Adding Value is a Long Term Game – David Twiggs

 

I wanted to share the great news from Savannah Lakes Village in McCormick SC and talk a bit about pace.  Adding value to create authenticity and the ability to reposition a community does not happen overnight.   The technology project that allowed SLV to become ” High Tech, High Nature,”  a tag line Kirk Smith created back in 2010 when marketing director for SLV,  was developed over many years. Kirk caught on to this concept early and knew the value it would create.  During those years, Kirk and I continued to create other value added products such as the Savannah Lakes Rod and Gun Club,  the Outdoor Adventure Club, and the context brand of the Little River Blueway Outdoor Adventure Region.  We looked at alternative housing typology with smaller footprints and denser design.  In other words, we focused on creating the conditions for future investment.  We did this daily.  The work and value is cumulative.  From planning individual road signs to creating regional partnerships, it is all part of creating authentic value that will attract quality investment.  To the layman, an announcement comes out in a paper such as one below and the thought is how fortunate for them.  In reality it is the result of many years of hard work adding value.  Create the conditions and the investment will come.  Congratulations to Kirk and the SLV Team for having the drive and focus take the value to the marketplace.  Thanks to Bob Stockton for the article below.

 

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New Developers Enter into Contract to Purchase
Resort Peninsula & Undeveloped Village Acreage

Savannah Lakes Village announced last week one of the most significant McCormick County economic development projects since the creation of the Village itself in the late 1980s.

Better Homes and Gardens’ (BH&G) CEO Tommy Stephenson, Joe Todd, BH&G director of new homes development, and their development team have entered into a comprehensive contract to acquire the existing Savannah Lakes Resort lodge, conference center, two townhomes, the lakefront restaurant, and other undeveloped land along Highway 378 and Holiday Road. The deal would also provide access for BH&G to acquire existing homesites located in Savannah Lakes Village to fuel new housing development programs.

“This investment and redevelopment will ignite visitation and home building programs here,” said Village Chief Operating Officer Kirk Smith. “The resort peninsula is a first impression to visitors coming into South Carolina from Georgia, and we are pleased with the potential of Better Homes & Gardens’ acquisition and reinvestment in these important amenities.

“The broad objective is to re-invest in the resort peninsula, lodge, conference center and restaurant to make it a welcoming entrance to the Village and the County of McCormick,” Smith said.

The strategic acquisitions of these assets are part of a larger development initiative to enhance the Village’s discovery and visitation programs and support both residential and commercial growth.

“We are bringing stability to the table,” said Todd. “All the amenities needed for a great community are in place here, but the most important Village asset is the people. We want to help Village residents to grow this community the way they want to see it grow.”

“Beyond the near-term purchase of the assets is a longer-term objective to create various residential and commercial assets for the Village to realize its full potential,” Smith said. “The first phase of the development project for just the resort peninsula, as envisioned by the developers, will represent a multi-million dollar investment.

“Our development partners share in our values of doing this right, while building a good relationship with Village and county residents. They are in it for more than economic benefit. The actions of all parties are to build confidence and trust,” he said.

Increasing evidence of the relationship is visible in new homes under construction: a Discovery Home on Martin Drive expected to be completed in late January; four new models, and three new spec homes under construction. BH&G has begun Village advertising in Augusta media and will announce major kick-off events — ribbon cuttings and open houses — when warmer spring temperatures occur.

Courtesy of the McCormick Messenger, Story by Bob Stockton (Parts Omitted)

 

Conscious Development: Creating Places Where People Thrive

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Density and Intensity of Eureka Springs, AR

David Twiggs

When is development good?  Many projects and developers took a bad rap over the past few years as projects slowed or were abandoned in the wake of the real estate bubble bust.  I have found this a very interesting time as we have been able to really see the wheat separated from the chaff.  Real value became evident from the sales prices. Some communities held and even grew in value while other stagnated and declined. We can read endless statistics on trends in housing types, square footages, amenities and governance structures.  We can study the different margins offered by new construction techniques. Even after sorting through these, I can find clear examples of  communities that remain great places and seem to defy much of the statistical logic.  Exceptions to the rules so to speak, with varying degrees of buildout, widely different amenity focus and different community personalities.

After looking at hundreds of communities from the most successful to the worst failures, I believe that the communities that have sustainable success are those disciplined enough to keep a conscious focus on creating relevant value during initial planning and as the community matures throughout the years.  Often when we think of value in real estate, perceived value is top of mind.  This seems to stem from a bias to the sales point of view.  A marketers creation of urgency and desire to purchase a specific property is creation of  perceived value in the mind of the potential owner. Property must sell for developers to get return on investment and everyone to paid. Nothing wrong with getting paid for working hard.  I wouldn’t use a marketer who did not know how to create perceived value.  In common usage the term perceived value is used generically to say how a resident feels about their property.  However, as creators of communities, we need to sharpen our vocabulary and be specific in what is created and evolved over time.

Truly successful communities have a different vibe going on. The success of great places comes from the sustained satisfaction of the dynamic population overtime. I call this Relevant Value because it evolves to prove or disprove the perceived value at the point of sale. As our products are typically the most expensive purchase our customer will ever make, we have the responsibility to assure that our marketing promises will not only be kept, but actually create inherently satisfying place to continue to evolve where individuals can thrive.

I believe life is happiness based.  Perceived value can be true or false for a potential owner, was it based in reality or just hype.  A property purchase is typically as aspirational as it is functional. Even more so in second home or retirement based real estate purchases.   Perceived value creates sales.  Some promises even when kept turn out to be hollow. The are not inherently satisfying.  Relevant value creates happy people over time.  It does not matter if our development is for  starter homes, a major tourism destination, or a mix of lifestyles and stages; being conscious of creating places that meet the higher happiness needs of the subcultures we attract is our responsibility.  We must focus on the nature of the different subcultures we want to attract and be sure they are complimentary.  We must be specific not generic.  One community model will satisfy everyone.  Yet for years, the second home and retirement market has basically supplied a single model and cast questioning glances at anyone wanting something different. We must make the right promises and keep them.

Recently, I was having a conversation with Todd Zimmerman of Zimmerman/Volk Associates who is doing a market study for a project I am putting together. After discussing the holistic approach I was planning for this project, Todd gave me the language to describe the elements I was trying to influence, a new framework for the terms of  “density and intensity.”  While Todd was much more eloquent and nuanced in his explanation, I simplified it to fit my need.   Density is how the built environment engages people. Intensity is how the mix of cultures engages people  To create relevant value, we must be conscious to address both to these elements. Exactly how we do this varies with the nature of the place we seek to create and the subcultures we seek to serve.  The quality of place we create impacts the happiness and wellbeing of those we seek to attract. That is a fundamental  responsibility of Conscious Development.

Where Have the Real Estate Investors Gone? David Twiggs, AICP

Placemaking Planning: Grove Park Market Drawing by Dr. Yang Luo, Director of Placemaking Hot Springs Village, AR

Placemaking Planning: Grove Park Market
Drawing by Dr. Yang Luo, Director of Placemaking Hot Springs Village, AR

I was recently in two meetings that seemed to be lamenting the same condition. All of the real estate investors have disappeared. The consensus seemed to be, the recession killed the real estate investor. One of these meetings was a discussion by several community professionals trying to revitalize their respective master planned communities. The other was a grassroots organization to revitalize a historic but challenged section of a tourism driven city. This got me thinking about the role of private investment in existing community development and redevelopment.

In my present project, I find that the investor has not disappeared at all. The unsophisticated real estate investor is gone. The easy money for any project is gone.

The amateur buying twenty overpriced lots in pre-sale based on a rendering of what might be built is not a reliable entity as it was in the past. We must now supply sound business plans with specific value enhancing strategies; in other words, we must work hard to have projects worth investing in. The recession has killed the lazy uninformed investor that perpetuated mediocre projects. And that’s a good thing.

So how do we find investors in revitalizing our communities? The recession has brought on so many opportunities for assembling property that had previously been sold. Property may have been abandoned and fell into the ownership of an association. It may have reverted back to a town, county, or state for failure to pay the taxes. There is also the shadow inventory of people who pay taxes and assessments but would gladly rid themselves of an unimproved property if there were a market or an entity that would take it. My point, there is now property available at a low cost basis that was not available pre-recession. What are our plans for that property?

Today’s investor wants to see a clear plan for a property to become marketable and relevant to the present and coming marketplace. There needs to be specific strategies for adding value to specific property. Personal real estate is the ultimate lifestyle product. It fundamentally must have real community and ultra-local value. Community value is the lifestyle improvements you receive by living first in the chosen region and then the specific community. There must be true quality of place. There must be relevant lifestyle options.

Ultra-local value opportunities come from fulfilling the original lifestyle promises for all the properties inside a community. Many developers in the past 30 years focused on the premium lot sales. Waterfront, golf courses, view and open space lots were the cash cows and the remaining interior lots were simply not considered as to the livability. This worked in the sales process because the lifestyle of the premium lots was being promised to all; but  it was  never delivered to all in a livable fashion. The buyer of an interior lot finds that they do not have the access and lifestyle of the lake house across the street. They must get in their car and drive to access the lake or any other lifestyle amenity for that matter. It has no ultra-local value. I define ultra-local value as what I can leave my home and do without getting in an automobile. Can I walk the dog down to the lake, can I access a trail system, walk to the art studio, or bike over to a social area, have coffee and people watch? This is ultra-local value.

Value can be a point source. There is not much value to “your neighbor has great lakefront but you can drive to the access just 3 miles away,” or “you can’t see it or access it from here but there is a great open space just over there that you can drive to.” Property was sold as if the prime amenity had ultra-local value rather than simply community value. Look at where your homes developed. What was the source of that value? How much “gravity” does that point of value have? In other words how large a radius of lots does that value impact. A single private home with a great view radiates no gravity to the neighboring lot with no view. A coffee shop that is walkable from 300 homes radiates a lot of ultra-local value while still supplying community value. While we do want to have premium properties available, the premium price garnered by the view, lake or open space lot could be leveraged much better by allowing common access to that point source value gravity in the form of a neighborhood gathering area. This allows the property value and marketability to be raised over all property in a radius rather than at a single point.

The amount of value gravity will always vary by location within the community. From a technical point of view, the investor is looking for investment areas where the existing socio/spacial value gravity can be influenced. Specific improvements are wanted. Defined, understandable, and doable. In more general terms, we must get to work planning our futures. If we have feasible strategies to improve the livability and relevance of specific areas and market those correctly; the savvy investor will find you.

 

 

Exploring Community: A Look at Serenbe

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Serenbe: Rural Based New Urbanism

I met Richard Louv in Huntington Beach, California in 2006. He was discussing his then new book, Last Child In the Woods: Saving Our Children from Nature-Deficit Disorder.  We were in a general discussion of agriculture replacing golf as the amenity impetus for future community development and the need to connect to nature as part of your daily experience. His book resonated with me, becoming part of my canon on what should be the products of our community leadership.

With my upcoming project to reimagine Hot Springs Village in Arkansas looming, I was rereading Louv’s 2011 book The Nature Principal and was intrigued by his description of Serenbe as a “restorative” community.  At first glance this community just SW of Atlanta is a mixture of conservation community ala Randall Arendt and New Urbanism principals of the CNU. It fits in that mold as seventy percent of the open space is preserved, homes are in higher density concentrations, and the community is designed to be pedestrian oriented. As my passion is creating  places where conservation, creativity, and gentleness can thrive, I decided to spend a couple of days in Serenbe.  This was a great experience.

One of my favorite poets is the late Irish mystic John O’Donohue. Much of his poetry pertained to connection to place, landscape and how the natural environment is part of our being.  Shortly before his death in 2008, he discussed our interface with the built environment saying “an awful lot of urban planning particularly in poor areas has doubly impoverished the poor by the ugliness which surrounds them. And it’s understandable that it is so difficult to reach and sustain gentleness there.” In my earlier “Community Builder or Consumer” post, I wrote “Community must be defined as collection of human relationships rather than as a defined real estate space.”  With that being my goal, creating a space where thoughtful living flourishes must be in the forefront.  The Serenbe community is showing what that type of space can look like.

Serenbe connects you to nature and people in a gentle but intimate manner.  You can feel the intentionality to design on the scale of the individual.  This allows you attunement to the landscape you traverse. I believe that your attention subconsciously adjusts to the ambient level of opportunity for natural and interpersonal connection.  This is why people maintain a closed off protective shell to ward off the harshness of daily life in many places. Serenbe has created the environment that makes us forget that shell.  Rather than being on guard, you feel connected to those around you and are pulled into conversations.  You begin to notice detail in nature and craftsmanship.  The quality of place, both natural and built, shines through.  Ashley, my wife, continually referred to Serenbe as thoughtful.  Both in how specific values permeate the community and how it fosters attunement to nature.

Without the connection to nature we lose the rhythms and understanding necessary for thoughtful living. We take our natural environment for granted and do not see the interconnectivity of systems as basic as getting our food.  Serenbe fosters an understanding that the world around us is teaming with interconnections and relationships.  O’Donohue said “it makes a huge difference when you wake in the morning and come out of your house. Whether you believe you are walking into dead geographical location, which is used to get to a destination, or whether you are emerging out into a landscape that is just as much, if not more, alive as you but in a totally different form. And if you go towards it with an open heart and a real watchful reverence, that you will be absolutely amazed at what it will reveal to you. And I think that was one of the recognitions of the Celtic imagination: that landscape wasn’t just matter, but that it was actually alive. What amazes me about landscape, landscape recalls you into a mindful mode of stillness, solitude, and silence where you can truly receive time.”

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Fine Grain Planning Creates Spaces of Value

Ester Sternberg, Director of the Arizona Center for Integrative Medicine at the University of Arizona, in her book Healing Places: The Science of Place and Wellbeing cites several studies on the benefits of the interfacing with natural environment.  One, environmental psychologist Roger Ulrich’s Hospital Window Study, clearly showed the impact of the natural quality of place on wellbeing.  Simply put, surgery patients recovered quicker and with less pain in rooms with a view of nature than those with a view of parking lots and brick walls.  As in Louv’s description of Serenbe, the interface of the natural and built environments can be restorative.

My personal theory takes this a bit further.  If visiting a unique environment, fostered by places like Serenbe, is restorative, living there on an ongoing basis must be preventative and preparatory for ongoing wellbeing.  I feel that walking out on our farm in the morning before entering the world of screens, phones and meetings.  Where we live is one of our most important decisions.  Can I thrive here?  I want my chosen quality of place to be the primary impetus for thoughtful physical and spiritual growth. If it is not, I did not choose well.

“The human soul does not merely hunger for beauty, John O’Donohue believed; we feel most alive in the presence of what is beautiful. It returns us often in fleeting but sustaining moments, he said, to our highest selves. And a neglect of beauty, he believed, is at the heart of our deepest modern crises.” Krista Tippet, talking about John O’Donohue for “On Being.”

Visit Serenbe.  As a community leader, look at the websites, serenbecommunity.com and proudgreenhome.com and see how this can be implemented in your community.  There are many scales on which these concepts can be implemented. As Steve Nygren, founder of Serenbe, put it in an interview with MNN, they focus on “developing in relationship with nature rather than imposing what we are doing on nature.” It is a new look at a very old model of community.  From homes, wastewater treatment and storm water systems to livable design and human scale planning; Serenbe is informed by quality of place and intelligent policy.

With all my planning nerdery aside, there are rare places you can profoundly feel community, wellbeing, and connectivity to the environment.  Serenbe is one of these places.

Riding to Hounds: Understanding Subcultures In Community Building – David Twiggs

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Handmade community building is a people business.  It is intensely local and personal. It celebrates individualism. It draws creative types: artists and performers, athletes and philosophers, poets and farmers.  To use an intentional oxymoron, there are several categories of individuals that are involved with the destination community.  Some are your authentic homegrown tourism assets.  Others become your visitors and often your residents.  We need to understand these classifications to see how a subculture builds community.

  • The Obsessed/Wholehearted
  • The Interested
  • The Curious
  • The Casual

While all of these are important to the fabric of the community.  It is the Obsessed/ Wholehearted individuals that create the subculture. Yvonne Chounard, founder of Black Diamond Climbing and Patagonia lovingly calls the  hardcore climbing folks the “dirt bags.”  Like all the Obsessed, they will do whatever it takes to be where they can pursue their passion.  They spend their money on necessity of gear and the simple costs of getting and being there.  There are these cores in all outdoor sports.  These folks create the lore of the area.

All my wholehearted activities have always aimed for some combination of physical or spiritual growth.  Many of our passions are such because they bring us to focus on the “now” while allowing us to express the values we feel adds richness to our lives.  Much of meditation and contemplative practices bring us to an appreciation of now.  Not dwelling in the past or worrying the future.  While relaxation is part of our leisure goals we rarely want to spend all our time in a soporific state.  We more often are seeking the peak flow experience.

In my family, riding to hounds is our sporting tradition.  We enjoy many other outdoor pursuits but hunting hounds is the avocation that focuses the family energy and dictates the daily lifestyle.  We are wholehearted to be fully involved in training hounds, helping puppies be born, holding old hounds as the die of old age, walking out puppies and having it all coalesce on hunting days.

Riding to hounds is a good representative example of the authentic core developed in the obsessed/ wholehearted category.  These are the root activities that become the basis for strong subculture based tourism economies given the proper resources. These activities go beyond the generic theme park type attractions. It also goes beyond the active participants.  It is also embraced by the surrounding community and visitors curious about the lifestyle. This is recreation at its root; re-creation. These activities exist purely for the physical and spiritual benefit of the participant. These may be spectator sports but they are authentic to a true sub-culture.  These can contribute greatly to developing the authentic tourism brand. Like rock climbing, mountain biking, expedition, surfing, kayaking, fishing, equestrian or skiing, these subcultures are specialized and expect top conditions for their activity. Beyond the specialized activity, these subculture visitors require the same tourism support assets that any other activity does. They need housing, food, provisions and entertainment.  All the same elements that make living in a destination community desirable for other sub-cultures.

I will use riding to hounds as an analogy of how a relatively obscure activity adds to the tourism brand of region. While attracting locals and visitors year round for hound shows and riding out for hound exercise, the tradition peaks with the opening meet in early November.  We organize hundreds of community members  and visitors into wagons, moving them through miles of farm and forest lands.  We organized public wagons for those coming without reservations, reserved wagons for local residents and out of town visitors, corporately sponsored wagons for corporations bringing clients and employees furthering their business  opportunities.  These wagons are loaded down with picnic baskets and ice chests with the provision for a day afield.  We even have a special wagon of with bathroom facilities.

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Bringing The Community Together for Connection, Fellowship, and Joy

After the pageantry of the riders and hounds jumping into the grounds surrounded by visitors for the Blessing of the Hounds. The wagons follow a carefully designed route, stopping at preselected vistas for the mounted hunters in the traditional red coats thundering by.  The visitors sensory experience peaks as a hundred horses pass by jumping fences and galloping after pack of 50 hounds giving full voice after a scent line that we have carefully laid for the benefit of our audience.  This happens repeatedly over the course of the day as community and visitors enjoy food and cocktails on their wagons while moving through the beautiful countryside.  All this culminates just before sunset on Champagne Hill where riders, horses, hounds and visitors enjoy fellowship in the gloaming of the day before riding back to fireside barbeque.

A purist could see this as staged tourism event and they would have a point were it not for the authentic sporting culture and lifestyle that exists year round  This event is both authentic and appropriate to the tourism brand.  It is a rallying point that create community pride and belonging.

Understanding your core tourism customer is very important in natural resource / obsession activity based tourism development.  My family is a good example of the motivation and phycology of a recreational subculture.  As I write this I have just spent an entire day on horseback.  First to work on a new thoroughbred my wife has been training for me as a whip horse. Secondly the entire family rode out for one of our twice-weekly hunts on which we followed the hounds following a coyote for 50 minutes before he tired of us and tucked safely into his den.  After hacking back in, we were joined by members of the larger community for a potluck dinner.  The surrounding community proudly bring visiting family to see their hounds.

It is of no tangible value to hurl yourself and a fifteen hundred pound horse though narrow rutted trails, over ditches and fences at full gallop simply to hear the cry of the hounds. There is no trophy, we are not out to kill the fox, coyote or bobcat; nor is there a winner declared at the end of the day.  It is simply the total immersion in the “now.”  My wife who is passionate with the care, training and general happiness of the hounds calls this total focus on the “now” Kairos time or God’s Time.

Foxhunting in Time – Ashley Twiggs

Lately, the types of time keep occupying my thoughts.  Perhaps it’s because we are always so accessible, and so aware of many things other than what is right in front of us.  Or maybe it’s because my girls are growing up so fast that it really is making me stop and think.  Regardless, chronos and kairos time keep coming to mind.

Chronos is the time we live in; the real day to day time.  It is the seconds, minutes, and hours that make up our days, weeks, and years.  It’s the “how many minutes do we have till we need to be there?”  Dressed properly, tack oiled, and horses cleaned. Well, that’s questionable.  Thank goodness for our dirt colored horses.  As a mom of young riders, I naturally spend a lot of thought in chronos time.

Kairos is known as God’s time.  It’s the special glimpses in time that often pass too quickly.  It is the wrinkles in time when we are fully aware and present.  Those instances become something special.  Kairos is time outside of time; those magical moments when time seems to stand still, etched in mind.  Those are the ones we truly cherish.

Foxhunting with children certainly embodies both types.  Often, I am  caught up in the tasks of getting four people and four horses ready for the days’ hunt. It’s easy to get lost in the small details of tack, saddle pads, gloves, garters, hairnets, etc.  There are many things to check and get ready, and then on to tack up our four horses.  Chronos is when I’m late and I snap at someone to bring the right girth, to find a clean pair of riding pants, and “why are you already so dirty?” I admit that sometimes, by the time we are all finally there and on our horses,  it’s hard to “let it go” and truly enjoy the experience that I’ve been diligently preparing us for.

But when I look back on years of hunting, I remember not the chaotic moments of making it come together; but the kairos time of the best of the day.  It is the other small, but special, details.  Those are what I cherish.  When we’ve stopped on a run and I look over to see Salem’s breath in the cold air, the pink of her cheeks, and I see the excitement in her eyes.  It’s when CeCe hears the hounds in full cry and tells me she has goose bumps.  I know she understands the significance.  It’s when I was whipping in with David and I stop the hounds at the right moment.  I can still see their faces looking up at me.  Kairos is being fully present and aware, and a part of the big picture; no matter where we ride that day. 

The gift that we’re giving our girls is being able to spend a day riding to hounds and to appreciate the quiet and wild beauty of nature and sport.  They are forming their own kairos moments. Thank you, God. Kairos. Whether hunting for ourselves or with our children, we all have our kairos moments.  It’s up to us to recognize and appreciate their gift; and to be ever so grateful.

To those who participate in obsession activities, the time spent is contemplative, meditative and yet has the physiological levels of stress response that make us feel exhilarated and alive.  I have described one element of riding to hounds as a focused nature meditation which is actually having your mind and body completely tuning in on every sound smell and movement in the forest and rivers, every shift in the breeze, and even feeling the changes in barometric pressure and ionization of the air.  Each of these refining your intuition of moment.

This is what ancient cultures called being in rhythm with nature. Ancient as in before we self-incarcerated ourselves to our air-conditioned television rooms. This comes from being exposed to nature to the degree that it changes your internal rhythms.  Not being in rhythm to the clock and schedules of chronos time.  This is the meandering of your brain synapses though the collection of experiences, knowledge, and the unconsciously received signals from being in rhythm with the nature.  All this  culminating into intuition and ideas.  It is that which creates that inate “I just have a feeling about this” where we are in tune with nature, engrossed in the “now.” The contemplative part of what Ashley calls Kairos time.

But most obsession activities do not simply strive for a zen soporific state of mind. A point of commitment is crossed. Beyond this point is only instinct, intuition, physical endurance and gut reaction.   That may be that first dropping of your ski tips over the steep lip of an untried basin.  It may be digging your paddle in to spin your kayak into that technical section of water.  The physiological stress and pleasure responses start firing. Adrenaline and dopamine flow; different areas of the brain engage.

The second element to Kairos time is just beyond the Point of Commitment.  You are in a meditative state soaking in the natural rhythms, when the first hound speaks, then another, and then the entire pack smells the scent trail of a coyote, bobcat or fox.  What ensues from here I liken to a combination of a horizontal free-fall on horseback and an abandonment of self-direction to the whims of nature, geography, landscape.  This is primal joy.

Fear evaporates; you are not even cognoscente of your horse.  You flow through the countryside instinctively picking your path based on the sound of the running pack.  On lucky occasions, you are blessed to run amongst the hounds galloping with the coyote in sight ahead of you but never knowing where the next direction may be.  It is not about what you want.  There is nothing under your control.  You are blessed to be a spectator of an ancient play.  The actors are the natural instincts and physicality of the animals and they have been playing out this scene for millennia. The coyote’s superior knowledge of his home area and the hounds drive to follow the scent. I have followed them on circle after circle in one square mile before the coyote ducks back into one of his dens.  I also have followed them on a 14 mile points never making a turn.  When that first hounds speaks, we know not what direction we may go, what duration we may run nor what obstacles we may encounter. We humans are not necessary to the play.   It is this state of flow that motivates the Obsessed / Wholehearted to create the lifestyle that draws others.

When my family decided to move to this region, we chose to live in an area where riding to hounds shared space with other complimentary subcultures that were also important in the lifestyle of the region.  In our hunting country, we coexist with golf, housing, shooting sports, farms, and a small airport.  The combination of all these activities created a diverse engaged community. The branding brings high quality visitors from throughout the United States and Canada.  These visitors bring a large lodging, rental and second home market with them as well as additional business for area retailers and restaurants.  Many of these visitors now consider the region their second home.  There is a diverse authentic lifestyle that creates the culture of the community.

When developing a destination community, having conditions that attract and engage the obsessed and wholehearted will attract the Interested, the Curious and the Casual. Where I say Riding to Hounds, insert your own combination of activities.  Sporting Clays, Golf, Trail Running, Paddling or any flow inducing activity conducive to place. Any activity that authentically fits into the nature of your landscape to create those unique lifestyle opportunities will help you create a more diverse destination community.