where it started
Hi, I’m Annie Sistrunk. Growing up, my childhood dream was to help make Atlanta a more global city through inspiring architecture, music and culture. I was drawn to the idea that the built environment could influence how a city feels, grows and connects. After studying architecture at Georgia Tech, I realized design itself was not my strongest contribution but I was fascinated at the process by which projects actually come together - how budgets, logistics, sequencing, and risk management shape whether a great idea becomes reality. That was more than 20 years ago.
I am deeply rooted in the Southeast and I care about the quality and longevity of the projects shaping our communities. I am naturally detail-oriented - the kind of person that reviews every report thoroughly, flags inconsistencies, and quietly builds contingency plans before they are needed. I am collaborative by nature. I enjoy bringing people together, translating between disciplines, and creating alignment where priorities may initially differ. There’s nothing more satisfying than seeing a team move forward with collective confidence because the groundwork has been laid well. Strategic early decisions protect design, safeguard investment, and set a project up for success.
why we’re here
In preconstruction, small oversights become expensive problems. Assumptions compound. Timelines tighten. Budgets stretch. And far too often, good design gets caught between optimism and reality.
Smart Start Studio exists to change that dynamic. I founded Smart Start Studio because I genuinely love the early stages of a project - when design is still flexible, decisions matter most, and the right strategy can shape everything that follows. Preconstruction is where budgets are tested, risks are uncovered, and priorities are clarified. When done well, it creates alignment, confidence and momentum that carries through the life of the project. That is the work I love.
We are a boutique preconstruction advisory serving owners and developers throughout the Southeast. Our work sits at the intersection of cost, design, risk and constructability - translating complex information into clear, actionable guidance.
HOW I WORK
My approach is thoughtful, disciplined, and collaborative. I believe preconstruction is equal parts analysis and partnership. Numbers matter, but so does context. A cost model is only useful if it reflects the realities of the market, the constraints of the site, and the appropriate design intent.
My background in preconstruction has given me experience across a wide array of project types and market conditions. I’ve worked closely with architects, general contractors, developers, equity partners, and public agencies so I know how each decision can impact the broader ecosystem of a project in predevelopment. Most importantly, I understand how we must marry the perspectives of all the stakeholders to progress a project together.
Whether reviewing design packages, developing phased cost guidance, analyzing site constraints, or navigating value analysis or permit review comments, I focus on clarity. Every recommendation is rooted in data, regional market insight and practical construction knowledge. I look for patterns, anticipate pressure points, and ask the questions that surface issues early, when solutions are still manageable.
I advocate for good design.
I challenge assumptions when appropriate.
I prioritize solutions that add value, not just reduce cost.
what you can expect
When you work with Smart Start Studio, you work directly with me. I stay closely involved in every engagement. My mission is always the same: eliminate surprises, reduce risk, and increase quality of the final product. Preconstruction should be strategic, not reactive. I bring local awareness, strong industry relationships, and a commitment to raising the standard of preconstruction services in the region.
In many ways, my original goal remains the same: to help shape projects that elevate our cities and communities - thoughtfully, responsibly, and beautifully.
boutique matters
Smart Start Studio is intentionally designed to be focused and personal. In larger organizations, preconstruction can become segmented - cost estimators here, schedulers there, risk advisors somewhere else. Important details get lost in the handoff. I take a more integrated approach. By keeping engagements selective and hands-on, I’m able to understand the full picture of each project including financial objectives, design priorities, site realities, and market pressures. If you’re seeking a preconstruction partner that brings both precision and perspective, I’d be honored to be part of your team.