Atlanta Real Estate Forum

A home builder can finish a community, turn over the homes and move on to the next project, only to face a construction defect claim years later. Without the right insurance protections, that claim can become a costly problem.  For home builders and developers, insurance is becoming more complicated as premiums rise, coverage requirements tighten and construction defect litigation creates additional uncertainty. With profit margins already under pressure, understanding where risks exist and how to address them is an increasingly important part of running a business.  McCay Bowdoin, president of the Home Builders Division at Oakbridge Insurance, and Principal Sam Penney, join Host Carol Morgan on Atlanta Real Estate Forum Radio to discuss the insurance trends affecting builders, common coverage gaps and the steps companies can take to better protect their operations.  Why Home Builder Insurance Is Becoming More Challenging  Builders are managing several financial pressures at once. Material costs, regulatory expenses, interest rates and affordability concerns are affecting demand and putting pressure on profit margins. Insurance adds another layer of uncertainty as carriers reassess the risks associated with residential construction.  What Is Driving Up Home Builder Insurance Costs?  Construction defect litigation is a major factor behind rising insurance costs. As claims become more expensive, insurers must account for not only the cost of repairing a defect but also legal fees, expert witnesses, defense costs and settlements.  These expenses have prompted some carriers to leave the residential construction market. Others have reduced liability limits, tightened underwriting requirements or become more selective about the builders and projects they insure.  For builders, that can mean higher premiums and fewer coverage options, even when they have a strong track record. Insurance availability has become another consideration when evaluating project costs and planning for growth.  Which Types of Home Builders Face the Biggest Insurance Challenges?  Certain construction types are more difficult to insure in today’s market. Bowdoin identifies for-sale production builders, coastal builders and townhome builders as segments facing particular challenges.  Growth can also limit a builder’s options. Depending on the market and type of construction, builders completing roughly 50 starts a year may find that some carriers no longer have the capacity or appetite to insure their business.  “Instead of having more options as the company grows, the builder may have suddenly a lot fewer,” Bowdoin said.  Builders planning to expand must understand how construction type, geographic location and annual volume affect insurance availability can help inform decisions before a project moves forward.  The Insurance Gaps Builders May Not See Coming  Having a liability policy does not guarantee that every claim will be covered. Policy exclusions, endorsements and specific coverage requirements can limit protection, even when a builder believes it has substantial coverage in place.  How Can Insurance Policy Exclusions Leave Builders Exposed?  A policy may advertise $1 million or $5 million in liability coverage, but the actual protection depends on the policy language and whether the builder meets its requirements.  Penney explains that some builders do not fully understand the conditions, exclusions and endorsements included in their policies. A policy may also require specific insurance provisions in subcontractor agreements. If the builder does not meet those requirements, coverage could be limited or unavailable when a claim arises.  These gaps are particularly concerning because builders may not discover them until they are already facing a costly dispute. Reviewing policy requirements before a problem occurs can help companies identify potential weaknesses while they still have time to address them.  Why Is Subcontractor Insurance So Important?  Subcontractors perform much of the work involved in home construction, making their insurance coverage and business practices a critical part of a builder’s risk management strategy.  If a subcontractor lacks adequate insurance, allows a policy to lapse or carries coverage with significant exclusions, the resulting exposure can ultimately affect the builder. Economic pressures can make these risks more difficult to manage as subcontractors seek less expensive policies without fully understanding what the coverage includes.  A certificate of insurance alone does not tell the whole story. Builders should establish a process for reviewing coverage, monitoring subcontractor policies and incorporating appropriate insurance provisions into trade agreements. Licensing, safety practices, liens and a subcontractor’s financial stability also deserve attention.  Can Construction Defect Claims Surface Years Later?  Construction defect claims may not emerge until a year or more after a project is complete, which makes it important to consider how long insurance protections need to remain in place.  A trade agreement that requires a subcontractor to carry insurance only while performing the work may leave a builder exposed if a claim surfaces after the subcontractor has moved on or gone out of business.  Builders should work with their insurance brokers and legal advisers to review contract language and understand the coverage requirements that apply to their projects. Addressing these issues before construction begins can help prevent unpleasant surprises years later.  How Build-to-Rent Changes the Risk Equation  Build-to-rent (BTR) communities introduce different considerations for builders and developers, particularly when it comes to liability and property coverage.  How Does Build-to-Rent Change Construction Liability?  Ownership structure can affect the nature of a construction defect dispute. Bowdoin offers the example of a 150-unit townhome community. In a for-sale development, the builder could eventually face claims involving 150 individual homeowners. In a BTR community, the entire property may belong to one entity or a small group of investors.  That difference can change the number of potential claimants and how disputes unfold. In some cases, the builder or developer also holds an ownership stake in the project, creating a shared financial interest in the community’s long-term performance.  BTR does not eliminate construction risks. Builders and developers still need to account for construction defects, property damage, tenant exposure and operational liability.  How Does Insurance Change From Construction to Occupancy?  Insurance needs evolve as a BTR community moves from construction to leasing and operation. During construction, builders typically rely on a builder’s risk insurance to protect against covered property losses. Once units are completed and occupied, coverage transitions to permanent property insurance, often structured as a master policy for the community.  The transition requires careful coordination because the risks change as the property moves from an active construction site to an occupied community. Liability considerations remain after residents move in, so builders and developers need to understand how coverage applies at each stage.  How Location, Regulations and Technology Affect Risk  Insurance costs and availability can vary considerably based on where and how a builder operates. Regional weather patterns, state legal environments, regulatory requirements and emerging technologies all influence the risks insurers evaluate.  How Do Weather and State Laws Affect Insurance Costs?  Insurers are responding to regional differences in weather-related losses, including storms, tornadoes and wind events in areas where those risks may not have historically been pronounced. As losses increase, carriers may raise premiums, change deductibles, restrict coverage or pull back from certain markets.  The legal environment also varies by state. Bowdoin identifies Georgia, South Carolina and Florida as more challenging markets for construction defect litigation, while Tennessee and North Carolina offer comparatively more favorable legal environments.  These differences can affect insurance costs even for otherwise similar builders operating on opposite sides of a state line. Understanding local insurance conditions is an important part of evaluating where to build and how to structure a project.  How Do Regulations Affect Home Building Costs?  Insurance is only one part of the financial pressure facing builders. Municipal fees, building codes, zoning requirements and other regulations continue to influence the cost of developing and constructing homes.  As these expenses add up, builders have less room to absorb unexpected costs. Evaluating regulatory requirements early and accounting for them in project planning can help companies make more informed decisions about feasibility, budgets and potential returns.  What Insurance Risks Do AI and Drones Create?  New technology can help builders improve efficiency, document construction progress and identify potential issues, but it can also introduce risks that existing insurance policies may not address.  Drones, for example, can help inspect roofs and monitor jobsites without sending employees into potentially dangerous situations. However, drone operations can create liability involving property damage, bodily injury, privacy and equipment.  Artificial intelligence presents additional questions. AI tools may help with documentation and identifying issues, but incorrect information used in plans, designs or construction decisions could lead to costly errors.  Bowdoin and Penney note that the insurance industry is still working through questions about responsibility when AI-driven tools contribute to financial loss or a construction error. Builders should evaluate the risks associated with new technologies rather than assume their e

Curt Byrd grew up around people who knew how to build things. His grandfather was an electrician who tackled a little bit of everything, even building a couple of houses in the 1970s. One uncle followed a similar path, while another became a master carpenter in Connecticut.  Today, he helps turn homebuyers’ ideas into reality, balancing custom requests, construction costs and the trade partners who bring a home together. His career also reflects the many paths into residential construction, including roles that don’t require working directly on a jobsite.  Byrd, purchasing agent at The Providence Group, joins host Carol Morgan on Atlanta Real Estate Forum Radio to launch The Future of Construction, a series spotlighting the next generation of industry professionals. He discusses his career path, the realities of purchasing and the opportunities he sees ahead for Atlanta homebuilding.  From Architecture Student to Homebuilding Professional  Byrd’s interest in construction began with design. Growing up in Rockdale County, he studied architecture at a career academy and initially thought that was where his future would take him.  As he learned more about the profession, he began looking beyond design to the broader process of building homes. He wanted a career that would let him contribute to the built environment while addressing the industry’s need for more construction professionals.  That led him to pursue a bachelor’s degree in construction management at Kennesaw State University. His involvement in the university’s National Association of Home Builders student chapter added another dimension to his education, giving him opportunities to participate in competitions and connect with industry professionals.  College gave Byrd a foundation in construction, but the job taught him how quickly plans can change. Weather, municipal requirements and scheduling conflicts often demand quick decisions and clear communication.  “School teaches you the basics, and it’s important to know that first,” Byrd said.  A construction management degree is one route into homebuilding, but Byrd’s experience points to other possibilities. Business, finance, banking, remodeling and sales can all lead to careers in residential construction.  “There are just so many different avenues besides swinging a hammer,” Byrd said.  The Work Behind a Custom Home  At The Providence Group, a move-up luxury home builder offering semi-custom homes, Byrd works on the details that make one home different from another.  A buyer might want a 50-foot patio across the backyard, an outdoor kitchen or decorative wall trim throughout the house. Each request affects materials, labor, pricing and scheduling. Someone must determine the cost, coordinate the appropriate trade partners and ensure the work fits into the larger construction process.  That’s where purchasing comes in.  Byrd handles takeoffs, estimating, bid comparisons and subcontractor relationships, along with the paperwork that supports those responsibilities.  But purchasing isn’t simply about finding the lowest price. Byrd weighs cost against trade availability, past assignments and the need to maintain a dependable network of subcontractors. Distributing work among qualified partners helps builders avoid relying too heavily on one company.  The decisions become even more nuanced when buyers want personalized features but must stay within a budget.   Why Relationships Matter as Much as the Numbers  For all the estimating and cost comparisons involved in purchasing, Byrd believes the “people” side of the business matters just as much.  He encourages professionals to get to know colleagues before they need something from them. A conversation about family or a recent sports game may seem unrelated to work, but those small interactions can lay out the groundwork for trust when a project gets complicated.  That philosophy extends to mentorship. During college, Dr. Charna Rogers helped Byrd develop his understanding of homebuilding. Now, he pays that guidance forward by mentoring participants in the Greater Atlanta Home Builders Association’s Emerging Leaders Program.  He also values learning from peers who understand the industry’s day-to-day challenges. Those conversations have helped him find solutions to problems at work while building a network of professionals he can turn to for advice.  What Five Years in Homebuilding Have Taught Him  Over the last five years, Byrd has seen purchasing priorities shift from the breakneck pace of the pandemic-era housing boom to a market where buyers scrutinize costs more closely.  During the boom, strong demand created a different environment for builders. Today, buyers are more deliberate about what they spend, particularly when deciding which upgrades to include in a new home.  Some still want custom cabinetry, expanded kitchens or outdoor living spaces, but they may be more selective about which features make the final budget.  That means purchasing agents must evaluating each request in the context of materials, labor and scheduling while helping builders remain competitive. The work requires flexibility, particularly as market conditions and buyer expectations change.  How the Next Generation Could Change Construction  Byrd believes younger professionals can help home builders embrace technology and rethink established practices. Having grown up with smartphones and laptops, his generation is comfortable with digital tools that could make everyday work more efficient.  Artificial intelligence is one area he is watching closely. As these tools evolve, builders may find new ways to modify plans, evaluate options and respond to design changes without the lengthy processes that have traditionally slowed those adjustments.  “We need to make more quick decisions, and I feel we have the capacity to do that as the next generation,” Byrd said.  Finding New Housing Opportunities in Atlanta  Ask Byrd about the future of Atlanta homebuilding, and his attention turns to more than traditional residential development.  He sees potential in underutilized commercial properties, particularly office buildings that could be repurposed to help meet housing needs. Rather than viewing those properties as evidence of limited land availability, he sees opportunities to rethink how existing spaces can serve growing communities.  “There is gold in those commercial buildings,” he said.  Depending on the property and local requirements, redevelopment could create opportunities for condominiums, townhomes and other housing options. Rezoning and mixed-use development could also help communities respond to changing lifestyles and preferences.  Building a Future in Homebuilding Leadership  Byrd isn’t just thinking about what the industry will look like in 10 years. He’s also considering the role he wants to play in shaping it.  His involvement with the Greater Atlanta Home Builders Association has helped him build connections and prepare for leadership. After participating in the Emerging Leaders Program, he became active in association leadership and is preparing to chair the Young Professionals Group in 2027. He hopes to expand its programming and create more opportunities for emerging professionals to get involved.  His own ambitions reach well beyond the local level. Byrd hopes to advance into senior management, become a company president or CEO, and eventually serve as chairman of the National Association of Home Builders.  To learn more about careers in construction, listen to the full episode. For more information about The Providence Group, visit https://theprovidencegroup.com/.   About The Providence Group  The Providence Group is an award-winning homebuilder focused on creating thoughtfully designed homes and communities throughout Metro Atlanta. With more than 20 years of experience in the region, the company offers a range of homes, including townhomes, single-family homes and luxury condominiums. Known for its attention to detail, personalized design options and low-maintenance lifestyles, The Providence Group combines local homebuilding expertise with the resources of its parent company, Green Brick Partners. Learn more at theprovidencegroup.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 11th overall and number one out of all ranked real estate podcasts.  The post Curt Byrd: Building a Career Beyond the Blueprint appeared first on Atlanta Real Estate Forum.

The house down the street might be a builder’s biggest competitor. It is already finished, the landscaping is established and there is no waiting for construction to wrap up. And if the buyer likes it, they may be able to move in within weeks.  Andy Dugger, division sales manager with Meritage Homes, joins host Carol Morgan on Atlanta Real Estate Forum Radio to discuss what he is seeing in the Atlanta new home market, how buyer priorities are shifting and why the builder considers Realtors a central part of its sales strategy.  Atlanta New Home Builders Are Competing With Resale Inventory  New construction is competing with more than other builders. Atlanta’s large and aging resale housing stock gives buyers another option, often with the advantage of a faster move-in timeline. Builders must account for that when they bring homes to market.  Meritage Homes addresses that demand with its closing-ready guarantee, offering homes that can close within 60 days. The approach allows the builder to compete not only on home quality and price, but also on the buyer’s preferred timeline.  Homebuyers Are Shopping for Affordability, Not Just Price  Affordability goes well beyond the number on a listing. Interest rates, monthly payments, everyday expenses and the ongoing costs of homeownership all factor into the decision, making the overall cost of a home just as important as its purchase price.  “Affordability is just a major issue across all purchasing decisions people are making,” Dugger said.  Meritage Homes offers rate buydown opportunities on qualifying homes, including rates as low as 4.99% and 5.5% fixed for 30 years. Dugger said conversations with buyers often focus on how financing affects their monthly payment and what they can comfortably afford.  Energy Efficiency Is Part of the Homebuying Conversation  Energy efficiency may not be the first thing a buyer asks about when touring a new home, but it can have a meaningful impact on the cost of ownership. Meritage Homes builds its homes with spray foam insulation and full encapsulation, and Dugger said the company highlights those features as part of the long-term value of a home.  Realtors Are Meritage Homes’ Sales Strategy  For Meritage Homes, Realtors are not simply another marketing channel. They are a critical part of the business model.  “Realtors are the strategy. They’re not part of the strategy. They are the strategy,” Dugger said.  More than 40% of the company’s deals last year involved Realtors who had worked with Meritage Homes before. Some agents bring multiple buyers to the builder each year, making those relationships valuable well beyond a single closing. Meritage Homes supports those partnerships through its Agents Rocks program, which provides participating agents with exclusive information, incentives, open house opportunities and, for top-tier agents, listing opportunities.  Social Media Works Best When Realtors Provide Useful Information  A beautiful home tour can attract attention, but useful information can turn that attention into a lead. Realtors who are generating business through Instagram, Facebook, TikTok and other platforms are creating content that gives consumers a reason to reach out rather than simply showcasing a property.  “I think the polished home tours help with views, but the information is really what drives people to reach out to somebody,” Dugger said.  Dugger shared the example of a Realtor who completed 31 transactions in her second year, including 28 new construction deals. Nearly all of those leads came from social media, demonstrating how new construction expertise can become a powerful content and business-development strategy.  Builders Can Help Realtors Create More New Construction Content  Realtors do not have to create every piece of content from scratch. Meritage Homes gives agents access to model homes, amenities, spec homes and sales consultants that can help them develop content for their audiences. A Realtor could spend an afternoon filming in a community and leave with enough material for weeks of social media posts.  Meritage Homes also works with Denim Marketing at events to create social media stations where Realtors can film professional content and learn techniques they can use on their own. For builders, those efforts extend the reach of their communities. For Realtors, they provide another way to demonstrate their new construction expertise.  Realtors Can Grow Their New Construction Business by Learning the Process  Realtors who primarily work in resale may be less familiar with the timelines and processes involved in new construction. Dugger encourages agents to connect with new home sales professionals and learn where they can add value for buyers.  That knowledge can help Realtors prepare clients for the differences between a resale transaction and new construction. It can also give agents a steady stream of relevant topics to share online, from construction timelines to the stages of the homebuilding process.  Strong Builder-Realtor Relationships Can Create Repeat Business  A successful builder-Realtor relationship should not end at the closing table. Meritage Homes views those relationships as opportunities for both sides to grow their businesses over time. That distinction matters in a market where buyers need more guidance and Realtors are finding new ways to connect with potential clients. A builder that gives agents access to inventory, information and content opportunities becomes more than another option in an MLS search. It becomes a resource Realtors can return to for their next client.  The Atlanta New Home Market Rewards Builders and Realtors Who Adapt  Atlanta’s new home market is asking builders and Realtors to think differently. Buyers are comparing new construction with resale inventory, scrutinizing monthly costs and looking for more information before making a major purchase. At the same time, Realtors are using social media to build relationships with buyers long before they walk through a model home.  For Meritage Homes, the answer is not simply to build a better house. It is to meet buyers on their timelines, help them understand the full cost of homeownership and build lasting relationships with the Realtors helping them navigate the market.  “When you have a business partner that wants you to succeed, that’s when it becomes transformative in their business as well,” Dugger said.  To learn more about Meritage Homes, listen to the full episode and visit https://www.meritagehomes.com/.   About Meritage Homes  Meritage Homes is a leading U.S. home builder focused on designing and building energy-efficient homes for today’s homebuyers. Founded in 1985, the company operates across multiple markets throughout the country, including Metro Atlanta. Meritage Homes combines thoughtful home designs, energy-efficient features and a streamlined homebuying experience to help make homeownership more attainable.  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 Meritage Homes: Realtors Are the Strategy appeared first on Atlanta Real Estate Forum.

A buyer can love the house, like the neighborhood and still walk away without making an offer. That is the reality agents are seeing more often in today’s new-home market, where financing, incentives and the sheer number of choices can make the final decision harder than finding the house itself. That uncertainty has changed the way builders sell homes, too. Casey Wood, partner and broker with HillWood Realty, works primarily with new home builders across Northeast Georgia. From his perspective, the market isn’t simply slowing down or speeding up. It is forcing builders and real estate professionals to rethink how they approach land acquisition and sales. He joins host Carol Morgan on Atlanta Real Estate Forum Radio to discuss the advantages of new construction, shifting buyer behavior, the role smaller builders play in the housing market and why he is watching Northeast Georgia closely. Builders Are Turning Interest Rates Into a Sales Tool Interest rates have made it harder for some homeowners to leave a house with a mortgage in the 2% or 3% range. Buyers who don’t have an existing mortgage face a different problem: They may like a new home but struggle with the payment at today’s rates. Builders are responding by treating financing as part of the home sale rather than leaving the issue entirely to the buyer. Some are working with lenders to contribute significant amounts toward mortgage rate buydowns. In certain cases, the savings can extend for much of the life of the loan. That strategy gives new construction an advantage that resale sellers typically can’t match. A builder can incorporate the cost of a rate buydown into its sales strategy, while an individual homeowner selling a resale property generally has fewer options for addressing a buyer’s long-term financing costs. The result is changing the conversation. Instead of simply comparing the price of a new home with the price of a resale, buyers can look at the payment, incentives and overall cost of ownership. And financing isn’t the only reason Wood sees value in new construction. “Why not just go ahead and pick out your finishes, finance that into the house, and you move in and it’s all done turnkey,” he said. For buyers who don’t have another $50,000 or $100,000 sitting in the bank for renovations after closing, that matters. A new home can allow them to make those decisions before move-in and roll eligible costs into the purchase rather than tackle them afterward. The Bigger Shift May Be How Buyers Make Decisions The financing conversation explains part of today’s hesitation, but Wood has noticed another change that may be just as important: Buyers are taking longer to decide. HillWood Realty monitors community traffic each week. Buyers who once might have purchased after one or two visits now often want to compare nearly every available option before committing. “Buyers used to come in; they may buy on their first visit and very frequently on their second,” Wood said. “But now they’re much more reluctant to pull the trigger.” The longer a buyer waits, the more communities, homes, incentives and financing scenarios they may add to the comparison. This often leads to what Wood calls “decision fatigue.” Instead of viewing that hesitation as a reason to push harder for a sale, HillWood’s agents spend more time figuring out what is keeping a buyer from moving forward. Builders are adjusting, too. Builders have become more willing to listen to buyers and make changes when possible. That could mean identifying a concern about the home, finding a way to address it or simply understanding what the buyer needs to feel comfortable making a decision. “They’re really willing to be flexible and sit down and see what is maybe the buyer’s holdup, or what it is that would make this home a perfect home for the buyer rather than just a cold no,” Wood said. Today’s buyer doesn’t necessarily need more choices. In many cases, they need help making sense of the choices they already have. Smaller Builders Can Compete Where Big Builders Can’t The same kind of flexibility is giving smaller builders an opening on the land side of the business. A national builder may not want to spend the time and money required to rezone five acres for a handful of homes when the same process could support a much larger project elsewhere. A smaller builder can look at that same land differently. “The smaller builders, they’re coming in and finding these what I call A-plus locations that may have a few acres, subdividing that and having really successful developments on just out parcels that were overlooked by the big national and regional builders,” Wood said. Rather than waiting for another large tract to become available, smaller builders can piece together projects in established or growing areas where buyers already want to live. They may also face less competition because the sites don’t fit the typical development model of a national company. That can mean something different for buyers, too: A new home doesn’t have to come with hundreds of neighbors and a massive amenity package. Northeast Georgia Could Benefit From That Model “I’m excited about the Athens corridor up 316 from Gwinnett towards Athens and even beyond out towards Oconee County,” Wood said. Oconee County offers a particularly interesting example. Local officials have taken steps to manage growth and protect infrastructure while the area continues to attract residents. The result is a market that can support everything from million-dollar homes on two- to five-acre properties to new communities offering lower price points. HillWood Realty is putting more resources behind that growth. The brokerage recently opened an office in Statham, giving its team a base to serve builders and homeowners in the Athens area. Several of its builder clients also have acquired homesites in The Georgia Club. The move isn’t simply about opening another office. It reflects where Wood believes housing activity can grow as buyers look beyond Atlanta’s traditional suburban growth patterns. There’s Opportunity Even as the Market Slows “Whether it’s picking up or a slowdown, whatever, I’m excited about opportunity during every slowdown,” Wood said. People will continue to move even when sales activity slows because families grow, jobs change, homeowners downsize and people relocate to be closer to relatives. That leaves HillWood focused on something broader than the next market forecast: staying close to the builders creating the product, understanding what buyers need to make a decision and identifying the Northeast Georgia communities where its clients see room to build. To learn more about HillWood Realty and its latest projects, visit HillWoodRealty.com. About HillWood Realty Founded in 2017, HillWood Realty is a full-service real estate brokerage dedicated to helping buyers, sellers, investors, builders and landowners achieve their real estate goals throughout North Georgia and the greater Atlanta region. Specializing in luxury homes, new construction, residential real estate and land sales, the firm combines local market expertise, personalized service and innovative marketing strategies to deliver exceptional results.   Through a client-focused approach and deep industry relationships, HillWood Realty provides trusted guidance across every stage of the real estate journey. To learn more, visit www.HillWoodRealty.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 11th overall and number one out of all ranked real estate podcasts.  The post HillWood Realty: Small Builders, Big Openings appeared first on Atlanta Real Estate Forum.

A home builder cannot build on a piece of land just because it is for sale. Before a single foundation is poured, someone must determine whether the property can support a community, secure the necessary approvals, solve its infrastructure challenges and make the numbers work.  Eric Masaschi knows that process well. Known as the “Landman,” Masaschi is East Region president of Forestar, where he leads a team responsible for finding and developing residential land across Georgia, Tennessee, Alabama and the North Gulf Coast. Forestar takes land from acquisition through entitlements, engineering and infrastructure before delivering finished lots to home builders.  Masaschi joins host Carol Morgan on Atlanta Real Estate Forum Radio to discuss what happens before the homes and streets buyers recognize ever exist. His perspective offers a different way to look at new home construction: The house may be the most visible part of the process, but the land sets the stage for everything that follows.  The First Question: Can This Land Work?  For a land developer, finding a desirable property is only the beginning. The first question is whether the site can actually support a viable community. Location matters, but so does what the property can accommodate. A site needs enough usable land for the right number of homes, access to necessary utilities and a path through the local approval process. Atlanta’s topography can add another wrinkle, particularly when the terrain affects whether homes can support basements.  Then there are conditions that cannot be changed. Rock, wetlands and stream crossings can quickly complicate a project and drive up its cost.  “There are lots of things that can then make a deal go sideways pretty quickly,” Masaschi said.  That is why evaluating a property involves far more than looking at its location or asking price. The opportunity must work both physically and financially before a developer can move forward.  The Numbers Change With Every Site  Land cost is only the starting point. The number of homes a site can support, the work required to prepare it and the fees associated with development all affect what a finished lot ultimately costs. A project that looks promising at first can become a very different investment as those expenses add up.  That uncertainty sets land development apart from home construction, where builders can track labor and material costs through established processes. Every parcel brings a different set of circumstances, making the front end of a project harder to predict.  Time Is a Development Cost  The financial equation becomes even more challenging when a project takes longer than expected. Masaschi shared a recent example in which a final plat approval expected to take about two months stretched to six. By that point, the developer had already spent roughly 95% of the project’s capital, leaving significant money tied up while the project waited for its final approval.  The impact goes beyond the developer’s balance sheet. A home builder may have a sales team, employees and other resources preparing to open a community, only to have the timeline pushed back. Predictability often matters just as much as speed. A developer can plan around a known timeline. An uncertain one makes it much harder to manage interest, carrying costs and the eventual delivery of lots to the builder.  Why the Land Pipeline Matters to Buyers  The work behind a new community can feel far removed from the buyer standing in a model home. But the two are connected. The price of a new home reflects more than framing, finishes and labor. It also reflects the years of work and investment required to prepare the land for construction.  “I want my kids to be able to have the American dream and have a house sooner than later,” he said.  A new home may be the finished product, but getting there starts long before construction. The land has to work physically, financially and through the development process before a home builder can ever break ground.  Listen to the full episode of Atlanta Real Estate Forum Radio to hear Masaschi discuss the work that happens before construction, what can make a residential site difficult to develop and how longer development timelines affect the housing pipeline. To learn more about Forestar and its approach to residential land development, visit https://www.forestar.com/.  About Forestar  Forestar is one of the largest residential community developers in the country, developing residential lots for local, regional and national home builders. The company acquires and develops land, secures entitlements and prepares communities for home construction. Forestar has active projects in more than 60 markets across 24 states and more than 200 projects underway nationwide. The company also works with landowners to acquire properties and develop projects in phases based on individual sites and market needs.  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 Eric Masaschi: Before the Home, There’s the Land appeared first on Atlanta Real Estate Forum.