Monday, May 04, 2015

Bidding Wars: $200,000 Give or Take [Negotiation]

by Osman Parvez
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Preliminary real estate market data for April shows 127 sales in the City of Boulder.   The vast majority sold for asking or more.    The deepest discount was 14.1% less than asking. The biggest premium was 17.9% more than asking.   Talk about a spread.   

Selling or buying?  Your choice of Realtor can't be more critical.   One Boulder buyer paid $200,000 more than asking last month (1526 Sunset).    Another paid $210,000 less than asking (300 Evergreen).    Both properties are in the same price range.   

There is no shortcut to understanding market conditions.  You have to roll up your sleeves and dig deeper. If you're a client with a buyer agency or listing agreement with us, call us to discuss market conditions specific to your price range, location, and property type.   Our goal is to help you make a smarter real estate decision. 

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As always, your referrals are deeply appreciated.  

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The ideas and strategies described in this blog are the opinion of the writer and subject to business, economic, and competitive uncertainties.   We strongly recommend conducting rigorous due diligence and obtaining professional advice before buying or selling real estate. 

Creepy Granny Gargoyle?

by Osman Parvez
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We're not sure what evil spirits the seller was trying to ward off from their dining room, but it worked against our buyers too.   


Creepy Granny Gargoyle

Spotted at a vacant house in Louisville, filed in our collection of staging gaffs

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As always, your referrals are deeply appreciated.  

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The ideas and strategies described in this blog are the opinion of the writer and subject to business, economic, and competitive uncertainties.   We strongly recommend conducting rigorous due diligence and obtaining professional advice before buying or selling real estate. 

Friday, May 01, 2015

What's Worth Seeing This Week? [Osman's Picks]

Thirty one houses hit the Boulder real estate market this week.  We weeded out the overpriced, the bad locations, bad layouts, or otherwise undesirable.   

Just five are worth seeing.   Let's go see some houses. 

To schedule a private showing, which includes a discussion of valuation and price trends, call Osman at 303.746.6896.






Single Family Homes

700 Hawthorne | $919 | More Details
Check out the cathedral ceilings, the playful layout, the excellent transition to the outdoor living spaces.   We love it, except for the nasty overgrown pine in front yard but that's an easy fix.  From a numbers perspective, you're looking at just $500/SF, all finished and no basement - about right.    





1626 Spruce | $935 | More Details
Truly a great location, but it's a historic house on a postage stamp sized lot.  Don't expect to add any square footage under Boulder code.   Everything about it is cute and you get two carport parking spaces in the deal. 





1605 Hillside | $1.2 | More Details
Built in 1905, this historic house was originally built by a colleague of Thomas Edison. Too bad it wasn't Tesla.   The creek and downtown access is superb.  It's surrounded by CU on all sides, so you better love students. 




2595 Stanford | $1.4 | More Details
This one is all about the perch, the giant lot, and the very best schools in Boulder.    It's a million dollar patch of dirt with a $400K house on it.   Expect to someone drop a pile of cash on the front lawn by the end of the weekend.  It will disappear, fast.   






3123 3rd| $1.7 | More Details
Modern homes are rare in Boulder.    This one backs to killer open space, is Goldilock's size, and has a nice layout.    Worth a look.   Once again, hack down that horrible overgrown pine for better curb appeal. 




Because of limited time, we only focused on houses this week.   If you're shopping for attached dwellings or investment properties, give me a call at the number below. 
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The ideas and strategies described in this blog are the opinion of the writer and subject to business, economic, and competitive uncertainties.   We strongly recommend rigorous due diligence and professional advice before buying or selling real estate.   image: Paul

Wednesday, April 29, 2015

Economy Slumps, Experts Predict Rate Rise in September

by Osman Parvez
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Good news!   GDP came in at 0.2% in the first quarter, far slower than the 1% consensus forecast.  



Why is that good news?   Because the inventory shortage has been relentless on the front range, everywhere from Denver to Ft. Collins.   Low supply and high demand has been driving up prices at very high rates, an unsustainable pace in my opinion. 

It's impossible to call the top of a economic cycle, but bad news might encourage some owners to sell into this still rising market.  Am I cheering economic softness?  You bet.   Maybe we'll start to see prices level out and as more inventory enters the market. 

What about mortgage rates?
The Fed’s long-awaited liftoff on its benchmark interest rate won’t happen until September, according to economists surveyed by Bloomberg, as officials try to spur inflation and hiring after the economy stumbled in the first quarter. Policy makers are due to release a statement later in the day.

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As always, your referrals are deeply appreciated.  

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The ideas and strategies described in this blog are the opinion of the writer and subject to business, economic, and competitive uncertainties.   We strongly recommend conducting rigorous due diligence and obtaining professional advice before buying or selling real estate. 

Monday, April 27, 2015

Fresh Perspectives on Boulder Housing

by Osman Parvez
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This is a good choice for a rainy evening.    We'll be there to learn and ask questions.   Join us!




Four guest speakers from outside of Colorado will share their insights, examples of best practices, and observations about Boulder's housing challenges, then answer questions.

Following a brief introduction at 6 p.m., guest panelists David Doezema, Karen Chapple, Doug Engmann, and Molly Kaufman will discuss: 

● Economics of development, including the impacts of job growth on housing demand; 
● Relationship between housing supply and housing costs; 
● Psychological effects of change in a community; and 
● Strategies to ensure that development benefits the community. 

From 7 to 8:30 p.m., the four panelists will answer questions from the audience about other communities' experiences and how the lessons learned elsewhere can be applied to Boulder's housing challenges. 


Event attendees will also be invited to share their opinions by responding to a series of questions via keypad polling. The city's Housing Boulder project aims to identify community priorities for action and specific tools to address Boulder's housing challenges. 

The meeting will be broadcast live on Comcast Channel 8 and streamed live on BoulderChannel8.com. You can also watch the recorded meeting on the Channel 8 website, beginning on Wednesday, April 29.

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As always, your referrals are deeply appreciated.  

--
The ideas and strategies described in this blog are the opinion of the writer and subject to business, economic, and competitive uncertainties.   We strongly recommend conducting rigorous due diligence and obtaining professional advice before buying or selling real estate. 

Friday, April 24, 2015

Fresh Listings Get 'Em Hot

by Osman Parvez

[Note: We got caught up with client appointments and active negotiations last week, so this post didn't make it out the gate.   We're publishing it for the archive - O]

35 new listings hit the Boulder real estate market this week.

7 Already under contract

2 Refreshed old listings

3 Bad locations

2 Ridiculous pricing

8 Unremarkable

13 Are worth seeing. Here's our list: 


To schedule a private showing, which includes a discussion of valuation and price trends, call Osman at 303.746.6896.



Single Family Homes


3365 Euclid Avenue | $420,000 | More Details
The Baseline neighborhood is entry point for stand-alone, single family houses in the Boulder real estate market.   Student density is high (this one is a rental), but it's quickly becoming more owner-occupied. Some owners are also popping the top and expanding these homes, so lot size is an important consideration. This one has a generous 8,000+ SF lot, which should be adequate for most buyers (calculator).   p.s. Zoning is RL-1 for this property, not SFR. The listing sheet is wrong. 

 

863 Ithaca Drive | $649,999 | More Details
Great location, family friendly layout, Boulder's top ranked public schools.  










4890 Ricara Drive | $685,000 | More Details
Not sure about "very desirable," but the location is decent. The house is oriented north/south, the lot is large, and you're far enough away from Foothills that traffic noise shouldn't be a big issue. Worth a look. 

 




4437 Coolidge Place | $695,000 | More Details
Built in the late 70's, Willowridge Park is a little unusual for Boulder neighborhoods in how the homes are laid out in these little cul-de-sacs. Lots of wood, some of which needs some attention. A decent size home with lots of bedrooms. A minimal cost HOA adds some rules.









3133 Fern Place | $840,000 | More Details
Right next to Salzberg Park on a cul-de sac off 19th Street. Some updates inside. Giant lot, decent layout. Worth a look. 








2860 Juilliard Street | $1,395,000 | More Details
We saw this home when it was last listed in 2013. The perch was impressive, but it needed tons of work. The new owner clearly did that and much more, it looks like essentially a brand new house. Absolutely worth a look. Compare the link above with what it used to look like



 



1601 Redwood Avenue | $1,725,000 | More Details






3120 14th Street | $1,750,000 | More Details






434 Dewey Avenue | $2,100,000 | More Details







933 Mapleton Avenue | $6,500,000 | More Details

























Attached Dwellings

1111 Maxwell Avenue 119 | $215,000 | More Details

Tucked in between Broadway and 9th is this recently updated 1 bedroom. The location is by far its strongest asset, as it's exactly between Pearl Street/downtown, and shopping to the North around Ideal market.  




 

3135 Redstone Lane E-5 | $354,700 | More Details
We have already seen this one with clients and liked the nearby open space, the open layout and high ceilings. Interior is a bit dated.

 






1301 Canyon Boulevard 310 | $1,550,000 | More Details
What you're getting is a turn-key property in one of the best locations in Boulder. You cannot get any closer to the heart of downtown. Right across the street you have the weekly Farmers Market and Central Park, not to mention that South facing view.












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As always, your referrals are deeply appreciated.  

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The ideas and strategies described in this blog are the opinion of the writer and subject to business, economic, and competitive uncertainties.   We strongly recommend conducting rigorous due diligence and obtaining professional advice before buying or selling real estate. 

Thursday, April 23, 2015

Marketing Fail [The Business]

by Osman Parvez
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Like many Boulder homeowners, we're getting mail from brokers claiming to have buyers for our house.  Of course, they're just fishing for new listings.    This is what they typically look like...



Don't get me wrong, direct mail works.  If you're going to take the shotgun approach, you have to touch your target with the message 7-10x in order to get success rates of 1% to 2%   

Of course, few Realtors do that.  

Our direct mail campaigns have far better results because they carefully target specific homes, selected for very specific reasons.  It also helps if you know something about the owner.  

Pro tip: If your agent can't take a few minutes to cross reference the Boulder Realtor list with their mail merge, they're not doing a very good job.  They're certainly not willing to invest serious resources to find you an unlisted property.   And that's what it takes, serious resources for a serious effort.   Shotgun blasting a cheap postcard yields very low results, but like Momma said.... you get what you pay for.    

To that buyer who hired this Realtor? Prepare for disappointment.
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As always, your referrals are deeply appreciated.  

--
The ideas and strategies described in this blog are the opinion of the writer and subject to business, economic, and competitive uncertainties.   We strongly recommend conducting rigorous due diligence and obtaining professional advice before buying or selling real estate. 

Wednesday, April 22, 2015

Tesla's New Household + Utility Grade Battery, Impact to BOULDER [Municipalization]

by Osman Parvez
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Tesla is set to introduce home and utility-grade batteries on April 30th.   

As costs plummet,  cheap storage will likely be disruptive to the existing model.   Yet here's Boulder Council, holding secret meetings and forging ahead with plans to acquire an ancient distribution network.  

I have nothing against a Municipal utility.  Local control feels good, even though we're ignoring some of the risks.  It's just becoming increasingly clear that taxpayer resources might be better spent subsidizing household and business level production (and soon storage) than paying lawyers to fight over Xcel's Model-T era distribution assets.    

As a friend likes to point out over (far too infrequent) Margs at Tahona, imagine how many rooftop solar systems the hundreds of millions we're about to commit to spending would buy for Boulder residents.  

I look forward to Tesla's pricing for home and utility grade storage. 

Tesla's Gigafactory Under Construction
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As always, your referrals are deeply appreciated.  

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The ideas and strategies described in this blog are the opinion of the writer and subject to business, economic, and competitive uncertainties.   We strongly recommend conducting rigorous due diligence and obtaining professional advice before buying or selling real estate. 

Tuesday, April 21, 2015

Last Week in Boulder Real Estate, By the Numbers [Analyze This]

by Osman Parvez
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Last week in Boulder real estate.   More analysis upcoming in this month's research report.  

Sign up below!

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You can also like our Facebook page or follow us on Twitter.

As always, your referrals are deeply appreciated.  

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The ideas and strategies described in this blog are the opinion of the writer and subject to business, economic, and competitive uncertainties.   We strongly recommend conducting rigorous due diligence and obtaining professional advice before buying or selling real estate. 

Monday, April 20, 2015

Inventory Update [Analyze This]

by Osman Parvez
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A quick look at inventory, updated through today,  April 20th 2015.  


Inventory continues to creep mildly upward.    182 houses and 157 condos and town homes are listed for sale. 



As of this morning, 108 attached dwellings are under contract.  48 are available.  This ratio will change as final negotiations take place for last week's new listings and agents update the MLS listing status.



As an odd coincidence, 108 houses are also under contract.   74 houses are available.   Keep in mind "under contract" includes "active/backup" and "pending" status on the MLS. 

Our take?   The market is not slowing.  It's becoming more active. 

26 listings closed last week, the majority for a premium.   Analysis tomorrow. 

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As always, your referrals are deeply appreciated.  

--
The ideas and strategies described in this blog are the opinion of the writer and subject to business, economic, and competitive uncertainties.   We strongly recommend conducting rigorous due diligence and obtaining professional advice before buying or selling real estate. 

Friday, April 17, 2015

This Week's Fresh Listings [Get 'Em Hot]

by Osman Parvez

We scouted far and wide . It was a stretch to come up with listings worth seeing this week.   

We filtered out the refreshed listings.   We culled the flips, undesirable locations, and the bad layouts.  If sellers disclosed serious issues or the asking price was egregiously greedy - we cut it. 

31 properties hit the market.  6 are already under contract.    10 are actually worth seeing.    Are you ready to see some houses?

To schedule a private showing, which includes a discussion of valuation, negotiation tactics, and market trends, call Osman at 303.746.6896.



Single Family Homes


740 Mohawk Drive | $524,900 | More Details
A nice family friendly house with some updates. Mohawk drive is a little busy but access to retail, bike paths, and parks is superb. Due diligence tip: Similar vintage homes on the street have asbestos popcorn ceilings. From the photos, it looks like the ceilings were scraped. We strongly recommend including an asbestos test on inspection and careful review due diligence documents. 




5381 Oak Tree Court | $625,000 | More Details
Nicely updated inside and you could not build it for the asking price today.  The downside is that it backs to Lookout but there are high fences in the backyard and a buffer of land.   The house also faces south and on a cul-de-sac, an acceptable tradeoff.   Absolutely worth seeing.
 




2432 Bluff Street | $749,000 | More Details
We've already seen this one with our clients.  Since they're passing on it,  we’ll give you the skinny.  The location and the house itself are fine.  It has nice tall ceilings, a great indoor/outdoor transition, and decent updates.   I’m not sure why the owner painted the large skylight in the stairwell and yes, there’s a Breaking Bad-esque RV visible from the master.  The big issue is that alley access isn’t for everyone. The listing photo is from the back. 




1416 Elder Avenue | $889,000 | More Details
A long flag lot means the house is set far back from Elder. You’ve got a giant front yard and are comfortably nestled far from the street.   4 bedrooms on the main and one above the garage is a workable layout for many potential buyers.  The quality of execution on the finishes and the level of privacy is unclear from the photos, so better see this one in person.   





2035 4th Street | $895,000 | More Details
A spectacular location.   You’ve got easy access to downtown and open space.   It’s a decent size lot.   That's the good, here's the bad.   It's a historic house with professionally mitigated water damage from a tenant who turned off the heat during winter.  The house is also on the flood plain, so there are low coverage allowances for flood insurance. If you’re a cash buyer who loves remodeling historic homes, let’s go see this one.   The lack of interior photos tells you something.





1395 Kalmia Avenue | $1,179,000 | More Details
A good choice for a family house on a large lot in Nobo.  The listing says this was newly remodeled, but I think it could still use a few updates.   Mid 90’s construction usually means decent construction quality and efficiency, and low chance of environmental issues.  $1.2 for this location and this type of house seems about right.   After closing, I can see us sipping lemonade on the front porch.  Worth a look.






Attached Dwellings

3161 Madison Avenue N-301 | $149,900 | More Details

Here’s a good option if you’re looking for a CU student condo. Very close to the University, HOA has some amenities. Includes an underground parking spot.    If you want junior to live away from the beer pong contests on the Hill, this is a good option.



 

4870 Twin Lakes Road 9 | $249,900 | More Details
Easy commute to Boulder, mid 90’s construction, a few nearby trails, and Avery.   With views from the patio and a reasonable entry cost, this unit will likely go quickly.    Did I mention Avery?


 





3535 28th Street #303 | $275,000 | More Details
See this back to back with the Twin Lakes unit.  It’s older, it’s smaller, it doesn’t have the views.  The HOA is about $100 more per month but the purchase price is similar.  Twin Lakes is likely more livable, this is arguably a better investment. It's already Smart Regs certified and you can rent it for much more than the HOA difference.  Plus it's bike commuting distance to downtown. 
 






Investment Properties

1806 17th Street | $600,000 | More Details
The location is near downtown but very busy.  With so few income properties available, we’re including this one.   It’s true RH-2 is high density residential, but due diligence should include a thorough understanding of what is and is not possible with a structure that was originally built 115 years ago.  Buy with eyes wide open. 
 








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As always, your referrals are deeply appreciated.  

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The ideas and strategies described in this blog are the opinion of the writer and subject to business, economic, and competitive uncertainties.   We strongly recommend conducting rigorous due diligence and obtaining professional advice before buying or selling real estate.   image:  Don Graham

Tuesday, April 14, 2015

Boulder Inventory Update [Analyze This]

by Osman Parvez

It's time for a quick look at inventory trends in Boulder real estate. 


Since the start of the year, inventory in Boulder has risen to 177 houses (79% gain) and 156 for condos and town homes (50% gain). Our buyers are finally seeing a more reasonable selection but inventory remains well below the long term average. 



Percentage of inventory under contact gives you a better picture of what it's like to be a buyer in Boulder. In a balanced market, about 15% of available real estate inventory is under contract. Today's market is running at a 3-4x multiple of normal.   

In an normal market, percentage under contract bottoms during winter and peak occurs in mid summer. This year, we saw an absorption spike in early to mid February. Since that time, inventory under contract has remained in the mid 50% range for houses and low to mid 60% range for town homes and condos. 

Believe it or not, for buyers this is good news. The relative consistency of % under contract suggests that many buyers responded to tight inventory and low mortgage rates by getting into the market early. In other words, it may not get much more competitive from now through the peak in June or July.   

For market participants, our advice remains the same. Buyers should exercise patience. Only enter bidding wars for new listings you wish to own for the long haul. Homes in poor locations, with dysfunctional layouts, with serious repair issues, or which don't meet your long term needs should be avoided. In this market, Sellers have safety in testing a high price well ahead of the comps, but should carefully manage low appraisal risk when negotiating multiple offers.   It's also important to keep in mind that if your listing remains on market for several weeks (or months!), the majority of buyers will conclude that something is wrong with it.   

Buyers, don't ignore old inventory. You may find some hidden gems that have been on the market for more than 30 days. Seasoned sellers are more open to negotiation. Remember, 40% of sales last month were for LESS than asking.   See our post March Madness for more details.

In our negotiations, we're seeing a huge range of professionalism and skill from both buyers and sellers agents. In this strong sellers' market, the right Realtor can make the difference between getting the house or being left in the dust from the bidding war. For sellers, it can also add up to tens of thousands of dollars left at the table. In one negotiation we were directly involved with, the listing agent could have gotten $100K more for their seller, but they never called other bidders to see if they would up the ante. It boggles the mind.

Get the facts. Make a smarter real estate decision.   




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As always, your referrals are deeply appreciated.  

--
The ideas and strategies described in this blog are the opinion of the writer and subject to business, economic, and competitive uncertainties.   We strongly recommend conducting rigorous due diligence and obtaining professional advice before buying or selling real estate. 

Friday, April 10, 2015

The Wheat From the Chaff [Fresh Listings, Get 'Em Hot]

43 new listings hit the Boulder real estate market this week.  We sifted our way through them.   Here's 10 worth seeing. 

To schedule a private showing, which includes a discussion of valuation, negotiation strategy, due diligence, and market trends, call Osman at 303.746.6896.








Single Family Homes


1723 Canyon Boulevard | $599,900 | More Details 
It's currently an acupuncture office with some nice touches. It feels rustic, and we like how the yard space seems private and away from the street. 










1350 Riverside Avenue | $615,000 | More Details
This is a lovely family home with a great location across Broadway and right by Wonderland Lake! 














3115 Broadway Street | $625,000 | More Details
A modern bungalow near Newlands, one of the most desirable neighborhoods in Boulder. 











1446 Yaupon Circle | $689,000 | More Details
We took our clients to see this one already.  The ceilings are tall, the layout is intelligent, Spruce Street Confections is dangerously nearby, and you get the benefit of the park directly across the street.   Why mow? Let the city pick up the tab.    Did I mention no HOA?









4730 Ricara Drive | $825,000 | More Details
Here's a quiet neighborhood home with nice updates both in and out and extremely close access to good schools and US 36. 










1725 Garland Lane | $850,000 | More Details

We toured this home yesterday we were impressed. It's at the end of a quiet street and quite literally a stones throw from Growing Gardens Community plots. Remodeled in 2007, and very few improvements need to be made. There is however a slightly "robot like" house staring over the fence in the back yard. 








Attached Dwellings

1111 Maxwell Avenue 229 | $300,000 | More Details

A nice condo in the Mapleton Hill area. This location is great because you're close to hiking trails, Ideal market and all of downtown. 










825 18th Street 2 | $475,000 | More Details
This house on the hill has charm and is in nice shape. It would be a great investment for a high-end student rental.  We'll be seeing it tomorrow with clients. 









2400 Broadway Street 1 | $799,000 | More Details
This is the definition of turn key. It's very modern and built in 2007. We like it because it's clean, simple, and right off Broadway. 











Investment Properties

1727 Mapleton Avenue | $1,689,000 | More Details
A legal duplex on Mapleton that would make a great investment property. This location is proven to gain huge value and will always be one of the most charming and special streets in Boulder. You can rent the front unit alone for nearly 4K a month! 





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You can also like our Facebook page or follow us on Twitter.

As always, your referrals are deeply appreciated.  

--
The ideas and strategies described in this blog are the opinion of the writer and subject to business, economic, and competitive uncertainties.   We strongly recommend conducting rigorous due diligence and obtaining professional advice before buying or selling real estate.
image: Hans Splinter