BUILT AMERICA MAGAZINE | MARCH 2025

MARCH 2025

on the cover

On the Ground with Carrera: Building More Than Just Homes

INSIDE THIS ISSUE::

Embrace the Extraordinary

Inside Osceola: A Conversation with Bill Litton on Development and Community Impact

Where Expertise Meets Excellence in Multifamily Property Management

yre

Chief Executive Officer Tamara Bellamy-Breen

Chief Financial Officer William Breen

Built America Magazine connects your brand with over 121,000 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.

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Built America Magazine | South

DEAR READER FROM OUR EDITOR

Welcome to the next Issue of Built America Magazine — Your Ultimate Showcase of Building Excellence and Innovation Across the Nation. In this edition of Built America Magazine, we spotlight the visionaries driving transformative developments across residential, luxury, and community-focused construction. Peter MacMaster of Theory Homes Blending bold design with thoughtful execution, Peter MacMaster leads Theory Homes with a passion for creating extraordinary living spaces that challenge the ordinary and embrace individuality. Bill Litton of Osceola County In an exclusive conversation, Bill Litton shares Osceola County’s strategic approach to development and community impact, offering insight into how the region is balancing growth with thoughtful planning. Damian Derby of Carrera Custom Homes With an unwavering commitment to quality, Damian Derby is redefining luxury homebuilding in Texas—one custom project at a time. His craftsmanship and client-focused vision are the foundation of a legacy built to last.

“ We commit to fully inclusive journeying with our collaborators, ensuring their stories are shared with integrity and passion. ” Join us as we dive into the stories of bold leaders and dedicated builders who are shaping tomorrow's communities with intention, integrity, and innovation. From creating luxury dream homes to elevating the quality of life for residents across entire counties, this edition celebrates those who are building more than structures— they're building lasting impact.

Warm regards, The Editorial Team

INSIDE

SPOTLIGHT FEATURE

OSCEOLA COUNTY

Inside Osceola: A Conversation with Bill Litton on Development and Community Impact

MLM, INC

Elevating Homes with Quality, Innovation, and Trusted Expertise

38 CARRERA CUSTOM HOMES

THEORY HOMES

On the Ground with Carrera: Building More Than Just Homes

THEORY HOMES

Embrace the Extraordinary

64 COLONIAL PROPERTY MANAGEMENT Where Expertise Meets Excellence in Multifamily Property Management

74 REAL WEST USA

Shaping the Future of West Florida with Innovation and Excellence

CLOSING LINES

86 UPCOMING ISSUE: THE JOURNEY TO NET ZERO A Glimpse at our Upcoming Line Up of Impactful Sustainable Construction Groups

COLONIAL PM

BUILT AMERICA RECOMMENDS: SUSTAINABLE BUILDING MATERIALS

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In this issue of Built America Magazine, we shift our focus to the builders, visionaries, and community leaders elevating the standard of residential living and regional development. From high-end custom homes to forward-thinking county planning, these stories are rooted in passion, purpose, and an unwavering commitment to bettering the places we call home. This edition celebrates those who aren’t just constructing buildings— they’re creating lifestyles, strengthening neighborhoods, and shaping the future of modern living. Whether it’s a custom home designed with precision and heart, a county reshaping growth through strategic development, or a property management team raising the bar for resident care, the individuals and organizations featured here embody what it means to build with intention. Through innovation, craftsmanship, and community-centered vision, they’re laying the groundwork for a brighter tomorrow—one project, one family, one community at a time.

S P E C I A L I N T E R E S T: OSCEOLA COUNTY

Since its early days of rapid growth, Osceola County has been a forward-thinking force in shaping thriving, inclusive communities in Central Florida. With a strategic vision led by individuals like Bill Litton, the county remains dedicated to smart development, sustainable infrastructure, and community-centered planning. At the heart of Osceola’s efforts is a commitment to preserving quality of life while preparing for future growth. Through thoughtful redevelopment initiatives, investment in public spaces, and a focus on affordable housing and community resilience, Osceola County is laying a strong foundation for generations to come. With special attention to underserved areas and long-term regional vitality, county leaders are working tirelessly to ensure that growth doesn’t come at the cost of community—but rather, fuels it. Keep reading for exclusive insights from Bill Litton and the dedicated team behind Osceola’s development vision, and discover how this dynamic county is redefining what it means to build with purpose in one of Florida’s fastest-growing regions.

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Inside Osceola: A Conversation with Bill Litton on Development and Community Impact

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In the heart of Central Florida, Osceola County stands as a region of rapid expansion, rich culture, and strong community ties. While known for its proximity to some of the world’s most visited attractions, Osceola is much more than just a tourist hub. It is a place where government, businesses, and residents work together to strengthen infrastructure, mitigate risks, and foster economic growth. Bill Litton, Director of the Osceola County Office of Emergency Management, has seen firsthand how a proactive approach to emergency preparedness and community collaboration has helped shape Osceola County’s resilience. “We are constantly growing and evolving,” Litton explains. “That means our approach to emergency management has to grow and evolve as well.” The Balance Between Growth and Preparedness Osceola County’s rapid development brings new opportunities, but it also presents challenges—especially when it comes to emergency preparedness. The county’s thriving tourism industry adds an extra layer of responsibility, as officials must plan for both residents and millions of visitors. “We have a large tourism base,” says Litton.

“That means we have to coordinate not just for the people who live here, but also for those who may be visiting when a disaster strikes. We want everyone— residents and visitors alike—to understand the risks and know how to respond.” A strong network of municipal and regional partnerships supports Osceola’s preparedness efforts.

Innovative Approaches to Disaster Preparedness Osceola County has implemented forward- thinking strategies to prepare for emergencies and minimize disaster impacts. One of the key elements is a comprehensive emergency management plan that is reviewed annually and updated to reflect the county’s evolving needs. “We’re currently updating our Local Mitigation Strategy Plan, which focuses on strengthening critical infrastructure and providing assistance to residents who may be affected by disasters,” Litton explains.

“Our

partnerships

with

local

municipalities, and organizations like the South Florida Water Management District are critical,” Litton adds. “These relationships allow us to address vulnerabilities, from flood mitigation to infrastructure reinforcement, before disasters happen.” state agencies,

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“We secure federal and state grants to fund these initiatives and ensure Osceola is in the best position to recover quickly when disaster strikes.” A major priority is flood mitigation, particularly in areas impacted by Hurricane Ian. “We are working on multiple projects to strengthen flood-prone areas,” says Litton. “While the hurricane was considered a 500- year flood event, we are taking steps now to ensure we are prepared for the next major weather event.” Preserving the Beauty of Osceola County Beyond its reputation as a tourist destination, Osceola County is home to thriving agricultural and ecotourism industries. “We still have a strong agricultural foundation and agritourism remains a big part of our identity,” says Litton. “Places like Wild Florida offer visitors a chance to experience what we call the ‘true Florida’— the untouched natural landscapes that still exist outside of our urban developments.” Osceola County is a breathtaking region where vast stretches of wetlands, scenic prairies, and pristine lakes paint an awe- inspiring landscape. Towering cypress trees stand tall along the Kissimmee Chain of Lakes, their reflections rippling over waters teeming with native wildlife. The county’s open pastures and rolling farmlands provide a stunning contrast to the bustling cityscapes of Central Florida, offering a peaceful retreat into nature.

Visitors and residents alike are drawn to Osceola’s winding waterways, perfect for airboat adventures that glide through quiet marshlands where alligators bask in the sun. Bald eagles soar overhead, while herons and egrets wade through the shallows, creating a wildlife experience unlike any other. The county’s commitment to preserving these natural wonders ensures that future generations will continue to enjoy the untouched beauty of Florida’s heartland. Protecting these natural assets is a priority for the county, ensuring that growth does not come at the cost of environmental preservation. A Proactive Approach to Infrastructure

BILL LITTON | EMERGENCY MGMT DIRECTOR

With Florida’s susceptibility to hurricanes and extreme weather, Osceola County takes a proactive approach to infrastructure development. New construction projects are carefully planned with flood prevention and climate resilience in mind. “As we continue to grow, we are constantly evaluating the placement of critical infrastructure,” says Litton. “One of our biggest successes has been the deployment of flood mitigation barriers in vulnerable areas. Before Hurricane Milton, we identified key locations—such as hospitals and lift stations—that could be at risk, and we installed protective barriers ahead of time. Fortunately, they weren’t needed, but having them in place was an important safeguard.”

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Public engagement is another essential part of the county’s preparedness efforts. “We emphasize year-round awareness campaigns to help people understand the risks,” says Litton. “We want to encourage residents to prepare ahead of time rather than waiting until the last minute when a storm is approaching.” Community Events and Economic Resilience Community events play an essential role in Osceola County’s economic growth and recovery efforts. Major gatherings like the Osceola County Fair and large- scale music festivals attract thousands of visitors and provide a significant economic boost to local businesses. However, balancing these events with disaster response efforts requires careful planning. “After Hurricane Ian, we had a major country music festival scheduled at Osceola Heritage Park,” Litton recalls. “That venue is also one of our designated recovery sites for emergency sheltering and disaster relief. We had to find a way to accommodate both, and we did. The festival went on as planned while we continued to support recovery operations.” The ability to adapt and find solutions has been key to Osceola’s success, especially during the COVID-19 pandemic. “We used Osceola Heritage Park as a drive-through testing site, and later transitioned to using churches and other community spaces for vaccine distribution,” says Litton.

“This flexibility allowed us to continue supporting public health efforts while keeping our economy moving.” Investing in Sustainability As Osceola County continues to expand, sustainability remains a top priority. The county is actively working to integrate green initiatives into its infrastructure, including renewable energy and water conservation efforts. “We’ve secured grants to implement sustainability measures in new community centers,” says Litton. “These facilities will serve as resiliency hubs during disasters, providing charging stations, emergency supplies, and a space for residents to access information and support.” Osceola is also exploring ways to incorporate solar energy and rainwater collection systems into public buildings. “Sustainability and resiliency go hand in hand,” Litton notes. “We want to make sure our infrastructure is not only strong but also environmentally responsible.” Advocating for Resources at the State and Federal Levels Osceola County has positioned itself as a leader in disaster preparedness, leveraging state and federal resources to support its initiatives.

Built America Magazine | South

“We have one of the highest community ratings for flood management in Florida, which means our residents receive lower flood insurance premiums,” says Litton. “This is the result of strict building codes, public outreach efforts, and strategic planning.”

Building for the Future

As Osceola County continues to expand, collaboration with developers and builders is crucial in ensuring that future growth is resilient and sustainable. “We work closely with developers to plan roadways, traffic signals, and infrastructure that support both everyday life and emergency response needs,” says Litton. “Traffic especially important when it comes to disaster evacuations and emergency response times.” management is

“Sustainability and resiliency go hand in hand. We want to make sure our infrastructure is not only strong but also environmentally responsible.”

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Final Thoughts: A Commitment to Resilience

With strong leadership, forward-thinking strategies, a deep commitment to community resilience, and preserving that lush natural landscape home to some of Florida’s most breathtaking wetlands, diverse wildlife habitats, and unspoiled prairies, Osceola County continues to set the standard for sustainable growth and disaster preparedness. It is not just a place that withstands adversity; it is a place that thrives through it, proving time and again that resilience is more than a strategy—it’s a way of life.

When asked what advice he would give to other communities working to enhance disaster preparedness, Litton emphasizes the importance of collaboration. “Emergency management isn’t a one-way street,” he says. “It takes cooperation between government agencies, businesses, developers, and residents. Everyone needs to be at the table, working together to build a more resilient future.”

Written by Skyler Grey Editor in Chief Built America Magazine

Elevating Homes with Quality, Innovation, and Trusted Expertise

In an industry where budgets often overrun, timelines extend indefinitely, and clients feel lost in a maze of subcontractors and change orders, MLM Inc. stands apart. At the helm of this forward-thinking construction firm is Machi Medryzcki, a man whose journey from eager apprentice to industry leader is as compelling as the projects he delivers. With a foundation built on craftsmanship, relentless learning, and a commitment to simplifying the client experience, MLM Inc. has grown from humble beginnings into a company that clients trust—not just for its high-quality work but for its unwavering integrity. "The money is always going to be a byproduct of your passion," Machi says. "If you focus on purpose, everything else will follow."

Rooted in Craftsmanship

Machi’s story in construction began in 2003, fueled by an early fascination with building. "I was always hands-on," he recalls. "As a kid, I loved playing with Legos, gluing together plastic models, painting them. There was always an artistic side of me that fed into my love for construction." His formal initiation into the industry came under the mentorship of a seasoned builder named PJ. "PJ had amazing craftsmanship," Machi says. "I worked for him, absorbing everything I could. When there were electricians or plumbers on-site, I would go up to them and say, ‘Hey, what are you doing? Teach me.’ And because nobody really asks those guys to explain their work, they were happy to share.”

“I was lucky to learn from them." That curiosity paid off. By 2006, just three years into his construction career, Machi became a subcontractor, quickly moving into project management. Then, in the wake of Hurricane Katrina, an opportunity arose that would shape his future. "I kept telling PJ that we needed to go to New Orleans because there was so much work," he says. "But he was an incredible craftsman, not a businessman. He didn’t have the vision to scale up. I did. So I moved to New Orleans with a group of real estate investors and found myself managing full home renovations—electrical, HVAC, drywall, everything.

It was intimidating at first, but I thought, ‘What’s the worst that can happen?’ And I learned fast."

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"We needed cash flow to keep growing. But I was always interested in making things look good. I got involved in design, helping clients select materials, colors, and finishes. And they loved it. It became part of our reputation." That reputation grew as Machi focused on marketing, leveraging professional photography, SEO, and even learning web development to push MLM Inc. to the forefront. "We started getting more business because people could see the quality of our work," he says. "I invested in digital marketing, Google Ads, and other tools. But in the end, the biggest source of business? Referrals." What Sets MLM Inc. Apart? When asked what differentiates MLM Inc. from other construction firms, Machi doesn’t hesitate: "Education." "We do our best to set expectations early in the project development stage," he explains.

Machi’s goal was always to build something bigger. "I didn’t just want to be a tradesman," he explains. "I wanted to manage crews, run projects, and be known as a builder—not just someone who does the work." That drive led to the formation of MLM Inc., a company designed not just to construct buildings, but to simplify and perfect the construction process. "At the beginning, we took on whatever work we could get—full home renovations, kitchen remodels, bathrooms, flooring," Machi says. Scaling the Vision: The Birth of MLM Inc.

Machi Medrzycki | Owner

"A client might come to us with a set of drawings and say, ‘Build it.’ But just because you have construction drawings doesn’t mean the project is ready. We educate them on why pre-construction planning is crucial —why we need to know their finishes, their tiles, their electrical and plumbing specs— because those details determine the true cost. A regular refrigerator versus a Sub- Zero? That’s a fivefold difference in installation complexity." MLM Inc. also prides itself on integrity in pricing. "Too often, contractors underbid and then hit clients with change orders that inflate costs by 30% or more. We avoid that by being as accurate as possible upfront and running analytics after each project to minimize surprises in the future."

The Power of Relationships

Beyond construction, MLM Inc. is built on relationships—both with clients and with its team. "Trust is everything," Machi emphasizes. "If you break trust, you can’t recover from that." This philosophy extends to the firm’s subcontractors. "We maximize their profits by making sure that when they arrive on- site, everything is ready for them—materials, fixtures, schedules—so they can work efficiently. And we pay them quickly. Even if we haven’t received a client’s draw yet, we make sure our trades get paid on time. That builds loyalty."

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One of MLM Inc.’s most notable recent projects was a large-scale renovation for a Fairfield Marriott hotel. "When I submitted our proposed timeline, the Marriott construction manager said, ‘This is impossible. You need to revise it,’" Machi recalls. Delivering Excellence: A Case Study

"So I adjusted the schedule to their liking. But we finished two weeks ahead of time. The general manager was amazed. He told me, ‘You’re moving so fast, I don’t have time to give you the next floor to work on!’" The project’s success wasn’t just about speed—it was about planning. "We knew every detail before we started. That’s the power of pre-construction. If we hadn’t taken the time to set everything up correctly, we would have fallen behind. Instead, we exceeded expectations and built a strong relationship with Marriott."

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Looking to the Future

Machi’s vision for MLM Inc. continues to evolve. "I still feel like a kid with big dreams. I believe in endless opportunities, constant improvement, and growth. Even 20 years in, I’m still refining our processes and making our business better." A key to that success? The team. "We’re like family. We hire based on integrity, not background. It doesn’t matter if you’re male or female, gay or straight, white or Black. What matters is that you share our values, our ethics, and our commitment to quality. We’ve even let go of talented subcontractors because they didn’t align with our company culture. At the end of the day, how we build is just as important as what we build." MLM Inc. is more than a construction company—it’s a movement toward a better way of building. "We don’t just provide a service; we develop partnerships," Machi says. "At the end of a project, if my client is willing to take a selfie with me, smiling and proud of their home or business, that’s success." And with a track record of excellence, integrity, and client satisfaction, MLM Inc. is poised to continue shaping skylines and strengthening communities for years to come.

Written by Skyler Grey Editor in Chief Built America Magazine

The Art of Home Building

For Damian Derby, homebuilding isn’t just about constructing houses—it’s about crafting legacies. As the principal of Carrera Custom Homes, Damian has dedicated his career to creating luxury residences that blend architectural beauty with structural integrity. His journey from a young boy following his father around job sites to becoming a master builder is a testament to passion, dedication, and an unyielding commitment to quality.

A Legacy Built in Blueprints

“I grew up around homebuilding,” Damian shares. “My dad was a builder, and I would follow him around job sites, trying to help out on weekends. As I got older, he helped me get jobs on crews, and I started learning the trade firsthand.” It wasn’t just the hands-on work that fascinated him though—it was the process behind it. “My dad would bring home plans, and I remember looking at those drawings, completely captivated. I loved to draw, and when I asked him who created these plans, he told me: architects.” That moment sparked a lifelong passion for design and construction, leading Damian to pursue a Master’s in Architecture at Texas Tech University from 1996 to 2001. After graduation, he was recruited by Page Sutherland Page Architects in Houston. But something was missing. “I realized architects only make drawings.

They’re not really involved in the building process. And I still had that desire to build, to see my designs come to life.” This realization led Damian back to his roots in construction, and eventually, to founding Carrera Custom Homes in 2006.

From Blueprints to Foundations

Carrera Custom Homes started as a high-end speculative homebuilding firm, acquiring properties in prime urban locations, demolishing outdated structures, and designing and building luxury homes in their place.

Carrera Custom Homes specializes in high-end, large-scale luxury homes. “The homes we build now are typically over 5,000 square feet of air-conditioned space,” Damian explains. “But on average, our projects range between 7,000 to 10,000 square feet, with total covered areas sometimes reaching 14,000 square feet, including garages, porches, and outdoor living spaces.” These homes don’t just look impressive— they are built with meticulous attention to detail, using the highest-quality materials and craftsmanship. “Our projects typically range from $1.5 million to $3 million in construction costs alone, not including the land value,” Damian adds. Crafting Homes That Define Luxury Built America Magazine | South

“We were creating new homes in areas with great real estate potential, and it was an exciting time,” Damian recalls. But when the 2008 housing crisis hit, everything changed. “The market crashed, and people weren’t buying homes anymore,” he says. “I had to pivot the business. My partner left, and I transitioned Carrera Custom Homes into a contract-build firm. Instead of speculating on market demand, I was now working directly with clients to build their dream homes.” It was a turning point that reshaped the company’s future, allowing Damian to combine his architectural expertise with his construction experience. “I do more than just build—I help design, refine, and execute projects in a way that truly reflects each client’s vision.”

What sets Carrera Custom Homes apart from others in the industry? According to Damian, it’s their unique ability to merge design with construction seamlessly. always understand construction. Architects don’t always understand construction. And builders don’t always understand design,” he says. “Interior designers don’t The Carrera Difference: Where Design Meets Construction

“I left architecture because I realized architects rarely know how to build, and builders rarely know how to design. I have the skills and experience to do both.” This rare expertise allows Carrera Custom Homes to create residences that are both structurally sound and architecturally stunning. “We can execute incredibly unique designs while ensuring everything is built to the highest standards. It’s that intersection of artistry and craftsmanship that truly differentiates us.” Earning Trust Through Relationships

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When it comes to high-profile projects, Damian believes that clients choose Carrera Custom Homes because of trust. “When people meet with me, they sense authenticity. They see that I have a firm grasp of construction, that I understand how things come together, and that I also have a deep appreciation for design.” Building trust isn’t just about knowledge— it’s about connection. “Clients don’t always know how to communicate their design preferences,” he explains. “But I listen carefully. I pay attention to the small details,

the subtle cues, and I quickly pick up on their style. That ability to translate their vision into reality is what makes our relationships so strong.” These relationships often extend beyond a single project. “Many of our clients become repeat clients. As their needs change— whether they’re upsizing, downsizing, or building a second home—they come back to us because they know we deliver a seamless experience.”

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The company’s reputation for excellence is built on a meticulous approach to quality control. “We don’t wait for inspectors or clients to tell us something is wrong. We take proactive measures to ensure every detail is perfect. That’s why our clients trust us.” The People Behind the Process Success in the luxury homebuilding industry isn’t just about materials and design—it’s about the team behind the work.

A Commitment to Quality, Integrity, and Excellence

For Carrera Custom Homes, quality isn’t just a promise—it’s a fundamental principle. “It starts with setting high expectations for our contractors,” Damian states. “If the work isn’t done right, we fix it before the client ever notices. That’s our responsibility.”

“We have longstanding relationships with skilled tradespeople,” Damian says. “We don’t always use the same contractor on every project, but we carefully select those who align with our standards. We prioritize quality and integrity over cost because bad work always ends up costing more in the long run.” This philosophy ensures that Carrera Custom Homes maintains its reputation for excellence, project after project. “We’re not just building homes—we’re building relationships, and those relationships are everything.” A Future Rooted in Craftsmanship and Customization

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Looking ahead, Carrera Custom Homes isn’t looking to expand for the sake of growth—it’s about refining its craft. “Our future isn’t about getting bigger— it’s about getting even better,” Damian says. “We want to continue building unique, well-crafted, high-end homes for discerning clients who value quality and design.” These homes are not just places to live—they’re works of art, tailored to the exact needs of each client. “Our clients have refined tastes. They want homes that are not only beautiful but also function flawlessly. That’s where we come in. We bring their vision to life in a way that’s both stunning and structurally sound.” At its core, Carrera Custom Homes isn’t just about constructing buildings—it’s about creating something meaningful. “Integrity leads to quality,” Damian emphasizes. “We do this work because we love it. It’s not necessarily the most profitable way to run a construction business, but it’s the most rewarding.” For Damian and his team, homebuilding is personal. “We don’t just see clients— we see relationships. We don’t just build homes—we create legacies. And that’s what makes what we do so fulfilling.” In an industry often driven by numbers and bottom lines, Carrera Custom Homes stands out for its dedication to craftsmanship, integrity, and client relationships. “At the end of the day, it’s about more than just the homes we build. It’s about the trust we earn, the relationships we build, and the legacies we leave behind.” Built America Magazine | South

Written by Skyler Grey Built America Magazine

In the heart of Atlanta, where contemporary design meets innovative craftsmanship, Theory Homes has emerged as a leader in luxury residential construction. At the helm of this transformative brand is Peter MacMaster, a builder whose journey into the world of construction was shaped long before he ever laid the foundation of a million-dollar home. His story is one of passion, heritage, and a relentless pursuit of excellence. A Legacy Built with His Own Hands Peter MacMaster’s earliest lessons in craftsmanship came from his father. Long before he dreamed of luxury builds and modern aesthetics, he was a boy 52

learning to fix cars and repair homes under the guidance of his dad.

“My father taught me everything about working with my hands,” MacMaster recalls. “We fixed our own cars, remodeled houses, and tackled projects that most people would call in a contractor for. Those experiences weren’t just about learning how to build—they were about learning to solve problems, think creatively, and appreciate the value of hard work.” That hands-on upbringing instilled in him a deep passion for transforming spaces. When he bought and remodeled his first home, the feeling of taking something old, tired, and worn and turning it into something beautiful was exhilarating. “I’ve always loved fixing ugly things and making them pretty,” he says. “The transformation—it’s fun to me.”

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Despite

finding

success

“I've always had an interest and a flair for modern styling—contemporary homes, flat roofs, big windows,” he explains. “When we got into new construction, that’s been my focus from the beginning.” Theory Homes is now known for its signature sleek and modern aesthetic, a style that attracts clients who appreciate cutting-edge design. But it’s not just about beauty; it’s about efficiency and innovation. “Most of the people you meet in this space are custom home builders,” MacMaster notes. “Our business started off as speculative, meaning we buy our own projects, put our own money into them, and sell them. Cost and efficiency have always been a concern, so value-engineering homes to maximize aesthetic, style, and function at the most efficient budget has been ingrained in me from the start.”

telecommunications after college, MacMaster felt a pull toward construction, a desire rooted in his childhood spent working alongside his father. “I was scratching at the door to get into real estate,” he shares. “Finally, in 2016, I took the jump. I started flipping houses and slowly moved into new construction—and now that’s pretty much all we do.” Crafting a Vision: Modern Luxury with Purpose consulting From the moment MacMaster entered the industry, he had a clear vision of the type of homes he wanted to create.

Scaling Up: From Modest Beginnings to Multi-Million Dollar Masterpieces Like most builders, Theory Homes started small, gradually scaling up to some of Atlanta’s most breathtaking residences. “In the very beginning, I was buying houses for $50,000, putting money into them, and selling them for $180,000 to $240,000,” MacMaster recalls. “Then we worked our way up under $1 million, then over $1 million, and now we just completed our most elaborate project—an $8 million house in Buckhead.”

This

ultra-modern,

10,000-square-foot

home of MacMaster’s vision, blending cutting-edge architecture with superior craftsmanship. “We worked with published interior designers and award-winning architects to create something really special,” he says. “It was even featured on the Modern Home Tour in Atlanta, where about 1,000 people came through in one weekend.” showcases the pinnacle

What Sets Theory Homes Apart?

In an industry where competition is fierce, Theory Homes has established itself as a standout brand. When asked what differentiates his company from others, MacMaster doesn’t hesitate:

PETER MACMASTER | OWNER

Built America Magazine | South

“We are a one-stop shop,” he states. “We have full teams—including architecture, design, and build—so we make the build process streamlined and simple for our clients.” But it’s not just convenience that attracts high-profile clients. It’s the honesty, efficiency, and affordability MacMaster brings to the table. “I was talking to a client yesterday, and he had another builder tell him it was going to be double or triple what we could build the house for—just because it was ‘custom.’ A lot of these builders don’t concern themselves with budget or saving clients money, because it’s not really their problem. But all of my customers benefit from the efficiency model we’ve developed over the years.”

A Reputation Built on Trust and Transparency

Despite the company’s success, Theory Homes has never relied on traditional marketing. Its growth has been fueled entirely by referrals and word-of-mouth—something MacMaster attributes to his approach to business. “Our reputation is our number one priority,” he says firmly. “We take care of our clients. We follow up. If there are any issues with a home, we immediately take care of them. And we’re easy to get a hold of.”

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In an industry plagued by unreliable contractors and poor communication, MacMaster has built a company that prioritizes responsiveness and accountability. “It’s mind-blowing that in this day and age, with everybody having a cell phone in their hand, people still don’t pick it up to respond to clients,” he says. “We are very easy to deal with because we are a smaller firm. I’m always available, and I’m always transparent.” The same philosophy extends to his subcontractors and tradespeople.

MacMaster’s direct, no-nonsense style has also played a significant role in fostering long-term relationships. “I tell people how it is. I give them options. I show them ways to get what they want without spending crazy amounts of money. And ultimately, they’re in the driver’s seat.” The Secret to Success: Communication and Respect

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“The way you treat people is paramount,” MacMaster explains. “A lot of builders put way too much pressure on trades. They forget these are people who do this every day and don’t want to be rushed, pressured, or scolded. We maintain great schedules, good expectations, and treat people with respect.” That respect extends to how Theory Homes handles payments—something that has solidified its standing among subcontractors. Looking to the Future With a solid foundation and a reputation built on trust, Theory Homes is poised for continued growth. “We’re on a path to growing,” MacMaster says. “We’ve created great projects for a lot of people, and we have the capacity to apply our methods to even more. I’m a conservative guy, so I don’t like to grow too fast, but we’re definitely expanding step by step.” As Theory Homes continues to push the boundaries of modern architecture, one thing remains certain: Peter MacMaster’s commitment to transparency, efficiency, and excellence will continue to shape Atlanta’s luxury home market for years to come.

Written by Skyler Grey Editor in Chief Built America Magazine

ETHAN AUTRY | CHIEF EXECUTIVE OFFICER

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For decades, property management has been plagued by high fees, hidden costs, and a frustrating lack of transparency. Many landlords have accepted these industry norms as unavoidable—until now. Colonial Property Management, a family-owned company in Texas, is proving that property management can be ethical, affordable, and homeowner-focused. Led by Ethan Autry, a third-generation leader with a bold vision and a deeply rooted sense of purpose, Colonial Property Management is rewriting the rules with its nonprofit approach, disrupting an industry that has long favored management companies over property owners. A Legacy Built on Trust and Faith Founded in 1988 by Autry’s grandmother, Colonial Property Management began as a small, family- run business in Killeen, Texas. “She did a pretty good job of doing business the old-fashioned way,” Autry recalls. “We still have maybe about 100 homeowners or so that have been with us for over 37, 38 years at this point. These are homeowners that have trusted our family with their property for decades.” That foundation wasn’t just built on business savvy—it was built on values. “We’re a strong family,” Autry says. “And I believe that’s because our values are grounded in something higher. We’ve always believed in doing right by others, even when no one is watching.”

The company remained steadfast in its dedication to property management, resisting the industry trend of incorporating real estate sales. “She didn’t like sales,” Autry says. “She preferred rental management.” Navigating the Storm When Autry entered the business during the height of the COVID-19 pandemic, he stepped into an industry in turmoil.

“We lost around 200 to 300 houses as a direct result of the pandemic’s impact,” he recalls. “At the time, we were only managing about 300 to 400. It was incredibly difficult — we were struggling to stay afloat.” During those tough times, the Autry family turned inward — leaning on each other and on their faith. “There were days we didn’t know how we’d keep going,” Autry says. “But we prayed on it. We trusted that if we stayed true to our purpose, we’d find our way.” Faced with an existential threat, the Autry family leaned into what had always set them apart: integrity, service, and a mission rooted in care.

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“I started looking around and realized how messed up the entire industry is,” Autry says. “These property managers, even the best ones out there, they rip off their homeowners.” Autry’s response? A radical restructuring of Colonial Property Management into what he describes as “America’s first nonprofit approach to rental management.” A Nonprofit Model

for Property Management

In February 2024, Colonial Property Management adopted a new business model, charging homeowners a flat management fee of $49 for single-family homes and $39 for multi-family units. Unlike competitors who take 10% or more of the monthly rent and tack on fees at every turn, Colonial Property Management operates at cost. “The second thing is renewal fees,” Autry explains. “Every year, when they renew your tenant, they charge you $100 to $300. We don’t charge that. They charge you inspection fees, warranty call fees. And then, the real kicker—what I call literal theft —is in-house maintenance. These managers own the maintenance companies, so they inflate the bills. We don’t do that.” The impact of this model is enormous. “We just got a homeowner the other day, she’s a single mother, owns seven duplexes. She was paying 10% to another company, and by switching to us, she’s saving $20,000 a year.”

The company’s unconventional approach is paying off. In just 10 months, Colonial Property Management has doubled in size, growing from 800 to 1,700 units under management. “We serve from the Killeen area, with Fort Cavazos, all the way down to Austin,” Autry says. “And we’ve done it without a marketing department.” Rather than spending money on advertising, Colonial Property Management grows through word of mouth. “The less I charge, the more my homeowners make,” Autry emphasizes. “A marketing budget? That’s coming from homeowners’ management fees. That doesn’t align with our values.” Results That Speak for Themselves

Setting New Standards

Colonial Property Management doesn’t just undercut industry pricing—it also raises the bar in service quality. One key difference? More frequent inspections. “Most companies do an annual inspection, maybe every six months if the homeowner pays extra,” Autry says. “We do every three months, at no charge.” Tenant screening is another area where Colonial Property Management is ahead of the curve. “Every year, we re-run background checks and employment documentation,” he explains. “No other management company does that. Imagine being a homeowner with a sex offender living next to a family with kids— and you don’t even know it. That’s unacceptable.”

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Cullen. Many of their employees are also family members. even my brother’s girlfriend. It’s a really great environment.” And their values aren’t confined to the office. “I’ve had some emotionally difficult evictions,” Autry says. “Ones that make it hard to come back to the office and stay positive. You’re dealing with real people, real pain—and sometimes there’s no easy way through it.” It’s in those moments that Autry leans hardest on his faith. “That’s when you need something bigger to lean on. I thank God for giving us the strength to do what’s right—even when it hurts.” That family-first mentality extends to their clients. “I have homeowners who worked with my grandma, then my mom, and now me. And I tell them—

Their rigorous renewal process has led to an eviction rate of less than half a percent. “Last month, out of 1,700 tenants, we had two evictions,” Autry says. “That’s unheard of.” The Family Business Advantage Perhaps what truly sets Colonial Property Management apart is its foundation as a multi-generational family business grounded in faith and service. “If you have a bad family, you’ll have a terrible family business,” Autry says. “If you have a strong family, you’ll have an amazing family business.” Autry’s parents, Robert and Tonya, run the company alongside him and his brother

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one day, hopefully, my kids will be your manager. We’re not one of those companies where the owners are 80 years old and retiring soon. I’ll be here your entire life.” A Vision to Change the Industry For Autry, the goal isn’t just to run a successful company—it’s to reshape the entire industry. “I don’t want to be a mid- sized management company,” he says. “I want to be the largest property management firm in America.” His inspiration comes from Vanguard founder Jack Bogle, who revolutionized the investment world by cutting costs for everyday investors. “Vanguard changed the game for retirement investing,” Autry says.

TONYA AUTRY | VICE PRESIDENT

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Colonial Property Management ‘s success is proving that a selfless, service-driven approach can not only survive but thrive in a historically exploitative industry. “I could charge more and make a lot for myself,” Autry says. “But that’s never been the goal. I’m okay making less if it means doing right by real people and real families.” With 900 new properties added in under a year and plans to expand to Dallas, Houston, and beyond, Colonial Property Management ‘s impact is only just beginning. “Every homeowner deserves a property manager who works for them— not for themselves,” Autry says. “That’s what we’re doing. And we won’t stop until we’ve changed this industry for good.”

To learn more about Colonial Property Management, explore available rentals, or stay updated on their upcoming community projects, please visit www.colonialrepm.com. Whether you're looking for your next home or simply seeking a team that truly cares, Colonial is here to help you feel right at home.

Written by Skyler Grey Editor in Chief Built America Magazine

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