we believe.

Learn from the history of what came before.

Listen. Wonder. Observe who will live here. Appreciate them as people.

Create a vision and POV that can only live here. No place else. From the land, the amenities, the homes, the brand, to how life is lived. 

Narrow the focus. Avoid the shopping list of expected things. Leave out what doesn’t fit. Do more of what does. 

Keep “how might we?” in focus. Always.


  • community vision planning & development.

    Who will live here? How do they want to live? We collaborate to create community vision and plans that connect people with place and can be no place else.

  • consumer & market intel.

    Demand. Demographics. Behaviors. Psychographics. We uncover the “so what factor” in the data and use those insights to drive product and service design.

  • brand


    We help define and connect with your customers, tell your story, activate and bring your brand to life.

  • brand



    We partner with creative agencies, developers and design thinkers to create brand experiences that are participatory, stir emotions, and engage customers.

  • community assessments.

    When things are broken and you need to know why, we turn our operational experience into tangible recommendations and a fresh perspective to drive results.

clients & collaborations.

  • Brookfield Residential (Canada)

  • Charter Homes & Neighborhoods

  • Eco-Vest Capital

  • Garman Homes & Fresh Paint by Garman

  • Institutional Housing Partners (IHP)

  • Johnson Development Corporation

  • Landeavor

  • LDC Advisors

  • LOOK Bath

  • Melcor Development Corporation

  • Mountain Real Estate Capital

  • National Association of Homebuilders

  • Rancho Mission Viejo

  • Simple Life

  • Terra Verde Group

  • Touchstone Communities

  • Unscripted Interior Design



“Teri is an exceptional master-planned community development and marketing team leader. She is clearly one of the top talents in the field that I have ever worked with. Her experience, enthusiasm, and creativity are complemented by her focus, her communication skills, and fresh approach and effective marketing strategies. It is a pleasure and a privilege to work with TST and her team as they helped us create a community vision and brand that will differentiate our master plan and help increase its value.”


—  Craig Martin, President/Partner, Tellus Group

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phone: 760.840.7361
1042 N. El Camino Real, Suite B-126, Encinitas, CA 92024

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