your website—that there’s a real person there to help—can improve calls to action, lead engagement and more. People think they can cover the buyer journey with a chatbot or AI,” she said. “I still don’t think we’re there yet.”

In an industry built on relationships, the absence of a clear human connection can mean missed opportunities to build confidence early.

The study also highlights ongoing challenges with follow-up. Phone outreach declined again in 2025, particularly among builders without OSCs. Leads are often deprioritized when a prospect does not respond immediately.

Some builders also lean too heavily on automation. Marks cited an example of a builder that sent 74 marketing emails in 30 days without any direct OSC follow-up. Without the personalized connection of an OSC, the emails likely had a high opt-out rate.

Since the study is conducted anonymously, it reflects everyday behavior rather than best-case scenarios.

“Advance notice changes behavior,” Marks said. “Response times improve, follow-up becomes more polished and the results no longer reflect everyday action.”

Beyond evaluation, mystery shopping provides immediate, actionable insight. It highlights strengths, exposes breakdowns and establishes a baseline to measure progress over time. For builders navigating an increasingly competitive digital landscape, the takeaway is clear: consistent systems, timely follow-up and authentic human connection remain essential to converting online leads into homebuyers.

Tune in to the full episode to hear expert insights on the Online Home Buyer Mystery Shop, digital lead response strategies and why speed, systems and human connection remain critical in today’s home-buying journey. Learn more about Blue Gypsy, Inc., at www.BlueGypsyInc.com. For more information about Melinda Brody & Co., visit www.MelindaBrody.com.

Blue Gypsy, Inc. is a boutique consulting and training firm that helps home builders, developers and real estate professionals strengthen their online sales performance by improving how leads are captured, managed and converted. Blue Gypsy offers customized services, all tailored to each client’s specific goals and challenges. Known for its direct, results-driven approach, the firm focuses on building authentic, high-performing online sales programs that deliver measurable outcomes.

Melinda Brody & Company is a specialist consulting firm that has provided video mystery shopping and sales performance evaluation services exclusively to new home builders nationwide for over 35 years. The company partners with production and custom builders to objectively assess how sales associates perform in real-world sales interactions through video-recorded visits, phone and online shops, and then uses those insights to tailor sales training and one-on-one coaching programs that strengthen team performance. Its deep industry focus and continuity of service make it a longstanding resource for builders seeking to optimize their salesforce skills and results.

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.

Atlanta Real Estate Forum Radio, presented by Denim Marketing, highlights the movers and shakers in the Atlanta real estate industry – the home builders, developers, Realtors and suppliers working to provide the American dream for Atlantans. For more information on how you can be featured as a guest, contact Denim Marketing at 770-383-3360 or fill out the Atlanta Real Estate Forum contact form. Subscribe to the Atlanta Real Estate Forum Radio podcast on iTunes, and if you like this week’s show, be sure to rate it. Atlanta Real Estate Forum Radio was recently honored on FeedSpot’s Top 100 Atlanta Podcasts, ranking 16th overall and number one out of all ranked real estate podcasts.

The post Online Home Buyer Mystery Shop: What Builders Are Getting Right—and Wrong appeared first on Atlanta Real Estate Forum.

As temperatures fluctuate across metro Atlanta, homeowners may notice more pest activity as rodents and insects seek warmth and shelter. Neil Bloyd, director of learning and technical services with Northwest Exterminating, joins host Carol Morgan on the Atlanta Real Estate Forum Radio podcast to discuss how homeowners can proactively prepare their homes for winter pests while planning ahead for spring insect activity.

Rodents are the primary concern during late fall and winter, as mice can squeeze through openings “as small as a dime” and rats through openings “the size of a quarter.” Bloyd encourages homeowners to seal entry points and inspect attics—particularly when retrieving holiday decorations—for signs of droppings.

“A lot of pests are attracted to lighting,” Bloyd said. “Keeping the garage door open—those kinds of things are oftentimes overlooked, but they can lead to pest issues.”

What winter pests should homeowners look for in the fall? Smoky brown cockroaches tend to surge in the fall and persist through winter, while Joro spiders are strictly outdoor spiders and unlikely to enter homes. While their long-term ecological impact is still being studied, Bloyd notes that Joro spiders can be beneficial predators, particularly of brown marmorated stink bugs, which are harmful to agriculture.

Looking ahead to spring, managing moisture is one of the most effective preventive strategies.

“Replacing old pine straw or mulch is advised, as well as not piling it too high,” Bloyd said. “If you can keep a six-inch gap between the pine straw mulch and the foundation that allows that area to dry out, which makes it less inviting for those pests.”

Vegetation management is also critical. Tree limbs and shrubs touching the home act as “easy highways” for ants and other insects to enter the structure.

Homeowners should carefully consider when to seal entry points. Sealing too early can trap overwintering pests—such as ladybugs, stink bugs and box elder bugs—inside wall voids, leading to odors and secondary infestations

“I would advise doing that in late spring or even summertime,” Bloyd said, “when they’ve already vacated but before they return for winter.”

Mosquito prevention should begin in February or March to reduce populations before peak season. By summer, populations are often already established, making control much more difficult.

Termites remain a year-round concern in Georgia. Bloyd recommends annual professional inspections. Termite swarms, most common in spring, indicate an established colony and require timely attention.

Northwest Exterminating offers a range of termite protection options, including the Sentricon Colony Elimination System, as well as pretreatment services for new construction in partnership with homebuilders.

Tune in to the full episode for expert tips on preparing your home for winter pests and managing spring insect activity. Learn more about Northwest Exterminating at www.CallNorthwest.com.

Northwest Exterminating provides quarterly pest control, green pest control programs, monthly mosquito services, wildlife removal, bed bug treatments, termite protection and honeybee removal and relocation. The company maintains a long-standing commitment to environmentally responsible practices.

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.

Atlanta Real Estate Forum Radio, presented by Denim Marketing, highlights the movers and shakers in the Atlanta real estate industry – the home builders, developers, Realtors and suppliers working to provide the American dream for Atlantans. For more information on how you can be featured as a guest, contact Denim Marketing at 770-383-3360 or fill out the Atlanta Real Estate Forum contact form. Subscribe to the Atlanta Real Estate Forum Radio podcast on iTunes, and if you like this week’s show, be sure to rate it. Atlanta Real Estate Forum Radio was recently honored on FeedSpot’s Top 100 Atlanta Podcasts, ranking 16th overall and number one out of all ranked real estate podcasts.

The post Northwest Exterminating: Preparing Your Home for Winter & Spring Pests appeared first on Atlanta Real Estate Forum.

Homebuying isn’t one size fits all, and your mortgage shouldn’t be either. Kimberly Nehiley, senior loan officer at Supreme Lending, joins Host Carol Morgan on the Atlanta Real Estate Forum Radio podcast to discuss nontraditional loan options and creative strategies every Atlanta homebuyer should know.

Buying a home is often the most significant financial decision a person will make, and the process can feel overwhelming. Supreme Lending goes beyond traditional loan origination to help clients evaluate cash flow, debt and long-term financial goals.

Nehiley said, “It’s usually the product that they have the most anxiety about, because you’re dealing with their credit, their income, their money, their hopes and dreams, and their family’s hopes and dreams.”

Supreme Lending also offers Supreme Essentials, which includes Budget Essentials and Credit Essentials, 20- to 30-minute online courses that guide clients on budgeting and credit management. The firm’s in-house credit expert, with more than 30 years of experience at credit bureaus, helps clients raise their scores by an average of 100 points.

Nehiley said, “Maybe you’re at a 650, but getting to 750 changes your interest rate by half a percent. I mean, those can be substantial amounts.”

To make the mortgage process more transparent, Supreme Lending uses an AI-powered tool called the Home Buyer Journey. The technology includes several modules that guide clients through every step of the homebuying process.

Looking for more flexibility in your mortgage? Nehiley shares some of her favorite options that are gaining traction:

“These loans are vehicles to help buyers now—they don’t mean you’re locked in for decades,” said Nehiley. “You can refinance or adjust as your situation changes.”

With numerous loan options and fluctuating rates, Nehiley is passionate about educating clients to reduce confusion and stress. She breaks down costs into manageable steps, showing how small changes in loan amounts, down payments or home prices affect monthly payments.

“For every $10,000 in home price, your monthly payment changes by roughly $60 to $70. That perspective helps buyers make informed decisions and avoid sticker shock.”

Tune into the full episode for deeper insight into innovative mortgage products, creative financing solutions and how buyers can navigate today’s evolving homebuying landscape. Learn more about Supreme Lending at www.supremelending.com.

Supreme Lending is a nationwide mortgage lender that offers a broad array of home financing products, including conventional, FHA, VA, USDA and jumbo loans, as well as refinancing options tailored to individual borrower needs. The company operates in all 50 states and emphasizes a customer‑centric philosophy aimed at building long‑term client relationships through competitive rates, personalized service and efficient loan processing.

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.

Atlanta Real Estate Forum Radio, presented by Denim Marketing, highlights the movers and shakers in the Atlanta real estate industry – the home builders, developers, Realtors and suppliers working to provide the American dream for Atlantans. For more information on how you can be featured as a guest, contact Denim Marketing at 770-383-3360 or fill out the Atlanta Real Estate Forum contact form. Subscribe to the Atlanta Real Estate Forum Radio podcast on iTunes, and if you like this week’s show, be sure to rate it. Atlanta Real Estate Forum Radio was recently honored on FeedSpot’s Top 100 Atlanta Podcasts, ranking 16th overall and number one out of all ranked real estate podcasts.

The post Supreme Lending: Navigating Mortgages & First-Time Buyer Opportunities appeared first on Atlanta Real Estate Forum.

Communities that endure rarely happen by accident. They are shaped by intentional design and a deep understanding of place. Lew Oliver, founder and principal of Lew Oliver, Inc., joins Host Carol Morgan on the Atlanta Real Estate Forum Radio podcast to share his perspective on traditional neighborhood development and the long-term value of thoughtful planning.

For Oliver, timeless design is not rooted in architectural trends or short-term market appeal. Instead, it is a disciplined approach that places the town — not the individual building — at the center of every decision. A truly timeless place accommodates a wide range of people, lifestyles and life stages while maintaining coherence and character over generations. Oliver often looks to older, storied cities around the world for inspiration.

Oliver said, “The things that made these iconic towns were that the buildings were absolutely stunning and well designed and executed, and they shaped the entire community in ways that just single houses could never do.”

That philosophy extends beyond massing and layout to the finer points of design. Oliver emphasizes the importance of architectural detailing that feels generous and intentional, with buildings that contribute to the public realm rather than retreat from it. In well-designed towns, staircases, porches and facades extend into streets and plazas, reinforcing a sense of shared space and civic life.

Materials also play a critical role in achieving longevity. Local materials are often preferred because they weather gracefully over time, gaining character rather than appearing dated as styles change. Timeless places resist easy categorization because they are grounded in enduring principles rather than fleeting tastes.

At the heart of Oliver’s work is traditional neighborhood development (TND), a planning approach that prioritizes people, relationships and daily experience over traffic counts and lot yield.

“Traditional neighborhood development means that the placement and the detailing of the buildings support creating great places and great streets that prioritize the pedestrian over the car.”

That shift in priority has cascading effects on how communities are planned and built. Elements such as rear-loaded alleys, narrower streets, front-facing porches and carefully proportioned setbacks serve as essential tools for creating social streetscapes, allowing homes and buildings to engage the sidewalk directly.

In contrast, auto-centric environments often place buildings behind parking lots and wide roadways, making meaningful interaction nearly impossible. In those settings, scale is dictated by speed and vehicle movement rather than human perception, frequently resulting in isolation despite physical proximity.

Walkable streets and well-defined public spaces naturally encourage casual encounters — neighbors meeting on a porch, residents stopping to talk on a sidewalk or people lingering in shared green spaces. Oliver describes these everyday interactions as foundational to building trust, belonging and community resilience.

Tune into the full episode for deeper insight into timeless placemaking, traditional neighborhood development and why human-scale design continues to resonate. Learn more about Lew Oliver and his work at www.lewoliverinc.com.

Lew Oliver, Inc. is an Atlanta-area design and master planning firm that creates thoughtful, human-centered communities and building plans rooted in principles of New Urbanism. The company specializes in whole town solutions, architectural products and developer services that integrate walkability, contextual design and environmental responsiveness. Its work emphasizes authentic design and harmonious proportions that enhance quality of life.

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.

Atlanta Real Estate Forum Radio, presented by Denim Marketing, highlights the movers and shakers in the Atlanta real estate industry – the home builders, developers, Realtors and suppliers working to provide the American dream for Atlantans. For more information on how you can be featured as a guest, contact Denim Marketing at 770-383-3360 or fill out the Atlanta Real Estate Forum contact form. Subscribe to the Atlanta Real Estate Forum Radio podcast on iTunes, and if you like this week’s show, be sure to rate it. Atlanta Real Estate Forum Radio was recently honored on FeedSpot’s Top 100 Atlanta Podcasts, ranking 16th overall and number one out of all ranked real estate podcasts.

The post Lew Oliver: How Traditional Neighborhood Development & Walkability Intersect appeared first on Atlanta Real Estate Forum.

Jay Knight, managing member of Templar Development and co-founder and chair of the Georgia Residential Land Development Council (GRLDC), joins Host Carol Morgan on the Atlanta Real Estate Forum Radio podcast to discuss Georgia’s housing challenges, including affordability, land-use policy and strategies to support first-time homebuyers.

Knight said, “70% of Georgians who would like to buy a house cannot afford one.”

Affordability remains a central concern across Georgia. Rising construction costs, high interest rates and restrictive zoning have constrained the supply of homes for first-time buyers. Knight highlights one municipality where public employees earning an average of $54,000 could afford only a home priced around $206,000. Yet the market offered just 13 homes under $250,000, most of them older modular units.

Where are the “missing middle” options? These smaller, attainable homes often bridge the gap between entry-level and higher-end properties but are difficult for homebuyers to find. Zoning restrictions often prevent these homes from being built, delaying household formation and limiting wealth-building opportunities for younger buyers. While demand is strong, builders face restrictions on where they can place this product. The margins may be solid, but accessing the land needed to make these homes profitable often discourages newer builders from pursuing them.

“‘Can you just build a smaller house?’ That’s not always an option,” Knight said. “A neighborhood may have zoning conditions that don’t allow smaller homes.”

GRLDC was founded to address shared industry challenges and promote access to quality, affordable housing across Georgia. A key initiative is House Bill 812, which aims to streamline permitting processes and reduce unnecessary delays. In many jurisdictions, development approvals can take up to a year, limiting supply and increasing costs. HB 812 calls for shorter review timelines and clearer procedures, which could significantly increase the number of lots available without compromising safety standards.

Knight highlights the value of collaboration between private developers and local governments to advance housing affordability concerns. When municipalities actively engage developers in shaping policy, practical and effective solutions often emerge.

High rents present a barrier for prospective homeowners. While renting can provide flexibility, it often limits the ability to save toward a down payment. Knight explains that increasing housing supply and allowing more flexibility in lot and home sizes could ease rent pressures and expand homeownership opportunities for working Georgians.

“The answer to everything in housing is supply,” Knight said. “If we had enough supply and flexibility in house size, it would create pressure on apartment owners to lower rents and give more Georgians—especially younger ones—the option to buy a home.”

Knight also hosts the Build Baby Build podcast, an educational platform for the residential development community. Episodes address issues facing today’s homebuyers and work to bridge the gap between industry expertise and public perception. The goal is to help listeners better understand the operational and financial factors that shape housing affordability.

A recent episode examined the “land-light strategy” used by many builders. Despite national claims that large builders hoard land and worsen the affordability crisis, Knight said the opposite is true.

Knight said, “They want to be light on land and on time for the delivery of houses.”

Despite ongoing challenges, Knight expressed cautious optimism about Georgia’s housing future. Growing attention to affordability issues—among policymakers and community leaders—signals a willingness to address long-standing obstacles. Knight said efforts such as HB 812 could streamline permitting and reduce regulatory delays, potentially doubling the number of lots brought to market in the near term.

Tune into the full episode for deeper insights into Georgia’s housing affordability challenges and the policy solutions shaping the future of development. For more information about Templar Development, visit www.Templar-Dev.com.

Templar Development is a residential land development and general contracting firm specializing in planning, entitlement, acquisition and construction of new home communities across Georgia and Alabama. The team brings more than 46 years of combined experience and has overseen the development of over 10,000 homes and more than 50 communities.

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.

Atlanta Real Estate Forum Radio, presented by Denim Marketing, highlights the movers and shakers in the Atlanta real estate industry – the home builders, developers, Realtors and suppliers working to provide the American dream for Atlantans. For more information on how you can be featured as a guest, contact Denim Marketing at 770-383-3360 or fill out the Atlanta Real Estate Forum contact form. Subscribe to the Atlanta Real Estate Forum Radio podcast on iTunes, and if you like this week’s show, be sure to rate it. Atlanta Real Estate Forum Radio was recently honored on FeedSpot’s Top 100 Atlanta Podcasts, ranking 16th overall and number one out of all ranked real estate podcasts.

The post Attainable Homes, Smarter Development: Breaking Down Georgia’s Affordability Gap appeared first on Atlanta Real Estate Forum.

If helping aging parents plan their next chapter feels overwhelming, you’re not alone. Hilary Walker, founder and CEO of Atlanta Seniors Real Estate, joins Host Carol Morgan on the Atlanta Real Estate Forum Radio podcast to discuss practical strategies for guiding older adults and their families through transitions into age-appropriate housing.

Walker emphasizes the importance of early planning. A crisis, such as a fall, hospitalization or cognitive decline, makes transitions significantly harder. She encourages older adults to proactively outline their wishes, designate key decision-makers and ensure vital documents, including powers of attorney, wills and beneficiary information, are in place.

Families should also discuss expectations long before a move becomes imminent. Older adults are more likely to maintain control over their choices when these conversations happen early and gradually.

Walker said, “It’s better to gather your information five years early rather than be five minutes too late.”

How do you know when it’s time for a family meeting? Here are some common signs that indicate it may be time to start discussing a move:

Isolation, Walker notes, can significantly accelerate decline. Identifying concerns early allows families to access resources and create a thoughtful, measured plan rather than react under pressure.

Older adults often feel overwhelmed by the sheer volume of belongings accumulated over decades. Instead of focusing on “how much,” families can take a step back to consider what “truly matters for the next season of life.” Touring potential new homes with aging parents can help them visualize what will realistically fit.

Walker said, “The biggest roadblock is often the ‘stuff,’ and once we’re able to get around that mindset, you can keep what’s most important to you.”

Emotional attachment is just as powerful. Whether it’s the yard, garden beds, longtime neighbors or a home full of memories, older adults often struggle with the idea of letting go. Adult children can also unconsciously add pressure. Walker frequently advises children to accept items their parents offer—even if they don’t plan to keep them—as it validates the parent’s process of release and builds forward momentum.

“In your mother or father’s mind, they are just trying to start the process,” Walker said. “It’s an emotional roadblock that you can help with by simply accepting it.”

The Atlanta Seniors Real Estate consultative approach begins with an in-home meeting and walk-through of the property. Walker uses this time to observe lifestyle patterns, understand the aging parent’s goals and identify the actual decision-makers in the family.

From there, a personalized action plan is created, covering everything from downsizing support to timelines, necessary resources and steps toward listing and selling the home. She partners with vetted, senior-focused service providers who handle the packing and moving logistics.

While some transitions take as little as three months, others may unfold over a year or longer. Patience and ongoing communication are often the keys to success.

Tune into the full episode to learn more tips for moving older loved ones into age-appropriate housing. For more information about Atlanta Seniors Real Estate, visit www.AtlantaSeniorsRealEstate.com. Looking for active adult living in the Atlanta area? Discover 55-plus communities here.

The post From Someday to Today: It’s Time to Talk About Senior Housing appeared first on Atlanta Real Estate Forum.

Behind every great community is a mentor who showed someone the way. David Schmit, founder of Schmit & Associates, joins Host Carol Morgan on the Atlanta Real Estate Forum Radio podcast to discuss why thoughtful design and collaboration matter in today’s housing market.

If given the chance to design his dream community anywhere, Schmit says he’d choose “a hillside in Italy.” He values close, human-scaled communities that feel personal to residents.

“We used to design everything around the car,” he says. “But magic happens when scale shifts from the car to the person.”

Schmit sees density as a tool for creating vibrant communities that connect residents with their environment. Instead of “endless” subdivisions, he favors smaller villages, mixed-use developments and thoughtful, pedestrian-first layouts.

One of Schmit & Associates’ signature projects is Harmony in Auburn, Georgia, a collaboration with Mayor Linda Blechinger that began in 2017. What started as a need to relocate City Hall grew into a broader vision for revitalizing the town center. Working with designer Lew Oliver and landscape expert P. Allen Smith, Schmit helped shape a community of affordable homes, surrounded by lush landscaping and unique details, including pollinator gardens and intimate green spaces. Phase two is underway, and the completed project will include nearly 300 homes priced from the $300,000s to $400,000s.

In Acworth, Schmit again partnered with the public sector — this time alongside the JW Collection. On a highly visible, three-acre site in downtown Acworth, the team crafted a walkable mix of residential and commercial space.

“The idea was to create this really close-knit space integrated into the downtown area with walkability at its core,” said Schmit. “There are townhomes, mixed-use buildings with commercial spaces, and there’s a restaurant that I’ll be building to put my son into business. That will be a bar with craft cocktails and elevated pub food.”

Schmit also teamed with Integral Group to revive Carver Village, a long-dormant Atlanta Housing Authority site along Pryor Road. The first phase includes 227 homes priced from the $300,000s to $500,000s, and future plans include retail and build-to-rent opportunities.

Across every project, Schmit says four guiding principles shape the design:

Schmit’s new book, Five Men, explores how mentorship has shaped his personal and professional life.

Told in a conversational style, the book weaves Schmit’s experiences with five mentors who shaped his life: his father, a high school baseball coach, a priest, the late Dr. Brisbane Brown and two career guides.

Schmit said, “The story is about the essence of these relationships and what mentoring can mean in your career path.”

Today, Schmit meets regularly with young professionals and encourages them to seek meaningful connections. He challenges them to ask questions while building strong relationships with those around them.

Schmit said, “Ask the question, be bold and keep the word ‘relentless’ in your vocabulary, which means you just don’t stop.”

Tune into the full episode to learn more about upcoming Schmit & Associates’ communities and how mentorship drives industry success. To learn more about Schmit & Associates, visit www.SchmitAssociates.com. Schmit’s book, Five Men, is available on Amazon.

The post Schmit & Associates: How Collaboration Shapes Better Communities appeared first on Atlanta Real Estate Forum.

Skip Hulsey, founder of Lagom Development, joins Host Carol Morgan on the Atlanta Real Estate Forum Radio podcast to discuss his company’s unique approach to homebuilding, centered on the philosophy of Lagom—a Swedish word meaning “just the right amount.”

For Hulsey, it’s not just about building smaller houses; it’s a mission to restore affordability, promote energy efficiency and revitalize community connections through thoughtful, human-scaled design.

He witnessed firsthand how the COVID-era surge in valuations (up to 60% in the Atlanta market) combined with tripling interest rates pushed homeownership out of reach for countless individuals and created Lagom Development to bridge the gap. A fundamental part of the problem is that traditional builders construct houses that are often “way too big,” frequently offering 2,500 square foot homes as “starter homes.” What sets Lagom apart? It returns to what is truly essential: smaller, more efficient floor plans, usually 1,000 to 1,500 square feet, with no wasted space.

Lagom Development embraced the “Tesla of Housing” moniker due to its revolutionary vertically integrated approach, which controls every step of the process to drive down costs and accelerate delivery. To generate necessary investor returns while delivering truly affordable homes, Lagom Development manages the entire chain. This process starts with manufacturing its own structural panels and extends through end-to-end neighborhood development, including land acquisition, securing entitlements and installing infrastructure. This holistic control allows it to go vertical with construction rapidly.

Ultimately, Hulsey plans to integrate this system into a flashy consumer app where buyers can tour neighborhoods, design their dream homes and explore financing options, with the home going vertical during the 30-day mortgage qualification window.

Hulsey said, “By controlling every facet of that [homebuilding process] and the ‘Tesla’ approach to it, we’re able to provide investor returns and deliver typology to the market that folks can afford.”

A key component of Lagom Development’s vertical strategy is the use of structural insulated panels (SIPs), a technology that has existed since the 1930s. The panelized, prefabricated construction method ultimately delivers a beautiful site-built home without the stigma of manufactured housing. SIPs create a large, insulated structure that offers 75% better performance than traditional stick-built homes. Hulsey describes it as a “giant Yeti cooler” due to its unique energy efficiency.

Hulsey said, “Anything we can do to reduce the carbon footprint of the built environment will be huge as we go forward.”

This insulation method allows Lagom Development to downsize the HVAC system by two-thirds and mechanically ventilate with an AI-embedded Energy Recovery Ventilator (ERV). The result: homeowners save so much on utilities that it equates to getting an entire mortgage payment back every year. This significantly boosts the overall affordability of the home.

Lagom Development is intentionally building for the core members of the community who are often priced out, including teachers, first responders and service industry workers. The company analyzes the median rent in a given market, then reverse-engineers the build to ensure the total monthly housing payment comes in below that rental threshold. For example, a 1,000 to 1,500 square-foot-home delivers under $250,000, with smaller models potentially closer to $200,000.

Hulsey said, “We need more people to realize that if we work together, we can make not only companies, but communities that are designed better for communication and working together with our neighbors and just having a better quality of life.”

The company’s first Atlanta area project, Bluebird Lane in Greene County, will feature 248 units including condos, cottages and townhomes. To ensure a quick path to market and further reduce costs, Lagom Development is accelerating the timeline by working with municipalities upfront to get a catalog of plans pre-approved. With a substantial pipeline of 4,800 units and plans to scale into 20 markets nationwide, the company is tackling the 5-million-unit housing shortage with a focused and human-centered strategy aimed at bringing back the American dream of homeownership.

Tune into the full episode to learn more about Lagom Development’s “just right” approach to residential construction. For more information about Lagom Development, visit www.LagomDevelopment.com.

Founded by veteran builder Skip Hulsey, Lagom Development creates walkable, sustainable communities to solve the “missing middle” housing crisis. The company focuses on delivering thoughtfully designed, energy-efficient cottages, townhomes and condos that are within reach for working families. Lagom’s mission is to restore homeownership and community pride across the Southeast through right-sized housing and intentional design.

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.

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 Lagom Development is Bringing the “Just Right” Home to Atlanta appeared first on Atlanta Real Estate Forum.