Charles Simms Development

What Charles Simms Development does

Charles Simms Development is a four-generation, family-owned residential homebuilder headquartered in Dayton, Ohio. The company develops and constructs new planned unit communities of townhomes, condominiums, patio homes, and single-family residences in the Dayton metropolitan area, principally in the historic Wright Dunbar neighborhood of Dayton and in suburban Huber Heights. Its two active developments — The Townes at Wright Dunbar (26 three-story urban townhomes) and Gables of Huber Heights (74 ranch and two-story homes across two phases) — together with a recently launched Single Family Infill product line, represent approximately 100 units of in-flight inventory. The product portfolio spans roughly seven floor plans ranging from 1,323 to 2,094+ sq ft and priced from $259,900 to $424,900.

Name

Charles Simms Development

Legal name

Charles Simms Development

Website

https://simmsdev.com

Company type

Private

Founded year

1942

Operating status

Operating

Headcount range

11–50 employees

Short description

Charles Simms Development is a four-generation, family-owned homebuilder in Dayton, Ohio that develops and constructs maintenance-free townhomes, patio homes, and single-family residences in the Dayton and Huber Heights markets under RESNET Energy Smart standards with CRA tax-abated planned communities.

Ownership category

akta.pro rank

Product category

Residential Homebuilding

NAICS

New Housing For-Sale Builders (236117)

SIC

Operative Builders (1531), General Bldg Contractors - Residential Bldgs (1520)

akta.pro primary industry

Spec Home / Production Homebuilding (Tract & Volume Builders) (IMAFABAD)

akta.pro secondary industry

Multi-Family Residential Construction (Apartments, Condos, Townhomes) (IMAFABAB)

Keywords

• Residential homebuilding
• Luxury home construction
• Maintenance-free living
• Energy efficient homes
• Planned unit developments

Headquarters

HQ city

Dayton

HQ country

United States

HQ region

North America

Offices3 records

Markets served

GTM type

B2C

Offering type

Services

Cost components

Supply Chain, Personnel, Operations, Marketing or Sales, Infrastructure, Technology or R&D

Revenue model

1. New Home Sales: One-time sale of newly constructed single-family homes, townhomes, and patio homes. Revenue generated from initial home purchase transactions with various financing options including FHA, VA, and conventional loans. Company also offers customization options during construction.

Pricing tiers

Go-to-market motion1 record

Distribution channels4 records

Marketing channels6 records

Core offering

Charles Simms Development is a family-owned homebuilder that develops and sells newly constructed single-family homes, townhomes, and patio homes in planned unit developments in the Dayton, Ohio metropolitan area. The company offers multiple named floor plans across active communities (Gables of Huber Heights, The Townes at Wright Dunbar, Single Family Infill) with maintenance-free HOA living, RESNET Energy Smart construction, standard smart-home and EV-ready features, and 10- or 15-year CRA property tax abatements.

Product overview

Charles Simms Development is a four-generation homebuilder operating in the Dayton, Ohio area (Miami Valley). The company develops planned unit development communities featuring townhomes and single-family homes, including two main communities: Gables of Huber Heights (74 ranch and two-story units) and The Townes at Wright Dunbar (26 urban 3-story townhomes). The product portfolio consists of seven distinct floor plans—The Aviator, Cedar, Elm, Ivy, Maple, Oak, Rosewood, and Rosewood II—offering configurations ranging from 2-3 bedrooms with square footage from 1,323 to 2,094 sq ft and prices from $259,900 to $424,900. All homes feature smart home technology (Google Nest thermostat, Schlage WiFi deadbolt, WiFi garage door opener, ethernet connections, EV charger pre-wire), energy-efficient construction meeting RESNET HERS standards, and maintenance-free living with HOA services.

Differentiator

Problem solved

Functional benefit

Products and services

• Gables of Huber Heights A 74-unit planned unit development community in Huber Heights, OH offering ranch and two-story townhome floor plans with maintenance-free HOA living, community amenities (walking paths, private dog park, community garden, gas fire pit gathering area), and a 10-year 100% CRA property tax abatement. Homes start at $309,900 and target suburban family buyers and downsizers.
• The Townes at Wright Dunbar An urban community of 26 all-brick three-story townhomes in the Wright Dunbar Historic District in Dayton, OH. Features attached two-car insulated garages, maintenance-free living, and a 15-year 100% CRA property tax abatement. Units start at $269,900 and target buyers seeking urban historic neighborhood living.
• Single Family Infill (Wright Dunbar) Single-family home lots in the historic Wright Dunbar neighborhood available for custom build-to-suit. Includes a 15-year 100% property tax exemption on land only. Buyers can choose from The Oak and The Ivy floor plans with customization options, starting at $324,900.
• The Aviator Floor Plan A 3-story urban townhome floor plan with 2 bedrooms, 2 ensuite full bathrooms, powder room, 9' open truss ceiling, granite countertops, stainless steel appliances, and a 2-car attached insulated garage. Starting at $259,900 with a 15-year CRA tax abatement at The Townes at Wright Dunbar.
• The Cedar Floor Plan A two-story floor plan featuring first-floor living with owner's suite on main level, large lighted bonus loft with open rail overlook, 3 bedrooms, 9' open truss ceilings, granite kitchen, and over 2,000 sq ft. Starting at $384,900 at Gables of Huber Heights.
• The Elm Floor Plan A 2-story townhome floor plan with 2 bedrooms, 2 bathrooms, 9' ceilings on first level, granite kitchen with stainless steel appliances, covered front porch, 16'x10' rear concrete patio, and soft close dovetail cabinetry. Starting at $319,900 at Gables of Huber Heights with 10-year CRA tax abatement.
• The Ivy Floor Plan A 2-story single-family bungalow floor plan with 3 bedrooms plus loft/bedroom #4, located in the Historic Wright Dunbar Neighborhood. Features granite kitchen countertops with large island, unfinished basement, and optional attached or detached 2-car insulated garage. Starting at $369,900 with a 15-year CRA tax abatement.
• The Maple Floor Plan A townhome floor plan with 9' ceilings and 8' interior doors on the lower level, featuring bedrooms with large walk-in closets. Ranch style with 2-3 bedrooms, 1,325+ sq ft, located at Gables of Huber Heights.
• The Oak Floor Plan A ranch-style single-family home floor plan with 9'+ ceilings, 8' interior doors, granite kitchen island with soft close cabinetry, Hardie Cement Board siding, and unfinished basement pre-plumbed for full bath. Located in the Historic Wright Dunbar Neighborhood. Starting at $324,900-$369,900 with 15-year CRA tax abatement.
• The Rosewood Floor Plan A townhome floor plan with 9' open truss ceiling on the lower level, 3 bedrooms, half-vault ceilings in bedrooms, granite kitchen with large island, and large walk-in owner's closet. Starting at $349,900 at Gables of Huber Heights.
• The Rosewood II Floor Plan A 2-car garage townhome floor plan with 3 bedrooms, 2.5 baths, 9' ceiling with 8' interior doors on the lower level. Features include granite kitchen, dovetail-constructed soft close cabinetry, and pre-wire for electric car charger in garage. Priced at $319,900 at Gables of Huber Heights.

Quantifiable outcome

• 30% more energy efficient than existing homes (RESNET Energy Smart standard)
• +3 more outcomes

Named customers11 records

Segments5 records

Ideal customer profiles5 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Feature5 records

Partnerships

Two partnerships are on record, tiered core and minor.

• RESNET (Residential Energy Services Network)coreTechnology or IntegrationRESNET is the industry standard for home energy rating. Simms is a certified Energy Smart Builder requiring all homes to be rated and tested by certified HERS Raters. RESNET maintains the HERS Index for measuring home energy efficiency.
• Ohio Housing Finance Agency (OHFA)minorGTM or Marketing PartnerState agency offering down payment assistance programs for Ohio homebuyers including First-Time Homebuyer Program and Ohio Heroes Program for public service workers. OHFA assistance can be applied toward closing costs or pre-closing expenses and is forgiven after 7 years.

Scale indicators7 records

Recent moves7 records

Expansion highlights5 records

Broad incumbents

• PulteGroup: National homebuilder (Pulte, Centex, Del Webb, John Wieland) serving first-time, move-up, and active-adult buyers. Overlaps with Simms' first-time buyer and empty-nester segments at meaningfully greater scale and geographic reach.
• Toll Brothers: National luxury homebuilder targeting move-up and empty-nester buyers with attached and detached product. Closest large-scale analog to Simms' luxury/maintenance-free positioning, though at materially higher price points and scale.
• NVR/Ryan Homes: National production homebuilder operating Ryan Homes brand across multiple metros including Ohio. Competes in the same for-sale attached and detached segments with significantly larger scale and capital access.
• M/I Homes: Ohio-headquartered national production homebuilder with comparable attached and detached for-sale product; competes for the same first-time and move-up buyer segments at greater scale and with multi-metro diversification.

Regional players

• Fischer Homes: Cincinnati-based private homebuilder with attached and single-family communities across Southwest Ohio. Comparable family-run operator with similar customizable floor plan and energy-efficient positioning in an adjacent Ohio metro.
• Wayne Homes: Ohio-based on-your-lot custom homebuilder with comparable energy-efficient building practices and a regional (Ohio/Pennsylvania) footprint. Competes for similar first-time and move-up Ohio buyers.
• Oberer Homes: Dayton, Ohio-based homebuilder serving the same Miami Valley market as Simms, with comparable townhome and single-family offerings for first-time and move-up buyers. Direct local competitor for the same Dayton-area buyer pool.
• Drees Homes: Family-owned Cincinnati/Northern Kentucky homebuilder with energy-efficient custom and semi-custom homes in Ohio markets. Comparable private regional builder with similar craftsmanship and buyer-segment overlap.

Market position

Strengths4 records

Weaknesses4 records

Competitive moat4 records

Key risks5 records

Key highlights6 records

Customer concentration

• Xx.com/simmsdev

Revenue estimate

Valuation estimate

Number of profiles

Profiles2 records

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Charles Simms Development