Framing the Issue

It's taken a long time to get to the point where a new construction home can be built. From site selection and land acquisition to construction and marketing, we're finally ready to find a buyer for our house.Of course, the project is still not complete. We need to navigate the choppy waters of finding a qualified buyer, financing, and pushing the sale across the finish line.To do this, hosts Aaron Kersey and Morgan Smith are sitting down with special guests Frankie Franklin and Magda Esola to discuss the biggest purchase most people will make in their lifetime. The panel discusses strategies for affordability - particularly for first time homebuyers - legislative and regulatory challenges, the expanding role of AI, the impact of rising interest rates, and the importance of education for both buyers and brokers.

After all the steps taken to secure land, develop it, and build a house, there’s still one more big piece of the puzzle that needs to be accounted for, and it also impacts the cost of a house. Marketing and getting a house sold is one of the last steps in the process, but it’s also one of the most important.In this episode of the Framing the Issue Podcast, hosts Aaron Kersey and Morgan Smith sit down with Tara Whiteley of Eastwood Homes and Celeste Horton of Classica Homes to explore the intricacies of marketing and sales in the home building industry, highlighting how visual content, digital strategies, and AI are transforming the way builders connect with buyers. Our guests also share insights on marketing timelines, budget allocation, and the impact of AI on consumer research and lead generation.Chapters00:00 Introduction to Home Building Marketing01:14 Visual Content and Its Impact01:49 Marketing Timelines and Strategies03:10 Target Audience and Renderings03:57 Department Collaboration in Marketing06:04 Timeline for Marketing Land and Communities08:01 Decision-Making in Marketing Channels09:27 Role of Analytics in Marketing10:57 AI in Content Generation and Virtual Staging12:50 Consumer Use of AI for Research15:56 AI and SEO in Home Building19:04 Balancing Content and Quantity on Social Media22:06 Impact of Land Costs and Regulations25:07 Social Media Strategies and Trends27:46 Marketing Budget and Cost Breakdown31:04 Affordability and Buyer Education33:51 Market Growth and Future Outlook37:01 Role of Builders in Market Advocacy40:03 Final Advice for Buyers and Builders43:04 Closing Remarks and Resources

As the Framing the Issue podcast reaches the halfway point of its first season, hosts Aaron Kersey and Morgan Smith sit down together to discuss what they’ve learned so far.Aaron and Morgan explore the complex factors discussed in the previous episodes of the podcast that are behind the housing affordability crisis. Topics include regulatory costs, land development, material supply chains, and community involvement. They share insights from industry experts and discuss how these elements contribute to rising home prices.

Having finally selected a suitable site for a build, with workable topography, acquired zoning rights, and hopefully not spend too much money molding the dirt to be ready, we’re now at the point where we can finally put shovels in the ground and lay a foundation. Of course, that’s no easy task either, and there’s plenty of opportunity for the build process to be derailed, delayed or pushed beyond the ideal budget.To help keep those costs to a minimum and make sure the best build possible, we’re talking to two experienced professionals who have been involved with every step of the building process. Tom Crawford of Eastwood Homes and Jodi Brickley of Andrew Roby join hosts Aaron Kersey and Morgan Smith for a discussion about what happens once you’re ready to build.Today’s episode of Framing the Issue breaks down the cost of new construction, the impact of zoning, permits and regulation, as well as the shortage in labor and trades.Chapters00:00 Introduction to the Episode and Guests00:41 Guests' Backgrounds and Industry Experience04:28 Day-to-Day of Site Management for Production and Custom Homes08:22 Involvement in Land Development and Site Preparation09:10 Understanding Vertical Construction in Home Building10:11 Where Home Construction Budget Goes: Cost Breakdown12:21 Factors Driving Home Construction Costs16:55 Labor Shortage and Trades Workforce Challenges21:30 Regulations, Zoning, and Impact Fees Impact on Costs25:23 Permitting, Inspections, and Regulatory Hurdles27:09 Client and Subcontractor Relationship Management29:32 Common Challenges and How to Overcome Them33:42 Advice for Young People Interested in Homeownership40:36 Summary and Key Takeaways from the Episode

One of the less visible components of building a house is not just a key to unlocking better affordability, but also an economic ecosystem that provides career long opportunities to those willing to get their hands (just a little) dirty. On today’s episode of Framing the Issue, hosts Aaron Kersey and Morgan Smith sit down with Matt Price of Price Brothers Plumbing and Jake Kennedy of Builders Bridge to discuss how the industry of labor affects housing affordability, but also provides young people with a career path that can be rewarding financially without the burden of education-related debt. Matt and Jake talk about the evolving industry of labor, the importance of immigrant labor, and the opportunities available to those choosing that career path. Matt talks about how his family owned business trains new workers on the job and emphasizes the importance of real world experience, while Jake shows how organizations like Builders Bridge are making it possible for new workers to find placement within the industry.Chapters00:00 Introduction to the episode and guests00:27 Guest Matt Price's background and experience in plumbing02:12 Guest Jake Kennedy's background and family in construction04:42 Getting into the construction industry: family influence and personal choices08:55 Current landscape of entry-level jobs in the trades09:21 The structure and diversity of a plumbing company12:13 The importance and safety of plumbing work14:02 The financial benefits and pay in the trades16:03 Why people avoid trades and how to change perceptions17:30 Entry wages and upward mobility in trades20:03 Changing perceptions of trades among youth22:01 Trade immersion tours for students24:20 Impact of college debt and alternative career paths28:37 Personal stories of career progression in trades30:01 Experience vs. education in hiring decisions32:04 Role of CTE and community college programs35:40 Diversity, immigration, and workforce gaps in construction40:02 Private equity's influence on small construction businesses43:30 Advice to young people considering trades46:27 Closing remarks and call to actionLinks:Builders Bridge

The vast majority of materials that you use to build a house are manufactured overseas and shipped to the US from around the world. That reliance on global shipping and distribution means materials can be subject to price fluctuations brought on by a wide variety of external factors.To discuss how the cost of your house is affected by the cost of transporting materials, our guest today is Charles Bowden of MSI, one of the world’s largest movers of building materials. Charles takes the time to break down trading routes from Asia, and how the closure of certain routes has forced shippers to raise the costs of getting their products to their destination, and how that affects the price the end user pays.Chapters00:00 Introduction to the Episode and Guest01:00 Guest Background: Charles Bowden and MSI02:12 Overview of Shipping Logistics in Construction03:17 What Are Shipping Logistics and How Do They Work?05:03 Understanding Freight Class and Shipping Costs06:29 Tariffs and Their Impact on Import Costs07:17 What Are Tariffs and How Do They Affect Shipping?09:09 Container Costs and COVID-19 Impact10:53 Section 232 and 301 Tariffs Explained12:47 Most Affected Construction Materials by Tariffs15:33 Shipping Delays and Global Disruptions19:25 Nearshoring and Its Growing Role in Supply Chains21:04 What Is Landed Cost and Why Is It Important?23:05 Budgeting and Price Escalation in Construction26:49 Advice for Managing Material Costs and Tariffs30:37 Future Outlook on Tariffs and Shipping Challenges31:56 Closing Remarks and Key Takeaways

Before you’ve put on piece of lumber in the ground or poured any part of a foundation, the job of transforming the land into something ready for building must begin. That process is also likely to yield situations that could lead to higher building costs, such as moving land, removing obstacles, and creating drainage, just to name a few. To discuss these potential pitfalls and other costs of doing business are Mike Kissel of Mattamy Homes and Morgan Rushnell of LINE + PLACE. Mike and Morgan talk with hosts Aaron Kersey and Morgan Smith about what developers need to do to turn a piece of untouched land into land ready to support a thriving community.Listen to this episode now for discussion about grading, utilities, stormwater management, and the impact of technology on efficiency.00:00 Introduction to Land Development Experts02:48 First Steps After Land Acquisition03:50 Understanding the Grading Plan06:07 Cost of Moving Dirt and Cut-Fill Challenges09:29 Stormwater Management and Phasing11:29 Planning for Multiple Development Phases12:17 Wet vs Dry Utilities and Installation Priorities14:12 Dealing with Distant Utility Lines and Private Systems16:02 Coordination with Municipalities and Utility Providers17:20 What Is a Lift Station and Its Impact21:09 Overhead vs Underground Utilities and Costs24:31 Community Infrastructure: Roads, Amenities, and Bonds27:25 Road Dedications and Public Maintenance29:45 Navigating Municipal and NCDOT Requirements31:26 Multiple Contractors and Managing Disruptions36:25 Challenges of Rock and Unknown Site Conditions38:29 Technology and Innovation in Land Development42:43 Cost of Land Development Before Building Homes44:12 Land Cost as a Percentage of Home Price45:53 Mathematical Approach to Land and Home Costs

Once you’ve found the land you want to build on and gotten the proper zoning, it’s on to figuring out how to build a structure and make it sustainable. Naturally, because communities and multi-family spaces use significant resources, you need to get your environmental impact done and done right.On the fourth episode of Framing the Issue, we talk to Ward Marotti of EnviroTrac and Rob Reddick of McAdams Engineering. Ward and Rob take hosts Aaron Kersey and Morgan Smith through the environmental considerations needed in site planning. They talk about the role of retaining walls and stormwater management, as well as how hidden costs can drive the price of projects up by hundreds of thousands of dollars.ResourcesMcAdams Engineering - https://www.mcadamsco.com/EnviroTrac - https://envirotrac.com/National Environmental Issues Committee - https://www.nahb.org/Stormwater Management Permits - https://www.epa.gov/npdes/stormwater-permitsGuest LinksLinkedIn - https://www.linkedin.com/in/rob-reddick/LinkedIn - https://www.linkedin.com/in/ward-marotti-29245420/Chapters00:00 Introduction to Site Planning and Guests02:54 Understanding Site Planning: Definition and Importance06:09 The Role of Due Diligence in Development09:05 Impact of Site Planning on Project Profitability11:57 Environmental Considerations in Site Planning15:08 Cost Implications of Environmental Assessments17:55 Navigating Protected Species and Their Impact20:54 Stream Crossings and Infrastructure Costs22:39 Understanding Site Planning Challenges23:43 The Importance of Walkability and Connectivity26:15 Navigating Development Costs and Regulations28:20 Hidden Costs in Home Development30:08 The Role of Retaining Walls and Stormwater Management33:24 The Permitting Process Explained37:13 Community Opposition and NIMBYism43:02 The Timeline of Home Development

As we continue our examination of the home building process in Charlotte-Mecklenburg, we turn to two of the area’s leading experts on what you can and cannot do with a piece of land once you’ve acquired it.Bridget Grant is a land use and development consultant with Moore Van Allen and Rob Nanfelt is the executive director of REBIC (Real Estate Building and Industry Coalition), both located in Charlotte. Bridget and Rob join hosts Aaron Kersey and Morgan Smith for a discussion about how to get approval from the city and county to build your home. Rob and Bridget explore the complex process of land entitlements, zoning, and community engagement in the greater Charlotte-Mecklenburg area. The team discusses how these factors influence housing costs, community opposition, and infrastructure planning, offering valuable insights for prospective homebuyers and developers.Connect with the Home Builders Association of Greater Charlotte at hbacharlotte.com.Chapters00:00 Introduction to Land Development and Entitlements01:08 Guest Introduction: Bridgette Grant's Background02:12 Rob Nanfelt and the Role of REBIC03:35 Recap of Land Buying and Entitlement Process04:49 Difference Between Permits and Entitlements05:38 Key Players in the Entitlement Stage06:26 Factors Stretching the Entitlement Process07:04 Community Engagement and Opposition08:27 Community Meetings and Resident Concerns09:21 Impact of Development on Traffic and Infrastructure10:08 Transportation Referendum and Infrastructure Funding11:04 Common Community Frustrations with Development12:37 Benefits of Entitlements for Property Owners14:43 Residential vs Commercial Entitlements16:25 Due Diligence in Property Evaluation17:27 Project Failures Post-Entitlement18:17 Land Scarcity and Growth Challenges19:10 What is a UDO and Its Purpose20:25 Challenges in Implementing the UDO22:01 Coordination Between City and County23:10 Impact of Delays on Development Costs24:33 Importance of Relationships in Entitlement Process25:22 Differences Between Zoning Ordinance and UDO26:07 Cost Implications of Development Delays27:23 Cost of Apartments and Housing Affordability28:19 Who Benefits from Entitlements?29:01 Zoning and Land Use Regulations30:21 Engagement and Civic Duty in Development32:38 Final Thoughts and Next Episode PreviewResourcesCharlotte Regional Business Alliance - https://charlotteregionalbusiness.com/Unified Development Ordinance (UDO) - https://charlottenc.gov/Planning/Pages/UDO.aspxRebic - Real Estate and Building Industry Coalition - https://www.rebiclobby.com/Charlotte City Planning Department - https://charlottenc.gov/Planning/Pages/default.aspxGuest LinksLinkedIn - https://www.linkedin.com/in/bridgettegrant/LinkedIn - https://www.linkedin.com/in/robnanfelt/DFW3UNW2MWZWFTKV

In the first episode of the Framing the Issue podcast, hosts Aaron Kersey and Morgan Smith talk about land acquisition. Any prospective home builder’s first step is to find a piece of land to build on, but in Charlotte-Mecklenburg County, that’s not so easy, or cheap.Joining Aaron and Morgan for a discussion on land acquisition is Chad Lloyd of DRB Group, Division VP of DRB Group and Cody King, Director of Land and Queen City Land. Chad and Cody offer insights into the land acquisition process from site selection to permitting and beyond.Connect with the Home Builders Association of Greater Charlotte at hbacharlotte.com.