The morning mist still clings to the rolling lawns of Chastain Park as the first artists arrive, their pickup trucks piled high with fragile treasures. Sarah Chen carefully unloads her glassblowing equipment, standing in the same spot under the sprawling oak tree she has occupied for twelve consecutive years. Nearby, young painter Elijah Washington sets up his first booth at the festival, his hands trembling as he adjusts his display. This delicate dance of preparation takes place every Mother’s Day weekend, a ritual that has remained unchanged in essence since 2007, when fifty courageous artists placed their hopes in these trees.
What began as a bold experiment by the Atlanta Foundation for Public Spaces has grown into something extraordinary. The Chastain Park Spring Arts Festival now attracts nearly 200 juried artists from across the continent, selected from thousands of applicants through a process as rigorous as any museum’s curation. Yet, walking the crushed gravel paths today, you still find founders Timmy Dyer and Elena Rodriguez making the rounds, greeting returning artists like old friends, their laughter mingling with the tinkling of wind sculptures.
The festival’s magic lies in these contrasts, where world-class art merges with small-town warmth. At Booth 47, third-generation quilter Maybelle Watson demonstrates Appalachian quilting techniques to a circle of fascinated children, her needle glinting like a small silver fish. Just a few tents away, digital artist Raj Patel projects augmented reality murals that transform oak trunks into swirling galaxies. The air vibrates with creative energy, with snatches of conversation in a dozen languages, the sizzle of local food truck grills, and occasional applause from the demonstration stages.
This year’s festival unfolds over two golden days in May, each moment carefully crafted, leaving room for serendipity:
Yet the true heartbeat of the festival exists between scheduled events. It’s in the way collectors become friends over shared admiration for a woodturner’s perfect bowl. How children’s eyes widen when they witness metal transformed into delicate jewelry. The quiet moment when an elderly couple pauses before a landscape painting, silently remembering some private joy.
As afternoon shadows lengthen on Sunday, volunteers begin carefully packing away the magic until next year. But the festival’s impact lingers in the artwork gracing Atlanta homes, the careers launched, the community bonds strengthened.
What began as a simple idea eighteen springs ago has grown deep roots, becoming not just an event, but a living tradition that renews itself each May beneath Chastain’s watchful oaks.
The Chastain Park Spring Arts Festival welcomes you all on May 10 and 11, 2025, at 4469 Stella Drive. Hours: Saturdays, 10:00 a.m. to 5:00 p.m. and Sundays, 11:00 a.m. to 5:00 p.m. Free admission.
In a ribbon-cutting ceremony attended by Atlanta’s mayor and other leaders, the Chastain Horse Park in Buckhead opened its new 18,000 square-foot facility.
The therapeutic horsemanship center is for Chastain’s therapeutic riding program, which offers therapy, learning, and horsemanship programs for individuals with disabilities. Trisha Gross, the horse park’s executive director, said the new venue was needed to meet its growth.
The center has volunteer spaces, educational spaces, a fully operating physical therapy and occupational therapy clinic, and offices for its staff.
“We used to operate all of this out of the barn,” Gross said in a pre-ribbon-cutting interview. “While we have a barn, the new center is 18,000 square feet. That is home to about 30 horses.”
At the ribbon-cutting, held March 28, leaders spoke about the center and its importance to Atlanta.
“This park was one of the last remaining urban horse parks in the nation, and it has served its community for … nearly 90 years,” Mayor Andre Dickens said. “And thanks to a successful almost $10 million capital campaign, more Atlantans can experience the transformative programs available right here at Chastain Horse Park.”
District 8 Atlanta City Councilwoman Mary Norwood lives near the park. She said she attended an event at the horse park in 2002, after she was first elected as the council’s Post 2 at-large member.
“The mayor was here, and the [county] commissioner was here, and everybody said, ‘Are we gonna step up to the plate?’” she said. “And I said, ‘[If] y’all step up the plate. I’m stepping up to the plate. So my very first contribution was at the mayor’s request, and he was stepping up to the plate, to this horse park. And I just loved doing that. I knew immediately how important this is and would be for our city to continue to claim what we love, which is we do the best at everything.”
Justin Cutler, Atlanta’s parks and recreation department commissioner, added, “The premiere accredited program has touched countless number of lives, and with the completion of this 18,000 square-foot facility, we’ll be able to expand that and touch even more.”
Gross said the new center will also have two new covered arenas, accessible spaces for individuals with disabilities. The horse park serves participants ranging from 2 to nearly 80, she added. In its therapeutic program, it conducts about 5,000 therapeutic sessions a year and fills 1,300 volunteer slots per month.
“To begin with, we are a PATH (Professional Association of Therapeutic Horsemanship) international program. They are our governing body,” Gross said. “We are a PATH premier accredited center, which means we meet or exceed the highest standards in our industry. PATH is an international governing body. So, we are one of two remaining urban horse parks in the U.S. We are operating on city of Atlanta land, and on any given day we have 55 to 60 urban-dwelling horses here.”
Morning light filters through the oak trees of Chastain Park as Dr. Alicia Monroe, a public health researcher at Emory, monitors a group of older adults practicing tai chi. “Their blood pressure readings improve an average of 8% after these sessions,” she notes. “This isn’t just recreation; it’s preventative healthcare.”
Buckhead’s park system has become a powerful engine driving community health, economic growth, and environmental education. As developers continue to reshape Atlanta’s most important district, these green spaces provide measurable benefits that extend far beyond their boundaries.
Recent studies reveal Buckhead’s parks function as vital public health infrastructure:
Cardiovascular Benefits: Regular park users show 19% lower hypertension rates (Emory School of Medicine, 2023)
Mental Health: Just 40 minutes in green space reduces cortisol levels equivalent to a 5mg dose of hydrocortisone (CDC, 2024)
Community Wellness: Free yoga and fitness classes in parks have reached over 3,200 residents since 2022
Dr. Monroe emphasizes, “Our air quality monitors show pollutant levels 27% lower within 300 feet of major parks. These aren’t amenities they’re life-saving interventions.”
Buckhead’s parks generate surprising financial returns:
Property Values
Homes near PATH400 appreciated 22% faster than comparable properties (Zillow, 2023)
Office vacancies near parks are 35% lower (CBRE Market Report) Classrooms Without Walls
Business Growth
Retailers along park corridors report 18% higher sales
73% of Buckhead employers cite parks as recruitment tools
Cost Savings
Tanyard Creek’s wetlands prevent $800,000 in annual flood damage
Tree canopy saves $2.4 million in stormwater management costs
“Parks aren’t line items in a budget they’re profit centers,” says urban economist Marcus Johnson. “Every dollar invested in Path400 has generated $4.20 in economic returns.”
Atlanta History Center Gardens
5,000 students annually participate in living history programs in the Goizueta Gardens
Beekeeping workshops produce 300lbs of park honey yearly
PATH400 STEM Labs
Georgia Tech students monitor air quality sensors
Local schools use the trail for physics experiments
Tanyard Creek Ecology Program
Volunteers have identified 47 new pollinator species
Water quality testing informs citywide conservation efforts
“These parks are creating the next generation of environmental stewards,” says educator Jamal Carter. “Students aren’t just learning science they’re doing it.”
I spoke with climate urbanist Dr. Priya Kapoor about Buckhead’s pioneering approaches:
Q: How do parks combat urban heat?
PATH400’s tree canopy cools adjacent streets by 11°F. We’re now designing ‘shade corridors’ along Peachtree Road using these principles.
Q: What about flooding?
Tanyard Creek’s restoration reduced nearby flood claims by 42%. Our new ‘sponge park’ designs can hold 500,000 gallons during storms.
Q: Biggest misconception?
That parks are just for leisure. In truth, they’re critical infrastructure—the lungs, kidneys, and immune system of our city.
As Buckhead prepares to break ground on HUB404, the 9-acre park bridge over GA-400, the district stands at a crossroads. Will it continue investing in green infrastructure as essential civic architecture?
The evidence suggests it must. Office workers taking walking meetings along PATH400, students testing water quality in Tanyard Creek, and seniors improving their health in Chastain Park all tell the same story: Buckhead’s future isn’t just growing taller it’s growing smarter, healthier, and more sustainable.
Dr. Kapoor leaves us with a provocative thought: “When historians look back, they won’t measure Buckhead’s success by its square footage of office space, but by its acres of accessible green space. On that metric, this community is just beginning to shine.”
As twilight falls over Chastain Park, the day’s final yoga class ends. Mats are rolled up, but the benefits linger in lowered blood pressures, strengthened community bonds, and a renewed commitment to the green spaces that make Buckhead not just prosperous, but truly livable.
Nestled in Chastain Park, just steps from ball fields, playgrounds, trails, and more, 44 Barbara Lane combines an ideal Buckhead location with a wealth of luxurious features. Designed for both entertaining and private relaxation, this residence offers a blend of formal elegance and casual comfort. You will love the graded flat yard and the backyard with low-maintenance turf, drainage, and landscaping!
The main level serves as the heart of the home. Entering through the foyer, you’re immediately presented with a choice of spaces. To the left, a spacious study with built-in library shelves provides a sophisticated area for gatherings or working from home, while the adjacent dining room offers a more formal setting for meals. On the opposite side of the foyer, a large bedroom suite offers a tranquil retreat for long-term guests, multi-generational living, or a spacious home office.
The kitchen, a central hub, flows into a casual breakfast or keeping room, fostering a relaxed atmosphere. The huge island and high-end appliances will delight the chef in your family. This area seamlessly connects to the living room, with a marble fire place and access to covered sunroom and open deck, extending the living space and providing options for enjoying the fresh air.
Ascending the stairs to the upper level, you’ll find the home’s additional sleeping quarters. This level hosts the primary suite, designed as a private haven with a sitting room, breakfast bar, and a private deck. The expansive closet and dressing room is conveniently connected to the upper level laundry room.
Three more spacious bedrooms, each with an ensuite bath and large walk-in closet, complete this level.
Descending to daylight the terrace level, the home continues to offer versatile spaces. A finished media room and a sitting room with a built-in bar provide comfortable areas for recreation, accompanied by an additional bedroom and bathroom. This level also includes a large storage room, ready to be customized to the homeowner’s needs. Direct access to a 3-car garage adds to the practicality of this lower level.
Homeowners here will enjoy all that Chastain Park has to offer year-round. Chastain Park is Atlanta’s largest city park, and known by all as Buckhead’s premier park. The wide variety of competitive and recreational activities and entertainment venues hosted by Chastain Park include a swimming pool, a musical amphitheater where both pop and classical musicians entertain audiences outdoors, an arts center, tennis, gymnasium, walking trails, playgrounds, softball diamonds, a golf course and even a horse park – all of which appeal to athletic types and Sunday morning strollers alike.
The Chastain restaurant offers “refined comfort food” for residents and visitors alike in a beautiful setting across from the park.
295 Mount Paran Road offers a private wooded lot in a fantastic location that is walkable to Chastain Park. The handsome brick home was built for comfortable family life and entertaining, inside and out.
A picturesque flat front yard and winding drive make a great first impression, leading to a generous motorcourt and 3-car garage. An additional gravel parking area provides discreet parking for additional cars or possibly room for a sport court.
The backyard includes multiple areas for rest and relaxation, with a heated pool and a large patio covered by the deck above. The patio has a fireside sitting area and a DryDeck ceiling to keep you dry and comfortable.
Large rooms, high ceilings, and huge windows combine to make this home feel open and airy. Ceiling heights range from 10′ to 14′, with higher vaulted ceilings in many rooms.
The open layout of the main level is obvious as soon as you step through the front door and into the foyer. To your right is a private study with a fireplace and built-in bookcases under a tall vaulted ceiling. On your left, the formal dining room is connected to the rest of the main floor through large cased openings.
The fireside family room features an ornate mantle flanked by built-in cabinets and bookcases. A wall of windows provides natural light, views of the wooded backyard, and access to the large deck. Speaking of the backyard, this property is beautifully landscaped. The views of the forest are serene, the backyard is totally private, and something is always in bloom at all times of the year!
The family room flows easily into the kitchen and breakfast area. Custom cabinets with stone counter tops surround a central island, and a walk-in pantry and butler’s pantry provide additional storage. A large keeping room with a fireplace and vaulted ceiling provides a great gathering place and seating area. A large laundry room and mudroom add to the utility of the main floor.
The primary suite includes a large bedroom with a fireplace and high vaulted ceiling. The primary bath boasts dual vanities, a soaking tub, and a tiled double shower. Two expansive walk-in closets include built-in storage.
The second floor has four bedroom suites, each with an private bathroom and a generous closets.
Downstairs includes a great spot for recreation with plenty of room to grow. A finished family room/ game room has a convenient half bath, large windows, and access to the covered patio and pool terrace. The rest of the daylight terrace level is ready to finish according to your needs. Framing and plumbing is installed and ready to build an in-law suite, including a bedroom, full bath, kitchen, and living room with a separate exterior entrance. Other unfinished areas can be transformed into additional living space or used as they have been for the current owner; as a spacious workshop.
Homeowners here will enjoy all that Chastain Park has to offer year-round. Chastain Park is Atlanta’s largest city park, and known by all as Buckhead’s premier park. The wide variety of competitive and recreational activities and entertainment venues hosted by Chastain Park include a swimming pool, a musical amphitheater where both pop and classical musicians entertain audiences outdoors, an arts center, tennis, gymnasium, walking trails, playgrounds, softball diamonds, a golf course and even a horse park – all of which appeal to athletic types and Sunday morning strollers alike.
The Chastain restaurant offers “refined comfort food” for residents and visitors alike in a beautiful setting across from the park.
Okay, Buckhead neighbors, get ready! The warmer evenings are rolling in, and that means another season of incredible music under the stars is just around the corner at our very own iconic neighborhood venue, the Synovus Bank Amphitheater at Chastain Park. Whether you’re a long-time local who cherishes those Chastain nights or new to the area, experiencing a show here is a quintessential Atlanta experience.
Nestled within the beautiful Chastain Park since 1944, the Amphitheater isn’t just any outdoor venue; it’s a piece of Atlanta history that has hosted an unbelievable roster of talent. Over the decades, legends like Ray Charles, James Brown, Bob Dylan, Janet Jackson, Paul Simon, and countless others have graced its stage, making it a truly special place to see live music.
Here is the current schedule for the 2025 season at the Synovus Bank Amphitheater at Chastain Park in Atlanta, Georgia:
Please note that this schedule is subject to change, and it’s always a good idea to check the official venue website or ticketing platforms for the most up-to-date information.
Part of the fun of a Chastain show is planning the whole evening! Luckily, Buckhead offers fantastic dining options just minutes away. Here are a few recommendations to get your night started right:
Not ready for the night to end after the final encore? Buckhead has plenty of spots to grab a nightcap and discuss the show:
Get ready for another unforgettable season at Chastain! Check the concert calendar, plan your perfect pre-show dinner, and maybe we’ll see you grabbing a post-show drink nearby. Here’s to magical musical nights in Buckhead!
Ten years ago, just as I was getting Buckhead.com established as a community news source, I decided that we needed to create a compelling brand for the Buckhead community. I enlisted the talents of renowned brand designer, Terry Slaughter. Terry’s reputation for place-making was stellar, with his work including the Alys Beach brand and the ubiquitous “30A” bumper sticker.
Terry and I spent hours immersed in conversations about the community and my vision for Buckhead.com. His enthusiasm for the project was evident, and after these discussions, he returned to his Birmingham office to begin his work. A few months later, he returned and unveiled the Buckhead brand. The design perfectly captured the essence of Buckhead: a simple “BH” crest within a shield, subtly incorporating the hint of the buck’s head that adorned Irby’s Tavern in the late 1800’s, the original source of our community’s name.
This crest became the brandmark for both Buckhead.com and later, The Buckhead Paper. We distributed a limited number of window stickers in those early days, but we have now included a complimentary Buckhead window sticker in each of the 49,000 printed copies of The Buckhead Paper! Show your pride in our community by displaying it on your car or anywhere else you choose. Every time you see it, be reminded of the elegant mantra Terry penned about the spirit of Buckhead:
The spirit of Buckhead points in one direction. It is an undeniable truth. The spirit of Buckhead has always pointed forward. This is the way it has been, and perhaps this is the way it will always be. The spirit of Buckhead heads forward. You see it in the way we work, and you see it in the way we play. You see it in the way we nurture our children, and you see it in the way we nurture our gardens. You see it in the way we care for our homes, and you see it in the way we care for our schools. The quest is always pointing forward. Whether it’s our businesses, the arts, or the entertainment, the bar is always rising higher. The reach is always extending further. The search is for excellence and beauty and grace and vibrancy. This is Buckhead. We are a community, but we are a community of individuals. We are diverse, we are dynamic, we are discerning, we are builders. We are connected to one another with a common bond. A common dream. A common quest. Pointing life in one direction.
Terry Slaughter
Forward.
With excellence.
Grace.
Beauty.
Compassion.
One dream.
One goal.
One quest.
Heading forward.
Always.
Chastain Park is growing and getting even more desirable every year, why not make it your own backyard? 4522 Dudley Lane is the perfect home base for family life and fun activities in and around Chastain Park. Your yard literally backs up to the park! The playground is steps away, as well as the golf clubhouse, baseball fields, the Chastain Arts Center, and the Galloway School. You are steps away from the heart of Chastain Park tennis courts, horse park, amphitheater, and award-winning park-side bistro, The Chastain!
Perfect as the location is, the home is even better. Outside, you will find a stately brick and limestone home with a low-maintenance backyard designed for recreation and relaxation. A generous stone patio off the main level overlooks the in-ground pool. Set on a high ridge at the north end of the park gives you glimpses of the city skyline nearby during the winter months.
Inside, you are treated to the modern open layout families desire, plus features and amenities you didn’t realize you wanted. All 11,467 square feet are designed with luxurious family living in mind and every last detail has been accounted for in the custom-tailored finishing. High ceilings and designer finishes are only the beginning. An elevator serves all three floors, and whole-house automation takes convenience, security, and livability to the next level.
A grand two-story foyer leads past a paneled office with steel doors and formal dining room to a dramatic two-story fireside family room. A walk in glass-walled wine cellar offers a punch of drama in the main hallway. The striking designer kitchen features an oversized stone island and a breakfast room that is bathed in natural light from all sides.
The primary bedroom suite on the main level includes a fireside bedroom with dramatic vaulted ceilings The opulent spa bathroom features one of the largest steam room/showers I have ever seen and an enormous boutique-style walk-in closet.
Upstairs you will find four bedroom suites, each with a full bath and a generous closet. There is a large storage room on this level as well as a spacious laundry room (a 2nd laundry is on the main).
This terrace level offers incredible WOW factor, truly built for entertaining. A large entertaining space with a kitchen and adjacent lounge provides access to the pool patio. A covered outdoor living room offers heaters and an outdoor kitchen. The cozy fireside living room leads to a private home office, with a full guest suite across the hall. A gym and home theater round out the terrace level amenities.
Homeowners here will enjoy all that Chastain Park has to offer year-round. Chastain Park is Atlanta’s largest city park, and known by all as Buckhead’s premier park. The wide variety of competitive and recreational activities and entertainment venues hosted by Chastain Park include a swimming pool, a musical amphitheater where both pop and classical musicians entertain audiences outdoors, an arts center, tennis, gymnasium, walking trails, playgrounds, softball diamonds, a golf course and even a horse park – all of which appeal to athletic types and Sunday morning strollers alike.
The Chastain restaurant offers “refined comfort food” for residents and visitors alike in a beautiful setting across from the park.
The Chastain Park Conservancy has plans to transform 40 acres of unused land in the heart of the park into usable greenspace. $5 million in donations has already been raised to fund the effort that will create new usable park space that is larger in size than the Atlanta Botanical Gardens.
The conservancy, a nonprofit whose mission is to maintain and improve the Buckhead park, intends to spend $9.8 million to turn the Palisades part of the park into a usable greenspace. Since the park’s opening in 1940, it has been a passive portion with no accessibility for human beings. At 268 acres, Chastain is one of the city’s largest parks.
According to plans provided to Buckhead.com by the conservancy, Chastain has 60 acres of unsightly, inaccessible land that can be transformed into greenspace. Initially, the conservancy will transform 40 acres of its Palisades area into greenspace. The “Palisades” area to be developed is near the center of the park and is situated on a high bluff above Nancy Creek. Another 20 acres on the northern tip of the park is being called the Northwoods, and is on the table for additional passive greenspace.
According to information provided by the conservancy, the Palisades project is part of a new capital campaign that will cost a total of $12.5 million, and $5 million has been raised thus far. $3 million of the current total came from a single donor. Conservancy President and CEO Rosa McHugh said the rest of the campaign funds will be spent on pedestrian safety initiatives throughout the park.
Of Palisades, she said, “For me personally, what’s really attractive about the project is Chastain Park is an amazing 268-acre park, but there’s no real park within the park. This project will bring in 40 acres of greenspace to the park.”
She added that the park’s current setup means most of the land is programmed by sports such as golf, tennis, swimming, baseball, softball, and basketball.
The Palisades project has been on the conservancy’s to-do project list since it was included in the 2008 master plan.
“It was approved by the [Atlanta] City Council and served as a vision plan for all the projects throughout the park,” McHugh said. “The Palisades comes out of that plan, and it was reintroduced as we worked on the update of that plan. We had a table for phasing of these projects, and that one remained as the first one to complete.”
The conservancy’s previous capital campaign, which collected $5.2 million, launched in 2014 and ended in 2016, paid for Play Chastain, a new playground, and Walk Chastain, new pedestrian trails. McHugh calls Palisades “a game changer.”
“This will give people an ability to throw a Frisbee, meet a friend, or have a picnic,” she said. “We did a density study and showed that density continues to increase, and there’s some kudzu in there. It’s not a healthy environment in there, so what this will allow us to do is create a more natural environment and allow the community to use it.”
J.P. Matzigkeit, a conservancy co-founder and member of its comprehensive plan committee, said Palisades will be similar in size to the Blue Heron Nature Preserve nearby and the Atlanta Botanical Garden in Midtown, which each are 30 acres.
“If you look at the size of the project of the Palisades, it is to reclaim [40] acres of land from kudzu and turn it into park space,” he said. “… But [40] acres is a lot of land and the opportunity to add that land as park space is an incredible opportunity. Think about what [40] acres of contiguous land would cost. We’re opening up $50 million of land where people can enjoy it and use it as intended, as park land. The Palisades project is an opportunity to get park land.”
Palisades will include three community greens totaling +/- 3 acres, a one-plus-mile stretch of soft trails, a bridge over Nancy Creek, and stream bank and wildlife habitat restoration. In the future, a 20,000-square-foot event space is expected to be added to host community events such as weddings and educational programs.
“There are three fields; the main one would be an open field,” McHugh said. “… The second one is smaller, and we would like it to have some natural play, such as undulating hills where kids can play. The upper one will be a model site for native planting. We hope to have trails throughout that greenspace.”
She said she’s given several tours of the Palisades area, and participants often say, “Why hasn’t anyone done anything about that yet?”
For the many residents and visitors who gather and recreate in Buckhead’s largest greenspace, there is more good news in the works. The conservancy is placing the final touches on a new 20-year master-plan that has even more improvements. Stay tuned to Buckhead.com to learn more as the details become available.
Buckhead’s parks are in good shape, with some new ones coming soon, Atlanta’s Parks and Recreation Department leader said.
“What we’ve been able to do under Mayor [Andre] Dickens is move our vision to reality,” said Justin Cutler, the department’s commissioner.
Cutler, who has been in charge of the department since 2022, provided an update on Buckhead’s parks at the Buckhead Council of Neighborhood’s monthly meeting Feb. 13 at Piedmont Center. He thanked the representatives of Buckhead neighborhoods who attended the meeting for their hard work in volunteering to improve and maintain their communities.
“As our mayor says, Atlanta is a group project. … He wants to create more volunteer opportunities,” Cutler said.
His update included info on parks under construction, parks planning improvements, and newly acquired properties that likely will be transformed into parks.
Cutler’s presentation included some park projects still in the planning phases:
Cutler also took questions from attendees, including neighborhood group representatives, about issues with their park projects.
Cutler ended his speech with an update on 16 Moving Atlanta Forward projects. Moving Atlanta Forward is the city’s 2022 infrastructure package that included three measures Atlanta voters approved in a referendum that year (two bonds and a special sales tax being renewed) to collect $750 million. These are all park projects in council Districts 7 and 8. Three are in the planning/scoping phase, three are in the engineering/design phase, four are under construction, and six are closed out.
In an interview after the meeting, Cutler was asked which park project he’s most excited about.
“It’s like picking your favorite child,” he said. “It’s a tough question. I’d say all of them, but what we’re most excited about? I think really it’s to continue to improve maintenance. Recently, we received an increase in our millage going to parks and recreation services, so we’ve been making a lot of investments in repairing parks, updating parks, increasing trash pickup and reducing graffiti, as well as providing our park ranger program. That’s been able to reduce crime in parks and increase safety.”
When asked which projects may be the most challenging, Cutler first said the biggest issue could be having a large enough staff to handle all of them.
“I mean we have the resources but with our milage program we’ve been able to hire more staff,” he said. “I think that anytime you’re building anything, you don’t know what you’re going to get, being able to have flexible enough plans to address any challenges that come up.”
Buckhead’s luxury real estate market soared to new heights in 2024, shattering records and redefining expectations.
The year started strong, with early significant sales including a Knollwood Drive home in Tuxedo Park selling for $9.5 million and a Georgian estate in the Paces neighborhood for $12.8 million. This early success set the tone for a year of unprecedented achievements. Later in the year a home at 3540 Woodhaven Road that tipped the scales with 49,665 square feet sold for $17 million. This home included indoor and outdoor pools, a full-size bowling alley, and an indoor basketball court, among other features.
However, the pinnacle of the year arrived with the off-market sale of 3391 Tuxedo Road, a masterpiece of Scandinavian design and Japanese-inspired flow. I am proud to have represented the seller in this transaction, which culminated in a remarkable $19,800,000 sale price – the highest ever recorded in metro Atlanta. This landmark achievement coincided with a professional milestone – as it pushed me past $1 billion in career sales volume. Combined with my role in three of the top 10 sales of the year, these accomplishments highlight the impact of personalized service and the strategic marketing plan I have implemented in Buckhead to ensure my clients’ success.
As you will see in the top ten home sales listed below, the Tuxedo Park neighborhood reigned supreme. Half of the top 10 sales were located in this beautiful neighborhood. As Atlanta grows, Buckhead continues to be the most sought-after community in the region. If 2024 is any indication, real estate in Buckhead will continue to increase in value and desirability.
Scroll down or CLICK HERE to see the top 10 list.
This chart depicts the dynamic relationship between interest rates, sale prices, and sales volume in Buckhead’s single-family home market, spanning pre-pandemic through post-pandemic periods. The green line illustrates the average 30-year fixed-rate mortgage, revealing the inverse correlation between interest rates and sales volume. The chart demonstrates how historically-low interest rates fueled a surge in sales activity, while subsequent rate increases led to a market contraction. The recent moderation in both price growth and interest rate escalation suggests a potential resurgence in sales volume.
In 2024, the average sale price for a single-family home in the Buckhead area climbed at a moderate rate of 1.91% to $1,745,000, marking a new record. This increase occurred despite average 30-year mortgage interest rates more than doubling over the past three years.
The dramatic rise in interest rates, coupled with increasing prices, has dampened market activity since 2022. However, the rate of growth in prices and interest rates slowed significantly in 2024. This moderation has begun to thaw parts of the market and resulted in increased transaction volume. The number of homes sold in Buckhead last year increased by 20%, reaching approximately 800. While this is a significant improvement, it remains well below the levels of activity seen before and during the pandemic, when annual sales consistently exceeded 1,000 homes and exceeded 1,400 home sales at the 2021 peak.
The interplay of these factors—higher prices and rebounding sales volume—suggests that while demand remains robust, the Buckhead real estate market may be finding a new balance in the post-pandemic era. However, higher interest rates are expected to act as a brake on the overall market until they begin to decline. The outlook for falling rates has become less certain with recent policy changes and the latest inflation data, creating a degree of uncertainty in the market forecast. The rate of price appreciation, while currently moderating, will likely remain sensitive to fluctuations in interest rates.
3445 Habersham Road is the perfect blend of comfortable family living and fantastic amenities for entertaining. The secluded 1.05 acre property is conveniently situated near the convergence of Valley Road and Habersham in Tuxedo Park. Imagine living within walking distance of Chastain Park, 30 acres of gardens at the Atlanta History Center, and the buzzing energy of the Buckhead Village!
Outdoor living spaces include a two-tiered deck with relaxing views of the wooded backyard. Each level of the deck connects to indoor entertaining spaces, making indoor-outdoor parties a breeze. A crushed-stone path leads through the backyard, and your 4-legged family members will love the large fenced dog run, complete with stairs to the lower level deck.
Inside, you will notice updated fixtures and finishes, and high ceilings throughout the home. A handsome wood-paneled office and the private dining room flank the entry foyer.
The fireside family room features a vaulted ceiling, large windows overlooking the backyard, built-in bookcases with a wet bar, and opens to the kitchen and eat-in breakfast area.
Custom white cabinets and calacatta marble counter tops surround a central island with counter seating, and high-end appliances will delight the chef in your family. The breakfast area connects to a bright sun porch through large glass doors. A large laundry room and adjacent mudroom are found between the 2-car garage plus a large carport for your golf cart and other toys.
The primary suite on the main level includes a spacious bedroom with a vaulted ceiling, large windows, and dual bathrooms.
Three bedrooms occupy the upper level, along with a unique secret playroom. Two bedrooms share a generous Jack-and-Jill bath. The third bedroom is the largest of the three, and includes a private ensuite bath.
The terrace level was built for family fun! A large fireside family room with backyard views and deck access features a wood-paneled bar, complete with a sink and brass foot-rails for your patrons. Behind the bar, you will find a full-size beverage fridge and a climate-controlled wine cellar. A wood-paneled billiard room, home theater, and a home gym provide fun and recreation for your family or guests, and the gym and theater each include a king-size Murphy bed when you need space for overnight guests. Keep an eye out for a hidden door that leads to your own secret vault!
Tuxedo Park is the undisputed top-shelf neighborhood in Buckhead. The rich history of this area goes deeper than many residents may realize. This early Atlanta suburb was only woods and farmland at the beginning of the 20th century, but that quickly changed. Wealthy Atlantans began building homes along Paces Ferry around 1904, many used as summer or country estates with farm animals and extensive gardens. Tuxedo Park expanded North several blocks from there and has kept its refined Southern elegance ever since.
The Tuxedo Park Civic Association holds social events, hires private security officers, and generally keeps the neighborhood connected despite the mostly gated and secluded estates. With its historic mansions and picturesque landscaping, Tuxedo Park is aptly named for this sophisticated neighborhood of magnificent residences. Some of the finest estates in Buckhead are located in the prestigious Tuxedo Park neighborhood.
Although the city of Atlanta has grown to surround this once-remote area, the neighborhood still maintains an aura of seclusion and escape. The manicured grounds and varied architecture of the homes give the neighborhood a formal air befitting its name.
This lovely home offers the perfect floorplan and everything on your wish list and then some! Three finished levels include 3 garage spaces, and a sprawling backyard with a walk out pool, spa and patio from the finished terrace level. And if that’s not enough, everything that Chastain Park has to offer is just a stone’s throw away!
The main level features a light and cheery eat-in kitchen open to the spacious family room and deck overlooking the backyard, huge walk in pantry/scullery with extra full size fridge/freezer, mud room with extra storage, formal living and dining rooms, butler’s pantry and one of two laundry rooms. The deck has a large area for dining al fresco, plus a living room situated around an outdoor built in fireplace and access to the pool. Also on the main is the peaceful primary bedroom suite with a deluxe bath and separate walk in closets.
Main or rear stairs lead to the upstairs with 5 bedrooms, each with walk in closets and baths (one also with its own quiet built in study room). There is also a separate playroom that the kids will love, plus a convenient 2nd laundry.
The terrace level is a real WOW for the whole family! There’s a sound proof music room, spacious temperature controlled wine cellar with custom shelving and lighting, Finnish sauna that offers both infrared and traditional heat, billiard/game room, movie room, bedroom + 2 full baths, gym lined with mirrors, and kitchenette with full fridge to help keep everybody refreshed with cold beverages on hot summer days. Walk right out to the pool and hot tub or relax on the covered patio to watch the big game al fresco. Further back is a large grassy area promising endless days of fun year ’round. Hurry, homes like this in the Chastain Park neighborhood don’t last long!
Homeowners here will enjoy all that Chastain Park has to offer year-round. Chastain Park is Atlanta’s largest city park, and known by all as Buckhead’s premier park. The wide variety of competitive and recreational activities and entertainment venues hosted by Chastain Park include a swimming pool, a musical amphitheater where both pop and classical musicians entertain audiences outdoors, an arts center, tennis, gymnasium, walking trails, playgrounds, softball diamonds, a golf course and even a horse park – all of which appeal to athletic types and Sunday morning strollers alike.
The Chastain restaurant offers “refined comfort food” for residents and visitors alike in a beautiful setting across from the park.
Brand new home located on a quiet street yet only 100 yards from the center of Chastain Park! Ditch the car and commute too all of your sports and activities by foot or on golf cart from this prime location! This location will literally change your life!
The beautiful home was designed by architect Tim Adams and features a spacious floorplan with a primary suite on the main level, 3 car garage with EV charger, finished terrace level, and covered outdoor patio overlooking a swimming pool with spa, and grassy yard. It is so close to the park you will enjoy a view of the golf course from the covered patio during the fall and winter months when the leaves are down! Top quality features include aluminum clad windows, wide-plank wood floors by European Wood Co, high ceilings and beautiful fixtures and lighting.
The light-filled kitchen features custom white cabinets and a large center island topped with marble counters, Wolf range with hood, SubZ fridge/freezer and beverage center. A 2nd laundry room and separate mud room are conveniently located just inside from the 3-car garage.
The kitchen opens to the everyday dining area and a spacious family room which features a fireplace and french doors leading to a lovely covered patio with a cozy fireplace, stone floors and beamed ceiling overlooking the a serene forest view beyond. This is the ideal space to dine, entertain and relax alfresco day or night all year ’round!
The formal dining room is accessed from the kitchen through the butler’s pantry, fully outfitted with cabinets, sink, ice maker and beverage refrigerator. A massive walk-in pantry provides plenty of kitchen storage and could be built out as a working kitchen/scullery if needed.
The primary suite is well thought out and an ideal size. A high vaulted ceiling, and a seating alcove are accentuated by the soft natural light and private wooded views. The primary bath features a delicate blue paint, softly veined marble floors, counters and tiles, separate his & hers vanities, a large shower with dual shower heads, and large closets ready to be customized based on individual wardrobe needs.
Upstairs at the top of the stairs is an open area for a den or study, four large bedrooms each with ensuite baths and walk in closets, a separate flex room for a playroom or TV room and a full laundry room.
The terrace level opens to a covered patio and backyard. There are a bedroom with full bath, two huge daylight recreation areas, a wine cellar, and a powder room.
This brand new home has all the bells and whistles, a well thought-out floorplan, is close to Buckhead shopping and schools and right in the heart of all that Chastain Park has to offer!
Homeowners here will enjoy all that Chastain Park has to offer year-round. Chastain Park is Atlanta’s largest city park, and known by all as Buckhead’s premier park. The wide variety of competitive and recreational activities and entertainment venues hosted by Chastain Park include a swimming pool, a musical amphitheater where both pop and classical musicians entertain audiences outdoors, an arts center, tennis, gymnasium, walking trails, playgrounds, softball diamonds, a golf course and even a horse park – all of which appeal to athletic types and Sunday morning strollers alike.
The Chastain restaurant offers “refined comfort food” for residents and visitors alike in a beautiful setting across from the park.
This home is set on a very quiet street, but only 50 yards from Chastain Park. In fact, you have a view across the golf course from the front porch! The stately architecture was designed by Harrison Design and completed by Steve West in 2018. Covered outdoor living spaces overlook a perfectly flat and beautifully landscaped backyard with all the space you will need for a pool and gardens. The Upgraded Weather Granite stone stone walls and lush plantings were designed by Landscape Architect Richard Anderson.
The interior was decorated and finished by Bill Stewart, with Stewart Mohr Designs, and is just perfect. A spacious entry foyer is flanked by the formal dining room and a private home office. Large Pella windows and high ceilings combine to create a bright, open feel in every room.
The fireside living room features wood beams on the ceiling and a picture widow overlooking the backyard. Large cased openings connect the living room to the main stair hall and the open concept family room and kitchen.
The family room has a wall of windows that provides natural light and access to the covered outdoor living room and the backyard.
This Design Galleria kitchen is surely the heart of the home. White custom cabinetry surrounds a large central island with counter seating. A generous walk-in pantry AND a butler’s pantry add even more storage, and the adjoining home management office will help your family stay organized. The huge mudroom connects the kitchen with the 3-car garage.
Guests will enjoy the convenience of the guest suite on the main level, complete with a large closet and a full ensuite bath.
The primary bedroom suite occupies half of the upper level. A massive bedroom anchors the suite with huge windows overlooking the backyard. Connected to the bedroom is the primary bath, which features double vanities, a free-standing tub, and a dramatic double shower. Two large walk-in closets complete the suite, with custom closets built out by Artisan Custom Closets and access to the hallway.
One of the guest suites that is adjacent to the primary suite has been converted to a large dressing room with ample custom closets and a private bath. This space can be used as-is or easily converted back to another guest suite or nursery depending on your needs.
Two additional upstairs bedrooms feature walk-in closets and full ensuite baths. Additional rooms upstairs include a large laundry room, a bonus room above the garage currently used as a gym, a full bath, and multiple closets.
The daylight terrace level is unfinished, providing plenty of space for expansion. Two floorplans are available showing the options to finish up to 2000 additional square feet on this level. An elevator shaft connects all three floors. This is a rare opportunity for such an exceptional home in this location!
Homeowners here will enjoy all that Chastain Park has to offer year-round. Chastain Park is Atlanta’s largest city park, and known by all as Buckhead’s premier park. The wide variety of competitive and recreational activities and entertainment venues hosted by Chastain Park include a swimming pool, a musical amphitheater where both pop and classical musicians entertain audiences outdoors, an arts center, tennis, gymnasium, walking trails, playgrounds, softball diamonds, a golf course and even a horse park – all of which appeal to athletic types and Sunday morning strollers alike.
The Chastain restaurant offers “refined comfort food” for residents and visitors alike in a beautiful setting across from the park.
A group of concerned citizens, including alumni, has opposed The Galloway School’s plan to tear down its historic Gresham building, but the Buckhead school is moving forward with its strategy, though it has recently adjusted its plan in an effort to get it approved.
The Gresham building, named for Richard C. Gresham, is the main classroom facility for Galloway. Completed in 1911, the Neoclassical Revival architecture building originally served as a Fulton County almshouse before being converted to a structure housing the upper learning classrooms and administrative offices when the school was founded in 1969 by Elliott Galloway. As Galloway’s first building, it has become synonymous with the school.
In November, after Galloway announced its plan in the previous month as part of its Galloway Forward campaign, some of the school’s alumni and others started a change.org petition in support of keeping the building intact. As of April 22, it had 2,045 signatures. Galloway graduate Jane Norley launched the petition and a group called Galloway Alumni and Supporters for Preservation (GASP) to raise awareness of the issue.
The 35,000-square-foot building was placed on the National Register of Historic Places by the school in 2014, but that doesn’t keep it from being razed. David Finehirsh, a New York-based real estate developer who attended Galloway for kindergarten through eighth grade before his family moved to New York, has created an alternate design for the building that would keep all or part of the Gresham building intact.
James Calleroz White, Galloway’s head of school, said the last time the Gresham building was renovated was in the early ’90s, when an attic space was converted into multiple classrooms. He cited numerous issues where the building is deteriorating, some of which were fixed immediately after an engineering report the school hired a firm to conduct was completed in April 2023.
Galloway’s plan, in partnership with the Cooper Carry architecture firm and Winter Construction, calls for adding 43,000 square feet of classroom space by constructing a larger facility, costing about $30 million, on the footprint of the Gresham building. Calleroz White said choosing to demolish the Gresham building was one of the toughest decisions he’s made in his 30-year career as an educator.
“It was sad but our charge is the safety, security and well-being of our kids and future kids,” he said, adding keeping the Gresham building as part of the school’s plan is not feasible.
Calleroz White also said Galloway will incorporate some pieces of the Gresham building, including the four columns in the front of the building plus fireplaces and doors. As the original structure for the school, the Gresham building has become synonymous with Galloway.
Galloway’s plan must be approved through the city of Atlanta’s zoning process, beginning with Neighborhood Planning Unit-A’s board. The school’s leaders have been in negotiations with the board to devise a plan that could be approved more easily after its original design, which called for a height of 56 to 57 feet, drew objections from the neighborhood. Those talks have included discussions with neighborhood groups such as the Chastain Park Civic Association but not Finehirsh, Calleroz White said.
The head of school added that although the design plans are still fluid, its current design calls for lowering the max building height to about 35 feet by moving an entire floor of office and classroom space to the back of the building, which was originally only one story.
Under Galloway’s current plan, it will request a zoning change from R-3 (single-family residential) to SPI (special public interest ) district to address not only any height restriction issues but also the other changes the school would make by redeveloping the building.
Though the NPU-A board next meets on May 7, Calleroz White said it’s likely that the earliest it would approve Galloway’s plan would be the June 4 meeting. However, he added, if the design plan is approved in June, the school could stick to its timeline of breaking ground on the project this summer and opening the new building in January 2026.
Finehirsh, who calls the Gresham building “an absolute architectural treasure,” said Galloway should adopt his design plan, which will cost nearly $3 million less than Galloway’s, based on his own cost comparison. According to that comparison which Galloway had nothing to do with, based on a cost of $450 per square foot, the new building under his plan would cost $33.8 million and Galloway’s would cost $36.4 million.
“My building design addresses three needs for Galloway: maintaining the character of the building and school, adding space and lowering the cost,” he said, adding the opposition group is not only for saving the building but also keeping students’ needs in mind.
Greg Jacobs, a Savannah resident with a second home in Atlanta, owns Landmark Preservation, a preservation services and consulting firm. He’s toured the Gresham building and said he believes it can be kept.
“I have found very few buildings that can’t be saved and rehabilitated for a functional use, and done so in an economically viable way,” Jacobs said. “Gresham is in very serviceable condition. But it is also the face of the school. I feel strongly that [the] Gresham [building] should be saved because the decision to dismiss it as unusable … was not a decision made in a fully considerate way.”
David Mitchell, executive director of the Atlanta Preservation Center, a nonprofit that aims to protect and promote the city’s historic properties, said he’s spoken to Galloway and the NPU-A board about the school’s plan. He will stay in touch with the school about its plans “until all parties have ceased discussing how the process will move forward.”
“The Atlanta Preservation Center is going to be focused on a positive outcome,” Mitchell said.
Charlie Galloway, Elliott’s son, said he and two of his three siblings – Fran and Kay – support keeping the building intact, but one, Jeff, is in favor of it being demolished. Fran Galloway confirmed she’s in favor of preserving the building.
In a video posted to the Galloway Forward website, Jeff Galloway said, “It is exciting to know that we will have state-of-the-art [items] in a number of new areas of the school. It is also a little sad because of all the history of this building. But again, Elliott Galloway said it’s not about the facilities. It’s not about a particular thing that we have. It’s about the community of learners supporting one another, and being able to produce something that benefits the community at large.”
Charlie Galloway graduated from high school two years before Galloway opened, but he was one of the volunteers who helped refurbish the Gresham building before the school opened, and, about 10 years later, he taught and coached there for a few years. Charlie Galloway said he was shocked to hear of the school’s plans to demolish the building.
“I’m not against a new 21st-century, high-tech classroom building,” he said, “but not at the expense of destroying this historic, treasured building that is not just a symbol of The Galloway School but of Chastain Park.”
Those who have dined in a Schlotzsky’s or a Rising Roll Gourmet Café around town effectively have Mike Lassiter to thank for the experience. Lassiter, CEO and founder of Franchising Concepts, brought the former to the Georgia area and the latter to the masses. More locally, Lassiter also helped spearhead the creation of the venerable Chastain Park Tidal Waves swim team.
His swim and sandwich influence around Georgia — there are now five Rising Roll locations in Atlanta alone — is a result of Lassiter “falling in love with Atlanta,” and completely altering his career trajectory for his desire to call Chastain Park home.
Lassiter first came to Atlanta an outsider in 1985. He was working for a photo-finishing firm based out of Houston, Texas, and relocated to Sandy Springs for work. Soon after, Lassiter said he “was lucky enough to get introduced to Chastain Park.”
“I just loved Chastain Park so much,” Lassiter said. “With the sports fields, the family atmosphere, the golf course, the walking around the park, I said, okay, I’m going to (live) here one day.”
Lassiter would see that ambition come to fruition. First, there was business to tend to.
Lassiter already knew he wanted to remain in Atlanta. When he was asked by his job to relocate back to Texas he replied no, he wanted to remain here.
“I knew right then and there my career with them was over when I told them no,” he said.
Looking for a new venture, Lassiter remembered his favorite lunch spot from his original hometown, Schlotzsky’s. There weren’t any in Georgia at the time. He connected with the company’s corporate office, requesting a call should they ever want to expand into the Peach State.
It took over four years for Lassiter to get a call back, but once he did, his career path immediately transformed.
“The timing was perfect, I was looking for something else,” he said. “I met them, got invited to Texas, did my due diligence and said, ‘I want to do this.’”
Lassiter bought the rights to develop Schlotzsky’s locations in Georgia as an “area developer.” Later he bought the rights to Houston. Lassiter opened 85 locations in the two areas between 1991-99. At one point he personally owned a location in Roswell.
“My company was the largest developer (of Schlotzsky’s) outside of Dallas,” Lassiter said. “The Dallas area developers wanted Houston, and they made me a great offer and bought me out. I sold that business and then created Franchising Concepts. We help people go find franchises, we help the business tee everything up, and we get franchises ready to go.”
Lassiter inadvertently found his next major franchising opportunity while having lunch at a father-son owned café in Alpharetta.
“You go in there and there are a lot of products made from scratch,” he said. “There was an incredible chicken salad with chicken that had never been frozen. They made their own pasta salad, pimento cheese, there was so much freshly made food. The food was all of a very high-quality profile.”
Lassiter touts Rising Roll was Zagat-rated “Excellent” for 13 consecutive years when the publication still rated such restaurants.
In 2003, Rising Roll Gourmet Café came to be with a focus on fresh, easy and healthy food. There are currently about two dozen locations in operation or in the works around the southeast and Texas. Many can be found around Atlanta, including at the Candler Building, Regions Tower in Midtown at the Wells Fargo Building in Atlantic Station.
Rising Roll was hit hard by the COVID-19 pandemic, as was the entire restaurant industry, but Lassiter said the company “is definitely making a strong comeback.” The next major step for the company is expanding its presence at hospitals and colleges/universities, he said.
Meanwhile, Lassiter says the driving focus of the company is on community. Rising Roll is an avid supporter of Children’s Healthcare of Atlanta, the Murphy-Harpst Children Center in Cedartown and Bert’s Big Adventure, a nonprofit providing all-expense paid trips to Walt Disney World for children with chronic and terminal illnesses and their families.
Lassiter saw his desire to call Chastain Park home become a reality in 1995. He’s lived in the community since. He first purchased a home on Hillside Drive when he was single.
“I got engaged and married and moved four houses away,” he laughed. “My wife and I would walk around the area and down Broadland [Road]. I said if any house became available, I was going to buy it. Well one day I thought I saw an agent putting up a ‘for sale’ sign. It really wasn’t on the market, but I asked to see the house. I made an offer right then and there to buy it.”
Lassiter said to all the amenities Chastain Park offers within walking distance makes its an “amazing place.”
“It just continues to get better,” he said. “When I moved here, the path around the park was just a little dirt in some areas and a little bit of sidewalk. They have really developed it into something special. It’s a gamechanger. The horse park is special. The concert venue is special. It’s been upgraded so much around there, and the community is involved in the park. Chastain Park is a great part of Buckhead because its family focused, too. You walk around there and see so many families and couples. It gets better every year.”
Lassiter has helped that influence grow. Around the time of Rising Roll’s foundations, he led efforts to create the Tidal Wave swim team.
“I swam in college, and I got together with another former college swimmer,” he said. “Together, we launched the Chastain Park swim team in 2003. The pool hadn’t had an organized swim team in a long time, or maybe ever. We got the community together, got the initial team together, hired a coach and created the Tidal Wave Swim Team. We were given an award for the best new swim team, and I still have that trophy in my house.”
The team has since captured eight Atlanta Swim Association championships in addition to providing the opportunity for numerous swimmers to compete in Buckhead.
“So much positive has come from [the swim team],” Lassiter said. Every time I walk by there and see the sign, it just feels really good to see the difference we made there.”
Though Lassiter is now seeking to downsize and move to the North Georgia mountains — his three adult children are all set to leave the nest or have already — he remains thankful for his time in Buckhead and Chastain Park.
He still has no regrets saying “no” to moving away from the area nearly 40 years later.
“I love the community so much,” he said.
The spirit of Buckhead heads forward. This is the way it has been, and perhaps this is the way it will always be. The spirit of Buckhead points forward. You see it in the way we work, and you see it in the way we play. The reach is always extending further. The search is for excellence and beauty and grace and vibrancy.
We are a community of individuals. We are diverse, we are dynamic, and we are discerning. We are builders. We are connected to one another with a common bond. A common dream. A common quest. Pointing life in one direction. Forward.
© 2024 Buckhead. All Rights Reserved.