Colorado Resorts Real Estate Podcast with Kevin and Amy Smits

If you want to keep your home safe and undamaged this winter, consider buying and installing a smart thermostat and an automatic water shut-off valve. Buying a home? Click here to perform a full home search Selling a home? Click here for a FREE Home Price Evaluation  Call me at (970) 418-0183 for a FREE home buying or selling consultation Now that winter is here, I want to tell you about a couple household items that can help protect your home while you’re away during the colder months ahead. The first is a smart thermostat. If the temperature inside your home drops below 50 degrees, this type of thermostat will call, text, or email you a notification so you can reach out to a friend, your property manager, or someone at our office to take care of the problem. These aren’t very expensive, and I installed one in my home this past month. It definitely makes us feel safer when we leave town. “ We hope you have an amazing holiday season! ” The second item is an automatic water shut-off valve. If your home’s pipes freeze or there’s any kind of unintended water flow, this will shut off the water supply and minimize the damage that can be done. If you have any questions about either of these items, want to know how else you can protect your home this winter, or you have any other real estate needs, don’t hesitate to reach out to us. We’d love to help you. In the meantime, we hope the rest of your holiday season is filled with joy!

  The new year is here and I’m sure many of you have made resolutions for getting in better shape. Here are some places in the area where you can get started on accomplishing your health goals this year. Buying a home? Click here to perform a full home search Selling a home? Click here for a FREE Home Price Evaluation  Call me at (970) 418-0183 for a FREE home buying or selling consultation First, I want to wish you all a happy new year and thank you for your support in 2018. With more than 50% of people saying they want to get healthier in 2019, I thought we’d start the year off by sharing some of the different rec centers, Pilates studios, CrossFit gyms, and all the different places you can get in shape this year. As you can see in the video above, there are no shortage of options in the area. Next time you’re in the mountains, you might want to check one of the fantastic rec centers out in Breckenridge or Silverthorne. Rec Centers Breckenridge Silverthorne Yoga Centers Frisco Summit Hot Yoga Elevated Yoga Summit County Yoga Project Dillon Peak Yoga Breckenridge Meta Yoga Studios Pilates Dillon Frisco Studios Frisco Trinity Wellness Studio Studio B Dance Center Summit County Jiu Jitsu Crossfit Studios Breckenridge Frisco Gyms Frisco Peak One Fitness 24/7 Altus Training Center Dillon Elevation Fitness Silverthorne Snap Fitness 24/7 Senior Center Frisco In the meantime, if you have any questions about real estate, don't hesitate to reach out to us. We'd love to help.

  Our market has been undergoing a lot of changes lately, and so today we’d like to share a quick update on what this recent activity may mean for you and your goals. Buying a home? Click here to perform a full home search Selling a home? Click here for a FREE Home Price Evaluation  Call me at (970) 418-0183 for a FREE home buying or selling consultation It has been a great time of change here in the mountains as of late, and our real estate market is no exception. We are seeing new properties listed every day. If you’re thinking of buying or selling, know that now is a fantastic time to do so. Things are moving fast in our local market, and our team would be happy to help you take advantage of this current activity. Whether you’re looking for the perfect home, are ready to sell, or have questions about your current property’s value, we have what it takes to guide you to your goals. If you have any questions about buying or selling your home in this market, please feel free to call or email. I look forward to speaking with you soon.

  Today I want to talk about a great local farmers' market in Silverthorne. Buying a home? Click here to perform a full home search Selling a home? Click here for a FREE Home Price Evaluation  Call me at (970) 418-0183 for a FREE home buying or selling consultation Today I want to encourage you to check out a great local farmers' market that I visit every Tuesday. This market is right across the street from the rec center, behind the Silverthorne Community Garden. If you haven't visited those areas, they are a great place to visit. The market is held every Tuesday from 9 a.m. to 2 p.m, during which time you get to fill a five-pound potato sack with as many fruits and vegetables as you would like for the great value of only $10. They always try to send me home with an extra melon on top. So, next time you are in town, check out the Silverthorne Farmers' Market. Or you can check out another wonderful one that is held in Dillon on Fridays or in Vail on Sundays. To find out even more free events and festivals in the area, you can look at our calendar of events below           Summit County                                                                                       Eagle County “ You get to fill a five-pound potato sack with fruits and vegetables for only $10. ” If you have any additional questions or are interested in speaking with me about buying or selling, please feel free to call or email. I look forward to speaking with you soon.

What property manager or property management company should you task with handling your short-term rental? Allow me to share some insight into this key question. Buying a home? Click here to perform a full home search Selling a home? Click here for a FREE Home Price Evaluation  Call me at (970) 418-0183 for a FREE home buying or selling consultation Recently someone asked us, “Who is the best short-term property manager?”  Well, the truth is that we could not name just one. There are a few different companies we work with that have different rental numbers in different areas. So if you are thinking of hiring someone to manage your short-term rental property, please reach out so we can have a discussion about who would be the best fit for your needs. “ There are a variety of different property management companies out there that offer a variety of services. ” With that said, many people choose to manage their short-term rental property on their own using Airbnb or VRBO (vacation rental by owner). There are also companies that will help you with bookings and cleaning, while leaving the rest up to you. If you are going this route, we would love to help you out by having our photographer create a 3D virtual tour of your property. The reality is that there are a variety of different property management companies out there that offer a variety of services. It all comes down to your personal preference.  If you have any other questions, would like more information, or would like a list of some great local property management companies, feel free to give us a call or send us an email. We look forward to hearing from you soon.

Wildfires have sprung up in the area, and are causing a widespread evacuation. If you are in the area, remember to pack the essentials. If you happen to be nearby and can help somebody else, let me know and I'll keep your information on-hand if anybody reaches out about help. For more information, watch my latest video.

As spring turns to summer, the market is starting to heat up. Now is a great time to get a jump on the market if you’ve been thinking of buying a home. Buying a home? Click here to perform a full home search Selling a home? Click here for a FREE Home Price Evaluation  Call me at (970) 418-0183 for a FREE home buying or selling consultation It is a beautiful spring here in Frisco and we’re enjoying some lovely weather in the mountains. If you are thinking about visiting, this is a great time to come up. Today we are going to talk about why you need a real estate agent even in a hot seller’s market like this and even if you are selling your home on your own. Over the last few weeks, I have been hearing from buyers and sellers who want to know about the For Sale By Owner (FSBO) market. Here are a few recent stories I can share.  First, we just listed a home for someone who wasn’t having much success selling her home FSBO. We had to adjust the price down a little bit, we got professional photos taken, and got the word out to a lot of people either in the area or looking for a home in the area. The property received a full-priced offer in just two weeks. The seller was very excited and is looking forward to closing in the next few weeks. The next story is of a couple who were trying to sell on their own and they put a very small sign attached to their mailbox. I was showing property in the neighborhood and I gave them a call because I thought one of my buyers might be interested in the home. I told them I wasn’t trying to persuade them to list their home with me, but they proceeded to tell me just how horrible their experience was. They were fielding calls at all hours and they needed help. I ended up listing the home, brought the perfect buyer in, and got the title work, surveys, and disclosures covered.  “ We still have some great inventory available here in Frisco. ” The main takeaway here is that buyers don’t want to work directly with FSBO sellers. That is why we want to help. If you have seen a FSBO home in the area and you are interested in it, we can provide some insight into the property and maybe even the sellers themselves. We try to find all the FSBO sellers out there and get their information for all of our buyers. Location is just part of the equation when it comes to selling a home. It is also very important to market the property correctly and provide the most accurate information to buyers in order to make the process as smooth as can be. Check out the links below for specific details on each area: Avon Breckenridge Dillon Edwards Frisco Silverthorne Vail We still have some great inventory here in Frisco, so it is a great time to come look at homes if you have been thinking about it. If you have any questions about the market or need any help, don’t hesitate to give us a call or send us an email. We would love to hear from you soon.

If you’re on the fence about buying or selling a home, now is the time to hop off and take action. Buying a home? Click here to perform a full home search Selling a home? Click here for a FREE Home Price Evaluation  Call me at (970) 418-0183 for a FREE home buying or selling consultation If you’re thinking about buying or selling a home, now is a great time. For sellers, there is so little inventory that homes which are priced correctly are selling quickly. We’re seeing multiple offers in the first couple weeks for nearly every home that is selling. Once the slopes close, however, we are going to see an increase in inventory. One of our listing clients was bringing their townhome onto the market. The last sale was at $650,000 and we were going to price theirs below that because the location was not quite as desirable. But someone in the building decided they needed to sell fast, so they came on at $500,000, which affected everyone in the building. A home that we would have brought on over $600,000 now needs to wait until the prices recover. Granted, they did have multiple offers, and we don’t know how much it sold for, but once it closes, it will definitely have an effect on everyone. If you’re thinking about selling, let’s price it right to sell quickly. As interest rates increase, buying power for some buyers decreases. Buyers are going to see an uptick in inventory, but there are still a lot of buyers out there and the competition is fierce. When a property that is a perfect fit for you comes on the market, we need to be ready. If you’re getting a loan, get pre-qualified as soon as possible. We also need to know how to write the contract so that you’re going to win. “ As interest rates increase, buying power for some buyers decreases. ” If you’re thinking about buying, remember that interest rates are on the rise. For every $100,000 of purchasing power, when the interest rates go up by 1%, the cost of that is approximately $60 per $100,000. I’m not a lender, so I can’t give you an exact figure, but you can check out a mortgage calculator online to see how rising rates will affect you personally. There are going to be some great properties coming onto the market, so let’s be ready. If you have any questions or need any help, please feel free to contact us. We would love to hear from you.

What can you expect from the Summit Country real estate market in 2018? I’ll share a few of my predictions, as well as an announcement about my new video series. Buying a home? Click here to perform a full home search Selling a home? Click here for a FREE Home Price Evaluation  Call me at (970) 418-0183 for a FREE home buying or selling consultation What will the 2018 real estate market look like? We’ll share a few predictions. I’m also excited to announce a new video series.  As many of you know, homes were selling extremely fast in 2017. Inventory continued to be low, and 25% of homes were selling in less than two weeks.  In 2018, we don’t expect that to change. We think that 30% of homes will sell in less than two weeks, and we will continue to have a shortage of inventory.  “ The market continues to improve, and homes are selling quickly. ” If you are looking to buy a home this year, you need to be in touch with us. Our buyer agents will look for a home that suits your specific needs.  If you are thinking of selling, there couldn’t be a better time. The market continues to improve, and homes are selling quickly.  I also want to let you know that this year, we will introduce you to a new company in Summit County each week. We will interview them to find out what they do and see what specials they offer you. We’ll also introduce you to businesses in Vail and Beaver Creek.  If you have any questions in the meantime, just give me a call or send me an email. I would be happy to help you!

How will tax changes impact the real estate market? Here are a few things we’re keeping an eye on. Buying a home? Click here to perform a full home search Selling a home? Click here for a FREE Home Price Evaluation  Call me at (970) 418-0183 for a FREE home buying or selling consultation A lot of you have been asking me lately about the tax reform bill and how it will affect the real estate market. Since the majority of homeowners around here are secondary homeowners, it won’t have the same effect on their vacation homes as it will on their primary residences. However, there are a few changes that may affect you that I wanted to touch on today. First things first—the mortgage interest deduction cap has been decreased from $1 million to $750,000. Since 60% of homeowners around here finance their homes, it will have an impact. Another part of this tax bill is the limiting of state and local tax deductions. Here in Colorado, our taxes are already so low that it won’t have a big impact. However, for those of you in states where the taxes are much higher, you’ll definitely want to do some homework to see how it will affect your primary and secondary residences. “ Capital gains weren’t touched in the new plan. ” Finally, the capital gains tax is another piece that a lot of people are worried about. Basically, if you’ve lived in a home for two out of the last five years as a primary residence, you can deduct any capital gains up to $250,000 as a single person and up to $500,000 as a married couple. This piece wasn’t touched in the tax plan, which is good news for homeowners. Click here for a deeper look at the tax reform bill. If you have any more questions about exactly how these changes are going to affect you personally, don’t hesitate to reach out and give me a call or send me an email. I look forward to hearing from you soon.

How did the 2017 real estate market do? I’ll give you a quick breakdown today. Buying a home? Click here to perform a full home search Selling a home? Click here for a FREE Home Price Evaluation  Call me at (970) 418-0183 for a FREE home buying or selling consultation Today, I’d like to take a minute and look back on the real estate market for 2017. 2017 was definitely a recovery year for real estate. Prices continue to go up in every single area, from Summit County to Vail to Beaver Creek.  “ Prices continue to go up in every single area. ” Check out the links below for specific details on each area:  Summit County Silverthorne Keystone Frisco Dillon Copper Mountain Breckenridge If you have any questions, please don’t hesitate to reach out to us.  Next year, we are excited to introduce you to new businesses so you can get to know some of our local business owners. Look for that in our next blog post.  In the meantime, have a happy holiday season and we will talk to you next year!

Doug Sullivan has developed a new program that allows cash buyers to refinance quickly. Buying a home? Click here to perform a full home search Selling a home? Click here for a FREE Home Price Evaluation  Call me at (970) 418-0183 for a FREE home buying or selling consultation Today I’m going to introduce Doug Sullivan, one of our lenders who has a new product that is really great for people who are purchasing a home with cash and would like to cash out. Typically that takes several months, but thanks to Doug, there is a new program available. His mortgage tip comes with regards to delayed financing.  Standard mortgage guidelines for doing a cash-out refinance require the homeowner to wait six months after they close, but he has a program that allows people to do that right away. “ Standard mortgage guidelines for doing a cash-out refinance require the homeowner to wait six months after they close. ” There are a couple examples of how this helped past clients of his: For the first example, he had a client who was wanting a loan but was in a position to pay cash. What they did was write the contract as cash. The reason for this is that they were competing with a lot of other offers, and that allowed the seller to take their contract because of the cash position and the fact that they could close within two weeks. After they closed, Doug applied the mortgage, and within 30 days they had the financing that they wanted. The second example was a client who was interested in a property that was not habitable by lending terms because there was a plumbing issue. So they paid cash, closed, did the repair, and then we did our financing and got them in place 45 days after closing—they took advantage of today’s low rates. If you have questions about this program or any other mortgage program, please give us a call. We’d be happy to help you.

We are excited to announce our new venture as Resort Real Estate Experts! Buying a home? Click here to perform a full home search Selling a home? Click here for a FREE Home Price Evaluation  Call me at (970) 418-0183 for a FREE home buying or selling consultation We’ve been with Century 21 Gold for nearly 10 years, but it was time for a change. We are so excited about our new venture as Resort Real Estate Experts! Over the next couple of months, we’ll introduce you to a lot of new features on our website. We’ll also have a grand opening at our new office in Edwards, Colorado.  If you’re in town and you see one of our new bright pink open house signs, stop in and say hello.  Plus, if you have any ideas or topics you would like to learn more about in our next video, give me a call or send me an email. I would be happy to help you!

Homes are still selling quickly in East Vail and Summit County, but there are a few changes in the market. We have your full market update today. Buying a home? Click here to perform a full home search Selling a home? Click here for a FREE Home Price Evaluation  Call me at (970) 418-0183 for a FREE home buying or selling consultation What’s happening in the East Vail and Summit County real estate market?  Properties coming on the market right now have come down a bit in price. Yesterday, there were 31 price reductions. Buyers are ready to buy, but properties need to be priced correctly in order to sell. That said, homes priced under $500,000 tend to sell in less than a week. Homes between $500,000 and $1 million are selling in under two months. However, homes over $1 million are selling slower, since that is where we have the majority of our inventory. There are also fewer buyers in that price range.  “ Homes priced under $500,000 are selling in less than a week! ” If you are thinking of buying or selling a home, reach out to us and make sure that we have your housing criteria set up correctly. Homes are selling quickly, and it’s important that we match your motivation to our motivation. If you want to buy quickly, for example, we want to be able to get in touch with you as soon as possible. If you don’t want to buy for another year or so, we want to check in with you every couple months to touch base.  We also have a couple of exciting new properties that will be on the market. There are two brand-new duplexes that will come on the East Vail market in the next couple of weeks at $2 million. If you are interested, let someone on our team know and we will send you as much information as we can, including 3-D tours.  We also have a couple of condos in the $350,000 price range. Those will sell quickly, so get in touch with us soon if you are interested.  As always, if you have any other real estate questions, just give me a call or send me an email. I would be happy to help you!

What's going on in the Summit County market? I've got an update for you today covering the whole first half of 2017. Buying a home? Click here to perform a full home searchSelling a home? Click here for a FREE Home Price Evaluation Call me at (970) 418-0183 for a FREE home buying or selling consultation It's hard to believe that we're heading into summer, which means the first half of the year in real estate activity is already behind us. So what's been going on in the Summit County market? Just like the last few months, inventory has been low, demand has been high, and we see that continuing. However, we've seen an uptick in listings. For example, in Frisco our average for the last three months has been 13, and now we're at about 15, and we're seeing that across the county. That's great news for homebuyers. The average sales price over the last six months was $725,000, which is up from this time last year. The average number of days a listing spends on the market has fallen too. The median days on market for homes priced under $400,000 is about seven, and as you go up in price, it also increases, but only by a day. For the first half of the year, the overall average days on market was 52. We're seeing that go up just in the last month to about 65. I think we're seeing sellers coming on higher and higher with list prices and buyers are resisting a little bit. Basically, buyers are looking to buy, but they aren't willing to overpay. “ Sale prices and the number of new listings are both up. ” The other price range that has been interesting to me is $2.6 million to $2.8 million where the average days on market was just three. When people see houses they like, they're buying them quickly.  Here are the market reports for these areas: Breckenridge Copper Mountain Dillon Frisco Keystone Silverthorne Summit County If you have any questions about a specific area or you're thinking of buying or selling a home in our market, give me a call or send me an email soon. I'd love to hear from you! Like our page on Facebook: 365 Things to do in Summit County

With the ski season over, tons of properties are flooding the market. Here’s why you need to act quickly in order to take advantage. Buying a home? Click here to perform a full home search Selling a home? Click here for a FREE Home Price Evaluation  Call me at (970) 418-0183 for a FREE home buying or selling consultation Although the question of when the best time to buy is a complex question, I’ve got some information to share with you today that shows why May and June specifically are good times to buy a home in this market. The ski season is mostly over now, which means we are going to start to see homes come off of the rental market and into the purchasing market. Inventory is finally increasing for home buyers, giving them many more options than they had just a few months ago. Interest rates are continuing to stay fairly low as well, and with fewer rentals it is much easier to see properties. If you were here in the winter and wanted to see properties, it was probably difficult for you since so many of them were rented out. Those properties are vacant now, though.  Another reason to act timely if you want to secure a good deal is because once a property sells, the next similar property that comes on the market will be listed for $10,000 or $15,000 more. We recently saw a wilderness condo come on the market for $305,000 and sell within a few days. The next similar condo that came on the market was listed at $320,000. With inventory so low, that’s how quickly prices are going up. If you’re thinking about buying a home, reach out to us. We can make sure you’re alerted to the properties that match the criteria you are looking for as soon as they come on the market. If you can’t make it out here to see them in person, we can even set you up with a pair of VR goggles so you can take a 3-D home tour. We do these for every one of our listings and if you haven’t taken a VR tour yet, it’s something you need to do. Reach out to us and we’ll send you a pair of goggles. “ We’re happy to send a pair of these VR goggles your way. ” If you have any other questions for us, don’t hesitate to give us a call or send us an email. We look forward to hearing from you soon.

There is a lot to do up here in the mountains, even after ski season is done. Here are just a few great events going on this spring. Buying a home? Click here to perform a full home search Selling a home? Click here for a FREE Home Price Evaluation  Call me at (970) 418-0183 for a FREE home buying or selling consultation There are a lot of spring events coming up all over the Rocky Mountains. We want to tell you about a few of our favorites today. The second annual Brew-Ski is coming up on March 11th in Frisco. It’s a cross-country ski race, with prizes for the best costumes and an after party hosted by some local breweries. “ The Brew-Ski is coming up on March 11th! ” Breckenridge Spring Fever starts on March 18th. Every weekend they will have live music, both in town and on the mountain. There are several ski competitions, as well as plenty of other events in town for those of you who aren’t skiers. There is a parade in Keystone every weekend, complete with astounding fireworks. You’ll also find a lot of music here, as well as a bunch of different events for the kids. Copper Sensation is going to be held on April 15th and 16th. There will be music at the base of the mountain and some fun pond skimming going on. If you’ve never gone pond skimming, it’s basically where we let our inner daredevil loose and see if we can skip across a body of water on skis. There is also a great Easter egg hunt down here that is always a good way to end the ski season.  Like our page on Facebook: 365 Things to do in Summit County If you have any questions for us or want more information about any of these events, don’t hesitate to give us a call or send us an email. We look forward to hearing from you.

We’re here with part two of our series on getting your home ready to sell. Today, you’ll learn how pre-inspections help home sellers. Buying a home? Click here to perform a full home search Selling a home? Click here for a FREE Home Price Evaluation  Call me at (970) 418-0183 for a FREE home buying or selling consultation Recently, we gave you a few tips about how to prepare your home for the market if you want to sell in the next year. You can see the full post here. Today, we want to focus on another important aspect of preparing your home for the market: the pre-inspection.  We recommend ordering a pre-inspection about a month before selling your home. Hire a home inspector to take a look at your home so that you know about any issues before listing your property. When homeowners order a pre-inspection and offer a home warranty, buyers feel safe. They feel that the home has been well taken care of and that it’s move-in ready.  “ A pre-inspection gives confidence to potential buyers. ” When you get the report back from the home inspector, make sure that you fix the smaller items on the list. We recommend that you fix anything that costs less than $500, like adjusting a leaky faucet or putting a GFCI in your kitchen.  If there are problems with some big ticket items in your home, give us a call and we can help you out. Recently, one of our clients got their home pre-inspected and the inspector told them that the roof needed to be replaced. It was at the end of its life expectancy and would have cost $10,000 to $15,000 to replace.  The sellers did not want to fix the roof. Instead, they took care of all the little nitpicky things the inspector found and disclosed that the roof needed to be fixed to everyone who looked at the home. They also offered a home warranty. They wound up getting a wonderful offer, and when the buyers ordered their own home inspection, the only issue they found was the roof, which they already knew about. That made the buyers happy and the sellers were able to move on to their next home.  As you can see, a pre-inspection is a great way to make potential buyers feel at ease. If you have any questions, just give us a call or send us an email. We would be happy to help you!

What can you do to get the most return on investment from your home sale? There are many things you can do to plan ahead, but today, we’ll discuss decluttering. Buying a home? Click here to perform a full home search Selling a home? Click here for a FREE Home Price Evaluation  Call me at (970) 418-0183 for a FREE home buying or selling consultation If you are planning on selling your house in the next year, what are some things that you should do inside and outside of your home to get the best return on your investment? There are many things that you will need to do to prepare your home for the market. First of all, you should always think about how your home will present itself. Make sure that your home is clean, fresh, and decluttered. Whether you have a small home or a large home, there are always things that you can take off of the shelves or off of the walls. Every home seller has some decluttering to do. I recommend going room by room and looking for things that you can remove. “ Every home seller has some decluttering to do. ” If you’re not selling your home for another year, don’t worry about taking your personal photos down quite yet. However, when you are closer to listing, you should take those personal photos down because they can be very distracting for buyers. For example, I recently went on a listing appointment. The client had a picture of his daughter up, and his daughter was wearing the exact same wedding dress that I wore 20 years ago. As a professional, I know better, but I was so excited to see the dress that I was completely distracted! You need to remove items that will distract buyers from your home. At most, you can leave three items on any countertop or surface. If you have a beautiful night stand, make sure that there are only one or two items on there so that people focus on how big the room is. You want buyers to envision how they will live in your home. So, declutter your home and make sure it is completely clean. Check the windows and the wood around the windowsills; sometimes, you may need to sand or stain those areas. Prepare the house for the next buyer to move in. I’ll go over a few more tips on preparing your home for the market in future videos. If you have any questions in the meantime, please don’t hesitate to reach out to me. I would be happy to help you!

We wanted to reach out and wish you happy holidays. We hope you enjoy your time with family and friends. Buying a home? Click here to perform a full home search Selling a home? Click here for a FREE Home Price Evaluation  Call me at (970) 418-0183 for a FREE home buying or selling consultation I just wanted to reach out quickly today and give a big thank you to everyone who stopped by and picked up a pie from us over Thanksgiving. It was so great to see so many of you. We loved catching up. I also wanted to take this time to wish everyone a merry Christmas, happy holidays, and a happy New Year.  We’ve got some new listings coming on the market soon in the $500,000 price range and we know they will sell quickly. If you’d like a look at them before they go to market, give us a call or send us an email.  “ We are looking forward to 2017. ” This past year was a great one for our team, but we think 2017 will be even better. If you have any questions for us, don’t hesitate to reach out and give us a call any time. We are always here to help. Once again, have a merry Christmas, a happy New Year, and a wonderful holiday season.