Buyers' Market? Depends where it is.
Two months ago, for a span of about 4 weekends. I showed about 25 to 30 homes to my clients in Corona. (Some homes we saw it twice or three times). They have impeccable taste and selected a great location to shop for their dream home. (West Corona below I-91, near Green River Road and the Canyon areas)
They were using Realtor.com to search for homes for sale. They sent me several long list of homes which I looked up on the MLS and promptly found 1/3 of that were already PENDING or SOLD!
I registered them on my Listingbook.com and told them to search there and to avoid the 'P' for Pending.
For several weekends they called me and I would drive over to meet them and showed them around. Many of the homes that were REOs were all sold quickly. Most homes that were left on the market with signs infront of the homes were mostly Short Sale.
When we drove around, we saw many homes with for sale signs but there were no brochures in the boxes, some sign posts did not even have the boxes for the brochure.
Many of the signs are just plain FOR SALE signs. My buyers insisted that I call the agents. Many of the calls I made were to the agents of the homes that either were Pending or already SOLD. THEY DID NOT HAVE ANY SIGNS INDICATED the CURRENT STATUS. WHAT A WASTE of time and my money for those cell phone calls. To have the agents said 'SOLD' or 'PENDING' when I called really irritated us.
Several of those homes with the signs did not have a lock box and if there are lock boxes, there were no codes indicated on the MLS, YOU HAVE TO CALL THE AGENT!. When I called, I got their answering voice mails. I left a message, 1 out of 5 of the agents returned the call, mostly a day after, but the rest - I never heard back from them. Some of the homes indicated on agent's remark on the MLS to call owners of the homes. The same thing happened, NONE of the owners ever call back.
My buyers asked me to write up offers for the homes (that were Short Sale) that they like so I wrote several offers and sent the offers in.
I never heard back from the agents. (Many of those agents were out of towners, many of the agents were local). One agent was very nice and he offered to send the information about all of his listings.
No matter what... In the end, it was quite an effort and much time spent and
it was kind of upsetting to me at the waste of papers that I used to print all of those contracts.
My clients finally decided to get a loan approval from their friend which they did. The friend also happens to have a RE license. The gentleman told them that he has contacts with the bank and he can go through the hoops better thatn I would and they should use him as an agent instead.
Two weeks later my clients called and said he could not get any agents for those Short Sale and REO homes to call him back either lol....
I was laughing out loud to myself and that was quite a stress reliever...
Latest News and Opinion About Real Estate Around The USA.
Sunday, July 12, 2009
Friday, June 26, 2009
Appraisal
I have had my own bad experiences (3) with Appraisal and I am so glad that it came to light that NAR finally is acting on this sorethumb issues.
One of the property was under $20K the purchase value, fortunately it was a standard sale and the buyer came up with his own $20K to make up for the downpayment and the transaction closed on time.
We are working with another LOW-BALL appraiser on one short sale property. The bank was ready to approve on it until the Lender's appraiser appraised it $3K less than the price on the purchase offer. GEEEEEEEEE!!!
Another property was also a short sale and it was appraised by an out-of-the-area appraiser (San Diego). The property was in Romoland (Sun City). It is in the midst of short-sale and REO properties which were sold around $180K. I had it on the market for $225K, had an offer for $210K.
The appraiser appraised it for the bank for $230K. The bank (Email me for the name) REJECTED the Shortsale approval request and told me to get another offer within 30 days. There is no way that I could get anyone else to submit an offer for even $211K.
30 days later the bank FORECLOSED on the property and sold it to another bank for $230K.
Guess what!! NOW THAT BANK PUT THE REO PROPERTY on the market at $165,000 and it is sold with 13 days for $169K. GO FIGURE why we have so many FORECLOSURE and REOs on the market.
Here are links to several appraisal issue, QUOTED FROM SEVERAL SOURCES:
Voices of Real Estate
All is not quiet on the Midwestern front, Posted by Steve Brown :
Here in the trenches, on the front lines of real estate in Ohio, we continue to face challenges:
First, there is an oversupply of houses, and home values are still in a general decline.
Second, although the average sale price is up, we have unprecedented marketing times and nervous appraisers (or at best very conservative appraisers). With sales nearly 20 percent below the previous year, many appraisers working on behalf of banks are brought in from out of town appraisal companies. They are only familiar with the market through Internet information. As a result, we have appraisals coming in as much as $100,000 below contract sales price – effectively killing the sale.
http://narblog1.realtors.org/mvtype/president/2009/06/all_is_not_quiet_on_the_midwes.html
Appraisal issue coming to a head
NAR calls for suspension of rules governing Fannie, Freddie loans
By Matt Carter, Friday, June 26, 2009.
Inman News
http://www.inman.com/news/2009/06/26/appraisal-issue-coming-a-head
NEXT SHALL WE WANT TO TALK ABOUT THE BANK? oh no, I am getting in trouble now........
One of the property was under $20K the purchase value, fortunately it was a standard sale and the buyer came up with his own $20K to make up for the downpayment and the transaction closed on time.
We are working with another LOW-BALL appraiser on one short sale property. The bank was ready to approve on it until the Lender's appraiser appraised it $3K less than the price on the purchase offer. GEEEEEEEEE!!!
Another property was also a short sale and it was appraised by an out-of-the-area appraiser (San Diego). The property was in Romoland (Sun City). It is in the midst of short-sale and REO properties which were sold around $180K. I had it on the market for $225K, had an offer for $210K.
The appraiser appraised it for the bank for $230K. The bank (Email me for the name) REJECTED the Shortsale approval request and told me to get another offer within 30 days. There is no way that I could get anyone else to submit an offer for even $211K.
30 days later the bank FORECLOSED on the property and sold it to another bank for $230K.
Guess what!! NOW THAT BANK PUT THE REO PROPERTY on the market at $165,000 and it is sold with 13 days for $169K. GO FIGURE why we have so many FORECLOSURE and REOs on the market.
Here are links to several appraisal issue, QUOTED FROM SEVERAL SOURCES:
Voices of Real Estate
All is not quiet on the Midwestern front, Posted by Steve Brown :
Here in the trenches, on the front lines of real estate in Ohio, we continue to face challenges:
First, there is an oversupply of houses, and home values are still in a general decline.
Second, although the average sale price is up, we have unprecedented marketing times and nervous appraisers (or at best very conservative appraisers). With sales nearly 20 percent below the previous year, many appraisers working on behalf of banks are brought in from out of town appraisal companies. They are only familiar with the market through Internet information. As a result, we have appraisals coming in as much as $100,000 below contract sales price – effectively killing the sale.
http://narblog1.realtors.org/mvtype/president/2009/06/all_is_not_quiet_on_the_midwes.html
Appraisal issue coming to a head
NAR calls for suspension of rules governing Fannie, Freddie loans
By Matt Carter, Friday, June 26, 2009.
Inman News
http://www.inman.com/news/2009/06/26/appraisal-issue-coming-a-head
NEXT SHALL WE WANT TO TALK ABOUT THE BANK? oh no, I am getting in trouble now........
Friday, June 5, 2009
Appraiser's
I know that I am not the only one with the appraisal issues.
I have had 2 similar experiences with home appraisal but on the opposite spectrum.
Just the beginning for appraisal 'mess'
Letter to the Editor
By Inman News, Thursday, June 4, 2009.
Inman News
http://www.inman.com/opinion/letter-to-editor/2009/06/4/just-beginning-appraisal-mess
Home » Columnists » Categories
Appraising the new appraisal problem
Letters From the Home Front
By Kris Berg, Wednesday, June 3, 2009.
Inman News
http://www.inman.com/buyers-sellers/columnists/krisberg/appraising-new-appraisal-problem
I have had 2 similar experiences with home appraisal but on the opposite spectrum.
Just the beginning for appraisal 'mess'
Letter to the Editor
By Inman News, Thursday, June 4, 2009.
Inman News
http://www.inman.com/opinion/letter-to-editor/2009/06/4/just-beginning-appraisal-mess
Home » Columnists » Categories
Appraising the new appraisal problem
Letters From the Home Front
By Kris Berg, Wednesday, June 3, 2009.
Inman News
http://www.inman.com/buyers-sellers/columnists/krisberg/appraising-new-appraisal-problem
Thursday, June 4, 2009
Latest Economics Report From CAR
The latest report by Robert A. Kleinhenz, Ph.D., Deputy Chief Economist on C.A.R's Economics & Market Trends web site stated that California Median Price Up for Second Month in Row.
Median Price Up for Second Month in Row
The median price of a home in California rose two consecutive months for the first time in nearly two years, beckoning calls for a bottom in home prices. The statewide median price of an existing detached home rose from $253,040 in March to $256,700 in April. The 1.4 percent monthly gain was the second in a row after a 2.2 percent gain in March. Despite month-to-month gains, the median price continued its string of year-to-year decreases, declining 36.5 percent from the April 2008 median of $404,470.
This is a touch of good news but today, the interest rate just gone up and that is not good for the buyers.
Read the whole report here:
http://www.car.org/economics/trendsarchives/markettrendsmay09/
Median Price Up for Second Month in Row
The median price of a home in California rose two consecutive months for the first time in nearly two years, beckoning calls for a bottom in home prices. The statewide median price of an existing detached home rose from $253,040 in March to $256,700 in April. The 1.4 percent monthly gain was the second in a row after a 2.2 percent gain in March. Despite month-to-month gains, the median price continued its string of year-to-year decreases, declining 36.5 percent from the April 2008 median of $404,470.
This is a touch of good news but today, the interest rate just gone up and that is not good for the buyers.
Read the whole report here:
http://www.car.org/economics/trendsarchives/markettrendsmay09/
Tuesday, May 12, 2009
$8000 Tax Credit As Down Payment.
The latest good news :
Tax Credit Can Be Used for Down Payment
U.S. Housing and Urban Development Secretary Shaun Donovan announced Tuesday that
the Federal Housing Administration is going to permit its lenders to allow home buyers to use the $8,000 tax credit as a down payment.
FHA will allow approved lenders and nonprofits, and state and local government agencies to issue short-term bridge loans buyers can use for down payments, Donovan said. Buyers would repay the loans after getting their tax refunds.
Previously, most buyers wouldn't receive the funds until after they filed their tax return, and that deterred some people from using the credit. The NATIONAL ASSOCIATION OF REALTORS® has been calling for the change.
“We all want to enable FHA consumers to access the home buyer tax credit funds when they close on their home loans so that the cash can be used as a down payment,” Donovan says. His remarks came in an address to several thousand REALTORS® gathered Tuesday morning at "The Real Estate Summit: Advancing the U.S. Economy," at the 2009 REALTORS® Midyear Legislative Meetings & Trade Expo in Washington, D.C..
He says FHA’s approved lenders will be permitted to “monetize” the tax credit through short-term bridge loans. This will allow eligible home buyers to access the funds immediately at the closing table.
http://www.seattlepi.com/local/406129_FHA12.html
http://www.earthtimes.org/articles/show/hud-secretary-announces-monetization-of,821509.shtml
Tax Credit Can Be Used for Down Payment
U.S. Housing and Urban Development Secretary Shaun Donovan announced Tuesday that
the Federal Housing Administration is going to permit its lenders to allow home buyers to use the $8,000 tax credit as a down payment.
FHA will allow approved lenders and nonprofits, and state and local government agencies to issue short-term bridge loans buyers can use for down payments, Donovan said. Buyers would repay the loans after getting their tax refunds.
Previously, most buyers wouldn't receive the funds until after they filed their tax return, and that deterred some people from using the credit. The NATIONAL ASSOCIATION OF REALTORS® has been calling for the change.
“We all want to enable FHA consumers to access the home buyer tax credit funds when they close on their home loans so that the cash can be used as a down payment,” Donovan says. His remarks came in an address to several thousand REALTORS® gathered Tuesday morning at "The Real Estate Summit: Advancing the U.S. Economy," at the 2009 REALTORS® Midyear Legislative Meetings & Trade Expo in Washington, D.C..
He says FHA’s approved lenders will be permitted to “monetize” the tax credit through short-term bridge loans. This will allow eligible home buyers to access the funds immediately at the closing table.
http://www.seattlepi.com/local/406129_FHA12.html
http://www.earthtimes.org/articles/show/hud-secretary-announces-monetization-of,821509.shtml
Thursday, April 30, 2009
Temecula Wine Country Estate -
33895 Calle Vista , Temecula 92592
SOLD! $830,000
MAGNIFICENT 6.21 ACRE POOL AND SPA ESTATE! 6 BEDROOM 4.5 BATH CUSTOM HOME
BUILT IN 2003. THIS HOME HAS A VERY PRIVATE SETTING AND BOASTS 6,119 SQUARE FEET. BREATHTAKING VIEWS AND NATURAL LIGHT.
Prestigue Temecula Wine Country in Country Estates Road area.
Tuesday, April 21, 2009
Blue Chip Neighborhood:
With all the doom and gloom, short sale, REO's all around in my RE areas; it is hard to believe and it is quiet an eye-opener.
According to the latest AOL Real Estate article.
These are areas in the USA with home prices that are still growing
and thriving.
Atlanta Metro Area
Blue Chip Neighborhood:
Atlanta, Ga. (Spring Buford Conn / Peachtree St)
Found Within ZIP Code(s): 30309, 30318
Five-Year Price Growth: 36.50%
Average Price Growth per Year: 7.30%
Median House Value: $710,700
Boston Metro Area
Blue Chip Neighborhood:
Boston, Mass. (Columbus Ave / Massachusetts Ave)
Found Within ZIP Code(s): 02118
Five-Year Price Growth: 91.80%
Average Price Growth per Year: 18.36%
Median House Value: $692,600
Chicago Metro Area
Blue Chip Neighborhood:
Chicago, Ill. (Ravenswood Ave / Melrose St)
Found Within ZIP Code(s): 60657
Five-Year Price Growth: 118.25%
Average Price Growth per Year: 23.65%
Median House Value:$738,200
Cleveland Metro Area
Blue Chip Neighborhood:
Aurora, Ohio (City Center)
Found Within ZIP Code(s): 44202
Five-Year Price Growth: 44.47%
Average Price Growth per Year: 8.89%
Median House Value: $260,100
Dallas Metro Area
Blue Chip Neighborhood:
University Park, Texas (Southern Methodist U / U.S. Route 75)
Found Within ZIP Code(s): 75205
Five-Year Price Growth: 82.57%
Average Price Growth per Year: 16.51%
Median House Value: $547,800
Denver Metro Area
Blue Chip Neighborhood:
Denver, Colo. (Colorado Blvd / 6th Ave)
Found Within ZIP Code(s): 80206, 80209
Five-Year Price Growth: 77.33%
Average Price Growth per Year: 15.46%
Median House Value: $570,000
Detroit Metro Area
Blue Chip Neighborhood:
Birmingham, Mich. (Woodward Ave / Old Woodward Ave)
Found Within ZIP Code(s): 48009
Five-Year Price Growth: 16.77%
Average Price Growth per Year: 3.35%
Median House Value: $779,400
Houston Metro Area
Blue Chip Neighborhood:
Houston, Texas (Del Monte Dr / Kirby Dr)
Found Within ZIP Code(s): 77027, 77019
Five-Year Price Growth: 56.61%
Average Price Growth per Year: 11.32%
Median House Value: $1,727,300
Los Angeles Metro Area
Blue Chip Neighborhood:
Los Angeles, Calif. (Sunset Blvd / Mapleton Dr)
Found Within ZIP Code(s): 90024
Five-Year Price Growth: 95.41%
Average Price Growth per Year: 19.08%
Median House Value: $2,666,800
Miami Metro Area
Blue Chip Neighborhood:
Key Biscayne, Fla. (Crandon Blvd / Harbor Dr)
Found Within ZIP Code(s): 33149
Five-Year Price Growth: 81.47%
Average Price Growth per Year: 16.29%
Median House Value: $1,422,100
Minneapolis Metro Area
Blue Chip Neighborhood:
Eden Prairie, Minn. (Flying Cloud Dr / Pioneer Trl)
Found Within ZIP Code(s): 55347
Five-Year Price Growth: 42.87%
Average Price Growth per Year: 8.57%
Median House Value: $479,200
Minneapolis Metro Area
Blue Chip Neighborhood:
Eden Prairie, Minn. (Flying Cloud Dr / Pioneer Trl)
Found Within ZIP Code(s): 55347
Five-Year Price Growth: 42.87%
Average Price Growth per Year: 8.57%
Median House Value: $479,200
New York City Metro Area
Blue Chip Neighborhood:
New York, N.Y. (71st St / Columbus Ave)
Found Within ZIP Code(s): 10023
Five-Year Price Growth: 132.80%
Average Price Growth per Year: 26.56%
Median House Value: $1,122,200
Philadelphia Metro Area
Blue Chip Neighborhood:
Nether Providence Township, Penn.
Found Within ZIP Code(s): 19063, 19086
Five-Year Price Growth: 97.28%
Average Price Growth per Year: 19.45%
Median House Value: $499,700
Phoenix Metro Area
Blue Chip Neighborhood:
Paradise Valley, Ariz. (Camelback Estates)
Found Within ZIP Code(s): 85253
Five-Year Price Growth: 71.89%
Average Price Growth per Year: 14.37%
Median House Value: $1,532,500
San Diego Metro Area
Blue Chip Neighborhood:
Coronado, Calif. (Silver Strand Blvd / Avenida Lunar)
Found Within ZIP Code(s): 92118
Five-Year Price Growth: 105.10%
Average Price Growth per Year: 21.02%
Median House Value: $1,504,500
San Francisco Metro Area
Blue Chip Neighborhood:
San Francisco, Calif. (3rd St / 20th St)
Found Within ZIP Code(s): 94107
Five-Year Price Growth: 99.92%
Average Price Growth per Year: 19.98%
Median House Value: $953,300
Seattle Metro Area
Blue Chip Neighborhood:
Seattle, Wash. (Aloha St / 17th Ave)
Found Within ZIP Code(s): 98112
Five-Year Price Growth: 75.08%
Average Price Growth per Year: 15.01%
Median House Value: $1,044,900
St. Louis Metro Area
Blue Chip Neighborhood:
Clayton, Mo. (Brentwood Blvd / Forsyth Blvd)
Found Within ZIP Code(s): 63105
Five-Year Price Growth: 37.70%
Average Price Growth per Year: 7.54%
Median House Value: $583,000
Tampa Metro Area
Blue Chip Neighborhood:
East Lake, Fla.
Found Within ZIP Code(s): 34685, 34689
Five-Year Price Growth: 108.24%
Average Price Growth per Year: 21.64%
Median House Value: $546,300
Washington, D.C., Metro Area
Blue Chip Neighborhood:
Washington, D.C. (Rock Creek Pky / Massachusetts Ave)
Found Within ZIP Code(s): 20008
Five-Year Price Growth: 106.76%
Average Price Growth per Year: 21.35%
Median House Value: $1,619,200
http://realestate.aol.com/home-values/blue-chip-neighborhoods
I keep hoping that Riverside County would show up,
alas no, not yet. May be next year..............
According to the latest AOL Real Estate article.
These are areas in the USA with home prices that are still growing
and thriving.
Atlanta Metro Area
Blue Chip Neighborhood:
Atlanta, Ga. (Spring Buford Conn / Peachtree St)
Found Within ZIP Code(s): 30309, 30318
Five-Year Price Growth: 36.50%
Average Price Growth per Year: 7.30%
Median House Value: $710,700
Boston Metro Area
Blue Chip Neighborhood:
Boston, Mass. (Columbus Ave / Massachusetts Ave)
Found Within ZIP Code(s): 02118
Five-Year Price Growth: 91.80%
Average Price Growth per Year: 18.36%
Median House Value: $692,600
Chicago Metro Area
Blue Chip Neighborhood:
Chicago, Ill. (Ravenswood Ave / Melrose St)
Found Within ZIP Code(s): 60657
Five-Year Price Growth: 118.25%
Average Price Growth per Year: 23.65%
Median House Value:$738,200
Cleveland Metro Area
Blue Chip Neighborhood:
Aurora, Ohio (City Center)
Found Within ZIP Code(s): 44202
Five-Year Price Growth: 44.47%
Average Price Growth per Year: 8.89%
Median House Value: $260,100
Dallas Metro Area
Blue Chip Neighborhood:
University Park, Texas (Southern Methodist U / U.S. Route 75)
Found Within ZIP Code(s): 75205
Five-Year Price Growth: 82.57%
Average Price Growth per Year: 16.51%
Median House Value: $547,800
Denver Metro Area
Blue Chip Neighborhood:
Denver, Colo. (Colorado Blvd / 6th Ave)
Found Within ZIP Code(s): 80206, 80209
Five-Year Price Growth: 77.33%
Average Price Growth per Year: 15.46%
Median House Value: $570,000
Detroit Metro Area
Blue Chip Neighborhood:
Birmingham, Mich. (Woodward Ave / Old Woodward Ave)
Found Within ZIP Code(s): 48009
Five-Year Price Growth: 16.77%
Average Price Growth per Year: 3.35%
Median House Value: $779,400
Houston Metro Area
Blue Chip Neighborhood:
Houston, Texas (Del Monte Dr / Kirby Dr)
Found Within ZIP Code(s): 77027, 77019
Five-Year Price Growth: 56.61%
Average Price Growth per Year: 11.32%
Median House Value: $1,727,300
Los Angeles Metro Area
Blue Chip Neighborhood:
Los Angeles, Calif. (Sunset Blvd / Mapleton Dr)
Found Within ZIP Code(s): 90024
Five-Year Price Growth: 95.41%
Average Price Growth per Year: 19.08%
Median House Value: $2,666,800
Miami Metro Area
Blue Chip Neighborhood:
Key Biscayne, Fla. (Crandon Blvd / Harbor Dr)
Found Within ZIP Code(s): 33149
Five-Year Price Growth: 81.47%
Average Price Growth per Year: 16.29%
Median House Value: $1,422,100
Minneapolis Metro Area
Blue Chip Neighborhood:
Eden Prairie, Minn. (Flying Cloud Dr / Pioneer Trl)
Found Within ZIP Code(s): 55347
Five-Year Price Growth: 42.87%
Average Price Growth per Year: 8.57%
Median House Value: $479,200
Minneapolis Metro Area
Blue Chip Neighborhood:
Eden Prairie, Minn. (Flying Cloud Dr / Pioneer Trl)
Found Within ZIP Code(s): 55347
Five-Year Price Growth: 42.87%
Average Price Growth per Year: 8.57%
Median House Value: $479,200
New York City Metro Area
Blue Chip Neighborhood:
New York, N.Y. (71st St / Columbus Ave)
Found Within ZIP Code(s): 10023
Five-Year Price Growth: 132.80%
Average Price Growth per Year: 26.56%
Median House Value: $1,122,200
Philadelphia Metro Area
Blue Chip Neighborhood:
Nether Providence Township, Penn.
Found Within ZIP Code(s): 19063, 19086
Five-Year Price Growth: 97.28%
Average Price Growth per Year: 19.45%
Median House Value: $499,700
Phoenix Metro Area
Blue Chip Neighborhood:
Paradise Valley, Ariz. (Camelback Estates)
Found Within ZIP Code(s): 85253
Five-Year Price Growth: 71.89%
Average Price Growth per Year: 14.37%
Median House Value: $1,532,500
San Diego Metro Area
Blue Chip Neighborhood:
Coronado, Calif. (Silver Strand Blvd / Avenida Lunar)
Found Within ZIP Code(s): 92118
Five-Year Price Growth: 105.10%
Average Price Growth per Year: 21.02%
Median House Value: $1,504,500
San Francisco Metro Area
Blue Chip Neighborhood:
San Francisco, Calif. (3rd St / 20th St)
Found Within ZIP Code(s): 94107
Five-Year Price Growth: 99.92%
Average Price Growth per Year: 19.98%
Median House Value: $953,300
Seattle Metro Area
Blue Chip Neighborhood:
Seattle, Wash. (Aloha St / 17th Ave)
Found Within ZIP Code(s): 98112
Five-Year Price Growth: 75.08%
Average Price Growth per Year: 15.01%
Median House Value: $1,044,900
St. Louis Metro Area
Blue Chip Neighborhood:
Clayton, Mo. (Brentwood Blvd / Forsyth Blvd)
Found Within ZIP Code(s): 63105
Five-Year Price Growth: 37.70%
Average Price Growth per Year: 7.54%
Median House Value: $583,000
Tampa Metro Area
Blue Chip Neighborhood:
East Lake, Fla.
Found Within ZIP Code(s): 34685, 34689
Five-Year Price Growth: 108.24%
Average Price Growth per Year: 21.64%
Median House Value: $546,300
Washington, D.C., Metro Area
Blue Chip Neighborhood:
Washington, D.C. (Rock Creek Pky / Massachusetts Ave)
Found Within ZIP Code(s): 20008
Five-Year Price Growth: 106.76%
Average Price Growth per Year: 21.35%
Median House Value: $1,619,200
http://realestate.aol.com/home-values/blue-chip-neighborhoods
I keep hoping that Riverside County would show up,
alas no, not yet. May be next year..............
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