ARE THERE ANY BROKERS OUT THERE?????????

I am not a broker, just an agent, but I know what I see. It seems most brokers are not doing their jobs, and agents all over the country are starting to hurt because of it. As the market is slowing many agents are changing brokerages, unhappy over little things, but not able to put their finger on the problem. Perhaps you could get a clue from this.

Here is a simple test to evaluate broker performance.

Consider this scenario:

Agent A goes on a listing appointment and

A comprehensive CMA shows homes similar to the one being in consideration have sold for around $200,000 in the last three months.
The owner owns the home free and clear, or has a mortgage of less than $100,000 on the home.
Considering the declining market (similar homes sold for about $230,000 six months ago) the agent suggests a price of $195,000 and the home is listed for that amount.
60 days later the house sells for $185,000. Everyone gets paid and is happy and life goes on.

Second scenario:

Similar home, similar value.
Owner also owns home free and clear, or less than $100,000.
Agent B does a CMA and notes that the yes the recent solds came in at around $200,000, but there are 20 homes on the market and the average selling price six months ago was $230,000 and the average price of homes listed now is $240,000. Since $240,000, is the average of the competition, Agent B suggests a list price "just a little below the competition" of $235,000.
After 3 months of no showings or offers the listing expires.

Third scenario:

Similar home similar value.
Owners owe a total of $210,000 on the home, and want to clear $20,000 cash from the sale.
Agent C did not do a CMA, but, it is a nice clean house, and besides the math is easy, $210,000 for mortgage, $20,000 for the seller, $20,000 for commission and seller closing costs, and "lets add another $15,000 for negotiating room" the property is listed for $265,000.
Needless to say the listing expires with no offers, no showings and sellers who feel the agent did not do enough to get the home sold.

OK here is the test.

Who is responsible for the listings of agent B and agent C not selling.

The agents - they did not advertise enough and do enough open houses
The market - the agents have no control over the market.
The competition.
The Broker.

Let me give you a clue - who "owns" the listings under state law?

Get it now? The problem is the broker. The broker is the one who owns the listings. The problem is that the only time brokers take ownership over their listings is when an agent changes offices. "Listen Agent C, I know you are not happy here, but don't think you are going to take your listings with you, remember, under state law I own the listings."

In our market here in Ocala, Marion County, FL this morning there were 7376 active house listings. At current absorption rates, that is over 22 months of inventory if no new listings are taken. For every closed sale there are over three listings that expire. Basic laws supply and demand says this is because prices are too high . . . way too high.

The fact is that most brokers do not care about the financial devastation their agents are experiencing due to wasted advertising dollars. Since in this day and age most agents pay their own advertising, the brokers have little concern. Cost containment is not an issue, because if someone else is paying the bill you have little incentive to manage costs.

Food for thought for brokers:

Do I know the market in my area, statistics, prices, and values?
Do I allow agents to take listings like the second scenario, knowing the home won't sell?
Do I care more about filling my full page ad in the real estate section and having it paid for by agents than I do about what those costs will do to the agents ability to continue in the business with such high overhead?
Do I review each listing that comes in for price and marketability before accepting the listing?
Do I refuse to give back listings like the third scenario and make the agent pay to advertise it to appease the seller?
Do I allow agents to take listings without a CMA in the file?
Do I review listings I think are over priced such as scenario two with the listing agent, to make sure they understand what the market and the CMA they prepared is actually saying?
In short- as a broker, do I take ownership of all my listings or do just "own" them?

Posted by Dan Homan on 06/21/2007 06:57 PM

Comments (46)

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46 Comments on ARE THERE ANY BROKERS OUT THERE?????????

JUN

2007

Dan, what a powerful post. I imagine the agents in your office are happy to be there.

I am not the broker or manager, so I am just writing observations on weaknesses I have seen in area offices, including my own. I view the company I work for as one of the best in the area, and they are still at the bottom in this area. Sadly for the consumers the only time brokers exercise ownership over a listing is when an agent leaves.

Great Post Dan. I have a great Broker but I hear of many agents that do not.

Dan, You are right. In a lot of cases the brokers have no knowledge of the listings they "own." When the agent leaves they exert ownership - a common practice I am sure. Perhaps a little hands on management of the brokerage would be beneficial.

I disagree, Dan. Though I'm an agent, and not the office broker, I feel the responsibility is the agent, because they took overpriced listings and even more, because they seemed to set the overpricing! It isn't the broker's job to do the CMAs for the agents. That said, I assume that training and/or meetings have discussed market trends, pricing, etc. We're each responsible for ourselves and our results - we shouldn't blame it on the broker.

Then on the other hand.

Some food for thought for agents.

Agents could take some responsibility to learn their craft.

Agents could get up on the morning and go to work rather than waiting for something from the broker. Agents can take CE to learn valuation skills.

Agents can preview rather than shop.

Agent can study SOLD data rather than wait for someone to do a mind meld and give them knowledge.

Agents can accept that they are in business and that they will share their income with a broker, who has considerable risk for the agent's performance, until they get their own broker's license and can manage their own business.

Real estate practice is not a job, it's a business.

Ultimately the agent controls the pricing of the home with the seller and if your broker comes to you and tells you "I think you have over priced that home" most agents will tell the broker to go pound sand

How about the home seller. Why? For not doing their due diligence when hiring a competent agent to represent them.

Too bad your not in Denver Dan!

For new agents: investigate your broker THOROUGHLY before signing on. Sit down with them, and make sure there's a FIT. If there isn't, or it feels distant, then you should continue interviewing. Lenn clearly wants producing agents, and she likely gets them- producing agents want a smart broker. GO WITH THE SMART BROKER. PERIOD.

HAHAHAHAHAHA ! Un-believable. So let me get this right. It is your premise that the incompetency of Agents B and C are not the problem but because the Broker did not evaluate the Listing as a marketable property when the listing was turned in it is his fault.

So in other words what you are saying is that there should be no accountability as to the agents actions. Just like an employee. If that is the case then why would any broker pay there incompetent agents anything other than minimum wage.

After all If that is all you intend to deliver and all that I can hope to expect then that is all I would be willing to pay.

You have probably just made the best case for the reason why the status of independent contractor should be done away with.

This is one of the reasons why in the state of Oregon we are all Brokers. The Broker Owner of the company is often the Principal Broker. No real estate agents all Brokers. Accountability square on the shoulders of where it belongs.

Dan,

I sort of have to disagree with you. I believe a Broker and Staff should be there as a support structure, but should not have to babysit other agents. We by trade are independent contractors, and although, Brokers Legally own the listings we must be accountable. If you are a new agent and do not know any better than you should go to one of the top producers and shadow them for a little while. Our office is wonderful and I and my broker help as much as I can. I do have my broker's license, but do not utilize it. This is the problem with our society is that it always is someone elses fault. When are we going to stand up and take responsibility for our actions. Again, although the broker owns the listings we as agents secure those listings, and they are our customers. We must educate our consumers on market conditions and manage their expectations. Some agents are better at this than others and those are the top producers

Dan-I do not agree with you at all! Yes the listing belongs to the broker but agents take an oath to serve the public properly. Agents seems to throw in our faces on a regular basis they are independent contractors and remind us on a daily basis they are free to do business their own way!

Agents need to take responsibility for their own actions, it is agents who make the decision to take a listings. As a company trainer, I can't tell you how many times I have advised an agent not to take a listing because of price to only have to speak to the seller down the road because of it!

As a manager I know the market, I study it!!!! As a trainer, I train them to do what is right, it's the agent who exercises free will to take yet another overpriced listings.

When I actively sold, I took pride in the fact I worked for a company that gave me total freedom to do my business my way, I did not need someone hovering over me to to the right thing. In my eyes taking an overpriced listing is not by any means doing the right thing. Not in ANY Market!

Would I reject listings, yes I would? Do I have to? NO The agents already know! Have I? Yes, and didn't bat an eye! Do I review the paperwork, yes I do, not just me but Lysa as well.

Dan, not to be a jerk but do you have any overpriced listings? Do you do an updated CMA everytime something sells? How about your company?

As far as the financial burdens agents are feeling, I guaranteee you that broker's feel their pain just as much! It is a huge responsibility to be a broker, broker's have employee's that need to be paid, offices to run and business expenses to pay and oh yeah, they need to feed their own families. Agents to keep happy you know I could go on and on!

TO ME IT WILL ALWAYS BE THE RESPONSIBILITY OF THE AGENTS TO DO THE RIGHT THING! To Market, To Protect the Public and to continually train.....

P.S....if you really want to know how I feel.....read my real estate posts!

Now, while I think that the broker can cover the issue in any training that is offered at the firm, the accountabilty rests on the agent's shoulders. In North Carolina an agent can have a complaint filed against him for what he SHOULD HAVE reasonably known. The last scenario lacks due diligence completely and that agent would definitely deserve to be slapped with a complaint. NC is also an all broker state, and perhaps that's why we are expected to be fully accountable.

Dan,

Sorry to say,but I have to disagree with you too.

Your statement of "The fact is that most brokers do not care about the financial devastation their agents are experiencing due to wasted advertising dollars" is so far from the truth I don't know where to begin with that one, except...if the agent isn't making any money I can assure you the broker isn't either!

As a broker myself (31 years as broker-owner) I can assure you the last thing I want is another body hanging around my office. There is a cost factor with each an every person and there needs to be enough company dollar to make it worthwhile.

I do however feel there are all too many absentee brokers, rent-a-broker or whatever you want to call them. Agents want bigger splits, right? And all too often these are the kind of agents and brokers who are clueless and give us all a bad name.

Lynda Eisenmann, CRS, CRB

I think it's the agent's responsibility for all of those things that you bring up. They are independent contractors. The broker is just there for support when problems occur. I really don't want any broker interfering with how I do my business. If you can't handle pricing things correctly, get out of the business.

A good Broker will counsel their Agents, especially if a listing is sitting longer than anticipated. The listing price should not be set by the needs of the seller, it should always be determined by the competition. A home's value changes virtually every day! If they can't afford to list at a reasonable price, then move on, you are wasting their time and yours.

If an Agent takes a listing and gives an arbitrary price based on the seller's wants, they haven't property counselled them. At that point the Broker needs to consult with their Agent and make sure that A) The price is reduced or B) The listing is cancelled. Preferably A!!

Dan ~ I do not do much without telling my broker what I am doing or working on. His advice and knowledge is key. My questions is how accessible are some of the brokers with larger offices. Ours is small and I feel I hog him a lot, but I think my success depends on his involvement. That is the way it should be. I have heard about the brokers that just get the agents in and hope they close a few deals with family and friends and that is it. Sad but true. I think the E & O claims will verify who's at fault or involved. Great post!

In a perfect world..ALL of my agents would price a house to sell! Below market value would be sweet. But let's get back to reality here. We are ALL guilty of taking a overpriced listing every now and then, for the exact reasons you mentioned in Scenario 3. You are representing the seller and he owes close to market value, and then needs to pay you, closing costs, etc and he wants to make a few of his dollars back. I've had overpriced homes sell! And let's NOT forget that even overpriced homes can make your phone ring, get you a few leads, and get you some exposure. So do I need to turn away a few overpriced listings and upset my producing agents? No I think not. As long as it doesn't become a habit and they have an explanation, they are fine with me!

I am a broker but have my license under another broker. My broker is not really responsible for my sucess I am an independant contractor and it is up to me to suceed. My broker would not keep my listings. I could transfer them to myself or to another broker as long as my clients agree. I walk away from listing where the seller will not agree to a reasonable price or will not fix it up and clean it up. I can't afford to have listings expire without being sold. brokers do care if their agents make money because that is the only way they can profit. If one independent contractor doesn't work out they find another. Under IRS guildines they can not treat us like employees or they have to pay our social security tax and possibly other benefits. It is really all up to me.

Dan,

You have put your finger on a big problem, but I'm not sure I agree it is appropriate to put the blame on the broker's doorstep. I do believe brokers should try to educate and inform agents as to how they should price their listings, but I think that is probably as far as it can go. I think there would be a revolt if brokers started telling agents where to price their specific listings.

It's the broker's resposibility to train agents to price listings properly, but it's up to the agents to work with the sellers to either price it right or to just say "no" to the overly optimistic seller. In every office, there are some agents who figure it out and some who don't.

NO ONE wins if a listing does not sell...not the seller..not the agent...and not the Broker.

ONLY an OCTOPUS has enough appendages-tentacles{FINGERS}to point blame to enough people who should be to blame....bottom line...only properly priced properties sell.

Hi Dan:

I think you are definitely confused about the highest duty and who it is owed to. There is the highest fiduciary responsibility and the Broker AND Agent owe that solely to the Seller or Buyer that they are working for. THAT THE BROKERAGE IS WORKING FOR.

It might not be a bad idea to get off of your high horse and look at your own scenarios. Who is going home happy if the comps were in the low to mid 200's six months ago, the Seller has plenty of or full equity in the property? Only the agents in your story. I think most professionals would agree that the Seller should actually be advised to wait for a market recovery. NO LISTING FOR YOU DAN! Sellers a and b are not coming from a position of being maxed out as is Seller c, so they don't need to and probably shouldn't sell at this time. Put your money where you mouth is. :-)

Additionally, price fixing and red lining are illegal. We are not to dictate what the Seller WILL market their property for. We are to educate and allow them to decide. Albeit it's a great idea to let them know that you think, based on the statistics, that if they intend to sell now, they are priced too high. I would try to get them to agree to regular price drops. If they absolutely WON'T listen and overlist...I, as a BROKER do give my agents the freedom to decide weather the overpriced listing is worth them having a sign in a desirable neighborhood or as a way to generate additional buyer leads. It is short sighted to say that the only good scenario is where all the Sellers panic in a downturn and dump their property. With such equity, what's the harm of throwing out the line?

Colorado is now a full Broker state. We don't have agents, but I am the Employing Broker and I have referred several of my clients to Florida Agents. Some of the Agents had quite a bit of integrity and told my investors that they would be best off holding the Florida market property for now.

Even though I have long been qualifed to be a broker I have never taken the broker's exam and likely never will. There's a reason they called those guys "broker". ;-)

I believe you're off the mark blaming the broker for the house not selling. The listing agent is the one 'assigned' to get that listing sold.

I believe your reasons 1 & 2 are the more likely causes of a listing not selling.

You also need to bear in mind that not all companies are alike and not all licensees in all those companies require the same level of supervision.

Dan,

I like what you wrote, because it looks like you thought about it before putting it on writing. However, I do not agree with you on all of what you said. Yes, the listing belongs to the broker, but not all brokers will keep the listing when you move to another company. Yes they should be more involved in what their agents are doing after all it is their liability as well, some are and some aren't. What I am trying to say is do not generalize because every case is unique. There are great brokers that are giving and will help you along the way, there are others that will trust you to know what you are doing. You need to choose which style of brokerage works for you, but either way this is your own business and you are the one out there making it work. You are an independent contractor, you make the decision how to handle your Real Estate business.
I do not see how a broker would not care if you succeed or not, when they only make money when you are successful, it makes no sense. I do not believe that "The fact is that most brokers do not care about the financial devastation their agents are experiencing due to wasted advertising dollars" once again that makes no sense to me. I think this is a great post and look forward to read the other comments, thanks.

As a owner/managing broker I would like to offer the following:

My problem is seeing lack of supervision given to agents by other brokers. But in saying that, I, or someone on my staff teaches the agents to do their own CMA's, trains them in contracts, trains them in the law, train them in how to close but most importantly sees that all documents that exit our office have been reviewed by two pairs of eyes to relieve both of us of any potential damage due to legal errors or poor representation.

I am available to my agents 7 days a week and will help them close a sale or get a listing, but it is much better to teach them to the point they have the confidence to do it on their own. Teach them about their business plans, helping them with leads, role playing to create sales confidence and ability, make sure they have a system by which they follow up and support them so they can do their jobs.

But in retrospect, I run off more agents with my high standards or terminate my relationship with them because I expect them to be the most knowledgeable, the most qualified, the most motivated and the most knowledgeable about real estate law. Not everyone is willing to be the best or have the integrity or conscientiousness it takes to work under my license.

To all brokers reading this, you lead by example. Don't ask you agents to do anything you would not do yourself and take responsibility for them if you plan to take their licenses. They are independently contracted, but whose name is one the door and do you want unsupervised agents associated with your name. Raise the standards.

Agents and Brokers - you are a team. Conduct yourselves as one. Take out the weak links or improve them.

It's called...."Buying a Listing" which somewhere in the Realtor's official oath of duties is a real no no....but in our market, among the agents who buy listings are the ones who sell the most and the Broker never reprimands them....and the beat goes on....

JUN

2007

Wow! What a diversity of opinion. Please understand my point was not to excuse the behavior of agents who take listings that won't sell, but rather my point is that if this is not one of the reasons why state licencing laws require agents to have broker supervision and gives brokers ownership of the listings. My point is agents behaving badly is a broker issue, the seller's listing contract is with the broker not the agent, and just because we are independent contractors does not mean that brokers can't set standards for the work product the agents produce, and provide supervision. Again, by not taking ownership over listings, supervising agents, and making the decisions on what listings to take, keep, give back or refuse, brokers are not doing their job. What is the other choice, if brokers are not doing their jobs eliminate broker licensing all together and let agents own their listings?

Dan - I expect to read your work in many other places someday, even if you shout what others are not listening to. Very thoughtful words. You are not a broker, but you will certainly be learning what they face every day.

I don't think the broker needs to micro-manage their agents, but some control and guidance would be a good thing. It hurts the reputation of the entire company when people are just told "here is a phone and a desk. Good luck."

Some just need the basics. Post licensing training isn't enough.

Problem is that you seem to believe that, because the broker owns the listings, that the broker has the responsibility for pricing and selling of the property. Shucks, if I as a broker, have to follow in the footsteps of agents to price and sell the listings they generate, I don't need the agents.

This is great reading! And that is why we love Active Rain, the spritited opinions and comments. Thanks for giving us all food for thought and for bringing this topic up.

Wow Dan, you got a mixed bag of responses, I think you did not blend responsibilities quite enough. Brokers do not ride along to every listing. In fact most large brokerages do not even see listings as they come in, they are input to the system by staff. What I do see is the lack of training and understanding about basic business. Overhead, caring costs and results or paychecks. Overpriced listings hurt the sellers, agents even the 2nd agent after the expiration because the 2nd agent tells the truth about the market and lists the home at what it should have been.

Brokers that keep listings are short sighted in my mind. They are only hurting their own reputation, unless they have analyzed the agent's success rate and know the seller will never sell with the agents marketing program or lack of same. So this is a broker call. I would not keep listings unless the agents performance was not going to serve the client. CMA's use and not use...that is a training issue and a poorly informed seller accepting the word of an agent without concrete information as a basis for statements. Nice post....certainly not black and white broker problem.

I would have to say that pricing is primarily the agent's responsibility and that most agent's would not want brokers poking around in their business. At the end of the day, agents go out on the listing appt, run the CMA (or should) and work with the seller to come up with a realistic price that meets the needs of the seller and is competitive in value to the market so the thing will sell and not expire. I think most good brokers would/should be more than happy to help an agent work on the pricing of a new or existing listing and as one person said above, a CE course on pricing wouldn't hurt either.

The fault is with brokers in general. Most if not all take the position that the agent is an independent contractor, working for themselves. Too many agents and too little supervision and training.

The fault is with brokers who warehouse licenses. How competent can an agent be who has done few or no transaction sides each year?

The fault is also with the licensing authorities who allow unprepared people to have the same license the professianal agents have.

I have to disagree on this one. I am an agent and it is my responsibilty. The agent is representing the seller even though the Broker owns the listing he does not actively participate in the deal. If an agent does not do there homework regarding the sale price of a home that fall's on the agents shoulders. Brokers are here to help give you a place to work provide you with some of the tool's necessary for succeding. To think that a Broker is gonna do a CMA for every listing in his office I dont think that will happen. Agents need to take responsibilty for their business and deals. If you do not know how to properly price a home then you will not sell it and you will not get paid. Better for me it gives me a chance to go in and take that listing. If i dont sell it i dont get paid. That is enough motivation for me to do some research. I hear agents cry about things like this all the time and its usually the ones who are not very succesfull. I take charge of everything concerning my deals and leave nothing up to the broker except cutting me a check. I do not need anyone babysitting my work I have the skills and knowledge to succeed because I took time to learn the business and continue to learn everyday. My broker is the broker and I am my own BOSS. Its funny how Real Estate can be your career and some do not even know how to price a home. This is what seperates the Top Agents from the wanna be agents.

Hello Dan

I couldn't agree more about over priced listings clogging up the MLS. Many of which are bogus investments, some made in 2006 when people should have seen the writting on the wall.

Ownership of listings varies from broker to broker. I own my listings & can take them if I were to move. There is no reason not to own your listings, you're the one who went out & got them.

Dan, great post...I really liked the scenarios and I think a lot of brokers do not do their job as well as they could. You do a great job of giving examples of what brokers should be doing in regards to listings. This is something I'll think about...

Adrian, I couldn't agree with you more. I do think brokers should offer training to their agents or at least make sure they are getting the training from somewhere. When I first got into the business, my broker made many promises and then never helped me with anything. So, I had to learn everything on my own and asked a lot of questions. It seems as though the blame is always being passed to someone else but agents need to work and constantly educate themselves instead of waiting for everything to come to them. I agree agents need to take responsibility for themselves and the broker needs to be there for support. I also think newer, less experienced agents most often don't have enough confidence in themselves to disagree with a seller and tell them their expectations are too high.

It was quite interesting to read the differnet opinions on this subject.

Hey Dan One good thing I see here is that almost EVERY response is a lengthly one! Even though you struck a few nerves, you got a nice response.

JUL

2007

Hi Dan - I'm a Managing Broker for a branch office and I really liked your post. I totally agree that there are just way too many agents working basically unsupervised. I am proud to say that our office doesn't work that way. We have a service standard, we review CMAs, we pay for advertising and won't take over-priced listings or cut our commissions way down to secure listings. Our stats are great and we use them to illustrate our point in listing presentations. We make the case as clear as we can that we don't list property just to have listings, we list them to sell them. However, far too many times, sellers will "evaluate the agent on the agents evaluation of the home". Personally, I feel that it is far better to wait until it expires and get the listing when it will actually have a chance of seller. Unfortunately, many of our agents complain that our standards make it more difficult for them to secure listings. Do you face this in your area? Thanks, Katherine

SEP

2007

Dan, With both my eyes open I will jump into this "breach."

There are many different business models out there for real estate brokerage.

The level of supervision and responsibility varies from office to office and from state to state.

Ultimately, the listing belongs to the home owner. No broker can make them sell. If they want to cancel it is only prudent to let them. An agent with a good relationship with the seller effectively "owns" the listing no matter what the law is.

Over-priced listings gets into the area of FIDUCIARY DUTY because if the reason they listed was because they wanted or needed to sell then the over-priced listing is going to hamper that effort. This could lead to a lawsuit. Who is going to be responsible for that? What if the reason to sell is a divorce and there is a MAD DOG lawyer presenting one of the parties? You want an over-priced listing in that case? Watch out!

What you have done here is open a completely different discussion than what you stated in your title. To my way of thinking we need to re-evaluate who we are and what we do. If we are professionals then we need to be professional.

Good job on getting into the real conversation of our time.

Bill Roberts

I started RE working for an Broker who wouldn't allow agents to take listings that were too overpriced. He would literally calculate what percentage the listing was over what he thought it should be, and tell an agent to either get a lower listing price or cancel. The office was the busiest in town. I agree that it is the Broker's fault more than the agents- the Broker needs to provide training. We own our own office now, and several times in the last few years we have had agents from other offices with whom we are doing deals sitting in our office asking US what to do because they can't get ahold of their Brokers. That's ridiculous.

SEP

2007

Bill - Thanks again for kind words. My toughest job is to choose topics that stimulate a meaningful exchange without being flame bait. I love the interaction.

Leslie - Thanks for your input. That's what I was talking about!

Hi Dan, Thanks for the post. It was thought provoking and I like that because thats what these forums are supposed to do! Personally I interviewed more than three Brokers before I made a decision about where I wanted to be affiliated. I am an independent contractor, free to get rich or go broke and I do not believe it is my Broker's responsibility to micro-manage my practice. I consider my Broker and my Sales manager to be Mentors and resources for me to help ME grow MY business. Independently going broke or getting rich, my business is what I make of it. I know if I don't produce my Broker will replace me with someone who will. I use my Broker and my Sales Manager routinely for ideas, feedback and advice. I don't have time to make ALL the mistakes there are to make in this business, so I am going to ask for help! It doesn't hurt at all! Thanks again for your post!

Nancy - I admit my post was on the edge, but, as the market slows, it is time to re think what we want and expect from a broker before we make a move just to get a better split. Thanks for your thoughts! They add much to the discussion.

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Dan Homan

Ocala, FL

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Coldwell Banker Ellison Realty, Inc

Address: PO Box 772963, Ocala, FL, 34477

Office Phone: (352) 854-9197

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