Cash Deals In Today's Market

I thought it was about time I took some time and wrote a blog about cash deals in today's market.  Interest rates are at a all time low still, but some buyers are still opting to buy their homes in cash figuring it will earn them interest quicker invested in a property than sitting in the bank.  If you are the buyer who has the ability to buy in cash you do have the upper hand on some other buyers, but not all.  This blog is for both the buyers, and for sellers to help both understand how a cash deal works, benefits of accepting a cash offer, but also how/why a seller may not be able to accept a cash offer.  

Presenting A Cash Offer

There are certain steps to presenting a cash offer that you may not ordinarily have to do, normally when you present an offer with a mortgage you would be presenting the offer with you mortgage pre-approval.  When you are doing a cash deal you will need to provide "Proof of Funds", this must be  recent, if your proof is 3 months or older you must get a new one.  Generally you can contact an agent at your bank and ask them to provide you with a letter, or even simply a copy of a recent bank statement with your bank account information hidden with only your name and available balance displayed.  

If you are purchasing your new home, with the cash from the sale of your current home than you must let this be known in the very beginning of negotiating.  Before you can place an offer, just like any other buyer you should be under contract on your current home.  

Benefits Of Cash Offers 

A seller may or may not prefer a cash offer because of the benefits it presents to them.  Not all homeowners are in a position to accept a lower cash offer because they may have a certain amount they need to "clear" on their home.  There are benefits that can make taking a lower cash offer vs a higher offer with a mortgage appealing to a homeowner.  

• No Bank Appraisals - This is pretty simple to understand, you do not need to worry at all about whether or not your home appraises because there is no bank involved which can sometimes be an obstacle.  

• No Loan Funding Contingencies - Whenever someone obtains a mortgage there are certain paperwork the bank will require from them, if they can't meet those requirements they will not be able to obtain the mortgage.  This can sometimes be avoided by using a good mortgage company but their are no guarantees, financial circumstances can change quickly and unexpectedly. 

• Home Inspections - Every buyer is entitled to a home inspection, but generally with cash deals the home is sold "as is", which means there will be no repairs or credits done to the home.   This is because generally homeowners are already accepting a lesser offer because of it being cash.  

• Faster Closing - It generally takes 60-90 days to go to closing on a home, the time frame is usually decided by how quickly a buyer can get the mortgage commitment, and close.  With no bank comes the benefit of being able to close at a time that is good for both the seller and the buyer.  

I have many homeowners ask me when is the best time to accept a cash offer vs waiting for a buyer with a mortgage pre-approval, unfortunately there is no set criteria but I can give you some pointers on when or why you should consider it.  

• If you need to move or relocate quickly, no one likes the idea of leaving there home vacant because of the risks and costs associated with it.  
• If you have your eye on another home that is on the market the benefit of having your home go to contract quickly will in turn mean you can put in a stronger offer for your new home.
• If the home is an estate sale it may need work, or you may not know the full history like the actually homeowner would.  Homes that need work will generally take longer to sell, which is why a cash offer allows you to move the home quickly reducing costs, as well as risks while giving you less responsibility after your home inspection report comes back.  

Always remember your Realtor should be advising you whether or not a cash deal is a good option for you, this goes for both buyers and sellers.  If you are the buyer placing a cash offer, my best advice is to make sure your Buyer Broker has helped you come up with a fair offer, remember there is a difference between a cash offer and a low offer ! For homeowners that have received a cash offer the process of deciding whether to accept it, or perhaps counter all depends on your home, situation, and the market for your immediate area. Your Realtor will be able to pull what cash sales have closed to help you make an educated decision about what is a fair offer for your home! 

Listing Your Home, What You Should Know !

This week I am going to write about something I don't talk about very often which is sellers who are new to the process of selling their home.  Now some of you might be thinking this doesn't apply to you but it just might so I have compiled a quick list of sellers that is a sign you should take the time to read this blog:

• You purchased your first home from a For Sale By Owner 
• You have not sold a home in the last 5 + years 
• You inherited a property or are an Executor of an estate 

One of the most important steps to selling your home is the paperwork, not only signing it but reading it and understanding it! I can't tell you how many homeowners who have not sold a home recently are very surprised by the amount of paperwork that now goes along with listing your home. 

NYS Agency Disclosure 

New York State requires that anyone who is buying/selling a home fills out the agency disclosure paper, it clearly defines who it is that the Realtor is working for.  Obviously you will sign that the agent will be working for you, but NYS has changed with the times and they now address Dual Agency before it exists.  

Dual Agency is when your agent works for both you as the seller, but also works for the buyer.  This can sometimes cause a conflict of interest, if the deal requires negotiating it can blur the lines of who your Realtor must disclose what to.  It is my recommendation that when it comes time for you to sign this piece of paper that you require if Dual Agency exists that it is Dual Agency with a designated sales person.  What this means is if a buyer walks into your home and wants to negotiate a deal that your Realtor will have an agent from their office work for this buyer rather than representing both sides of the deal.  

Multiple Listing Service Contract

This is a very important contract for you to read most Realtors will tell you it is standard and direct you straight to the bottom to sign.  They are correct when they tell you it is a standard form, but you should be reading it because this is the detailed description that will be on not only on MLS but all of the additional websites that your home will be listed on.   

You want to check certain things in particular: 

1. Taxes are correct (Ex: If your taxes are not correct you may end up with a buyer who is unable to purchase because they were mis-informed, remember pre-approvals do include the yearly taxes)
2. Make sure the number and descriptions of rooms are correct (Ex: If your kitchen is an eat in kitchen, you must make sure it is accurately inputted. These are things buyers will be placing in their search criteria and you wouldn't want a oversight to cause potential buyers to not see your home.  
3. Be sure your floor plan is accurately described (Ex: If you have an entry hall, or a laundry room you want buyers to know that because these might be important to them)
4. Utilities are described completely (Ex: Some people will have a preference when it comes to these things, again you never want to misrepresent your home, even a simple mistake can turn off a buyer) 
5. This last one may upset some Realtors, but the 2nd page of your MLS Listing agreement is where it shows what the commission will be, and where it will be going.  Remember there are 2 sides to every deal if your agent has told you that they will be taking a 6% listing because they split it equally with the buyers broker make sure that it is written that way in your contract.  

Exclusive Listing 

This is something that you may or may not see, if you are listing your home on Multiple Listing Service you should not be signing this paper unless there is a beginning and an end date filled out.  I will sometimes hold a listing as an exclusive until I have the pictures uploaded, & the virtual tour online but when I do I always write that the end date is at the homeowners request.  You might wonder why I do this, and it is just the way I run my business I want to make sure that my listing is up to not only my standard but to my sellers as well.  Once the homeowner sees the listing and approves it we than release the listing onto MLS for it's big debut !! 

Property Condition Disclosure 

The property condition disclosure is pretty much self-explanatory, it is a semi-large packet that details the history of the property.   Most Realtors, and your Real Estate Attorney will recommend that you do not fill this out. Instead you at closing you provide the buyer with the  $500 opt out credit.  The reason we recommend you do this is to simply protect yourself from future liability, even the most knowledgeable homeowner can be unaware of hidden issues in their home.  

Lead Based Paint 

If your home was built prior to 1978 than you are required to fill this out, and your Realtor is required to give the buyers a informative booklet about Lead Based Paint.  This is a common form that you, the buyers, and all Realtors involved will need to sign and is required.  If you are not sure what year your home was built it is always better to fill one out to be on the safe side.  

Seller Services Guarantee 

Unfortunately not all companies offer this, but if you are going to list your home I would recommend not signing with a company that does not provide you with one.  This is your guarantee that the Realtor will provide you with all the services he/she agreed to do in order to get your home sold.  It also gives you the ability to walk away from the contract with them if they are not providing all the services, I can't tell you how many unhappy expired clients I come across because the Realtor did not do what they had assured the client they would do, always remember that you have your guarantee and if your Realtor isn't doing the job perhaps they need to be reminded of that guarantee.  

Now, I have to take a moment to remind you that in order for you to be able to hold your Realtor accountable for the work that they are supposed to be doing, you must also do your part.  Mis-communication about the marketing plan for your home, can often cause a strained business relationship between Realtor and homeowner so you want to go over the details prior to signing anything.   

Coldwell Banker Residential Brokerage does have some additional paperwork that your average Brokerage does not have.  The reason is very simple, we are not your average company we offer additional services to our sellers that not only get their home sold but to make it a easy and enjoyable experience.

Affiliated Business Agreement

If you are one of my frequent readers than you have heard me talk about all of the additional services we are affiliated with.  For today I will not be going into the description of them, but I will link the appropriate information so you can look at the ones you may not be aware of.  Our affiliated business agreement, is to let you know the different companies and services we offer but we as agents do not profit from our buyers or sellers using them.  The reason each of these are so important to our company as a whole is the difference it makes for our clients.  

Coldwell Banker Mortgage Company

Coldwell Banker Home Warranty

Coldwell Banker Title Services & Insurance

Coldwell Banker Concierge Services

You will also receive a copy of your Comparative Market Analysis, be sure you keep this in your file for future reference.  Also make sure you keep full copies of everything that you signed, as well as additional paperwork you may sign during the time your home is listed.  Coldwell Banker Residential Brokerage, does have a system set up on a secured server that will store copies of all the paperwork you will accumulate during the transaction.  This is a great tool for someone who is on the road for work,  lives out of state, or just prefers keeping documents stored online rather than filed away.  


I hope everyone finds this blog helpful, if you have any additional questions please always feel free to comment and I will respond to your question as quickly as possible ! 

Rentals 101

Rentals are not something I often blog about, but my blog always come from things that I come across, and I am seeing more and more homeowners opt to use a Realtor when it comes to renting out their space.   I also see more home buyers wanting a rental income in their new home, and not many are educated on what to look for and what they should be staying away from.

Renting Your Space Tips

The very first thing I have to say to all the homeowners is be considerate to your Realtor, just because the tenant is paying the commission you should still understand you are signing into a contract with a company to work for you.  If you think a family member/friend is going to rent from you find this out BEFORE you list your home, don't call us a few weeks into all our work to inform us you don't need us because you found someone close to you to rent.  We will never express to you that we are upset because we are professionals, but imagine going into work for weeks knowing you would have to wait for week 4 to get paid, and when week 4 comes your told that they won't be paying you.  Of course there are sometimes where circumstances arise and this happens as well, and I have willingly withdrawn some rentals because the homeowners were upfront and honest with me.

Picking your tenant is always a tough decision, sometimes you will have tons of applicants and other times you will only have a few.  I always suggest choosing your tenant based on Credit Score, Background Check, Proof Of Income, and Current Landlord Reference.

When looking at someones credit score their are a few things you should keep in mind.  In today's economy many potential tenants may have a low credit score, if they do you can ask them to share the entire report and base your decision on their entire report but keep in mind legally you are ONLY allowed to see the score itself.  Many tenants looking for whole house rentals in recent months are coming out from a short sale on their own home, which is what caused their score to drop.  If that is the only blemish on their credit I would recommend still considering them as your tenant.  Many people fell on tough times, and if they are pro-actively trying to fix things I believe that it does say something about their character.

Another big concern is for those tenants who are working off the books because proof of income becomes a little more difficult.  Even if you are being paid in cash neither the Broker or the Landlord is the IRS, we are not concerned about you not paying taxes.  Many employers are willing to write a letter stating that you are paid an average amount weekly, or if you frequently deposit a specific amount of money simply showing us the account deposits with your personal information blacked out (ex: Account #, SS #)may be enough for the homeowner.  Another time when Proof of Income can come into question is for those who are Independent Contractors, like me because we don't receive checks weekly or sometimes we will have a ton of business and other times they may be less.  If you have tax returns, or some sort of quarterly statement available from either your business account or employer, even tax returns can work for proof of income.

References and checking with their current landlord must be done, and documented.  Your real estate agent will be making the calls for you so before they begin making the calls be sure to review with them any specific questions you want them to ask.  No one will purposefully give someone a bad reference, what you want your agent to look for is how naturally they answer the questions.  There is a reason why we ask on the application how long they have known their reference, if someone has only known the tenant for say 2 years they may be unsure of certain things like the length of someones employment if they worked there for a very long period of time prior to the friendship.  If a reference is unsure of things like if their friend smokes, has any pets, or current employment status that could possibly be a red flag for your agent to make note of.  Any red flags that come out in the course of checking references should be communicated to you and your agent should call the prospective tenant to discuss them.  I once had someone unsure of their friends pet situation because the prospective tenant had not yet told their friend that the older dog they did have would not be making the move with them.  Again communication is always key in just about every aspect of buying, selling, or renting your home!

Tips For Buyers Looking For Rental Income Potential 

Now let's talk about one of the myths about renting and that is it's legal to rent out your basement .......... I am here to burst many bubbles when I say in the Town Of Babylon that it is illegal to have a basement apartment !! What is legal, is to have your basement converted to living space, so you can have everything except a kitchen and it be legal.  There are many reasons they will not allow for a apartment in your basement, and the most important reason in my opinion is it is NOT safe!

For those first time home-buyers the ability to have rental income plays a very important part of what their new home must have.  Most first time buyers are not aware that there are many home styles that can easily obtain a rental permit.

• High Ranch
• Split 
• Expanded Capes
• Duplex 

There are a few reasons why I recommend making sure that you have a legal rental.  Most important is you can never predict what could possibly happen to you or your home.   If you have a issue in your home such as a fire or a flood and your insurance company comes in and discovers your home has a rental and that is not legal there is a very good possibility they will not help fix damages because your home is not what you were representing it to be.  If your home is in close proximity to another dwelling and a  fire occurs in close proximity the fire marshall can request that your home is checked to make sure it sustained no damage.  No good will come of the Fire Marshall coming into your home that contains illegal rentals.  The legal fees, time, and bringing your home up to code can be costly.  

If your buying a home and you are really depending on the rental income to make ends meet month to month, be aware you may have a few months of vacancy or even worse a bad tenant which is a risk you take when you are renting out part of your home.  Many homeowners get pre-approved for a higher purchase price than they may be comfortable with paying out each month, and assume the rental income will be their safety net.   Sometimes I find that buyers think their rental income will be much higher than it really is, when your looking at homes with that income potential make sure you get a professionals opinion on what the rental income will be.  When I say professional opinion I am talking about your Buyers Broker, I am sure none of my readers are shocked or surprised that I am mentioning yet another reason for you to have your own agent !! 

Another question buyers often have is what do you do if the home your purchasing has an illegal rental in it already, can you still buy it?  Of course you can, their are a few things that protect you as a buyer from getting into a bad spot with an illegal rental.  Banks have become very strict about their inspections if they see an illegal rental they will raise an issue, so before placing an offer you will want your agent to make sure the homeowner will be removing it.   It is important to know that most banks will only require the homeowner to remove just the stove out of an illegal kitchen, and if you want more done than that you must get the homeowners agree to it and have it in your contract! Many homeowners will say they will be removing the kitchen for the home inspection, and buyers unfortunately do not clarify what exactly they will be doing and issues can arise.  You also will have your title search where they will check to make sure their are no current C/O or permit outstanding on the house.  If the homeowner is in the process of correcting these things they will have to do so before closing, and as long as they are working with a reputable attorney will not hinder the sale being closed.  

Tenants Looking To Rent A Home With A Broker

The most common question I get from tenants is why is the brokers fee so high ? The common broker fee is an additional months rent, on top of your 1 Months Rent & Security to the landlord.   When we actually do the math the broker is not really making all that much so here  is the breakdown based on a $1200 Fee: $600 To Landlords Agent $600 To Tenants Agent now you have figure the average amount that the agent actually ends up recieving from the proceeds is about half which is about $300.  The higher the rent, the higher the brokers fee but the bigger the home the harder it is for us to find a qualified tenant.  

The best advice I can give prospective tenants is to be prompt, and timely when it comes to making it to your appointments and bringing in the required paperwork.  Before I even begin the search I ask for your credit report, if you do not have a recent copy I am able to obtain that thru our Credit Report Company.  By looking at the report prior to actually submitting any rental application we are able to see if any red flags will be raised, and how we can handle them.  Once you have one copy of the credit report it can be used for all applications you will be putting in, so you will not need to constantly re-run it.

If you are planning on using a broker or renting from a home listed on MLS, the most important thing is to make sure you are not waiting for the last minute to begin your search.  This is very important here in the Village where the apartments are in such high demand many will only stay on the market for a few days, and than they will be rented.  If you plan on moving I suggest start working with a broker about 90 days before your lease is due to expire.  Based on your wants, and needs the realtor will be able to tell you roughly how long it will take to find your new home.  

My best recommendation to all those tenants is similiar to the advice I give to my buyers and that is to get your own broker! Your going to be paying that one months brokers fee no matter what, so why wouldn't you have someone doing all the legwork that goes into finding your new home ! 

Relocation 101

I am sure all my readers are thinking, why are you writing a blog on Mothers Day ? So let me first just remind everyone of one thing, real estate agents do NOT get the conventional days off, and this is another reason I push for all buyers to use a Buyers Broker I just now finished working on finding homes for my buyers at midnight on mothers day, why ? Because they are trusting me to find them their perfect home, in a certain amount of time.  When it comes to re-location whether you are relocating from one county to another, or another state this is the most important time for you to have a buyers broker working for you!

When you have a buyers broker there are a few "perks" that you will experience that in the normal buying experience would not be as important to you as when you are doing a relocation.  Here are just a few: 

• Buyers have someone to actually go and take a first look at the home, ordinarily we would simply send you the listing when it comes to relocation we actually go and look at it in person and see if the size of the rooms, and layout will work for our client.
• When you are re-locating you don't always know what each area offers your agent will be responsible for pulling school information, village/town amenities, or things as simple as distance from employment. 

When it comes to relocating there are some additional steps that become much more important as well, and communication is key ! When I say communication I don't just mean between one partner to another, it becomes very important that anyone who is going to be living in the house with you voices their opinion.  Let me give you an example, if you have a child that is going into high school and wants to be involved in sports you should make that clear - we won't be able to guarantee finding you a home in a town that has won the championship but we can make sure that the schools have a good sports program ! 

Another reason that communication is key is because your agent will be previewing these homes for you, and if we go and find out that it does not meet that must have criteria list you will never see it and potentially miss out.  If you tell me that you absolutely must have 3 bedrooms and than weeks later your tell me you only really needed 2, there is a chance that we missed out on some great homes.  Your "must have" list and your "you would like to have" list must be 110% realistic.  If you only need 2 bedrooms, but you would like to have a extra room for a home office you will need to say exactly that so we can understand your needs completely.  Communication is key in any sale but it is extremely important during relocation and I can not stress that enough.  Calling random listing agents when you are re-locating is not the way to find your new home !! 

You will also have a new obstacle that most buyers do not have, and that involves some of the what would normally be smaller aspects of buying a home, but when you are relocating they become a much much more important, and that is your utilities ! Your phone, cable, electric, or oil company - if you are not from the area chances are you will need a go to person to help you along.  Let me give you an example in today's technologically driven world what do you think would happen if you moved into your new home flipped on the lights, sat down to open your email and found that your connection wasn't keeping up with the data it needed to download? This is where a broker can really come in quite handy, because we can give you honest opinions that you otherwise may not have.  Not everyone who is moving to a different state will have family or friends to depend on to give them sound advice on such small but important things.  

Coldwell Banker Residential has taken it one step further with our Concierge Service, it is a network of reliable and experienced professionals that can help you with even the smallest details of your new home.  When you buy that new home you may want to have it freshly painted or cleaned before you move in.  Your real estate agent may not have anyone to recommend to you but you would of course want to make sure that the person you hired is going to come thru for you, with our referral network you will be guaranteed that the job will be done right! Our experts can not buy their way into our Concierge Service, it is strictly based on the buyers/sellers satisfacction !

Another important aspect to relocating is timing, you should begin your search within a realistic time frame.  There are so many important aspects to finding you that "perfect home" that timing really should be at the top of the list.  If you have children who need to begin a new school, or a date to begin employment you must share this with your agent immediately.  Sometimes you may not have time on your side, and that is something you must keep in mind.  Many of the "great deals" are short sales, and unfortunately no agent can guarantee a speedy closing when we have no control over the other parties involved.  Even if your broker is the listing agent of a short sale it is impossible to say with 110% confidence that we can guarantee a particular closing date, things happen in the course of a short sale that is not as easy cleared up as it would be with a normal sale.  

If your working and have a time crunch where you need to make a move within 3-4 months than you may want to have your agent check during the preview process when the home would be available to close.  If the current homeowners have not even begun the search for their new home, chances are that home is too much of a risk for you to have to take.  The upside to the current market is that there are just as many renovations/investment homes on the market as there are homeowners trying to sell, so even those who are looking to buy and close quickly have quite a selection to choose from.

I personally enjoy my job, so working with those that are re-locating is very rewarding for me and I do not mind the work that it requires.  When choosing your buyers broker for the relocation you should of course not only check out the agent, but the company they work for as well Coldwell Banker Residential is one of the exclusive companies that the Cactus Relocation uses for their buyers, Cactus Relocation is the #1 company used for relocation services !!

Of course if you have any questions about relocation, or anything you would like to add onto my blog please comment or email me directly !!

Relocation & Choosing The Neighborhood That Is Right For You!

Deciding on a home in any town is a hard decision, especially when there are so many homes on the market.  What could possibly make this decision any harder..... when you aren't decided on a town! There are a few reasons this sometimes happens to buyers. Most common is that they are re-locating from out of state, this is something that I come across quite often since we work directly with Cactus Relocation.  We have clients from outside of New York, that might have a particular kind of home in mind but not a town.  Another instance is when a client has to change their search to other towns because they are looking for a very specific kind of home. 

Now back to the topic at hand, how do you decide on what town you will search for that new home of yours in? Well the first step is to decide what is most important to you! So here is just a few quick questions you should ask yourself to help narrow down your search! 

• Do you need to be in close proximity to your work ? 
• How close do you need to be to transportation ? (Buses, Trains)
• Are there certain amenities that you need/want to be close? (Pools, Parks, Marinas, Beaches)
• Are you looking for a specific style of neighborhood? (Incorporated Village or Township)
• Is school district important (Ratings, Teacher:Student Ratios)

Every town here on Long Island is unique, but this is exspecially true here on the South Shore of Long Island.  We have homes that range from $100,000 to over $1 Million Dollars sometimes only a few minutes away from each other.  Every town on the South Shore offers some unique characteristics. If something like having an area to dock your boat is not a priority than a town made up of mostly waterfront homes may not be for you.  If you like to take advantage of the outdoors and hiking than someplace near some of our state parks would be a great area for you.  If your not from the South Shore you may not be aware of what certain towns offer as far as schools, entertainment, restaurants, or even the history of the town.  If you are planning on living in this home for the next 15-30 years these are things that I am sure are important to you, I know that they are important to my clients.   

Sometimes there are circumstances where someone needs to move to be close to family members, this is where the normal rules for relocation gets thrown completely out the window, sometimes even the kind of home no longer matters.  When this happens I always recommend you get a broker involved immediately, because this is where time is the most important.  Looking at a home where the sellers have not found their new home yet means it will be a longer waiting period to get into the house.  A Realtor will be able to find out all this information with just a phone call.  

Technology has made it very simple to find out about a town and what they offer but I have decided to take it one step further for my clients, and my readers I have created a informational newsletter.  It is not only a great resource for the potential homeowners, but for those that have decided to go ahead and buy a home in one of our communities.  In each newsletter it gives you the address's, phone numbers, and teacher information for the schools in the community.  I have taken the time to compile some of the restaurants, parks, marinas, entertainment spots that are popular along with other web links that you can use to get to know more about your new town and where things are located  Lastly I give you some background about the community that you are moving into, interesting tidbits of gossip like if anyone significant lived in the town.   

Here are just some of the towns that have available newsletters, you can find additional newsletters on my main page under the "About The Neighborhood" Column.

Amityville

Babylon

Copiague

Deer Park

Lindenhurst

North Babylon

West Babylon

West Islip

If you are looking for information on a specific town, but do not see the newsletter please feel free to email me and I will be more than happy to get the information for you.

Now let's talk about all the paperwork that goes along with buying a home, your sending and receiving paperwork constantly and all the while you are trying to pack away paperwork that is already in your home office.   It is inevitable at some point you may misplace or pack away something that you didn't mean to.   Do not stress, every piece of paperwork that goes on in your transaction is loaded onto a safe & secure website allowing you access at anytime! 

Next up,  you have found the house but now you need to hire movers, painters and most important hooking up all your utilities so you have power/lights/cable when you get to your new home!  In order to make sure our clients have the most pleasant experience my company has taken the time to find qualified and highly recommended professionals to get the work done for you.  This our Concierge Service, these professionals can not pay to be on our lists it is strictly based on the quality of work that they do for our clients, they must be certified in their field and insured! We offer alot of services to our buyers to help them in their home buying process everything from Mortgages, Title, Insurance.  

I pride myself on helping my clients get into that perfect new home, as quickly and stress free as I possibly can!

I hope these newsletters are helpful to those re-locating to our wonderful South Shore!