CategoriesTRG News

TRG Communities Supporting Affordable Housing in Charleston

Homes of Hope, a Greenville based non-profit, is developing two parcels of land on Ashely River Road in the city of Charleston, South Carolina. It is approximately 10-15 minutes from downtown Charleston. A development arm of the City of Charleston is investing funds into the Pierpoint development. The Randolph Group based in Greenville, South Carolina is providing development management for Homes of Hope for the project that will include 75 affordable, two to three-bedroom townhomes. The homes will be significantly discounted. The homes will be modeled after townhomes built at TRG’s other communities including O’Neal Village in Greer, South Carolina. These new homes will sell for $150-200,000.

The structured deal means that the land is under a land lease for 100 years. Qualifying residents buy the property and get a discount. Residents can sell the property but it always has a built-in affordability component that will guarantee perpetual affordability.

The 100-year lease starts over and the property can never be taken out of an affordability component.

The vision and realization of such a development speak to the difficulty in developers trying to support affordable housing. In this case, one property was zoned commercial and the adjacent property zoned multi-family. According to zoning regulations, up to 130 apartments could have been constructed.

TRG President and founder, Jeff Randolph describes the difficulty: “I’m in a meeting with some of the city building officials The building code for the commercial parcel was interpreted to require metal studs rather than traditional wood stud construction, which significantly cuts costs and increases affordability. We initiated a rezoning to downgrade the development to residential so people could afford the housing and to avert the metal studs which would not only add $5,000 in per-unit costs but delay completion by five months.” Randolph continued, “TRG’s history goes back to working on affordable housing and housing as a foundational component of life and living. It’s proven that if you have stable, affordable housing and in a safe location then children and families thrive. Parents don’t have to spend 50-60% of their income on housing which gives them more disposable income to do other things like summer camp for their kids or more extracurricular
activities.

It’s good for the overall economy because when a person has a margin in their budget and housing in line with what it should be (35%) they can save and spend money to buy things, but when they are trapped in inadequate housing they can’t do anything. At TRG we believe we can play a role in that part of the housing sector. TRG desires to build quality housing in attractive neighborhoods regardless of price and location. All homeowners
want the same thing regardless of price: safety, recreation, a sense of community and an architectural pleasing residence. When does ugly enter the house discussion?”

Randolph explains, “Every home can be enjoyable, attractive, and valuable regardless of lot size and land. At TRG we are committed to providing affordable housing opportunities to all people in the hopes of increasing quality of life.”

Homes of Hope CEO Dan Olglesby comments on the development: “ThePierpoint development of 75 townhomes on Ashley River Avenue is a prime example of public-private and not-for-profit sectors working together to provide affordable housing. It is a $14M project and the City is adding $1.3M. An arm of the City of Charleston tasked with finding sites to put into a land trust and keep affordable housing in perpetuity approached us about two years ago about the project. The city investment enabled us to buy the costs down to build homes where the end-user pays less for their housing as opposed to the market rate. Homes of Hope agreed and we hired The Randolph Group to provide development management.

In so many areas of South Carolina, we are dealing with gentrification impacting real estate values. Markets like Charleston and Greenville are being overrun by people moving south for various reasons so the demand is high, prices are going up and this is a great opportunity for us to meet those in the workforce who can only afford so much.”

Oglesby notes the progress of the organization, “Homes of Hope has completed 643 completed affordable housing units through rent and ownership. We’ve got 228 houses in the pipeline, so we will be at 871 units when we complete the 75 homes in the Charleston project. Affordable housing is a starting place for us and meets a real need for people, it’s the beginning of our story not the end of it. It starts the process for economic mobility and one day they won’t need subsidized housing and will be able to afford market prices through better jobs, education, and asset growth.”

His organization is trying to break an age-old cycle, “Our main goal at Homes of Hope is generational change. We help people advance and grow so they are no longer tied to the traditional government cycle of subsidized housing over and over. We help people move forward so someone else can come behind them, grow and emerge to pay it forward for the next generation. Our goal is to end the cycle.”

Homes of Hope is about more than affordable housing according to Oglesby, “It is only one prong of our multi-disciplined approach to helping change generational poverty, addiction, and need. Our main focus is in the area of workforce development in Greenville to partner with businesses and educational institutions to help people in recovery gain valuable skills that change the cycle of poverty, abuse, and addiction. There is a place for volume in urban areas in regard to subsidized housing, but our interest is in serving fewer people and being successful by helping them change the narrative by increasing their education, job skills, and assets to break the perpetual cycle of poverty and addiction.”

As a further sign of community partnership, the St. Andrews Fire Department under the direction of Fire Marshal and Captain Kevin A. Berkel was invited by TRG to conduct several valuable training exercises in one of the existing structures before it was demolished as part of the project’s development which is expected to be completed in April of 2022. This development is an example of private-public sector cooperation by exhausting resources to provide housing and first responder training.

TRG Communities creates imaginative places for homeowners to enjoy a wide array of amenities and living spaces. We design communities instead of houses and neighborhoods! Our desire is for the total enjoyment and satisfaction of our residents. Our developments include O’Neal Village in Greer, SC, Foxbank Plantation in Charleston, Carilion in Travelers Rest, Verdmont, Redfearn, and Neely Farm in Simpsonville, SC and the latest development, Pinestone in Travelers Rest, SC.

Contact us at http://trgcommunities.com/contact
864.239.6683

CategoriesNeighborhoods

Supporting Community

Committed developers understand the importance of their role within local communities. They seek to add value through intentional design, land impact, and improvements, providing local jobs, stewarding the environment, community input, following state/local building codes for design and development while maintaining community standards. Simply put, developers should seek ways to invest in their community through charity, land improvement, and quality. These developers consider themselves part of the community so they really do have “skin in the game” beyond profit.

One of the ways developers support the community is through charitable contributions, volunteering in various community efforts, providing support to first responders, schools, and other worthy non-profit organizations.

The Randolph Group (TRG) continually seeks ways to support the local community in every development we pursue. Each is different and unique to the specific community and location. We are committed to being good stewards, sharing and supporting local causes, agencies, and people within the communities we develop and serve.

One recent example is a new development in Charleston, South Carolina, where we are leading an affordable housing development in conjunction with Homes of Hope with the City of Charleston as a partner. The proposed development on Ashley River Road at Dogwood Road will include 75 affordable for-sale townhomes that will serve families earning up to 100% of AMI (Area medium income). It is expected to be completed in April 2022 with occupancy in the fall of 2022.

As part of the plan, there is some required demolition. Before demolishing one of the buildings we offered the St. Andrews Fire Department the opportunity to conduct training events within and outside the structure. We have enjoyed the partnership with these community heroes guided by Fire Marshall and Captain Kevin Berkel head of investigations, training, and fire prevention for the St. Andrews Fire Department.

Captain Berkel noted, “We are continuing our training scenarios of rescuing a firefighter down, as well as civilian victims. This week we rotated all our companies through this training using theatrical smoke. All our crews love the opportunity to train in this structure and we are all very thankful!”

Giving back to the community is really important in regard to corporate stewardship and partnership. Seeking creative opportunities and innovative ways to support the local community is just one way developers can invest and buy into their local community. First Responders are always looking for private and public sector partnerships. Sometimes it’s something as small as providing a training location that otherwise would’ve gone unnoticed and been demolished without a thought.

At TRG we are trying to find ways to support the communities in which we invest with creativity and innovation. We encourage other developers and community non-profit organizations to seek similar partnerships. Community development is a partnership and one that shouldn’t be taken for granted. TRG will continue to seek ways to support our communities and neighborhoods without seeking fanfare or the limelight because it’s just the right thing to do.

TRG Communities develops and creates imaginative places for homeowners to enjoy a wide array of amenities and living space. We design communities instead of houses and neighborhoods! Our desire is for the total enjoyment and satisfaction of our residents. Our developments include O’Neal Village in Greer, SC, Foxbank Plantation in Charleston, Verdmont and Carilion in Travelers Rest, and Neely Farm in Simpsonville, SC.

Contact us at http://trgcommunities.com/contact
864.239.6683

pinestone development greenville sc
CategoriesNeighborhoods Pinestone

Pinestone Development a Shot in the Arm for Travelers Rest

The Pinestone mixed-use development in the heart of Travelers Rest is under construction. As Master Developer for the Pinestone Capital, The Randolph Group has initiated the demolition of the existing buildings on the Pinestone property adjoining downtown Travelers Rest and U.S. Hwy. 25 to prepare the way for the construction of 100 single-family homes, 250 apartments, and nearly 77,000 square feet of commercial space for retail, office, as well as onsite parks, retail shops, and medical offices. Demolition of the former EMB-Tex textile plant and an adjoining warehouse will take at least 100 days with construction of developmental infrastructure expected to begin in late spring 2021.

The development of Pinstone by TRG will be a further transformation for downtown Travelers Rest with pedestrian and bike access to the popular Swamp Rabbit Trail. Homeowners and businesses will have safe and easy access to downtown restaurants, bars, shops, and other popular venues.

Pinestone’s residential component will include single-family detached and attached units. Townhomes, single-family, detached housing, and “missing middle” housing will be available beginning by late 2021. The plan is to inject diversity in design, aesthetics, and architectural appeal throughout the development and shunning the typical “cookie-cutter” design of most residential developments. The variety and diversity of design will create a broad range of home prices within the Pinestone community.

The rental apartments will be available for occupancy by 2022 providing outstanding amenities and creative floorplans. The placement of these units along an entry boulevard will culminate in parks, greenspace, and outdoor event space.

Jeff Randolph founder and long-term president of The Randolph Group says, “ This is a great opportunity for our company and the owners who have invested in the Travelers Rest community. We are excited about connecting Main Street and Hwy. 25 North providing access to the downtown area of Travelers Rest and the Swamp Rabbit Trail. People driving into the Upstate from Hwy 25 South will experience a major transformation in intentional design and connection to the downtown area. We are proud to be part of this incredible project that not only expands Travelers Rest, but provides homes of distinction, and class, to the Upstate in a unique, mixed-use community. The combination of residential and commercial space will be completely complementary to each other.”

Pinestone is a development you don’t want to miss living in or locating your business. It has exponential growth opportunities for investors in retail, business, and homeowners. Get ahead of the curve and contact us today for more information.

TRG Communities creates imaginative places for homeowners to enjoy a wide array of amenities and living space. We design communities instead of houses and neighborhoods! Our desire is for the total enjoyment and satisfaction of our residents. Our developments include O’Neal Village in Greer, SC, Foxbank Plantation in Charleston, Verdmont and Carilion in Travelers Rest, and Neely Farm in Simpsonville, SC.

Contact us at http://trgcommunities.com/contact
864.239.6683

CategoriesNeighborhoods

I-85 Corridor & the Upstate Are Growing

The Upstate and Greenville, South Carolina are among the top 10 fastest growing metro areas in the United States according to some new research by Redfin. The “Charlanta” corridor (I-85 between Atlanta, Greenville, and Charlotte) is among the fastest-growing metros trailing places like Phoenix, Dallas, Orlando, and Tampa just slightly. According to a recent article in A-Z Business Magazine Greenville is ahead of 9th ranked Charlotte and just behind 7th ranked Atlanta of new in-flow in new homeowners and residents. Greenville gained just shy of 39,000 new residents in 2020 ahead of Charlotte’s nearly 38,000 and just behind Atlanta’s 42,000+ new residents.

The expansive growth means demand for new homes and each of the top 10 markets, including Greenville has builders and developers scrambling to keep up. According to Redfin chief economist Daryl Fairweather in the article: “People aren’t moving to places with more homes available to buy; they’re moving to places with more affordable homes to buy….Remote workers leaving expensive places for relatively affordable areas, partly because the allure of more house for less money is strong, is exacerbating housing supply shortages in more affordable parts of the country.”

Residential building permits are up and so is the development from Atlanta to Charlotte. Many young professionals are fleeing the high-priced living of places like San Francisco, NY, Chicago, and Miami with the options for remote work and the ability to lower their housing/mortgage payment while still being able to save money on the cost of living in many of these areas and save.

The growth presents a boon for developers and builders but points out the level of competition that locals (current residents moves within a particular metro) now have in considering a new home or residence. It also means moving south is more affordable for a variety of reasons. Among them, lower housing costs, taxes on property, sales, and state income tend to be lower, as well as an overall lower COLA and higher quality of living. In many of the growth metros like Greenville, commuting and traffic are light compared to higher populated metros. Vibrant downtown life and retail along with access to major sporting events, concerts, and entertainment just adds to the value.

The growing metros have spectacular downtown areas, easy access to shopping, high-quality medical care, strong public safety, schools with relatively lower travel time to the beach or mountains for getaway weekends. For many of these transfers and new in-flow residents, it’s not as important to live on the ocean or in the mountains as it is to be accessible for when they need “getaway time” for family.

TRG (The Randolph Group) is doing its part to provide housing choices in a variety of mixed-use communities in the Upstate with access to a quality of life absent attractive shops, dining and other amenities.

Developments such as Pinestone in Travelers Rest, O’Neal Village in Greer, Pendleton West, Carilion and others offer the opportunity to get more value out of your dollar without sacrificing or giving up amenities previously enjoyed in other metro areas. Downtown Greenville offers a palette of choice for the arts, fine dining, with easy access to hiking trails, the Swamp Rabbit Trail, quaint and charming towns like Greer, Travelers Rest, and beyond offer an easy connection to local culture, art, food, and entertainment.

There are new homes and lots available in each of our developments for those looking to take advantage of all the Upstate of South Carolina has to offer. Contact us today to discover how we can help make your dream of affordable living without sacrificing amenities a reality. Come discover the difference of the Upstate of South Carolina.

TRG Communities creates imaginative places for homeowners to enjoy a wide array of amenities and living space. We design communities instead of houses and neighborhoods! Our desire is for the total enjoyment and satisfaction of our residents. Our developments include O’Neal Village in Greer, SC, Foxbank Plantation in Charleston, Verdmont and Carilion in Travelers Rest, and Neely Farm in Simpsonville, and our newest communities of Pinestone and Magnolia Cottages in Travelers Rest, South Carolina.

Contact us at http://trgcommunities.com/contact 864.239.6683

Dan Weidenbenner Favorites
CategoriesNeighborhoods O'Neal Village

Building a House or Buying a Spec Home?

There are advantages to both of these possibilities. A spec home is built by a builder who buys a lot or land within a certain development to solicit interest by buyers who don’t want to take the time to build from the foundation up. The spec home promotes the builder’s assets and distinctions within a particular neighborhood. In a spec home, there are very few choices left for the homeowner to choose from. Much of the colors, textiles, appliances, paint, and flooring are already in place. Spec homes are different from model homes. These are usually the last homes to be sold in a neighborhood that is almost built out.

Building a home from the lot up is different in terms of aesthetics, amenities, colors, textures, and layout. You will wait longer to occupy a home built for you, but it will have everything you want. First, you must select a lot the builder owns and has plans to build upon. You have to agree upon the model choice or selection of the home that a particular builder provides. Once you’ve agreed on the lot and building plan you are ready to go. The builder will take on any risk involved because they have already purchased the lot with the idea of building one of their homes on that property.

Those considering a spec home have the advantage of a quick move-in and occupancy of the home. However, there may still be some customization you can request for the building in regard to carpet, flooring, sod, fencing, etc. What are the neighborhood HOA restrictions or limitations?

When selecting a spec home make sure you have toured multiple offerings of the home model the builder is providing. Review the attention to detail and the overall design, layout, and conveniences within the home. Imagine your furniture and living within such a layout. Is it conducive to your lifestyle? Are the entryways cumbersome or awkward? Do you feel safe in this home? Are the home amenities in keeping with your tastes and desires?

Drive through the neighborhood at different hours to see if there are distractions you would rather avoid. Is the street well lit for security purposes? Are people mingling or out in the evening or mornings on weekends? Inspect the drainage system of the home and determine if you think it can handle run-off water from heavy storms, etc.

Finally, ask yourself if this is a place you can live and imagine your family living? Is it safe? Are there issues I’m blind to because of my excitement for a new home? What is the builder’s reputation within the neighborhood? Do they follow up on warranty claims and foundational issues, or are they difficult to deal with?

Do your homework in regard to late-night distractions or police calls. Is this a place that you consider safe for your family in terms of traffic, crime, and night activity?

There are multiple considerations to make when building or purchasing a spec home. The final decision is up to the buyer which is why you need to do your homework and research.

Ask your realtor about neighborhood social events and seasonal gatherings. Are they scheduled, is there an HOA committee that is responsible for them? What do they offer? These are valid questions and developments worth their salt will be happy to provide answers. Asking these questions ahead of purchase/building will be lifesavers in the long run.

O’Neal Village is a “traditionally-designed” or “mixed-use” community on approximately 195 acres in Greer, South Carolina, O’Neal Village is what neighbors call the perfect balance of living, work, and play just minutes from the best of Greenville and the Upstate. Nestled among gently sloping hills, O’Neal Village features a variety of crafted, single-family homes, townhomes, retail, and creative distinct amenities.

O’Neal Village
info@onealvillage.com
25 Noble Street
Greer, SC 29652
A TRG Community

CategoriesNeighborhoods

Choosing a Neighborhood To Call Home

When choosing a neighborhood it’s important to consider a variety of factors. Amenities, the HOA, lot layout, the community design-build, location, participating builders, access to schools, conveniences, safety, neighbors, and much more come into play. A particular house may be appealing but you need to do your homework regarding the neighborhood.

For example, you may have a great neighborhood that you’ve discovered while driving through a particular community, but it could have a high crime rate, low-value appreciation, an overzealous Homeowner Association, and fees, or it could be located within 2 miles of a local wastewater treatment plant with odors undetected at the time of day you drove through it.

While you may have already secured a Realtor, finding the right neighborhood is ultimately going to be your choice. You are the one who will live there and only you can decide if this is a place that you want to live! There are several things you can do on your end to rule out or choose potential neighborhoods.

The first thing to consider is the community developer. Before looking at builders, spec homes, or homes for sale consider who developed the neighborhood. Study their credentials. See what other neighborhoods they have developed in your area and region. Go on their website and see what they are all about. Check out the Google Reviews of the neighborhood you are considering. It all starts with the developer. Every developer has complaints, but if you see multiple negative reviews about their quality, layout, design, HOA, etc., you may want to broaden your search.

Before you move into a deed-restricted neighborhood with an HOA request a copy of the HOA guidelines so you know upfront what your limitations and guidelines are going to be. This is very important because deed-restricted communities have very specific guidelines and requirements. You have to determine which is right for you and your family.

Check the crime rates and police response for the community you are considering. This can be done through a pretty generic search on Google. If you see a high crime or multiple police response pattern to the specific neighborhood you may want to consider another development. Only you can make that decision.

Research the schools in the area if you have school-aged children. Your realtor cannot comment on this subject but you can determine if the school district is acceptable to your desires.

Check out the amenities the neighborhood has to offer. Is there a lot of gathering and commons space? What about the pool? Workout facilities? Dog parks? Neighborhood gatherings for specific holidays and events? Don’t forget to pay attention to nearby land vacancies, or a property listed for sale. You could move into a great neighborhood and the next thing you know the adjacent farm property could be available for retail development directly across from the neighborhood you are considering. Do your homework!

Other things to consider?
Review the garbage pickup schedule and reviews. Google internet service providers and determine if you have multiple choices for Internet and TV access. Ascertain the average costs of heating and cooling, water, and other utilities in the neighborhood. And don’t hesitate to talk to residents in the neighborhood. Tell the neighbors you are considering purchasing an existing home or building in the neighborhood and invite their feedback.

Scan the online neighborhood forums such as NextDoor, Facebook, and other social media applications that contain neighborhood information. Check out the BBB rating of the builders. Talk to the builders and check out their work, warranties, and Google Reviews. Ask the hard questions.

Finding the right neighborhood and vetting specific builders is the lion’s share of purchasing an existing or new home in a specific neighborhood. At the end of the day, the decision is yours to make, and being able to say you did your homework is important.

At TRG Communities we have been designing award-winning imaginative neighborhoods and communities for many years. Our goal is to build communities, not just neighborhoods. Everything we do in our design is intentional with the end goal of resident enjoyment, pleasure, satisfaction, benefits, and increased home value. We provide value in our neighborhoods through intentional design-build, amenities, generous green space, working closely with inspectors, our hand-selected, and fully vetted builders as well as a close working relationship with the HOA. Our creative process takes the long view of how the neighborhood is going to look and feel upon project completion. The goal is to provide residences that will only increase in value as the project progresses through completion. As residents have to relocate we want their home’s value to increase with age.

TRG Communities creates imaginative places for homeowners to enjoy a wide array of amenities and living space. We design communities instead of houses and neighborhoods! Our desire is for the total enjoyment and satisfaction of our residents.

Contact us at http://trgcommunities.com/contact

CategoriesJeff Randolph

TRG’s Jeff Randolph Appointed to City of Greenville Planning Commission

TRG founder Jeff Randolph was appointed to the seven-member City of Greenville Planning Commission in March 2020 and began serving in April. “The Planning Commission makes recommendations to the City Council on zoning and annexation issues; reviews and approves all new subdivisions and is involved in comprehensive planning to improve the health and welfare of the public.”

The two-time Clemson graduate, with a Bachelor’s in Political Science and Master’s of City and Regional Planning brings a wealth of planning and development experience and knowledge to the diverse board. Jeff has been a resident of Greenville County since 1984 and became a Greenville city resident in 2018. In 1994, he founded TRG (The Randolph Group), a residential and mixed-use residential development company that has received national recognition for its award-winning communities in the Southeast.

Commenting on his unique perspective Jeff said:

“With my planning and development background, I feel like I can make an informed contribution. Greenville is an award-winning city that continues to expand with dynamic and varied plans being proposed. Much of that success is owed to past planning. As Greenville continues to purposely grow planning is an essential component of that process. Getting to work with highly competent city staff responsible for this area and such a diverse and committed board is very rewarding. “

“Our city is a leader in the Palmetto State and has a positive influence on the planning of surrounding cities and municipalities. This provides an opportunity for me to contribute to our smaller cities and communities which is also exciting. Greenville is an impact city and it’s humbling to serve in a capacity that can make a positive, long-term impact for not only today’s but future residents as well.”


“Our city’s highest priority is making sure Greenville grows the right way. Jeff Randolph has long been a community leader in promoting careful planning to preserve our quality of life. His service on the Planning Commission will be invaluable.”
Greenville Mayor, Knox White


Mr. Randolph has previously served on the Greenville Affordable Housing Task Force, other non-profit related groups, and his church. He is a respected leader both professionally and personally. TRG’s offices are located in Greenville’s historic West End providing him with a stakeholder position as a business owner and resident of Greenville. In addition to developing imaginative neighborhoods across the Southeast and many in the Upstate, TRG has been part of several successful affordable development initiatives in Greenville.

The Randolph Group
607 Pendleton Street, Suite 200
Greenville, SC 29601
864.239.6683 tel
info@trgcommunities.com

CategoriesJeff Randolph

TRG president is brought on retainer for affordable housing developer, Homes of Hope

We are proud to share that Jeff Randolph, President of TRG Communities has been brought on retainer for non-profit, Homes of Hope to help execute Homes of Hope land development deals throughout the state.

This partnership is going to greatly enhance Homes of Hope’s capacity in development and expertise, allowing the organization to pursue even greater goals in the future, with a broader footprint. With the need for mixed-income housing that includes affordability for low-to-moderate income South Carolina families at its greatest level ever, bold ventures and relationships like this are needed.

The Randolph Group, LLC, is a residential land development company based in Greenville, South Carolina. After receiving his Master’s Degree in City and Regional Planning from Clemson University in 1983, Jeff began a 14-year career with Liberty Properties Group, the real estate operating company of Liberty Life Insurance Company. As Vice President of Liberty’s Residential Land Division in the Southeast, Jeff managed a $70 million portfolio of communities. In 1997, The Randolph Group was formed and today owns, manages or provides consulting services for a portfolio of residential and mixed-use communities in Greenville, Columbia, Charleston, and Greensboro. Jeff was also an Instructor in Clemson’s Master of Real Estate Development Program from 2006 to 2017.

“We are so excited about the future with Jeff a part of our family”, said President/CEO Don Oglesby. “Jeff has more expertise in development than most anyone I’ve ever known. And combining that with his passion for our mission, and the communities we serve, we believe great things are in store”.