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How Banks Shape Workforce Housing in North Fulton

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How Banks Shape Workforce Housing in North Fulton (North Fulton Voices, Episode 13)

Affordable housing is often discussed in terms of zoning, development, or politics, but the financial system behind it is just as critical. In this episode of North Fulton Voices, hosts Jack Murphy and Kathy Swahn examine workforce housing through the banking lens with Antonio Henson of Renasant Bank and Scott Doll of American Commerce Bank.

Antonio and Scott explain how the Community Reinvestment Act (CRA) shapes what banks can and cannot do, and why CRA responsibilities go beyond loans to include financial literacy, board service, and community investment. The conversation also explores specific tools, from down payment assistance and Federal Home Loan Bank grants to manufactured housing and consortium lending, that can make projects financially viable.

Along the way, the guests unpack the toughest barriers, including land costs and loan risk, and highlight why creativity and collaboration among banks, developers, and municipalities are essential. For listeners in North Fulton and beyond, the episode offers a candid view of how financial institutions weigh risk, balance shareholder obligations with community needs, and use regulatory frameworks to help expand housing access for essential workers.

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

• Housing Costs Outpace Income: Median home prices in North Fulton far exceed what many essential workers can afford
• Banks as Enablers: While banks don’t build houses, they finance developers, provide loan products, and support community services through CRA obligations
• CRA Requirements: Banks must demonstrate community impact through lending, investment, and service — from financial literacy programs to nonprofit board work
• Creative Financing Tools: Down payment assistance, manufactured housing, and partnerships with community development financial institutions (CDFIs) can reduce barriers
• Land as the Biggest Barrier: High land costs remain the toughest challenge, but land trusts and consortium lending models offer potential solutions
• Moving Forward: Collaboration among banks, municipalities, and developers is essential to create realistic workforce housing opportunities

Topics Discussed in this Episode

00:00 Introduction to North Fulton Voices
00:23 Introducing the Hosts and Guests
00:54 Discussing the Housing Crisis
03:24 Banking Industry’s Role in Housing
04:03 Guest Introductions and Backgrounds
12:24 Community Reinvestment Act Overview
16:02 Banking Products and Programs
18:55 Challenges and Opportunities in Workforce Housing
20:26 Forum and Future Steps
20:59 Bankers’ Involvement in Affordable Housing
24:03 Consortiums and Partnerships in Development
25:30 Financing and Zoning for Housing Projects
32:26 Challenges and Solutions for Affordable Housing
35:51 Community and Policy for Housing Development
39:35 Contact Information and Closing Remarks

Antonio Henson, Renansat Bank

Antonio Henson has over twenty years of experience in business and banking. He has facilitated training sessions for staff aimed at enhancing product & credit knowledge and regulatory procedures.

Antonio has structured project financing designed to spur neighborhood revitalization efforts in the low-income communities throughout the State of New Jersey and Metro Atlanta. This action involved community outreach and working with elected officials, government agencies, quasi-public agencies and the private sector to promote revitalization and commercial development.

He has provided expertise and assistance to various community-based organizations to assist them with meeting the financial needs of their respective organizations.

LinkedIn

Scott Doll, American Commerce Bank

Scott Doll is the SVP of Retail Market Strategies and Community Development and also serves as the Community Reinvestment Act (CRA) Officer at American Commerce Bank, N.A. In these roles, he leads initiatives to strengthen the bank’s retail presence and deepen its community relationships, with a strategic focus on building partnerships that support sustainable local growth and ensuring compliance with CRA requirements. Scott’s career has included executive roles in both banking and nonprofit sectors, such as CEO of The Global Impact Group, Executive Director at the YMCA of Metro Atlanta, and Vice President at Crescent Bank and Trust Company, as well as the Bank of Ellijay. His expertise spans business development, financial management, team leadership, and advancing market strategies that align with the bank’s mission to serve its communities.

In addition to his leadership in retail strategy and CRA oversight, Scott is recognized for his dedication to philanthropic and civic causes, actively supporting local charities and participating in programs like Lionheart WORKS and Your Family’s Table through the bank’s Community of One Fund. He is passionate about financial literacy education and economic opportunity and regularly engages in volunteer projects that benefit families and youth. 

LinkedIn

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

Jack Murphy

Jack Murphy is a volunteer with The Society of St. Vincent de Paul and is Chair of the North Fulton Improvement Network. He is also in his 21st year of working for the Metro Atlanta Chamber of Commerce.

He has served on both the National and Georgia Boards of The Society of St. Vincent de Paul, responsible for Diversity, Advocacy, & Systemic Change. Jack is currently the national SVDP chair of Systemic Change and Advocacy.

Jack received a BA in psychology from Belmont Abbey College and a M.Ed. from UNC-Greensboro. Jack and his wife, Nancy, a retired elementary school principal, have two grown daughters and two grandchildren. They live in Alpharetta, Georgia.

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.