Hi, nice to meet you.

We've been around for a while, but the story of our future is just beginning.

What we do

Our Story

IMPACT is a commercial real estate development management firm
helping clients execute economical, functional, and aesthetically pleasing projects.

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Years IN BUSINESS

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Projects Managed

$ 0 B+

completed projects Value

Employees Strong

Our role is to add value, or as we like to say, make an IMPACT one project at a time. We work alongside our partners to spark ideas, challenge the team, get results, and bring positive change to communities through our work.

IMPACT has managed projects ranging from $250,000 to more than $1.5 Billion. We are diversified in our markets, but the projects and clients we target are more important than the dollar value. We look for projects and clients with whom we can build long-term relationships, make an impact, and become long-term project management partners.

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Our Difference

We make a greater IMPACT
 on people, communities, and results by collaborating intentionally with our partners in the sincere interest of our clients.

WHO WE ARE

Core Values

Our values represent our ideals.
It’s who we are, and how we work. It’s what you can expect when you partner with us
because our values guide our people and our business.

IGNITORS.

Highly motivated, we bring passion and energy to the process.

MANAGERS.

We bring order, purpose, accountability, and strategy to the table.

PROGRESSIVE.

Challenging the status quo, innovating, and pursuing better results for our projects and the industry.

ADVOCATES.

Identifying, prioritizing, and delivering on the goals of our clients and the communities touched by our projects.

COLLABORATORS.

We assemble the right team and empower them to be masters of their trade.

TENACIOUS.

Challenging teams to push forward and see obstacles as opportunities.

Scope of Services

Powered by industry experts, so you get nothing but the best. We deliver complex development projects by building effective teams. We do this by asking the right questions and leveraging the strong relationships we’ve built over decades in the industry. There are no obstacles. Just opportunities to make the impossible possible.

Team Alignment // Leadership // Strategy // Decision Support

development management services

We treat each project as if it’s our own. The mission of IMPACT Development Management is to positively impact people and communities through commercial real estate development projects. Owners and developers across the country select IMPACT for project management services knowing that we will deliver a high level of service, no matter the project’s size, scope, or location

The number of details and amount of oversight that goes into every construction job can make your head spin. You can be sure IMPACT is choosing the best partners, and closely monitoring budgets and timelines. By bringing people together, we create an idea factory that gives projects momentum and a unique opportunity for success. From design to ribbon-cutting, you can count on us to help you achieve results.

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Oversee architects, engineers, contractors and 3^rd party vendors
Manage and oversee development budgets
Manage entire project schedule (not just contractor’s schedule)

Land Acquisition

01

Project Goals, Vision + Strategy ● Master Schedule ● Feasibility Analysis ● Proforma + Financial Analysis Coordination & Review ● Site Analysis + Selection ● Entitlements (PPP; Local Jurisdiction Support) ● Due Diligence Coordination & Review

Planning + Funding

02

Master Planning ● Preliminary Budget ● Finalize Financial Structure ● Due Diligence ● Concept Schedules ● 3rd Party Consultant Procurement ● Program Strategy (Workforce, MWBE, etc.) ● Insurance Strategy ● Development Delivery Strategy

Design

03

Programming ● Sustainability ● Development Planning ● Architect Solicitation & Negotiation ● Concept Design ● Schematic Design ● Design Development ● Construction Documents ● FF&E Management

Preconstruction

04

Contractor Solicitation & Negotiation ● Value Engineering ● Permitting ● Contract Negotiations ● FF&E Pricing ● Budget Analysis ● Scheduling ● Guaranteed Maximum Price ● Site Validation

Construction / Execution

05

Manage Contract Agreements ● Project Controls ● Manage Construction Schedule ● Budget Management ● Change Order Management ● Quality Review ● Marketing + Tours ● Health + Safety ● Ancillary Program Management

Closeout

06

Commissioning ● Facility Training ● Facility Operations Transition ● Punchlist Management ● Owner Move-In ● Grand Opening ● Financial Closeout ● Final Reporting + Compliance ● Warranty Management ● On-Time/On-Budget

advisory services

We understand that investing in real estate poses risks. With a consistent pulse on the real estate and construction markets, we help our clients respond to ever-changing market conditions and mitigate risks while safeguarding investments.

Specific asset-sector knowledge is paramount when it comes to making sound project decisions that drive value and deliver on investor expectations. We are able to provide a customized plan to help respond to evolving market conditions and de-risk your project while staying in-tune with your project and financial goals.

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Represent private equity firms to ensure your investment is being safeguarded
Offer our experience and knowledge of behalf of private equity firms
Perform feasibility analysis to assess potential project locations, schemes, etc.

History in the making

Milestones

1999

Founded by Bill Darden

2017

Completed Mercedes-Benz Stadium

November 2018

Jason Hughes, Matt Dale and Kyle Taylor purchase the company.

2019

Expand into Hospitality, Multifamily and Commercial Markets

Summer 2019

Acquired Collins Project Management

2019 - 2020

Expanded into K-12, Higher Education and Healthcare Markets

June 29, 2021

Darden becomes Impact Development Management

The Future

1999

2017

2018

2019

2021

2022

2023

Establishment

Founded by Bill Darden in 1999, Darden and Company managed the development of more than 100 office complexes, hotels, shopping centers, and condos throughout metro Atlanta.

A Solid Foundation

The company proudly served as Owner’s Representative for the development of Mercedes-Benz Stadium in Atlanta, GA from the project’s earliest stages. Following its successful delivery in August 2017, IMPACT has continued to provide ongoing services at the stadium and its sister facilities.

A New Chapter

With big dreams and lofty goals, Jason Hughes, Matt Dale, and Kyle Taylor (pictured here), veterans of Darden and Company, purchased the firm in November 2018.

New Markets

In response to a marked uptick in opportunities, the firm began managing high-profile projects in the multifamily, hospitality, and commercial markets.

Pictured here: Bellyard Hotel

Growth & Acquisition

In August 2019, the company acquired Collins Project Management, Inc., one of the Southeast’s premier construction project management consulting firms whose primary markets included healthcare, K-12 and higher education, private clubs, faith-based, and SPLOST-funded projects.

Pictured here: Northside Hospital Cherokee Expansion and Renovation

Recognition

In early 2021, the company received the Cobb County Chamber of Commerce’s Top Small Business Award, which celebrates the achievements of small businesses that contribute to the community’s vitality.

New Name, New Look, New Office – Same Great Team

On June 29, 2021, the company announced its new name, Impact Development Management. New branding reflected the company’s evolution, growth, and mission to bring companies and people together and positively impact communities through real estate development.

Read here to find out more about the rebrand.

Award-Winning Efforts

In 2022, the Construction Management Association of America South Atlantic Chapter (CMAA-SAC) recognized IMPACT for the project management and successful delivery of Atlanta Mission’s Restoration House, Westside Park, and TK Elevator’s Innovation & Qualification Center. Atlanta Mission: Restoration House was also awarded CMAA-SAC’s Project of the Year. Learn more about CMAA-SAC Awards here.

IMPACT also ranked #7 in Commercial Real Estate and #83 overall in Atlanta Business Chronicle’s Pacesetter Awards. These awards are given to the City’s 100 fastest-growing companies across 11 main categories. Learn more about these annual awards here.

The Future is Bright

In 2023, IMPACT is excited to complete the Miller Electric Center in Jacksonville, FL. The first major component of The Shipyards mixed-use development, the Jacksonville Jaguars’ practice and training facility and headquarters, will be the epicenter of the team’s football operations.

Read more on these exciting projects our Insights Blog here: Sports Performance Center and the Shipyards Development.