Park City, Utah is nestled in the Wasatch Mountains, this community offers all the benefits of resort living, with conveniences and opportunities of a metropolitain city. The town sits at 7,000 feet above sea level and is a short 30 minute drive to Salt Lake City International Airport, allowing us to remain one of the only resort destinations worldwide that can provide such advantages.
Perhaps you've seen the signs in front of some homes: "For Sale by Owner." The assumption for most of us is that this seller has decided to avoid paying agent fees and is hoping to pocket those fees. Is this a good idea though?
Agents' fees are just one of the many costs of selling a home. Let's take a look at these and other costs you're likely to encounter when you sell your home.
Real estate agent's fees. Real estate agents usually charge 5-6 percent of the home purchase price. (Be sure to ask potential agents about the commission fee. Agree on terms in writing.) Seller's agents are likely to split commissions with buyer's agents, who usually don't charge clients.
If you're thinking about trying to sell your home yourself, be mindful of all the things you'll have to do and all the costs involved: marketing and signs, photography, hosting an open house, and legal representation for paperwork. There's also the real estate agent's extensive knowledge that helps them negotiate the best price. Are you up for all that? Having a real estate agent also opens you up to a wider pool of potential buyers by listing your home on the MLS (multiple listing services).
Property taxes. Sellers owe a prorated share of property taxes. That figure could run from zero to several thousand dollars, depending on the due date of the taxes. You might also face a capital gains tax, depending on how much profit you make for your home.
Mortgage payoff. You'll have to pay off your mortgage but count on the payoff amount is different from the balance due listed on the last mortgage statement because of interest charges.
Title policy for a new homeowner. The seller sometimes pays for a new homeowner's title policy at an average cost of $1000. Also, if a title search reveals a lien on a home, that lien should be settled before you can sell the home.
Home repairs. You may have to shoulder the costs of major home repairs to make the sale go through. Otherwise, you might have to discount the sale price. Another option for an older home is a home warranty, priced from $300-600 for a one-year warranty. This would cover most of the repair costs if something major breaks down after the sale.
Moving costs. Even if you pack up your home yourself, there are still costs for materials and movers. The cost of moving will vary, but count to pay on average $1250 for a local move and $4890 for a long-distance move.
Home staging. Let's say your home doesn't sell as quickly as you'd hoped. You may want to enlist the services of a professional home stager. These pros will come into your home, assess its best selling points, and advise you or else do the work themselves to present your home to its best advantage. The home stagers will not only rearrange furniture and change the interior but may rent furniture. Costs could be from $500 to $2000.
Miscellaneous buyers' costs. While buyers customarily pay for mortgage fees, appraisal expenses, and home inspections, the seller sometimes offers to pay some of these closing costs to seal the deal. This could add up to about 2-5 percent of the selling price.
It's helpful when selling your home to make a list or a spreadsheet of all possible costs you're likely to incur to avoid surprises during the selling process. A good real estate agent will also make the selling process a lot smoother.
Regardless of price point, our team is united in their efforts to support the client, support each other, and get the job done in the best way possible. Paula Higman Real Estate is a unique team of talented and diverse individuals with a passion for success and client satisfaction.
Contact Paula Higman Real Estate today and let us take this journey with you to marketing and selling your home for the best value, to the biggest luxury real estate market out there.
Stimulating growth in economically-disadvantaged communities is a provocative aspiration — one that requires collaboration and support from the foremost experts in community development.
The Federal Opportunity Zones Program is an innovative reinvestment system established through the Tax Cuts and Jobs Act of 2017. Through temporarily deferring taxes on capital gains reinvested into designated Opportunity Funds, researchers estimate that the program may infuse rural and underserved markets with an estimated 6.1 trillion dollars.
Opportunity Zones were drawn from low-income census tracts with poverty rates of at least 20 percent and median family incomes of no greater than 80 percent of the area median income.
The governor of each state nominated up to a quarter of their low-income census tracts to be certified by the U.S. Department of the Treasury as Opportunity Zones.
Additionally, governors were given dispensation to nominate up to five percent of moderate-income tracts that are adjacent to qualifying low-income tracts to be designated as Opportunity Zones.
Opportunity Funds invest at least 90 percent of their capital in qualifying assets in Opportunity Zones. Investors who reinvest their realized capital gains into qualified Opportunity Funds receive the following benefits:
A temporary tax deferral;
A permanent exclusion from taxable income of capital gains from the sale or exchange of gains accrued from an investment in an Opportunity Fund; and
A step-up in basis for capital gains, such that the basis of the original investment is increased by 10 percent if the investment in the opportunity zone fund is held for at least five years, and by an additional five percent if held for at least seven years. Therefore, those with assets invested for at least seven years will have 15 percent of their original gain excluded from taxation.
Real Estate
Opportunity Funds can invest in real estate projects, provided they build new construction or “significantly improve” existing structures.
Businesses
Opportunity Funds can also invest in businesses that perform the majority of their operating activities in Opportunity Zones.
Business Owners and Developers
Local employers have a new source of equity capital to access when looking to fund projects or expansions.
Investors with Capital Gains
Individuals and corporations benefit from deferring and reducing their capital gains tax liability.
If you would like more information call or text me today.
Let's face it – it's been a long winter, but brighter and warmer days are upon us. If you're the type of person who likes to be prepared, it isn't too early to gear up for lawn and garden season. Here are some tips to help you hit the ground running this spring:
Test the content of your soil with a kit. Soil test kits are designed to determine levels of PH, nitrogen, potassium, phosphorous, and other micro/macronutrients in your soil. An accurate test will tell you how to amend your soil for optimum growing.
Disinfect any tools that will touch vegetation to prevent the spread of bacteria, fungi, and soil pathogens. Soak lawnmower blades, shovels, trowels, rakes, and pruners for 30 minutes in a solution of 10% bleach and 90% water.
Tune up your lawnmower. If you didn't already do it in the fall, drain your lawnmower of old fuel. Add fresh fuel, replace the spark plugs, clean/replace the air filter, change the oil, and sharpen the blades.
Don't ignore the supporting cast. Service your leaf blower and trimmer according to the manufacturer's guidelines. Stock up on trimmer line.
Hand tools need love too. Sharpen the edges on your pruners, clippers, and digging tools. Lubricate any hand tools that have moving metal parts, then lightly coat the metal with mineral oil to prevent rust. Sand any rough patches on wooden handles. Use linseed oil to seal the wood and prevent shrinking.
Check fittings and filters on irrigation systems. Check the rubber washers on your hoses, sprinklers, and nozzles for cracking and replace if necessary.
Clean pots and planters to remove mold, fungi, and tiny pests. Use a brush and mild soap to clean, then rinse and let dry.
Inspect lawn furniture. Check wood parts for splintering, pests, rot, and other damage. Sand and repaint/restain these parts if necessary. Inspect cushions and covers and wash if possible.
Maintain fencing, gates, and other wood features. Replace warped or rotting pieces and repaint/restain where needed.
Some of these tasks may seem over the top, but knocking them out now while the weather is still less-than-ideal will give you more time to relax during the warmer days ahead.
For many of us, the past year has brought about a slew of unexpected changes. The pandemic didn’t slow rising home prices or increase the amount of available inventory in major metro areas, but what it did do was dispel the idea that all office workers must be tethered to a physical location.
With remote work becoming more and more normalized, many Americans are wondering why they’re paying exorbitant housing costs for less space, less privacy, and less stability. With that in mind, let’s take a glance at the most affordable places to live in the United States by cost of living index*.
Mississippi: With a cost of living index of 84.8 (the national average is considered 100), Mississippi has the lowest housing costs in the country and has held the top spot for years. You can expect to pay around $134,000 for a home, so if you’re looking for a new home town where your money can go further, Mississippi might be for you.
Oklahoma: Oklahoma has the second-lowest cost of living in the U.S, with an index of 86.1. You can expect to pay $142,000 for a home in Oklahoma, meaning you’ll be able to afford that tailgating rig sooner than you planned.
Arkansas: Coming in third is Arkansas. The cost-of-living index is 87.8, and transportation, housing, and health care costs are all lower than the national averages. It’s estimated that for a family to live comfortably in the state they would need to make around $44,571 a year. Arkansas also offers a screamin’ deal on milk at an average price of $1.75 a gallon.
Other states with a low cost of living are Kansas, Missouri, Georgia, Alabama, New Mexico, Tennessee, and Indiana.
*Cost of living indexes are meant to compare the expenses an average person can expect to incur to acquire food, shelter, transportation, energy, clothing, education, healthcare, childcare, and entertainment in different regions.
It’s a timeless and universal truth: moving is no fun. Ancient Polynesian seafarers, while nervously prepping outrigger canoes for uncharted trips across the South Pacific, probably groaned in frustration when they realized at the last minute that someone forgot to pack up all the fishing gear.
Sure, locating to a new place can be an exciting adventure, but the actual moving process can be stressful, costly, and full of surprises. Make your next move as smooth and simple as possible by avoiding these pitfalls:
Hiring a shady mover. Moving scams can run the gamut from bogus “moving deposits”, to bait-and-switch estimates, to overly-complicated contracts designed to nullify mover liability. You can steer clear of a less-than-upstanding mover by doing your homework. The Better Business Bureau, Angie's List, your state transportation regulator, and the U.S. Department of Transportation - and even your relatives, friends and neighbors - are all good sources of information about whether a moving company is on the up-and-up. Doing some homework online can save you a lot of heartache.
Failing to schedule your move well in advance. During the summer months, good moving companies are booked up quickly. Rather than waiting until the last minute, make sure your move is scheduled weeks - or better yet, months - in advance. You don't want to be scrambling to find a mover the day before you're supposed to head out.
Packing too much stuff. Do you really need those old boxes of baby clothes that you haven't laid eyes on since your 6-year-old was in diapers? Before you move, "edit" your belongings. Think about whether you can trash some of your possessions, donate them to charity, or give them away to friends and relatives. Consider holding a garage sale to clear out some of the clutter. If you haven't seen, worn, or used something in a year, think hard about whether you need to keep it - and whether you need to haul it to your new place.
Ignoring the need to pack ahead of time. You'll find very few people who'll say that packing is fun. In fact, a survey commissioned by SpareFoot found that people who moved in the past year identified packing and unpacking as the biggest hassle in the process. (Our ancient seafarers would probably agree.)
You can lessen the load by beginning to pack well before moving day comes along. Start by boxing up stuff that you won't need right away - for instance, if you're moving in the summer, pack up your winter clothes so that they're out of the way. If you get down to the wire and need help with packing, enlist friends, neighbors, relatives, or colleagues to lend a hand. Just make sure you have plenty of pizza and cold beverages on hand. If you can't rustle up any free help, consider hiring laborers to do the packing for you; that may be a small price to pay to alleviate moving-related stress.
Regardless of price point, our team is united in their efforts to support the client, support each other, and get the job done in the best way possible. Paula Higman Real Estate is a unique team of talented and diverse individuals with a passion for success and client satisfaction.
Contact Paula Higman Real Estate today and let us take this journey with you to marketing and selling your home for the best value, to the biggest luxury real estate market out there.
Discover the advantages of downsizing and embrace the mindset of making less into more.
Less Environmental Impact
Downsizing into a new home gives you an opportunity to find a home that’s just right for you and also helps your surroundings by consuming fewer resources. Continue to reduce impact by walking or biking to local establishments. Enjoy the great outdoors and exercise, while lowering the footprint and showing more love to mother nature.
Lower Utility Costs
With less space, comes lower costs on utilities to power, heat and cool your home. Be sure to learn about your home’s Home Energy Rating System (HERS) Index, which calculates a home’s energy efficiency and is the industry standard for assessing a home’s energy performance.
More Time for Leisure
Make the most of your free time by traveling to places you’ve always wanted to experience, checking items off your bucket list created over the years, and spending more time making memories with loved ones. Whatever you choose to do, always find time for the things that make you most happy.
Opening Up a New Life Chapter
As one long chapter of life closes, another exciting, new chapter begins. Enjoy every minute of well-deserved free time to do whatever your heart desires.
Some of our homes are the perfect choice for downsizing and transitioning into retirement. With less stress and more time at our disposal, you can spend time enjoying the beauty of nature and the new chapter in your life. To learn more about Park City, visit me at
Regardless of price point, our team is united in their efforts to support the client, support each other, and get the job done in the best way possible. Paula Higman Real Estate is a unique team of talented and diverse individuals with a passion for success and client satisfaction.
Contact Paula Higman Real Estate today and let us take this journey with you to marketing and selling your home for the best value, to the biggest luxury real estate market out there.
Insure that you have the best representation when buying and/or selling in The Colony. Contact Paula Higman Real Estate Park City at 435-602-8228 For a property tour and more information about Heber City and the surrounding areas.
The first day of the new school year is here. With new distance learning for kiddos and parents becoming impromptu teachers, it can be overwhelming to prepare your home in time for the first day of school. To help set your family up for success for back-to-school season at home, here are some tips and tricks to ease into a new family routine.
Create a Weekly Schedule
On Sundays, create a visual schedule for the week that includes daily learning topics and schoolwork due dates. Establishing a routine and setting start times takes away the stress and allows everyone to focus on the activity. Integrate family fun activities such as yoga on the grass, crafting a card for a distant loved one or keep the learning going with activities like baking to learn about fractions.
Designate a Space for Learning
To keep the family organized, designate a special space just for home learning. Including a variety of school supplies in one place allows for ease of access and limits distractions. Allowing kids to help create the space and decorate with a few fun items will ensure they feel ready to learn each and every day.
Be Flexible & Find What Works for YOUR Family
Remember, every family is unique. Embrace distance learning by incorporating the best routines for your schedule and be flexible in what works for your family. Find beauty in new challenges and enjoy the extra time at home with loved ones.
We have the perfect for your family with space for everyone to transition into a new way of learning and teaching. For a virtual tour of homes, contact us at
Regardless of price point, our team is united in their efforts to support the client, support each other, and get the job done in the best way possible. Paula Higman Real Estate is a unique team of talented and diverse individuals with a passion for success and client satisfaction.
Contact Paula Higman Real Estate today and let us take this journey with you to marketing and selling your home for the best value, to the biggest luxury real estate market out there.
Insure that you have the best representation when buying and/or selling in The Colony. Contact Paula Higman Real Estate Park City at 435-602-8228 For a property tour and more information about Heber City and the surrounding areas.
I have not crafted, baked sourdough or enrolled in an Ivy League University's online class.
What I have done is laughed out loud at legendary memes, overdosed on Netflix & Prime Video, and acquiesced to my almost-14-year-old's request for a new iphone. But what is happening everywhere? Sometimes hourly rollercoasters of emotions, and what I have found most important is meeting people where they are - with respect and zero judgement.
With only 1 cancellation in the last 8 weeks, we had 23 deals make it across the finish line. The past week has brought a shift; 8 new listing, 1 Back On The Market, 76 properties under contract 1 property with multiple offers within 36hrs, 2 closings, and too many buyer inquiries to count. The phone is ringing, photographers are busy shooting, drones are flying, stagers are scheduled and deals are closing. In this unusual down-time, skills have been honed and we are ready to get.after.it.
This time has shaped how we approach the selling of real estate. We have health-conscious protocols for showing property. Our marketing tools are more valuable than ever: proprietary syndication, 3D virtual tours, award-winning video, detailed features lists, and telling the story of the home in the crafting of the comments. Engel & Völkers online engagement up; YouTube views are up 90%, FaceBook engagement is up 200% and website visits from Instagram are up 150%.
My opinion is that we are not in a depression or a recession, but in a suppression. Anyone interested in our real estate climate - from the sidelines, as an existing owner, or as one considering a home in Park City - should take a few minutes and read the data points featured in my most recent Market Update.
The last word this month is about Park City schools. We discuss the loss of Park City's #1 Most Loved Fundraiser, Running with Ed, and how Park City schools are Changing the Equation in their response to the socioeconomic crisis.
Happy Mother's Day to all those moms out there crushing it.
Your Cliff Notes to our Current Real Estate Market Climate
Spring is officially is in the air in Park City. The snow is melting, birds are chirping, the bees are buzzing, and real estate is selling. Or is it? Questions – and opinions – about the Park City real estate market seem to be uttered nearly as frequently as the latest news on the pandemic, the two of which are admittedly intertwined. Uncertainty has been the word of the day for roughly two months now, and everyone has a different take on what they think will happen next. But as any experienced forecaster of economics or weather knows, nobody can be certain.
What we can be certain about are verified statistics, hard numbers that give an honest, unbiased look at how well the Park City real estate market, and the surrounding Utah real estate market, is performing. Take a look at our in-depth market update and what it could mean if you are looking to buy or sell in the near future.
Great reasons to buy real estate in Park City, Home Buying in Park City, Home Selling in Park City, Park City Real Estate Updates
It’s official, springtime is in the air in Park City. The snow is melting, birds are chirping, bees are buzzing, and real estate is selling. Or is it? Questions and opinions about the Park City real estate market seem to be uttered nearly as frequently as the latest news on the pandemic, the two of which are admittedly intertwined. Uncertainty has been the word of the day for roughly two months now, and everyone has a different take on what they think will happen next. But as any experienced forecaster of economics or weather knows , nobody can be certain.
What we can be certain about are verified statistics and hard numbers that give an honest, unbiased look at how well the Park City real estate market, and the surrounding Utah real estate market, is performing. Now more than ever, people crave tangible information. Sure, we all have our opinions of what may occur in the next 6-12 months, myself included, but speculation is an exercise in futility, and business decisions – like buying or selling property – are best made when using current numbers, not just gut feelings.
The goal of this market update is to paint a picture of how the Park City real estate market has reacted to the Coronavirus pandemic. In addition to throwing around a bunch of numbers, I’m going to do my best to translate what some of these metrics may mean to you, the consumer. Us realtors have a tendency to get all caught up in the minutiae of these metrics, and if we’re not explaining how these numbers can be useful to our clients – the buyers and sellers that drive the Park City real estate market – then we are doing a disservice. If you have any specific questions on these statistics, or other segments of the market, please call, text, or email me, and we can talk about your specific needs and wants, as every client and every transaction is unique.
Park City Single Family Homes
Overall for the month of April, the numbers for single family home sales in the Park City area do not paint a doom and gloom picture that many may have been expecting. The median sales price is actually up 21% compared to March, and up 11% as compared to April 2019. Prices remaining on the rise is great news for sellers. Homes are selling at an average of 94.3% of the asking price, down slightly by 2.7% in March, and down 1.6% from last April. This is a reminder that while sellers should price their homes realistically to sell, that they may also want to leave a little room in the list price for negotiations.
The number of homes sold in April is down substantially, nearly 49% as compared April 2019, but only down 4% compared to this March, a relatively minor correction despite the pandemic. Also, a substantial portion of the reduced number of sales can be attributed to less homes being on the market. The number of homes available for sale is down 23.5% year-over-year for April, and down 12.7% as compared to March. Less inventory means a greater demand for the homes that are available for sale (especially the really exceptional properties that are well priced) and less properties to compete against for sellers.
While the average days on market is up substantially from April 2019, the time on market has actually decreased from March 2020 to April by 19.3%. A decrease in days on market, combined with increasing sales prices, and a decrease in inventory, all bodes well for those interested in selling their Park City home.
Single family home sales for April 2020 in the Park City area as compared to March 2020 and April 2019; courtesy PCBOR
Single Family Homes Below $1,000,000
Median sold price decreased 2.5% from March and 9.1% from April 2019 to a current price of $795,000
Average number of days on the market for April are 29, the same as March, and down from 30 days on market in April 2019
Inventory decreased 8.7% from March, and is down 41.7% from 2019
Single Family Homes Between $1,000,000 and $2,500,000
Median sold price increased 16.7% from March and is up 8.9% from April 2019 to a current price of $1,750,000
Average number of days on the market for April are 118, up from 82 days on market in March, and 65 days on market in April 2019
Inventory is down 20% from March, and is down 35.9% from April 2019, likely contributing to the increased median sold price
Single Family Homes Above $2,500,000
Median sold price decreased 2% from March and is down 29.2% from April 2019 to a current price of $3,000,000
Average number of days on market for April are 255, down from 446 days on market in March, and up from 54 days in April 2019
Inventory is down 8.8% from March, and has decreased 11.9% from April 2019
Park City Condos and Townhomes
Shifting gears to another substantial segment of the Park City real estate market, the numbers for condo and townhome sales also do not signify a massive drop off or correction in the market. The median sales price has increased 3.7% compared to March, and is up 7.3% as compared to April 2019. The annual and monthly increase in prices bodes well for owners, investors, and those looking to sell. Condos and townhomes are selling at an average of 95.3% of the asking price, down 2.5% from March, and down 1.5% from last April, but overall remaining fairly stable.
The number of condos sold in April is down 25% compared to March, and down 47.8% compared to April 2019. Again, a sizable portion of the reduced number of sales is due to less condos and townhomes being on the market. The number of condos available for sale is down 30.8% year over year for April, and down 11.6% as compared to March. The decreases in inventory means a greater demand for the condos available for sale and less properties to compete against for sellers. More on this later in the blog, where I share some personal experiences on the market as of late.
The average days on market has dropped 14.5% from March, and is nearly even compared to April 2019, down just 1.8%. A decrease in days on market, combined with increasing sales prices, and a decreased inventory, are all generally positive trends for those interested in selling their Park City condo or townhome.
Condos and Townhomes Below $750,000
Median sold price increased 8% from March and went up 4.1% from April 2019 to a current price of $475,000
Average number of days on the market for April are 97, down from 103 days in March, and up from 70 days on market in April 2019
Inventory decreased 8.6% from March, and is down 20.1% from 2019
Condos and Townhomes Between $750,000and $1,500,000
Median sold price increased a very impressive 61.8% from March and is up 59.1% from April 2019 to a current price of $1,375,000 April 2019 to a current price of $475,000
Average number of days on the market for April are 187, up from 129 days in March, and down from 266 days on market in April 2019
Inventory decreased 7.1% from March, and is down 42.8% from 2019
Condos and Townhomes Above $1,500,000
Median sold price is down 9.4% from March and is up 1.5% from April 2019 to a current price of $2,132,500
Average number of days on the market for April are 192, down substantially from 306 days in March, and down from 285 days on market in April 2019
Inventory decreased 18.6% from March, and is down 33.5% from 2019
Heber Valley Real Estate Overview
Single family home sales in the Heber Valley area show a decrease in the median sales price compared to March 2020 and April 2019. The inventory has increased this month, although it is down compared to this time last year. New listings and the number of days on market are on the rise as of late, however the percent of asking price received on homes that have sold, is up slightly to 99% of asking. The influx of available inventory is helping to drive down the median sold price and increase the days on market. That said, 45 days on market still very much represents a sellers market.
Salt Lake City Real Estate Overview
The Salt Lake City real estate market has been, and continues to be, HOT. For single family homes in Salt Lake County, we have seen a decrease in inventory of 30% from April 2019 to April 2020, and a decrease of 11% from March to April of this year. The decrease in inventory combined with a still very strong demand for housing in Salt Lake has led to the median days on market decreasing from 16 days in April 2019 and 13 days in March 2020, to only 8 days on market in April 2020.
A sellers market is generally defined as any time frame between 0 and 90 days on market, so 8 days on market is a very strong number for sellers and indicates a shortage in available homes for sale. Further supporting a strong sellers market, is that the median percentage of the asking price received by sellers is 101%. On average, homes are selling for above their asking price, up from 98% in April 2019, and 100% of asking price in March 2020.
My Observations
There has been a lot of talk recently in real estate circles about bargain hunting, and buyers seeking out 15-25% discounts on properties for sale. While some metrics have decreased, overall the market and its sales prices are holding steady, or even increasing in some instances. While demand has decreased for some properties, a decreased inventory has helped many segments of the market to remain steady. As of now, there aren’t any market statistics supporting massive discounts or property fire sales. Multiple offers are being seen in Park City, and regularly in Salt Lake City, where buyers would be wise to write strong, clean offers when purchasing.
As of late, I have seen a particular interest in 2-4 bedroom condos and townhomes under $750,000 that live similar to a single family home. Recently listed Hidden Creek unit had 6 showings in its first day on market. If anything, the out of area demand for this type of property may have increased during the pandemic, as buyers in large cities and on the coasts are looking to have a place to get away to in times of uncertainty.
As always, premium properties that are well presented, well marketed, and priced in line with the market, will sell. This is where our marketing team is a cut above the rest. The ability to present a property in its best light, while broadcasting it to the largest qualified audience possible, will help beat out the competition and get the property sold faster for more money. With in-person property showings on a definite decrease, we include a 3D tour of every property we list, no matter the value. Luxury and exemplary service are an experience, not a price point.
Top notch service, a powerful network, superior marketing, and in-depth market knowledge are as important as ever when buying or selling property. The sky is not falling, homes are still selling, and Park City is still an incredible place to live, retire, or raise a family. If you are interested in looking at numbers specific to your neighborhood, or are thinking of buying or selling real estate in the near future, please, call, text, or email me, and I will help in any way I can.
