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scenic ridge phase by 3 LIVE Communities in Paris- Tall property
Scenic Ridge Phase 3 by LIV Communities in Paris is a breathtaking property that combines beauty and convenience.Situated in Paris, this development offers a mix of elegance and modern living, perfect for those seeking a peaceful yet vibrant community.
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HANNIBAL’S HOUSE IN BUENOS AIRES (OR, THOMAS HARRIS GETS IN ONE LAST PIECE OF SYMBOLISM)
Have you ever wondered just where Hannibal Lecter and Clarice Starling wind up living once they reach Argentina? Thomas Harris is curiously specific about it, so it should be easy to track down if indeed it does exist, right?
First off, I want to note that another Hannibal Fan also did research to see if they could find Hannibal and Clarice’s home in Argentina. I read their work a couple of years ago and now can no longer find that post (I looked for three hours, I promise I tried - if anyone has seen this post/poster, let me know so I can give the appropriate link and credit)
Anyway - the original poster found Hannibal and Clarice’s house, and I was intrigued. I did my own research to see if I came to the same conclusion, and I did. I also have a friend in Buenos Aires who, conveniently enough is a tour guide specializing in the architecture of the area, so I consulted with her as well, and she too came to the same conclusion. But along the way, I found some other interesting information as well...I found out that the placement of their home is actually pretty symbolic - and also kind of funny. More on that at the end though...in the meantime, here is a little bit more info.
The novel tells us the following about where Hannibal and Clarice are located:
The Mercedes, windows down to let in the music from the dance clubs, purrs through the Recoleta District to the Avenida Alvear and disappears into the courtyard of an exquisite Baux Arts building near the French Embassy.
The photo above shows the Recoleta District in Buenos Aires. It is the most affluent area in the city, boasting art galleries, restaurants, cafes, world-class shopping, and beautiful French architecture. Originally the area was where the wealthy citizens of Buenos Aires built their mansions and palaces. Sadly, most of these beautiful buildings have been torn down in favor of modern apartment buildings. Of the palaces that were spared, most have been converted to Foreign embassies, clubs, and hotels. Only one of the old mansions remains a private residence.
The Avenida Alvear is one of the nicest streets in the Recoleta District and is probably the street in the district with the most palaces still intact. The street runs only six city blocks, at the end of which is the French Embassy. Clarice and Hanibal’s home - according to Harris - is on this street.
There are a few Palaces and Townhomes in this small area, but there are only three buildings that have a courtyard where a car could actually enter through - an important detail Harris gives us. These three buildings are all on the same city block, right next to one another. They are the Maguire House, The Park Hyatt Hotel and the Apostolic Nunciature.
APOSTOLIC NUNCIATURE - The Apostolic Nunciature of Argentina is essentially the Vatican Embassy. It is housed in what was once called the Fernández Anchorena Palace. It was commissioned by Juan Antonio Fernandez for his wife and was designed by Eduardo Le Monnier, a French/Argentine Architect. The Palace was completed in 1909 and was never lived in by Fernandez. It was the official residence of the President of Argentina Marcelo Torcuato de Alvear from where the street gets its name. The mansion was sold to Adelia Maria Hirilaos de Olmos, who bequeathed the Palace to the Holy See upon her death in 1949. It has been the location of the Apostolic Nunciature ever since. Its description could be considered a match for the home Harris describes...except for the fact that the building is very clearly already in use and not a private residence.
MAGUIRE HOUSE - In 1890, railway entrepreneur Alejandro Hume commissioned architect Carlos Ryder to build this late Victorian style home with bricks and materials imported from Scotland. In the late 1920s, the Palace was sold to the Duhau family. The lot was bigger then - comprising the area of the current house, as well as the lot where the Park Hyatt now resides. The home has been in the hands of the Dahau family ever since - now belonging to Susana Duhau, married to John Walter Maguire, hints its current name of “The Maguire House.” But here is where things get a little interesting. The Maguire House is creepy. Rarely is anyone seen going in or out. It’s a lovely style but in heavy contrast the French buildings around it. It is known locally as “Dracula’s Castle.” Though the house does have a courtyard and gate, since the house is late Victorian in style, it does not fit the description that Harris gives for Hannibal and Clarice’s home.
PARK HYATT - Originally the Palacio Duhau, this home was built by Alejandro Hume. It was a Tudor Revival home at the time. In the 1920s, it was sold to the Duhau Family (who owned the home next door) and the family commissioned architect Leon Dourge to design a new residence inspired by Le Val-Saint-Germain near Paris. The Duhau siblings mostly continued to live in the Hume/Maguire/Dracula house next door, and from 1976 until 2002 and the Palace was maintained - but not lived in. It is now the Park Hyatt Hotel. The hotel lot runs the full depth of a city block, and in order to add more rooms, the Park Hyatt built an additional “tower” behind the original palace. Guests can choose to stay in rooms in the original palace OR in the modern tower. This building fits Harris’ description perfectly, PLUS, it was for sale and empty when Harris was writing this book, and was for sale year when the novel takes place (the Impeachment scandal and the FBI’s 90s birthday sets the novel in 1998). So this is it - the only viable candidate for where Clarice and Hannibal would live.
So that’s it, they live at the Palacio Duhau. I’ve dug up some photos of the Palace. Bear in mind it’s filled with hotel furniture, but the floors, fireplaces, fixtures, etc are apparently original (Photos below).
So what’s the symbolism here? IMO, it’s just a really fantastic wink wink / joke to those in the know.
Hannibal and Clarice live between the Apostolic Nunciature and “Dracula’s Castle” Dracula represent damnation, and the Apostolic Nunciature represents the Vatican, the Pope, God’s representative on earth. Harris has placed Hannibal and Clarice between representations of Salvation and Damnation, between heaven and hell, between the ecclesiastical and the damned.
What’s more...
Christians drink the symbolic blood of the sinless Christ in order to gain eternal life in heaven (Generalization, but bear with me).
Dracula is a novel about a man who drinks literal human blood to gain eternal life on earth. Dracula is a perversion of the Eucharist.
What did Hannibal Lecter used to do? He used to eat human flesh.
Let’s just say, that the entire city block, comprising of those three houses - Dracula’s Castle, the Palacio Duhau and the Vatican Nunciature have A LOT of Eucharistic symbolism going on.
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Jeffrey Epstein Mansion Money—$51 Million—Transferred To Victim’s Fund And Estate
The exterior of Jeffrey Epstein’s Manhattan mansion at 9 East 71st st.
by Scott Heins, Getty Images
A little under $51 million from the sale of Jeffrey Epstein’s Manhattan mansion was transferred Thursday to the estate and compensation fund for the alleged sex trafficker’s victims, estate lawyer Dan Weiner told Forbes.
A spokesperson for the victims fund confirmed that the money was received after the sale closed Tuesday and satisfied the outstanding amount of its last replenishment request. It was previously reported that the victims’ fund did not have enough money to make payments for claims, after disbursing some $55 million to over 150 accusers. The sale was facilitated by Adam Modlin of The Modlin Group.
The sprawling 28,000 square foot Neoclassical mansion located at 9 East 71st St. is the site of some of the alleged sexual abuse by Epstein of underage girls, according to multiple women who came forward years and decades after their interactions with the disgraced financier. When federal agents raided the home after Epstein’s 2019 arrest, they found “an extraordinary volume” of “nude and semi-nude” photos of underage girls, among other questionable items. During Epstein’s heyday, the townhome’s decor was decidedly eclectic, boasting rows of individually framed eyeballs, a taxidermied poodle and tiger, and a painting of former president Bill Clinton wearing a dress.
Jeffrey Epstein’s brass initials previously graced the mansion’s front door.
by Kevin Hagen, Getty Images
It’s the stain of that dark saga that plagued the sale of the building, according to one New York City realtor with knowledge of the luxury market. The mansion went for what she called “a scandal discount” from its initial asking price of $88 million, due to Epstein’s disgraced reputation, which she thinks was more of a factor than the coronavirus pandemic. “I had buyers who did not want to visit the property on principle. They didn’t want to walk into the house and were afraid of the association.”
The buyer’s identity remains unknown, but NestSeekers International realtor Tal Reznik told Forbes an LLC (a type of shell corporation) was used to make the purchase. The New York luxury realtor who mentioned the “scandal discount” said that LLCs are a common way for buyers to hide their identities—at least for the time being. “It’s funny when people [use LLCs],” she said. “You’re going to call contractors, decorators, business associates, friends, engineers, inspectors. How long is it going to stay a secret for?”
Weiner said he couldn’t disclose the buyer’s identity. A spokesperson for the Epstein Victim’s Compensation Fund told Forbes that their program is separate and independent from Epstein’s estate, and confirmed they have no knowledge of the buyer. Although the victims’ fund has been unable to make determinations and process payments since February 21, when they were suspended, it’s still accepting new claims through March 25.
The sale is one of three over $20 million in Manhattan in the past year, according to Christie’s International realtor Erin Boisson Aries, who called it “commendable” given how few have sold at that price point. She pointed to the mansion’s location on “one of the most beautiful townhouse blocks” just steps from Central Park as big positives for the property, despite its history. “If there’s anything we’ve learned, the appetite for masterpieces is always strong. And you can consider 9 East 71st a masterpiece.”
The rest of Epstein’s properties have yet to be sold. They include his New Mexico “Zorro” ranch, his Paris pied-a-terre, and his private island in the U.S. Virgin Islands, called Little St. James. The private island will likely not be sold for some time, as it’s under a lien by the territory’s attorney general as part of a racketeering case against the estate’s executors. His Palm Beach residence is under contract with developer Todd Michael Glaser, who reportedly plans to demolish it.
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Differences Between Glass & Polycarbonate Sunroom Roofs.
Budget Friendly New Residences Available, Move.
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How The Home Restoration And Refurbishment Solutions In London Work.
Rj Repair Providers.
Begin Your Task.
Tiny Orangery Conservatories And Also Glass Conservatories.
Recently Constructed Homes.
Ask existing buyers on the development regarding their experiences with after sales service and client treatment, particularly if they have reported problems. A lot more unexpected was the report's final thought that acquiring more youthful does not necessarily mean you take pleasure in more house equity in older age. The early risers that purchased their initial residence prior to the age of 25 had a mean housing wealth of $130,000, practically $20,000 much less than those in the range.
How The Residential Property Remodelling And Repair Services In London Work.
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With few months of consideration we finally signed up with Metricon in Jan 2018. Rawson - Benham - like their display screen residence as well as went on with the tender.
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Picking an on-line level permits you to keep your routine and also wisely make use of spare time for online training courses, lectures, as well as jobs. You still need to fulfill target dates and also pass all your tests, so technique and also a great calendar application are your buddies.
For lesson # 5, did you have Guardian install any lines/cabling? If so, did you just run your additional cords along side Guardians? We're not at our premeeting yet, however I 'd enjoy to run some circuitry for difficult links to a couple of even more rooms in your house.
British winners consisted of Richard Rogers, designer of Paris's Pompidou Centre and the Lloyd's structure in London. Finest Building Materials are the top neighborhood pipes as well as structure providers in Leigh as well as the bordering area. Our knowledgeable and pleasant staff can assist you to locate everything you may need, whatever dimension of task you are carrying out. Along with supplying any kind of essential products, we can supply a shipment solution covering a big location around Leigh. Your designer's plans will function as clear guidelines to your home builder and, if the former has actually done their job well, you need to likewise stay clear of any nasty surprises with the neighborhood council.
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Although I had to make sure it was opened prior to I pursued they installed the home appliances. If you desire ask them what the cost is based upon their minimum amount of profit required to make the sale.
The whole procedure was smooth and I would extremely recommend them. I have to run that by our SR that is very straight forwards as well as honest with answers. This might be true but they most likely likewise obtain bonuses if they make even more earnings for the business.
Discovering the right builder need not be a lengthy or challenging process. Personal suggestions apart, an excellent area to start is the House Builders in Dublin, Co . Dublin, Ireland classification of the Find a Pro section on Houzz, where you can see their previous work and also ask concerns.
How much is a conservatory UK?
Lean-to Glass conservatory 3.0m x 3.0m could cost in the region of £7,500 to £10,000. Victorian Glass conservatory 3.5m x 3.5m could cost in the region of £10,500 to £15,500. Loggia Glass conservatory 3.5m x 3.5m could cost in the region of £10,000 to £15,000.
I really felt the same way however I direct blank asked will i obtain cash off by not bringing a real estate professional? In other words someone else manages that not the sales rep and they need to be informed of whether they require to cut a check or not. Value the thoughts the goal is to allow various other learn from our experiences.
If you're looking for a practical as well as trouble-free way of life, a townhome might be the best selection.
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Reduced caseloads also allow therapists the time to service certain psycho-educational interventions, along with the fundamental tough solution needs of the family.
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Obtaining the offer without the real estate agent will certainly not give you additional money. Ryan Houses has a seperate account that they make use of to spend for a real estate agent for the customer. home conversions will certainly not get a price cut throughout the sales process for NOT bringing a real estate professional.
How do you keep an orangery warm?
5 ways to make your orangery warmer this winter 1. Turn up the heat. This may seem like an obvious one, but adding a small electric heater to your orangery can make it a lot more comfortable during the colder months of the year.
2. A new orangery roof.
3. Underfloor heating and new orangery flooring.
4. Look for draughts!
5. Windows and glazing.
Completing the CAPTCHA proves you are a human as well as provides you temporary access to the web residential or commercial property. The big moving company was Hotondo Residences, which jumped from position 20 to position eight on the listing, with its number of home develop begins enhancing from 879 in the financial year to 1,463 in the financial year. There were a few small miscommunications in what was consisted of initially, nothing substantial. With how rapidly points are selling right here, I was pleasantly stunned to obtain anything. I am taking a look at a few of their supply residences in a particular neighborhood, yet they do appear to be marketing rather quick.
Most new residences have a HERS ranking of 100, which fulfills the current industry standard for residence energy effectiveness. There are still lots of power saving actions that you can take to reduced energy bills. Sales employees was specialist as well as respond to all our inquiries throughout the purchasing procedure.
Can I build my own orangery?
Building an Orangery
Not everyone has the time or inclination to build their own DIY orangery kit. Meaning you can rest assured that your orangery construction will be completed quickly, efficiently, and to a high standard.
If we consider the modern world, the majority of the convenience that we delight in comes from the capacity to reshape the setting in ways that are advantageous to us. While one can argue that we might have gone also much, there's no rejecting that our homes, bridges, passages, and also other infrastructure centers have actually made life better for a huge number of individuals. An on the internet Bachelor's or Master's in Construction Administration is suitable for trainees that have various other commitments, like a permanent work, or aren't ready to move to a various nation for their researches.
That implies that most resale residences go to least 30% much less power effective than they ought to be. Not just are you paying a lot more in utility expenses, yet you can additionally wind up paying thousands of dollars additional to make them more energy efficient.
We were just provided a a web page document of the style as well as no detail plan was shared. That did make me awkward as i wanted to contrast the detail strategy with their display screen house to recognize what will certainly be offered and also will be the upgrade/ adjustment. Every time i would ask the sales person he would claim its after you award us the contract. This century, the UK has actually won more Pritzker Prizes and also Royal Gold Medals for architecture than any kind of other nation, in advance of Switzerland as well as the Netherlands.
Can you build a lean to without planning permission?
For example, you can add an extension, porch or lean to without planning permission as long as: It is within the boundaries of the property and won't cover more than 50% of the total area. No part of the extension is higher than the eaves of the house.
By clicking "See Rates", you'll be guided to our best moms and dad firm, LendingTree. Based upon your creditworthiness, you may be matched with approximately five various loan providers. A new report pinpoints the age array when you must purchase your very first house if you want to retire pleasantly. This is the common resale house score-and many rack up even greater!
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FOR SALE: 157 Paris Circle, Aurora, CO. Two-Story, 3 bed, 3 bath updated townhome with 2 car attached garage listed for $285,000. Showings start on August 21st. Call Jo Myers, Listing Agent, 303-868-8058 with questions.
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These simple steps will guide you to understand timeshare
Understanding fractional ownership. Owning a timeshare property is much like owning a townhome or condo, except that your ownership is limited to a specific time period during the year. A timeshare has a deed and a property description just like any other real estate. It is recorded in the county courthouse just like other real estate, and it requires property tax, insurance, a title, title insurance, and a formal closing like other property. The one difference is that the property description will have a time element included. That is key since if you don't like the time slot, you essentially have to sell your unit and buy a new one to get a different time slot. Two more rules that apply to real estate may be important here. First, understand that nothing that the salesperson tells you is binding since in real estate, the only thing that matters is what is in writing. Second, since these purchases are legally recorded, they are very difficult to undo.
Step #2 Red, blue, and white weeks. The key difference between a condo and a timeshare is the time factor in ownership. A unit owner typically gets one week per year. That week nearly always starts at noon on Sunday, and ends at noon on Saturday, but this varies at different resorts. Some resorts offer points that can be used at different times of the year. This is more flexible, but the best weeks often require more points than you are allocated in a given year, so you get to visit less often. The very best and highest demand weeks are called Red weeks. The middle demand weeks are called Blue weeks, and the low demand off-season weeks are called White weeks. The Red and Blue weeks will typically cost more than White weeks, however, most White weeks are truly times that you would typically not want to visit the resort. Think of Minnesota when it is minus 20 degrees, or Bombay during the rainy season. While you should pick the time that works the best for you, keep in mind that anything less than a Red week will hurt resale value and be hard to trade.
cancel timeshare within 5 days
http://www.timesharerelease.com/how-to-cancel-timeshare-after-rescission-period
Step #3 Do not get sold down the river. Never allow yourself to be sold a timeshare. Don't get involved in the high pressure sales events. It is not worth the TV set or other gift that is offered. Timeshare sales commissions are so high that it is worth whatever mind games and illegal tricks that they can think of to get you to sign on the bottom line. If they tell you that this is a unique property, read that as the market is almost flooded. If they say it is a limited time offer, know that they have more units on the drawing board ready to go when yours is sold.
The best way to buy a timeshare is to be an informed buyer. You are the one who needs to research resorts and find out who has units for sale. The Internet makes this work relatively easy. The secret of the industry is that many timeshares end up being abandoned and foreclosed. You can buy these repossessed units for next to nothing. For example, a $20,000 timeshare can be picked up for 10% of that on the resale market. I have seen deals at older resorts where they will give you the unit and several years of waived management fees just to get you locked in to pay future management fees. Never, ever pay full price.
Step #4 A timeshare is not an investment. The sales staff will tell you that a timeshare is an investment that you can sell for a profit or include in your will. That is true, you can sell or pass on a timeshare. You will likely never sell it for more than 25% of what you pay. So, expect to lose 75% of your value within 5 seconds of signing on the dotted line.
The definition of an investment is a capital tool or item that you buy with the intention of using it to manufacture goods or services at a profit. A timeshare does not fit that definition. A timeshare is actually an expense item. In fact, since you don't have to have one, it falls in the luxury expense category. There is nothing wrong with that if you can afford it, and you have no delusions of making money on the deal.
timeshare release
http://www.timesharerelease.com/
Step #5 Management fees. The key problem with a timeshare is that it eats money. Typical time share fees are $500 to $750 per unit per week per year. You pay this management fee on top of any ownership fees. That $500 to $750 doesn't sound like much when you are thinking of spending $20,000 to $35,000 on a unit, but it gets old after a few years, especially if you don't use your unit every year. In fact, it becomes such a problem for some people that they simply walk away and take the credit report hit. The yearly fee prevents most charities from accepting timeshare donations since they don't want to get stuck with the fee, either.
Step #6 Selling a timeshare. Selling a timeshare is very difficult. This goes double for someone who bought a timeshare without understanding how they work. The truth is that a timeshare drops in value by 75% or more the moment you buy it. Most people find it impossible to sell a timeshare. The resort sales staff don't want to compete with individual sellers, so they often make it impossible to advertise on-property where new victims might see the signs. Also, some scam artists prey on this problem by offering to sell your unit as long as you give them an up-front fee. In reality, this fee only pays to place your ad in their timeshare book. You will never sell your unit this way, and simply end up losing the fee on top of your other losses.
There are a few ways to sell your timeshare. You may be able to list it on E-bay or in your local newspaper. It may sell if you have a price that is under $2500 or it is a high-demand unit for some reason. You might also be able to bribe your sales agent into selling your unit if the place still has new sales going on. They don't normally resell units, but if you offer a huge commission, they may sneak it into the mix for you.
Step #7 Trading your timeshare. The timeshare people always tell you that you can trade your timeshare for properties all over the world. For example, you can trade your Branson unit for something in Paris, the Riviera, or Waikiki Beach. In reality, people with the good units like this don't trade very often. Second, it is difficult to get someone to trade down. Why should someone who owns at Pebble Beach come to Branson? Hopefully not for the golf. Third, the trading organizations all require a membership fee and a fee for each trade that they arrange. By the time you pay the fees for a trade, you are probably just as well off staying in a nice hotel at the destination and keep your week in reserve.
Step #8 Letting others use your timeshare. If you don't use your timeshare in a given year, you have the option of letting someone else use the unit. You can simply give them the usage, or rent out the unit. If you do this, make sure to let the management company know so they don't question the strangers that show up, and to allow these guests to use the facilities. The issue here is that if your guests do not behave, or cause damage, you are on the hook to pay. Make sure that you only give your keys to someone that you trust in your house.
Step #9 Damage and upkeep risks. All properties deteriorate over time and need updates. In some cases, mother nature speeds up this process with hurricanes and ice storms. The bottom line here is that if the reserve fund for the resort cannot pay for something, they are free to pass the costs onto the members in the form of a special assessment. For example, many timeshare owners received bills for $500 to $2500 to fix hurricane damage on top of their normal annual fees. Other items that result in these kinds of fees are beach erosion, dock damages, and wooden decks.
Step #10 Benefits of ownership. There are benefits of timeshare ownership. The first is that it is like a short-term condo where you don't have to worry about cleaning or upkeep, so you can focus all your time on vacation. A second feature is that you know in advance exactly what you are getting. This might be nice if you know that you want to spend one week every year playing golf or visiting Disney. In fact, the fixed time each year ensures that you will take a one week timeout. Since I am not a beach person, I used it to get caught up on reading and veg out. But be careful buying a timeshare around some event. Events can move in time from year to year, but your timeshare does not adjust in most cases.
cancel timeshare contract sample letter
http://www.timesharerelease.com/cancel-timeshare-contract-sample-letter-that-works
Step #11 Long-term ownership. You need to be concerned about the future. Is this resort right for you and your family as they grow and become older? Will the resort deteriorate over time? Will the shine wear off? How good is the upkeep? What will the area be like in 25 years. Will it thrive or decline? What will the property be like in 25 years? Do you want to pay those fees for 25 years?
Step #12 The bottom line on timeshares. The bottom line is that timeshares are expensive to buy and expensive to maintain. It is easy to get in over your head, and they hard to get out of. Do look before you leap. Don't sign on the dotted line just to get out of a high-pressure sales pitch. Finally, look 20 years down the road to get an idea about what the place will be like in the future.
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30 Balmoral St #6 Paris, ON N3L 0C8 - Sutton Team Realty | https://suttonteamrealty.ca/?p=127067
Just Listed for sale - Sutton Team Realty
30 Balmoral St #6 Paris, ON N3L 0C8
Brand new townhome for rent in fantastic Paris location. Walk to downtown Paris, trails and the grand river. Lovely new community built by premier local builder Pinevest Homes. Easy access to Brantford, Cambridge & Ancaster via 24 & 99, & fast access to #403 at Oak Park Road. Very spacious and beautifully finished main floor with a great view. 3 bedrooms up including a large master with ensuite and bedroom level laundry. Single car garage, one space in drive way + visitor parking.
#suttonteamrealty #brantfordrealestate #realestate #justlisted
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The Worst Landlord Horror Story: You’ll Never Want To Own Property Again
Real estate is wonderful isn’t it? You get to buy a property with other people’s money at a dirt cheap interest rate. Your costs are largely fixed while rents keep on going up thanks to inflation. You get plenty of tax deductions. And you get to earn a $250,000/$500,000 tax free profit upon sale in America, depending on if you are single or married. No wonder why real estate is my favorite asset class to building long term wealth.
But I haven’t done a good enough job over the past eight years telling you about the negatives of owning real estate. The main reason why is because I’ve been bullish on the asset class – coastal city real estate in particular. What a shame it would be to have convinced you out of buying years ago, like some doom and gloom sites who only focus on the negatives because their author missed out.
After a massive run up in property prices, my bullishness has turned neutral-to-slightly-negative. Supply is rising. Valuations are expensive. Rents are falling in places like NYC and SF (where I’m a landlord). While mortgage rates may finally tick up, although they’ve continued to remain low despite the Fed’s moves. Therefore, I’d like to share a reader’s horror story about being a landlord in the last down cycle. I’ve shared my own horror story, which sounds like a first class trip to Paris in comparison.
Taking A Vegas Gamble
$250K janitors. $9K/month direct deposit easy rental income. It all sounds so wonderful, but it applies to a tiny part of the US, metro areas with concentrations of educated professionals with very high incomes sipping lattes and driving their Priuses to the wine country on the weekends to stay in a nice B&B.
I moved from the Bay Area to Las Vegas in 2004. I thought I was so smart to sell my Bay Area townhouse for $425K, enabling me to buy a single story LV house here for $220K. Then I bought two rental townhomes, new construction for $200,000 each. Cash.
I didn’t see the point of borrowing money and paying interest if I could afford cash. I was going to be a happy landlord, collecting rents and capital gains on my investments. I would trade my one abode in the Bay for a nicer abode here, plus two rental streams. I had retired, early.
By 2007, the builder of the townhome complex had filed bankruptcy with 157 of 300 units empty, and all the other units which peaked at about $250K were being abandoned by people walking from their mortgages.
The banks would often leave them in limbo, vacant, and vagrant squatters would break in and live in some units (new construction, remember). As foreclosures were slowly processed, the going price to buy a unit similar to mine on the courthouse steps for cash was $50K.
All the units that had been purchased with financing were abandoned, there was no point to continue paying a mortgage for even $150K on a unit worth only $50K. The new purchasers at the foreclosure auctions were mostly absentee landlords, out of state, many from CA, but many Canadian, Australian etc. They simply wired money over and instructed realtors to buy some and get them rented.
The median income in this town was under $50K per household, and these people mostly bought a house. The tenant pool was much poorer. And vacancies were off the scale, so lots of property with hungry landlords needed income. Therefore, very poor quality tenants got great deals.
Realtors then told their out of state landlords that the best way to get a tenant who could pay and not have to be evicted would be to Section 8. Get a poor person with a government voucher to move in, and the government pays you 80% of the rent. You collect the remaining 20% from the tenant, except they usually do not pay. A landlord can evict, and lose his income stream, but most often landlords simply take the 80% payment from the government and write off the rest.
Commercial property prices/demand has leveled off
A New Owner In Town
When the builder filed for bankruptcy, the court ordered sale of the remaining 157 units were bought in bulk by an investor for $9M. That works out to about $60K per. They rent for approximately $1K per month, creating an astounding 20% gross rental yield.
That investor experienced high vacancy rates as well so they took in Section 8, and this new construction complex in a new and up and coming area quickly started looking like an inner city housing project. Crime, drugs, idle people milling around all day, sitting in their garages smoking pot, tons of kids everywhere. Domestic disputes. Continuous police presence, you name it. Have you seen The Wire?
The HOA fees started at $42/mo but over a couple years, and three managers later, they were raised to $145/mo. Common areas were destroyed by tenants. A swimming pool bathroom was lit on fire. Pool furniture was thrown into pool. An unsupervised toddler drowned in a pool while mom was passed out in a unit from drugs. Gangs of unsupervised thug kids terrorized residents for fun. The pool has been chained closed for five years due to lack of funds to open it plus the scepter of repeated vandalism. Water to external landscaping was turned off years ago to let the landscaping die, due to lack of money to pay for water.
Landlords experienced continuous turnover and breaking of leases. No one would live there, except people who had no other choice. Lowest credit quality applicants, Section 8’s whose past history caused other landlords to turn them down but desperate landlords would take them here. Gang symbols were spray painted on buildings and fixtures.
Here’s What Happened To My Rentals
I have owned these rentals since 2005. Today my $200K purchases have returned to about $130K in current value from a low of $100K. I have evicted twice, and repeated repairs and turnovers.
The latest blow is that it turns out the HOA was managed for many years by a local community manager who didn’t have a license. The reserve study shows it should have $1.6M in reserves, but has about $200K instead. A $900K construction defect lawsuit was won against the builder’s insurance co, which should have provided some relief, but all that money was ‘spent.’ Legally spent, by overcharging by managers, contractors and other helpers. The State Dept of RE has ordered audits, fined the HOA, and has a case pending against the board president who it turns out started a pest control company then and made sure to get a $6K contract for his little company from the HOA. All the absentee out of state landlords pay their dues and really have no idea what is going on.
I suspect soon I will get a letter saying a new manager or receiver has been appointed. He’ll turn around and tell us the HOA is woefully underfunded and special assessments of an extra $1K a month are now required to keep the HOA afloat.
More supply in these six cities than in any time during the past 20 years
Profiles Of My Tenants
My tenant applicants have been: DJ, prostitutes (legal), exotic dancer, cab driver, etc. Here are the financials for one example: he earns $1700/mo and has $700/mo car payment. No thank you.
Another application was for roommates, three young people each with incomes of $1000/mo (McDonald’s) who wanted to pool their resources to rent for $1000/mo. Big question is how do you afford this if one of you moves out? Uh. No idea. When I pointed out that move in cost would be one month rent plus one month as deposit, and each of the three would need $660 cash they realized they couldn’t afford to move in.
These are not isolated examples, this is reality. This is the tenant pool in this market. They simply do not have the income.
My own home that I bought in 2004 for $220K is again worth roughly $220K today. At the bottom it was worth $100K and many around were foreclosed. At that time I bought two more, at $100K, and so clearly I have a gain there, which offsets my losses on the townhome disasters.
My point is this happy landlord dream with continuous work, toilet repairs and many other repairs (yes I do it all myself) has earned me perhaps a break even on capital, and perhaps a rental yield of 5%. And the break even required gains on the townhomes I bought in 2012 to offset the ones I bought in 2004/5.
It all sounds so wonderful in blog land. So happy, effortless. I gather that many of the people who have discovered the joys of this investing have never seen a crash or downturn. Or a destroyed unit. Evictions. Tenants threatening your life by calling in the middle of the night firing guns to scare you, because you filed to start eviction and they have no money to pay. Maybe it will never happen in La La Land. But maybe it will, and you’ll question why on Earth you tied up so much of your capital and your life to an extremely illiquid asset.
The production boom in Seattle looks abnormally high
Buyer Always Beware
I hope this reader’s story gives you a clear idea of what could go wrong when the real estate cycle turns south. Here’s a property owner who paid cash for three properties in 2004 and had to buy two more properties in 2012 just to break even 13 years later! What’s worse is the amount of stress and heartache he had to go through to manage the properties. If he had to stretch to buy all those properties with a mortgage, I’m pretty sure his entire retirement nest egg would have been wiped out.
If you’re close to retirement or in retirement, the last thing you want to do is spend your free time worrying about your assets. I’d much rather go on an around the world cruise and earn income 100% passively. Sure it sounds like the reader could have hired a property manager, but if you’re already bleeding cash, you aren’t as amenable to bleeding even more cash.
The longer you are an investor, the higher the chance you will experience bad times. It’s easy to feel good about your investments after such a prolonged bull run. Just know that when the storm hits, the floor drops out as the herd gets scared. At that time, you’ll wish you had a tremendous amount of liquidity like the investor who bought 157 units for a mere $9M with a 20% yield (BURL in effect!).
Related:
Ranking The Best Passive Income Investments
Real Estate Investing Rule To Follow: Buy Utility, Rent Luxury (BURL)
Always Work On Improving Cash Flow For Financial Independence
Any readers out there want to share their own real estate horror story?
from http://www.financialsamurai.com/worst-landlord-horror-story/
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70 Top Real Estate Agents Using Contactually
These successful agents use our real estate CRM to grow their businesses.
Contactually evaluated the most recent rankings of 2016 (“The Thousand”)* and highlighted over 60 top-ranked real estate agents using Contactually. According to REAL Trends, those on the list are “recognized as the top one half of one percent of more than 1.1 million licensed Realtors® nationwide.”
The agents below believe in the importance of building and maintaining strong and lasting relationships with their clients, and they are using technologies like ours to help them grow their businesses.
*In partnership with The Wall Street Journal, real estate industry resource REAL Trends has released rankings of top individuals and teams every year in a list called The Thousand. For the past 11 years, firms submit applications to represent the most qualified candidates, and REAL Trends ranks sales professionals in categories of average price, sales volume and transaction sides.
70 Top Real Estate Agents Using Contactually:
Average Sale Price
#5
Karen Kemp
Average Sale Price
$30.72M
The Corcoran Group/NRT
New York, NY
@corcorangroup
With over 20 years of experience in the real estate industry, Karen has built a reputation of paving the way for up-and-coming neighborhoods in New York City. She was involved with the successful revamping of commercial properties into artist lofts in areas including Williamsburg, DUMBO in Brooklyn and Harlem. Karen’s network of domestic and international investors has made her one of the top real estate agents in the market.
#17
Debbie Loeffler
Average Sale Price
$14.38M
The Corcoran Group/NRT
Bridgehampton, NY
@corcorangroup
Before settling down as a real estate professional in the Hamptons, Debbie lived in several cities including Paris, Milan and Japan. With her worldly perspective and real estate knowledge, she shows buyers and sellers the stand-out features of different neighborhoods in the area and strives to help her clients meet their needs.
#18
Cathy Franklin
Average Sale Price
$14.33M
#42
Sales Volume
$157.68M
The Corcoran Group/NRT
New York, NY
@cathyffranklin
@corcorangroup
Specializing in high-end real estate, Cathy has sold more than $3 billion worth of real estate over the course of her career. She’s been featured on several award lists, including Corcoran’s Manhattan Salesperson of the Year for the past two years. Cathy is an industry expert and has achieved record-breaking sales across some of New York City’s most sought-after neighborhoods.
#20
Micki Dion
Average Sale Price
$14.15M
The Corcoran Group/NRT
East Hampton, NY
@corcorangroup
As an East Hamptons resident for almost 40 years, Micki has witnessed the evolution of the Hamptons over time and has stayed tuned to the unique subtleties that define each neighborhood. As a result, her personal connection to the Hamptons market ensures she matches her clients to the perfect home.
#21
Eileen Robert
Average Sale Price
$14.03M
The Corcoran Group/NRT
New York, NY
@corcorangroup
Eileen’s knowledge of selling luxury properties and townhomes over the past 24 years has garnered several awards, including Broker of the Year for Corcoran’s Chelsea Office in 2015. As a multi-media artist in her spare time, her creative expertise is highlighted in her marketing and staging abilities.
#22
Robert Lohman
Average Sale Price
$13.64M
The Corcoran Group/NRT
Southampton, NY
@corcorangroup
Graduating from the Rhode Island School of Design with a degree in Architecture, Robert brought his eye for design and construction to the Hamptons real estate scene. Since 1985, his breadth of knowledge and extensive network of connections has granted his clients with valuable insights into making the right investment decisions.
#27
Adam Sforno
Average Sale Price
$12.46M
Douglas Elliman Real Estate
New York, NY
@DouglasElliman
Through his upbringing of being surrounded by some of New York City’s best real estate experts, Adam was exposed to the real estate industry early on. He worked with the developer who holds the record for the most expensive single family home sold in South Florida and Adam also represented several pension funds in New York State for the sale of large commercial properties.
#29
Hilary Landis
Average Sale Price
$11.65M
#79
Sales Volume
$122.37M
The Corcoran Group/NRT
New York, NY
@corcorangroup
By growing up and currently living in the Upper East Side, she is intimately familiar with the neighborhood’s offerings. With about 10 years of experience in the advertising industry and almost 20 years in the real estate business, Hilary brings a combination of marketing expertise and focus to her clients’ real estate journey.
#31
Leighton Candler
Average Sale Price
$11.51M
#35
Sales Volume
$172.74M
The Corcoran Group/NRT
New York, NY
@corcorangroup
After graduating from Parsons School of Design and spending time in the interior design field, Leighton has become a seasoned real estate professional in Manhattan. With over 30 years of real estate experience, she aims to find the right neighborhood and building to satisfy her customers’ needs and wants.
#34
Terry Di Paolo
Average Sale Price
$11.22M
The Corcoran Group/NRT
New York, NY
@corcorangroup
Terry is involved with luxury sales and new development projects in throughout neighborhoods in New York City, including Manhattan and Brooklyn. His previous experience as a photographer lends him the knowledge to highlight a new space and its potential for his clients.
#48
Charlie Attias
Average Sale Price
$9.14M
The Corcoran Group/NRT
New York, NY
@CharlieAttias
@corcorangroup
Charlie’s finance background and in-depth knowledge of the New York real estate scene has earned him several awards. Over the course of his profession, he has sold more than $1 billion worth of real estate. His international background and ability to speak English, French, Hebrew and Arabic has garnered him international clients.
Sales Volume
#7
Susan Breitenbach
Sales Volume
$332.49M
The Corcoran Group/NRT
Bridgehampton, NY
@corcorangroup
One of the top agents in the Hamptons, Susan has been ranked as the area’s #1 agent multiple times over the past several years. She is one of Corcoran’s top producing agents, having handled over $3.9 billion worth of real estate transactions. Susan works on a referral basis from her connections not only in Manhattan, but also all over the U.S. and internationally.
#9
Josh Flagg
Sales Volume
$319.09M
Rodeo Realty
Beverly Hills, CA
@JoshFlagg1
@RodeoRealtyInc
Widely recognized through his work as one of the agents on Bravo’s Million Dollar Listing Los Angeles, Josh has a history of setting real estate records. He participated in the highest sales in history in several Los Angeles neighborhoods, including Brentwood Park and Beverly Hills. His creativity and dedication to his clients has made him one of the most popular luxury real estate agents in Los Angeles.
#21
Timothy Davis
Sales Volume
$201.48M
The Corcoran Group/NRT
Southampton, NY
@LuxMarketLeader
@corcorangroup
As a lifelong Hamptons resident and with over 35 years of real estate experience, Timothy has negotiated over $4 billion in sales. Before joining Corcoran Group, he was a principal of a boutique real estate brokerage firm, Allan Schneider Associates. His intimate knowledge of the area helps his clients succeed in achieving their real estate goals in the East End.
#22
Gary DePersia
Sales Volume
$194.72M
The Corcoran Group/NRT
East Hampton, NY
@GaryDePersia
@corcorangroup
Since 1995, Gary has received numerous awards over the course of his career. He is consistently a member of The Corcoran Group President’s Council and has been ranked as one of the top brokers nationally. Gary is a strong advertiser, having been one of the first agents in the Hamptons to leverage their own website and social media.
#29
David Caskey
Sales Volume
$180.20M
Shorewood Realtors
El Segundo, CA
@CASKEYandCASKEY
With David’s close ties to the South Bay community in Los Angeles, he provides his clients with the knowledge and familiarity of the properties to get the maximum value for their investment. His engaging marketing techniques and personal approach to his work has made him one of the top agents work with in his market.
#30
Steven Shane
Sales Volume
$176.67M
Compass
Aspen, CO
@ShaneAspen
Steven’s energy and passion for the real estate scene has propelled him to be consistently ranked one of the top realtors in Aspen. Last year, he brought his independent brokerage firm to partner with Compass to be able to provide his clients with the company’s highly successful real estate technology. Steven and his team continue to cater to and tailor their expertise to reach their real estate goals in Aspen.
#31
Dana Green
Sales Volume
$174.52M
Pacific Union International
Lafayette, CA
@DanaGreenTeam
Dana’s growing network of connections helped her become one of the top real estate agents in Lafayette, CA. Her interpersonal skills and real estate expertise has given her the edge to successfully close deals that represent the best value for her clients.
#36
David Roberts
Sales Volume
$172.73M
Royal Palm Properties
Boca Raton, FL
@Royal_Palm
With over 25 years of experience in Royal Palm Yacht & Country Club, David has built a reliable reputation and his personal link to the community. Since 1985, Royal Palm has been home to him and his family — he has come to develop a familiar understanding of the area, which translates to him helping his customers achieve success.
#47
Deborah Kern
Sales Volume
$154.24M
The Corcoran Group/NRT
New York, NY
@corcorangroup
Deborah’s commitment to her clients has propelled her to receive numerous awards, including Corcoran’s East Side Sales Person of the year. Deborah’s international background and previous experience as a marketing professional in the music industry has granted her with a global perspective that she combines with her real estate expertise.
#48
Beth Benalloul
Sales Volume
$153.94M
The Corcoran Group/NRT
New York, NY
@benalloulteam
@corcorangroup
Beth’s detail-oriented approach has garnered industry accolades, including being a repeat member of Corcoran Group’s Multi-Million Dollar Club. She searches for properties across the New York City to find a home that fits a buyer’s budget and lifestyle. As a native New Yorker, Beth strives to make the real estate process for clients as smooth as possible.
#55
Tim Allen
Sales Volume
$142.23M
Coldwell Banker
Carmel-By-The-Sea, CA
@TimAllenProps
@coldwellbanker
Born and raised in the Carmel area, luxury property specialist Tim Allen has over 30 years of real estate experience. Tim received recognition in 1996 for being in the top 1% of sales people at Coldwell Banker. With reaching over $2 billion of local sales, Tim is one of the top agents in Carmel.
#65
Michael Schultz
Sales Volume
$129.69M
The Corcoran Group/NRT
East Hampton, NY
@corcorangroup
During his first year in the real estate industry in 2007, Michael was named HANFRA (Hamptons and North Fork Realtors Association) ‘Rookie of the Year’ for sales of $29 million. His intuitive business and negotiation skills has been built upon years of management and strategic positions at several retail companies. Michael’s ever-growing list of personal and professional connections has made him a widely recognized agent in the Hamptons.
#70
Tom LeMieux
Sales Volume
$125.61M
Pacific Union International
Menlo Park, CA
@LeMieuxTom
@PacUnion
As a specialist in luxury homes on the Peninsula, Tom’s real estate experience is supported by his 15 years as part of an executive at a national building firm. Since 1998, his sales has passed $1.6 billion over the course of his career. Tom has consistently ranked as one of the top agents in the Bay Area and internationally.
#84
Jeff Miller
Sales Volume
$118.08M
Brown Harris Stevens
Miami Beach, FL
@JeffMillerGroup
@Established1873
As the Director of Luxury Sales for BHS, Jeff is a leader in waterfront properties in Miami beach and the surrounding area. He has set and broken the record for most expensive condo sold in Miami three times — with over 15 years of experience, he brings both his local and international clients an engaging knowledge of the market.
#100
Steven Cohen
Sales Volume
$110.20M
The Corcoran Group/NRT
New York, NY
@corcorangroup
Steven’s marketplace and property instincts are what has driven his success in the Manhattan real estate scene. The combination of his insights into various market neighborhoods and his domestic and international network has garnered several awards, including consistent spots in The Corcoran Group’s Multi-million Dollar Club and President’s Council.
#102
Deborah Grubman
Sales Volume
$107.71M
The Corcoran Group/NRT
New York, NY
@deborahgrubman
@corcorangroup
Voted as one of the Best All-Around Brokers in Manhattan by The Real Deal, Deborah’s enthusiasm for the real estate industry has helped her rise in her profession. Her knowledge of the different luxury property areas in Manhattan has made her a leading figure in real estate — she has been quoted in publications including Architectural Digest and New York Magazine.
#103
Paul Brennan
Sales Volume
$107.66M
Douglas Elliman Real Estate
Bridgehampton, NY
@DouglasElliman
With strong ties to East End, Paul believes in preserving the beauty and character of the area for his clients — he was part of the movement to establish the Peconic Bay Region Community Preservation Fund in 1999, which has protected more than 10,000 acres of land at risk for overdevelopment. Paul’s strong background and understanding of the Hamptons’ real estate industry has made him a well-regarded figure for prospective buyers and sellers.
#139
Deborah Rieders
Sales Volume
$94.20M
The Corcoran Group/NRT
Brooklyn, NY
@corcorangroup
Since her first year in the industry, Deborah has been named Brooklyn Heights’ Broker of the Year every year. Her approach to evaluating properties has made her one of the top brokers in New York City. Through her previous museum and graphic art experience, Deborah has the design instincts to find the perfect properties for her customers.
#144
Janice McGlashan
Sales Volume
$91.47M
Coldwell Banker Residential Brokerage/NRT
La Canada Flintridge, CA
@coldwellbanker
As part of Coldwell Bankers’ exclusive Society of Excellence, representing the top 1% of agents internationally, Janice is one of the most highly-respected agents in the San Gabriel Valley. Her accessibility and commitment to her clients are what drive her success. With her persistence and determination, she aims to reach her clients’ real estate goals.
#150
Alan Shafran
Sales Volume
$89.74M
The Alan Shafran Group
Carlsbad, CA
@AlanShafran
With 30 years of experience, Alan’s success is evident in the founding of his own firm. He has brought his financial background and interest in the role of technology to the evolving real estate industry. Alan’s expertise and passion has earned him several titles, including Wall Street Journal’s “ Number 1 Realtor in San Diego County” and “ The Number 5 Realtor in the State of California.”
#158
Tanya Dzhibrailova
Sales Volume
$87.05M
Zephyr Real Estate
San Francisco, CA
@TDzhibrailova
@ZephyrRE
Tanya is part of San Francisco’s Real Estate Roundtable, a group of the city’s top 16 agents. She has lived in San Francisco for 34 years and has brought her past property management experience to her current role as an agent. Tanya’s strong client base is evident of her reliability, with over 90% of her business representing repeat business or referrals.
#159
David Solomon
Sales Volume
$86.71M
The Agency
Brentwood, CA
@DavidSolomon1
@TheAgencyRE
As a partner with The Agency, David has been a leader in the real estate space. He has gained insights into different facets of the industry, including property investment and design. By having grown up both in Los Angeles and in the real estate business, David has learned the nuances of the city and is able to find properties that match the lifestyles of his ever-growing network of contacts.
#162
Terri Kerwin
Sales Volume
$86.39M
Kerwin & Associates
Portola Valley, CA
@terrikerwin
Terri has advised in the construction of nine custom homes over the course of her career — she has the insight to guide clients in aspects including development and design. She makes polished and sophisticated efforts to make the best decisions for her clients. With over 18 years of experience, Terri is determined to find the best value for her customers.
#167
Doug Echelberger
Sales Volume
$85.57M
Surterre Properties
San Clemente, CA
@DougEchelberger
@Surterre
Having grown up in the business, Doug lives and breathes San Clemente real estate. For more than 20 years, his family operated a local brokerage called San Clemente Real Estate. Over the course of his career, he has honed in on his negotiation, marketing and sales skills and has become one of the leading agents in his market.
#188
Cathy Taub
Sales Volume
$80.00M
Sotheby’s International Realty/NRT
New York, NY
@cathytaub
@sothebysrealty
Through her market insights and perseverance, Cathy has reached over $1.3 billion sales in her career. As Senior Global Real Estate Advisor and Associate Broker at Sotheby’s, Cathy has made significant accomplishments in the New York City luxury real estate scene. She frequently works with developers to evaluate new projects and create marketing plans.
#205
Matthew Breitenbach
Sales Volume
$76.44M
Douglas Elliman Real Estate
Bridgehampton, NY
@mattbreitenbach
@DouglasElliman
Matthew averages over $150 million in sales every year since he began working in the real estate industry in 2006. His wide network of connections stretches from London to Los Angeles, and everywhere in between. As one of the fastest rising agents in the Hamptons, Matthew aims to provide his clients with a global exposure.
#223
Jessica Buchman
Sales Volume
$74.64M
The Corcoran Group/NRT
Brooklyn, NY
@corcorangroup
Jessica has won several accolades over her career, including Rookie of the Year in her first year in the real estate industry in 2006. She has immersed herself in several of New York City’s most exciting neighborhoods, including Park Slope, West Village and Nolita. Her energy and love for the city is evident in her sales record, with over $500 million made in her time at The Corcoran Group.
#225
Rory Posin
Sales Volume
$74.16M
RE/MAX Estate Properties
Los Angeles, CA
@RoryPosin
@remax
Born and raised in the Los Angeles area, Rory possesses intimate knowledge of lifestyle and property details of the market. He has been consistently ranked in the Top 1% of all agents worldwide for the past 20 years. Rory is committed to delivering personal and professional progress to his clients’ real estate journey.
#237
Charles Sullivan
Sales Volume
$72.60M
Carriage Properties
Charleston, SC
@CarriageCHS
With an in-depth knowledge of historic and luxury properties in Charleston, Charles has come to be known as a multi-million dollar producer in his market. He seeks to bring his clients the best value for their property, and has been recognized as the top sales volume broker for Charleston each year.
#240
Michael Harper
Sales Volume
$72.5M
Coldwell Banker Residential Brokerage/NRT
Boston, MA
@coldwellbanker
Before starting his real estate profession in Boston, he held a Maine Broker’s license and Massachusetts Salesperson’s license — his past experiences in these areas has grown his network of connections. The combination of his wide client list and real estate expertise has slowly built up his reputation of a honest and hard-working agent. Michael has
#244
Julie Wyss
Sales Volume
$72.17M
Keller Williams Realty
Los Gatos, CA
@kwri
Through Julie’s passionate dedication to making the real estate process for her clients as easy as possible, she has earned a reputation of being dynamic and reliable. She wants to help her buyers find the best price, and score the highest value for her sellers. Known as “The Selling Genius” among her clients, she is one of the leading agents in the Silicon Valley area.
#248
Dean Lueck
Sales Volume
$71.56M
First Team Real Estate
Newport Beach, CA
@FirstTeamRE
As one of the top 25 agents in Orange County, Dean has gained an intimate knowledge of the market and properties. With over 20 years of experience as an executive in corporate marketing and management, he brings his entrepreneurial skills to his real estate profession. Dean’s work ethic and communication skills have drawn in over 300 loyal clients.
Transaction Sides
#20
Drew Johnson
Transaction Sides
307
Touchstone Realty
Martinsburg, WV
@tstonerealty
Andrew’s client-focused approach to his career is what has earned him numerous awards, including nominations for Realtor of the Year and Rookie of the Year. He’s achieved several certifications, including Equator REO and Five Star Institute REO. His dedication to the relationships in his career has earned him successful clients and results.
#23
Jeremy Peterson
Transaction Sides
286
RE/MAX Results
St. Paul, MN
@RMRESULTS
Jeremy has earned various titles since beginning his real estate career in 2002, including #1 RE/MAX agent in Minnesota and a place in RE/MAX’s Titan Club. His respect for the industry and determination to help his clients succeed are what drive him to make his clients’ real estate journey move smoothly.
#52
Amanda Wiley
Transaction Sides
221.5
ERA All In One Realty
Albany, GA
@AmandaWiley
Born and raised in the Albany area, Amanda has a specialized knowledge of the local market and developed a sincere commitment to her clients. She is a Multi Million Dollar Producer and Presidential Achievement Award Winner. Amanda’s extensive marketing skills and focus on customer service has made her a dependable realtor.
#61
Michael Hall
Transaction Sides
211
ERA Matt Fischer Realtor
Yuma, AZ
@ASmarterERA
Michael’s awareness of the Yuma real estate scene and range of experience ensures his clients participate in effortless real estate transactions. As a resale expert and new homes specialist, he builds quality relationships with his customers and has previously earned awards of excellence in 2005 and 2006.
#74
Rodney Powell
Transaction Sides
198
POWELL Real Estate
Tomball, TX
Rodney was raised by his father, who had nurtured relationships with homebuilders and developers. Having been exposed to the industry at an early age, Rodney combines his real estate expertise with his background in information technology consulting and application engineering to bring success to his clients in the Houston area.
#83
Jennifer Davis
Transaction Sides
193
ERA Realty Center
Cedar City, UT
@JenDavisRealtor
Jennifer’s commitment to her customers has earned her several awards over her 20 year career, including Cedar City’s Woman of the Year and a ranking on the Top 25 Realtors nationally with ERA. Through her years of expertise and honesty with her clients, she sells over 150 properties per year.
#92
Kim Nagy-Street
Transaction Sides
185
Max Broock Realtors
Birmingham, MI
@KimNagySells
Kim is one of the most seasoned and knowledgeable realtors in Oakland County. Since the beginning of her career in 1993, she has created a strong base of loyal clients that has earned her a network of referrals. Kim keeps up with trends in the industry by attending professional seminars and researching the latest market news.
#111
Nancy Robinson
Transaction Sides
171.35
CENTURY 21
Royal Oak, MI
@nancy_robinson
As the #1 Century21 Realtor in the Great Lakes region, Nancy has been educating buyers and sellers to be able to find the best deal for them since 1999. She has been on the board of the Royal Oak Beverly Hills Improvement Association for the past six years. With over 18 years of experiences in the area, she has sold over 180 homes — closing more than $41 million in sales.
#127
Chris Smith
Transaction Sides
166.8
GARDNER, REALTORS
New Orleans, LA
@RealtorChrSmith
With over 10 years of experience in his local market in New Orleans, Chris has garnered several notable recognitions including Top Real Estate Producer in 2014 by New Orleans Citybusiness and Best of Trulia Top Agent Award in 2014. He helps his buyers and sellers feel confident when they make decisions for their real estate transactions.
#129
Jesse Pan
Transaction Sides
164.25
Coldwell Banker Real Estate/NRT
Coral Springs, FL
@coldwellbanker
Since 2009, Jesse has sold over 1000 homes and has earned several awards including spots in Coldwell Banker’s Real Estate Top 1% Agent Worldwide and Real Estate Florida Top 100 Agent every year between 2010-2015. His positivity and expertise is evident in his successful guidance of negotiations and transactions.
#136
Mariya Oldfather
Transaction Sides
161
Ocean Atlantic Sotheby’s International Realty
Rehoboth Beach, DE
@MariyaOldfather
@OASothebys
Mariya’s strong analytical and in-depth knowledge of the local area has resulted in satisfied clients and sales success — in 2016 alone, she told 31 southern Delaware properties, totaling more than $13 million in sales. Her emphasis on leveraging technology and her digital presence has propelled her to becoming one of the most recognized agents in her region.
#137
Douglas Van Nortwick
Transaction Sides
160.75
ERA Sellers & Buyers Real Estate
El Paso, TX
@dvannortwick
Douglas was one of the first agents to join ERA Sellers & Buyers in 1989. His innovative leadership and professionalism helped him build up his reputation. After 13 years with the firm, Douglas purchased ERA Sellers & Buyers to further his expertise and skill sets.
#140
Lisa Thompson
Transaction Sides
159.3
Coldwell Banker Residential Brokerage/NRT
Highland, IN
@LisaTRealtor
@coldwellbanker
Through Lisa’s skills with the latest technological tools and her attention to tailoring her skills to each individual client, she has become a top producing agent in Northwest Indiana. As a lifelong resident, she has a proven track record of being productive and professional. With over $66 million in sales closed, she has the experience to help her clients succeed.
#145
Scott Oyler
Transaction Sides
157.1
Coldwell Banker Residential Brokerage/NRT
Cincinnati, OH
@SAOyler
@coldwellbanker
Scott is a third generation realtor and has the intuitive knowledge and skills as one of the top agents in his firm. He has become one of the top 5 agents in West Shell and has constructed a team full of expert agents. By growing up in Cincinnati, he has witnessed the evolution of the real estate scene and can provide his clients with a well-rounded perspective.
#154
Gary Schueller
Transaction Sides
155
RE/MAX Results
Rochester, MN
@remax
Gary is one of the top realtors in the Rochester area — he received the highest commission level from RE/MAX and was the #1 agent in the state of MN for commissions earned. Additionally, he held positions in Diamond Club 2015 and 2016. Gary’s experience and commitment to his clients has made him a respected and successful guide to the real estate industry.
#163
Nancy Montoya
Transaction Sides
151
CENTURY 21 Champions, Inc.
Los Lunas, NM
@CENTURY21
With over 35 years in the real estate business, Nancy’s client-first philosophy has resulted in her loyal client community and reputation as an attentive and personable realtor. Her listening and interpersonal skills to her connections in the Los Lunas area has helped drive her success.
#171
Tim Murray
Transaction Sides
148
Coldwell Banker Roth Wehrly Graber
South Bend, IN
@MovingIndiana
In the real estate industry since 1990, Tim has been one of the top producing agents for over the past 10 years. His local market knowledge and community involvement has helped him aid clients and their real estate transactions. As Director of South Bend-Mishawaka Association of Realtors among other positions, Tim is able to provide his customers with the insight to succeed in their real estate endeavors.
#172
Cliff Lewis
Transaction Sides
148
Coldwell Banker Hearthside, Realtors
Allentown, PA
@CliffMLewis
Cliff’s process-driven approach and consistent communication skills has made him an insightful realtor. His commitment to being trustworthy and accessible has earned him several titles, including Coldwell Banker’s International Diamond Club award and International Sterling Society award.
#174
Laura Sanders
Transaction Sides
147.9
Sibcy Cline Realtors
Florence, KY
@SibcyRealEstate
Laura’s dedication and business skills as a realtor has helped drive her firm’s success. For the past 30 years, she has been Sibcy Cline Florence’s listing and sales leader. Also a lifetime realtor with the company, she has sold more homes than any other agent in the firm and won the Sales Unit Leader Award for the past 16 years.
#198
Andrew Walker
Transaction Sides
142.5
RE/MAX Acclaimed Properties
Bloomington, IN
@AndyWalkerRealt
@remax
Through Andy’s client-focused mentality, he has been one of the state’s top-selling agents year after year. As owner and broker of RE/MAX Acclaimed Properties in Bloomington, his leadership has garnered him a supportive community of referrals and repeat-clients.
#200
John Farrell
Transaction Sides
142.18
EXIT Realty Homeward Bound
Vestal, NY
@johnexitnyscom
John’s understanding of a client’s mentality during the real estate process has made him a relatable and supportive agent. His intimate insights of the Broome-Tioga area and his industry expertise has helped his clients achieve their real estate goals.
#223
Serena Riedel
Transaction Sides
136.5
Howard Hanna Real Estate Services
Lancaster, PA
@HowardHanna
Serena’s detailed knowledge of the Lancaster market and the residential real estate scene has earned her a reliable and successful reputation. Among other recognitions, she was ranked in the Top 1% of Lancaster County Real Estate professionals for closed transactions. Her commitment to her clients and profession has made her an authority in her area.
#231
Susie Johnson
Transaction Sides
135.3
Coldwell Banker Gundaker/NRT
St. Charles, MO
@susieojohnson
@coldwellbanker
One of the top agents in the St. Charles area, Susie’s problem-solving and negotiating skills has propelled her success. She began her real estate career in 1997 and has won numerous awards. Susie has built up her business through the strength of her team and satisfaction of her clients.
#237
John Smith
Transaction Sides
134
John Smith Real Estate Group
Elizabethtown, PA
@JSmithPA
John’s community-minded approach to his work has garnered him several awards, including 100 Most Influential Realtors in Pennsylvania and the top producing individual agent 15 times by the local board of Realtors. Having grown up in a small town in Lancaster county, his local expertise and focus on his clients has driven his successful reputation.
#238
Stacey Hennessey
Transaction Sides
134
CENTURY 21 Ace Realty
Appleton, WI
@StaceyHennessey
@CENTURY21
Stacy’s work ethic and her focus on staying updated with real estate trends has made her client-favorite. Her customer-centered perspective has earned her numerous accolades, including Century 21 President’s Award Winner for Top Quality Service and Grand Centurion Production and Top 3 Century 21 Realtors in the Great North Region.
#243
Linda White
Transaction Sides
133
CENTURY 21 Bill Nye Realty, Inc.
Zephyrhills, FL
@C21LindaWhite
@CENTURY21
With over 28 years of experience in the real estate industry, Linda’s business philosophy and her passion for her profession has made her a trusted and expert agent. She has earned several awards, including being an Centurion Agent since 1997 and a placement in the Dick Loughlin Hall of Fame.
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If you have been keeping up to date on the Greater Toronto Area (GTA) real estate market the past few months it will come as no surprise to you that the very tight market conditions continued into March. Take a look at the following residential market statistics.
High Demand/Increased Sales: In the GTA there were 12,077 residential sales during March. This represents a 17.7 per cent increase compared to March 2016. Annual sales growth was strongest for detached houses and condominium apartments.
Low Supply/Fewer Active Listings: In March, there were 17,051 new listings, a 15.2 per cent increase compared to March 2016, however, there was an even greater 17.7 per cent increase in sales growth. Active listings of homes available for sale in Toronto have plunged 35.2 per cent from a year ago.
Across the GTA, a mere 1,001 new low-rise homes were available in February. And there were only 324 new detached homes available. Ten years ago there were 17,304 low-rise homes and 12,064 detached homes available.
The number of months’ supply of houses on the market has dropped to a miniscule 0.65, down from 1.18 last March. A six-month supply of houses for sale is considered a balanced market. The average home that was put up for sale remained on the market for just 10 days, down from 16 days during March 2016. As well, the sales-to-new listings ratio sits well into “sellers’ market” territory at 70.8 per cent, which compares to 69.4 per cent 12 months ago. A ratio between 40 per cent and 60 per cent is considered indicative of a balanced market.
Higher Prices: This combination of high demand and low supply has lead to intense competition among buyers resulting in a continuation of multiple offers and homes selling significantly above list price.
The average selling price was up by 33.2 per cent to $916,567 last month. This includes detached, semi detached, townhomes and condos. This is up from $688,011 in March 2016! At the high end of the range, the average price for detached houses in the Greater Toronto Area was $1,214,422 in March up from $910,375 (33.4 per cent) from last March. A detached home in the city of Toronto averaged $1.6-million in March. The average price for semi-detached homes in the GTA was up 34.4 per cent at $858,202, the average townhouse price was up 32.9 per cent at $705.078 and the average condo apartment price was up 33.1 per cent at $518,879.
It should be noted that home prices have increase by over 30% in the past year while,
Inflation is 2.0 per cent
Economic output is up 2.3 per cent
Change in hourly wages for people aged 25 to 54 is 1.7 per cent
The monthly mortgage payment for an average Toronto home is now $3,847 using a 25-year mortgage with a fixed five-year rate of 2.65 per cent and a 10-per-cent down payment.
$197,000 is the household income needed to buy the average-priced home in Toronto. $78,667 is the median total income for Toronto families in 2017.
A house in Toronto now costs 11.7 times the median total family income. At one time, it was thought that a house was affordable when it cost three times your income.
Are we in a Real Estate Market Bubble?
1. Strong Fundamentals? While some industry experts are warning that the Toronto housing market is in a bubble, some economists believe the "fundamentals" of the Toronto market, the economy, interest rates, population growth and the sources of demand for housing, are far more solid than they were in the late 1980s.
Dana Senagama, an analyst with Canada Mortgage and Housing Corporation specializing in the GTA market, stated in an interview, "I would say don't compare. It's a very different time period, very different economies. The housing market has very different fundamentals at play. The only similarity that I see has been the rapid increase in price growth,"
In the late 1980s, interest rates were high, some of the rules about qualifying for a mortgage were less strict, developers started building vast amounts of new homes without purchasers lined up and the province was about to get hit with a deep recession.
2. Toronto has emerged as a world-class city:
Toronto is now a major financial, economic and cultural centre.
With more than 250,000 employed in the financial services sector, Toronto is now the second largest financial hub in North America (after New York) and on the 2015 Global Financial Centres Index, Toronto ranked 8th!
When compared to Toronto’s peers globally, prices appear far less crazy. As per data compiled by Global Property Guide, Toronto home prices on a U.S. dollar per square metre basis rank just 14th in the world, well behind the likes of London, New York, Paris and Tokyo
3. Foreign Buyer Influence:
Based on the foreign incomes of those wanting to buy real estate in a stable Toronto amidst a sea of global instability, the prices are reasonable, especially in Canadian dollar terms.
Housing in recent years has become an internationally traded asset class
4. Affordability:
Unlike previous generations Parents, today are much more likely to help their children buy their first home.
What might deflate the current overheated market?
1. Further tightening of mortgage regulations: Possible changes to mortgage regulations being discussed include,
Decreased amortization periods which would increase monthly mortgage payments
Home buyers shopping for mortgages that are not insured by CMHC having to qualify using the posted 5-year fixed rate of 4.64 per cent
2. Higher mortgage rates: Most industry experts don’t believe Canada will experience an increase in interest rates until mid-2018.
3. Foreign buyers tax: has reduced significant price gains and slowed sales in Vancouver but a similar tax in the GTA could result in buyers looking to buy outside of the GTA putting additional pressure on prices in those areas e.g., Guelph, Kitchener-Waterloo, Barrie.
4. Tax on Empty Homes: Ontario Finance Minister Charles Sousa is considering this after Vancouver imposed a similar tax in January.
5. Speculation Tax on Speculators / House Flippers
6. Increased Capital Gains Tax: for secondary and/or investment properties. This was considered but rejected for inclusion in the Federal budget last month but is still on the table.
7. Changes to Bank rules: Banks having to pay a deductible on all CMHC mortgage loans that end up in default is being discussed. This would raise the cost of capital for the banks and the banks would likely pass this cost along in higher mortgage rates
8. Looser restrictions on development: Kathleen Wynne is instead looking at fast-tracking the development process. This would improve housing supply and affordability
9. Significant growth in listings: A substantial period of months in which listings growth is greater than sales growth will be required to bring the GTA housing market back into balance.
10. Affordability: Increasing prices will eventually impact affordability and people’s ability to qualify for ever higher mortgages.
11. Severe Recession: This does not appear to be on the horizon. Forecasters are expecting Canada’s GDP to grow, supported by strengthening economies in the U.S. and Europe. However, the current period of economic growth has been long and by historical standards, we are due for a recession.
In today's overheated, volatile and complex real estate market it is more important than ever to work with an experienced Realtor who has a deep understanding of your neighbourhood whether you are looking to buy your first home or want to cash in at current high home prices and either move up or out of the city.
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Guide to understand a timeshare vacation property
Step #1
Understanding fractional ownership. Owning a timeshare property is much like owning a townhome or condo, except that your ownership is limited to a specific time period during the year. A timeshare has a deed and a property description just like any other real estate. It is recorded in the county courthouse just like other real estate, and it requires property tax, insurance, a title, title insurance, and a formal closing like other property. The one difference is that the property description will have a time element included. That is key since if you don't like the time slot, you essentially have to sell your unit and buy a new one to get a different time slot. Two more rules that apply to real estate may be important here. First, understand that nothing that the salesperson tells you is binding since in real estate, the only thing that matters is what is in writing. Second, since these purchases are legally recorded, they are very difficult to undo.
cancel timeshare contract sample letter
http://www.timesharerelease.com/cancel-timeshare-contract-sample-letter-that-works
Step #2
Red, blue, and white weeks. The key difference between a condo and a timeshare is the time factor in ownership. A unit owner typically gets one week per year. That week nearly always starts at noon on Sunday, and ends at noon on Saturday, but this varies at different resorts. Some resorts offer points that can be used at different times of the year. This is more flexible, but the best weeks often require more points than you are allocated in a given year, so you get to visit less often. The very best and highest demand weeks are called Red weeks. The middle demand weeks are called Blue weeks, and the low demand off-season weeks are called White weeks. The Red and Blue weeks will typically cost more than White weeks, however, most White weeks are truly times that you would typically not want to visit the resort. Think of Minnesota when it is minus 20 degrees, or Bombay during the rainy season. While you should pick the time that works the best for you, keep in mind that anything less than a Red week will hurt resale value and be hard to trade.
cancel timeshare after rescission period
http://www.timesharerelease.com/how-to-cancel-timeshare-after-rescission-period
Step #3
Do not get sold down the river. Never allow yourself to be sold a timeshare. Don't get involved in the high pressure sales events. It is not worth the TV set or other gift that is offered. Timeshare sales commissions are so high that it is worth whatever mind games and illegal tricks that they can think of to get you to sign on the bottom line. If they tell you that this is a unique property, read that as the market is almost flooded. If they say it is a limited time offer, know that they have more units on the drawing board ready to go when yours is sold.
The best way to buy a timeshare is to be an informed buyer. You are the one who needs to research resorts and find out who has units for sale. The Internet makes this work relatively easy. The secret of the industry is that many timeshares end up being abandoned and foreclosed. You can buy these repossessed units for next to nothing. For example, a $20,000 timeshare can be picked up for 10% of that on the resale market. I have seen deals at older resorts where they will give you the unit and several years of waived management fees just to get you locked in to pay future management fees. Never, ever pay full price.
Step #4
A timeshare is not an investment. The sales staff will tell you that a timeshare is an investment that you can sell for a profit or include in your will. That is true, you can sell or pass on a timeshare. You will likely never sell it for more than 25% of what you pay. So, expect to lose 75% of your value within 5 seconds of signing on the dotted line.
The definition of an investment is a capital tool or item that you buy with the intention of using it to manufacture goods or services at a profit. A timeshare does not fit that definition. A timeshare is actually an expense item. In fact, since you don't have to have one, it falls in the luxury expense category. There is nothing wrong with that if you can afford it, and you have no delusions of making money on the deal.
how to get rid of timeshare without ruining credit
http://www.timesharerelease.com/how-to-get-out-of-timeshare
Step #5
Management fees. The key problem with a timeshare is that it eats money. Typical time share fees are $500 to $750 per unit per week per year. You pay this management fee on top of any ownership fees. That $500 to $750 doesn't sound like much when you are thinking of spending $20,000 to $35,000 on a unit, but it gets old after a few years, especially if you don't use your unit every year. In fact, it becomes such a problem for some people that they simply walk away and take the credit report hit. The yearly fee prevents most charities from accepting timeshare donations since they don't want to get stuck with the fee, either.
Step #6
Selling a timeshare. Selling a timeshare is very difficult. This goes double for someone who bought a timeshare without understanding how they work. The truth is that a timeshare drops in value by 75% or more the moment you buy it. Most people find it impossible to sell a timeshare. The resort sales staff don't want to compete with individual sellers, so they often make it impossible to advertise on-property where new victims might see the signs. Also, some scam artists prey on this problem by offering to sell your unit as long as you give them an up-front fee. In reality, this fee only pays to place your ad in their timeshare book. You will never sell your unit this way, and simply end up losing the fee on top of your other losses.
cancel timeshare within 5 days
http://www.timesharerelease.com/how-to-cancel-timeshare-after-rescission-period
There are a few ways to sell your timeshare. You may be able to list it on E-bay or in your local newspaper. It may sell if you have a price that is under $2500 or it is a high-demand unit for some reason. You might also be able to bribe your sales agent into selling your unit if the place still has new sales going on. They don't normally resell units, but if you offer a huge commission, they may sneak it into the mix for you.
Step #7
Trading your timeshare. The timeshare people always tell you that you can trade your timeshare for properties all over the world. For example, you can trade your Branson unit for something in Paris, the Riviera, or Waikiki Beach. In reality, people with the good units like this don't trade very often. Second, it is difficult to get someone to trade down. Why should someone who owns at Pebble Beach come to Branson? Hopefully not for the golf. Third, the trading organizations all require a membership fee and a fee for each trade that they arrange. By the time you pay the fees for a trade, you are probably just as well off staying in a nice hotel at the destination and keep your week in reserve.
timeshare cancellation letter sample
http://www.timesharerelease.com/cancel-timeshare-contract-sample-letter-that-works
Step #8
Letting others use your timeshare. If you don't use your timeshare in a given year, you have the option of letting someone else use the unit. You can simply give them the usage, or rent out the unit. If you do this, make sure to let the management company know so they don't question the strangers that show up, and to allow these guests to use the facilities. The issue here is that if your guests do not behave, or cause damage, you are on the hook to pay. Make sure that you only give your keys to someone that you trust in your house.
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30 Balmoral Street #10 Paris, ON N3L 0C8 - Sutton Team Realty | https://suttonteamrealty.ca/?p=100787
Just Listed for sale - Sutton Team Realty
30 Balmoral Street #10 Paris, ON N3L 0C8
Beautiful living starts here! Hampton Trails executive townhomes, conveniently located near the Trans Canada Trail, the Grand River and Downtown Paris. These three storey town homes offer all brick and stone exterior, large front door with glass side lites and transoms, insulated garage doors, sodded front yards and paved driveways. Inside you will find nine foot ceilings on the main and second floor, open concept kitchen, dining and great room, choice of two or three bedroom designs. All units include air conditioning, single car garage, and builders appliance package. The block of three and block of nine towns are to be build among the 23 single family home development consisting of bungalows and two storey homes. This development is close to all amenities, shopping, restaurants, and schools. Construction is to begin later this summer, with move in dates as early as June of 2017. Don’t miss this great opportunity to live life by the Grand in the prettiest little town in Ontario.
#suttonteamrealty #brantfordrealestate #realestate #justlisted
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30 Balmoral Street #9 Paris, Ontario - Sutton Team Realty | http://suttonteamrealty.ca/?p=76968
Just Listed for sale - Sutton Team Realty
30 Balmoral Street #9 Paris, Ontario
Beautiful living starts here! Hampton Trails Executive Townhomes, 1900 square feet of finished living space, conveniently located near the Trans Canada Trail, the Grand River and Downtown Paris. These three storey town homes offer all brick and stone exterior, large front door with glass side lites and transoms, insulated garage doors, sodded front yards and paved driveways. Inside you will find nine foot ceilings on the main and second floor, open concept kitchen, dining and great room, choice of two or three bedroom designs. All units include air conditioning, single car garage, and builders appliance package. The block of three and block of nine towns are to be build among the 23 single family home development consisting of bungalows and two storey homes. This development is close to all amenities, shopping, restaurants, and schools. Construction is to begin later this summer, with move in dates as early as June of 2017. Don’t miss this great opportunity to live life by the Grand in the prettiest little town in Ontario.
#suttonteamrealty #brantfordrealestate #realestate #justlisted
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27 BALMORAL Street, Paris Ontario - Sutton Team Realty | http://suttonteamrealty.ca/?p=75985
Just Listed for sale - Sutton Team Realty
27 BALMORAL Street, Paris Ontario
You will be welcomed by the elegant exterior of solid brick and stone evoking the historic cobblestone style of Paris. Hampton Trails is designed to create a family neighborhood with a pleasing streetscape that reflects the scenic natural surroundings. Bright, welcoming, open concept living with nine foot ceilings and beautifully crafted finishes. Just steps from the Trans Canada Trail and the banks of the Grand River, this new neighborhood will provide single detached, semi detached, and three storey townhomes designed for families and outdoor enthusiasts. Beautiful living starts here, with the Grand River meandering through town, Paris offers old world charm plus all the modern amenities needed to make it a great place to call home! Discover your sanctuary in Paris, at every turn Hampton Trails reflects an unwavering commitment to superior quality craftsmanship .
#suttonteamrealty #brantfordrealestate #realestate #justlisted
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