Author: Calloway Title and Escrow, LLC

In March 2026, Niche.com released its annual ranking of the best places to live in America, based on factors including schools, affordability, housing, diversity, safety, nightlife, commute times and more. Out of more than 18,000 neighborhoods evaluated nationwide, one came out on top: Atlantic Station in Atlanta, Georgia.

That result didn’t surprise us. Calloway Title and Escrow has done the title and closing work for Atlantic Station since the beginning.

What started as a 138-acre steel mill with PCB and sulfate contamination, 165,000 tons of compromised soil and a chain of industrial titles dating back to 1901 is now one of the best places to live in the United States.

This isn’t just a proud moment for our team; it’s an opportunity to examine what made this happen and what it means for developers and investors who want to build something that lasts.

The Title Story Nobody Talks About

The story people tell about Atlantic Station revolves around the vision: a neglected steel mill transforms into a buzzing live-work-play community. The story we tell is about what had to be resolved before construction could even begin.

Brownfield sites carry title histories that conventional transactions don’t. The Atlantic Station site passed through multiple corporate owners from 1901 until the mill closed in 1998, each transition adding deed complications, industrial easements and potential environmental liens. When Jacoby Development took on the $3 billion redevelopment, it inherited a title chain reflecting a century of heavy industrial use.

The environmental cleanup added another layer. Environmental remediation controls had to be recorded in deed notices that would bind not just the current owner, but every future owner as well. Lenders also had to evaluate how environmental obligations affected lien priority and financing structures.

Then there was the public finance side. The City of Atlanta issued $67.5 million in Tax Allocation Bonds in 2001 to fund infrastructure, including the 17th Street Bridge, which connected the site to Midtown and made the entire project viable. Those bonds created TAD obligations that had to be tracked across every transaction in the district for more than 20 years. When the TAD finally closed, Atlanta Public Schools saw an estimated $16 million annual increase in tax revenue, according to the Center for Civic Innovation — a sign of just how much value had been created.

Large-scale commercial title work isn’t just about confirming ownership. It’s about understanding how environmental law, public finance and infrastructure agreements all intersect with the deed record. Our experts at Calloway Title ensure every closing reflects that complete picture.

What Actually Makes a Development a Great Place to Live

Niche grades neighborhoods across 11 categories. Atlantic Station earned A+ scores in family life, nightlife, public schools and commute, and A’s in health and fitness, outdoor activities and diversity. Its only sub-A grades were cost of living (B-) and weather (B+).

The categories where Atlantic Station excels are not accidental. They are direct results of decisions made two decades ago. Here are five lessons worth paying attention to:

1. The Infrastructure Comes First, Not Last

Atlantic Station’s most important physical feature isn’t the retail. It’s the 17th Street Bridge. Without a dedicated crossing over the Downtown Connector, the site would have remained an island. At the time, Atlanta was out of compliance with federal Clean Air Act standards, which should have blocked a development of this scale. Jacoby Development argued to the EPA that a walkable, transit-connected project would actually reduce the number of car trips in the area, making the air cleaner, not dirtier. The EPA agreed. The bridge was built.

The lesson is simple: secure your access infrastructure before you sign your first anchor lease.

2. Walkability Is a Financial Instrument, Not a Design Aesthetic

The numbers make the case: A National Multifamily Housing Council survey, referenced in this article, found that 71% of renters under 40 prefer living in walkable, mixed-use neighborhoods, and data from NAR shows 79% of homebuyers rate walkability as important in their purchase decisions.

Atlantic Station’s 11 acres of public park space weren’t marketing amenities. They were what made the district feel like a neighborhood rather than a shopping center. The walkable, compact design also had a measurable environmental payoff: annual stormwater runoff was cut by nearly 20 million cubic feet compared to a conventional development of the same size, a figure that the EPA and project lenders both cared about. Good design and reduced risk turned out to be the same thing.

3. Ownership Structure Drives Long-Term Quality

According to Niche, 52% of Atlantic Station’s 3,160 residents are homeowners — a high rate for a dense urban neighborhood. That matters because homeowners tend to invest in where they live. They maintain standards, engage in local governance and push back when things start to slide. It’s one of the quieter reasons mixed-use developments hold their value over time.

From the start, the plan prioritized for-sale homes alongside rentals, and that balance held through every ownership change over 20 years. You can see it in the data today.

4. Public Schools Are a Commercial Real Estate Asset

Most commercial developers don’t consider school quality their problem. At Atlantic Station, it shows up as an A+ on the Niche scorecard and the No. 1 family neighborhood ranking in Atlanta. Families will pay a premium to live near good schools. They won’t pay it elsewhere, no matter how good the retail is.

There’s a financing angle here, too. The Atlantic Station TAD redirected property tax revenue away from Atlanta Public Schools for over two decades — a trade-off that made the infrastructure possible. Developers using TIF or TAD structures need to think carefully about that dynamic. Underfund the schools and you undermine the very thing that drives long-term residential demand.

5. The Catalyst Effect Is Real, and It Has a Title Implication

Hines Senior Managing Director Vikram Mehra told CoStar News in late 2025 that Atlantic Station “opened up a new part of Atlanta to development, the West Midtown district, that had been home to a landscape of underutilized properties with limited connectivity and investment.” Mark Toro of Toro Development agreed: “The momentum you see in West Midtown today is unquestionably linked to Atlantic Station’s early role as a catalyst for change.”

This is what a well-executed development does to its surroundings. Property values rise. Adjacent investment follows. Parcels that were previously too complicated — too many title issues, too little demand — become viable deals. New buyers and lenders show up. The ripple effect is real, and for title professionals, the wave of transactions that follows a catalytic project is itself evidence that the original one worked.

Twenty Years In: What Resilience Looks Like

Atlantic Station turned 20 in 2025, and Calloway Title is currently celebrating its 30th year in business in 2026. We’ve been at the closing table for this project since the beginning, and both milestones are a reminder of the same truth: what lasts is built on fundamentals.

The project has had its share of turbulence — the 2008 recession, multiple retail repositioning efforts, and, in late 2025, the departures of Publix and DSW. But the market for quality retail space is tight, and per CoStar, Atlantic Station “will have no shortage of quality retailers to choose from.” New tenants like MINISO, Playa Bowls and Art Station ATL are already part of what Hines executives call an “exciting new chapter.” A development with strong bones doesn’t stay vacant for long.

The Communities Behind Every Closing

At Calloway Title, we believe commercial real estate is about more than buildings; it’s about the communities those buildings serve. Every closing we handle is a step toward something larger: a neighborhood taking shape, a corridor coming back to life, a city growing into something better than it was.

Projects like Atlantic Station remind us that great developments are built through thousands of decisions long before residents move in. Many of the most important things happen at the closing table.

If you’re planning your next complex commercial or mixed-use project, let’s make sure it’s built on a flawless foundation. Connect with the team at Calloway Title to get started. 

Thirty years ago, Marcus Calloway founded Calloway Title with a simple belief: success is measured not only by what you build, but by what you give away.

As we celebrate our 30th anniversary this year, we wanted to honor the man who started it all in a way that reflects the values he lived every single day. Throughout the month of August—Marcus’ birthday month—we’ll be celebrating 30 Days of Giving, highlighting 30 different charitable projects, volunteer efforts, and financial gifts that our team has participated in during this anniversary year.

Anyone who knew Marcus experienced his generosity firsthand.

He gave his time.

Despite the demands of building a thriving law practice and title agency while raising a family, Marcus never seemed too busy to teach. He believed knowledge was meant to be shared, and he took every opportunity to mentor younger attorneys, employees, clients, and others in the title insurance industry. Whether explaining a complex title issue or encouraging someone just beginning their career, he understood that investing in people was one of the greatest gifts he could offer.

He gave his talent.

Marcus was the person colleagues called when they encountered a difficult legal issue or a complicated title problem. Even when he wasn’t involved in the transaction and had nothing to gain professionally, he was always willing to answer the phone, listen carefully, and help think through a solution. He freely shared decades of experience because he genuinely wanted others to succeed.

And he gave his treasure.

Marcus quietly supported countless organizations and causes that were meaningful to him. He believed in opening doors for others and strengthening the community around him. From sponsoring youth sports—having experienced firsthand the positive impact athletics had on his own life—to supporting cancer research, The Giving Kitchen, the Special Olympics, and many other charitable organizations, his generosity reached far beyond the office walls.

More importantly, Marcus showed us that generosity isn’t measured only in dollars. It can be found in a conversation, a lesson shared, a helping hand, an encouraging word, or the willingness to put someone else’s needs before your own.

That philosophy continues to guide Calloway Title today.

Throughout August, we’ll be sharing one of our 30 Gives each day across our social media platforms. Some will feature volunteer projects where our team rolled up their sleeves to serve. Others will highlight organizations making an incredible difference in our communities through financial support from Calloway Title. Each represents an opportunity to live out the values that Marcus modeled so well.

Our hope is that these stories do more than celebrate our anniversary. We hope they inspire others to look for opportunities to give—whether through your time, your talents, or your treasure.

As we celebrate 30 years in business, we are grateful for the clients, colleagues, employees, and friends who have been part of this journey. Thank you for allowing us to serve you over the past three decades.

Here’s to the next 30 years—and to carrying forward a legacy of generosity that began with one remarkable man. Happy Birthday, Marcus. We hope you’ll be proud of what your legacy continues to inspire.

Calloway Title and Escrow · Pearl Anniversary · 1996–2026

A pearl anniversary marks thirty years built layer by layer over time — a fitting metaphor for Calloway Title and Escrow.

In the thirty years since S. Marcus Calloway founded the firm in 1996, Calloway Title has grown from a small Atlanta practice into one of the most respected commercial title and escrow agencies operating on a national scale.

To mark the anniversary, we gathered thirty “Pearls of Wisdom” from the mentors, clients, underwriters, attorneys and colleagues who have shaped the firm over three decades. For developers and investors who choose their title partner carefully, these pearls are worth reading.

Where It All Began: One Attorney, One Vision Atlanta, 1996

S. Marcus Calloway did not stumble into title law. He earned his law degree from Woodrow Wilson College of Law in 1976 and opened his own firm, S. Marcus Calloway, P.C., the following year. After partnering with Ramsay and Calloway Title Services in 1989, he formally founded Calloway Title and Escrow, LLC in 1996.

The philosophy he built it on was deceptively simple: work harder and smarter than the competition, and always place the client’s needs above the firm’s own. No shortcuts. No tricks. Just relentless rigor applied to some of real estate’s thorniest problems.

Pearl No. 1 — “We are never going to be the cheapest, we are never going to be the fastest, we are just going to have to settle with being the best.” — S. Marcus Calloway

That bet paid off. Within a few years, the firm had earned Chicago Title’s President’s Agents Council designation, followed by the Platinum Partners Circle Award—an honor it would hold for nearly two decades. Marcus himself was named the Southeast Land Title Association’s Title Person of the Year in 2017 and received the George A. Pindar Award from the State Bar of Georgia in 2013. Client after client described him the same way: an icon, a mentor, a man who changed the title insurance business for consumers by making it user-friendly.

Pearl No. 2 — “Goodwill is priceless.” — S. Marcus Calloway

Knowing what Marcus gave to the law, his clients and his community, this pearl carries particular weight. He was a founding member of Angels on Earth (benefitting Piedmont Hospital’s Cancer Wellness Center), a contributor to The Giving Kitchen and Men Stopping Violence, a champion of professional rugby in Atlanta and a mentor to countless young attorneys and title professionals. He lived by his motto: Respect all. Fear none. Expect victory.

We lost Marcus on December 29, 2021. His voice runs through every pearl in this collection.

The Craft of Commercial Title: What Most Firms Miss Expertise earned the hard way

The difference between a competent title agency and a great one often comes down to a single examiner who digs one document deeper or one attorney who refuses to take “no” from an underwriter.

When other firms have come up short, clients are routinely referred to Calloway Title as the agency of (first and) last resort. That reputation was guided by people who understood simplicities the industry sometimes forgets:

Pearl No. 3 — “Liens are like roaches—when you see one, there are usually more.” — Leonard R. Gray, Jr.

Pearl No. 4 — “Read the documents.” — Michael Dugan

Pearl No. 5 — “There is no such thing as a problem in real estate that can’t be fixed. Some problems are more expensive than others, but every problem should be approached as ‘fixable,’ limited only by the creativity of the problem solver.” — Louise Wells

Pearl No. 6 — “It’s easy to say no to anything. Being a great underwriter means figuring out if there is any way to say yes.” — Ted Morris

This orientation—toward solutions, not obstacles—is cultural at Calloway Title. Because we work with all major national underwriters, we can bring clients options, not ultimatums. When the standard path is blocked, our team finds another one. As one longtime client put it: “I am continually surprised by the extreme efforts made by Calloway Title to get titles and title insurance resolved, and the project closed.”

Pearl No. 7 — “You may not think that you have a ‘Drawer of Woe.’ But you do.” — T. Matthew Mashburn

Every developer and investor has one. The Drawer of Woe is where the title problems that didn’t get caught live—the encroachments, the unreleased mortgages, the mechanics’ liens from contractors who were never fully paid. Calloway Title’s job is to make sure your drawer stays empty.

People Do Business With People They Like. The relationship philosophy behind the firm

Title work is technical. It is also deeply relational. The investors and developers who have worked with Calloway Title for decades have done so because the firm understands that the transaction is never the whole relationship. The relationship is the whole relationship.

Pearl No. 8 — “People do business with people they like.” — Amanda F. Calloway

Pearl No. 9 — “Pick up the telephone. Meet in person. Make the other person the most important in the room… Your client base will change roughly every three years or so, but people’s memories are long if you have worked to establish a relationship and done excellent legal work.” — Jim Ney

Pearl No. 10 — “Develop a good relationship with your competitors. We have all encountered situations that we need to discuss with competitors to see how they handled it. We all want to achieve good results for our clients. The exchange of information is helpful in reaching that goal.” — Paul McLarty

Many Calloway Title team members serve on industry boards and panels, reflecting a philosophy of collaboration over gatekeeping.

Pearl No. 11 — “Offer everyone a graceful exit.” — Brooks Stillwell

Calloway Title’s culture of professional engagement, even under pressure, has preserved countless relationships that might otherwise have ended badly.

Pearl No. 12 — “Your honesty is overwhelming.” — S. Marcus Calloway

Character Under Pressure: The Calloway Way. How the firm handles what others avoid

Commercial real estate is not a gentle industry. The parties who navigate it well are those who stay composed when everything around them is not.

Pearl No. 13 — “Be like a duck—calm above the surface but kicking like mad under the water.” — George Calloway

Pearl No. 14 — “We like to have belt, suspenders and those little things that hold your socks up.” — S. Marcus Calloway

The redundancy built into Calloway Title’s systems and processes exists because the stakes in commercial real estate are too high for single points of failure. Whether it’s a multi-site portfolio acquisition or a complex ground lease transaction, the team applies the same methodical over-preparation to every engagement.

Pearl No. 15 — “Better to be correct than on time.” — S. Marcus Calloway

Pearl No. 16 — “Those run sheets—they are gold!” — S. Marcus Calloway

Great systems matter. But great firms are also built by people willing to learn publicly, take calculated risks and shoulder pressure when it counts.

Pearl No. 17 — “If you are not embarrassing yourself, then you are not expanding your experience.” — Bill Dodson

Pearl No. 18 — “I’m willing to stand up and take the first punch.” — S. Marcus Calloway

Always Working the Future. The philosophy that drives Calloway Title forward

Perhaps the most consistent theme across all thirty pearls is a forward orientation. Calloway Title has never lingered on wins or setbacks. It adapts, moves forward and shows up the next day ready to work.

Pearl No. 19 — “Just work the future—the past won’t move.” — S. Marcus Calloway

Pearl No. 20 — “Every day is about tomorrow.” — S. Marcus Calloway

Pearl No. 21 — “Onward and upward…” — S. Marcus Calloway

Pearl No. 22 — “Don’t worry about the mule, just load the wagon.” — S. Marcus Calloway

Pearl No. 23 — “It is only with true balance—an appreciation for the past, confidence in the present, and adaptability in the days to come—that the title insurance professional can truly rise to greatness.” — Kyle J. Levstek

At thirty years, Calloway Title carries that balance. The firm honors what Marcus built and what the generations of colleagues who contributed to these pearls taught. It carries that forward in the form of a team of more than fifty professionals and a practice that can serve clients in any state through deep underwriter and industry relationships built over three decades.

Pearl No. 24 — “Lead With Heart and Hustle. Build Relationships, Not Just Deals. Treat Everyone Like a Partner. Demand Excellence, Deliver Integrity. Know the Business Like It’s Your Own. Mentor With Generosity. Dance Through Life. Lose the Ego, Keep the Grit. Build a Firm Like a Family. Never Miss a Chance to Redraft… Or to Enjoy Life.” — Sonny Morris

Sonny Morris’s pearl reads less like advice and more like a blueprint for how Calloway Title has operated for thirty years.

The Remaining Pearls: A Few More Worth Carrying

Some pearls defy categorization. They are the kind of thing a mentor says once that you find yourself quoting twenty years later because life kept proving them right.

Pearl No. 25 — “You don’t know what something tastes like til you put it in your mouth and start chewing.” — S. Marcus Calloway

Pearl No. 26 — “No good deed goes unpunished.” — S. Marcus Calloway

Pearl No. 27 — “Life is long… you just got to live through it.” — S. Marcus Calloway

Pearl No. 28 — “Just another day in paradise.” — S. Marcus Calloway

Pearl No. 29 — “Have a great baby.” — S. Marcus Calloway

Pearl No. 30 — “I don’t care if you lie to me, but just don’t expect me to believe it.” — George Calloway

Thirty years of integrity, client trust and culture—through market cycles, recessions, a global pandemic and the loss of its founder—is not something that happens by accident. It happens because the people inside the firm still believe these pearls, and live them.

Ready to Work With a Team That Knows the Business?

Whether you’re closing a single asset or managing a complex multi-site portfolio, Calloway Title and Escrow brings thirty years of hard-won expertise to your transaction. Get in touch at titlelaw.com/contact or explore our full range of services at titlelaw.com/services.

The common assumption in high-stakes commercial real estate is that once a property hits a dead end, whether it’s shuttered, tied up in failed redevelopment or rejected by local officials, it’s essentially “off the board.”

The recent acquisition of the Atlanta Dragway by the International Hot Rod Association (IHRA) proves that isn’t true. As the title insurance team that helped close this deal, Calloway Title and Escrow saw firsthand that this wasn’t just a win for racing; it was a blueprint for how an “Asset Rescue” can revive a property many had written off.

When a Deal Becomes a ‘Zombie’

In 2021, this 318-acre site was slated for a massive residential and commercial conversion. But that vision hit a wall when the Banks County Commission denied the rezoning unanimously.

The property became a “zombie”—caught between its past life and a future it wasn’t allowed to have. The IHRA deal succeeded because it stopped trying to force a redevelopment the community didn’t want. Instead, they leaned into strategic revitalization. As Banks County Commissioner Taylor Griffith noted in Drag Illustrated, they focused on the “positive impact motorsports have on local business and community pride.”

The Regional Multiplier

For the CRE community, this deal matters because it creates economic gravity. When a deal like this closes, the value of every nearby hotel pad and industrial park rises along with it.

Large-scale national events, like the Outlaw Nitro Series World Finals, act as anchors for local hospitality and retail. For context, similar facilities like Michelin Raceway Road Atlanta generate nearly $80 million annually for the state, according to a recent economic impact study.

Why Deals Stall (And How to Pivot)

These ‘zombie’ deals aren’t uncommon; they’re a legitimate hurdle in the 2026 landscape. We’re seeing a more cautious environment where investors are becoming incredibly selective. Recent data from the Dodge Construction Network reflects this, showing a 7.2% dip in commercial planning early this year as more projects are shelved before ground is ever broken.

Even as parts of the industry bounce back, industry benchmarks from MSCI and PwC suggest that nearly one in five planned redevelopments is still hitting a wall. Often, these projects stall because of a mismatch between what a developer envisions and what local regulators are actually willing to approve.

To steer clear of these pitfalls, investors should focus on three things:

• Avoid the “Square Peg” Syndrome: Many developers fail because they try to force a “highest and best use” asset the market won’t support. The IHRA deal worked because it moved with the local culture rather than against it.
• The Entitlement Audit: You have to know exactly why the previous developer failed. Was it a title encumbrance, an infrastructure issue or just poor political timing?
• Cleaning the Slate: Failed projects leave behind “paper trails” of abandoned easements and expired site plans that cloud a title. Rescuing an asset requires a team like Calloway Title and Escrow that can scrub that record to provide a clean start for the next owner.

Getting to the Finish Line

Closing the IHRA acquisition meant navigating decades of complex land history and shifting local regulations. Our team uses 30 years of expertise to help turn stalled assets into closable deals by identifying what’s fixable and what isn’t.

If you’re sitting on an unconventional asset or a project that feels “stuck,” we can help find the way forward. Work with Calloway Title and Escrow on your next commercial real estate deal in any sector and state. Visit www.titlelaw.com to get started.

“I’m willing to stand up and take the first punch.”

That was a mantra of S. Marcus Calloway, the founder of Calloway Title and Escrow. Known by his peers as the “Dean of Title,” Marcus built a commercial real estate powerhouse on relentless sweat equity and a phone that never stopped ringing. But for Managing Partner Amanda F. Calloway, those words weren’t just a business strategy—they were a childhood lesson in bravery.

Today, as Calloway Title celebrates its 30th Anniversary, Amanda isn’t just carrying her father’s torch; she’s lighting her own path. Coming off the heels of Women’s History Month, we’re highlighting Amanda’s unconventional journey and the leadership, resilience and authenticity that define her role as Managing Partner of one of the nation’s most respected commercial title agencies.

The Unconventional Path to the Family Business

Growing up, Amanda didn’t see herself as a successor. While her father was navigating high-stakes deals, she describes herself as an artistic child. After graduating from the University of Georgia with an English degree and a minor in theater, she moved to New York City to pursue a career on Broadway.

“I moved to the city very naive about what all that meant,” Amanda recalls. “I went on auditions, took voice lessons… and then learned that life wasn’t what I had imagined it to be.”

It was a gentle nudge from her father, reminding her of the LSAT scores “sitting on the shelf” that led her to Emory Law. Even then, she didn’t plan on joining the firm. That changed during a law school networking event, when an attorney noticed her name tag and stopped her.

“Your dad’s Marcus Calloway? He’s the Dean of Title! You need to go work with him and learn from him.”

“I hadn’t really realized what a big deal my dad was in that industry,” she says. “It made me understand I had a rare opportunity to do something meaningful.”

Honoring a Legacy of Family First

Marcus Calloway’s leadership style was defined by two things: hard work and loyalty to his people. In the early days, employees were often found around the Calloway family Thanksgiving table, and that sense of family became part of the company’s identity. Today, several members of the original team remain with the firm, helping form the foundation that has carried Calloway Title forward for three decades.

“You have to be very brave to be a leader of a company like this,” Amanda says. “I think my father would be proud that I haven’t let adversity stop me from moving forward and doing the right thing, even when it’s hard or uncomfortable.”

Leading with Authenticity and the Confidence to Stand Firm

As a woman leading a team in an industry historically dominated by men, Amanda has had to find her voice and develop a leadership style rooted in confidence. She credits her success to a mix of servant leadership and learning to stop trying to please everyone.

“I have this yoga teacher who says, ‘What other people think of you is none of your business,’” Amanda notes. Her advice to other women stepping into leadership? “Lead from a place that’s authentic. You were put there for a reason. You have to trust yourself.”

Amanda’s approach to leadership is hands-on. She describes herself as someone who stays in the trenches with her team, ready to step into a deal, solve a problem or support a colleague when challenges arise.

“I’m here with you instead of just watching from above. I’m here to jump in and help fight the fires. And like my dad used to say, I’m willing to stand up and take the first punch. I’m not going to let anybody beat up on my people.”

30 Years of Excellence

Reaching the 30-year milestone is a deeply personal achievement for Amanda. Since taking the helm alongside Managing Partner Kyle J. Levstek, she has helped guide the firm through change, growth and increasingly complex commercial transactions across the country.

“For me personally, it means that I was able to do it,” she says. “Celebrating this milestone validates that I can trust my instincts and that we’re still growing under my and Kyle’s leadership. I’m really proud of that.”

As Calloway Title looks toward the next decade, its leaders continue to lead with the same courage, loyalty and work ethic that defined the company from the beginning—proving that honoring a legacy doesn’t mean standing still. It means having the strength to step forward, take the first punch and keep building what comes next.

Calloway Title provides commercial title and escrow services for complex deals nationwide. To learn more about our 30-year history and our leadership team, visitwww.titlelaw.com.

If you’ve spent any time driving through Georgia recently, you may have seen the familiar green glow of a new Publix storefront. Not long ago, we shared a look athow Publix’s expansion into Bainbridge, GA, provided a roadmap for smart, ground-up development.

But while the Bainbridge project was about a major brand planting its first flag in a new market, our more recent work at Mulberry Village tells the next chapter of the story. It’s what happens after the grocery store arrives, and why institutional investors are currently lining up to get a piece of the action.

Our team at Calloway Title and Escrow recently facilitated the title work and closing for the $13.4 million acquisition of this 75,200-square-foot shopping center in Gwinnett County. Even though this deal involved the sale of the center itself rather than a direct contract with Publix corporate, the “Publix Effect” was the unmistakable engine driving the value.

For investors and developers, this closing is a textbook example of why grocery-anchored assets are the “safe haven” of the 2026 real estate market.

1. Banking on Georgia’s Newest City

Location is the oldest rule in real estate, but the context ofMulberry Village is particularly unique. The center sits at the heart of theCity of Mulberry, Georgia’s newest municipality, which only began full operations in 2025.

Investors aren’t just buying brick-and-mortar here; they’re buying into a high-growth area where local governance is laser-focused on “Smart Growth” zoning. This efficiency reduces the long-term tax burden on commercial properties while increasing property values. As of early 2026, the city has alreadyissued over 1,600 permits, creating a massive wave of new “rooftops.” In retail, rooftops are the ultimate lead indicator. They represent a locked-in, local customer base that transforms a shopping center from a quick “pass-by” into a frequented destination.

2. The “Recession-Proof” Premium

While other sectors of commercial real estate have faced headwinds lately, grocery-anchored retail is enjoying its strongest valuations in a decade.

Mulberry Village arrived at the closing table with a 94% occupancy rate. The logic is simple: even when the economy gets bumpy, consumer spending shifts away from luxury goods and toward daily essentials. According toresearch from JLL, who represented the seller, the center sits at an intersection that sees over 32,000 vehicles per day.

High vehicle counts create habitual shopping patterns. When an essential grocer anchors a center, that traffic becomes “sticky”—meaning customers don’t just visit the anchor; they stay to visit the State Farm agent, the hair salon or the local café, providing a built-in safety net for the center’s smaller co-tenants.

3. Hidden Upside: The Outparcel Play

One of the most attractive features of theMulberry Village deal is the inclusion of four undeveloped outparcels. These are the smaller plots of land typically found along the edges of a shopping center, closer to the main road.

In a market wherenew retail construction is expected to fall by nearly 40% due to rising costs, these “pad-ready” sites are incredibly valuable. They offer the new owners a “value-add” opportunity to build medical offices or quick-service restaurants that can draw off the area’s impressive demographics, where average household incomesnow exceed $135,000.

4. Why Experience Matters in the Details

Closing a multi-tenant environment like Mulberry Village is significantly more complex than a single-tenant building. It requires navigating a dense web of reciprocal easement agreements (REAs), tenant exclusive-use rights and shared maintenance responsibilities.

If theBainbridge project represented the roadmap for expansion, Mulberry represents the power of long-term investment. Both require a clear, unencumbered title to ensure that the investor’s asset is truly protected.

This is where having a seasoned partner makes the difference. As we celebrate Calloway Title’s 30th anniversary, we’ve spent three decades refining the expertise needed to navigate these technical deals. While we are proud of our deep roots in developing the Atlanta market, we’ve increasingly applied this experience to help our clients close complex deals in states like Florida, Tennessee and South Carolina. To partner with us on your next commercial real estate deal, in any state and any sector, visit www.titlelaw.com.

There’s a specific kind of vision required to walk into a 100-year-old warehouse—with rusted beams, fading brick and a century of “legal dust” on its title—and see a $50 million mixed-use destination.

In the world of commercial real estate, ground-up development has never been more challenging. Between rising material costs and tightening regulations, some of the industry’s most sophisticated players are pivoting. They are looking at “adaptive reuse” not just as a preservation project, but as a high-performing asset class.

Calloway Title and Escrow’s recent work with Urban Realty Partners (URP) on the Oakland Exchange in Atlanta’s historic West End is a perfect case study. This project is transforming the 1920s-era Cut Rate Box warehouses into a 115,000-square-foot ecosystem. It will feature 60,000 square feet of loft office space, 126 residential units and so much more. As Urbanize Atlanta notes, this development is a cornerstone of a “multifaceted destination” that bridges the neighborhood’s industrial past with its creative future, and it’s a collaboration that our team is proud to be part of.

The Business Case for the “Old”

Why are investors flocking to these projects? It comes down to speed, character and ESG.

1. Speed to Market: Converting an existing shell often allows for a faster construction timeline than a total ground-up build, as the core structure is already in place. However, developers know that significant delays are possible if the initial due diligence fails to uncover structural surprises or hidden environmental issues early in the process.
2. The “Authenticity” Premium: Modern tenants, from tech firms to boutique retailers, crave character. The “rare heavy timber construction” and expansive windows at Oakland Exchange aren’t just aesthetic choices; they are lease drivers. These “one-of-a-kind spaces” generate a “positive feedback loop of economic value” that ground-up glass boxes often struggle to match, according to the Urban Land Institute (ULI).
3. The ESG Edge: Sustainability is no longer a “nice to have” corporate buzzword; it is a prerequisite for institutional capital. As Gallagher (AJG) points out, conversions can have “about 75% less embodied carbon than new construction.” Beyond the environmental impact, the “social” pillar of ESG is realized through community-focused financing. Projects like Oakland Exchange, which will use $3 million in BeltLine TAD funding for affordable housing and small-business retail, prove that socially responsible development is highly attractive to modern lenders.

30 Years of Skyline-Building: History + Future

Calloway Title has spent the last 30 years shaping the Atlanta skyline. When S. Marcus Calloway founded our firm in 1996, the city was just beginning its modern transformation. Since then, the Calloway name has been the quiet engine behind some of the region’s most iconic silhouettes—from the 50-story 191 Peachtree Street skyscraper and the CNN Center to sprawling hubs like Atlantic Station and Avalon.

Helping close the deal on the Oakland Exchange feels like part of the natural evolution of that legacy. We helped build the skyline of the 2000s, and now we are helping revitalize the historic, transit-oriented corridors that will define the 2030s. Calloway Title has grown into a nationally recognized leader in commercial title insurance. Still, we’ve kept the family-oriented work ethic that allows us to treat every commercial project with the attention it deserves.

Making the “Impossible” Bankable

The catch with adaptive reuse? The legal work is often as “messy” as the construction.

When you’re dealing with a site like the Oakland Exchange, you aren’t just looking at a clean plot of land. You’re looking at decades of potential forgotten easements, 100-year-old surveys and complex boundary lines that haven’t been scrutinized since the Great Depression. To an institutional lender, these are “red flags.” To us, they are puzzles we’ve been solving for three decades.

Our role is to clear that “legal archaeological dig” so that a historic site becomes bankable. We clean up the title so your private equity partners and senior lenders can sign off on your next deal with total confidence.

Do you have a complex historic site in your sights? Let’s talk. Visit www.titlelaw.com.

Commercial real estate is about more than just buildings; it’s about the communities those buildings serve. At Calloway Title and Escrow, we see that truth in action every single day. “Every time we close a deal,” says Managing Partner Amanda F. Calloway, “we’re not just ensuring a smooth transfer of property — we’re helping communities grow, evolve and thrive.”

As we look back on 2025, we’re incredibly proud of the diversity and scale of the projects that crossed our desks. From multifamily acquisitions in Florida and Louisiana to sustainable tech hubs and sports complexes right here in Georgia, our team has been hard at work ensuring that commercial transactions cross the finish line smoothly. “2025 was a year where we pushed boundaries,” adds Managing Partner Kyle J. Levstek. “Our team showed that we can adapt and deliver, no matter how unique or complex the project.”

This year wasn’t just about the volume of deals; it was about the stories behind them and the trust that the nation’s top developers placed in us to handle critical milestones. We’re proud to have partnered with professionals in nearly every sector. Here is a closer look at some of the projects we worked on in 2025.

Retail & Dining Destinations

Retail isn’t dead; it’s evolving. This year, we saw a shift toward “experience-driven” spaces — places where people don’t just shop, but gather, eat and connect.

• One exciting project we completed the title work for and helped close was Hampton Station in Greenville, SC. This isn’t your typical strip mall. It’s a destination where locals go to eat, drink, play outdoor games and support other locally owned businesses like Hollowed Earth Pottery, Onward Physical Therapy and The Noble Dog Hotel. It exemplifies exactly what modern retail should be: a community hub.
• Back in Atlanta, we had the privilege of playing a role in the relaunch of Bankhead Seafood. For over 50 years, this restaurant was a legendary staple on Donald Lee Hollowell Parkway. After it closed in 2018, many thought it was the end — until community leaders and rappers T.I. and Killer Mike stepped in with a vision. Calloway Title was honored to help close the deal that brought Bankhead back to life. As Killer Mike said about the reopening, “We decided that a 50-year-old legacy should go to 100 years.”

• As part of Publix’s multi-state expansion, we provided commercial closing services for the Bainbridge, GA, store. This project required navigating complex, multi-state title considerations to ensure an on-time opening.

Multifamily & Residential Communities

In states like Florida, population growth pushed demand for more housing, and this year, we helped several large-scale residential projects come to life.

• Two of those projects were in partnership with TriBridge Residential. The first acquisition, the 312-unit Exchange at St. Augustine Apartments, closed for $57.66 million. The second deal involved The Mark at Wildwood, a newly built 294-unit apartment community in Oxford at the edge of The Villages, which is one of Florida’s most sought-after master-planned communities.

Kyle J. Levstek noted: “When Calloway Title supported TriBridge Residential, we drew upon our deep understanding of multifamily property acquisitions in the Southeast, where variables like jurisdictional regulations and encumbrances can differ drastically from state to state. Our local experience and vast knowledge ensured TriBridge Residential closed both deals seamlessly.

Hospitality & Event Spaces

2025 was a strong year for hotels and event venues, especially as travel bounced back and demand for event-ready spaces surged.

• In Pensacola, FL, we helped close the deal on the Hilton Garden Inn Pensacola Downtown. As noted in our 2025 hotel-industry review, hotel assets are increasingly viewed as resilient investments, with investors showing renewed confidence.
  
• Back in Georgia, we helped JMS Family LP acquire Maison 6405 — a premier event center now poised to host weddings, conferences and large-scale gatherings. It’s projects like this that remind us our work helps create the backdrop for life’s most important moments.

Amanda F. Calloway reflected: “There’s a special satisfaction that comes with knowing the deals we help close today will host someone’s wedding, their first business conference or a milestone celebration for years to come.”

Office & Corporate Campuses

While remote work remains part of the conversation, many companies and organizations are still investing in campuses — often with a focus on innovation and long-term growth.

• We supported the acquisition and closing of TK Elevator’s new North American headquarters in Atlanta. This three-building complex includes a state-of-the-art Innovation and Qualification Center (IQC), featuring, they claim, the tallest elevator test tower in North America. Handling real estate for such specialized infrastructure requires a deep understanding of zoning, easements and structural requirements, and our team was proud to deliver.
  
  
• Another high-profile closing was Atlanta Braves Holdings, Inc.’s acquisition of Pennant Park, a six-building office complex adjacent to The Battery Atlanta. This transaction represents a significant expansion of the Braves’ real estate footprint and shows how modern sports organizations view office real estate as part of their growth strategy.

Sports & Recreation Facilities

This year also reminded us how real estate and careful title work underpin the future of American sports.

• A marquee deal for our team was helping facilitate U.S. Soccer’s new national training center in Fayette County, GA. The facility spans 200 acres and is designed to include dozens of soccer fields, indoor courts, performance facilities, headquarters offices and more. The project is fueled by a major investment and will create hundreds of jobs, bringing training, development and community-driven sports infrastructure to Georgia.

Kyle J. Levstek commented: “We’re proud to be part of a project that supports the next generation of athletes across the country.”

Healthcare & Community Impact Projects

Some of the most meaningful deals are the ones that directly improve everyday lives, and 2025 delivered on that front as well.

• We helped close on a major project for Wellstar Health System’s new hospital in Acworth, GA. The planned facility will be a full-service hospital, designed to address growing healthcare needs in the region — bringing faster access to emergency care and creating more than 1,500 jobs.
  
• On the education front, we supported the closing of Hapeville Charter & Career Academy — a project that addresses demand for modern educational facilities in Georgia.

• This year, we also helped 2819 Church finally secure a permanent home. After more than a decade of moving through temporary locations, the congregation acquired a 13.1-acre campus on Greenbriar Parkway, which they purchased outright for $7 million.

A Year of Growth and Gratitude

As we close the book on 2025, we want to extend a heartfelt thank you to the developers, investors and community leaders who trusted Calloway Title with their visions. Being a part of your story and helping neighborhoods enter a new chapter is what drives us. We are ready to tackle whatever 2026 brings, with the expertise and dedication that have defined us for over 45 years. Send us your next commercial deal. Visit www.titlelaw.com today

Access to quality healthcare isn’t just a convenience; it’s a cornerstone of a thriving community. A hospital represents safety, stability and connection. It’s where new lives begin, healing takes place and families turn in their most vulnerable moments. Yet, for many growing regions across the nation, that access hasn’t always kept pace with demand.

That’s why projects like Wellstar Health System’s new hospital in Acworth, GA, matter so deeply. They bring care closer to home, shorten emergency response times, create jobs and strengthen the fabric of the local economy.

Calloway Title and Escrow is proud to have played a part in this transformative effort. Our team recently provided commercial title and closing services for Wellstar’s newest facility — a project that’s already being recognized as a turning point for Georgia’s healthcare landscape.

A Project with Heart and Purpose

Wellstar identified a growing need for expanded healthcare in Cobb, Paulding, Cherokee and Bartow counties. These areas have experienced rapid population growth in recent years, with the current population of 340,000 residents expected to grow to 365,000 by 2030, according to this article. Wellstar’s answer: a new, full-service hospital in Acworth designed to deliver world-class care without requiring residents to travel miles for treatment.

According to Wellstar’s 2025 project filing, the planned $1 billion, eight-story hospital will span 675,000 square feet, with 230 beds, 70 emergency department bays and eight operating rooms. The project received a positive response from community members and leaders, and the company has intentionally involved local businesses, such as Calloway Title and Escrow, in the application and development process. Our team delivered title and closing services that will help bring it to life.

For many residents, this project is life-changing. People who previously had to drive 20-30 minutes or more outside of their area to the nearest ER will be able to access care faster.

Beyond improving access to care, Wellstar expects the project to create more than 1,500 healthcare and support jobs with competitive wages, generating steady employment and fueling local business growth. Other benefits stated by Wellstar include:

• Expanded access to care for patients regardless of their ability to pay…It is estimated that 50% of patients served by the hospital would use Medicare, Medicaid or lack insurance. The Wellstar system as a whole provides more than $1 billion annually in charity care and other community benefits.
• Enhanced healthcare throughout the region. The proposed hospital would relieve pressure on Wellstar Kennestone, which has an occupancy rate of 98.5%. It would improve Wellstar Kennestone’s capacity to treat the most critical patients and accept transfers with fewer delays by allowing less serious patients to be cared for at Acworth.
• Broader access to Wellstar’s integrated care network of trauma, urgent care sites, specialists and primary care physicians, imaging, pharmacy and lab services.

The Complex Path to Building a Hospital

Bringing a new healthcare facility to life is not without its hurdles. The path to approval for the Wellstar Acworth hospital involved overcoming significant opposition. Atlanta News First reported that several other health systems pushed back on Wellstar’s application. That kind of resistance isn’t unusual — between Certificate of Need (CON) laws and competition among providers, it can be a long, complicated process.

Additionally, construction costs and interest rates remain barriers to new supply in the commercial real estate market, making it a major undertaking that requires experienced partners to navigate successfully.

Why Healthcare Projects Matter for Communities

From a broader perspective, the impact of hospitals spans nationwide. When new healthcare infrastructure is built in any state or region, it creates a ripple effect: families move closer, businesses follow and entire neighborhoods flourish.

The American Hospital Association reports that every dollar spent by a hospital supports roughly $2.30 in additional business activity within its community. They are anchor institutions that attract a skilled workforce, encourage nearby development and raise surrounding property values.

Evolving Trends in Healthcare Real Estate

Hospitals may be the heart of healthcare infrastructure, but the ecosystem around them is expanding fast. According to this article, investment in specialized healthcare real estate continues to rise as patient needs and demographics shift.

Key areas of growth include:

• Outpatient and medical-office buildings (MOBs): Convenient and cost-effective for routine care.
• Urgent care centers: Filling the gap between primary care and emergency departments.
• Behavioral health and addiction treatment: Meeting a surge in demand for mental-health support.
• Senior housing: Driven by an aging population and new models of assisted care.
• Ambulatory Surgery Centers (ASCs): A cost-effective alternative to hospital-based surgery for many procedures.

This diversification creates a sustainable healthcare real estate market and opportunities for developers and investors who want to make an impact.

A Partner in Building Healthier Communities

The Wellstar Acworth hospital is just one example of how title expertise and community vision can come together to make meaningful progress. We’re honored to have contributed to a project that will touch thousands of lives for generations to come.

If your firm is planning a healthcare or commercial development, Calloway Title and Escrow is ready to help you navigate the title work and closing with confidence. Visit www.titlelaw.com to learn more about how we can help bring your next project to life.

Grocery stores are different from most retail: people shop routinely. That steady, habit-driven demand makes grocery-anchored real estate unusually durable, and it’s one reason developers and investors continue to back new grocery locations. According to JLL’s 2025 Grocery Report, expansion has remained strong across the U.S. over the last year, driven by both established regional players and aggressive discounters.

A great example is Publix, whose recent expansion in partnership with Calloway Title and Escrow highlights the complexity and opportunity of grocery store development. This October, Publix opened five new stores in Florida, Georgia and South Carolina. Calloway Title provided commercial closing expertise for the Bainbridge, GA, location, to help guide the project through various multi-state title considerations and ensure a smooth opening.

What makes Publix different, and why it matters for real estate

Publix combines data-driven site selection with a company culture that produces particularly loyal customers and motivated store teams. A central part of that culture is employee ownership: Publix’s stock bonus/ESOP-like plans (the PROFIT Plan and related stock programs) give eligible associates ownership stakes and profit participation, which incentivizes service, store cleanliness and operational consistency—all things that translate into repeat visits and stronger sales per square foot. That combination of disciplined site selection and high-performing stores with strong financials—including a 7.3% year-over-year sales increase in Q2, according to this article—is why Publix stores often become dependable anchors for shopping centers.

For investors and developers, the bottom line is simple: grocers that build loyalty and maintain stable operations reduce vacancy risk for adjacent tenants and increase the attractiveness of the entire retail center.

Location selection: The science behind good openings

Modern grocers don’t pick sites by gut alone. Location strategies for expansions rely on a layered analysis of data analytics, as well as:

• Local demographics and household purchasing patterns.
  
  
• Traffic counts and drive-time capture.
  
  
• Proximity to distribution and supplier networks (to control costs and freshness).
  
  
• The competitive landscape and zoning constraints.

JLL and other industry trackers show grocery stores perform best where availability is tight and rent growth is sustained, which makes high-quality sites scarce and more valuable. For developers, that means early access to pipeline sites, strong entitlements work and thoughtful design with features like curbside pickup lanes and delivery staging areas are competitive advantages.

Delivery, pickup and the hybrid model

Online grocery and delivery apps like Instacart, DoorDash, and grocers’ own pickup/delivery platforms have changed shoppers’ expectations for convenience, but they haven’t replaced the in-store trip, particularly for fresh foods, deli and bakery. The result is a hybrid model: stores must excel at the in-person experience while supporting digital fulfillment through dedicated pickup bays, micro-fulfillment considerations and optimized flow for third-party drivers. That has implications for site layout, parking allocation and property management agreements, and it creates new opportunities for adjacent real estate (for example, quick-serve or convenience uses that service pick-up traffic).

Why grocery-anchored centers still outperform

Grocery trips drive routine foot traffic — short, frequent visits that benefit co-tenants like pharmacies, quick-service restaurants, hair salons and service providers. Analysts show grocery-anchored centers attract investor interest because consumers consistently buy essentials: that steadiness supports rental premiums and lowers vacancy risk compared with other retail types. For developers, designing centers that make those quick trips easy with clear pedestrian routes, visible signage and efficient parking increases tenant retention and leasing rate.

Challenges: competition, restaurants and rising costs

The grocery market faces a multitude of challenges:

• Tariffs, inflation and a softening of the labor market have all led to higher grocery costs, according to Newsweek.
• Discount chains like Aldi and specialty grocers like Trader Joe’s carve out distinct share by price or curated assortments.
• Restaurants are reclaiming consumer spend on experiences. It’s a trend that, in some markets, has outpaced grocery spending growth, putting pressure on grocery operators to broaden their fresh and ready-to-eat offerings.
• Rising construction costs, constrained prime sites and supply-chain logistics all increase development complexity and upfront capital requirements.
  
  

For investors, the key to overcoming these obstacles is to underwrite conservatively, prioritize grocery partners with proven regional strength and solid online shopping options, and allocate more upfront capital to digital fulfillment and curbside logistics.

Why experienced title and closing partners matter

Grocery developments bring layered legal, environmental and financing conditions, especially across multiple states, including phased land closings, cross-jurisdictional entitlements, lien searches for sophisticated construction financing and site-specific easements for delivery staging. Working with a title partner that understands these kinds of deals and has experience working in multiple states reduces closing delays and transactional risk.

Calloway Title and Escrow was trusted with this expansion because of our track record of closing diverse commercial transactions across the nation. Visit www.titlelaw.com to work with us on your next commercial real estate project.