Twelve buildings.
Not two hundred.
BY GUSTE is a residential owner-operator. We buy the land, build the building, hire the staff, and stay. That is the entire business model, and it explains almost everything else.
Most luxury apartments are
owned by strangers.
Walk into almost any new tower in Atlanta and you will find the same arrangement: a fund somewhere else owns the asset, and a national operator manages it under a contract that gets rebid every three years. The people you meet at the leasing desk are paid per signature. The maintenance is a vendor.
None of those people are villains. The structure simply points their incentives away from the resident, and after enough years in this business you stop expecting good outcomes from bad structures.
So we built the other thing. We own every address, we employ every person in it, and we pay our leasing team a salary. The portfolio grows slowly because that is the only speed this model runs at.
Six commitments.
We own what we manage
Every address in this portfolio is owned outright. There is no third-party operator between you and the decision-maker, and no three-year management contract shaping what gets fixed.
Leasing is salaried
Our leasing directors earn no commission and no per-lease bonus. Nobody here makes more money by putting you in a residence that is wrong for you, or by not mentioning the cheaper plan down the hall.
Maintenance lives on site
Technicians are our employees, based at the property, on call around the clock. Emergency response averaged 41 minutes last year across twelve buildings.
Pricing is published
Every rate on this site is the rate. We do not quote a number by phone that differs from the number on the page, and we do not bury mandatory fees in a lease addendum.
We build at neighborhood scale
A twenty-six-story tower in Buckhead and a four-story courtyard building in Virginia-Highland are both correct answers — to different questions. We try to ask the question first.
Renewals are offered in writing
Ninety days out, with the rate and every term option laid out. No auto-renewal at a punitive rate, no month-to-month trap. When the market moves down, so does the offer.
Come see whether any of that is true.
Tour three buildings in an afternoon and ask the leasing director anything on this page. If the answers do not match, we would genuinely like to know.