With an average of 230 days of sunshine each year, a low cost of living, and endless recreational activities, Charleston is a joy to call home. As the second most popular place to live in the U.S., metro Charleston is booming, not only with new residents but with new construction and property investment opportunities too. But with the Tri-County's rapid rate of growth comes increased real estate demand and complexity. That's especially true for commercial real estate transactions. According to CoStar, near-zero vacancy rates and short supply have forced rents and sales to reach record highs. At the same time, online medical and grocery purchases, along with last-mile delivery needs, have driven a new desire for industrial space.
It's safe to say that there is a lot of opportunity on the table for commercial real estate sellers and investors in South Carolina. But capitalizing on that opportunity without the proper market knowledge, relationships, or risk analysis can actually be counterproductive to your goals. That's where Coldwell Banker Commercial Atlantic's commercial real estate brokers in Charleston, SC, come into play.
As experts in the commercial real estate industry for more than 37 years, our brokerage provides the highest level of service to clients in today's rapid, constantly-changing business climate.
At Coldwell Banker Commercial, we pride ourselves on having local power and a global presence. Our clients entrust their complex and lucrative commercial real estate deals to us because they understand the value of working with brokers who are familiar faces within the community. On any given day, you could be standing next to one of our brokers at a grocery store or local restaurant. As your friends and neighbors, we're proud to call the Lowcountry home. Though we have local roots, our resources and expertise are backed by a global network. That power gives our commercial real estate clients peace of mind, knowing they have access to a dynamic and diversified brokerage of highly-trained and educated agents.
From general commercial leasing services and property management to investment guidance and new property site selection, our team works tirelessly to exceed your expectations and meet your goals. Whether you're looking to buy, sell, lease, or develop, our commercial real estate brokerage in Charleston, SC provides the up-to-date advice and time-tested market knowledge needed to facilitate any commercial real estate transaction, large or small.
Some of the commercial real estate specialties we focus on in South Carolina include:
At the end of the day, our commercial brokers and agents aren't satisfied until you're a happy customer. That's why every service and decision we recommend is made with your best interests in mind.
Perhaps you're in a situation where you need more space for a growing business. Maybe, instead, you want to capitalize on low-interest rates and buy a commercial real estate investment property to bolster your portfolio. Whatever your needs may be, whether as an investor or a small business owner, your goals are probably the same: lock in the best value and negotiate optimal terms for leasing, buying, or selling. When it's all said and done, you want to minimize expenses and maximize your ROI.
Unfortunately, commercial real estate is complex by nature. Given today's ever-changing real estate landscape and the challenges of our economy, working with a commercial real estate agent is the savviest way to save money and lessen the likelihood of making a poor investment.
That's because the very best commercial real estate brokers, like those at Coldwell Banker Commercial Atlantic, do more than putting "for sale" signs in yards and in newspapers. They have the tools and training to source and present research apropos to your commercial real estate purchase or sale. They also have the ability to provide transaction and advisory services to ensure every aspect of your CRE process goes smoothly and efficiently. But we're getting ahead of ourselves. Here are a few of the biggest reasons to work with a commercial real estate broker in South Carolina.
Unsurprisingly, money is one of the biggest reasons why people steer clear of CRE brokers - for the cost savings. Yet, just about every commercial real estate transaction is managed by a commercial real estate brokerage. Why might that be? The answer is that smart business owners, executives, and investors know that the most lucrative cost savings stem from good planning, time management, and successful negotiations. Only an experienced commercial real estate broker can provide you with those features while also properly structuring your commercial real estate deal.
Commercial real estate investors and business owners often have jam-packed schedules with little time to spare for anything other than day-to-day operations. If that sounds familiar, you know how crucial time management is for commercial real estate. By working with a seasoned broker, you can uphold your daily responsibilities while they provide guidance and manage the minutia of your CRE dealings.
Reputable commercial real estate brokerages provide access to a bevy of information that is pertinent to your commercial real estate goals. We're talking vacancy and absorption rates, the latest sales price data, comparative labor and tax costs, and more. Your broker will help break down this information so that you can make the most informed decisions possible. Brokerages like Coldwell Banker Commercial Atlantic also have systems and software to facilitate complex real estate processes while eliminating unneeded costs. The combination of accumulated data and exclusive systems results in a more cost-effective, efficient way to meet your real estate requirements on terms that are beneficial to you.
As is the case with most things in life, practice and repetition are essential in honing skills and achieving business success. The truth is that no amount of money or "how to" articles can suffice for decades of real-world, hands-on experience. Sure, you can find a litany of commercial real estate info online. But those articles won't teach you about navigating the nuances of structuring advantageous purchase terms or completing complicated due diligence tasks. A successful commercial real estate broker in Charleston, SC, will have no problem executing these often-confusing processes because they've done it dozens and dozens of times before. This priceless experience is your best resource for successful commercial real estate initiatives.
One of the biggest advantages of working with a commercial real estate brokerage is their ability to provide necessary services that are relevant to your real estate needs. As a Coldwell Banker Commercial affiliate, we are part of a network that allows us access to accounting, legal, and other services needed on your real estate journey. Finding and vetting these services can be very costly and time-consuming, which is unneeded stress that we're happy to remove from your plate.
For any project to be successful, a strategic marketing plan must be implemented to achieve the desired results for our clients. The methods of exposing and promoting a property must be creative, innovative, and unique to your property. At Coldwell Banker Commercial Atlantic, we utilize the most effective methods that make sense for your property in South Carolina, including:
If you're reading this page, chances are you're successful to some degree and have entered negotiations a time or two in your professional life. While that's nothing to sneeze at, the art of negotiating in the commercial real estate industry is a skill that must be honed over years of transactions. In the world of CRE, transaction negotiations are often time-consuming and stressful - two things you don't need in your life. Your commercial real estate broker will use their experience to relieve you of that stress so that you can focus on growing your business or serving tenants.
One of the most valuable reasons for working with a commercial real estate brokerage is that staff have a deep understanding of South Carolina's real estate market. In the Lowcountry, trends and market conditions are constantly changing. Opportunities are lost and found daily.
With this market knowledge, your commercial real estate broker in Charleston, SC, can provide an easy-to-understand analysis of various commercial properties within your budget. They'll know what relevant properties are leased or sold for and how much. Savvy commercial real estate brokers are also always informed on local demographics and market indicators that impact your commercial real estate goals. For instance, with COVID becoming a more accepted part of our lives, leasing, and sales in retail have taken off, especially for Class A and Class B centers.
At Coldwell Banker Commercial Atlantic, we specialize in several commercial real estate services. Though each service is comprehensive and will differ for each client, here is a brief overview to help you understand the scope of our abilities.
We're proud to say that our commercial real estate brokers in Charleston, SC, are equipped with all the necessary skills and traits to make your life easier. From transactional needs to marketing strategies, our experience and market knowledge is second to none, allowing us to ensure your success in today's market.
In an ever-changing commercial real estate industry, our approach to property management is constantly evolving. Our team has extensive experience in commercial real estate management and recognizes its importance as a foundation for long-term value and wealth. As such, Coldwell Banker Commercial Atlantic provides tailor-made property management packages that meet your specific assets needs and objectives.
Whether you're entering a build-to-suite or remodeling a commercial property, our associates are ready to represent you with facility planning, design, construction, zoning restrictions, and so much more. If you're looking for a brokerage that can guide you through every step of the construction process with your goals and budget at heart, look no further than Coldwell Banker Commercial Atlantic.
Coldwell Banker Commercial Atlantic provides comprehensive investment analytics to better evaluate potential investments and increase return on those investments. Additionally, our team can facilitate single or multiple-location transactions and also find alternative financing recommendations if needed.
From selecting the perfect building site for your property to overseeing its initial construction, our associates provide experience and expertise when you need it most, covering every step and service of property development. If needed, our team can assemble the right professionals to ensure your property is developed to your unique specifications and applicable regulatory standards.
Our commercial real estate brokerage represents clients in both the disposition and acquisition of property and works directly with you to determine your needs. We then strive to improve efficiency and reduce costs. We also assist financial institutions and government agencies in the management and disposition of âtroubled properties.' Our firm incorporates its spectrum of services to efficiently turn these properties around and improve their value for ultimate disposition.
If you're just getting started in commercial real estate investing, you're probably searching for reliable advice and best practices to follow. While hands-on experience and guidance from a commercial real estate broker are always best, a little advice never hurts. After all, there's a wide world of opportunity out there. As you begin to build a more robust portfolio, keep these tips and tricks in mind.
Commercial real estate deals can take a lot longer than traditional single-family transactions. That's true throughout the entire process, from purchase, to renovation, to selling. That's not a bad thing - after all, having impatience is a good way to rush into a poor decision. Instead of a means to quick cash, think of commercial real estate deals as a large bonus or as a vehicle for retirement.
Many commercial real estate investors jump right into the multi-family property space. However, it's essential to keep other types of properties in mind, such as mobile homes, office buildings, land, and even mobile home parks. Forget about your comfort zone. Instead, weigh your options and choose a niche that helps you meet your goals.
Commercial loans are quite different than their residential counterparts. In some ways, they're better. Though down payments are typically higher, meaning you'll put more down, there's often no personal liability involved. Plus, commercial loans can be more forgiving when borrowing money for down payments. The bottom line is to search for the best lenders before making an offer. If you're having trouble, ask your commercial real estate broker for assistance, as they often have connections and partnerships with relevant entities.
If you're used to buying residential homes, you're probably familiar with some formulas, such as buying 75% of after-repaired value minus the estimated cost of repairs. Depending on the type of commercial property you're buying or selling, you'll have different formulas to learn. Two examples are Cap Rates and Net Operating Income. Learning these formulas can be very beneficial when making an offer.
If you find yourself discouraged with the commercial real estate game, remember that the team at your commercial real estate brokerage is there to make your life easier. At Coldwell Banker Commercial Atlantic, we have a powerful brokerage with a team of over 20 highly skilled and educated agents. Our job is to serve you, whether you're a new investor looking for your first deal or an experienced property owner looking for 1031 tax investment advice.
This is part of The Post and Courier’s Daily Digest series, in which one of our food reporters asks a local to describe a day of eating in detail. Interested in being featured in Daily Digest? Email firstname.lastname@example.org.Christiaan Marcum lives in Charleston. I start every day with a full glass of water while taking the dogs out, feeding them and feeding the cat. After all the animals...
This is part of The Post and Courier’s Daily Digest series, in which one of our food reporters asks a local to describe a day of eating in detail. Interested in being featured in Daily Digest? Email email@example.com.
Christiaan Marcum lives in Charleston.
I start every day with a full glass of water while taking the dogs out, feeding them and feeding the cat. After all the animals are fed and watered, and my daughter is out the door for school, I settle in for some coffee and a glance at the morning paper.
A New York Times article last summer turned me on to this OXO cold-brew coffee maker, and I’ve not turned back. I am pretty dedicated to Laird Superfood Peruvian medium roast coffee, which I used to buy regularly from Parrot Surf & Skate Shop in Mount Pleasant but had to start ordering elsewhere during the pandemic. It’s great coffee, hot or cold, but I prefer mine cold these days.
Breakfast is pretty simple; usually some combination of toast or an English muffin, eggs and avocado. The avocado, whether in combination with toast, eggs or otherwise, gets a bit of Maldon Sea Salt and a drizzle of this Graza olive oil that our friends at Graft Wine Shop downtown turned us on to. They do a monthly wine CSA which always has a cooking ingredient of some sort in it as an “extra” — often a sauce or spice that’s new to me — and an associated recipe for whatever that ingredient may be. This olive oil is one of my favorite “extras” so far.
If you are into wine, Monarch Wine Merchants downtown also has a good monthly CSA. I have enough room for wine in my life to do both of them! But now I’m writing about wine at breakfast; I digress.
Lunch for me is determined by whether I’ve decided to work from home or head to my office in Mount Pleasant. If home, I largely eat something leftover from the night before or just make a simple sandwich of some sort.
I love Dave’s Killer Bread, or the English muffins from Brown’s Court Bakery downtown, which make great breakfast or lunch sandwiches. If I’m at the office and didn’t bring lunch from home, I’ll often run out to something near my office such as Bon Banh Mi or Kairos for a bowl of some sort, or Mozzo Deli if a sandwich feels right.
Dinner in the evenings is the one meal each day I can have with my wife and daughter. I either cook or my daughter encourages us to dine out somewhere. When I cook, it’s something usually inspired by The New York Times Cooking section; maybe a simple broiled salmon with mustard and lemon, or a slightly spicy butter chicken. There is a lot of variety and great recipe ideas there, though in my experience you have to goose up the spices. If a recipe calls for a teaspoon of salt or other spice, you best double it.
If my daughter has persuaded us to go out, and gets her way, it’s often for Mexican or Asian fare. Current hot spots for us are Tierra al Mar in Mount Pleasant, or if we are hovering near the Charleston Pour House for deck music, we might visit Kwei Fei or Malika Canteen, which is currently doing a residency at the Pour House. If my wife and I have our way, though, it’s more likely Italian; either Wild Olive on Johns Island or La Pizzeria in Mount Pleasant.
And whether at home or out, there will be wine involved.
Several new commercial tenants are coming to a large housing development on the edge of Summerville.Lombardi’s Pizza Kitchen, The Co-op Frose & Eatery, The Backyard Biergarten, Lowcountry Yoga and children’s gym KidStrong...
Several new commercial tenants are coming to a large housing development on the edge of Summerville.
Lombardi’s Pizza Kitchen, The Co-op Frose & Eatery, The Backyard Biergarten, Lowcountry Yoga and children’s gym KidStrong are all lined up to be a part of The Hub in Nexton.
The restaurants and fitness sites are expected to move in by late June or early July, according to Nexton spokeswoman Cassie Cataline.
The Hub is a collection of office and commercial buildings under development on Nexton Parkway and Brighton Park Boulevard near Home Telecom and Refuel convenience store.
Office tenants include Coastal Vascular & Vein Center, Charleston Wound Care, Palmetto Primary and Specialty Care Physicians, Derrington Dermatology and Holliday Ingram law firm.
A new pair of two-story office buildings is expected to be completed in 2024 and 2025. They will be 30,000 square feet and 20,000 square feet, respectively, and be built beside Nexton Parkway.
Nexton is a 5,000-acre, mixed-use development next to Summerville between Interstate 26 and U.S. Highway 176 in Berkeley County. With more than 1,000 homes already sold, the development is expected to have 7,000 at full build-out.
It also could house as many residents as the current populations of Clemson, North Myrtle Beach or West Columbia, roughly between 16,000 and 20,000. That would make it as big as Moncks Corner and Georgetown combined.
A new pizza restaurant is now open in Mount Pleasant.
BarPizza opened May 12 at 656-G Long Point Road in the former Kiki & Rye location, which was revamped by the restaurant owners for the new pizzeria.
It’s part of Free Reign Restaurants owned by Ryan and Kelleanne Jones. They also operate the recently opened Southbound on the Charleston peninsula and Community Table in Mount Pleasant.
A new retail shop that incorporates a clothing item in all of its wares is close to opening in downtown Charleston.
Respoke hopes to open by the weekend at 377 King St. in the former location of Simply J Boutique.
The shop will offer shoes, clothing and other items that are made in part by repurposing different sections of scarves. Hours will be 10 a.m.-6 p.m. daily, but they could change after the shop opens, according to store manager Joseph Fennell.
Also, coming to downtown Charleston is a new women’s clothing store, now with a shop in Asheville.
Hazel Twenty owner Lexi DiYeso plans to open in August at 73 Wentworth St., formerly part of 269 King St. that was used as back-of-house storage for the former Gap store. The front part is now clothing shop Aerie.
The 3,641-square-foot space is currently under construction behind clothing store Collared Greens and the next to The Port Mercantile, part of The Restoration Hotel, according to Blair Hines Gearhart of the commercial real estate firm Oswald Cooke & Associates, who represented the tenant. Charles Constant with Robertson Howland Properties represented the landlord.
Ruke’s Produce Stand returns to Mount Pleasant on May 24.
Operated by Arthur Brown, the vegetable and fruit vendor will operate 10 a.m. to 5 p.m. Monday through Saturday through Dec. 31. It’s located at 378 Mathis Ferry Road next to Holy Trinity AME Church.
That Big Book Sale returns for its 41st run May 19-21 at Omar Shrine Auditorium at 176 Patriots Point Road in Mount Pleasant.
More than 60,000 books in all categories will be on sale, starting at $1. Sponsored by Charleston Friends of the Library, the event helps support Charleston County Public Library System.
A pre-sale event for members is 5-8 p.m. May 18. The event is open to the public 9 a.m.-7 p.m. May 19, 9 a.m.-5 p.m. May 20, and 10 a.m-3 p.m. May 21.
Checks, cash, major credit cards and electronic payments, such as ApplePay, will be accepted.
Striped Pig Distillery is celebrating its 10 year anniversary with an event on Saturday, June 3, featuring music, food, and good spirits.Striped Pig Distillery is located at 2225-A Old School Drive, Charleston, SC 29405.“I’m so honored to be celebrating the Pig’s 10th birthday with our extensive community, which supports us from near and far. This birthday is all the more significant to me, not just as it marks 10 years as Charleston’s first distillery since Prohibition, but also because it coincides wit...
Striped Pig Distillery is celebrating its 10 year anniversary with an event on Saturday, June 3, featuring music, food, and good spirits.
Striped Pig Distillery is located at 2225-A Old School Drive, Charleston, SC 29405.
“I’m so honored to be celebrating the Pig’s 10th birthday with our extensive community, which supports us from near and far. This birthday is all the more significant to me, not just as it marks 10 years as Charleston’s first distillery since Prohibition, but also because it coincides with my 60th birthday,” said Pixie Paula Dezzutti, owner of Striped Pig Distillery. “I can’t wait to see family, friends, locals, and visitors get together for this special occasion and to celebrate what an amazing adventure we’ve had growing this family business and serving our beloved community over the years”
Striped Pig’s Party at the Pig will feature:
Music including: Mac Calhoun (@mac_calhoun_live); DJ Nor_Way (@dj_nor_way)
Mac Daddy’s Food Truck (@MacDaddyCHS)
Limited edition beer from Ghost Monkey Brewery
Striped Pig specialty seasonal cocktail
Striped Pig helped revive the distillery scene in Charleston when it opened its doors in North Charleston in 2013, becoming the holy city’s first distillery since Prohibition. Its origin story is one of ‘great curiosity’ and a nod to some tongue-in-cheek US history, brought to life by their beloved Striped Pig mascot Jackson, who some may remember made appearances at the Distillery and even downtown. Since those early days, the Pig has continued its support of the community, expanded its lineup, received numerous accolades and awards, and has kept driving the distillery scene in Charleston and the wider industry forward with firsts like its Bottled in Bond Bourbon release and launching the first bourbon on the blockchain.
The award-winning Striped Pig Distillery is a woman-owned, family-run, community-driven business, celebrating its 10th birthday this year, marking its tenure as Charleston’s oldest distillery. Accoladed "SC Distillery of the Year" and ‘SC Producer of the Year’ at the New York International Spirits Awards, Striped Pig is known for its exceptionally good spirits and has picked up multiple awards for its staple lineup of spiced rum, gin and vodka at the most influential, internationally respected spirits competitions. As a small local business, SPD aims to work with and support the local community and other local businesses, encouraging celebrating responsibly together. Striped Pig Distillery has made headlines for raising over $40,000 for local veteran organizations, for the launch of Charleston’s first Bottled in Bond Bourbon, as well as for the release of the first bourbon on the blockchain.
Striped Pig DistilleryRachyl Sanchy843-814-8347www.stripedpigdistillery.com
CHARLESTON COUNTY, S.C. (WCIV) — Teachers and school staff across the state will soon have paid parental leave. Mothers will get six weeks of fully paid parental leave, fathers will get two weeks, and those who adopt a child will also get two weeks of paid leave."Teachers, we are humans," said middle school teacher Jody Stallings, who is the director of the Charleston Teacher Alliance. "We are people too. We want to be moms and dads."Read more: ...
CHARLESTON COUNTY, S.C. (WCIV) — Teachers and school staff across the state will soon have paid parental leave. Mothers will get six weeks of fully paid parental leave, fathers will get two weeks, and those who adopt a child will also get two weeks of paid leave.
"Teachers, we are humans," said middle school teacher Jody Stallings, who is the director of the Charleston Teacher Alliance. "We are people too. We want to be moms and dads."
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The South Carolina General assembly decided unanimously to give teachers and school staff paid leave. Kathy Maness, the executive director of the Palmetto Teachers Association, said before this, a lot of teachers had to save sick time in order to take time off.
"You get 12 (sick days) a year," Maness said. "In order to build that up, it takes years to be home to have six weeks with a child."
Advocates believe this new law could bring more teachers to the state.
Teachers and school staff across the state will soon have paid parental leave. Mothers will get six weeks of fully paid parental leave, fathers will get two weeks, and those who adopt a child will also get two weeks of paid leave. (WCIV)
"We will be the first state in the Southeast to do something like this," South Carolina Education Association President Sherry East said. "This may attract young teachers from other states."
State legislators did not fund the paid parental leave and are leaving school districts to decide.
The Charleston County School District (CCSD) said they are allocating $1.5 million dollars for the paid leave. The Berkeley County School District (BCSD) and Dorchester School District Two (DD2) did not immediately respond to requests for comment.
Maness said school districts would have to pay either way.
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"You can't have a baby and go right back to school," Maness said. "They are gonna pay for a substitute no matter what."
"73 percent of educators are women, childbearing age women," East said. "So, we will see how pans out and works out. I'm sure districts figure out something because they want to keep teachers in the classroom."
When it comes to the future of retention and recruiting teachers in the state, some say more needs to be done. Nevertheless, paid parental leave is seen as a step in the right direction.
"Number one is salary," Stalling said. "Paying teachers what it takes to live in the areas that they teach. With housing going up so much, it's difficult to have enough to live and survive."
Providers of single-family rental homes are working diligently to respond to the demand for high-quality, affordably priced, rental housing in safe, well-located neighborhoods. Single-family rental home companies — large and small — are committed to the communities in which they invest and build, providing local families with more options for housing to meet their needs.In response to the May 13 Post and Courier article, “Rental housing industry under scrutiny as contributor to escalating home prices,” consider...
Providers of single-family rental homes are working diligently to respond to the demand for high-quality, affordably priced, rental housing in safe, well-located neighborhoods. Single-family rental home companies — large and small — are committed to the communities in which they invest and build, providing local families with more options for housing to meet their needs.
In response to the May 13 Post and Courier article, “Rental housing industry under scrutiny as contributor to escalating home prices,” consider some needed context about the single-family rental home market in Charleston and throughout South Carolina:
First, the claim that single-family rental home providers are somehow impacting the pricing of homes in the Charleston area or the state of South Carolina is dubious at best. There are more than 2.4 million housing units in South Carolina, about 301,000 of which are single-family rental homes. The large member companies of the National Rental Home Council, which include the nation’s leading owners and builders of single-family rental homes, own slightly less than 5,200 homes in the state. This equates to about 0.2% of the residential housing and roughly 1.7% of the number of single-family rental homes. Further, in terms of any impact on individual homeowners, the rate of homeownership in South Carolina has increased from 71.5% in 2012 to 74.7% in 2022. In Charleston County during that time, the rate of homeownership rose from 62.9% to 65.3%.
Second, demand for rental housing is directly correlated to population growth and job growth, and on both fronts the Charleston region is booming. According to Federal Reserve data, the population of the Charleston area grew by more than 20% between 2010 and 2020, and the area was recently identified by U.S. News as one of the fastest growing markets in the country. The Charleston area employment market registered the second-highest rate of growth in the country in 2022. As Charleston’s economy continues to attract new residents and businesses, the supply of rental housing will have to expand accordingly.
Third, the supply of housing needed to meet the demand created by the Charleston area’s population and employment growth is not keeping pace. Even though the population grew by more than 135,000 residents between 2010 and 2020, only about 64,000 permits for new residential structures were issued. This mirrors a similar pattern seen across South Carolina, where the population grew by 580,000 between 2010 and 2020 but the housing stock grew by only 246,000.
Finally, and most importantly, providers of single-family rental homes are committing significant resources to the Charleston and South Carolina markets for one reason: demand. It now costs $888 more per month to own than to rent a single-family home, the greatest differential in at least the past 20 years. To meet the resulting demand, companies are investing in local staff, hiring local contractors and business partners, and bringing property management expertise to the local market, all to ensure a positive experience for residents and families who choose a single-family rental home lifestyle. As evidence, National Rental Home Council member companies invested nearly $2 billion in home renovations, upgrades and other property-level operations in 2021, and each of the council’s five largest member companies maintains an A+ rating from the Better Business Bureau.
It is the mismatch between housing supply and demand driving home prices, not the presence of single-family rental home providers. The most effective way to alleviate current and future housing supply challenges and to address the needs of both homeowners and renters is simple: Create more housing.
David Howard is CEO of the National Rental Home Council in Washington.
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