In an interview with Focus:, Larry Padilla, CEO of the Decatur Housing Authority, discussed strategic expansion, resident empowerment, and the need for regulatory reform. “To make a real impact, we need to do more than develop 200 units a year. We’re working toward a pipeline of more than 1,000 units. That may sound ambitious, but it reflects what the moment demands,” Padilla added.
What recent developments have had the greatest influence on the housing authority’s priorities this year?
The Village of Legacy (Legacy) project has been one of our most impactful initiatives as of late. Located within Legacy Park in Decatur, it’s unique because it brings housing within a park environment that also features a variety of nonprofit organizations that are based within the park, nature trails, and a state-of-the-art track field. This combination helps build a fuller sense of community.
It’s the first affordable and attainable multifamily housing development for families in Decatur in decades. Much of our previous work focused on replacement housing, where previous public housing communities were either completely demolished and re-developed or substantially rehabilitated, replacing the previously existing units one-for-one. With Legacy, we are adding 132 new units, expanding Decatur’s affordable and attainable residential options.
This development has really become our calling card. While our official name is still the Decatur Housing Authority, we’ve intentionally stepped away from using the word “authority” in our day-to-day work. The term can carry outdated perceptions about what public housing agencies do, and it doesn’t fully reflect who we are today.
We want to be recognized for our high standards, our strong stewardship of public resources, and our ability to responsibly administer federal rental subsidies as part of a true public–private partnership. Our goal is to expand opportunities for working families who want to live, work, and play in Decatur, and to be seen as what we really are: a developer, owner, and operator of quality, modern, and safe housing of choice.
While dropping a single word might seem like a small or purely symbolic marketing move, it sends a clear message. It pushes back against the stereotypes and misinformation that often surround housing agencies and can slow progress in addressing the affordability crisis.
At the same time, our charter gives us tools that most developers simply don’t have — the ability to issue bonds, preserve tax incentives, and place project-based vouchers — and those tools are essential to sustaining attainable housing. The project has also attracted new partners and opened the door for us to expand across DeKalb County, throughout Georgia, and potentially beyond.
Today, we operate much more like a real estate developer with a strong CORES designated services component we refer to as our Resident Experience department, and which operates within our services subsidiary, Decatur Housing Initiatives, Inc.
For us, it’s more than buildings — it’s about creating real communities: supporting youth, connecting adults to training and jobs, and helping seniors age in place with dignity.
How has the economic landscape affected your ability to expand affordable housing?
It’s definitely a challenge. In the city of Decatur, there is approximately 2% of available vacant land, and not all of that is actually developable. In a small city, roughly five square miles, that scarcity drives acquisition costs up significantly. It’s been a real local constraint, and we’re starting to see similar pressures emerge across the region.
At the same time, the broader multifamily market is beginning to soften. We’re seeing more concessions, and in parts of metro Atlanta, there are signs the market is already overbuilt — or headed that way.
For us, though, affordable and attainable housing isn’t optional — it’s essential. It’s like bread and water; it’s basic sustenance for a community. Demand will always outpace supply, especially for working families. So even in a tough environment, the need remains strong, and we’re committed to meeting it.
The biggest obstacles right now are land costs, higher interest rates, shifting restrictions on soft financing from government sources, and broader political uncertainty. But despite all of that, it’s actually an exciting time to be in this field. If the work were easy, it probably wouldn’t be worth doing. The challenge is what makes it meaningful.
How are resident needs and preferences shaping the way you create community experiences?
Our resident experience team is CORES certified (Certified Organization for Resident Engagement & Services), a designation that recognizes organizations that have developed a robust commitment, capacity, and competency in providing resident services coordination in affordable rental housing. As a CORES organization we have the ability and flexibility to meet people where they are. We serve a broad range of residents, from those with public housing backgrounds to young professionals and working families, and our goal is to support all of them and address challenges early, before they become larger problems. We are about providing a hand and not holding hands, which is a significant distinction. In supporting our residents, we help to ensure that they are also positively contributing to the vibrancy and economic viability of the community at large.
Decatur’s strong schools attract many families, but housing costs are still a significant barrier. We work hard to make sure our youth have access to every opportunity available. That includes after-school tutoring with certified teachers, robotics programming, wellness activities through partnerships with Parks and Recreation, and college preparatory services among many others.
We also have self-funded scholarships for graduating seniors and for residents continuing their education in college or trade school. It’s about creating consistency and long-term support, not just one-time assistance.
For our senior residents, we focus on stability and quality of life — offering wellness programs, financial literacy workshops, estate planning, and insurance education. We also operate a food pantry in partnership with a major regional food bank and other local partners to ensure no one in our community goes without basic necessities.
For adults, particularly those who grew up in public housing, we emphasize workforce development. We connect residents with nonprofit partners, training programs, and career pathways, and we reinforce the idea that it’s never too late to learn new skills and grow.
Beyond our own properties, we have started to export this model to other housing authorities and affordable housing providers that may not have a dedicated resident services component. We deliver many of these programs through our nonprofit subsidiary, Decatur Housing Initiatives, which gives us the structure and flexibility to provide services externally.
What role does homeownership play in your long-term strategy?
It really depends on the opportunity. We’ve developed homeownership units in the past, typically on land we already owned or strategically acquired. Those homes were sold and are no longer part of our portfolio, but they demonstrated that homeownership can be an important pathway for the families we serve.
We’re currently working on a new homeownership initiative — I can’t share all the details just yet — but it reflects our continued commitment to creating more avenues to ownership. We’re also exploring models like rent-to-own, which can help residents who may not have the resources for a large down payment begin building equity. At the same time, we’re partnering with financial institutions to provide financial literacy and homebuyer training so residents are prepared not just to purchase a home, but to sustain it long term.
Strategically, we want the flexibility to pursue both multifamily and single-family development that doesn’t rely too heavily on subsidies. Programs like the Low-Income Housing Tax Credit and bond financing are incredibly valuable tools, but they can also be restrictive and complex. We’re looking to complement those with approaches that allow us to move more nimbly and serve a broader segment of the market.
Ultimately, that includes the middle-income workforce — people who work hard, contribute to the community, and simply need stable, attainable housing options. Homeownership is one more way we can help create that stability and build long-term generational wealth.
How are you approaching funding and financial strategy in today’s climate?
We proactively monitor interest rates and track changes in grant and loan availability, especially as a few of these funding sources have begun to dry up, tighten, or disappear altogether. There is a lot of uncertainty right now at the federal, state, and municipal levels, which makes it even more important to be disciplined and strategic with every dollar.
We are fortunate to be well capitalized but maximizing that capital is critical. Grants and soft financing allow us to stretch our hard dollars further so we can do more with the same resources. I’m encouraged by conversations about reducing some of the regulatory barriers that slow housing development, but even if federal requirements ease, there are still significant municipal regulations that add cost and complexity.
Today, more than 40% of multifamily development costs can be tied to regulatory requirements. For single-family housing, it’s closer to 20–25%. If we could reduce even a portion of those costs, we could deliver significantly more housing to the community.
So we remain alert and ready to move. Funding opportunity windows do not remain open for too long, and it takes coordination and experience to act quickly. Fortunately, we have strong leadership within our board and in the leadership of our real estate development subsidiary. Our development efforts are driven by our internal team, me, and a variety of strategic and well-positioned partners that allow us to be creative and innovative. As a team, we bring both technical expertise and the vision to capitalize on opportunities as they arise. There is much to be concerned about within our existing economic environment; however, I remain confident and excited about where we are headed.
What are your top priorities over the next three to five years?
Internally, our focus is on continuing to build a culture that is entrepreneurial, innovative, and forward-thinking. Identifying candidates who demonstrate the right balance of skills and mindset remains a challenge. Over the past year, we have made significant strides in assembling a well-balanced team capable of contributing to our future goals, but talent acquisition and development will remain a top priority in 2026.
Externally, we are focused on expanding the organization through the creation of new subsidiaries and diversifying revenue streams. Reducing reliance on federal funding and becoming more self-sustaining is a major priority. We already operate with relatively minimal dependence on these sources, which gives us a strong foundation to build from.
We are also working to align our existing tools, resources, and partnerships to support more innovative residential and mixed-use development and investment initiatives. This includes leveraging our Housing Choice Voucher authority to support development projects and create innovative models that generate sustained revenue while strengthening the public-private partnerships essential for long-term success.
What role do you see your organization playing in the broader housing landscape?
First, I appreciate the opportunity to highlight our work. While we’re not the largest organization addressing housing challenges, we are aggressive in our expansion strategy. Our goal is to be the go-to partner for private investors, developers in both the nonprofit and for-profit sectors, and other housing authorities who may not have the capacity or technical expertise. Expanding our platform is essential to addressing the affordable and attainable housing crisis.
To make a real impact, we must do more than develop 200 units a year — we are building toward a pipeline of over 1,000 units. It’s ambitious, but the scale of the crisis demands it. Achieving this requires continuous self-development, close collaboration with like-minded agencies, and strong cross-sector partnerships.
We are assembling a team capable of managing this level of growth, and our focus is on execution. The industry often talks about the housing crisis, but we are focused on action. We understand what needs to be done — and now we are committed to making it happen.






