The Saga of Elk Mountain

Once upon a time, the lands around here were explored by people from other parts of the world, including from parts of Europe where they have to put names on everything. And many times explorers and adventurers, representing the King or Queen or POTUS of their homelands would attach the name of that royal personage or their own name on a large piece of land or body of water. Lake Louise, Mount Ranier, Bering Straits, Jamestown, Queens and even a little burg (larger back then) known as Elizabethtown in the Romero Valley of New Mexico.

Well, as luck would have it, the Europeans coming into what would become New Mexico gave some names to some of the mountains around here such as Wheeler Peak but the use of proper names was not so strong as many others were named for existing conditions, such as Trampas, Vallecito and Truchas. I mean, those are connected to things and events and beliefs, but not so much proper names. Then the mountain east of the Pecos River Canyon a low and massive hump of land with a barely discernible peak from below, but long deep snow cover in the winter, came to be called Elk Mountain. Now I am not a betting man but I believe at least 31 states of our 50 have a hill or mountain by that name. And that’s fine because names of things are used over and over in different areas and locations. Imagine my surprise when as a young boy I found out that the Broadway I lived on in Fremont Nebraska was not the biggest well-known Broadway around.

Now begins the saga as Elk Mountain has been properly named for many a year, but then politics sometimes gets in the middle of things and ruins them completely. Or improves them if you are of a certain ethnic or gender based group that depends on laws (borne out of political angst) to get to live your life in our bent out of shape country. Just last night I heard a guy say, on TV (a hallowed soap box from which to spread rumors and lies), that we are not a nation of immigrants but we are a WHITE nation. Wow, what box did that guy crawl out of? And what about Elephant Butte?

So the people sitting in Washington said one day that they had a compunction to honor some of their favorite sons-in-law (Kushner?) and sons of the Third Wife (Barron?) so the renaming began in earnest. Lake-of-the-Woods became Flynn Pond. Georgia was retitled Jaredland. The Smoky Mountains became Ivanka’s Ridge and so on and so on. Then they started seeing things named after animals and old Native American names, which they knew they could ignore because no descendants held any power over the 45 Regime and they would have little resistance. So Lake Peak, just above little Santa Fe, became Pence Mountain and Elk Mountain became Davidduke Hill. After several years of this renaming process the people were so confused and left in the dark that some of the information did not get circulated on a timely basis and National Park maps, for which there was no budget, started coming out with the new names. It was a tedious process to pore over those maps to find out what had been changed. There was an element of disbelief when many landmarks and lakes and streams and mountains and cities and states all of a sudden were named something else.

And who pray tell would represent the Elks, except maybe that old group of beer drinking guys that have clubs all over the country (Elks Lodges, each with a distinct charter and number) and all of the actual elk that live and propagate on those same mountains (except where they have been hunted out completely). Well, as fate would dictate, the Elks Lodge guys were not well enough organized to make a difference but the elk animals were very upset. They started dodging bullets and arrows with abandon and refusing to be shot for antler trophies and meat. The cost to the people who hunt elk was tremendous and the lack of meat on the table was a big wakeup call to all. And the elk, without the process of elimination that comes from being hunted, grew in population to where they were asking about homesteading on new lands and setting up new elk villages all over the place, even near Tucson and El Paso and areas where they were not expected.

This situation became a huge news item and of course many were confused because they thought it might be fake news and all. But it was the real deal. The story got even more weird when all the bald guys in American go up in arms because of all the mountains with Baldy in the name (and there were quite a few) that were renamed after 45’s various resorts and golf courses around the globe. Bald guys are not the type to offend and slight, let me tell you. So stay tuned for the Baldy Saga coming to a movie house near you.

You always hurt the one you love

When and if you ever choose to buy a home in the Santa Fe area, please consider treating yourself kindly and fairly and do the right thing for your family. Too many times a real estate transaction gets sideways because of poor communication or the lack of contact with customers. If you are interviewing buyer brokers to potentially work with, ask about the methods and timeliness of their communication habits. If you have a home listed for sale as a Realtor and you tell me you have not communicated with the owners of the home in more than a week’s time, I am concerned for your ability to do a great job for them.

Selling the home is the paramount task for a listing broker, but until it sells, is there not some minimum level of communication that should be reached? Would you put yourself in their position and think you would be perfectly happy without any communication for any period of time? How long would you be willing to wait between updates and reports of any interest or activity? A week seems to be about the longest tolerable time, to me. And what is that seller to the broker anyway? Are they not one of the most important business contacts they have while the listing is active? Realtors fight and claw to get listings, then amazingly drop the ball and stop the communication (why?) with their seller because they have no real news.

Being a seller of a home listed for sale is tough enough, with strangers walking through your bedroom and opening cabinet doors everywhere. No privacy and no taking a break from housecleaning and making it shine for a prospect. But if you are a seller and you know there have been showings of your home, or maybe there have not been many at all, should you expect an update or report from your chosen Realtor as to what they think is going on. Maybe as a minimum, the listing broker should share the feedback from the showings where feedback was provided. That can be invaluable and can lead to a serious consideration of the pricing and/or the condition of the home. When prospects continually say that they could not see the value of a home as it’s currently priced, that might mean its time to think about the price.

If I may be so bold as to speculate that your seller is someone you “love” — they are paying you a commission when their home sells — it seems they would be the last person you would want to hurt or treat badly. And yet it happens. And Realtors can hurt their buyers too, sometimes. A buyer who has chosen a Realtor to work with for assistance in purchasing a home should expect professional help and expertise. They should expect communication as befits the buyer’s agenda and timeline. Some buyer customers are going to buy in a couple of years. They likely do not expect weekly updates on our market conditions. How about the buyer that thinks they may be ready to purchase in the next 3 or 4 months? Seems like frequent communication would be in order. Don’t hurt the one you love; don’t hurt anyone, for that matter. But if you must choose because your time or energy is limited today, stay in touch with the ones you love. Days may feel long, but life can be unexpectedly short sometimes. Treat each day with respect, gratitude and appreciation.

Absorption Rate – Unplugged

A major focus of this blog site, along with statistics about the Santa Fe NM residential real estate market, is something called an Absorption Rate. On the left side of the site pages you will see the list of spreadsheets and charts available for review. Four of those charts are specific to Absorption Rates and they are in four price categories: all prices and then each of three smaller categories.

What does it mean if your home is approximately in the middle of the price range of $500K to $1 million? What it means is that there is an absorption rate that may apply should you attempt to sell your home. The rate uses averages so is no more precise that throwing a dart at a board, but it is very instructive if understood and factored in to how your home is marketed.

First, the chart for that price range shows four columns; inventory of homes for sale – total homes sold in that range over the last 12 months – average number of homes sold per month – average number of months it would take to sell all of the inventory (from the first column). This set of calculations presumes that only those presently for sale will actually sell and no new listings will come along in the mean time. It is a diminishing return sort of number, even though in reality, homes are withdrawn from the market and newly listed homes show up all the time.

Looking at the fourth column, the number of months entry; this is the approximate number of months it will take for those homes to sell. Let us say you have a home in that range and it is for sale. If the months count is 10 for example, one out of 10 homes will sell each month for 10 months. Each month 10 percent fewer homes will be for sale because they would have sold. A key question to ask yourself at this moment of clarity is: in which month do you want your home to sell? Maybe you are highly motivated and want yours to sell in month one or month two. Next I recommend looking at the other homes for sale in your price range and positioning yours to compare favorably with the competition. If you have a fairly “normal” home and it should be worth about $700,000, what is the asking price? If its much more than maybe $735K, what are you doing? Are you hoping a buyer will come along that cannot tell the difference between your home and another one that might be priced just above $700K?

The charts and graphs and spreadsheets herein are for your use and education. You are always welcome to share, print and quote the content with appropriate attribution. If you think I am an idiot and want to share your criticism, please feel free to contact me and I will try to incorporate your suggestions. There may be no other site that will give you the depth and breadth of information that this site offers. If you know of one, please let me know so I can take a look. I do like knowing what the competition is publishing.

Home sales up 3.3%

The results of 2016 data as reported to the Santa Fe Association of Realtors show a single digit increase in unit sales year over year: 2016 compared to 2015. The headline is the number:  3.3% increase. Overall the total dollar volume also went up, a decent number of 6.44%. The average sales price went up also; but only 3.03%. These numbers and the relevant spreadsheet is available for you to review by selecting it in the right margin (Monthly Residential Solds) which applies to homes, condos, townhouses & modular within the County (and City) of Santa Fe, NM.

Nobody can or should complain about a positive trend in unit sales, correct? The prior year over year (2015 vs 2014) showed up with a 7.8% increase. So we slowed down it seems. The actual increase in unit sales shows up as follows:  2014= 1824  —  2015= 1967  —  2016= 2032, which means the unit count increased by 143 for 2015 and by 65 for 2016. We did slow down a little bit.

That grand total of 2032 units sold in 2016 is still 27% below what we peaked at in 2005, during those red-hot years of liar loans, free and easy money, no doc no cry deals, etc. Still you will find plenty of homes that are worth what someone paid 10 years ago, assuming the did the normal upkeep and did not add-on or do a major remodel and update.

Land sales were hot then too. Many lots were sold in the last decade that still would not bring what was paid for them way back when real estate was great. Shall we make real estate great again? MREGA? Or maybe shorten it to MEGA? That sounds more poetic. Make realEstate Great Again. MEGA – Yeah, we just created a new ad campaign!

Some say the majority of last year witnessed buyers sitting on the fence awaiting the results of the national election. They were hesitant to make their move until they knew what direction the country (and interest rates too?) were headed in. Those same buyers might have had another excuse such as an ingrown toenail so that may have just been a convenient one to latch on to. And now that they waited, what is going on? It seems interest rates are climbing. This blog site does not track interest rates carefully as that information is almost everywhere online, but looking them up might illustrate that waiting was a mistake (if you need mortgage money). Does that mean 2017 will be better? Rising interest rates typically mean fewer buyers can buy so if 2017 is going to meet or surpass 2016, we have some work to do. Get out there and sell a home today.

If you are studying the Santa Fe residential real estate market in-depth, this site has a great deal of historical information you are free to access anytime. No future trends are predicted here. You are allowed to print pages and share them. I do not ask for compensation, but do request that you not brazenly plagiarise my statistics and pass them off as your own hard work. If you do quote me, please do so accurately and fairly. If you do not like the information and wished it showed more sales, that is not my fault and blaming me will only make you look worse. Yes, I have been blamed for being too influential on our market results. The concept is bizarre as if I spoke with a large number of sellers and/or buyers and said things that caused them to change the way they went about doing business in local real estate. Honestly I have lots of opinions (as everyone does) and am not hesitant to share them, but I try to let the hot air escape, staying primarily focused on the facts. It is a fact that there is going to be 12 months this year. I will report on each and every one of them. You can come back as often as you wish.

Lot sales up 10%

2017 saw a modest increase in residential lot sales in Santa Fe city and county reporting to the MLS database for the Santa Fe Assoc of Realtors. 2016 showed a total of 194 sales while 2015 showed 175. This is “modest” since we are still light years behind the volume of sales we experienced thru most of the last decade, topping out above 490 unit sales for six consecutive years ending in 2006. Since then it has been a dogfight just to be relevant and to be optimistic.

Lot sales trend down if people are not buying lots to build. Lot sales trend down when investors are uncertain of the values of lots year after year. Having been burned once or twice on a lot purchase, investors are standing on the sidelines waiting for a more stable and solid market and valuations. There are still a large number of lot sales (of the modest total we are reporting today) that show a sales price BELOW what that seller paid years ago. Would they reinvest in another lot? Without knowing which way the market was going? Not likely.

So any increase in lot sales is likely directly tied to a modest increase in future home owners actually buying the lot they want to build on in the near future. And we are not seeing a large increase in new construction across the board so new homes is not yet a thing we can get excited about. But the shift seems to be underway that will prove up an increase in lot sales again this year and beyond. One might feel that a 10% increase is great, but when you look at where we have been, it feels like a replacement bandage on the one that has been applied in the past. Healing is still taking place.

Please note the following breakdown and analysis of the 2017 lot sales numbers:

Sold prices ranged from $29K to $435K in Las Campanas, with 10 of the 20 lowest priced lot sales of the group of 194 sales. A total of 48 lots sold in Las Campanas.

Of all sales and in various price categories, please note:

91 sales below $100,000. 44 sales between $100K and $150K. 21 sales between 150K and $200K and 22 sales between $200K and $300K. There were 12 sales at or above $300K including one of a subdivision of 15 lots and one super premium lot in a highly desirable part of town that sold well above $1 million.   Average sold price= $142,429    Median sold price= $105,000

Compare to 2006:  561 lots were sold averaging $240K per lot (almost $100K higher than 2016 avg).

Thanks for visiting this blog site and do us all a favor: buy a lot today and build a new home on it. We need the activity and the inventory.  Happy 2017

Sending you our best wishes

…for a great year in 2017. May the numbers you visualize show up on time and may the results you desire come true. Ending 2016 with a solid number of sold homes over the prior 12 months, in excess of the 2000 level, is gratifying and it seems to prove we are on solid ground and not backsliding.

Your image of how you think our market should look is important. It seems we should be in agreement on the following statements. You may not agree, but then we don’t have to be in full agreement.

Interest rates are climbing and will continue to climb during the year. This always means a slight slowdown in buyers purchasing homes. The higher the rates go the more of a slowdown we can expect. It is simple mathematics, not voodoo or blind faith.

New construction seems to be picking up, helping with a dearth of inventory in the lower price ranges, taking pressure off the 40-year-old homes to satisfy the needs of today’s buyers of affordable dwellings. Proposed apartments seem to be quickly approved now also and that will also affect the lower priced inventory as people will have a bit more choice. Of course we hope they buy instead of rent. That is the standard Realtor belief: that everyone should be a homeowner.

The City of Santa Fe seems to be committed to providing high-speed internet access and updated airport facilities (maybe I am dreaming) which experts believe are sure-fire ways to stimulate economic development and entrepreneurial activity. When a business opens and stimulates everything around it (as Meow Wolf seems to be doing), economic development is no longer a mystery. Oh if only we could have ten copies of Meow Wolf please! Proximity is important in real estate. Walking distance is a growing asset in residential real estate. So is being near Meow Wolf, the Plaza and several other locations such as the Dale Ball Trails, shopping centers and schools.

The world of foreclosures and short sales seems to be on the tail end of a long and painful run, though we will still see homes show up in both categories this year. The top broker in unit sales in this market several years ago was a specialist in foreclosures. That is not the case today, but our recovery is still a work in progress. Witness that many homes are not yet worth what someone paid for them nine or ten years ago. When you want a bargain, do you look at foreclosures first? Those days are about over with. So many buyers came away with huge headaches from trying to buy a foreclosure. And of course nobody made a profit except the lawyers (bless them and everyone) and the people doing the winterizing and the repair work.

2017 is going to be a watershed year for many due to unknown future events that some are looking forward to and others are living in fear about. Will Obamacare be repealed, or replaced? Will inflation take off and throw a wrench into our economic gears? How will the Tweeter-in-Chief rule the country? How will his supporters and his detractors heal wounds and work together in this coming year? Will they be able to work together at all? Will our citizens feel safe or will the threat of terrorism grow? Will our forgotten youth and disadvantaged groups be included or excluded in our uniquely American future? Will Christians be able to reconcile their religious beliefs with their demands for making America great again? Is the gap between the haves and the have-nots going to grow or shrink? Does it matter to you? Should it matter to anyone? Is TRUTH an endangered species? Will the Cowboys win the Super Bowl? These important, and not so important questions will be answered this year, maybe.

Please plan a return visit to this blog site on January 10th if you are interested in the most recent monthly numbers plus the 12 month studies of how the Santa Fe residential real estate market is doing. I am working on the annual report of residential lot sales, a 4th quarter report for homes and the rolling 12 month recap, which is showing total sales above the number of 2000 homes. This has been a long time in the making. Can we maintain 2000 plus this year? With your help it can be done.

And down the stretch they come

Wrapping up November is bittersweet as the year is now almost expired and our memories and scars are still fresh enough to wonder how it went so quickly. The year began with realistic hopes of flying high into the record books as the year when we finally shrugged off all the baggage from the real estate (and economic) crisis of the last 8-9 years. This year could have been a contender, as the saying goes. But not this year. The election season, now over a year in length, took so much energy to digest that home sales took a back seat. Uncertainty and confusion reigned and decisive major financial moves were delayed and put off.

The year totals (you know I am going to say something about statistics, right?) will end up very similar to 2015 which is OK and yes its just fine. No growth or increase happened, but we did not slide back into the mud and muck of the recessionary decade we are now putting to bed.

Now that it is over, that popularity contest, I must say I have been tempted to begin a new blog on my citizen role in this new world of stomping on others to get ahead. The boots that are kicking and the words that are unmistakably hateful have brought a new focus to who we all are and who we want to be. You may not know it yet but sooner or later, most all of us will change our attitudes about immigrants and those groups that practice beliefs other than the majority of Americans. Hate me and yell at me and try to kick me for saying, but I will not agree to a blind distrust of everything and everyone that is not white and Christian. The hypocrisy and absolute lies many people are getting famous for these days will not last. The thin veil of a recent election result does not change the basic need to spread love and to care for those unable to care for themselves. I do not care how you voted on the 8th of November. I do care how you choose to live and whom you live near and how you treat others, whether you have much or have little. Are not the results of studies confirming that the less well off give a much higher percentage of their income to worth causes than those with plenty and a wealth of personal property and cash? Buy local, give some away and take some humility pills along with your testosterone supplements. And find a way to help those in great need and in great pain.

What will 2017 look like? I will see you on the other side of midnight and we can plan our years together with some widespread positive results and personal actualization in mind.

Wait, there’s more

OK, so I already said what I felt like saying about not voting on November 8th. See last post. But there is more to it. Many said and acted as if they were disgusted with the two major party candidates. That easily could account for the lower turnout. Many groups voted in smaller numbers than in the past; groups that are popularly considered to be of limited influence and getting less than average respect and opportunity. Yes, we show up to vote in a half-assed way, if you can say about half means about half.

Please find the New Yorker magazine article None Of The Above by Caleb Crain from the November 7, 2016 issue, distributed a week before November 8th. Its subject is voter ignorance and neither major party has a franchise tag on that status. He references numerous books published in the last 10 years about what is wrong with our method of general elections along with the usual suggestions of how to fix them. This assumes democracy needs fixing. I have a couple silly ideas, but what will actually work?

Make it a national holiday with the easiest access to the polls that can be arranged (Lyft rides, free flu shots, a free dental exam, DNA analysis to confirm your bloodlines and a kiss from Miss or Mister America). Pay everyone $25 when they show up and vote. Pay them more if that is what it takes to get turnout higher. Give some people more incentive to vote, such as a chicken in every pot plus the money. Waive some student loan amounts for voting. Make it a tax amnesty holiday. Give tickets to see Hamilton (not the one in Ontario Canada). Free parking all day. Gift certificates to Meow Wolf.

Seriously, ideas have been floated that make sense. If you cannot name your state Senators (you have two) and at least one Representative, plus your Governor, should you be able to vote? Can you tell me the capital city of the state in which you live? Amazing numbers of people cannot answer simple questions about the government they are able to vote for. Name 3 of the Supreme Court justices? How about name two? In what year did Jesus die? Is Dick Cheney a small game hunter? Is Chelsea going to be President someday? Or Ivanka? Did anyone write in Bannon or how did he get into the Oval Office so fast?

Democracy may be just fine. Likely it is better than any other form of government. But it may have been a bit under the weather the last few months straining to take in some bland food without upsetting its digestive system more than necessary. Maybe it is not important that more people vote. Flipping a coin might be the best way to choose who gets to serve. More people voting might have given us the same results, but its the ones that do not vote and them scream their little heads off about what is wrong that get me going. Do we have to listen to them for four years? Did we listen to them the last four years?

Thanks for listening. Enjoy the rest of your democracy.

Apology not accepted

If you are of age and eligible to vote, and you did not vote, I don’t want to hear how you got busy with your blog and forgot to go vote. Your apology only will be accepted if you had a legit reason to not show up. Maybe you were sick? Maybe your car broke down in the Gobi Desert and the rescue team that got you out of there took two days? I don’t know. It’s somewhat indefensible to take the position that one’s vote does not count or does not matter.  Unless it does not matter, or is not counted. Is it much different that stating that you are breathing because there is enough air for everyone, while at the same time you are burning tires and wet leaves and adding methane to the air with your feedlot operation? OK, enough of this. If you did not vote, almost nobody appreciates your logic or reasoning, whatever it is. I would never say who you should have voted for. That is your choice and your right as a citizen. But if slightly less than half (47%) of the eligible voters of the great old USA chose not to vote, how can they be either satisfied or dissatisfied with the results? If you did not vote you are saying you are OK with whatever happens.

And yet you are actually not OK with whatever happens. More people complain about our local state and national government operations (saying they are dissatisfied) than vote. And we have to listen to them and read their letters to the editor and watch them march down main street with signs denouncing what they do not like. I have marched, but then I actually voted. Not all letter writers and marchers and whiners failed to vote. But seriously there should be a test you have to pass before you can air your laundry in public. Prove you voted first. OK, tell me I am being unreasonable or ridiculous.

Again, I am not saying I wish you had voted for Brand A or Brand B. Just saying that you should have voted for someone on November 8th. Or just shut up, please. Learn from your mistakes. Try to be more decisive in the future.

If all candidates were unfit, your concern needs to go deeper than voting and you need to be involved at a much earlier stage of candidate selection. Just because your candidate did not prevail, (Sanders? Cruz? Nader? Ross Perot? Dewey? Hamilton?) does not mean the others are unfit (even if they might turn out to be unfit). They just are not your favorite. Warning: metaphor shift…If you don’t get to play quarterback are you going to take your football and go home? And I thought it was a team effort. Join a party and get active. Or create a new party and make it grow. Do something to make this the place we will all enjoy living in, safe and sheltered, healthy and blindly entertained by social media sites.

Do not, however, tell me what religion I should believe in. Do not tell me that I must worship your God and not my God. Do not tell me an oil pipeline has precedence over native people’s source of clean drinking water. Do not tell me the people of Flint deserved what they got. Do not tell me that you are too big to fail. Do not tell me we must frack for oil under every damned city and village in America before we increase alternative fuel usage. Don’t tell me we need to increase our use of torture to fight the bad guys. Fight them fair and square. We have the might and we have the resolve. Do not tell me you are right and someone else is wrong, or that they are wrong because they do not support your views. I told you so is not the best thing to be saying today. By anyone on either side or any side. Anyone can come up with that phrase, but what does that accomplish? I can easily find fault with you, but it does me no good to do that until I find fault with myself and strive to correct that fault. How can I ever expect you to change if I am unwilling to change myself?  You can easily find fault with me. When you finish tearing me down, then what is your plan?

No apology, at this hour, will change the election results. Except for North Carolina, they are mostly final. I am not saying they are right or wrong results. Some of us voted (about 53% of eligibles) and we got what we got. Lets figure out how to be honest with our selves and then try to be a positive force in the world. We already have enough negative forces without you enlisting to help destroy, belittle and demean. Are you going to move out of the country? I am not moving to Mars or to Canada. You are stuck with me. As I am stuck with you.

Wanna buy a house? I know a guy…just sayin’

Happy holidays!

That mesa is flat

Table tops show their tilt if you put a round object on them and things roll off in the same direction every time. Maybe one of the legs is short? Mesas look oh so level and flat from a distance and then up close you can see small rises and low points that make you wonder how your eyes deceived you earlier. But compared to any landscape in New Mexico, the mesas are pretty flat, you know?

Same description of our market behavior recently. The year is very nearly identical to last year and little time remains to expect large changes. In a good news bad news viewing, the upper end has seen an increase in units sold. And the middle price range I report on also has improved while seeing a drop in inventory. The general range of $500K to $1 million might offer a below average selection of inventory right now. At least it is not as bad as the selection under $500K and even under $300K where quality and volume of inventory is very limited.

This year has been a disappointment for many sellers. A recent tour of homes for sale with a buyer couple revealed some quality inventory that I was surprised to see still available; maybe because the number of buyers did not increase this year. There are some homes for sale now that should have sold 2-3 months ago. But apparently they did not sell as of yet due to the lack of growth in buyer traffic. Buyers can still locate what seem to be good deals in all price ranges if they are diligent and proactive. The lower the price the more competitive it might be so a buyer of a home below $500K is wise to have the ability to move quickly on an offer and have loan applications already processed. Sellers will sell to a buyer that needs a mortgage but they will want that buyer to be ready with their pre-qualification letter.

2016 was a year of many surprises, even with a flat market. And I am not going to start a conversation about the national election because I would certainly find someone who did not agree with me. The consensus seems to be: let us stay focused on real estate in this blog. If your take on our market is different from mine, you have the right to have a different opinion and I will defend your right to have a different conclusion about results than I might have. If you tell me I am wrong, I might not vote for you next time because I am a sensitive new-age guy after all.

Bless all of us as we approach the holiday season and remember there are many people less fortunate than the rest of us. Cold weather is difficult to bear without adequate shelter and nourishment. Be kind and be truthful and be thinking of ways to spend money on real estate soon or you might find a lump of coal in your stocking.