THE JOURNEY TO NET ZERO | BAM SOUTH

S P E C I A L E D I T I O N E D I T I O N

APRIL 2025

on the cover

Building Happier and Healthier Lives

INSIDE THIS ISSUE

A Legacy in Every Timber in Every Timber

Choose Tiny. Live Free

The Blueprint for a Regenerative Tomorrow Tomorrow

Chief Executive Officer Tamara Bellamy-Breen

Chief Financial Officer William Breen

Built America Magazine connects your brand with over 125,000 elite executives, offering an unmatched platform to elevate your presence among key decision-makers in the construction and development sectors. Whether you're launching a high-end property, seeking investment for innovative ventures, or aiming to affirm your industry dominance, our dedicated team ensures your message resonates with those who matter most. We provide tailored content solutions—from feature articles to exclusive interviews—designed to showcase your brand's uniqueness and ambitions. Embrace this opportunity to highlight your latest achievements and upcoming projects in a publication revered by industry leaders. Join us in crafting a narrative that not only reaches, but profoundly impacts, an audience ready to engage with your vision. For a partnership that transforms exposure into influence, contact our Group Publisher. Elevate your brand with Built America Magazine, where success meets sophistication.

Executive Publisher Mara Mather

Director of Operations Scott Carter

Business Development Manager Won Anderson

Editor-in-Chief Skylar Grey

Production Manager Bill Gregson

Editorial Outreach Manager Brianna Jordan

Chief Digital Officer (CDO)/Digital Strategy Manager Peter Gibbs

Director of Sales and Marketing Jonathan Mclean

Mara Mather e: editorials@builtamericamagazine.com

editorials@builtamericamagazine.com Email for all inquiries:

www.builtamericamagazine.com

02 S P E C I A L E D I T I O N

Built America Magazine | South

DEAR READER FROM OUR EDITOR

Welcome to Built America Magazine’s Journey to Net Zero — Part One of our two-part special edition dedicated to sustainability, performance-based design, and the innovators leading the charge toward a greener future. In this issue, we spotlight the builders, designers, and organizations who are proving that sustainable construction is not only possible — it’s powerful. Sean Sullivan of Living Stone Design + Build With award-winning precision and a passion for sustainable luxury, Sean is setting a new bar for net-zero homes that are both high-performance and high-comfort — all built to last for generations. Incredible Tiny Homes Through accessible, minimalist housing that emphasizes energy efficiency and resilience, Incredible Tiny Homes is showing that sustainable living doesn’t have to mean scaling back on beauty or quality — just rethinking what we truly need. And at the heart of it all is our special interest feature on the Living Future Institute — the creators of the Living Building Challenge and leaders in regenerative design.

“ We commit to fully inclusive journeying with our collaborators, ensuring their stories are shared with integrity and passion. ” Join us as we explore the materials, mindsets, and movements fueling the path to net zero — and meet the companies shaping what it means to build better, smarter, and more sustainably.

Warm regards, The Editorial Team

INSIDE

SPOTLIGHT FEATURE

LIVING FUTURE

What If Buildings Could Heal the World? The Blueprint for a Regenerative Tomorrow

HIGHPOINT TRADING A Legacy in Every Timber

40 LIVING STONE DESIGN + BUILD

LIVING STONE DESIGN + BUILD

Building Happier + Healthier Lives

HOMERIVER GROUP

Exceptional Service With Local Expertise

64 INCREDIBLE TINY HOMES Choose Tiny. Live Free

76 STEPHEN THOMAS CONSTRUCTION Precision Craftsmanship and Trusted Expertise in Every Build

CLOSING LINES

90 UPCOMING ISSUE: WOMEN BUILDING THE FUTURE

A Glimpse at our Upcoming Line Up of the Female Led Powerhouses Driving the Construction Industry

LIVING FUTURE

BUILT AMERICA RECOMMENDS: SUSTAINABLE BUILDING MATERIALS

S P E C I A L E D I T I O N

Built America Magazine | South

06 S P E C I A L E D I T I O N

SHARE YOUR STORY CONNECT. ENGAGE. INSPIRE.

EDITORIAL ZERO COST, EDITORIAL IMPACT, INFINITE REACH Whether it’s groundbreaking innovations, compelling project journeys, or insightful reflections on trends that are shaping our world, your voice has the power to enlighten, inspire, and influence the sectors you're most passionate about. Contact our group publisher today to learn how your experiences and insights can become a featured part of our content.

MULI-LEVEL PRICING, UNMATCHED VALUE, MAXIMUM EXPOSURE ADVERTISING

Let us help you amplify your business, spotlight your products and services, and expose yourself to the unlimited connections across America’s construction landscape. Don't miss out on the chance to elevate your brand and make a lasting impact in the industry today.

editorials@builtamericamagazine.com For More Information :

Questions? Call us! 689-800-7291

FEATURED? INTERESTED IN BEING

SCAN THE QR CODE TO JOIN OUR WAITLIST

Built America Magazine | South

YOUR COMMERCIAL & RESIDENTIAL RESTORATION EXPERTS

WATER DAMAGE

FIRE/SMOKE DAMAGE

MOLD REMEDIATION

SEWER DISASTER & REMEDIATIONTRAUMA CLEANUP

Expert guidance filing insurance claims

Trained technicians & advanced technology

AVAILABLE 24/7

(423) 225-2578 | rapiddrytn.com 100 S. Sugar Hollow Rd. | Morristown, TN 37813

From pour… Streamline site-prep with solutions like the MX FUEL™ Plate Compactor. With gas-engine like power, this plate compactor delivers the fastest travel speed without sacrificing compaction. As the only plate compactor in its class with the ability to go in both forward and reverse directions, professionals are provided greater control during application. The handle can also easily fold down, creating a smaller footprint for storage and safer transportation around the jobsite.

…to finish The cordless MX FUEL™ 14” Cut Off Saw w/ RAPIDSTOP™ also provides the power and performance of a gas-powered unit, cutting through reinforced concrete and rebar with ease. A push button start allows users to start the cut off saw in seconds, eliminating the strenuous, repetitive motions of priming, choking, and pulling the engine to start. Meanwhile, the RAPIDSTOP™ Brake offers enhanced safety, stopping the blade within three seconds. The tool also features advanced safety features like Milwaukee’s revolutionary AUTOSTOP™ Kickback Control, which senses severe kickback and automatically shuts off the saw to reduce strain or injury to the user. MX FUEL™ 20" Plate Compactor MXF220-2HD XC8.0 MXFXC608

Each product within the MX FUEL™ system can be powered by the cutting- edge MX FUEL™ REDLITHIUM™ FORGE™ line of batteries—Milwaukee’s most powerful, fastest charging, and longest life batteries. Pairing these batteries with the MX FUEL™ Super Charger, professionals can maximize their productivity, being provided up to 2X faster charging. The Super Charger is also COOL-CYCLE™ Capable, providing high-speed battery cooling and increased duty cycle for less downtime.

MX FUEL 14" CUT OFF SAW MXF315-2XC

FOR MORE INFO VISIT: WWW.MILWAUKEETOOL.COM

In this first installment of our two-part Journey to Net Zero special edition, Built America Magazine highlights the visionaries who are not only redefining what homes and communities can look like—but reimagining how they perform, feel, and function in a changing world. From net-zero custom homes by Living Stone Design + Build, to minimalist, resilient living through Incredible Tiny Homes, to HomeRiver Group’s national efforts to elevate property management, this issue celebrates those forging a smarter, cleaner, and more intentional path forward. At the heart of it all is our special interest feature on the Living Future Living Future Institute, a global leader in regenerative design whose work is reshaping the very foundation of what it means to build sustainably. Together, these innovators are pushing the boundaries of performance, equity, and environmental stewardship—demonstrating that the journey to net zero isn’t a distant dream. It’s happening now, one decision, one dwelling, and one community community at a time. at a time.

S P E C I A L I N T E R E S T: I N T E R E S T: LIVING FUTURE Since its founding, the Living Future Institute (ILFI) has emerged as one of the most visionary forces in sustainable design and regenerative building worldwide. With a bold mission to create a future that is socially just, culturally rich, and ecologically restorative, the organization is reshaping how the built environment interacts with people and the planet planet. At the core of Living Future’s work is a belief that buildings can do more than simply minimize harm—they can actively heal, restore, and inspire. Through performance-based certifications like the Living Building Challenge, Zero Carbon, and Zero Energy Zero Energy, LF is challenging developers, , LF is challenging developers, architects, and communities to think beyond sustainability and embrace regeneration as a standard. Their efforts go far beyond certifications. From material transparency and social equity programs to international collaboration and climate advocacy, Living Future is laying the groundwork for a new era of building—one rooted in deep accountability, innovation, and hope. Keep reading for exclusive insights from Lisa Carey Moore and the team leading this transformative movement—and discover how Living Future Living Future is helping to redefine what’s is helping to redefine what’s possible when buildings are designed to give back more than they take.

Page 16-27

S P E C I A L I N T E R E S T 16

Built America Magazine | South

What if buildings could breathe, heal, and give more than they take? What if the spaces we inhabit weren’t just less harmful — but radically regenerative? This isn’t a dream of the distant future. It’s happening now. And at the heart of this global movement is the Living Future — an organization not just rewriting the rules of sustainable design, but reshaping our relationship with the built environment itself.

IMAGE BY: MICHAEL DAVID ROSE SONOMA ACADEMY | LBC PETAL CERTIFIED

18 S P E C I A L I N T E R E S T

Built America Magazine | South

“Our mission is to create a living future that is socially just, culturally rich, and ecologically restorative,” says Lisa Carey-Moore, a Director with the Buildings Team at Living Future. “It’s about designing buildings that work in harmony with the planet — and with the people who live in them.” The Living Building Challenge: A

Framework for Regeneration

At the core of Living Future’s impact lies the Living Building Challenge (LBC) — widely regarded as the most rigorous, performance-based green building certification in the world. Where many systems aim to do less harm, the LBC asks a more radical question: how can we do more good? “This underpins regenerative design and is influenced by how natural systems work,” Carey-Moore explains. “Like a flower, buildings must be rooted in place, ideally harvest their own energy and water, operate pollution- free, and promote well-being. And yes — they must also be beautiful.” The LBC is built around seven interconnected Petals: Place, Water, Energy, Health and Happiness, Materials, Equity, and Beauty . Within these are 20 Imperatives, each one a call to action toward creating not just greener buildings, but living systems that restore, inspire, and endure.

IMAGE BY BENJAMIN BENSCHNEIDER, COURTESY OF ZGF ARCHITECTS LLP PAE LIVING BUILDING

And the standard doesn’t accept aspirations — only evidence. Buildings must demonstrate performance for 12 continuous months, backed by data, air quality testing, and occupant surveys, before achieving certification. “Buildings and construction activities impact everything from soil and water quality to community dynamics and public health,” Carey-Moore says. “We encourage project teams to think holistically about the role they can play.” From Icons to Influence: Buildings That Are Changing the World

Some of the most visionary projects in North America have achieved LBC certification — and each one proves that regenerative architecture isn’t just possible; it’s already here. In Seattle, the Bullitt Center has become a global icon. Built without toxic materials, generating more energy than it consumes, and harvesting rainwater for all of its needs, it stands as proof that high-performance, net- positive buildings can thrive in urban environments. In Portland, the PAE Living Building offers something even rarer — financial validation. With a 10% internal rate of return over 10 years and premium rents, the building is redefining what return on investment looks like.

20 S P E C I A L I N T E R E S T

Built America Magazine | South

“Our most recent Living Building is, in the words of its owner/investors, ‘proving technical feasibility and financial viability for private investors’, ” Carey-Moore shares. “It showcases regenerative systems while also supporting a local nonprofit with low- cost renewable energy.” In the South, where climate conditions can be more challenging, the Kendeda Building at Georgia Tech raises the bar again. Built on a reclaimed parking lot, it integrates food production, stormwater management, and daylighting. It sourced more than 50% of its materials — including salvaged wood — from within a 621-mile radius, while avoiding chemicals of concern through Living Future’s Red List requirements. “It’s helping shift the industry,” Carey- Moore notes. “And it’s educating thousands in the process — students, architects, policymakers. This is the ripple effect we aim for.” Transparency, Equity, and the Power of Materials While water and energy systems often take the spotlight, Living Future is also transforming the way the industry approaches materials and equity — two often overlooked pillars of regenerative design. Through its Declare label , Living Future has created a “nutrition label” for building materials, making the invisible visible. With over 18,000 products from nearly 400 manufacturers now labeled, it’s become a vital tool for transparency, health, and reformulation.

IMAGE BY: JONATHAN HILLYER KENDEDA BUILDING | COURTESY OF KENDEDA FUND

Meanwhile Living Future’s Just label measures an organization’s commitment to social justice and equity — encouraging companies to examine how they treat their people as closely as how they treat the planet. “Promoting a more equitable built environment is a goal of our Equity Petal,” Carey-Moore emphasizes. “And it's a distinguishing feature of our programs.” From Sustainability to Regeneration Living Future isn’t just pushing the industry to go further — it’s inviting us to leap to a new paradigm.

Sustainability asks: How can we sustain what we have?

CITY OF SANTA MONICA | CITY SERVICES BUILDING

IMAGE BY: AMBER RICHANE

Regeneration asks: How can we repair, restore, and reimagine what’s possible?

The Kendeda Building is a case study in this philosophy: Its Place Petal transformed a paved lot into a living landscape that sequesters carbon, provides shade, and supports pollinators. Its Water Petal harvests and treats all water onsite, restoring natural hydrology. Its Energy Petal produces more power than it consumes, thanks to solar arrays and efficient systems. Its Health Petal prioritizes daylight, natural ventilation, and views. Its Materials Petal helped reshape product manufacturing by challenging red list ingredients.

IMAGE BY: JONATHAN HILLYER KENDEDA BUILDING | COURTESY OF KENDEDA FUND

S P E C I A L I N T E R E S T

Built America Magazine | South

IMAGE BY BENJAMIN BENSCHNEIDER, COURTESY OF ZGF ARCHITECTS LLP PAE LIVING BUILDING

24 S P E C I A L I N T E R E S T

Built America Magazine | South

Its Equity Petal elevated local trades through workforce development. Its Beauty Petal inspires everyone who walks through its doors. “Rather than reducing harm, these projects actually restore — they give back,” Carey-Moore says. “They’re models of what buildings should be.” Barriers, Breakthroughs, and What Comes Next

Of course, regenerative design is not without its challenges.

Outdated building codes often prevent rainwater use or on-site waste treatment. Design decisions made too early — without integrated collaboration — can derail performance goals. Some teams lack access to experts in ecology, energy modeling, or low-carbon materials. But Living Future is ready. With a growing suite of support tools, feasibility reviews, webinars, advocacy resources, and a deeply engaged practitioner community, they help project teams overcome barriers and build smarter from day one. “We don’t expect every project to become a Living Building tomorrow,” Carey-Moore says. “But we want every project team to feel like it’s possible — and know they have support.”

IMAGE BY: MARCO CALDERON MUHLENBERG COLLEGE FAHY COMMONS | LBC CORE CERTIFIED

This year, Living Future is launching a Zero Carbon Existing Building Pilot , focused on retrofits and interior updates. Their vision? A future where regenerative, resilient design becomes the default — not the exception — by 2030. Innovation, Policy,

and the Power of Collective Action

Living Future understands that change is never just technical — it’s cultural, political, and collaborative. “To act like a movement, we have to listen to each other, advocate for policy changes, train others, and show up for our communities,” said Living Future CEO Lindsay Baker at the 2023 Living Future conference. From leading The Buildings Breakthrough with the UN’s GlobalABC, to advancing embodied carbon transparency through the ECHO Project , to aligning materials language through the Common Materials Framework , ILFI is influencing every layer of the built environment — from the codebooks to the concrete. This year, they’ll release Design to the Nines , a report exploring how regenerative materials can help restore Earth’s nine planetary boundaries — a science-based framework for environmental safety and resilience. “Business as usual won’t keep pace with the magnitude of the challenge,” Carey- Moore says. “We’re expected to add the equivalent of a new New York City to the planet every month until 2060. Every building matters.” 26 S P E C I A L I N T E R E S T

Built America Magazine | South

A Call to Action: The Blueprint Is Here

So, where do we begin?

“Start by exploring the LBC manual. Use it for inspiration,” says Carey-Moore. “Schedule a call. Register a project. Or join our community and learn alongside others.” Living Future’s ultimate goal is simple but profound: to ensure that regeneration becomes common practice — embedded in every blueprint, budget, and build. A future where buildings clean the air, replenish the land, uplift communities, and spark joy is not just possible — it’s within reach. “We aim to have regenerative, resilient solutions adopted as the common practice for everyone creating and maintaining buildings by 2030,” Carey-Moore affirms.

The blueprint is here. The tools are in our hands.

The time to build the future — is now.

Written by Skyler Grey Editor in Chief Built America Magazine

IMAGE BY: JAMIE GOODWICK, COURTESY OF PAE ENGINEERS PAE LIVING BUILDING

In an age where construction often prioritizes efficiency over elegance and trends over timelessness, there’s a quiet revolution underway. It’s being led not in sleek skyscrapers or sprawling suburban developments, but in the barns, beams, and weathered timbers of America’s past —lovingly resurrected, piece by piece, by David Patrick and his team at High Point Trading. “People don’t always realize,” David says with a voice seasoned by years of hands- on work, “but when you’re working with reclaimed materials, you’re not just delivering a product. You’re delivering a story.” That philosophy is more than a tagline—it’s the soul of the business he’s built over the past decade, a business founded not just on wood and nails, but on memory, heritage, and integrity.

A Pivot Born of Resilience

High Point Trading wasn’t born in a boardroom or dreamed up in a spreadsheet. It was born, like many great ideas, from necessity. “In 2015, the gas industry slowed down hard,” David recalls. At the time, he was a co-owner of an oil and gas services company in Northeast Pennsylvania. “We had to cut way back. I forfeited my salary just to keep our management team on board.” With a young family to support and uncertainty looming, he began to search for another source of income. What started as a side hustle—cold-calling contacts, learning the ropes, chasing the “lowest-hanging fruit”—soon became a full-time passion.

Now entering its tenth year, High Point Trading is a beacon in the reclaimed wood industry, known for its attention to detail, commitment to storytelling, and profound respect for the materials it handles. From $5,000 Jobs to Million-Dollar Projects What makes High Point Trading unique is its astonishing range. “We do anything from a $5,000 paneling order to a million-dollar frame package,” David says. And it’s not just about size. It’s about soul. That versatility, paired with a vast and diverse Rolodex of suppliers—from Amish millers to independent reclaimers—allows David to serve an international clientele.

30 S P E C I A L E D I T I O N

Built America Magazine | South

His ethos of honesty and value over profit is refreshing in an industry not immune to corner-cutting. “If someone needs something and I can’t meet their needs, I’ll refer them to someone in our supply chain I trust. I’m not always trying to make a dime. The relationship is worth more.” It’s a mindset that has earned him lasting loyalty. “We have clients today that we started with on day one. One of them, The Hudson Company, started out buying wholesale from us. . Now we’re wrapping up a full timber frame package together. That’s what this business is— it’s evolution through trust.”

Frames That Tell Stories

High Point Trading is renowned for its reclaimed wood components, but in recent years, David has been moving toward complete frame restoration.

“We’re actually finalizing a project for a 1700s Dutch barn to be restood in the South Island of New Zealand,” he mentions casually, as if coordinating such a feat were an everyday occurrence.

The Secret? Relationships.

When asked why clients choose High Point over other companies in the niche field of reclaimed wood, David doesn't hesitate. “Honestly, it’s the relationships,” he says. “We've worked with architects, contractors, and designers who pass our name around their inner circles. And in those circles, trust is everything. They don’t let you in until you’ve proven yourself.”

32 S P E C I A L E D I T I O N

Built America Magazine | South

“We did five full frame projects last year,” he says with a note of pride. “Three went to Nebraska, and one of those barns was originally built in the 1730s.” These are not just barns. They are pre- America “New World Dutch” structures, many of which carry the fingerprints of Revolutionary War-era craftsmanship. “We offer full photography and videography packages for the homeowners, too,” David adds. “It’s not just about standing a structure back up. It’s about preserving a piece of history.” This shift from cutting up barns for parts to preserving entire structures wasn’t just strategic—it was emotional. “We realized we were cutting up hundreds of barns over the years. And once they’re gone, they’re gone. No history, no knowledge, no preservation—

just a few pictures. So we pivoted. Now we’re working with clients who want the full story.” A Dual Audience: Designers & Dreamers High Point Trading operates on two fronts: large component packages for custom homes, and complete historical frame packages. “We’ve got a 19,000-square-foot house going up in Austin, Texas,” David says. “Over 200 hand-hewn hardwood timbers from the 1800s, all graded, cleaned, and milled to install.” But while some clients are high-end designers with exacting specs, others are homeowners captivated by history. “One group wants old wood that looks brand new,” he laughs.

34 S P E C I A L E D I T I O N

Built America Magazine | South

“The other wants every nuance, every imperfection—it’s part of the texture, part of the story.” Quality That’s Earned, Not Assumed So what makes a product “High Point” quality? “Perfection starts with knowledge,” David explains. “When we were doing wholesale, we studied how the best in the industry sorted, graded, color-schemed— everything.

We made mistakes, but we learned. And we weren’t prideful. We asked questions. We sought out people who were ahead of us.”

That humility has built a business that’s both self-assured and collaborative.

“We retain the same core team we started with. They know what’s good and what’s not. And we’ve narrowed our vendor list to people we trust.”

And that trust? It extends both ways.

36 S P E C I A L E D I T I O N

Built America Magazine | South

High Point’s suppliers aren’t faceless corporations. “We work with a Mennonite family up in the Finger Lakes. We’ve built our business alongside them. I make sure they make more than a livable wage,” David says. “Could I force them to sell cheaper? Sure. But then they’d get out of the business—and we’d lose a key part of our supply chain.” He continues, “It’s a tough industry. Everyone in this business has a horror story—buying a load of wood that looked good, only to open it up and find junk. That’s why it’s so important we maintain our relationships. Without those good, honest people, we’re nothing.” David’s story isn’t just about reclaimed wood— it’s about reclaiming a life. After years of working in fast-paced, high- pressure industries, he’s found balance. “I’m a full-time varsity wrestling coach,” he says. “I’ve got five kids. I run a training facility for youth wrestling. This business allows me to live in the moment with my family.” That freedom isn’t just financial—it’s emotional. “A lot of our projects are in places we love—Montana, Colorado, Texas. We’re outdoorsy people. We hunt, fish, hike. This job has connected us to people and places that matter.” As for the future? David isn’t looking to franchise or scale wildly. “We’re not trying to double or triple in size,” he says. A Supply Chain Built on Integrity

S P E C I A L E D I T I O N 38

Built America Magazine | South “We’re hitting our stride, and I’m content. We’ve built a name in the industry. I just want to keep doing meaningful work.”

Making History, One Frame at a Time

It’s rare to speak with someone who’s truly found their calling—but with David Patrick, there’s no doubt. His passion is palpable. His work ethic, relentless. And his respect for history, unwavering. “We’re not just in the business of wood,” he says. “We’re in the business of preservation. Every frame we restore is a time capsule. Every beam tells a story.” And thanks to High Point Trading, those stories are being told—one barn, one frame, one timber at a time .

Written by Skyler Grey Editor in Chief Built America Magazine

Building

Lives

“We get into business to solve an initial problem — how do I feed my family? Then you discover your gifts, surround yourself with people, and the vision evolves.” That’s Sean Sullivan speaking — founder of Living Stone Design + Build — but it’s more than just his story. It’s a map for anyone who’s ever built something from scratch and poured themselves into it day after day. What started as a necessity — working odd jobs to make ends meet — became a calling. And over three decades later, Sullivan is still in the thick of it, now leading one of the most respected construction companies in North Carolina. But this isn’t a story about bricks and blueprints. This is a story about legacy, intention, and one man’s refusal to settle for “good enough.” “At 14, I was getting up at 4 a.m. to work in a hot metal building in South Carolina.” The roots run deep. Sullivan’s first job — outside of mowing lawns — had him up before dawn, sweating through summer heat in a wood workshop. “I loved working with wood, loved earning my own revenue. I kind of fell in love with woodworking at that point.” That early exposure to craft, grit, and independence never left him. After college — where he earned a degree in business management and marketing — he joined Habitat for Humanity.

It was his first encounter with residential construction, but more importantly, it was his first brush with purpose. “I was drafted to do service work. Habitat introduced me to something deeper — building not just houses, but homes. That stayed with me.” “One day, my boss laid everyone off. I didn’t go home. I went straight to a side job.” The launch of Living Stone didn’t come from a grand vision — it came from survival. Sullivan remembers the day clearly: laid off at lunch, he drove straight to a siding gig. No pause. No self-pity. Just a man with a family to feed and a skillset to monetize.

42 S P E C I A L E D I T I O N

Built America Magazine | South

Sullivan's obsession with systems is evident. “Every meeting has an agenda. Every agenda has a pre-agenda and a post-agenda,” he says. “Any issue that’s ever come up on a past project — we’ve built it into a stage. That’s how we ensure there are no regrets.” What does “no regrets” mean to him? “It means the client doesn’t move in and say, ‘I wish someone had told me that’ — about colors, comfort, energy bills. That’s what sets us apart. That’s the difference.” “We build. We design. We furnish. We teach our clients to live green.” Living Stone is more than a construction company. It’s an ecosystem. Sullivan and his wife launched an interior design firm that partners on every build.

“We don’t really know what we’re doing when we get started,” he says, referencing a Dan Martell quote. “But we’re sponges. You learn. You evolve.” Over time, what started as piecemeal work transformed into a design- build firm known for excellence, sustainability, and a unique focus on “no regrets.” “Every project we do is high- performing, certified, and built like it could win an award.” Living Stone doesn’t just build — it redefines the process. Their homes are designed for “aging in place,” they’re energy-efficient, and they’re backed by a detailed system of checklists, scheduled meetings, and accountability protocols that leave little room for oversight.

SEAN SULLIVAN | MASTERBUILDER

Then came the furniture store. The idea? Vertical integration. Design green. Build green. Furnish green. Live green. “We call it whole living,” Sullivan says. “It’s not just about the structure. It’s about how you live in it.” This isn't branding — it's a philosophy. Every touchpoint is intentional, every partner aligned. Even their subcontractors, often overlooked in the industry, are part of what Sullivan calls a “Trade Partner Council,” with monthly updates, end-of-year awards, and business tips. “Intentionality is everything,” he says. “We’ve been cultivating relationships with our trade base for over 15 years. We don’t just subcontract — we collaborate.”

“In 2008, everything changed.”

The Great Recession forced Sullivan to rethink the entire business model. “I got tired of bidding against nine other builders. That’s not a healthy process for anyone — the homeowner, the builder, the architect.” Instead, he flipped the script. Living Stone now engages clients early — often before land is even purchased — to guide them through the full scope of a project: land, design, construction, furniture, landscaping. “The cost per square foot game is misleading,” he warns. “Some builders leave out the driveway, landscaping, even appliances to look cheaper. We include everything. We want our clients to see the full picture.”

44 S P E C I A L E D I T I O N

Built America Magazine | South

When client relationships, Sullivan doesn’t mention clever sales tactics or high-end finishes. He talks about listening. asked about lasting “Any consumer will tell you: they want to be heard. Listening is a skill, and we train for it. We’re not perfect at it — but we want to be excellent.” That humility — paired with high standards — is a thread that runs through the entire business. “Being heard is everything.”

Recognition matters — but not for ego. It’s about alignment with vision. Living Stone was named Custom Home Builder of the Year last year, a moment Sullivan describes as “satisfying,” but also motivating. “We want to be the most respected name in custom home building. Will we ever get there? No. That’s the horizon.”

46 S P E C I A L E D I T I O N

Built America Magazine | South

“It tells us we’re on the right path. But the work isn’t done. The vision is the horizon — you chase it, but you never arrive.” “We serve three clients: our homeowners, our employees, and our community.” This closing note from Sullivan is perhaps the most revealing. “We reach up to our external clients — the ones who pay us. We reach in to our team — our internal clients. And we reach out to our community.

The mission is the same for all three: build happier, healthier lives.” Service is stitched into the company’s DNA. The first Friday of every month, the team does community service projects. After Hurricane Helene, they stepped in to support both staff and neighbors in need. “It’s top of mind for us,” Sullivan says. “That’s been capital for success.”

“Casa Bonita.”

Ask Sullivan about his current passion project, and his tone shifts to something closer to pride.

SEAN & LAURA SULLIVAN

48 S P E C I A L E D I T I O N

50 S P E C I A L E D I T I O N

Living Stone is currently building a designer show house in upstate South Carolina — Casa Bonita — scheduled to finish in Fall 2025. Eight different designers are contributing to the project, each taking ownership of a space. “It’s a model home,” he says, “but it’s more than that. It’s a showcase of what intentional, beautiful, collaborative living can look like.” Built America Magazine | South

Looking Ahead

Living Stone is scaling. Separate branches for restoration and commercial work are forming. Their geographic reach now stretches across North Carolina and into South Carolina. But growth, for Sullivan, isn’t about size. It’s about structure. “Scaling without systems is a recipe for chaos. But when you build with intention, the growth becomes sustainable.”

And there it is — the ethos of Living

Stone Design + Build. Build with no regrets. Design with vision. Live with purpose. Repeat.

Because, as Sean Sullivan makes clear, this isn’t just construction

Written by Skyler Grey Built America Magazine

When Doug Dale and Drew Napurano talk about HomeRiver Group (HRG), their message is consistent: property management may be about assets on paper, but the work is rooted in people and place. “We want to be in the markets, with our owners and our tenants,” says Napurano. “We want to know what occurs every day—not only to help owners get the right rents, but also to find the right tenants who will provide long-term value.” It’s this philosophy—combining national scale with local insight—that has helped HomeRiver grow into one of the largest full- service property management firms in the country, with operations spanning over 30 markets.

But scale was never the end goal. From its founding in 2016, HRG set out to solve a clear problem in the rental investment space: fragmentation.

Solving for Scale

Doug Dale, who co-founded HRG after running his own firm in Indianapolis, saw firsthand how disjointed the experience was for investors trying to manage properties in different cities. “They didn’t have one solution,” Dale explains. “They were working with various providers across a bunch of different markets, and it was difficult.” HRG’s founding model was built around a hybrid approach—centralized systems and infrastructure, backed by funding, paired with local experts who understood their communities.

54 S P E C I A L E D I T I O N

Built America Magazine | South

As Dale puts it, “You get best-in-class local team members who know the market, but they have the backing of a well-funded company that brings processes, reporting, and systems.” In 2020, the company took a major leap forward with its acquisition of Property Frameworks, its largest competitor at the time. “That deal was transformational,” says Napurano, who had just joined as Chief Operating Officer. “They were in about 15 markets we weren’t in, and they brought a strong operational team. It really gave us a shot in the arm.” The acquisition not only doubled the company’s size but gave HRG access to key regions—especially across Texas—and significantly expanded its national footprint.

National Systems, Local Insight

HRG’s structure is designed to balance scale with responsiveness. Back-office functions like finance, reporting, and call centers are centralized, but field operations stay local. “There are pieces that are best practices no matter where you're located,” Dale says. “Things like accounting and reporting, or 24/7 call centers—we can centralize those to support clients and residents efficiently.” But operational consistency doesn’t mean sacrificing local intelligence. “The local market expertise is about knowing which streets are performing well, where new schools are being built, where the population is shifting,” Dale continues.

A Full-Service Model “We’re more focused on being where our clients are,” Napurano says. “That’s how we help them get the right outcomes.” “Those kinds of insights come from team members who live and work in those areas every day.” It’s also a differentiator in how HRG competes. While some national firms outsource day-to-day work overseas, HRG doubles down on in-market presence. HRG describes itself as a “cradle to heaven” company—an internal phrase used to describe its end-to-end services for real estate investors. “We help clients find properties, renovate them if needed, market them at the right rent, and manage them day to day,” says Napurano.

DREW NAPURANO | COO

“We’re to disposition.” The company’s size also brings added advantages when it comes to repairs and vendor management. there from acquisition “We work with multiple companies in every market,” he adds. “That gives us the ability to get better pricing, faster service, and consistent quality.” These efficiencies not only help owners maximize returns—they also create a better experience for tenants, which HRG sees as an essential part of the value equation. “It’s not just about the owner’s income,” Napurano says. “It’s a home people live in every day, and we want their experience to reflect that.” Tech-Driven, People- Focused

DOUG DALE | FOUNDER

56 S P E C I A L E D I T I O N

Built America Magazine | South

As the company continues to grow, technology is playing an increasingly important role—but always in support of its service model, not as a replacement for it. “Our investors don’t care about what tech we’re using behind the scenes,” Dale says. “They care about results—whether their property is occupied, whether they’re getting paid, and whether they’re getting clear reporting.” The company is currently implementing a new enterprise system, including Salesforce, to streamline internal processes, improve employee experience, and boost transparency for both owners and tenants. “We think it’ll deliver value across the board,” Dale notes. “For clients, for residents, and for our team.”

Napurano adds that one of the biggest tech wins has been in leasing—particularly using underwriting software to screen tenants and set rents that align with real-time market conditions. “It gives us the ability to understand and find the right tenants at the right rates,” he says.

Serving Both Institutional and Individual Owners

One of HRG’s strengths is its ability to serve very different types of clients—ranging from large institutional funds to everyday landlords managing one or two properties.

58 S P E C I A L E D I T I O N

Built America Magazine | South

“The institutional side needs high-level reporting,” Dale explains. “They’re looking at portfolio metrics, rent growth, renewal data. Retail owners need more guidance and hands-on support.” Napurano adds that the scale of the company helps it serve both well. “We’ve partnered with national brokerages like eXp to bring more agents to the table,” he says. “And our property managers are always talking to owners about whether to buy more homes or sell.” This consultative approach is particularly valuable in a shifting market.

Maintaining Strong Vendor Relationships As home prices rise and interest rates stay high, more owners are leaning on HRG to help them time their decisions. HomeRiver Group works with both regional and local vendors for everything from routine maintenance to full-scale renovations. “All vendors go through a standard screening process,” Dale says. “We make sure they have insurance, proper documentation—and we set expectations clearly at the start.”

60 S P E C I A L E D I T I O N

Built America Magazine | South

The vendor management to local field inspectors and coordinators, who maintain company assigns relationships and ensure service quality. “We pay them on time, and they know they can count on consistent work,” Dale says. “That’s how we’ve built strong, reliable partnerships.” Investing in the Resident Experience As more Americans choose to rent long term, HRG is putting renewed focus on resident satisfaction. “We do inspections several times a year,” Napurano says. “We’re looking at what can be improved, and we bring that back to the owner.” The goal is long-term tenant retention, which benefits both sides. Happy tenants stay longer, and owners avoid turnover costs. HRG also offers responsive digital tools—like maintenance chatbots and 24/7 support centers—to ensure resident needs are addressed quickly. “We want tenants to have the same experience as someone who owns a home,” Napurano says Engaging with the Community Through its internal “Culture Crew,” HRG supports community initiatives across its markets—

ranging from food drives to Habitat for Humanity builds. “Our teams do a great job locally,” Dale says. “We share photos and videos in our town halls and newsletters, and we allow volunteer time off. We think it’s incredibly important.” While Dale doesn’t frame it as a marketing strategy, it’s clear HRG sees community involvement as more than a side effort. “Rental properties are part of the fabric of a community,” he says. “We want to have a good relationship with those communities—and giving back is one way to do that.” Vision for 2025 and Beyond

Looking ahead, both leaders see opportunity— but they’re also aware of the challenges.

“We’re looking at market dynamics, legislation, and affordability,” Napurano says. “Rent prices continue to climb, and we have to balance that with what residents can afford.” Eco-friendly upgrades and sustainability initiatives are also on the company’s radar, though as Napurano notes, they’re often driven by owners. “Some of our owners are looking at things like solar panels,” he says. “Others haven’t made that leap yet, but we’re continuing to explore those options for the future.” As for expansion, the company plans to grow in 2025 and beyond through both acquisitions and new owner partnerships—targeting underserved markets and strategic regions.

S P E C I A L E D I T I O N 62

Built America Magazine | South

More Than Management

What sets HomeRiver Group apart isn’t just its national footprint—it’s the clarity of purpose behind it. In an industry where efficiency can come at the cost of connection, HRG continues to prioritize local expertise, stable tenant experiences, and long-term partnerships with owners. As the market evolves, the company isn’t chasing volume for its own sake—it’s building infrastructure for lasting impact. As Napurano puts it, “We’re trying to make sure the people living in these homes have the same experience as someone who owns their home—and that the owners feel confident knowing we’re in it with them, for the long haul.” 63

Choose Tiny

Live Free

INTERIOR | THE ACE

66 S P E C I A L E D I T I O N

Built America Magazine | South

There’s something undeniably powerful about the idea of home. It’s more than just four walls and a roof—it’s security, independence, and a foundation for life’s next chapter. But for many, traditional homeownership has become a distant dream, buried beneath rising costs and financial hurdles. Incredible Tiny Homes, founded by Randy Jones, is rewriting that story. What began as a single, handcrafted build in a Tennessee backyard has transformed into a nationwide movement, proving that homes can be affordable, sustainable, and filled with heart. A Dream Forged from Hardship Randy Jones’ journey into the tiny home industry was not the result of careful business planning or corporate investment. It was born out of survival. “I started construction in 1992, building residential homes,” Jones recalls. “But in 2008, the financial crash hit us hard. It devastated everything I had built.” Forced to take on whatever work he could find, Jones resorted to building sheds, reclaiming lumber from discarded job sites, and salvaging whatever materials he could. Then, a simple question from his wife changed everything. “She asked me, ‘Have you seen these tiny homes?’” Jones recalls. “I had no idea what she was talking about, but she showed me these little houses selling for $60,000, $70,000, $80,000—and they were only 16 feet long! I thought, ‘I can do that. I can build those for way less.’”

The first tiny home he built—a Hobbit house—was crafted for a friend. That friend never moved into the house; instead, he called the local newspaper in Knoxville, Tennessee, to feature the build. The story spread across the country, and before Jones knew it, he had ten new orders. From that moment on, Incredible Tiny Homes was born. Building Homes, Building Hope

Starting a company from the ground up— without capital, without a factory, without tools—seemed impossible. But Jones was no stranger to hard work. “I had no money. I borrowed tools from a friend,” he admits. “I made a deal with a salvage yard—if I cleaned up their lot, I could take whatever I wanted. That’s how I built our first eight or ten homes.” It was a grassroots effort, fueled by determination, resourcefulness, and a vision for what tiny homes could be.

68 S P E C I A L E D I T I O N

Built America Magazine | South

Jones didn’t just want to build homes—he wanted to make them affordable.

“We were selling homes that were comparable to $65,000 builds for $20,000 to $25,000,” Jones says. “That’s because we used reclaimed materials, worked out of a backyard, and did whatever we had to do.” That commitment to affordability remains a cornerstone of the business today. “I still live in our cheapest home—a tiny 8x16-foot Incredibox—and I love it,” he says. “We still sell homes for $18,000, and we will always do that. No one else in the industry does that.” A Company Rooted in Community Beyond housing, Incredible Tiny Homes has taken a revolutionary step in not just building homes, but building communities. offering affordable “We’re developing tiny home communities,” Jones explains. “We’ve built four, and we’re working on our fifth in East Tennessee. We buy land, develop it, and then rent out the lots like a glorified RV park. But here’s the difference: we keep our lot rents at $200 to $300 a month—a fraction of what others charge.” The idea is simple but powerful: make tiny home living not only affordable, but sustainable . “We have 230 people living on our property right now,” Jones says. “And we’re developing another 160 acres with 285 more home sites. The need is huge, and we’re just trying to fill it.”

“It’s emotional,” Jones says. “We’re not just selling homes—we’re helping people rebuild their lives. That means we spend hours on the phone, talking to them, reassuring them. Sometimes, they’re emotional, telling us their stories. It’s not just business—it’s personal.”

Redefining What Home Means

The philosophy behind Incredible Tiny Homes goes beyond construction—it’s about giving people a fresh start. “Our customer base is 95% women, over 50,” Jones shares. “Most of them have been hit by life—divorce, the death of a spouse, financial hardship. These women come to us because they need something stable, something safe, something they can call their own.”

His brother, Sam, who has worked closely with him over the years, agrees.

“When people meet Randy, they feel like they’re talking to a brother, a family member,” Sam says. “That sense of honesty, transparency, and empathy is what sets us apart.” It’s not just words. Incredible Tiny Homes has a history of standing by its values. “My brother gave away two tiny homes to older gentlemen who had lost everything,” Sam recalls. “They were living on the side of the road, and Randy just couldn’t let that happen. That’s who he is.”

Selling tiny homes, then, is not just about selling a product.

70 S P E C I A L E D I T I O N

Page 1 Page 2 Page 3 Page 4 Page 5 Page 6 Page 7 Page 8 Page 9 Page 10 Page 11 Page 12 Page 13 Page 14 Page 15 Page 16 Page 17 Page 18 Page 19 Page 20 Page 21 Page 22 Page 23 Page 24 Page 25 Page 26 Page 27 Page 28 Page 29 Page 30 Page 31 Page 32 Page 33 Page 34 Page 35 Page 36 Page 37 Page 38 Page 39 Page 40 Page 41 Page 42 Page 43 Page 44 Page 45 Page 46 Page 47 Page 48 Page 49 Page 50 Page 51 Page 52 Page 53 Page 54 Page 55 Page 56 Page 57 Page 58 Page 59 Page 60 Page 61 Page 62 Page 63 Page 64 Page 65 Page 66 Page 67 Page 68 Page 69 Page 70 Page 71 Page 72 Page 73 Page 74 Page 75 Page 76 Page 77 Page 78 Page 79 Page 80 Page 81 Page 82 Page 83 Page 84 Page 85 Page 86 Page 87 Page 88 Page 89 Page 90 Page 91 Page 92 Page 93 Page 94 Page 95 Page 96

Made with FlippingBook - PDF hosting