WHY USE A LOCAL PADRE ISLAND REALTOR?

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WHY USE A LOCAL REALTOR?

This question probably prods every seller at one point or another…it’s your property, aren’t you the best suited to sell it? Perhaps. Then again, let me explain why maybe not. As a buyer, it’s just as critical to use a local Realtor. It comes down to the three Ts: Tools, Training, Transaction-Related Matters.

Tools:

Real estate agents have tools, and they don’t come in a box or on a belt. One of these tools is the Multiple Listing Service (MLS). This is a system paid for by agents to showcase listings to all other agents. It also allows us to see and search every other property for sale, along with what’s closed, what’s under contract, etc…always in real time. Because the MLS dates back decades, it is trend and individual property history at our fingertips. It gives agents the unique ability to create a comparative market analysis on your property with the knowledge we have from recent closures. As a tight-knit community, we have a network of other agents and a network of title company experts who keep us up-to-date on changes to contracts and changes to the law. We are vested in the community where we live and work, and where you want to live or sell. We are familiar with the local market, building guidelines, and numerous specifications that our seaside area requires.

Training:

OK, it sounds like we’re running a marathon, but seriously, sometimes a real estate transaction feels like one! Real Estate Agents went to a school focused specifically on real estate and can help you navigate the (sometimes rough) terrain. Both a national and a state required exam must be passed to become licensed. Pricing, contract paperwork, real estate finance and law, these are all areas we’re proficient in and experts at. Likewise, we’re required to continue our education with a certain number of hours each year to ensure we stay informed and updated on the ever-changing regulations occurring in this industry. Also, not all real estate licensees are the same; only those who are members of the National Association of Realtors are properly called REALTORS and can proudly display that trademark on marketing and sales literature.

Transaction-Related Matters:

This comes down to the meat and potatoes of it all, concerning the contract itself, to the negotiations, to possible repair work, to closing details, and every possible scenario in between. It also heavily involves our Code of Ethics – for over 100 years, this code ensures agents treat their clients professionally and ethically. These ethics are strictly enforced, and you know you will be working with a true professional who focuses on your needs and wants. Your agent is accountable for fulfilling their full “fiduciary responsibilities” to you (has your best interest in mind from finances to full disclosure to confidentiality).  Realtors are committed to treat all parties in a transaction honestly. An independent survey reported that 84% of home buyers would use the same Realtor again.

The best agent I know once told me, “You’ve done your job if you’ve made it look easy.” So I invite you to relax…have a lemonade…allow us to make the process appear as seamless as possible.

Rapidly Diminishing REO Foreclosure Sales

The number of foreclosed home sales has been rapidly falling and could essentially vanish by next year. Those who specialize in foreclosure sales should therefore look towards other line of business.

  • In August, foreclosed sales comprised only 6 percent of all home sales transactions, down from double-digit figures last year and from near 30 percent few years further back.
    In addition to fewer distressed properties on the market currently, there is very little in the pipeline. The number of foreclosure starts is essentially back-to-normal with only 0.4 percent of mortgages undergoing that process. Moreover, mortgages originated in the past four years are one of the best performing with very little defaults.
  • We should nonetheless be mindful that the overall count of seriously delinquent mortgages and those homes in some stage of foreclosure process are still above historical normal because some states have been very slow to process the required paper work. For example, some homeowners who have not been paying mortgages for 2 or 3 years are still living in the home in Florida and New Jersey. But the broad figure on seriously delinquent borrowers has been sliced in half over the past three years.
    The bottom line there is that foreclosed sales could be in the 1 to 3 percent next year – essentially back the normal market conditions. Fewer distressed properties will also help with the overall appraisal process of not using bad comparable.
  • REALTOR business tip. From time-to-time there will be a homebuyer who takes a very long time to decide. After viewing 30 homes, they will ask for few more, and on and on. One way to help on the decision, according to psychology studies on human behavior, is to provide extreme alternatives that the consumer will certainly not buy. For example, showing a home that is outside of the buyer’s price criteria or a foreclosed home can help speed the decision. Since foreclosed homes are on the decline, one has to use other alternative extreme comparisons.
  • A similar decision process applies in politics. Research shows undecided voters wanting to gravitate towards the middle for no other reason than not wanting to be extreme. Therefore a portrayal of political opponent as an extremist will help get votes for your candidate. That is why negative political advertisements, though nasty and unpleasant to view, is said to work in helping undecided voters make up their mind.

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Source:  National Association of Realtors

Next Stop for Median Home Prices $200,000

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CORPUS CHRISTI – The cost of an average home in Corpus Christi will exceed $200,000 before the end of the year, economic and housing industry experts say.

The average single-family home in the city fetched $199,300 in July, according to the most updated figures provided by the Real Estate Center at Texas A&M University.

Jim Lee doesn’t expect the price tag to stay there.

In fact, it’ll likely inch further up before Christmas, he said.

“We’ve been seeing appreciation for months, but ($200,000) is a benchmark we’re going to hit soon,” said Lee, the chief economist at Texas A&M University-Corpus Christi. “This is a head up for next year’s tax bill. It’s going to go up.”

He credited the upswing to a fierce surge in demand for homes, which he attributed to growth from the Eagle Ford Shale energy play.

The average price for a home in Corpus Christi spiked to a record $202,700 in May, but dropped to $197,000 the next month, according to the most updated figures provided by the Real Estate Center at Texas A&M University. It was at $199,300 in July. Lee said prices could climb as much as 10 percent by the end of the year. And that likely will mean property taxes also will increase.

“As (home) prices go up, so too do the taxes,” Lee said. “Another 10 percent … will be a burden on homeowners. They need to be ready for it.”

In an interview Wednesday with the Caller-Times, Lee described today’s housing landscape is somewhat reminiscent of the 2004-05 home-buying market, which ended in a downturn. The difference then was the Corpus Christi housing market more closely followed the national housing trend, and was not being guided by a fertile-and-booming oil market.

Scores more residents have descended on Corpus Christi in the past two years, lured by the prospect of energy-related jobs and a cost-of-living cheaper than anything in the metropolitan areas. Economists believe as many as 10,000 jobs will spring from it during the next five to seven years.

Statewide, 81,000 single-family homes were sold in Texas in the second quarter of 2014, according to the Texas Quarterly Housing Report, issued by the Texas Association of Realtors. That represents a 1.1 percent increase from the same quarter of 2013.

A total of 2,728 homes in Corpus Christi were sold between January and July, according to the Real Estate Center, which estimated average home prices would hit $194,100 this year.

Homes also are staying on the market half the time they did three years ago. Corpus Christi’s home inventory in July was such that a home will remain on the market for 4.8 months, compared with 10 months in July 2011.

Warren Andrich, president/CEO of the Corpus Christi Association of Realtors, expected more people to take advantage of first-time homebuyers assistance programs in the coming year, even for homes below $200,000. Andrich said the market may be advantageous to homeowners looking to upgrade, but may also present greater challenges for lower- and middle-income homebuyers, who are finding it increasingly hard to purchase.

There are 1,800 to 1,900 houses available in the city, compared with 7,300 homes on the market three years ago. Homes that are considered affordable — because they are listed for a selling price between $125,000 and $160,000 — are scarce in Corpus Christi; there are roughly 200 of them available.

Lee said homeowners had to do a lot of soul searching during the 2004-05 housing downturn. At issue was whether to dump their homes ahead of what would become a major national housing crisis and a global economic recession.

His advice for those tempted to sell while the price tag climbs?

“It’s definitely a seller’s market. Definitely,” Lee said. “But if you sell, where are you going to go? No one knows how long the oil boom will last.”

via Caller Times

THE TRUTH ABOUT FORECLOSURE AUCTIONS

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Foreclosures: There’s something about them that makes ears perk up. A “good deal” is hard to ignore…but what are the foreclosure auctions all about? Here are some tips and tricks if you ever find yourself with a paddle in your hand, bidding on your very own foreclosure.

1. Bring the funds with you. This must be in the form of cash or a cashier’s check

No personal checks, pre-approval letter, or your mom’s famous coffee cake. These simply won’t cut it.

Because you pay directly on the spot upon winning, you don’t want to overpay as it will take approximately 30 days to get that refund. Instead, if you’re coming with a cashier’s check, come with multiple denominations so that you can add them together to create the appropriate amount. Also, have them made out to you so you can deposit the left over checks back into your bank account. If you win, you simply sign them over.

If, however, you are in an auction online, you have a bit longer to come up with the funds.

*Some companies charge a percentage of the final sales price as a buyer’s fee. Be sure to ask about this, or read the fine print.

2. Do your research: Foreclosures are sold “AS IS, WHERE IS, NO PROMISE OF ANYTHING.”

There is no guarantee of a clear title, functioning plumbing, electrical, structural issues, etc. You must do your due diligence to make sure you know what you may be purchasing. Liens on properties are public record and can be found online or at the local courthouse.

3. Opening bid does not necessarily mean you can get the property at that price.

This number is normally set by the foreclosing lender, and is usually the estimated loan amount owed to the lender. Sometimes, the opening bid is simply an estimated minimum by law that includes only taxes delinquent on the date of judgment, or a number that the creditor believes will spark interest. This minimum bid can be just a tool to get the bidding ball rolling  – but if the bids do not reach the creditors bottom line, then the property will not sell and will go back to the creditor to do with it what they choose.

4. Purchasing an occupied foreclosure.

If the homeowner does not vacate the property after the foreclosure sale, you as the new owner, must give them a formal notice to move out. If they do not, you have the right to bring on an eviction lawsuit. If the person occupying the property is a tenant of the former owner, a different form of action must be taken. There are certain laws that actually protect these types of tenants. It all comes back to doing your research before you purchase so you know what you’re getting yourself into.

5. If you’re the one bidding, you’re the one buying.

There is an exception: By signing a Power of Attorney, you may appoint a representative to bid for you. Sometimes, auction companies may offer live remote bidding by telephone through an auction representative or has live Internet bidding capabilities. There are options if you are unable to attend an auction.

6. If the auction begins at 10, be there before 10., the first Tuesday of every month, at the county courthouse.

Auctions in Texas are the first Tuesday of every month, on the south side of the County Courthouse. The auction may only last 10 minutes total, so be timely, or you may miss the whole thing!

With that said, Texas law requires a three hour window from the time given on the auction notice and when the auction actually happens.

 

If Corpus Christi foreclosures are something that interest you, final words of advice would be: Save your money, do your research, and don’t be late! Happy bidding!

WHAT YOU SHOULD KNOW ABOUT HOME APPRAISALS!

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Appraisals are a key component to every real estate transaction, with the exception of an all-cash transaction. Whether it’s a property using a mortgage, refinancing an existing mortgage, or selling property, the appraisal matters. But how does the appraisal work and how is it determined? Whether you’re a buyer, owner or seller, the following are important points to understand.

 

Appraisal Definition

The act of judging the value of something by an unbiased professional.

Why Appraise?

Most often, an appraisal is ordered for use in a sales transaction. The appraised value is used to determine whether the property’s contract price is appropriate given its condition, size, location and special features. In a refinance situation, the appraisal serves as a guarantee to the lender that they won’t be loaning more than the property is worth.

Why Do Lenders Care?

For mortgage companies, the property serves as collateral if the borrower defaults on their loan. That is why it is important for lenders to ensure that homeowners are not over-borrowing for a property: If foreclosure occurs, the lender can likely recoup the money it lent by selling the home.

How Appraisal Values Are Determined

Because the appraisal primarily protects the lender, they are normally the ones to order the appraisal. It’s important to note that an appraisal must be made by a qualified and licensed appraiser; someone who has no direct or indirect interest in the transaction and who is familiar with the area.

Once the lender has ordered the appraisal with a recognized appraiser, they will not only visit the property and conduct a thorough visual inspection, but they’ll also compare recent sales of similar properties. Factors that may influence the value will be some of the home’s amenities, number of bedrooms and bathrooms, floor plan functionality and square footage. The appraiser may also note any conditions that adversely affect the property’s value and, if necessary, may request repairs to fulfill the loan.
The appraiser then provides a report with the appraisal value, which includes an analysis and conclusions about the property’s value based on his or her observations. The appraiser’s detailed report costs several hundred dollars, and typically, the buyer/borrower is responsible for paying this fee.

Knowledge For Buyers

If the appraisal comes in at or above the sales price on your contract, the transaction proceeds as planned. However, if the appraisal comes in low, it can derail the transaction. If the seller is willing to come down in price to the appraised value, you’re back on track. After all, you both have the same goal: Get the property to close! But if the seller will not come down, you may consider negotiating to meet somewhere in the middle, or even terminating the contract altogether. Because the lender will not loan over the appraised value, it keeps buyers from overpaying.

Knowledge For Sellers

If the appraisal comes in low, but is accurate, you will likely have to lower your property’s sale price to allow the transaction to move forward toward closing. As we already know, lenders won’t approve loans for more than a home is worth, and holding out for an all-cash buyer is a risky move and possibly improbable.
If you think that your property’s appraisal has been incorrectly valued or it has been dragged down by the sales prices of nearby foreclosures and short sales, you have options.  Depending on the type of loan, you may be given the opportunity to convince the appraiser that your home is worth more. If a low appraisal is standing in your way, consider getting a second opinion. Appraisers are only humans after all, and can and do sometimes make mistakes and/or have faulty or incomplete information.

Knowledge For Refinancing Homeowners

Your property needs to appraise at or above the amount you want to refinance for your loan to be approved if you have a conventional mortgage. On the contrary, if you have an FHA mortgage, you can refinance through the FHA Streamline program without an appraisal.

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Even though the appraisal is just one of the dozens of moving parts that must get ticked off on the loan-closing checklist, it is a critical player. Know what it means for you in the role you play in the transaction. Don’t be afraid of the dreaded appraisal…Knowledge is power!

New Restaurant “Island Time Sushi” gets rave reviews!

 

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Who loves sushi? Have you tried the new sushi restaurant on the Island yet? If not, get over there!

Island Time Sushi has a great atmosphere, friendly staff and amazing food! The sushi is fresh and FUN…plus they offer many cooked options as well! Try the Chargrilled Steak or Grilled Salmon then add a side of Jalapeno Bacon Mac&Cheese.

My favorite rolls were the Shaggy Dog and the Rattlesnake Roll shown in the photo. The Spicy Poke and Creamy Seaweed Salad were the perfect starters!

Support our Island! Eat Local!

You can find their info here: http://www.facebook.com/IslandTimeSushi

Schlitterbahn Corpus Christi to Fully Open Spring Break 2015!

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CORPUS CHRISTI – It’s only partially opened, but Schlitterbahn Corpus Christi was a popular spot on Labor Day.

The Island resort is considered about one-third complete with construction ongoing daily. The park was open Monday with a newly operational Momentum River, but it didn’t see the crowd the owner had hoped for in its first Labor Day holiday.

“Attendance has been slow, although good,” said Schlitterbahn CEO Jeff Henry. “Because the park isn’t finished and because it doesn’t look finished and there aren’t as many attractions open as we’d like to have open, we’re pleased with the attendance that we’ve had.”

Henry said the Veranda restaurant is doing well and visitors are enjoying the parts of the park that are available.

“We’ve got about a little over a third of the park, about 3,500 person capacity, open and operating today. Got a river system open and operating, a hot tub open and operating, two childrens pools open and operating, a river ride open an operating,” said Henry.

The park was initially touted to open by summer 2014. While it did open, it wasn’t to the extent that people were expecting.

The question now is, when will Schlitterbahn Corpus Christi be completely ready?

“We will open March 1, 2015, with the park completely finished,” said Henry, “All 90 hotel rooms, all three restaurants, all the concessions, and all of the rides, and we’ll be ready to go next year at Spring Break.”

Click here for Schlitterbahn ticket information.

via KrisTV.com

The Dawn of Schlitterbahn Corpus Christi

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From sunrise to sunset, the new water park gracing the Upper Padre Island skyline is creating big waves with the Torrent Wave River and Boogie Bahn surfing on the horizon, two signature attractions that are in the works to be completed in the next couple of weeks.

But most importantly, what tempting enchantments await you NOW? Lil’ Skipper’s Cove Kiddie Pool and Bob’s Cabana Bay Swim-Up Bar along with concessions were ready for swimmers and drinkers alike on the soft opening June 21, 2014. Since then, Schlitterbahn has welcomed approximately 300 new members, and just last week the park opened up to the public for $10/person. Now members and the public alike can bask in Schlitterbahn glory from 10 am – 8 pm daily.

But this is nothin’ compared to what is to take shape over the coming months. What do we have to look forward to?

Colette Rye, Marketing Director, has briefed me on what’s to come over the coming weeks. The front part of the park will open next, which will include:

  • A tasty new restaurant, The Veranda Restaurant and Bar, which will be a full service Seafood and Mexican restaurant in the clubhouse
  • A retail space for souvenirs, also in the clubhouse
  • A river system
  • Kids play area
  • Two volleyball courts
  • Another swim-up bar
  • A wavepool
  • Amphitheater (no concerts yet planned)

Slightly further in the future, Schlitterbahn will see:

  • Master Blaster Rollercoaster
  • A fine dining private restaurant (yet to be named) tentatively located on the 4th floor of the clubhouse (open to members only)
  • A barge called the “Jubilee,” which is a casino boat brought from Louisiana (not to operate here as casino boat), will be equipped with hotel rooms (likely won’t open until next season)

Think you want to be a part of this booming park? Caitlin Grant, Operations Dispatch, says you’re in luck…they’re hiring! Tuesday, July 22 and Wednesday July 23 from 1 pm – 6 pm, the park is hosting a job fair to hire staff for The Veranda Restaurant and Bar. Come to the front of the main building, bring 2 forms of ID, and apply online to save you time. Be prepared for on-site interviews and even on the spot hiring!! Don’t have a food handler’s permit? Don’t worry about it! They will have an onsite course for that.

For additional job opportunities, visit: http://schlitterbahn.com/corpus-christi/jobs

Stay tuned for more information as it becomes available. And don’t miss out on the suntan and family fun to be had while the summer (and your inner child) is still young!

 

Retail Spending in Real Time

 

Look at the data in Real Time per second, of how we are consuming products…It’s Astounding!

Palmilla Beach Resort and Golf Club

Welcome to the “New Coast, Now!”

mT=f(P2 + t + s + a)

But what does this mean?

Motivated team = function (Passionate People + training + strategy + accountability)

This is Legacy International Resort Properties’ winning formula for their brand new resort, Palmilla Beach Resort and Golf Club.

Designed by award-winning developers Bart Koonz and Red McCombs, this community has it all…Beach. Bay. Golf.

Philip Jelufka, President and CEO of Legacy International, outlined the resort’s 5 Key Differentiators at a discussion hosted by San Jacinto Title Company on May 14, 2014 at the Comfort Suites on Upper Padre Island. They are:

  1. World-class golf course
  2. Expertise in financing and world-class management and developing
  3. Beach. Bay. Golf.
  4. Product offering – homes, condos, hotel, etc.
  5. Being a part of New Coast. Now.

This 700-acre resort is designed to be pedestrian friendly, with a grand opening date of August 2, 2014.

June 10, 2014 Coastline Properties toured the site. Tiffany Pritchard, Sales Executive, has shared her unmatched knowledge of the resort and outlined each detail, big and small!

This walkable community is made up of Village North, Village South, and the Marina (refer to photo below). The Marina, northwest of Village North (Map1, in orange) will house 150 uncovered boat slips on the bay side. Adjacent to the marina is the intercoastal waterway and close proximity to the airport.

Map 1 Palmilla Beach Resort and Golf Club

Across 361 then is Village North. The green plots (Map 2 Picture Below, Village North) you see are home sites – there are a limited number available. These range in price from $195,000 – $815,000. There are currently 4 preferred builders, but yes, you can bring in your own. By the end of summer, 8 homes will have broken ground. Once you purchase a home site, you have 2 years before you are required to start construction.

Map 2 – Palmilla Beach Resort and Golf Club

Three of the 4 builders are:

  1. Keystone Company – 3 bed/4 bath, 2,826 sq. ft.
  2. Conner Coastal Homes – 4 bed/4.5 bath, 2,504 sq. ft.
  3. T. Kypke Builder Inc. – 4 bed/4.5 bath, 2,840 sq. ft.
  4. Buckwild Builders – 4 bed/4 bath, 2,942 sq. ft.

The vertical village concept will keep the resort pedestrian friendly and architecturally consistent. Each home must have a minimum of 2 stories, but some home sites allow for a 3.5 story maximum. Homes that dead-end will have towers atop them to further enhance village feel and ‘curb’ appeal.

Want to use your home as an investment opportunity? No problem – there is on-site management for homes in the rental pool.

The yellow blocks you see (Map 2) are for future development, but “yet to be determined” regarding what kind. The resort take its cues from the market to identify what it wants. More homes? More condos? Do you have a good idea? Feel free to write in and give us your own input!

Then you’ll see the grey area (Map 2), where Seagate Condominiums will go. Set to be finished in 2015, the condo is “breaking ground” in June (wait, that’s now!!), and will be going vertical in the next several months. These units are also available for sale, and will be located near the entrance of the village once you pass the Welcome Center. The L shaped condominium will be 4 floors high, totally 9 different floor plans to choose from. There will be 18 condos in total, ranging between $365,000 to $985,000.

Floor One:

  • Juniper Floor Plan – 3 bed/2 bath, 1,524 sq. ft., patio 143 sq. ft.
  • Jasmine Floor Plan – 2 bed/2 bath, 1,372 sq. ft., patio 168 sq. ft.
  • Lantana Floor Plan – 1 bed/2 bath, 1,040 sq. ft., patio 179 sq. ft.

Floor Two:

  • Mesquite Floor Plan – 3 bed/2 bath, 1,646 sq. ft., balcony 180 sq. ft.
  • Mulberry Floor Plan – 2 bed/2 bath, 1,357 sq. ft., balcony 180 sq. ft.
  • Myrtle Floor Plan – 2 bed/2 bath, 1,407 sq. ft., balcony 256 sq. ft.

Floor Three:

  • Palmetto Floor Plan – 3 bed/4 bath, 2,817 sq. ft., balcony 344 sq. ft.
  • Retama Floor Plan – 2 bed/3 bath, 1,971 sq. ft., balcony 189 sq. ft.

Floor Four:

  • Wisteria Floor Plan – two stories, 3 bed/4 bath, 2,271 sq. ft., 3rd floor balcony 545 sq. ft, 4th floor balcony 143 sq. ft.

* The third and fourth floor(s) have 6, 2 story units.

But what about fees?

Home sites

  • $3000 per year Homeowners Association (HOA) fees

Seagate Condos

  • 36 cents per square foot on master HOA fees
  • $1200 per year for pool and amenities fees

So now that we know about the ‘designer’ living here, what does the resort offer in terms of amenities and entertainment?

  • Golf: This 222 acre, 18 hole “gold” course is (as of August, 2013) managed by internationally renowned Troon Golf, and designed by Award-Winning Arnold Palmer Signature Courses. The grass on the tees and fairways are Seashore Paspalum. A fine choice due to its tolerance to heat, salt water, and dense root system(s), which provide desirable turf-like characteristics and is the same grass used on the Augusta course. Although this will still remain a public course, resort owners will be privy to some perks (perks program is currently in the works). The clubhouse has a new restaurant named the Black Marlin, which boasts sophisticated, yet fun and fresh coastal dishes. The outdoor seating is set up with hanging lights, a stage, and even a bar 3 stories up overlooking the gulf.
  • Grand Lawn: Next to the clubhouse and Black Marlin, there will be a grand lawn, which can be used to host events.
  • Hotel: This will likely be a Hyatt boutique hotel, meant to provide luxury to those coming to spend a relaxing weekend away, likely with a spa and a pool. But it will also have a conference room and both casual and fine dining. Soon to be an overnight golf destination sensation, they’re expecting an influx of golfers to come and stay a night or two. A hotel on the premises is the convenience they’ll seek.
  • Pool: A brand new pool, bar, and amenities center (located near the home sites and Seagate Condos) is set to open this summer, equipped with loungers, umbrellas, and cabana boys serving chilled grapes. OK, I made that last part up, but there WILL be cabanas.
  • Beach: It’s right there!! Perfect for fun in the sun, waves, shelling, and birding. Private beach access with dune crossover will be built to provide private beach access.

Although the developers currently have their hands full concentrating mainly on developing Village North, Village South and the Marina may not be far behind – it will be exciting to see it all unfold.

Arnold Palmer himself quotes this project as an “enthusiasm I haven’t felt in a while.” That’s good enough for me!

Please don’t hesitate to contact me at 847-830-2087 or [email protected] for additional information. The Palmilla Beach Resort Welcome Center can also answer your questions at 361-749-3628. Or simply visit palmillabeach.com and click around!

Great “New” Listing Below

We're sorry, but we couldn't find MLS # 225309 in our database. This property may be a new listing or possibly taken off the market. Please check back again.

 

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