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Hard Truth from Atlanta Home Builders: 'We Can't Build What People Need'

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Hard Truth from Atlanta Home Builders: ‘We Can’t Build What People Need’ (North Fulton Voices, Episode 12)

In this episode of North Fulton Voices, Nancy Diamond and Kathy Swahn of the North Fulton Improvement Network sit down with Corey Deal of the Greater Atlanta Home Builders Association and Jordon Tench of O’Dwyer Properties for a candid conversation about the rising costs, regulations, and resistance that are holding back housing in North Fulton and beyond.

Corey and Jordon pull back the curtain on how zoning delays, impact fees, and well-meaning but counterproductive regulations are creating a perfect storm—one that’s pushing out local builders and making it nearly impossible to deliver housing that everyday workers can afford.

They talk about what’s changed since the Great Recession, why even flat growth is a win in today’s market, and how good intentions at the local government level often result in bad policy outcomes. This conversation highlights the growing disconnect between the homes our communities need and what builders are actually able to deliver.

If you’ve ever wondered why new homes seem unaffordable, why it takes years to break ground, or why builders keep leaving certain areas behind, this episode will provide the answers.

North Fulton Voices is presented by the North Fulton Improvement Network. The show series is proudly sponsored by John Ray Co. and North Fulton Business Radio, LLC.

Key Takeaways from this Episode

• North Fulton remains critically undersupplied, with housing inventory well below what’s considered a balanced market.
• Costs to build have soared, and new regulations alone are adding $100,000 or more to the price of a typical single-family home.
• Permitting and development timelines now stretch up to seven years, a delay that favors large national builders and edges out smaller, local firms.
• Local governments often want the jobs that growth brings but resist the new rooftops needed to house that workforce.
• Square footage minimums, density restrictions, and tree ordinances contribute to affordability challenges, especially for entry-level housing.
• Both guests call for earlier collaboration with builders, more flexible zoning, and a willingness to rethink what affordability actually means.

Topics Discussed in this Episode

00:00 Introduction and Welcome to North Fulton Voices
00:59 Introducing the Guests, Corey Deal and Jordon Tench
01:25 Housing Market Data Overview
02:28 Corey Deal: Greater Atlanta Home Builders Association
03:43 Jordon Tench: O’Dwyer Properties
06:06 Challenges in Home Building
06:40 Impact of Regulations and Tariffs
11:50 Zoning and Permitting Issues
20:25 Investor Uncertainty and Market Differences
21:49 Challenges with Municipalities and Staff Turnover
22:45 Building Trust and Advocacy Efforts
24:42 Development Guide and Housing Affordability
27:08 Impact Fees and Legislative Actions
31:30 Accessory Dwelling Units (ADUs) and Density
35:42 Final Thoughts and Call to Action

Corey Deal, Greater Atlanta Home Builders Association

Corey Deal is the Executive Officer of the Greater Atlanta Home Builders Association.

The Greater Atlanta Home Builders Association is a not-for-profit professional trade association founded in 1945, dedicated to promoting, protecting, and preserving the home building industry as a vital economic force in the Atlanta area. It is one of over 800 local home builder associations in the United States and is affiliated with both the Home Builders Association of Georgia and the National Association of Home Builders. The association’s membership includes builders, remodelers, developers, trade contractors, manufacturers, suppliers, financial institutions, real estate companies, and professional service providers of all sizes.

The organization focuses on advocacy, education, networking, and community service, working to ensure an economically viable building environment and to promote public policy solutions that benefit both the housing industry and the community. It provides its members with valuable services and products aimed at increasing profitability, professionalism, and consumer value. The association also offers educational programs, certification opportunities, and supports charitable initiatives such as HomeAid Atlanta, which helps build and renovate housing for homeless families and individuals in Georgia.

Website

Jordon Tench, O’Dwyer Properties

Jordon Tench is the Land Development Manager of O’Dwyer Properties.

O’Dwyer Properties, operating as O’Dwyer Homes, is a local, family-owned and operated certified professional home builder based in Atlanta. Founded in 1992 by Dan O’Dwyer, the company has built more than 2,300 new homes and communities throughout the Atlanta area, maintaining a strong reputation for quality construction, energy efficiency, and customer satisfaction.

O’Dwyer Homes distinguishes itself by offering personalized, semi-custom homes and townhomes, with architectural styles including craftsman, traditional, and farmhouse exteriors paired with spacious, open-concept interiors. TThe company is recognized as Atlanta’s only local Energy Star-certified new home builder, ensuring its homes meet rigorous standards for energy efficiency, comfort, and durability.

O’Dwyer Properties is committed to delivering value and quality, providing a one-year builder warranty on materials and workmanship, as well as a ten-year structural warranty. The company is actively involved in industry organizations and community initiatives, with its leadership earning accolades such as “Builder of the Year” from the Greater Atlanta Home Builders Association and “Builder Captain of the Year” from HomeAid Atlanta.

Website

North Fulton Improvement Network

The North Fulton Improvement Network (NFIN) is a think tank made up of community leaders from various sectors, focused on missing middle housing and the livability challenges confronting North Fulton. Its members come from the six cities constituting the northern half of Fulton County, Georgia—Alpharetta, Johns Creek, Milton, Mountain Park, Roswell, and Sandy Springs—and are working to address the widespread yet little-known financial vulnerability across the region. With stakeholders from sectors including business, nonprofit, faith, government, and citizens, NFIN centers their work on five areas of impact, seeks to educate the public about these issues, builds a network of individuals and organizations with innovative private and public solutions, and connects resources to those in need.

The leadership team of NFIN is Jack Murphy, Nancy Diamond, and Kathy Swahn.

Website | LinkedIn | Facebook | Instagram | X (Twitter) | YouTube

Nancy Diamond

Nancy Diamond is a Project Manager with Schmit & Associates, a real estate development firm, creating town center revitalization in communities all around the metro area.

Nancy served 8 years as a Roswell City Council Member, including a term as Mayor Pro Tem, with liaison positions with Community Development, Transportation, Recreation & Parks, and Public Safety.

In addition to her work with the North Fulton Improvement Network, Nancy has been active in area non-profit organizations, including board leadership positions in the STAR House Foundation, WellStar North Fulton Hospital, and the Roswell Rotary Club.

A native of Atlanta and a 42-year North Fulton resident, Nancy worked at Turner Broadcasting in the early years of CNN, then became a freelancer in sports television graphics. While raising her two daughters, she worked from home, first developing a corporate gift service and later as a mortgage loan originator.

Nancy and her husband, Glenn, now relish the role of grandparents to 8-year-old Owen.

LinkedIn

Kathy Swahn

Kathy has resided in the North Fulton area for almost 45 years. She has watched the community evolve from what was “unincorporated Fulton County” to a six-city bustling suburban community. Her history has been characterized by a focus on children: she was a stay-at-home mother who raised two daughters, she spent years in leadership roles in school PTAs and Girl Scouts, the National Charity League, the North Fulton Council of PTAs, and she served as chair of the Superintendent’s Advisory Council.

Kathy transitioned back to work by jumping into the non-profit world. She joined the team at North Fulton Community Charities, running their Holiday Program, becoming Development Director and successfully managing the $3 million capital campaign for their Elkins Road location. Along the way, she also served on the DFACS Board and chaired the board of the Fulton County Continuum of Care for four years.

After having the opportunity to join in the Greater North Fulton Chamber of Commerce Leadership Program, Kathy was surrounded with a dynamic group of folks who worked to create The Drake House. Since 2004, she served as board chair for the first four years, executive director for nine years, and is now retired. Over those years, The Drake House served over 500 single mothers with over 1,000 children and grew the assets of the organization to over $4 million.

Kathy continues to serve The Drake House on the Advocacy Committee, along with her work for NFIN.

She spends much of her time traveling to the DC area, where her children and grandchildren reside.

LinkedIn

About North Fulton Voices

While North Fulton County is one of the most desirable places to live in the United States, the region faces a growing crisis: a severe shortage of housing options for middle-income employees, particularly essential workers such as first responders and teachers. North Fulton Voices, presented by the North Fulton Improvement Network, is the go-to source for in-depth analysis and discussion of missing middle housing and the livability challenges confronting North Fulton. Listen as we understand the implications of this problem, explore innovative solutions, and examine why providing these housing options is vital for North Fulton’s future.

The show series is sponsored and offered as a service to the community by John Ray Co. and the North Fulton affiliate of Business RadioX®.

Sponsor for North Fulton Voices: John Ray and North Fulton Business Radio, LLC

The North Fulton Voices show series is proudly sponsored by John Ray Co. and the North Fulton affiliate of Business RadioX®.

John Ray is a podcast show host and producer and owns North Fulton Business Radio, LLC, the North Fulton (Georgia) affiliate of Business RadioX®.

John also operates his own business advisory practice, Ray Business Advisors. John’s services include advising solopreneur and small professional services firms on their value, their positioning and business development, and their pricing. His clients are professionals who are selling their expertise, such as consultants, coaches, attorneys, CPAs, accountants and bookkeepers, marketing professionals, and other professional services practitioners.

John is the author of the #1 nationally best-selling book, The Generosity Mindset:  A Journey to Business Success by Raising Your Confidence, Value, and Prices.

John is the host of North Fulton Business Radio and The Price and Value Journey. North Fulton Business Radio, the longest-running podcast in the North Fulton region of Georgia, features a wide range of business and community leaders. The Price and Value Journey is devoted to solo and small firm professional services providers, and covers issues such as pricing, value, and business development.