Mallory & Evans is introducing The Shoals, a $95 million master planned mixed-use community that will bring Athens its first large-scale build-to-rent (BTR) neighborhood.

Located just minutes from the University of Georgia and downtown Athens, The Shoals is designed to redefine community living with a unique blend of residential, retail and recreational experiences. Delivering in phases, Phase 1 will feature 285 residential units and 20,000+ square feet of retail and commercial space, with the first units expected to deliver in 2027. Ultimately, the two-phase project will grow to over 600 units across four connected pocket neighborhoods.

 "Athens has been steadily growing, both in population and employment, and we see The Shoals as a once-in-a-generation opportunity to deliver a vibrant, walkable community that blends housing, lifestyle and commerce in one connected environment," said Jake Strickland, Executive Vice President of Mallory & Evans. "Our vision here is to create a sense of place and a destination that reflects Athens’ character while meeting the needs of today’s residents and tomorrow’s growth."

The development, designed with new urbanist principals, will be distinguished by diverse housing options—including townhomes, duplexes, cottage courtyards, live/work units and single-family homes—paired with community green spaces, public plazas and direct access to the integrated Athens Firefly & Greenway Trail system. Each of The Shoals’ four pocket neighborhoods will feature its own architectural identity, creating a walkable and bikeable environment that fosters community connection.

Phase 1 Highlights:

• $95 million investment on 22 acres of a 90-acre site

• 285 residential units (studios to four bedrooms)

• 20,000+ square feet of food, beverage, and convenience retail

• 456 parking spaces (on-street, garage, and private options)

• First unit delivery expected Q2 2027