Author: Calloway Title and Escrow, LLC

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.

Charter schools represent a unique intersection of public interest and private enterprise. What started as small, community-led alternatives to traditional public schools has evolved into a significant market for commercial real estate investors and developers, projected to generate $49.6 billion in revenue in 2025, according to this report.

The growth of the charter school sector is fueled by a demand for more innovative education models and the corresponding need for modern facilities. As the landscape has matured, private capital has become a critical component in developing and sustaining these institutions. A successful example is the Hapeville Charter School & Career Academy in Georgia, where our team at Calloway Title and Escrow completed the title work and closing.

For investors and developers interested in charter schools, understanding their history and trajectory is key.

Early Days: The Community Start

The first charter law was passed in Minnesota in 1991, followed closely by California in 1992. These early schools were often run by educators, parents or nonprofits who wanted more flexibility than traditional public schools allowed. Funding was a constant challenge, and securing adequate facilities was one of the biggest hurdles. As a result, real estate was rarely purpose-built. Instead, schools often operated in leased church halls, old storefronts or repurposed industrial buildings.

As charter schools proved their effectiveness, demand grew. According to the National Alliance for Public Charter Schools, enrollment has surged over the last two decades. Today, nearly 8% of all U.S. K-12 students are enrolled in charter schools, according to research from Hilltop Securities. 

This expansion created a need for more steady funding streams, particularly for real estate acquisition and development. The early community-based model, while well-intentioned, simply couldn’t keep pace with demand. That gap opened the door for commercial investment.

The Rise of Commercial Investments

The entry of private capital marked a turning point for charter schools. Private foundations, impact investors and commercial real estate developers saw an opportunity to support education while tapping into a growing market.

They recognized that charter schools, backed by public per-pupil funding, represented a reliable tenant base with long-term lease potential. This created a new asset class: educational facilities that could be developed, owned and managed by private entities. Common structures now include:

• Sale-leasebacks: Schools sell their existing facilities to investors and then lease them back, freeing up capital for operations.
  
  
• Build-to-suit developments: Developers design facilities tailored to charter needs, from science labs to performing arts centers, while securing long-term lease agreements.

With private capital, charter management organizations (CMOs) could replicate successful school models and expand their networks, serving more students and communities. However, this commercialization also introduces challenges. The need to generate returns does not always align with the public-service mission and goals of schools. Add in the complexity of financing and regulatory hurdles, and it becomes clear why guidance from experienced teams like Calloway Title and Escrow is so important.

Project Spotlight: Hapeville Charter School & Career Academy

The Hapeville Charter School & Career Academy is a successful example of how the educational and investment worlds meet in practice. Some of its achievements include:

• Over 1,500 graduates, with 86% going on to college or university. (Hapeville Charter)
  
  
• Named among Georgia’s “Top 10 Charter Schools” for two consecutive years.
  
  
• Recognized as the state’s “Top AP Charter School” for 2023-2024.

When Hapeville needed to secure a facility and complete its real estate transaction, it turned to Calloway Title and Escrow. With decades of experience in complex commercial deals and a passion for supporting our communities, as well as education, our firm brings the specialized knowledge required to navigate charter school projects.

Future Trends in Charter School Investment

The market for charter school investment continues to evolve, with several key trends shaping its future:

• Emerging Financial Models: More creative financing methods are available, including public-private partnerships (P3s), tax-exempt bonds and dedicated real estate investment trusts (REITs) focused on educational properties. These models offer new ways to structure deals and attract a wider range of investors.
• Role of Technology: Technology is not only transforming the classroom but also the development process. Smart building technologies, sustainable design and data analytics are becoming standard in new school construction, creating more efficient and effective learning environments.
• Focus on Underserved Communities: There is a growing emphasis on developing charter schools in historically underserved areas, presenting opportunities for impact investors who prioritize social returns alongside financial gains. These projects often benefit from public incentives and community support.

Partner with the Experts in Commercial Real Estate

The evolution of charter schools from small, community-based initiatives to a market-driven industry is a testament to their value and appeal. For commercial real estate investors and developers, this sector offers an opportunity to build a portfolio that delivers both financial returns and lasting community impact.

Successfully navigating this market requires a partner with experience, like Calloway Title and Escrow. As demonstrated by our work on the Hapeville Charter School & Career Academy and our portfolio of projects, we have the knowledge and relationships necessary to manage the intricacies of any commercial real estate deal. Visit www.titlelaw.com to work with us.

Sports organizations are venturing beyond the field and court, reshaping the commercial real estate landscape in unprecedented ways. Professional teams in the NFL, NBA and MLB are no longer just investing in stadiums; they’re diversifying their portfolios and investing in communities. A survey by the International Association of Venue Managers, as reported in this article, shows that 82% of stadium owners have contributed to infrastructure and development projects surrounding their venues.

The Atlanta Braves have exemplified this trend with significant investments, including their latest acquisition of Pennant Park. Calloway Title completed the title work and assisted in closing the deal.

The Braves’ Playbook for Expansion

Pennant Park is a six-building office complex positioned near The Battery Atlanta at the crossroads of I-75 and I-285. The property offers an impressive 763,465 square feet of office space, includes more than 2,700 parking spaces and hosts 24 tenants across various industries, with notable anchor tenants such as The Home Depot.

“Acquiring this adjacent property expands our footprint and positions us to capitalize on the interest we continue to see in The Battery Atlanta. Additionally, this will provide expanded parking for the approximately 9 million people who visit us each year,” says Mike Plant, President & CEO of Braves Development Company, in this article. Pennant Park enhances Atlanta Braves Holdings, Inc.’s existing land footprint by over 30% and brings their total available square footage to more than 3 million across various properties.

Calloway Title has been involved in other acquisitions for the Braves organization. We completed the title work and transfer of Cobb County land in 2014, where we assisted in closing Truist Park and The Battery Atlanta. Additionally, we have closed other sports-related deals, including U.S. Soccer’s Fayette County Training Center and the Orlando Sportsplex.

Benefits of Commercial Investments Near Sports Stadiums

For sports organizations, investing in real estate provides a wealth of advantages. At its core, it’s about creating sustainable revenue streams that extend beyond ticket sales, merchandise and TV rights. Arenas surrounded by entertainment districts can generate revenue 365 days a year, regardless of whether games are being played.

By investing in mixed-use developments, like Hollywood Park (home to the Rams’ SoFi Stadium) and The Battery Atlanta, sports organizations can create an enhanced experience for fans and residents, support local employment needs and increase their overall team value through integrating the stadium with dining, retail, apartments and office space.

Proponents of investing near sports stadiums rely on real-world statistics about the potential for rental income and increased housing values. This article states, “Rental properties near stadiums are in high demand, as fans flock to the area for pre-game festivities and post-game celebrations. According to a report by the National Bureau of Economic Research, properties within a mile of a National Football League (NFL) stadium can see rents increase by as much as 9%.”

Another study, referenced in this article, found that housing values near sports stadiums increased by 4.7% in the United States. Properties close to infrastructure, like Pennant Park near I-75 and I-285, also offer logistical advantages.

Challenges of Commercial Investments Near Sports Stadiums

One of the most significant challenges is the cyclical nature of professional sports. A winning season can translate into an uptick in property values, with each additional game won during the regular season boosting housing values within a mile of the stadium by 0.14%, according to this article. On the flip side, a losing season or prolonged slump in team performance can diminish property demand and erode investor returns.

Economic conditions further compound this risk. During economic downturns, consumers often scale back on discretionary spending, which can impact game attendance, local businesses and occupancy rates for nearby properties. Managing properties in these high-traffic areas can also present challenges such as noise complaints, limited parking, wear and tear from large crowds or even vandalism during major events. To mitigate these risks, investors must understand market dynamics and the financial stability of the sports franchise. A solid investment strategy is critical to navigating the highs and lows of real estate ventures in these areas.

We want to be a part of your next commercial real estate deal. Visit www.titlelaw.com to work with Calloway Title.

Behind every commercial real estate closing is a bigger story. At Calloway Title and Escrow, we see more than property lines and paperwork; we see narratives of vision, resilience and transformation.

That’s exactly what the 2819 Church project represents: not just a $7 million property acquisition, but the end of a long search for permanence and the start of a new chapter for an entire community. We recognize that these opportunities come in many forms, and we are committed to supporting the visions and milestones of all people, across industries and communities.

A Story of Constant Movement

For more than 12 years, 2819 Church faced a challenge familiar to many growing organizations: the constant search for adequate space. The congregation (in person and digital) has moved through four temporary locations, each transition disrupting programs, outreach and the sense of belonging that comes with a long-term or permanent base.

For the church’s leadership, this struggle hit especially close to home. The pastor and his family had experienced the same instability, moving from house to house until finally overcoming their debt and purchasing a permanent home in 2020. That milestone brought their family the relief and clarity that come with knowing you won’t have to uproot again, watch your children change schools or find your place in a new community.

It was this personal journey that sharpened the church’s mission: to give its congregation that same sense of peace and permanence.

Finding the Right Property

That vision took shape with the acquisition of a 299,556-square-foot campus on 13.1 acres along Greenbriar Parkway in Atlanta, GA. Once an educational and office facility, the property offers the space and adaptability needed for growth.

The church’s leadership funded the $7 million purchase entirely in cash. For them, avoiding debt wasn’t just a financial strategy; it was about focusing on the future. Cash buyers often hold a stronger position in negotiations and can close deals up to 30% faster than financed transactions, according to NAR.

Calloway Title’s Role

Transactions of this size and complexity require due diligence from your title insurance partner. Our role included:

• Comprehensive title examination of the 13.1-acre property
  
  
• Reviewing prior land use and zoning considerations
  
  
• Ensuring a clean transfer of ownership
  
  
• Coordinating a seamless closing process without the framework of a lender
  
  

Cash deals often appear straightforward, but in reality, they place greater responsibility on the title team to uncover risks that a lender would otherwise flag. Our job was to protect this investment so the church could move forward with certainty.

Why Community-Focused Transactions Matter

The story of 2819 Church reflects a broader shift in commercial real estate: the rise of community-centered ownership.

Unlike traditional investment plays focused purely on ROI, these acquisitions are about long-term presence and shared impact. Research shows that anchor institutions like schools, universities and churches generate $1.7 trillion in annual U.S. economic activity and play a stabilizing role in their neighborhoods.

Community-driven buyers:

• Often revitalize underused properties through adaptive reuse. Beyond its $7 million acquisition, 2819 Church has committed an additional $18 million to repurpose and redevelop its new facility.
  
  
• Prioritize long-term ownership security over rapid expansion.
  
  
• Contribute to local economies. Research from the Brookings Institution underscores the value of such projects, noting that anchor institutions often drive “spillover economic benefits” that extend into housing, retail and job creation in nearby areas.

Turning Vision Into Reality

At Calloway Title, we’re proud to have safeguarded this transaction and supported its larger purpose. Whether you’re developing a mixed-use complex, repurposing an institutional site or partnering with mission-driven buyers, we bring the diligence and foresight to help ambitious plans take root. Because in commercial real estate, it’s never just about the property; it’s about the future it makes possible. Visit www.titlelaw.com to work with us.

The restaurant industry moves fast—but chain restaurants continue to deliver steady, proven returns. Whether it’s a national brand or a rising franchise, these properties offer a strong mix of name recognition, efficient operations and consistent returns.

At Calloway Title and Escrow, we’ve seen that firsthand. In late 2024, we helped bring Zaxby’s to Madisonville, Tennessee—a project that expanded the brand’s footprint and showed how smart partnerships drive successful outcomes.

In this guide, we’ll cover what makes restaurant investments attractive in today’s market, from trends and benchmarks to ownership models and the title challenges unique to these deals.

A Market That’s Holding Strong

Despite economic uncertainty in recent years, chain restaurants continue to show real staying power. In 2025, they are expected to exceed $241 billion in revenue in the U.S., continuing a growth rate of over 10% annually since 2020 (IBISWorld). The broader foodservice sector is projected to top $1.5 trillion this year, supported by job growth and increased consumer demand, according to this article.

Quick Service and Fast-Casual Restaurants Lead the Way

Quick service restaurants (QSRs) stand out above the rest with same-store brands like Chick-fil-A, Raising Cane’s and Cava experiencing double-digit sales increases year-over-year. The global fast-food and QSR market was estimated at $308.3 billion in 2024, rising to $322.7 billion in 2025, according to this report.

Why QSRs are thriving:

• Convenience-driven consumer behavior: Modern consumers increasingly prioritize speed and convenience.
• Technology integration: Mobile ordering, delivery apps and automated systems improve operational efficiency.
• Lower labor costs: Streamlined operations and minimal sit-down dining require fewer staff members than full-service establishments.
• Adaptability: Focusing on value pricing and efficient service models makes QSRs less vulnerable to economic fluctuations compared to full-service restaurants.
  
  

While well-known chains dominate, emerging concepts are creating space for new opportunities. Fast-casual dining, healthy eating options and ethnic cuisine chains have captured significant market share. Brands focusing on customization, premium ingredients and unique dining experiences are particularly appealing to today’s consumers.

Investment Performance & Considerations

Industry benchmarks for chain restaurants:

• ROI: 12–18% annually for successful locations.
• Payback period: 5–7 years.
• Cap rates: 6–8% for established properties.
• Revenue multiples: 2.5–4x annual revenue (for acquisitions).
  
  

Key drivers of long-term performance include location, concept scalability and access to skilled operating partners.

Unique Title Insurance Considerations for Restaurants

Restaurant properties come with a unique set of challenges in title and escrow that don’t always appear in other asset classes. These challenges can impact both financing and timelines if they aren’t identified and resolved early by an experienced title team:

• Drive-thru easements: Access rights may involve shared parcels or off-site traffic flow that require recorded agreements.
• Cross-collateralization: Franchisors or lenders may place liens across multiple properties, complicating a clear title.
• Use and signage restrictions: Shopping centers or outparcels may limit hours, signage size, or competitor presence.
• Ground leases and landlord obligations: Long-term leases often include restrictive covenants or renewal clauses that affect valuation.
• Mechanics’ liens: Restaurant buildouts often involve multiple trades, increasing the risk of lien claims if not properly released.
  
  

Numerous restaurants, including Burger King, Bankhead Seafood and most recently, Zaxbys™, have trusted Calloway Title and Escrow to resolve these specific hurdles—ensuring the timely completion of their projects and protection from ownership risks and legal fees.

Project Spotlight: Zaxby’s Madisonville Expansion

Zaxbys™ opened its first location in Madisonville, Tennessee, on December 30, 2024, with the help of our team. Founded in 1990, Zaxby’s has grown to over 950 locations across 17 states, establishing itself as a leader in the chicken-focused QSR segment. The Atlanta-based company has built its reputation on fresh, made-to-order Chicken Fingerz™, signature sauces and Southern hospitality with a modern twist.

The Madisonville location represents a significant investment in the company’s existing Tennessee footprint. Located at 4461 US-411, the 2,100-square-foot restaurant features: 30 dine-in seats, an updated drive-thru and pickup window, multiple ordering options including mobile app, online ordering and third-party delivery, and up to 60 new employment opportunities, according to this press release.

Investment Models for Restaurant Ventures

There are multiple ways to get in on the action, depending on your risk profile and desired involvement with chain restaurants:

1. Acquisition of Existing Locations

Considerations: Immediate cash flow, proven performance data & existing staff and customer base.

2. Franchise Development
   Considerations: Control over operations and territory, brand support and marketing alignment & ongoing royalty and compliance obligations.
   
   
3. Restaurant-Focused REITs
   Considerations: Passive income through lease-backed real estate, diversified tenant base & institutional-grade asset management.
   
   

Critical Success Factors for Investors

Regardless of the model, high-performing restaurant investments require a lot of planning and thoughtful execution:

• Location analysis: Strong visibility, traffic patterns, demographics and parking are critical.
• Market research: Track development pipelines, competitors, employment trends and regulatory risks.
• Financial planning: Factor in rising food, labor and construction costs.
• Exit strategy: Plan early for resale, refinancing or expansion.
  
  

Your Title Partner in Restaurant Investment

Thinking about your next restaurant venture?Let Calloway Title and Escrow help you build your commercial real estate portfolio with confidence. We work with professionals all over the nation. Visit www.titlelaw.com to work with us.

At Calloway Title, we are committed to keeping our clients informed of any legal or regulatory changes that could impact your business.

A significant change has been enacted that affects Georgia’s Deeds to Secure Debt and the classification and taxation of certain loans.

On April 4, 2025, the Georgia Senate passed House Bill 586 (HB 586), which was signed into law by the Governor on May 9, 2025. This bill revises O.C.G.A. § 48-6-60(3), affecting the treatment of “short-term notes” under Georgia’s intangible recording tax regime.

Key Change to O.C.G.A. § 48-6-60(3)

Prior to this amendment, a “short-term note” was defined as any instrument securing indebtedness with a maturity not exceeding three years (36 months) from the date of execution. Loans exceeding this term were subject to Georgia’s intangible recording tax (calculated at $1.50 per $500 of principal indebtedness).

Effective July 1, 2025, the maturity limitation for qualifying as a “short-term note” is extended from 36 months to 62 months (five years and two months)— a significant extension that could reduce tax burdens for longer-term financing arrangements. Notes falling within this new window will remain exempt from intangible tax assessments, provided they otherwise meet the statutory criteria.

See Official Bill Text of HB 586

Why This Matters to Commercial Real Estate Investors, Developers and Lenders

✔️ Increased Loan Flexibility:
Borrowers and lenders can now structure real property loans with maturities up to 62 months without triggering Georgia’s intangible recording tax, providing more options for financing development projects, value-add acquisitions or stabilized assets awaiting permanent financing.

✔️ Potential Cost Savings:
Intangible recording tax is assessed at $1.50 per $500 of principal indebtedness. On large commercial loans, this tax can be substantial. With this law change, loans previously deemed “long-term” — and therefore taxable — may now fall within the expanded short-term exemption window, reducing upfront transaction costs.

✔️ Alignment with Market Needs:
The revision reflects modern commercial financing practices, where loan terms often exceed three years but remain under five. The change enhances Georgia’s competitiveness as a jurisdiction for real estate lending and development. It also helps level the playing field for entities like community banks, allowing them to compete more fairly against larger banks and tax-exempt financial services companies, according to this article.

✔️ Reassessment Opportunity for Existing and Pending Loans:
Parties considering loan modifications, extensions or refinancing should reassess their documents to see if adjusting terms under the new law could secure tax advantages.

We strongly encourage all our clients to review their upcoming and existing loan agreements and discuss these changes with their legal counsel, lenders and tax advisors to ensure they are fully prepared ahead of the July 1, 2025, effective date.

Calloway Title—Your Partner in Commercial Real Estate Success.

Our team has extensive experience handling complex, high-value commercial transactions across Georgia, including projects such as Truist Park, Atlantic Station and the Atlanta Beltline, which you can explore in our portfolio.

We understand the intricacies of Georgia’s title laws, lending practices and tax considerations, and we leverage this knowledge to protect your interests at every stage of the transaction. As this latest change with HB 586 shows, staying ahead of legislative shifts is crucial to maximizing value and minimizing risk. Let our experienced team guide you through your next commercial closing with confidence.

See why Georgia and the rest of the nation’s top developers trust Calloway Title. Visit www.titlelaw.com to work with us.

Florida has long been a magnet for commercial real estate investors, and for good reason. With its growing population, thriving economy, lack of state income tax and favorable landlord-tenant conditions, the Sunshine State offers diverse opportunities for both domestic and international investors. Recently, Pensacola has emerged as a standout market. Here, we’ll explore why Florida’s commercial market is thriving, why Pensacola is a city to watch and how Calloway Title and Escrow has become a trusted partner in fueling the region’s growth.

Florida Commercial Real Estate Market

A Rapidly Growing Population and Strong Performance Across Sectors

Florida continues to experience steady population growth, with many people relocating for sunnier weather, favorable tax policies and a high quality of life. According to recent statistics, Florida still boasts one of the fastest-growing populations in the country, with the U.S. Census Bureau reporting a net gain of more than 64,000 domestic residents from July 2023 to July 2024.  

Florida’s commercial real estate market is among the strongest in the country, and it’s one of the top states for new construction projects. Warehouses, retail centers, office spaces and hospitality properties all show steady growth trends. In general, investors find Florida’s market to be both financially rewarding and low-risk, offering a favorable environment for long-term growth.

Pensacola, Florida Commercial Real Estate Market

A Bright Spot for Commercial Development

While cities like Miami and Orlando often take center stage, Pensacola is quietly emerging as a promising market for commercial real estate in Florida. Positioned along the Gulf Coast, Pensacola combines natural beauty with growing economic opportunity.

Several factors contribute to Pensacola’s growing appeal:

1. Population Growth
   Like the rest of Florida, Pensacola has seen steady population growth. “Just 10 years ago, the downtown population was about 600, but that number has since skyrocketed to more than 5,000,” according to this article. “The city’s affordability, military presence, coastal charm and growing job market make it a top destination for retirees, remote workers, healthcare professionals and military families,” says Nicole St. Aubin with Realty Masters of Florida.
2. The Shift to Remote Work
   The rise of remote work has allowed more individuals to relocate to desirable areas such as Pensacola. This article explains, “The transition into remote work also left behind an abundance of office space after 2020, which has since created new opportunities for businesses to establish themselves in the downtown area.”
3. Booming Tourism Industry
   Tourism remains a significant economic driver in Pensacola, with Visit Pensacola reporting record-breaking visitation in 2024. This article explains that the appeal of downtown Pensacola as a destination for both businesses and tourism is evident in the city’s infrastructure improvements, such as the airport’s terminal expansions and development and reinvestment in hotels, like the Hilton Garden Inn.

Key Projects

Hilton Garden Inn in Downtown Pensacola

Calloway Title and Escrow recently completed the title work and facilitated the closing for the Hilton Garden Inn Pensacola Downtown, following a string of Florida deals our team has worked on over the last several decades. The hotel is strategically located 1.8 miles from Bayview Dog Beach and a 16-minute walk from Saenger Theatre. The property is around an 18-minute walk from Wayside Park, 0.9 miles from Pensacola Visitor Information Center and 4.3 miles from the Fairfield Village Shopping Center.

Known for handling complex commercial title transactions nationwide, our efforts here add to our growing reputation as a trusted partner for Florida’s commercial real estate community.

Additional Momentum

Beyond hotels like the Hilton Garden Inn, other key projects shaping Pensacola’s future include the Bluffs industrial campus expansion, University Town Plaza redevelopment, Project Lionheart and improvements to the Downtown Waterfront.

Obstacles to Developing Real Estate in Pensacola

While the opportunities in Pensacola are abundant, challenges remain. Two of the biggest obstacles that businesses, investors and developers face are parking, as well as land development and zoning regulations. While the zoning overlay in downtown provides a 100 percent discount on parking requirements for local businesses, and the city has passed a new building height ordinance if certain requirements are met, the limited number of public and private parking spaces and the complex zoning requirements remain an issue for bringing in national brands and franchise establishments.

However, partnering with an experienced commercial title company can make a difference. Our team conducts thorough research to ensure that a property complies with local zoning laws and land use regulations. We also uncover any existing restrictions, resolve discrepancies or encumbrances related to zoning or land use before the transaction closes and can provide zoning endorsements as part of the title insurance policy.

Pensacola’s Future Is Bright – And Calloway Title Is Here to Help

“Real estate remains a stable investment in this part of Florida, and with property values continuing to appreciate, downtown Pensacola will likely remain a hotspot for commercial real estate for many years,” states this article. “…As real estate values increase, larger chains will undoubtedly pursue opening new locations along and near Palafox Street.”

At Calloway Title and Escrow, we’ve helped many commercial real estate professionals navigate the Florida market. Pensacola and the rest of the state offer a diverse mix of investment opportunities to suit every strategy and budget. If you’re looking to expand your portfolio in Florida or anywhere in the nation, Calloway Title will help you close the deal. Visit www.titlelaw.com to work with us on your next commercial transaction.