Your house is very special to you - no doubt it holds many warm memories, but buyers who are looking at your house have just looked at 20 houses and your house is just number 21. It's no more special to them than number 12 or 18 were. Therein lies the challenge when thinking about pricing your home.
You can click on just about any real estate blog/website/vendor website and get some variation of the following statistic:
"According to the 2007 National Association of REALTORS® Profile of Home Buyers and Sellers, 84% of all homebuyers used the Internet as an information source.An astounding 84% of ALL buyers identified the Internet as a source in their home search. This percentage amount included 87% of first-time buyers, 82% of repeat buyers, 79% of new home buyers and 85% of buyers of previously owned homes."
As the internet is a very active medium, it seems to me that a statistic that is from 2007 is about as relevant as a coupon for buggy whips, a webcast from a sundial watching convention, or a tweet from some jock who just had chicken and peas for dinner.
I believe that the number is more like 100% or at least 98.5% but don't have any empirical data to back this up. Does anyone out there have any real current data, I'd be eternally grateful.
brgds
mike
Mike Hunter, the House Hunter Your Neighborhood Realtor for Sudbury & Metrowest Boston.
If you're a visual person, as I am, you can understand the first-time home buyer credit as modified in the new American Recovery and Reinvestment Act better by looking at the chart below.
Note: the Major Modifications are Italicized
February 2009 FEATURE
CREDIT AS CREATED JULY 2008
APPLIES TO ALL QUALIFIED PURCHASES ON OR AFTER APRIL 9, 2008
REVISED CREDIT -
EFFECTIVE FOR PURCHASES ON OR AFTER JANUARY 1, 2009 AND BEFORE DECEMBER 1, 2009
Amount of Credit
Lesser of 10 percent of cost of home or $7500
Maximum credit amount increased to $8000
Eligible Property
Any single family residence (including condos, co-ops, townhouses) that will be used as a principal residence.
No change
All principal residences eligible.
Refundable
Yes. Reduces (or can eliminate) income tax liability for the year of purchase. Any unused amount of tax credit refunded to purchaser.
No change
Purchasers will continue to receive refund for unused amount when tax return is filed.
Income Limit
Yes. Full amount of credit available for individuals with adjusted gross income of no more than $75,000 ($150,000 on a joint return). Phases out above those caps ($95,000 and $170,000).
No change
Same income limits continue to apply.
First-time Homebuyer Only
Yes. Purchaser (and purchaser's spouse) may not have owned a principal residence in 3 years previous to purchase.
No change
Still available for first-time purchasers only. Three-year rule continues to apply.
Revenue Bond Financing
No credit allowed if home financed with state/local bond funding.
Purchasers who utilize revenue bond financing can use credit.
Repayment
Yes. Portion (6.67% of credit or $500) to be repaid each year for 15 years, starting with 2010 tax filing.
No repayment for purchases on or after January 1, 2009 and before December 1, 2009
Recapture
If home sold before 15-year repayment period ends, then outstanding balance of repayment amount recaptured on sale.
If home is sold within three years of purchase, entire amount of credit is recaptured on sale. Applies only to homes purchased in 2009.
Termination
July 1, 2009
(But note program changes for 2009)
December 1, 2009
Effective Date
Purchases on or after April 9, 2008 and before January 1, 2009. Repayment to begin for 2010 tax year.
All revisions are effective as of January 1, 2009
At today's interest rates, a single person can afford a home in the 300's and a couple can afford a home in the 500's to get the maximum benefit from this program.
By the way, if you're a first time home buyer and are looing for a great buyer's agent, give me a call at 978-580-1069.
brgds, mike
Mike Hunter, the House Hunter Your Neighborhood Realtor for Sudbury & Metrowest Boston.
It is likely that for much of 2009 the real estate market will not be greatly different than it is now. That is not to say that there should not be some improvement, and that we might actually be within or near the bottoming period of the market. With confidence affected by the financial turbulence/negative media and having a look at the following statistical information, it is likely we will see demand for housing purchases remain subdued in the near future.
One caveat, before we delve into the statistics: the current real estate market is unlike anything many of us have seen in a long while. Although I will be presenting you actual historical information, it is risky to form opinions based on past indicators that most likely are losing their predictive power in this different market environment. As the saying goes, you can't drive forward by looking in the rearview mirror.
Monthly Units Sold: there is very little activity compared to the same periods last year, and what activity there is seems to have peaked in June and July and is in a general decline. Although it's tough to predict the future, given a five-month trend of less and less, especially when compared to the same periods for the previous year, the market environment is unbalanced with too much inventory and prices will have to go down. Even though Sudbury continues to be a desirable town, the bleak economy will make it out of reach for more people than in the past. When buyers' ability to afford to buy here dips, prices will need to fall in order to sell the homes that are currently on the market.
Selling Price to Original Price Ratio: In the beginning of the year sellers and their agents didn't get it that the market had changed and the prices had to drop. Once they figured that out, around May, the ratios climbed to just a bit below their historical averages. The spike in December is a good one, but too little data exists to call it a trend.
In a hot market everything sells, and condition, location and price are not as critical. They may add to days on market, but not prevent an eventual sale. However, in a weak market like we have now, only the "High-Quality" properties sell: homes with desirable locations, updated, staged and in perfect condition, and priced at the correct point where they are seen as the best value among their competition.
If your home is not that "High-Quality" house, for whatever reason, and you are in a situation where you must sell your house and you still have equity in the house, you should be extremely aggressive in your pricing strategy. Based on a number of market factors, including the current inventory levels in Sudbury, prices are likely to continue to fall. You have the option to price to sell quickly in an effort to preserve your remaining equity or you can hold out for a turnaround that probably will not happen for quite a while. We all know the laws of supply and demand. With fewer buyers due to economics and mortgage restrictions there are not enough shoppers to buy all the inventory. Obviously then the most attractive and best valued houses are the ones that will sell.
Monthly Average Sales Price: As the year started, the drop in sales price started with the small, older homes in the neighborhoods of central and south Sudbury. Later in the year, the decline had spread to the multi-million dollar homes in north Sudbury as well. The smaller homes were impacted sooner by foreclosures, short sales, and vacancies among the entry level homes, which in turn caused competitive pricing among sellers. In the middle of the year the slowdown rippled up to the mid-sized home and in the last half to the larger homes. So we see that over the year, the demand reversed itself, with the greatest demand now coming from the smaller homes - incomes match better with the prices of smaller homes and price reductions have obviously gotten buyers excited. Also, one has to wonder, without all the "trick mortgages" out there are we finding out how few people can really afford to pay over a million dollars for a house.
Days On Market: the trend is generally downward, which is very encouraging. It's probably hard to remember, but just a couple of years ago we used to think of a property as "stale" if it had been on the market for 90 days. Looking at the numbers for 2007, I think we can see that the market was much more stable than it became in 2008 when days on market jumped all over the place. I think the trend over the last few months may be more a function of "High-Quality" houses selling and sellers who would like to sell but are waiting on the sidelines for a while for the market to recover, than increased demand.
POSSIBLE IMPROVEMENTS IN THE MARKET The question on everybody's lips (especially potential buyers of course) is "Will Prices Stop Dropping?" Probably, possibly, maybe. Buyers are mostly on the sidelines, waiting for prices to correct. It will surely soon be apparent to most buyers and sellers, however, that prices are really so close to the bottom that it makes no difference where the exact bottom is. As buyers become more active, this will encourage more potential sellers to list their homes for sale. The likely effect is that there will continue to be a wide choice of homes to buy for the next few months as we approach the "Spring Market" , and it is quite possible that there will be a shortage of "High-Quality" homes to buy.
It generally takes a long-established sellers' market, or at the least a balanced market, with the levels of inventory matching the demand before price stability becomes a reality. What we probably can look forward to in the near future in Sudbury is a bottoming-out in 2009, possibly even happening during the Spring Market. Average sales prices will fluctuate a little just as they have over the past several months. Home sales will continue around their present rate for the coming months and sellers who price their homes for sale at fair market value will sell them reasonably quickly, say in 45-90 days.
The Bottom Line:
For buyers, especially first time home buyers, this is a GREAT time to buy. We are at or near the bottom range in prices, and mortgages rates are at record lows.
For sellers, the near future may continue to present challenges, but the market is expected to start stabilizing this year and if you have a desirable house properly priced, selling it is going to get a little easier.
Now that the traditional busy "Spring Market" is about to begin, if I can be of help to you in buying or selling a home in Sudbury give me a call at 978-580-1069.
Mike Hunter, the House Hunter Your Neighborhood Realtor for Sudbury and Metrowest Boston.
Coldwell Banker Residential Brokerage 447 Boston Post Rd, Sudbury, MA 01776 Tel: 978.580.1069 Blog: http://househunter3.blogspot.com Email: Mike.Hunter@NEMoves.com Web: www.HunterTheHouseHunter.com
Information for charts from MLSPIN. It is deemed Reliable but not Guaranteed.
Mike Hunter, the House Hunter Your Neighborhood Realtor for Sudbury & Metrowest Boston.
Urban legend has it that when asked about the color selections of Model-T Fords, Henry Ford was said to have answered, "You can have any color you want as long as it's black".
That was a long time ago, and we all live in a very colorful world now.
To get the latest color trends you only have to watch HGTV or go to the paint department of any respectable home improvement store. But have you ever wondered what the real estate market has to say about the exterior color of your house?
Of course it's a truism that white houses have universal appeal, but there are many other choices, too. So I decided to see how other house colors fared.
We realtors use many different color names, for the purposes of this chart I've simplified the color descriptions somewhat, combining the likes of "buttercup", "briarwood" and "sandalwood" into the "tan" category.
The chart below shows the most popular colors by the number of sales in the MLS-PIN for Sudbury in the year 2008.
I hope you enjoy and find the information useful.
Mike Hunter, the House Hunter Your Neighborhood Realtor for Sudbury & Metrowest Boston.
HOW TO BE SUCCESSFUL IN PURCHASING A HOME THAT IS A SHORT SALE
Mr. Seller goes to his mortgage company(s) and says, "I want to sell, but I don't have any equity and the house is worth less than the amount I owe you. I need to sell anyway because based on my current circumstances, continuing to keep the home is a serious hardship and I can't hold on, so what do I need to do to get out?"
What the Seller has just done is to ask his Mortgage Holders/lienholders to take a loss when his property is sold, this is called a SHORT SALE. lienholders don't like to take losses (an understatement) and they are going to be resistant to this request from Mr. Seller. However, the current "perfect storm" of poor market conditions has forced them into a position where they may agree to Mr. Seller's short sale as long as it is going to be more favorable to them than going to foreclosure - in time, trouble or money lost.
But, (and there is a big, whopping BUT ...) the mortgage companies reserve the right to approve EVERY term, condition and cost of the sale. So not only are we in a Buyer's Market with lots of inventory to choose from, we have a seller who is virtually powerless in the transaction.
ARE THESE NOT THE PERFECT CONDITIONS FOR BEING A BUYER?!!!
There is another short-seller we should discuss, the reluctant seller. While Mr. Seller above is so very motivated, let's take the case of the family that is forced to sell thanks to their loan being one of those adjustable rate or combination loans that has adjusted and is now beyond the point of their ability to pay. They have to sell, they are going through the short sale process, but they really aren't motivated. Why? Because they have to move. And where are they going to move? Depending on their situation their credit may be less than stellar because of late payments and the short sale itself may show as a delinquency on their credit report. Who will rent to them?
Let's say you get into a home to view it and you love it and want to put in an offer. You can do very well by buying a short sale house, but there are some things you need to know about this process. This is the point at which you need to put aside everything you have learned about the sequence of how a home is sold. Here's how you should go about it:
1. GET TO KNOW ALL YOU CAN ABOUT THE HOME.
You are advised by your buyer's agent that this home, typical of most short sales, is being sold "As Is" (see my blog post, "What does 'As Is' Mean?", for more detailed information on this legal term). The seller might provide you with a seller's disclosure of property condition if you're lucky, but that's about all you'll get. They may or may not have pulled permits for upgrades or work done on the house - you'll need to investigate. They definitely will not negotiate issues you uncover during a home/pest/lead paint/radon/mold/septic inspection. Do you spend money to have inspections done or wait for the bank's response? My advice, wait, but be prepared to move forward very quickly once you hear back from the bank.
Also if the property is a condominium or governed by a home owner's association, your bank/mortgage company will most likely require a full set of condominium documents, meeting minutes, recorded deeds, occupancy rates, tenancy ratios, and more (what's called a Full Review). The condominium association can and will charge you money for this. Your mortgage is contingent upon receipt of this, but it's going to cost you around $400 for copying charges. What do you do? My advice is to ask your mortgage broker, and don't do anything to jeopardize your pre-approval/commitment.
You have decided to submit your offer and now the wait is on...
2. PATIENCE IS A VIRTUE, GET READY TO HURRY UP AND WAIT.
A short sale is the sale of a parcel of real estate that is short of the equity needed to sell it and pay off all liens. It is not short "time-wise". You should plan on at least 120 days from your offer, but the amount of time can vary widely depending on the lenders, and if anyone says you will hear back in "x" number of days, you can't believe them.
What happens during the wait? Well, besides Mr. Seller getting anxious waiting for his departure, the short sale file/package/request gets in line in the lender's short sale department (also called the Loss Mitigation Department). This line is long, sometimes very long.
So, what happens during the wait is just that....the wait. Oh, the agent for the seller will be in contact as needed to re-fax lost documents, explain their research, answer questions about the local market, re-fax lost documents, etc. But you, the buyer...you just wait. It's like the military ... hurry up and wait. Or better yet it's like the hospital ... wake up and take this sleeping pill.
Many sellers' agents do not give your buyer agent status updates on what's happening while you wait...you just wait. When I represent the seller, I email the buyer agent every week to say what I know, even if it's nothing, just to make sure that you, the buyer, are still there and somewhat paying attention. But as your buyer agent, there's nothing I can do ... if there were, rest assured, I'd be doing it.
Oh, as the buyer's agent I know what's going on....the paperwork is collected, the file is assigned to a "negotiator" who "negotiates" the short sale with the seller's agent/attorney, and once the negotiator has the file's required documents (exactly what that is varies by the lender) complete, it has to be signed off by their "team leader" or upper management, or a committee of managers. I check with the seller's agent regularly to ask what is happening but again, often there is nothing happening, just waiting....
3. KNOW YOU MAY GET "BUMPED".
Here's the big elephant in the room: you have no guaranteed place "in line." If this short sale's turn in the line comes up on the 120th day after submission, and someone else submits an offer slightly better than yours on day 119, you will be bumped! It is not impossible that a seller's agent will work with offers one at a time until an acceptance is granted and you won't get bumped, but this is a rare occasion, hasn't ever happened to me yet. It's not fair, it's not right, but it is reality. This is because the lienholders are losing money and need the most they can get, and it is the seller's agent's fiduciary responsibility to get the highest and best price for their sellers.
4. AFTER A LONG WAIT YOU MAY BE DISAPPOINTED.
If you are willing to be patient, knowing that you could get bumped, and you're convinced you want to purchase a home that is a short sale, I might advise you to submit multiple offers on multiple short sales. You may get the one you kind of like, and not the one you love, which might be a disappointment. You might not get any one at all, which can be very disappointing. The question then is, how well do you handle disappointment? Can you accept the lost short sale?
5. YOU JUST MIGHT GET A GREAT HOME AT AN EXCELLENT PRICE THAT MAY MAKE YOU SOME GOOD MONEY SOME DAY WHEN YOU SELL.
So why would anyone consider buying a home that is subject to a short sale?
Quite simply - price! If a seller is not going to make any money on the sale of their home anyway, you can imagine they are much more flexible on terms and price of the sale of their home. If you are the only person making an offer on the home (which it has been my experience you are), the bank will need to take your offer very seriously, even if you offer significantly less than the asking price for the house. In many Metrowest Boston neighborhoods, short sales represent some of the best deals around.
There is no reason to be afraid of a home that will be subject to a short sale. In fact they may be some of the best values out there. Just be prepared for a longer timeline, a little more hassle and be sure to use an attorney, mortgage company and if I may be so bold, real estate agent with some experience in short sales. You may just find that incredible hidden gem at a bargain basement price.
Happy House Hunting!!!
Mike Hunter, the House Hunter Your Neighborhood Realtor for Sudbury and Metrowest Boston.
Coldwell Banker Residential Brokerage 447 Boston Post Rd, Sudbury, MA 01776 Tel: 978.580.1069 Blog: http://househunter3.blogspot.com Email: Mike.Hunter@NEMoves.com Web: www.HunterTheHouseHunter.com
Information deemed Reliable but not Guaranteed.
Mike Hunter, the House Hunter Your Neighborhood Realtor for Sudbury & Metrowest Boston.
Through my own experience and by hearsay it seems that the urban legend about getting a better deal by buying a house through the listing agent is running rampant. This amazes me since a home buyer is always better off having a Buyer Agent working for them. Thus, here is the real deal on the 4 most common myths......
MYTH 1: I'll get a better price.
Some people think the agent will share negotiating information with them, such as how low the sellers are willing to go. Not so - make no mistake about this.... the listing agent is hired to get the best price possible for the seller. They are ethically and legally required to sell that house for the most money possible. I've also heard the argument that since the seller is saving half of the commission, they can lower the sale price by that amount. This is not the case - the commission is set in the original listing contract, so the seller is paying that amount no matter if the buyer has their own Buyer Agent or not.
MYTH 2: I will get a kickback of at least 1% from the listing agent
Almost all Real Estate brokerages discourage or don't allow this. No Realtor I know would do this. Although there seems to be the urban legend style "I know someone whose [friend, neighbor, cousin, coworker...] did this" it is actually very rare. You also need to know that your mortgage provider may not allow this, and that well into the buying process you could lose your mortgage approval.
MYTH 3: I don't need a Buyer Agent - the listing agent is my agent and will help me
Oh boy, this one always gets me.... Even if you agree to "Dual Agency" which means the agent works for both of you, the listing agent's primary responsibility is ALWAYS, ALWAYS, ALWAYS to help and protect the SELLER. No matter how nice the listing agent may be, when a choice is to be made that is in your interest or the seller's, the agent will always do what is in the seller's interest. This means they do not need to tell you that a dog kennel has been approved to be built on that lot behind you, or that 30 years ago this land was a gun club and no one really knows how much lead is or isn't still in the ground. It is important to remember that if you buy through the listing agent, no one in this whole process is looking out for you.
MYTH 4: The listing agent will get the seller to take a lower price because they are highly motivated to keep the deal together.
This can really backfire for reasons related to Myth 3. You have now created a situation where the listing agent is highly motivated to NOT tell you anything that may make you not want the house. The listing agent is not legally required to voluntarily disclose anything to you since they are primarily the seller's agent. Also, I can tell you from personal experience that a home seller has in their mind the price point they will accept, and what closing conditions they will accept. Their agent cannot "make" them accept a low offer.
A Buyer Agent is paid out of the seller's commission they pay to the listing agent's broker - it costs you nothing, and your Buyer Agent is the only person in the whole home buying process really looking out for your interests. Their role is to protect you from knowable pitfalls, and to get you the lowest price they can on that house. The majority of lawsuits against Real Estate Agents are by unrepresented buyers (those who bought without using a Buyer Agent).
I function as a Listing Agent and am accredited as a Buyer Agent. My preference is definitely to be one or the other in all my transactions. I find ultimately that all the parties involved are better off with the roles and loyalties not blurred.
Hello and welcome to Mike the House Hunter's market analysis for the Sudbury, MA real estate market as of September 2008. Rather than the typical nominal Buyer/Seller market information, I am going to give you a complete picture of all segments of the Sudbury market. I hope you'll enjoy it and/or find it useful. BTW if I can be of help to you in buying or selling a home in Sudbury give me a call at 978-580-1069.
First, let's start with the Median House Prices.
Median Home Price Explaination: The median price is a useful statistic and is commonly used by the national market giants like Case-Schiller and others, as it shows the point at which half of the homes that sold in the time period are above and half of the homes are below. As you can see on the chart the median for the year ending December 31, 2007 was $31,750 higher than we are seeing today. Taking the difference between then and now you get a drop of 5.15% from last year, not great, but not catastrophic.
Now, let's go into more depth on the Sudbury market.
There are three distinct segments to this market: entry-level; mid-range; and luxury, and as might be expected, they've all behaved very differently this year.
Buyers and sellers of real estate in the Sudbury market need to look at four charts to truly understand what's happening for each of the price segments, noting that the figures shown are averages for the month.
First, you need to see the number of units sold in each month that will give you an idea of the actual activity that is taking place.
Next, you need to look at the monthly average price which will tell you the general part of the market that is moving off the shelves.
Next, you need to look at the list to sales ratio which will tell you the point at which sellers sell and buyers buy
And last, you need to look at the days on market, which will give you a general idea of the time it takes to sell one of these homes in today's market.
To Begin With, let's look at what's happening in the ENTRY LEVEL MARKET in Sudbury this year so far.
Entry Level Market Statistics Explanation
Monthly units sold: activity seems to have bottomed-out in early summer and is in a general recovery.
List to sales ratio: sellers and their agents needed most of the year to understand (and believe) that the market has changed and the prices have dropped. Once they figured that out, around May, the ratios climbed to just about their historical averages.
Monthly average price: As the number of units goes up, the prices go down - again the buyers, sellers and their agents seem to be getting the message.
Days on market: the time it takes to sell in this price point should not be this high, and reminds us all that a home is not a liquid investment.
Next, let's look at what's happening in the MIDDLE LEVEL (MOVE-UP) MARKET in Sudbury this year so far.
Mid Level Market Statistics Explanation
Monthly units sold: there is very little activity, and what activity there is seems to have bottomed-out in early summer and is in a general recovery, and although it may be too early to call, August figures may be predicting another slide.
List to sales ratio: sellers and their agents in this price range are still in denial that the market has dropped and this is evident in this chart.
Monthly average price: the few homes that are selling are in a very narrow range, which suggests that the traditional move-up buyers are having trouble selling their starter homes, and some of the buyers in this price point may well be first-time home buyers.
Days on market: the trend is generally upward, which is not encouraging if you're a seller, but great if you're a buyer with no house to sell.
And last, let's look at what's happening in the LUXURY MARKET in Sudbury this year so far.
Luxury Home Market Statistics Explanation
Monthly units sold: there is very little activity, and what activity there is seems to have spiked into a general recovery in June (it may be spurred by needing to get into a home before school starts), and although it's tough to predict the future on a three-month trend, August figures are looking like a steady downward slide.
List to sales ratio: luxury homes are very difficult to price, as once you get up to a certain square footage in size, the real differences in price are directly related to the level of detail, fit and finishes, updating, and desired amenities. This chart shows that buyers and sellers have very different ideas of what adds value, an age-old dilemma.
Monthly average price: the few homes that are selling are tending to be in the upper end of the range which sort of reflects the consolidation of wealth in our current economy. As a side note, there does not appear to be a market for properties above $2 million in Sudbury at this time.
Days on market: the trend is generally downward, which is very encouraging, but may be more a function of sellers who would like to sell but are waiting on the sidelines for a while for the market to recover.
In Summary, all Markets are LOCAL!
Just as the national statistics you hear on the news can't tell you how your local market is doing, buying or selling in different price points within a town can be a different experience. I hope the information I've presented here has increased your awareness of the inability to generalize even within a local market, and helped you to be a more informed consumer!
Mike Hunter, the House Hunter Your Neighborhood Realtor for Sudbury and Metrowest Boston.
BTW if I can be of help to you in buying or selling a home in Sudbury give me a call at 978-580-1069.
Coldwell Banker Residential Brokerage 447 Boston Post Rd, Sudbury, MA 01776 Tel: 978.580.1069 Blog: http://househunter3.blogspot.com Email: Mike.Hunter@NEMoves.com Web: www.HunterTheHouseHunter.com Information deemed Reliable but not Guaranteed.
Please consider the environment before printing this blog.
Mike Hunter, the House Hunter Your Neighborhood Realtor for Sudbury & Metrowest Boston.
A while ago I wrote a post on what's great about Sudbury, now here it is on Video. btw We all need housing. We all need to live somewhere. Whether housing prices go up or down, you're going to pay to live indoors. The question is: Do you want to pay a landlord or pay yourself? Somebody's going to get the equity; it might as well be you.
Enjoy
Mike
Mike Hunter, the House Hunter Your Neighborhood Realtor for Sudbury and Metrowest Boston
Coldwell Banker Residential Brokerage 447 Boston Post Road, Sudbury, Massachusetts 01776
Disclaimer: ActiveRain Corp. does not necessarily endorse the real estate agents, loan officers and brokers listed on this site. These real estate profiles, blogs and blog entries are provided here as a courtesy to our visitors to help them make an informed decision when buying or selling a house. ActiveRain Corp. takes no responsibility for the content in these profiles, that are written by the members of this community.
Your house is very special to you - no doubt it holds many warm memories, but buyers who are looking at your house have just looked at 20 houses and your house is just number 21. It's no more special to them than number 12 or 18 were. Therein lies the challenge when thinking about pricing your home.
;)
;)
