Author Archives: Elliott C. Days
America’s Largest Luxury Home Sales of 2011
Overall, the U.S. housing market may have failed to dazzle in 2011, but this year did mark a new record in luxury real estate. In February, a 25,500-square-foot mansion in Los Altos Hills, Calif., sold for $100 million, the biggest known sale of a single-family home in the U.S. (many large transactions are not publicized). The seller, Fred Chan, who founded ESS Technology in Fremont, Calif., helped finance the deal by extending a $50 million loan to the buyer, Yuri Milner, the Russian-born founder of Digital Sky Technologies.
This was also the year Candy Spelling sold her 14-bedroom mansion—on the market since 2008 for $150 million—at a discounted price of $85 million to Petra Ecclestone, the 22-year-old daughter of Formula One billionaire Bernie Ecclestone. “Prices have come down [over the past few years], so it’s an opportune time to buy,” says Philip A. White, president and chief operating officer of Sotheby’s International Realty.
To build a list of the most expensive homes sold in 2011, Businessweek.com asked Realogy (the parent company of such brands as Sotheby’s International Realty, Coldwell Banker, Corcoran, Better Homes & Gardens Real Estate, Century 21, and ERA), Christie’s International Real Estate, and Brown Harris Stevens for their biggest sales this year. We also collected sales data from real estate websites Trulia.com, Zillow.com, and StreetEasy.com, as well as from such real estate agents as David Kean at the John Aaroe Group in Beverly Hills, Calif., and Terry Baxendale at Shore & Country Properties near Greenwich, Conn.
Here’s America’s 10 most expensive luxury home sales of 2011:
No. 10 – Harkness Mansion
4 East 75th Street, New York, N.Y.
Sale price: $36,500,000
- No. 10 – The $36.5 million Harkness Mansion in New York City. Photo: William Halsey/Bloomberg Businessweek
This five-story limestone mansion, previously acquired by billionaire investor J. Christopher Flowers for $53.6 million in 2006, sold in August to art dealer Larry Gagosian, reported the New York Observer. The massive Upper East Side townhouse is 50 feet wide and measures 21,700 sq. ft.
No. 9 – Field Point Park waterfront mansion
84 Field Point Circle, Greenwich, CT
Sale price: $39,500,000
No. 9 - The $39.5 million Field Point Park waterfront mansion in Greenwich, CT. Photo: Sotheby's International Realty
This waterfront estate, on 4.26 acres, has a 20,777-sq.-ft. main house of stone, two guesthouses, terraces with a waterfall and koi ponds, outdoor and indoor pools, and a historic suspension bridge to the pier, according to listing details
No. 8 – La Belle Vie
332 St. Cloud Road, Los Angeles, CA
Sale price: $40,000,000
No. 8 - The $40 million, La Belle Vie in Los Angeles. Photo: Google Maps
Listed at $53 million since 2009, this Bel Air mansion reportedly sold in April to Gene Sykes, a managing director at Goldman Sachs. The house was built for philanthropist Iris Cantor by her husband, Bernard Gerald Cantor, in 1993, according to the Los Angeles Times. Iris Cantor had tried to quietly sell the property for $60 million, Forbes.com reported in 2000. Listing information on Zillow.com shows that the property has eight bedrooms, 21 baths, three kitchens, 12 fireplaces, a staff wing, pool, tennis court, billiard room, gym, and beauty salon.
No. 7 – Porcupine Creek
42765 Dunes View, Rancho Mirage, CA
Sale price: $42,900,000
No. 7 - The $42.9 million Porcupine Creek in Rancho Mirage, CA. Photo: Christie’s International Real Estate
Covering 249 acres, the Porcupine Creek golf course estate has a 18,430-sq.-ft. main residence, four 1,860-sq.-ft. guesthouses, and four 600-sq.-ft. casitas, reported palmspringslife.com. The property was built by real estate developer Tim Blixseth and Edra Blixseth (who divorced in 2008) and was listed at $75 million after Edra Blixseth filed for bankruptcy. Oracle’s (ORCL) co-founder and chief executive, Larry Ellison, reportedly bought the estate in late January 2011.
No. 5 (tie) – Vanderbilt Mansion
16 East 69th Street, New York, N.Y.
Sale price: $48,000,000
No. 5 - The $48 million Vanderbilt Mansion in New York City. Photo: William Halsey/Bloomberg Businessweek
This townhouse, in the Lenox Hill section of Manhattan, was built in 1881 and was once owned by Alice Gwynne Vanderbilt. It sold in July to Johnson & Johnson heiress Libet Johnson, reported the New York Post. The sellers, Roger Barnett, founder of beauty.com, and author Sloan Lindermann Barnett, bought the home in 2001 for $11 million. The mansion is tied with a $48 million condo in the Plaza for fifth place.
No. 5 (tie) – The Plaza, condo unit
768 Fifth Avenue, #1207 and #1209, New York, N.Y.
Sale price: $48,000,000
No. 5 - The $48 million Plaza Condo unit in New York City. Photo: Emile-Wamsteker/Bloomberg
The Russian composer Igor Krutoy and his wife, Olga, bought this 6,000-sq.-ft. condo in March. Howard Lorber, chairman of Prudential Douglas Elliman Real Estate, said this was a record price for a single condo sold in New York City, according to Bloomberg News. The apartment is tied with the $48 million Vanderbilt mansion for fifth place.
No. 4 – Pine Brook Atherton
237 Atherton Avenue, Atherton, CA
Sale price: $53,000,000
No. 4 - Pine Brook, a $53 million home in Atherton, CA. Photo: Google Maps
This 12-acre estate, originally listed at $59.5 million, sold in September for $53 million. The property has an 11,000-sq.-ft. English Tudor-style house as well as a 6,500-sq.-ft. guesthouse, according to listing details. It was sold by the children of San Francisco philanthropist and arts patron Madeleine Haas Russell, who died in 1999, to an anonymous buyer, the Wall Street Journal reported.
No. 3 – Spelling Manor
594 South Mapleton Drive, Los Angeles, CA
Sale price: $85,000,000
No. 3 - Spelling Manor, at $85 million, in Los Angeles. Photo: Christie’s International Real Estate
The Spelling Manor, for sale since 2008, sold in July 2011 at 56.7 percent of the original listing price of $150 million. The Wall Street Journal reported that the buyer was Petra Ecclestone, the 22-year-old daughter of British billionaire Bernie Ecclestone, who is chief executive of the Formula One Administration. The three-story, 56,500-sq.-ft. home sits on 4.7 acres
No. 2 – 15 Central Park West, penthouse
15 Central Park West, Penthouse, New York, N.Y.
Sale price: $88 million
No. 2 - The $88 million apartment at 15 Central Park West, New York City. Photo: JB Reed/Bloomberg
Former Citigroup chairman Sandy Weill just listed this 10-room condo at the Robert A.M. Stern-designed 15 Central Park West in November for $88 million, promising to give the proceeds to charity. Forbes.com reported on Dec. 19 that Ekaterina Rybolovleva, the 22-year-old daughter of Russian billionaire Dmitriy Rybolovlev, bought the unit at the full price. This would be a new record price for homes sold in New York City. Other notable residents have included Goldman Sachs CEO Lloyd Blankfein, hedgefunder Daniel Lobe and rock star Sting.
No. 1 – Los Altos Hills mansion
13310 La Paloma Road, Los Altos Hills, CA
Sale price: $100,000,000
No. 1 - The $100 million Los Altos Hills mansion. Photo: Paul Sakuma/AP Photo
At $100 million, the top transaction this year set a new high for known sales of single-family homes. This 25,500-sq.-ft. mansion in the Los Altos Hills has five bedrooms and nine bathrooms, according to listing data. Russian tech billionaire Yuri Milner, founder of Digital Sky Technologies, bought the property in February from Fred Chan, founder of ESS Technology in Fremont, Calif., and his wife Annie, reported the Wall Street Journal. The sellers lent Milner $50 million to help finance the sale.
Maintaining Your Home to Retain Value
You’ve got the kitchen of your dreams and a master bedroom suite that would look right at home in a 5-star hotel. And your gorgeous new exterior paint job is the envy of the neighborhood. Your place looks so great that real estate agents are dropping off their cards telling you how much they could sell your place for, if you felt like putting it on the market.
Sell it now! Good grief no! Not after all the remodeling work. But… who knows? In five or six years when the kids are off to college and you and your mate get tired of mowing that big lawn and knocking around in a house built for five but inhabited by two, a downtown condo may look pretty inviting. Face it. At some point in the future, whether it’s next year or in 20 years, you’re going to want to sell your house. And with all the improvements you’ve made over the years, you should get a nice return on the sale, assuming you don’t let your house fall apart.
Remodeling can be frustrating but it’s also fun — filled with anticipation and visible rewards at the end of the project. Maintenance is dull and routine, but you have to do it if you want to retain the value you’ve added to your home. For example: Hardwood floors need to be refinished every 5-10 years depending on wear and tear. If they get too worn down you can do permanent damage to the wood. Exteriors need to be repainted every 5-10 years too, depending on such factors as the weather where you live, or you can damage the exterior wood. Your roof and gutters need annual inspections. A clogged or damaged gutter and drain spout can flood your basement and cause serious damage.
And the list goes on. Like taxes and dental checkups, regular home maintenance isn’t fun. But you must do it if you want to take care of what is likely your biggest single asset — your home.
Annual checklist home maintenance checklist:
Kitchen: Check for leaks under and around the sink. Plumbing leaks can damage cabinetry and floors. Check and repair grout and caulking on tile countertops and around the sink. Also check wear and tear on wood floors, which periodically need to be refinished.
Bathrooms: Check for plumbing leaks and check grout on tiles. If the grout gets worn away water will start getting into the walls behind the bathroom, causing damage.
Basement: Check for cracks in the foundation and leaks. Buildings settle over time and even after decades of having a dry basement leaks may suddenly occur.
Attic: Check for signs of water leakage from the roof. Also look for any sign of termites or rodents. Squirrels or rats that nest in your attic can chew electrical wiring, which can lead to fires.
Smoke alarms: Batteries need to be changed annually.
Heating system: If yours has a filter, change it annually.
Air conditioning system: Change all filters monthly or as recommended by the filter manufacturer.
Roof: Note if any shingles have fallen off or if gutters or downspouts appear clogged or damaged. You can always hire a reliable roofing company to get on the roof and take a look. Reputable roofing companies won’t try to sell you a new one unless you really need it. You can simply pay them for an inspection.
House exterior: If your house is wood, check that the paint hasn’t worn away so much that the primer paint is showing. If the primer also wears down, you can do damage to the wood. Brick houses should be inspected for damaged bricks or masonry. Check stucco houses and repair any cracks large enough to slide a nickel into.
Asphalt and concrete driveways: Repair any cracks or buckling.
Foreclosure free ride: 3 years, no payments
NEW YORK (CNNMoney) — Delinquent borrowers facing foreclosure are learning that they can stay in their homes for years, as long as they’re willing to put up a fight.
Among the tactics: Challenging the bank’s actions, waiting to file paperwork right up until the deadline, requesting the lender dig up original paperwork or, in some extreme cases, declaring bankruptcy.
Nationwide, the average time it takes to process a foreclosure — from the first missed payment to the final foreclosure auction — has climbed to 674 days from 253 days just four years ago, according to LPS Applied Analytics.
It takes much longer than that in Florida, where the process averages 1,027 days, nearly 3 years. In D.C., foreclosure averages 1,053 days and delinquent borrowers in New York often stay in their homes for an average of 906 days.
And while some borrowers are looking for ways to make good with lenders and get their homes back, many aren’t paying a dime. Nearly 40% of homeowners in default have not made a payment in at least two years, according to LPS.
Many of these homeowners are staying in their homes based on a technicality. There is rarely any dispute over whether or not they have stopped paying their mortgage, said David Dunn, a partner at law firm Hogan Lovells in New York, who represents banks and other financial institutions in foreclosure cases.
“In my experience, they never say, ‘I’m not delinquent’ or ‘I want to pay my bill but I’m confused over who to send it to,’ or ‘Oh my God, you mean I didn’t pay my mortgage?’ They’re not in technical default. They’re in default because they’re not paying,” he said.
Millions eligible for foreclosure review
Ironically enough, the banks have given delinquent borrowers some of the ammunition they need to delay the foreclosure process. During the “robo-signing” scandal in 2010, it was revealed that bank employees signed paperwork attesting to facts they had no personal knowledge of. Now, borrowers are routinely challenging that paperwork.
A Staten Island, N.Y. man who owed $300,000 on his mortgage and hadn’t made a payment in two years, said his attorney used the robo-signing issue to fight his foreclosure.
In his case, the lender’s paperwork included many different papers signed by the same employee. The problem was that the signatures didn’t match. The judge dismissed the lender’s case against the borrower, although it can be re-filed
“It looks like I’ll be in my home for some time to come,” said the homeowner, who asked to remain anonymous. He said he is currently not making any payments on his home.
Sometimes just asking the bank to produce the paperwork that shows it is the legal holder of the mortgage note can stall a repossession, said attorney Robert Brown. Since mortgages are often transferred electronically, the official paperwork often gets misplaced.
10 cheap foreclosed homes for sale by Uncle Sam
“My lawyer asked my bank to produce an affidavit that entitled them to foreclose,” said a client of Brown’s, who lives in Harlem and also asked to remain anonymous. “They couldn’t do it.”
The case was dismissed, without prejudice, though the lender can try again — if it finds the paperwork.
In some of the more extreme cases, borrowers will file for bankruptcy in order to block a foreclosure. In these instances, courts order creditors to cease their collection activities immediately. Home auctions can be postponed as the bankruptcy plays out, which can take months.
The ensuing delays are further harming the housing market. People who stay in homes undergoing foreclosure for years often don’t maintain the properties, causing blight and lowering property values in the surrounding neighborhoods, said Dunn.
Home prices: Your local forecast
Then there are the court costs that lenders bear, which will eventually be borne by home buyers as lenders increase their borrowing fees to cover the increased risk, Dunn said.
David Berenbaum of the National Community Reinvestment Coalition (NCRC), a community activism group, disputes the contention that owners are gaming the system for free rent and hurting the housing market.
“Most people do everything in their power to maintain these homes,” he said. “They take in relatives, get second jobs and even rent out rooms.”
What really needs to be done, he said, is for lenders to work harder to find solutions that allow delinquent borrowers who can afford to make reasonable mortgage payments to keep their homes.
The Strangest Homes of 2011
"Mushroom House" in upstate N.Y. is different, but it's not the strangest home of 2011. Photo: Rich Testa of RE/MAX Advance
A compellingly eccentric home located in an exotic place. That was the starting point in our quest to find the world’s strangest homes of 2011.
The challenging part of this quest wasn’t finding suitably weird homes, it was paring them down and trying to rank them in a meaningful way.
Of course, one man’s strange home is another’s architectural masterpiece. So, in the end, we opted to highlight homes that are both strange and wonderful.
We want to thank our friends at CNBC.com, Curbed, Forbes.com, Zillow, and Inman News for helping us to identify or in some cases revisit the world’s strangest homes. Would these 10 make your list, too?
No. 10 – Birds Island
Location: Kuala Lumpur, Malaysia
Designer: Graft architects
Source: CNBC.com
No. 10 - Birds Island sustainable homes, built on a pier, feature a silicone glass exterior for a transparent wall. Photo: graftlab.com
No. 9 – Moroccan-Style Palace
Location: Briarforest, Houston, TX
Designer: Arabesque Inc.
Source: Zillow
No.9 - This 19,668 sq.-foot, 8-bedroom home features guest houses, a pool, and a petting zoo. Photo: Zillow
No. 8 – The ‘Up” House
Location: Herriman, UT
Designer: Bangerter Homes
Source: CNBC.com
No. 8 - After watching Pixar's Up, Blair Bangerter built this replica of a home carried aloft by balloons in the movie. Photo: bangerterhomes.com | Inset: Pixar Animation Studios
No. 7 – Minnesota Foam Home, aka Hobbit House
Location: Minnetrista, MN
Architect: Winslow Wedin
Source: CNBC.com
No. 7 - Built in 1969 from polyurethane spray foam, chicken wire and 2 x 2s, it's a surprisingly energy-efficient home. Photo: Keller Williams Realty, the Dayna Murray team.
No. 6 – American Versailles Castle
Location: Versailles, KY
Source: Curbed
No. 6 - For $30 million, you can own a 50-room castle once remodeled as a bed-and-breakfast. Photo: Zillow
No. 5 – White House Replica
Location: McLean, VA
Source: Inman News
No. 5 - This 12,000-square-foot homage to the White House was reportedly built in 1995 by an immigrant as a "thank you" to his new country. Photo: Chu Nguyen/Fairfax Realty Inc.
No. 4 – The Minister’s Treehouse
Location: Crossville, TN
Builder: Horace Burgess
Source: CNBC.com
No. 3 – Dune House
Location: Atlantic Beach, FL
Architect: William Morgan
Source: Curbed
No. 3 - The architect says he built this home "like a seashell. You have a sense of being in the dune and looking out onto the Atlantic." Photo: Curbed
No. 2 – Mushroom House
Location: Pittsford, N.Y
Architect: James Johnson
Source: Forbes
No. 2 - Interior of Mushroom House, with 5 connected pods. Photo: Rich Testa of RE/MAX Advance
No. 1 – House Taishido, aka Cat House
Location: Near Tokyo, Japan
Designer: Key Operation Inc.
Source: Inman News
No. 1 - A cat navigates climbable, feline-friendly shelving in House Taishido, aka Cat House. Photo: Key Operation Inc.
Top 10 real estate websites in November
Hitwise: Yahoo Real Estate retains No. 1; Realtor.com retakes second
For the fifth straight month, Yahoo Real Estate in November was ranked the most popular real estate-related website, according to the latest rankings from Web metrics firm Experian Hitwise.
After dropping to third place in October, Realtor.com edged out Zillow to retake the No. 2 spot last month. Yahoo Real Estate lost some ground in November, capturing 7.02 percent of visits to the real estate category compared to 7.9 percent the month before. At the same time, both Realtor.com and Zillowincreased their market share, to 6.78 percent and 6.75 percent, respectively.
Trulia stayed in fourth place with 5.62 percent of visits, followed by MSN Real Estate, which increased its market share to 3.21 percent in November, compared to 1.85 percent in October. Homes.com dropped to No. 7 while AOL Real Estate remained at No. 6. Both sites had a 2.72 percent market share last month.
Rent.com (1.61 percent), ZipRealty (1.3 percent) and MyNew Place (1.27 percent) rounded out the top 10, each retaining its ranking from the month before.
That compares with the 9.4 percent combined market share of the next 10 most popular sites: LoopNet (1.19 percent), Apartment Guide (1.13 percent), Re/Max Real Estate (1.06 percent), Apartments.com (0.95 percent), Weichert.com (0.88 percent), Redfin (0.88 percent), HomeFinder (0.83 percent), Listingbook Services (0.83 percent), Rentals.com (0.83 percent), and ForRent.com (0.78 percent)
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How to Make Your 2012 Goals & New Year’s Resolutions Stick!
What usually throws us off track regarding our goals and resolutions are obstacles, or some kind of change. Is that true?
by Steve Thornton
Why is it that more than 95% of us don’t fulfill our New Year’s resolutions each year? The percentage is almost as high for not reaching our goals. We start out with the best of intentions every January and most of us revert back to our old habits by February. There is little or no accountability. We often get discouraged and give up. In most instances, we already have the necessary desire, resources, knowledge, talents and skills to actualize our resolutions and goals. So why don’t we?
The answer lies in our attitudes and behaviors, or habits.
Beliefs and attitudes drive behavior and behavior drives performance.
If we believe that there is not enough time in a day, we will behave as if that’s true and our outward habits will confirm our beliefs. During a recent consultation, a new client said, “It’s impossible to manage time effectively in my profession.” Effective time managers know that it’s not the profession, it’s the belief, attitudes and behaviors that determine success. Deep down we know this is true. The proof is that other professionals in the same industry are managing their time effectively the majority of the time. They have can-do attitudes and set boundaries for themselves regarding their time. The good news is that attitudes and behaviors can be learned and modeled. The tough part is making new attitudes and behaviors stick.
What usually throws us off track regarding our goals and resolutions are obstacles, or some kind of change. Is that true? The obstacles appear to be the perpetrators. Could it be the way we respond to the obstacles? Let’s take a closer look.
There seems to be a great deal of truth in William Bridges’ quote- “It’s not the changes that do you in, it’s the transition!”
Think about it. If we look back in time at significant changes in our job, career and life, we will notice that things were always changing, which presented obstacles. It’s how we handled the change that determined how we experienced it and the outcomes we achieved. In what areas have you successfully transitioned in the past few years? In what areas could you improve your transition?
Simply put, if we want better results, either our attitudes and/or our habits need to change.
You’ve heard that a thousand times, yes? And you haven’t made the changes a thousand times either, yes? So, what will you differently do in 2011 to make your goals and resolutions a reality? You guessed it. Hire a professional coach. You’ve already tried (probably multiple times) self-discipline, the buddy system (accountability with a friend or associate), motivational and “how-to” books and programs. What was the result? That’s right. You started off strong and then fizzled out. When you hire a coach, you don’t fizzle out. You power up!
A C-O-A-C-H can help you:
Create a business and life plan that will bring you freedom, joy and happiness
Operate your business like a pro and live a balanced life
Achieve your goals and keep your resolutions: Which ones do you want to achieve first?
Collaborate and strategize with you for best possible outcomes in all key areas of your life
Help you unleash powerful new attitudes and habits that will boost your confidence. As we all know, confidence is king or queen!
If you are truly serious about your success, coaching is the most powerful process on the planet. It is at the top of the list of best practices among top income earners in all industries. There is simply no better way to keep you on track and reach your goals quickly. All you have to do is commit to your success. Ponder these questions as you think about 2011:
What obstacles are in your way?
What changes will you make to remove those obstacles?
What will your business and life look like a year from now when you reach your goals and keep your resolutions?
Merry Christmas and Happy New Year.
How long can a Realtor hold a deposit?
Board-certified real estate attorney Gary M. Singer answers housing questions in this space each Friday. To ask him a question about short sales, mortgages, refinancing, homeowner’s associations or any other residential real estate topic, click here.
Q: We put a deposit on a home more than two years ago, but the Realtor won’t release the money. The contract was contingent, and we properly canceled. We’ve requested the deposit be returned several times, but we were told we won’t get the money until the seller signs a release. What are our rights? – Barb
A: Most contracts will allow 30 days for the buyer and seller to come to an agreement over the return of deposit money. If the parties can’t work it out by then, it may be time to go dispute resolution. That could be arbitration or a lawsuit. Since contract deposits are usually fairly small, and lawyers must be paid, it’s better to work things out on your own. Remember, each contract is governed by its terms, so be sure to read yours carefully to see what your rights are.
Q: We own a timeshare in Daytona Beach. What happens if we stop paying maintenance dues and taxes? – Evelyn
A: In timeshare ownership, you enjoy restrictions in both the power over the property (typically a restrictive homeowner’s association) and in time (you only own it for a week at a time every year). But a timeshare is just like any other type of ownership in that if you do not pay your association dues, the association will collect from you and may even foreclose on the property. If you do not pay your taxes, the county revenue collector may sell your interest at a tax sale.
The information and materials on this blog are provided for general informational purposes only and are not intended to be legal advice. No attorney-client relationship is formed, nor should any such relationship be implied. Nothing on this blog is intended to substitute for the advice of an attorney, especially an attorney licensed in your jurisdiction.
Investors believe United States office market is best bet
Real estate investors believe the office market is a smart investment play, as they project high tenant retention and rent growth in 2012, according to a fourth-quarter survey of investors released today
by PricewaterhouseCoopers.
Investors like the capitalization rates offered by office properties, as they remain “favorably priced” in many markets, according to Mitch Roschelle, a partner of PwC’s U.S. real estate advisory practice. “The bullishness on the part of investors in the office sector comes as more office tenants are staying put and prospects for rent growth are improving,” he said.
Tenants tend not to move during periods of rent increases, the report notes, making office properties stable assets. Rent growth is projected to be most significant in cities with strong technology and energy sectors such as New York, San Francisco and the Pacific Northwest. At the same time, investors have turned bearish on government-dependent Washington, D.C., as the public sector is expected to shrink.
As cap rates begin to decrease, which they are expected to do in 22 of the 31 surveyed markets, investors will begin turning to secondary office markets to increase yields, the survey predicts.
Additionally, the surveyed investors expressed a belief that apartment development would boom in 2012, as vacancy rates and homeownership rates decrease and rents skyrocket. Financing for construction in the extremely hot rental sector is becoming easier to secure, according to Susan Smith, editor-in-chief of the survey. — Adam Fusfeld
South Florida residential inventory
Compiled by Condo Vultures Realty using the South Florida Shared Multiple Listing Service. Active listings are properties where no current sale contract exists; pending sales are properties in which a contract for sale has been executed, but not yet closed. Listing brokers control the status of a property listing. —Alexander Britell
South Florida Wholesale Real Estate Deals 