The decisions that help me sleep at night


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By John Phair, President & CEO

Over the last two weeks or so, we have opened a brand new hotel, broke ground on a large apartment complex and a large industrial building and another hotel, and dealt with very difficult entitlement (zoning, platting etc.) issues in two different states. Each of these new developments represent hundreds of small decisions along the way. All were in different municipalities, three different states – and each has their own set of rules that must be followed.

With all zoning boards, city councils and similar bodies, we need approvals. Hardly any have a clear set of rules or a road map to get us to permits or construction completion.  And then we need final certificates of occupancy, operating permits, health department inspections, etc. and, only then, are we able to start collecting rent.


It is a process loaded with many man-made obstacles. It always assumes you are wrong, or worse, cheating or lying. At Holladay, we don’t do that. But we get thrown in the same category as others who don’t follow the rules.

Why write about this stuff? Most of us understand the development business and all the pitfalls that come with it.

But just a few weeks ago, one of our very best project managers was giving me an update on a long, drawn out entitlement process from a particularly prickly building department who, after a long effort, repeated filings and meetings, still was not ready to issue permits for construction.


To date, the demanded changes to a set of plans built over 200 times, had resulted in a quarter million construction cost increase – and we weren’t yet permitted or able to start construction. During the discussion, he said to me, ‘you know I could have put $50,000 in an envelope slipped it to the city official, and we would probably already be under construction and saved $200,000!’

That is a LOT of money.

I am embarrassed to say I hesitated answering just long enough that he probably wondered what my answer would be. I shouldn’t have. Our culture does not ever condone this behavior. We are here for the long run. We want to be able to sleep at night. We all know right from wrong by 5 years old. We do the right thing.

Yet, we all make many business decisions – big and small – every day. We know the right way to do it and, thankfully, are not faced with $200,000 choices very often.

Thanks to all my colleagues for helping me sleep at night.


The Promenade at Founders Square Groundbreaking Ceremony


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Today, Holladay Properties hosted a groundbreaking ceremony for the The Promenade at Founders Square, a new $40 million mixed-use development in Portage, IN, and the largest single investment in Holladay’s 65+ year history.


Holladay was joined by representatives from Holladay Construction Group (the General Contractor), Tandem Architecture (the architect), Centier and Lake City Bank (the lenders), and the City of Portage to celebrate a project several years in the making.

Holladay’s Portage office first announced the Promenade mixed-use development in an article dated 05/17/2016, but staff have been working with the City of Portage and surrounding property owners to plan the walkable urban community for nearly 5 years.

“Holladay is ecstatic to be moving forward with this project” said Drew Mitchell, Vice President of Development for Holladay Properties. “Our hat goes off to the City for having the bold vision and for steadfastly working with Holladay to bring about this exciting development. The City Council, Mayor’s office, Redevelopment Commission, and City Planning Department have all provided valuable input, and we believe our plan will not only be embraced by the community, but also act as a catalyst for new development in Portage’s downtown.”


The Groundbreaking Ceremony took place at 2 PM on Thursday, May 11. The event was extremely well attended and featured some very striking remarks about the significance of the project from a variety of Holladay and City of Portage representatives including Tim Healy, who spoke about Holladay’s enduring and ongoing relationship with the City.


Then, Councilman Mark Oprisko, who has been a big supporter of Holladay and this project over the years, said a few words.


“This is a great day for Portage,” Oprisko said.

Next, the group heard from Mayor James Snyder, who gave an impassioned speech about the transformation the downtown area has undergone over the past few years.


If you weren’t at the groundbreaking in person, here is the opening of the Mayor’s speech.

The Promenade at Founders Square represents the culmination of something special happening in Portage.  Mayor Olson, Mayor Velazquez, City Councilpersons Lynch, Gottschling, Turnak, Clem, Oprisko, Modesto, Cannon, Plan Commission Members Denise Little, Ken Lorenz, James Hazzard, Larry Widener, Redevelopment Commission Members Susan Kelley-Johnson, Steve Nelson, Greg Lach, City Staff AJ Monroe, John Shepherd, Gregg Sobkowski, Kurt Knutsen, Andy Maletta, Jim Fitzer and more I couldn’t think to add to the list have worked hard and spent many hours to take Portage to a new level.  They all dreamed, they all had a better vision of our City, they all persevered in the face of adversity, and they all showed courage.  This groundbreaking signifies countless hours of hard work, it signifies teamwork and relationship building, and no other groundbreaking in the last decade in Portage exemplifies the great people of this City more than the Promenade at Founders Square.

And then we heard from Andy Maletta, the City of Portage’s Economic Development Director.


“[The Promenade at Founders Square’s] urban look and feel will be the ideal dwelling place for those seeking amenities and convenience of a downtown area but living in a wonderful, family friendly community. I believe there’s no better place to set your roots, to raise your family, or to retire to than Portage, Indiana,” Maletta said.

So many people attended our groundbreaking and we are thankful for each and every one of them. For those who couldn’t attend, enjoy these photos from the event.



The crowd mingles before the event begins.


A crowd listens to our moving speakers.


More of the crowd at this well-attended event!


Time to get ready for the photo ops.


A great group from Holladay, and the City of Portage spread the first dirt at The Promenade at Founders Square.



Throwing dirt is so much fun!


The City of Portage, Holladay Properties, Holladay Construction Group and Tandem Architecture are represented in this photo.


There was real work going on at the site as well.


If you’re interested in The Promenade at Founders Square, give us a call.

March Announcements


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If you missed our March newsletter, you missed a lot of announcements about the amazing things our employees have been up to. Since we want you to learn more about the quality of the employees of Holladay Properties, we’re sharing those announcements here. Make sure you don’t miss future editions of the Holladay Properties newsletter, by signing up today!

People News

Mike-MickaMike Micka, Vice President of Development at Holladay’s Portage office, was asked to speak at REJournals’ Indianapolis Commercial Real Estate Summit on March 15. Mr. Micka has been a featured speaker at other industry events throughout Chicagoland and Indiana. Continue reading…

ARM_Swearing-inGary Stump and Melissa Morin have been sworn in as Accredited Residential Managers (ARM®) by the Northern Indiana Chapter of the Institute of Real Estate Management (IREM®). To earn the ARM® certification, an IREM® member must have at least one year of experience in the industry, have the appropriate educational requisites, pass the ARM® certification exam, complete IREM® ethics education and pledge to uphold the Code of Professional Ethics. Mr. Stump is the Property Manager at Maple Lane Apartments & Executive Suites in Elkhart and Ms. Morin is the manager at West Jefferson Apartments in Mishawaka.

Melissa Melendras, Property Manager, was recognized by CNL Healthcare Properties for her outstanding performance. Holladay manages several healthcare facilities for CNL, a real estate investment trust, and Ms. Melendres was one of just three individuals and companies recognized as a result of the annual medical office building tenant satisfaction survey conducted by Kingsley Associates, a leading survey, research and consulting firm. Ms. Melendres received the award for the individual with the highest overall satisfaction score. Continue reading…

Holladay Properties would like to recognize Candace Kebert, Property Manager, for passing the real estate exam for the State of Missouri. Ms. Kebert is now a licensed Real Estate Broker.

We are excited to welcome Bill Starkweather to Holladay Properties as our new IT Director. He joins Holladay with several years of experience as an IT/systems engineer responsible for installing, supporting and managing physical and virtual server environments, hardware, software and phone systems at Inova Federal Credit Union and other institutions. Mr. Starkweather will be based from our South Bend office but responsible for maintaining the IT systems throughout the company.

Holladay Properties would like to welcome Doug Hoogeveen to the Property & Facilities Management division as the new Director of Business Development, working from our South Bend office. Mr. Hoogeveen comes to Holladay from Springwise, where he worked for over seven years in a variety of roles. He is a graduate of Valparaiso University and will be responsible for expanding our property management services throughout Indiana.

Project News

LogoHolladay Properties is pleased to announce that our Indianapolis office has finalized an exclusive development agreement for roughly 300 acres of land at the Indianapolis International Airport. For the next 5 years, Holladay has exclusive land control to pursue development and/or third party construction contracts on a new development dubbed “World Connect at IND”. Continue reading…


Holladay’s Hospitality division is excited to announce that our newest and 9th operating hotel has opened within Holladay’s 150-acre Winding Brook commercial development. The 4-story, 103 room Fairfield Inn & Suites Ashland/Richmond welcomed its first guests on March 16 and is now open at 11625 Lakeridge Parkway. Continue reading…



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Wow. Time flies when you are having fun! Since my last post in October 2016, Holladay has been progressing on the development of the Villages at Central State ( with our partners in Compendium Group and Nottingham Realty. We are very excited to announce that we have pre-sold 6 homes and will be kicking off construction in May!


In addition the site has seen new business activity with local artist/maker companies including Ignition Arts ( and People for Urban Progress ( relocating to Central State Village.

The trends of new artists/markers and for-sale housing will be a pivotal growth point for Central Greens. All these signs point to great momentum for the area and the near Westside in Indianapolis. As new incomes are introduced into the community we will begin to see more organic growth in the neighborhood including home rehabilitation and retail demand along Washington Street!



Our Services: Property and Facility Management


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By Doug Hoogeveen, Director of Business Development
South Bend, IN

Holladay Properties is known to many as a successful design/build and fully-integrated real estate development and property management firm, as well as one of the largest medical office management firms in the country.

But, did you know we also offer our Property and Facility Management Services to third party clients?

Holladay Properties has been providing Property and Facilities Management Services with an ownership mentality for 65+ years. Our experienced and dedicated staff truly listens and understands the requirements of the property owner and tenants, and can provide customized solutions to fit your unique property management needs.

We offer a variety of property management solutions including:

HP TruckFacility Maintenance

Our Maintenance Staff is on-call 24/7 to respond to all tenant and client needs. Preventative maintenance procedures are in place, ranging from daily to annual inspections, which ensure that every facility is up-to-date and fully functional.


 Landscaping & Snow Removal Solutions

A property’s curb appeal is a reflection of its businesses, and can help to attract and retain customers. Our full service landscaping department offers many services, including seasonal plantings, regular mowing and upkeep, and snow removal.

Real Estate Solutions

Our ability to integrate the entire real estate management and construction process, coupled with our deep operational experience and knowledge base, ensures that we deliver solutions that add value and maximize your bottom line.


Holladay’s third party management contracts can be all-inclusive or limited – based on a client’s needs. Let our Property and Facility Management team help you improve your real estate efficiency by maximizing the return on owned assets and minimizing your total real estate spending!

For more information on Holladay’s Property Management services, download our Property and Facility Management brochure.

Do you have a property management need?

Want to learn more?

Contact Doug Hoogeveen
574-217-4493 Office
574-855-8764 Mobile


Nashville’s latest team-building event is an ‘ace’


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By Marcy Coffman

Nine holes.  Nine teams.  Who are the tournament champs?  Who took the prize for Most Creative Hole Design?

On February 17, the Elm Hill Pike-Nashville office held the 1st Annual (inaugural) Mini-Golf Tourney. The team-building activity began on January 20, when the teams were announced and given their tasks of 1) choosing a name, 2) designing the layout of their hole, and 3) creating a flag.

To foster camaraderie, the teams were predetermined to include personnel representing the various departments of the company thus giving them an opportunity to work with someone with whom they wouldn’t otherwise have the chance. Due to the office floorplan, it was decided that a 9-hole course would work best. A member of each team drew for their hole location; some of the holes were a straight shot, some had turns and required banking, and one was in the shape of a horseshoe. A limited amount of materials were available for construction and so any elaborate elements were at the team’s expense.

Tournament day included a half-hour to set up the course, a course walk to vote on ‘Most Creative Design,’ lunch, and the tournament. The tournament was scored by team. Every team member present was required to participate by putting at least one hole. Balls, putters, and a scorecard were provided.

Two teams tied with a score of 22 and so a longest putt-off between Kelly Manion of team Skull Island and Ewing Smith of team Doc Holladay’s Hooligans was held, which was won by Skull Island. Doc Holladay’s Hooligans’ hole design (Hole 6) was voted ‘Most Creatively Designed.’

Check out how the office was transformed into a Mini-Golf Course in the Mini-Golf Course Map and watch our video on YouTube page for a tour of each hole.

What did you think of Nashville’s latest team-building event? Do you want to try something similar at your office? Share your thoughts by commenting on this post!