THE NAIL
The official magazine of Home Builders Association of Middle Tennessee
President Kelly Beasley
Vice President Eli Routh
Secretary/Treasurer Danny Clawson
Executive Vice President John Sheley
Editor and Designer Jim Argo
Staff
Connie Nicley Kim Grayson
THE NAIL is published monthly by the Home Builders Association of Middle Tennessee, a non-profit trade association dedicated to promoting the American dream of homeownership to all residents of Middle Tennessee.
SUBMISSIONS: THE NAIL welcomes manuscripts and photos related to the Middle Tennessee housing industry for publication. Editor reserves the right to edit due to content and space limitations.
POSTMASTER: Please send address changes to: HBAMT, 9007 Overlook Boulevard, Brentwood, TN 37027. Phone: (615) 377-1055.
thru Feb. 27th.
Sponsored by Builders First Source, the HBAMT held its annual Installation & Awards Banquet last month at the
The Sales & Marketing Council recognized the top sales agents and professionals of the year at the Installation Banquet.
Significant boost in new home sales in November
In November 2024, sales of new single-family homes reached a seasonally adjusted annual rate of 664,000, according to newly released data from HUD and the U.S. Census Bureau. This marks a 5.9% increase from October’s revised figures and an 8.7% rise from November 2023.
Regionally, compared to one year ago, new home sales are up 13.6% in the South and 10.0% in the Midwest. However, sales declined 1.4% and 11.5% in the West and Northeast, respectively.
New single-family home inventory in November remained elevated at a level of 490,000, up 8.9% compared to a year earlier.
The median new home sale price in November edged down 5.4% to $402,600 and is down 6.3% from a year ago.
New single-family home inventory in November remained elevated at a level of 490,000, up 8.9% compared to a year earlier. This represents an 8.9-month supply at the current building pace. (A measure near a 6-month supply is considered balanced.)
Although an 8.9-month supply may be considered elevated in normal market conditions, there is currently only a 3.8-month supply of existing single-family homes on the market. Combined, the 4.5-month supply of new and existing homes remains below historic norms. However, this measure is expected to increase as more home sellers test the market in the months ahead. n
Single family starts post solid gain in November
Ongoing lean levels of single-family existing home inventory helped to boost single-family production last month, while overall housing production fell because of a double-digit percentage drop in multifamily output.
Overall housing starts decreased 1.8% in November to a seasonally adjusted annual rate of 1.29 million units, according to a report from the U.S. Department of Housing and Urban Development and the U.S. Census Bureau.
The November reading of 1.29 million starts is the number of housing units builders would begin if development kept this pace for the next 12 months. Within this overall number, single-family starts increased 6.4% to a 1.01 million seasonally adjusted annual rate. On a year-to-date basis, single-family construction is up 7.2%. The multifamily sector, which includes apartment buildings and condos, decreased 23.2% to an annualized 278,000 pace.
“While single-family starts were up in November, single-family permits were flat as builders face mixed market conditions that
include an election result that promises a focus on regulatory relief, but ongoing elevated mortgage rates,” said Carl Harris, NAHB chairman.
“NAHB is forecasting single-family starts to post a slight increase in 2025 as the financing conditions for builders improve modestly,” said NAHB Chief Economist Robert Dietz.
“The significant decline for apartment construction is forecasted to end, with that market stabilizing during the second half of next year.”
Builder confidence steady with signs of future optimism
Builder confidence in the market for newly built single-family homes was 46 in December, the same reading as last month, according to the NAHB/ Wells Fargo Housing Market Index (HMI) released this month.
“While builders are expressing concerns that high interest rates, elevated construction costs and a lack of buildable lots continue to act as headwinds, they are also anticipating future regulatory relief in the aftermath of the election,” said NAHB Chairman Carl Harris. “This is reflected in the fact that future sales expectations have increased to a nearly three-year high.”
“NAHB is forecasting additional interest rate cuts from the Federal Reserve in 2025, but with inflation pressures still present, we have reduced that forecast from 100 basis points to 75 basis points for the federal funds rate,” said NAHB Chief Economist Robert Dietz.
“Concerns over inflation risks in 2025 will keep long-term interest rates, like mortgage rates, near current levels with mortgage rates remaining above 6%.”
The latest HMI survey also revealed that 31% of builders cut home prices in December, unchanged from November. Meanwhile, the average price reduction was 5% in December, the same rate as in November. The use of sales incentives was 60% in December, also unchanged from November.
Derived from a monthly survey that NAHB has been conducting for more than 35 years, the NAHB/Wells Fargo HMI gauges builder perceptions of current single-family home sales and sales expectations for the next six months as “good,” “fair” or “poor.” The survey also asks builders to rate traffic of prospective buyers as “high to very high,” “average” or “low to very low.” Scores for each
On a regional and year-to-date basis, combined single-family and multifamily starts are 7.3% higher in the Northeast, 2.4% lower in the Midwest, 5.8% lower in the South and 5.9% lower in the West.
Overall permits increased 6.1% to a 1.51 million unit annualized rate in November. Single-family permits increased 0.1% to a 972,000 unit rate and are up 8.0% on a yearto-date basis. Multifamily permits increased 19.0% to an annualized 533,000 pace.
Looking at regional data on a year-to-date basis, permits are 3.2% higher in the Northeast, 4.8% higher in the Midwest, 2.5% lower in the South and 7.0% lower in the West.
The number of single-family units under construction is down 6.3% from a year ago, declining to 637,000. The number of multifamily units under construction is down 20.5% from a year ago, to 797,000 units.
In November, there were two multifamily units completed for every one unit starting construction. Two years ago, there were just 0.7 multifamily units being completed for every 1 unit starting construction.
The count of multifamily units in 5-plus unit properties units completing construction is up 36.1% on a year-to-date basis for 2024. In contrast, single-family completions are up 3.6% on a year-to-date basis n
component are then used to calculate a seasonally adjusted index where any number over 50 indicates that more builders view conditions as good than poor.
The HMI index gauging current sales conditions held steady at 48 while the gauge charting traffic of prospective buyers posted a one-point decline to 31. The component measuring sales expectations in the next six months rose three points to 66, the highest level since April 2022.
Looking at the three-month moving averages for regional HMI scores, the Northeast increased two points to 57, the Midwest moved two points higher to 46, the South posted a two-point gain to 44 and the West fell one point to 40 n
HBAMT leaders installed, winners awarded
The HBAMT’s 80th Annual Builders First Source Installation Banquet and Awards Ceremony was held December 5 at the Cool Springs Marriott in Franklin, Tennessee. Association members celebrated the outstanding accomplishments of the past year and welcomed the officers and directors who will be leading the HBAMT in 2025.
Award recipients included the year’s top sales and marketing performers who were recognized with the presentation of the Sales and Marketing Council’s Circle of Excellence Awards. More on these awards can be found on page 14 and fifteen.
Randall Smith and James Carbine conducted the 2024 HBAMT Hall of Fame induction ceremony, a highly anticipated feature of the banquet. Prestigious association members and leaders are recognized for their many contri-
butions and accomplishments and are officially inducted into the hall. Carbine introduced 2024 inductee Tom White. Smith introduced inductee Eddie Phillips. More on the Hall of Fame inductees can be found on page thirteen.
Prior to the 2025 President's Installation, outgoing president Jim Hysen gave his closing remarks and outlined notable achievements and accomplishments made during the past year. Kelly Beasley, Chapter 2 Development, was then installed as the association’s 2025 President by Bill Kottas, 1998 HBAMT President.
Beasley then installed this year’s officers, directors, and chapter and council presidents.
Senior Officers for the upcoming year are Vice President Eli Routh and Secretary/Treasurer Danny Clawson.
Local Directors in 2025 will include Randy Arnold, John Beyer, Derek Budde, Andy Da-
vidson, Scott Ghertner, Sam Gray, Maverick Green, Rachel Holloway, Christina James, John Nehrenz, Chris Smith, Kevin Sturgill, and Wiggs Thompson.
State Directors will include Derek Budde, Jordan Clark, Rachel Holloway, Jim Hysen, Brandon Rickman, Eli Routh, Steve Shalibo, and Kevin Sturgill.
National Directors will include Derek Budde, Jordan Clark, Jimmy Franks, Trey Lewis, Eli Routh, and Randall Smith.
Associates Council officers installed for 2025 included President Jennifer Earnest, Senior Vice-President Leslie Hubbell, Vice-President Joe Dalton, and Secretary/ Treasurer Make Wardlow.
Sales and Marketing Council officers include President Chuck Payne, Vice President Kristen Carbine-Alford, and Secretary/Treasurer Brandon Temple.
Kelly
is sworn in to serve as the HBAMT’s 2025
Below left: Beasley makes her opening remarks as president.
Below right: Outgoing President Jim Hysen is recognized for his service in 2024.
Chapter Presidents installed included: Sam Gray, Maury County; Joe Dalton, Sumner County; Rachel Holloway, Williamson County; and Margaret Tolbert, Wilson County.
Volunteer chairs, who donate countless hours of their time to the association, were awarded for their continuing service during the banquet. Among those recognized were Brandon Rickman, Membership Chairman; Jordan Clark, Legislative Chairman; Randall Smith, FHA Chairman; Trey Lewis, PAC Chairman; David Hughes, Ethics & Arbitration Chairman; and Ryan Meade, Builders Show Chairman.
There were many outstanding achievements and performances in 2024 and the
best of the best were recognized during the evening.
Brandon Rickman won the Reese Smith Builder of the Year Award. Leslie Hubbell was the recipient the Associate of the Year Award. Jim Hysen presented his 2024 President’s Award to Congressman Mark Pody. Brandon Rickman was presented the Member-to-Member Builder Award. The award is presented to the builder member who does the most business with fellow HBAMT members during the year. And Brandon Rickman won his third award of the night, the SPIKE of the Year Award, for recruiting the most members in 2024. Great job, Brandon! See page twelve for more on the Best of the Year award winners.
A big thanks to Builders First Source for stepping up as the title sponsor this year, and to D.R. Horton, Huskey Building Supply, and James Hardie Building Products for sponsoring the reception. Thank you platinum level sponsors: Barlow Inc., Blind Ambitions, Brightland Homes, Builders Mutual, Chapter 2 Investments, Drees Homes, Henley Supply, IES Residential, Keystone Custom Decks, LP Building Solutions, Lennar, Metro Carpets, Mutual of Omaha Mortgage, Parkside Builders, Piedmont Natural Gas, RaganSmith, Regent Homes, and Tune, Entrekin & White, PC.
And thanks to all of our banquet sponsors for your continued support (see page 20 for a full list of banquet sponsors) n
Right:
Beasley
President by Bill Kottas
BRANDON RICKMAN
Builder of the Year
With presenter Danny Clawson and wife Courtney
LESLIE HUBBELL
Associate of the Year
With presenter Brandon Rickman
BRANDON RICKMAN
Member-to-Member Award winner
With presenter Kelly Beasley
MARK PODY
President’s Award winner
With presenter, 2024 Jim Hysen
BRANDON RICKMAN
SPIKE of the Year Award winner
With presenter Kelly Beasley
Best of the Year Award Winners
Reese Smith Builder of the Year
BRANDON RICKMAN
Associate of the Year
LESLIE HUBBELL
2024 President’s Award
MARK PODY
Member-to-Member Builder Award
BRANDON RICKMAN
SPIKE of the Year
BRANDON RICKMAN
HBAMT Hall of Fame - Class of 2024
A prestigious duo of association leaders were inducted into the HBAMT Hall of Fame during the Installation & Awards Banquet. The inductees are recognized below with just a few of their many contributions and accomplishments.
Tom White
l Started Tune, Entrekin & White in 1978
l Has served as counsel to HBAMT for over 50 years
l Past President of the Nashville Bar Association
l Past President of the Young Lawyers Association
l Obtained the only judgment for defamation in Tennessee history against a live broadcast media agency
l "The Godfather of the Nashville Bar," The Tennessean
Eddie Phillips
l Became President of Phillips Builders in 1989
l Held #1 builder position in the market consistently
l Phillips sold in 1986, kept team for 17 years
l Legacy brand with over 30,000 proud homeowners
l "Best Building Company in America," 1994 (Professional Builders magazine)
l "America's Best Builder," 1997 (Builder Magazine)
l Fifth generation of Phillips still going strong
Eddie Phillips addresses the audience following his induction into the HBAMT Hall of Fame.
Tom White makes remarks following his induction into the HBAMT Hall of Fame.
Tom White accepts his induction into the HBAMT Hall of Fame. With James Carbine
Eddie Phillips accepts his induction into the HBAMT Hall of Fame. With Randall Smith
Winners recognized!
2024 Circle of Excellence Awards presented.
The top new home sales professionals of 2024 were recognized at the HBAMT, Builders First Source Installation and Awards Banquet as the Middle Tennessee Sales and Marketing Council (MTSMC) presented their annual Circle of Excellence Awards. After 2024 SMC President Beth Lewis presented the individual award winners, she was joined by Christina James and Kristen Carbine, as well as past HBAMT presidents Davis Lamb, Trey Lewis, and David Hughes to announce winning sales agents in the Bronze, Silver, Gold, Platinum, and Diamond award categories. All award recipients are listed below and on the opposite page n
2024 Circle of Excellence Award Winners:
Salesperson of the Year:
John Giovanetti, Regent Homes
Sales Manager of the Year: Brandon Temple, DR Horton
Rookie of the Year:
Brian Swayze, Lennar
Most Units Sold Award: Rebecca Moylan, Lennar
Highest Dollar Volume Award: Brandon Bubis, Legacy South Builders
2024 Sales Manager of the Year Award recipient Brandon Temple accepts his award from Beth Lewis
John Giovanetti, 2024 Sales Person of the Year Award. With Beth Lewis
The 2024 Highest Dollar Volume Award for Brandon Bubis is accepted by Legacy South Builder's Bailey Neal. With Lewis
2024 Most Units Sold Award recipient Rebecca Moylan accepts her award from Lewis
2024 Rookie of the Year Award recipient Brian Swayze accepts his award from Lewis
2024 Circle of Excellence Award winners
DIAMOND AWARDS - $20 MILLION & UP
ASHTON WOODS - McClain Ziegler
DR HORTON - Kim Brown, Tara Chipman, Ronda Darnell, Cameron McDonald, Brandon Parker, JP Perger, Steven Schmidt, Michael Williams
DREAM FINDERS HOMES - Jenny Bream, Kim D’Angelo, Carolyn DiLoreto
DREES HOMES - Susie Coles, Carrie M Frye, Ben Kirby, Kelly Lorio, Brett Tesnow, Heather Williams
GOODALL HOMES - Carmela Lawler, Lucas Munds, Mikey Oaks
LEGACY SOUTH BUILDERS - Brandon Bubis, Laura Sistrunk
LENNAR - Kirsten Clark, Chandler Jordan, Angela McAdams, Rebecca Moylan, Rachele “Rocky” Truso, Casey Zink
OLE SOUTH - Adam Hall, Chuck Payne, Brandon Wise
PARKSIDE BUILDERS - Coby Comer
PHILLIPS BUILDERS - Katherine Duncan, Ashley Tetzel, Mike Tetzel
REGENT HOMES - Todd Benne, Rob Frye, John Giovannetti
RYAN HOMES - Kim Cox, Nicole Siana Tennessee Valley Homes - McClain Franks
BRIGHTLAND HOMES - Sandra Prince
CARBINE & ASSOCIATES - Kristen Carbine
CELEBRATION HOMES - Kim Barrett, Tim Duncan, Ed Rainey
DR HORTON - Cody Batey, Melissa Bryant, Christy Bussey, Tammy Chambers, Julia Cummings, Julie Gary, Paige Herndon, Jeffrey James, Nick McDonald, Ashley St. Cyr
DAVID WEEKLEY HOMES - Chalee Tennison
CELEBRATION HOMES - Anne Rainey
DR HORTON - Jimmy Miconi
DAVID WEEKLEY HOMES - Coleen Hornbuckle, Michelle Woods
DREAM FINDERS HOMES - Kate Akerly, Chris Brando
DREES HOMES - Julie Adams, Danny B Wood
GOODALL HOMES - Noble Cummings, Kelleigh League, Noah Strader
LEGACY SOUTH BUILDERS - Brooke Jones, Vicki Smith
LENNAR - Amanda Evans, Umeka McElrath, Bryan Swayze
OLE SOUTH - JJ Brazelton, Darrian Harlan,
Nicole Hernandez, Tyler Normand, Mark Perry, Becca Soetje
PARKSIDE BUILDERS - Laura Brown
REGENT HOMES - Judy Inman
RYAN HOMES - Philip Austin, Zack Batey, Pierre Hambrick, Matt James, Brent Morris, Nate Stein, Roger Sweeney, Kelly Troynar
CELEBRATION HOMES - Pam Beverly
DAVID WEEKLEY HOMES - Melissa Lawrence
DREES HOMES - Miranda Rosenbaum
LEGACY SOUTH BUILDERS - Jeanie Guerrero
LENNAR - Charlie Tooley
OLE SOUTH - Chelsea Inman, Aliyah Loyd, Todd Ryan
REGENT HOMES - John D Gilbert
TEAM WILSON - Ben Wilson
GOODALL HOMES - Cameron Mackintosh
LENNAR - Kelvey Benward
Bronze Awards - $1 million to $2,999,999
DAVID WEEKLEY HOMES - Catherine Harrison
REGENT HOMES - Eric Lutz
RYAN HOMES - Baraka Adair, Carey Thayer
DREAM FINDERS HOMES - Rachael Fuller RYAN HOMES - Dominique Wierth
Thank you Banquet sponsors!
Building Solutions by SPANN
SPIKE REPORT
Nineteen SPIKES (in bold) increased their recruitment numbers last month. What is a SPIKE? SPIKES recruit new members and help the association retain members. Here is the latest SPIKE report as of November 30, 2024.
CALENDAR
CHAPTERS & COUNCILS
CHAPTERS
CHEATHAM COUNTY CHAPTER
Chapter President - Roy Miles
Cheatham County Chapter details are being planned. Next meeting: to be announced.
RSVP to: cnicley@hbamt.org
DICKSON COUNTY CHAPTER
Chapter President - Mark Denney
Dickson County Chapter details are currently being planned. Next meeting: to be announced.
Price: FREE, lunch dutch treat.
RSVP to: cnicley@hbamt.org
MAURY COUNTY CHAPTER
Chapter President - Sam Gray
Maury County Chapter details are currently being planned. Next meeting: to be announced.
RSVP to: cnicley@hbamt.org
METRO/NASHVILLE CHAPTER
Chapter President - Tonya Esquibel
Metro/Nashville Chapter details are currently being planned. Next meeting: to be announced.
Topic: to be announced.
RSVP to: cnicley@hbamt.org
ROBERTSON COUNTY CHAPTER
Robertson County Chapter details are currently being planned.
Next meeting: to be announced.
RSVP to: cnicley@hbamt.org
SUMNER COUNTY CHAPTER
Chapter President - Joe Dalton
The Sumner County Chapter typically meets at the new Hendersonville Library. Future meetings to be announced.
Next meeting: to be announced.
RSVP to: cnicley@hbamt.org
WILLIAMSON COUNTY CHAPTER
Chapter President - Rachel Holloway Williamson County Chapter details are being planned. Next meeting: to be announced.
RSVP to: cnicley@hbamt.org
WILSON COUNTY CHAPTER
Chapter President - Margaret Tolbert
Next meeting: to be announced Free with RSVP pending sponsorhip. RSVP to: cnicley@hbamt.org
COUNCILS
HBAMT REMODELERS COUNCIL
The HBAMT Remodelers Council meets at varying locations throughout the year. Next meeting: to be announced. RSVP to: cnicley@hbamt.org
INFILL BUILDERS COUNCIL
Infill Builders Council details are currently being planned. Next meeting: to be announced.
MIDDLE TENN SALES & MARKETING COUNCIL
Council President - Chuck Payne
The SMC typically meets on the first Thursday of the month. Next meeting: Thursday, December 9th at the HBAMT - 9007 Overlook Blvd., Brentwood, TN 37027
Topic: "Circle of Excellence Award Winner Roundtable."
Join the SMC for their first meeting on the new year Thursday, January 9th at the HBAMT. The council will welcome a panel of 2024 Circle of Excellence award-winning sales agents who will share the secrets of their success.
SMC Members FREE pending sponsorship
Non-SMC members: $20 with RSVP; $25 w/o RSVP
RSVP to: cnicley@hbamt.org
