Luxury Real Estate

By Jim Walberg of Caribbean Islands Realty

 

Ilya’s Photography sets the highest standards for quality in the industry with over 30 years of experience. He has enjoyed a lifelong passion for his work, and it is instantly evident with the results he delivers.

I first met Ilya at the Luxury Real Estate conference in Del Mar, California several months ago. I asked someone at the conference after I met him, “Who is that guy?” I was told he is the finest photographer in the world who captures the true essence of luxury real estate properties in the world! Over the past two years I have personally discovered that to be TRUE!!! We have become GREAT friends since our first meeting. He and his wife have become a gift to my wife and me.

 

With Ilya’s perfect taste and vision for each of his subjects - whether luxury real estate, or food, or cars, he is able to create results that take my breath away. He is an absolutely master of lighting and composition. The way I describe mastery is “unconscious competence”, and when he walks into a room with a camera he is totally in control of his environment.

So, about a month ago Ilya called me and said a friend of his was visiting the San Francisco Bay Area, and would I be able to have lunch with him. I told Ilya that I would be delighted to host his friend in any way I could. The day Ilya said his friend was arriving I receive a call from Ilya letting him know that his friend has just arrived at my office and could I meet with him right away. I was just four minutes from my office so I told him I would be right there.

I walked into my office to find Ilya, his wife Irene, and his cousin, Michael. What a wonderful surprise. The first thing he did was start taking pictures. Ilya and his wife were visiting his cousin who lives in San Francisco, and decided to drive out to our office just for a fun surprise. We had an hour or so of sharing life and laughter.

The next month we were in Las Vegas together at the Who’s Who In Luxury Real Estate Conference. Ilya was so kind to include me in so many of his photos throughout the conference. He had a presentation for me of some of his favorite luxury real estate photos, and I am sharing some of them with you so you can marvel at his creations.

Ilya has shot luxury estates in France, Spain, Switzerland, Costa Rica, Miami, Chicago, the Seattle area, plus many other locations all over the world. After checking out his work, my next question was, “How much does this type of quality photography cost for shooting a luxury home or estate?” Well, I discovered that he has VERY competitive rates that are negotiated as flat-rate prices for any of his assignments. He is even willing to offer long-term budgeted photo-shoot contracts. His flat-rate policy is greatly appreciated within our industry because it is THE rate no matter how much time it takes to complete the project. Again, I don’t think you will find a better value for your marketing dollar if you decide on Ilya’s photo services. If you are considering photography needs for any of your luxury real estate properties he is the person to contact immediately.

Ilya’s Photography works with exclusive clientele in a variety of countries and industries. As a result, his portfolio reveals an astonishing breadth of inspiration, dedication and talent. Go to his website and contact him directly. You will have the time of your life. Your East Bay lifestyle detective remains on duty. Until next time…

Happy Client Posts Blog

Written by James Mason

Courtesy of Jeremy Onslow-Macaulay of Alfa Immobiliare Real Estate

I have recently returned from a part holiday, part property search trip to Tuscany. I have been searching for my own little slice of the 'Dolce Vita' for a few years now, and I had almost begun to think that my life long goal of owning a property in the hills of the Chianti, was a goal never to be achieved. Part of my problem has been that the local agents who I’ve been using tend to forget about you when you return home. I have noticed that they go out of their way to help and assist whilst your there, but the minute you've gone you rarely hear from them--out of sight out of mind, so to speak.

 

While strolling along the main street of the centro storico of Castellina in Chianti, after a long lazy lunch of mouth watering salumi, I noticed a sign I’m very used to seeing in the USA. I had no idea that Coldwell Banker existed in Italy, let alone had a branch in the Chianti district. I decided to enter the agency and to cut a long story short, I am now the proud owner of a delightful barn conversion perched on a hill top with fabulous views and breathtaking surroundings. My life long dream has finally become a reality!! I hope they give me discount for saying this, but it really is all due to the friendly and helpful staff of Coldwell Banker/Alfa Immobiliare Real Estate.

Coldwell Banker is one of those big name companies that exist everywhere in the states, and to be honest you don't really expect to get a personalized service. It couldn't have been more different in Italy however, as I really felt they considered their properties more than just products as often is the case in the USA. Their knowledge and passion in the descriptions were enough to make me want to buy before even doing the viewing. They considered each of their properties as special, and I noticed that they had great relationships with the owners, which made the purchase process so much easier. I now look forward to spending many summers sipping supple Chianti Classico in my Tuscan retreat, and it all came down to a big name company in a small Chianti town, who have incorporated their commercial, mass market way of working with small town, small business, Tuscan values and hospitality, to come up with a service that I found second to none!

By Michael Marquette of Marquette Turner Luxury Homes

Lies, lies and more lies – it seems to be the way many agents and brokers “trick” their way into listing property. Promise the arrival of the “cashed up” international buyer who will overpay for your home and the listing is yours!

So who can actually buy property in Australia and who decides? The Foreign Investment Review Board (FIRB) is the body with the power to decide who can and who cannot purchase homes in Australia. The rules are vague and difficult to understand but I will summarize their view.

 

Foreign investment in Australia is desirable only if it does not put upward pressure on property prices. In fact it states just this on their website. So when the next real estate agent promises to find an international buyer who will pay well over the odds you know that he or she isn’t familiar with what the Australian Government will and will not allow.

Australian and New Zealand citizens, permanent resident visa holders and temporary resident visa holders awaiting permanent residency are allowed to purchase property in Australia without approval from the FIRB. Outside of that very small, narrow group of people approval is required in almost every case with the exception of:

1. A vacant block of land to build a house

2. A vacant block of land to build multiple dwellings

3. A new dwelling (less than 12 months old)

4. A redevelopment site

5. An established (second hand) property which is for Australian based employees for companies already operating in Australia.

So if you have digested that you might be thinking about selling your existing home (more than 12 months old) to an international buyer as a holiday house, weekender or to use when they are in Australia as their residence. If you are thinking this you have one big problem – they will require approval from the FIRB which in all likelihood they will not receive.

So in summary if you are looking to sell your home and it is older than 12 months old you need to be cautious about claims that international buyers are in abundance. The FIRB can take up to 30 days to approve an application from an international buyer which is longer than most Auction programs. There are plenty of hoops to jump through for any prospective purchaser and there is no guarantee that approval will be granted.

If you are a property developer and selling new product (less than 12 months old) you are in the box seat and can avoid issues with FIRB approval. I hope this helps to make international buying in Australia a little easier to understand. I also hope it assists vendors in sifting through fact from fiction when dealing with agents and brokers. Marquette Turner Luxury Homes specialize in the marketing and sale of property to an international audience. International selling is an extremely specialized field and to ensure you have are dealing with experts be sure to contact either myself or any other member of the team who will be delighted to work with you on the sale of your home.

If you are still intrigued on Foreign Ownership Rules in Australia you can visit the FIRB site HERE

By Shara Enay of Hawaii Business magazine

Being the Best in the Worst of Times

5 Tips from Hawaii's Top Realtors

 

 

 

 

 

 

 

 

 

 

 

 

 Patricia Choi of Choi International

In a slow real estate market, it’s easy to identify the top producers: they’re the ones out in the community shaking hands, developing relationships, aggressively marketing, and sweating the details to make sure their clients are completely satisfied. Many are busier now than ever.

With over 18,000 active real estate professionals in the state and fewer residential buyers than before, agents have to work harder and smarter to secure a piece of the shrinking pie.

Hawaii Business asked the top six residential Realtors in Hawaii, as ranked by sales volume, what it takes to be the best in the worst of economic times.

1) Play well with others

Realtors are some of the most exposed and networked professionals in town. Their names and faces are all over open house signs, ads and the Internet. That’s why top agents must work hard to develop a solid reputation with their clients and their peers.

In a tight market, buyers are extremely cautious because they don’t want to overpay, says Patricia Choi, president and principal broker of Choi International and the No. 1 ranked Hawaii Realtor. The broker who knows how to listen and work well with others will be the most successful.

 

“Sometimes Realtors are nasty if they don’t get the listing,” Choi says. “But you have to always leave good feelings no matter who you’re dealing with because a lot of times the clients that you don’t get today will come back to you later. It’s the same color green, whether you get the listing today or down the road.”

Whatever the outcome, avoid talking stink, says Stephen Hurwitz, president and principal broker of C and H Properties on the Big Island and ranked No. 6.

Nathalie Mullinix, president of Nathalie Mullinix Realty Universal, who is ranked No. 2, says top agents are good about not talking badly about other agents. “When I hear agents bad-mouthing their peers, I know automatically that they’re not a top producer at all,” Mullinix says. “There’s no need for top producers to talk badly because their actions speak to their abilities.”

Bottom line: If you’re good, everyone will know it.

When transactions go smoothly, the client benefits and will remember it the next time they’re ready to buy or sell. “In this business, you have to work with a lot of people — brokers, lenders, contractors and landscapers,” says Tracy Allen, vice president of Coldwell Banker Pacific Properties and the No. 5 Hawaii Realtor. If people don’t perceive you as enjoyable to work with, especially in a market that has a lot of inventory, they’ll pick an agent with a better reputation. “And word travels fast in this town,” Allen says.

Smart Realtors consider every person they meet a potential client or referral and know they can’t afford to burn any bridges. Other experienced agents stay connected with the community and network with people from different backgrounds by sitting on boards and participating in community organizations.

“You have to be out there and understand that your networking is far-reaching — it doesn’t just serve your personal interests; it also benefits your client when you can tell them exactly who to call, say, if they’re looking to buy a place in New York or want to know a good contractor,” Choi says.

Power Brokers: Three of Hawaii’s
top Realtors (from left):
Patricia Choi, Tracy Allen and
Sachiyo Braden
Photo: Olivier Koning

2) Build Relationships

Many Realtors are known for having their own signature style when it comes to closing deals, but all good agents make servicing clients their top priority. Especially, in the high-end market, where investment buyers are likely to buy and sell multiple properties, it’s all about developing and nurturing relationships. Choi estimates that about 75 percent of her business comes from repeat clients and that half of her clients originally came as referrals. She easily secured the No. 1 spot on our list for the third consecutive year, with 2008 sales of $72,692,999 — almost $30 million more than the No. 2 producer.

“I’ve sold properties to clients four, five, six times,” Choi says. “Some clients buy properties all over the world and I go with them. Affluent people are always looking for good opportunities no matter what the market is like, that’s why it’s so important to maintain good relationships and deliver quality and service every single time.”

Choi’s philosophy has served her well. In 2006, she was recognized by the Wall Street Journal as the No. 3 luxury broker in the nation. “It takes time and a lot of hard work to develop relationships, but they provide you your revenue,” she says. “If there’s one thing you’ve got to do well, it is understanding your client’s needs. Whenever people spend this much money, there are going to be a lot of emotions and other factors involved. As their agent, it’s my responsibility to provide them with the best possible service and present them with the most attractive options for their lifestyle so they can make the best decision.”

Sachiyo Braden, president and principal broker of Sachi Hawaii Pacific Century Properties, Hawaii’s No. 4 Realtor, says she’s formed solid relationships with clients, most of whom are from Japan, because she is honest, direct and compassionate. “Since a lot of my clients are not from Hawaii, they put a lot of trust in me, so I always look out for their best interests and answer all of their questions openly, even if it means not making the sale.” She says a transaction is not a success unless all parties involved walk away happy.

3) Build your brand — it’s you!

You have to love what you do to be willing to work 10 to 12 hours a day, often seven days a week. “It’s seriously like being a doctor who is on call 24/7,” says Allen. She says one of the biggest misconceptions of the real estate business is that selling homes is fast, easy money. “This is incredibly tedious work. You’ve got to know your market inside and out; pay attention to details; be extremely organized; and know every aspect of the buying and selling process to be a top producer. If you’re not willing to do all that, plus work on the weekends and miss your kids’ games once in a while, choose another profession.”

Choi says for agents to build their brand, they have to be visionaries. “You have to look down the road and always be thinking,” she says. “Experience is always your greatest teacher. I’ve always got a five-year plan and am thinking about what I need to do to get there. I think a lot of Realtors don’t plan professionally, like you would a business. But you are a business. You have to look at it like you’re the CEO.”

It doesn’t end there, Allen says. “A lot of times we’ve got to be guidance counselors, psychologists, interior designers, and most importantly, friends. You’ve got to remember that everything you do and how you interact with people all connects back to building your brand — and that brand is you.”

Robert Hansen, a Realtor for Coldwell Banker Island Properties and No. 3 in the state, says perseverance is the name of the game. “You have to be organized and have good communication skills,” he says. “But above all, you’ve got to be consistent and persistent.”

4) Market knowledge

When Tracy Allen drives down a street in Hawaii Kai or Kailua, chances are she knows how much the most recent home on the block sold for and even whether it had a cesspool or sewer system. If she doesn’t, she’ll do her homework. Being the best means doing research and knowing your market. It’s about being prepared and foreseeing what problems could arise, and then providing solutions. For example, when Allen walks through a home for the very first time, her mind is already hard at work thinking of ways a large family could expand the kitchen or create a larger dining room to accommodate guests. She also knows what schools are in the area and where to get the best Chinese takeout.

“You’ve definitely got to have great market knowledge and be in tune with what’s going on in the neighborhoods that you focus in on and that your clients have homes listed in,” Allen says. “You have to be up on the latest sales and the new properties that have come up on the market, where they’re located, why that block sells for more than the block neighboring it, and whatever the certain attributes are for that specific location and that specific house.”

Taking educational courses to increase your knowledge, familiarizing yourself with the surrounding area prior to hosting an open house and being familiar with listings on the MLS are all part of the job.

“It’s all about thinking one step ahead,” Braden says. “You have to know about permitting, financing, termites, everything. The more knowledgeable you are of your market, the more successful you will be and the more useful you will be to your clients.”

5) Aggressively market to your market

Once Realtors carve a niche, how they market to their market is crucial. “If I had to give advice to a new agent, it would be to remember that you are your own business within yourself,” says Mullinix. “Don’t look for handouts. See what market you want to be in and then figure out how you’re going to produce.”

Braden says Realtors need to present their properties correctly, whether it’s through ads, open houses or online. “You need to find out where the fish are before you go fishing or you’ll end up wasting a lot of time and money.”

Allen, who is known for her immaculate, staged homes, takes at least one month to prepare listings before showing them or photographing them for advertisements.

“It starts with the ad,” she says. “If you don’t like that photo that you see in the MLS or on the Internet, nobody will be interested. I spend a lot of money on photography, but to me it’s worth it because the client is owed that right.”

Over the past decade, technology has transformed communication in the real estate industry and opened access to real estate information. Face-to-face interaction is still best, Choi says, but “80 percent of people are going to look at a property on the ’Net before they ever see it or call for an appointment. That’s why we market hard and we spend a lot of money on technology. We know that our Web site is our image — both in Hawaii and worldwide.”

Hansen estimates he spends about $50,000 each on print advertisements and Web site development and maintenance. This has allowed him to grow his client base all over the West Coast and in Canada. “We launched our Web site probably about 10 years ago and since then, I think it’s remained one of the best sites to come out of Hawaii,” he says.

By Douglas E. Lierle

DENVER – Harman Hall, a historic property prominently located on the corner of St. Paul Street and East 4^th Avenue just steps from Cherry Creek North, presents a very rare opportunity for a visionary buyer to create a spectacular custom residence. Listed by Jim Rhye of Kentwood City Properties, the beautiful brick exterior of Harman Hall has been fully restored, and windows have been installed where originally located. Offered at $3 million, the buyer has the option of finishing the property with a huge yard or splitting off a north lot and selling it or developing the parcel.

“The old white stucco on the building has been removed and the exterior is now restored to its original beauty,” said Rhye. “The original tin cornice at the top has also been restored. The property is on four lots totaling 12,500 feet. The north lot is a total of 6,250 square feet. Harman Hall is also available finished for $7 million with an addition from the Semple Brown Design Group making the property 8,000 square feet above ground with a 10-car garage with lift in the basement. It’s truly a rare property that presents amazing opportunities.”

The history of Harman Hall is rich and colorful. Edwin and Louisa Harman incorporated their 320-acre farm as the town of Harman in 1886. Kidder & Humphreys Architects designed the original Town Hall which was built in 1891. After Denver annexed Harman in 1895, the building served as the Mayor’s office; the Police Magistrate’s office, courtroom and jail; the volunteer fire department’s headquarters; and a grand hall which could seat 300.

 

The award-winning Semple Brown Design firm was commissioned to develop an innovative design concept that demonstrates how beautifully the original Town Hall can be reshaped and expanded into a grand custom residence. The property may be gated as an option to provide a very private, European-style ambiance with a motor court, expansive outdoor terraces and gardens. The Harman Town Hall represents a rare opportunity for a unique client to realize the satisfaction of obtaining and customizing one of the most artistic properties in Denver through Kobey Construction, a general contractor who refuses to compromise. Kobey is known for its precision engineering, innovation, and fine details.

The location adjacent to Cherry Creek North is also highly prized. This 16-block shopping and dining destination showcases one of the nation’s finest collections of one-of-a-kind boutiques, restaurants, and art galleries. Cherry Creek North is considered by many to be Denver’s most desirable walkable neighborhood with more than 320 shops, salons, spas, coffee shops, and places to dine. Much of the synergy surrounds Fillmore Plaza, which is highlighted by numerous events, including Films on Fillmore during the summer, and the widely acclaimed Cherry Creek Arts Festival.

For more information on Harman Town Hall and to arrange a personal appointment, contact Jim Rhye with Kentwood City Properties at 720-436-9864, or contact Jim via email at jimrhye@aol.com. Additional information is available online at www.comassociates.com/ko.

Kentwood City Properties, formed in 1999, is the newest member of The Kentwood Companies, known nationally as Denver’s premier real estate company. The company’s street-front office at the corner of 17^th and Wynkoop streets, directly across the street from Union Station, is comprised of nearly 50of metro Denver’s most experienced real estate professionals serving residential buyers, sellers, and developers. For more information phone 303-820-CITY (2489), and visit online at www.Kentwoodcity.com.

The Kentwood Companies is comprised of Kentwood City Properties, The Kentwood Company at Cherry Creek, and The Kentwood Company in the Denver Tech Center. View all Kentwood listings at www.DenverRealEstate.com.

 

 By Nicola Christinger of HOMEHUNTS

HOMEHUNTS, the luxury French property specialists based in Marseille, South of France, has recently launched the newly redesigned website:

 

http://www.luxury-french-property.com

Since its launch, the website has been beating the current global economic slowdown and has seen dramatic increases in property enquiries, as well as rave reviews from prospective buyers looking to buy their own slice of life in France.

 

The website features a portfolio of over 4000 luxury properties located throughout the regions of Aquitaine, Languedoc-Roussillon, Provence, Cote D’Azur, St Tropez and Paris. With such an extensive range of apartments, villas, luxury estates and chateaux to choose from, finding the perfect property has never been easier, thanks to their comprehensive search facility featured on the website.

HOMEHUNTS Director, Tim Swannie said, “Since the launch of the website we have been contacted by serious buyers from all over the world. People are still taking advantage of the buyer’s market and now is always a notoriously busy time for clients looking to buy before the end of the summer.”

The Luxury French Property website also offers a unique free property finder service which has proved popular with people looking to buy but aren’t sure or unable to locate their ideal home. By simply completing the online questionnaire, the Luxury French Property team will use their experience and knowledge to search the entire property market and find a selection of properties meeting the requirements of the prospective buyer.

Confirming the advantages of the service, Tim Swannie adds “The property finder service has proved extremely popular because everyone is so busy in this day and age. This service offers buyers the chance to have their own local consultant appointed in France, who will comprehensively search the market based on what they are looking for. Our team are all specialists in their local areas and as well as finding the properties, they offer unbiased advice and in depth information. Basically, we hold the clients hand from start to finish. It takes the whole hassle factor out of home hunting which is a really beneficial for overseas clients.”

By Kitty J. Laios of Kitty J. Laios Real Estate

Situated on the shores of Evrotas river and under the watchful eye of Taygetos mountain, Sparta is spread across the valley of the mythical river. One of the most well known ancient Greek towns, modern Sparta is a hospitable place, ready to welcome visitors throughout the year, since the sights and countryside around Sparta, as well as all over the prefecture of Lakonia, are so varied and breathtakingly beautiful, that they attract the interest of tourists all year round.

100kms from Sparta, in the heart of the Myrtoan Sea, and in one of the most unspoiled and beautiful areas of Greece, you come across the picturesque village of Kyparissi, which is in the foothills of Mount Parnonas, and still right on the seaside. Kyparissi has 3 outstanding white pebble beaches, with crystal clear waters, and lush green vegetation.

It is in this area, that this truly outstanding 34000m2 plot of land is for sale, with its own sandy beach and 130m sea façade, offering an absolutely breathtaking vista.

By Brian Langhorst

Connie Silverman and Big Mountain Real Estate are representing several very unique listings in the luxury real estate market for land and real estate through auction on May 28th. The recent economic downturn has created a rare opportunity for buyers looking for luxury real estate in the Whitefish, Flathead Lake, and the Flathead River areas of Montana to purchase at the lowest prices in years. Big Mountain Real Estate is a long time market leader for luxury real estate in the Whitefish area and has been a recognized member of Who’s Who in Luxury Real Estate since 2003. Contact Connie Silverman at 406-250-5500 or view the web page at http://www.Montanarealestateauction.com to learn more about the opportunities available.

By Greig Pedler of Bob Pedler Real Estate Limited

WINDSOR, ONTARIO - (APRIL 2009) - In April of 1969, Bob Pedler, who began his real estate career in 1956, opened the doors to a small office and it was only the beginning for this family owned company. Through the years Bob Pedler has twice been the President of the Windsor Essex County Real Estate Board, as well as President of the Ontario Real Estate Association,

The Canadian Real Estate Association, The Canadian Chapter President of the International Real Estate Federation and he has sat on the United Nations Commission for Human Settlement. The company was selected by “Who’s Who in Luxury Real Estate” as one of the top luxury brokers, an opportunity that has further their global connections and has given them access to the number one luxury real estate web site on the internet, LuxuryRealEstate.com.

Bob, along with his songs Greig and Dave, continue to look ahead with a plan of expansion and a move to new facilities in the near future.

Bob Pedler says “The success of the company is due to the trust our clients have put in us. We thank them and pledge to continue with the great enthusiasm and knowledge-based, quality service that has been the hallmark of Bob Pedler Real Estate Limited.”

By Jim Walberg of Caribbean Islands Realty

Jim Walberg provides a first hand experience regarding what is becoming the next BIG hurdle for Buyers and Sellers of real estate, and it is starting right now!

We just concluded an escrow that has given us a glimpse of what may be the next BIG hurdle for your next real estate purchase - APPRAISALS. We sold a listing this month in the high 900,000s. It was the lowest priced sale since 2003 in this neighborhood of homes that have the largest floor plan - 3,450+ square feet. ( The reduced listing price reflected the fact that the Sellers had already moved out of state and wanted to just close the chapter on their time in the East Bay.) Their home was the most beautiful home in it’s class in our geographic area.

 

So, the appraiser for the Buyer’s lender comes in and completes his work. The lender had chosen an appraiser that had very little knowledge of our specific area. Because of this fact we sent the lender a list of the comparable sales in this neighborhood for the last two months in order to provide the appraiser with data that we knew were sales of comparable homes. The lender told us they were not able to forward them to the appraiser because they are required to keep an arms length distance from any of their appraisers because of the new law that is officially going into effect May 1, 2009.

“The lender or any third party specifically authorized by the lender (including, but not limited to, appraisal companies, appraisal management companies, and correspondent lenders) shall be responsible for selecting, retaining, and providing for payment of all compensation to the appraiser. The lender will not accept any appraisal report completed by an appraiser selected, retained, or compensated in any manner by any other third party (including mortgage brokers and real estate agents).”

This was the first clue we were going to have a different experience with this appraisal. The appraiser used only two comparable sales, both of which were homes that had been purchased back by relocation companies that had no comparison to our listing. One of the homes used even backed to a storage unit complex. Our listing has unobstructed views of our mountains and very private. The appraiser would not consider using any of the comparable sales that we had provided within the neighborhood.

The appraisal came in $50,000 LESS than the purchase price that was already a bargain in our market area! We and the Seller were stunned! We called the lender and asked what their review process was. They said there was none available. Again, we were stunned. This one event has now created a situation that the similar homes that are within a mile of our listing are all going to be impacted by this appraisal, and it will have a detrimental effect on all of their values for months to come. Our Sellers have been short-changed by this experience and any future sellers will need to price their home using this new reduced price as the basis for their homes.

The National Association Of Mortgage Brokers has begun a legal battle to reverse this latest law. They believe, and so do I, that this new regulation will negatively impact both sides of the real estate sales transaction. It will also add costs to the appraisal process, because there will now be a new entity springing up in the midst of the home buying process - third party companies that order appraisals. The increase in costs will be to these companies in order to the have the appraisers still be paid a fair fee. Stay tuned! This specific regulation will have an impact on pricing in all of our communities. So, have any of you had similar experiences with appraisals yet?