Current Market Trends

REAL ESTATE NEWS & VIEWS

The Official Krisztina Blogsite

Market Trends can be delineated as both major and minor. Generically, year to year, you have a Buyer’s Market, a Seller’s Market or an Even Market. Prices overall may be up or down depending on more inventory vs. less inventory and external factors will affect the trend – general economy, mortgage rates, employment figures, elections etc. Then throughout the year you will have the mini-market trends dependent on time of year, weather conditions and personal activities/holidays. January is typically slow as people recover from the holidays. February will see more listings, but is often weather dependent. The Spring brings lots of inventory but also sees prices being driven downward because of that increase in inventory. The summer slowdown is obvious – summer vacations, kids out of school, camp, cottage etc. September heats up again and through November the market will see more properties listed – of course depending on weather and mortgage rates. Then Christmas brings another slowdown, and the year begins again.

Our current market is seeing a general slowdown. Properties are not selling as fast as they have been in the past. Most listings are showing more days on the market before a firm deal is reached. Even in some sub-areas where homes have typically been on the market for maximum of 1-2 weeks, we are now seeing those properties sit on the market for months before selling. Prices are down, reaching levels we haven’t seen in 6 months. Some homes are being removed from the market with cancelled listings and the inventory is continuing to grow. In this current climate, the property must be perfectly priced and well-staged. This is why marketing becomes even more important to the sale of your home. Simply putting out a sign and listing your home on MLS is not enough. A strong internet presence is crucial to your marketing plan. The home must show well. Great pictures, slide show and virtual tour are a must. The description must be to the point – not boring and not embellished! Your Agent has to ‘work’ your listing.

Canadians are more soured on the economic outlook than ever and everyone is more cautious with their money, safeguarding their current investments. Mortgage rates remain low, but since they have been low for so long, they are no longer driving the market the way they have in the past. The Buyer simply does not have an incentive to rush a purchase. They are not feeling pressured in this slow market. They feel they have the ability to look at a property 2-3 times before making a purchase decision – and even if they lose that home, another one is available. And with so much inventory on the market, it becomes easier for the Buyer to compare one home to another. So bottom line – we are currently seeing a Buyer’s Market which means choosing the right Real Estate Agent to list your property becomes the most important step in the process.

Visit Krisztina Neglia’s new website for more of her latest articles, thoughts and insights on the Oakville real estate market.

Current Market Trends

REAL ESTATE NEWS & VIEWS

The Official Krisztina Blogsite

Market Trends can be delineated as both major and minor. Generically, year to year, you have a Buyer’s Market, a Seller’s Market or an Even Market. Prices overall may be up or down depending on more inventory vs. less inventory and external factors will affect the trend – general economy, mortgage rates, employment figures, elections etc. Then throughout the year you will have the mini-market trends dependent on time of year, weather conditions and personal activities/holidays. January is typically slow as people recover from the holidays. February will see more listings, but is often weather dependent. The Spring brings lots of inventory but also sees prices being driven downward because of that increase in inventory. The summer slowdown is obvious – summer vacations, kids out of school, camp, cottage etc. September heats up again and through November the market will see more properties listed – of course depending on weather and mortgage rates. Then Christmas brings another slowdown, and the year begins again.

Our current market is seeing a general slowdown. Properties are not selling as fast as they have been in the past. Most listings are showing more days on the market before a firm deal is reached. Even in some sub-areas where homes have typically been on the market for maximum of 1-2 weeks, we are now seeing those properties sit on the market for months before selling. Prices are down, reaching levels we haven’t seen in 6 months. Some homes are being removed from the market with cancelled listings and the inventory is continuing to grow. In this current climate, the property must be perfectly priced and well-staged. This is why marketing becomes even more important to the sale of your home. Simply putting out a sign and listing your home on MLS is not enough. A strong internet presence is crucial to your marketing plan. The home must show well. Great pictures, slide show and virtual tour are a must. The description must be to the point – not boring and not embellished! Your Agent has to ‘work’ your listing.

Canadians are more soured on the economic outlook than ever and everyone is more cautious with their money, safeguarding their current investments. Mortgage rates remain low, but since they have been low for so long, they are no longer driving the market the way they have in the past. The Buyer simply does not have an incentive to rush a purchase. They are not feeling pressured in this slow market. They feel they have the ability to look at a property 2-3 times before making a purchase decision – and even if they lose that home, another one is available. And with so much inventory on the market, it becomes easier for the Buyer to compare one home to another. So bottom line – we are currently seeing a Buyer’s Market which means choosing the right Real Estate Agent to list your property becomes the most important step in the process.

Current Market Trends

REAL ESTATE NEWS &
VIEWS

The Official Krisztina Blogsite

Market Trends can be delineated as both major and minor. Generically, year to year, you have a Buyer’s Market, a Seller’s Market or an Even Market. Prices overall may be up or down depending on more inventory vs. less inventory and external factors will affect the trend – general economy, mortgage rates, employment figures, elections etc. Then throughout the year you will have the mini-market trends dependent on time of year, weather conditions and personal activities/holidays. January is typically slow as people recover from the holidays. February will see more listings, but is often weather dependent. The Spring brings lots of inventory but also sees prices being driven downward because of that increase in inventory. The summer slowdown is obvious – summer vacations, kids out of school, camp, cottage etc. September heats up again and through November the market will see more properties listed – of course depending on weather and mortgage rates. Then Christmas brings another slowdown, and the year begins again.

Our current market is seeing a general slowdown. Properties are not selling as fast as they have been in the past. Most listings are showing more days on the market before a firm deal is reached. Even in some sub-areas where homes have typically been on the market for maximum of 1-2 weeks, we are now seeing those properties sit on the market for months before selling. Prices are down, reaching levels we haven’t seen in 6 months. Some homes are being removed from the market with cancelled listings and the inventory is continuing to grow. In this current climate, the property must be perfectly priced and well-staged. This is why marketing becomes even more important to the sale of your home. Simply putting out a sign and listing your home on MLS is not enough. A strong internet presence is crucial to your marketing plan. The home must show well. Great pictures, slide show and virtual tour are a must. The description must be to the point – not boring and not embellished! Your Agent has to ‘work’ your listing.

Canadians are more soured on the economic outlook than ever and everyone is more cautious with their money, safeguarding their current investments. Mortgage rates remain low, but since they have been low for so long, they are no longer driving the market the way they have in the past. The Buyer simply does not have an incentive to rush a purchase. They are not feeling pressured in this slow market. They feel they have the ability to look at a property 2-3 times before making a purchase decision – and even if they lose that home, another one is available. And with so much inventory on the market, it becomes easier for the Buyer to compare one home to another. So bottom line – we are currently seeing a Buyer’s Market which means choosing the right Real Estate Agent to list your property becomes the most important step in the process.

The End is in Sight…

REAL ESTATE NEWS & VIEWS

The Official Krisztina Blogsite

Summer. It’s been one for the record books. The temperatures and humidity have been off the charts. The rainfall was kept to a minimum. And to throw a curve ball my way, it’s been busier than usual for me. With Buyers and Sellers. Lots and lots of real estate deals completed. I wouldn’t have predicted that. But one thing that can be counted on – the opening of the C.N.E. means the end of summer. So with that in mind, I thought I’d throw a summer-themed song list your way so that we can take full advantage of the waning summer days…

Kid Rock – All Summer Long

Sheryl Crow – Soak Up the Sun

Stereos – Summer Girl

Natasha Bedingfield – Pocketful of Sunshine

Keith Urban – Long Hot Summer

Go Go’s – Cruel Summer

U2 – Beautiful Day

Katy Perry – California Girls

Colbie Caillat – Brighter Than the Sun

Rascal Flatts – Summer Nights

Jessie James – Boys in the Summer

So that’s it. No Real Estate talk. Just music. And sunshine. And a little bit more summer.

Recharge…Rethink…Redesign

REAL ESTATE NEWS &
VIEWS

The Official Krisztina Blogsite

 

Summer is supposed to mark a period of relaxation. A little downtime. A slower pace. A time to rethink. Recharge. Regenerate. And – in my case – redesign!Although I haven’t had the luxury of a slow summer (instead I’ve had the privilege of a busy housing summer in my neck of the woods…and I’m not complaining!!), I am focusing some energy, thought and creativity on launching a brand new website. This website will properly introduce and integrate my team – if you haven’t met them yet, please check out this link to our intro video:

http://www.youtube.com/user/NorthOakvilleAgent#p/f/5/XEO4fYI4GAM

My new website will be even more user friendly, easily directing people towards my Oakville listings, Jen’s Mississauga listings and Tammy’s Milton listings. As well, viewers will be able to read our Blogs directly on the site, with easy access to past Blogs. And of course in this video age, a large number of my videos will be available for viewing including my series “Real Estate 411”, “One Minute Home Tips” and “SOLD!” I am especially excited about my new “Living” series which will showcase and explore the cities and communities we sell in, video by video. We’ll also have a FAQs section (both written and video!!) to answer all your most Frequently Asked Real Estate Questions. And of course, my team’s latest Facebook postings will be on the front page of the website so you can keep up with all of our Real Estate tips, updates, alerts, jokes, general thoughts and pet peeves. (Are you a FAN yet? Why not? Go to the Facebook link on my website and hit LIKE when you link to the Krisztina Neglia Real Estate Team page!!) You can look forward to lots of interactive content in the future.

People have always said that I’ve been on the cutting edge when it comes to new technology. I embrace the Buyer’s ability to browse the web before choosing a Real Estate Agent. The more information they can glean about me online, the better prepared they are when we meet. I am often astounded at Clients’ readiness to sign with me  – and it’s because they’ve taken the time to check out my website, watch my Client Testimonial videos, watch my Choosing a Real Estate Agent video and the like. I am hoping my 3 video series of Frequently Asked Questions will also serve as prelude to any meetings – it’s all in there!!  Social Media is my next conquest. I am constantly educating myself on how to properly integrate Facebook and Twitter into my marketing efforts. The challenges are never ending – and that’s what I love about this business. I can’t wait to see the finished result of this redesign and hope you enjoy it.
Watch for a September launch!!

Breaking all the Rules…..

REAL ESTATE NEWS &
VIEWS

The Official Krisztina Blogsite

All my friends have now been well-educated on the importance of staging in the selling of a house. A close friend of mine recently went to an Open House in her Townhouse complex and was shocked! (For the record, we do love it when neighbours drop by our Open Houses…so never feel ‘nosy’ about doing that!!)Anyway, I’ll let my friend take it from here…

I have watched enough of Krisztina’s videos and read enough of her Blogs to know that a well-staged, well-priced, well-marketed home will sell within 30 days and often sooner. So when a townhouse in our complex went on the market, I had to check it out. Turns out the home was a mirror image to the one I live in, but structure is where the similarity ends. (For the record, no – I don’t live in Oakville…and all names have been changed to protect the innocent!!) I’ll start at my first impression – the lawn. It’s only a postage stamp piece of Canada, but it managed to look somewhat unkempt. Enter. Dark hallway, folk-arty stuff all over the hallway walls and…wait for it…at the top of the half staircase leading to the main floor…a mangy looking cat! Ugh. And to top it off, just below a fridge
completely covered in notes, clutter and magnets – 2 cat food bowls, one with half eaten wet food still in it. I was blown away. I know Krisztina constantly harps on things like this – keep pets out of the house for showings, hide pet food bowls, don’t advertise that you have a pet etc. etc., but I never really believed an experienced Real Estate Agent would be so lackadaisical about an Open House. And this was a very experienced Agent hosting the Open House. As we looked around the open concept kitchen/living room/dining room, my jaw dropped. You couldn’t see the kitchen counters for the clutter, the living room was jammed with large furniture and the dining room was equally mis-sized for the space. I told the Agent I was from the complex and that in fact, our home had the exact same design. I expressed some shock regarding the owner’s décor and furniture choices. The Agent admitted to how dated the property looked, how it needed a new paint job and how over-sized the furniture was for the space. I kept my mouth shut. But my brain was reeling.. Why didn’t she edit the furniture, get a storage unit, lose the folk art and dried flowers, and most of all, why didn’t she paint? The person I was with said that perhaps the Agent was unable to convince the owner to make these changes. I can’t buy that for an instant. That is a huge part of the job for any experienced Agent. Short term pain for a quick selling cycle, and it’s over. Your best price is always within the first 2 weeks. As it stands, this home has been on the market for over 2 months. I’m sure they’ve had to drop the price. I jokingly said to my friend that the Agent should pay us to have showings in our home to see what in fact this townhouse could look like. Someone with the proper vision will end up getting a great deal on this property. It has fantastic potential. And it could have been sold already if the Agent had only pushed their Client harder to properly stage the home. Let it be a lesson for all potential homesellers!!!  (And if Krisztina is your Agent, LISTEN TO HER!!!!!)

 

Meet Cathy Braun

REAL ESTATE NEWS & VIEWS

The Official Krisztina Blogsite

You’ve met Jennifer Patterson and you’ve met Tammy Dubreuil. Now it’s time to meet the heart of my team, Cathy Braun. Cathy and I have been working together for 5 years now. I know you’ve heard me talk of her before – she multi-tasks as our Administrator, Marketing Coordinator, Client Care Manager and General Bullshit Detector. (Can I use that word if it’s in a title?!?) Cathy always has my back and that allows me to function at my best in the field. She is also a licensed Sales Representative so she can back any of us up when needed, be it Open Houses, Home Inspections or Offers. Now that’s peace of mind! We have an excellent dynamic and a great deal of respect for each other.

After earning an Honours BA from St. Michael’s College at U of T (and spending 2 summers in Siena doing courses!!), Cathy started out working for a Builder in the production department and later in sales and marketing. She spent 10 years learning all the ins and outs, ultimately handling all the sales offices and marketing materials. The jump into Real Estate was a natural next step and something she could juggle while raising 2 sons. She is soon going to be an empty-nester though – her eldest, Jeff, is in his third year of a 4 year Flight program at Seneca College and her younger son, Scott, is heading to college in September 2011 to become a teacher in Drama and English.

Although she has numerous interests (making jewellery, gardening, reading and a certain scrabble addiction), I would have to say she is defined by her love of travel. Cruises have become her latest addiction and although she can’t say for sure, she thinks she has been on upwards of 20. Her favourite? Alaska. The whales breaching, bubble net feeding, zip lining, helicoptering to the glacier, float plane over the fjords…who could argue!! (As this is being written, Cathy is currently on a cruise through Turkey and Italy with her son!!) I must admit, I was personally a bit of a cruise snob…not for me, I thought. But in 2010, as a year-end bonus, I surprised Cathy with a cruise for the two of us and it was pretty great – lots of sun and good company. I am proud to say that through the last 5 years, we have gone from being business associates to being friends.

Cathy was extremely supportive of the team expansion and looks forward to the four of us meshing as a Team. As to the future, she has committed to being the glue that holds my team together and in check (and sane!!) for the next 5 years and beyond that…who knows. But I do know that she will always be a friend.

PS Please check out my latest videos in my series, SOLD! below.

Meet Tammy Dubreuil

REAL ESTATE NEWS & VIEWS

The Official Krisztina Blogsite

Now I’d like to officially introduce you to my newest Sales Representative, Tammy Dubreuil. Tammy is a new Agent, but she’s not new to Real Estate. She has been manning the front desk at my Re/Max office for 4½ years and in the last year, completed her licensing. She had always set her sites on a career in Real Estate (in some aspect), starting in Grade 11 when she did her Co-op placement in the Marketing Department at the Re/Max Millcreek Office for a full year. It was during this time she got to understand how Real Estate Marketing works as she got involved with the execution of Flyers and Feature Sheets and so much else. Her first career thought after High School was Interior Design but she soon saw a future in the growing Real Estate industry of Staging. She became a certified Home Stager and continues to stay updated on the latest trends. (She also named Staging and Interior Design as one of her hobbies – I love that!! A hobby that will make her a better Real Estate Agent!!) Tammy jumped into Home Ownership at a young age in 2008. She and her fiancé bought their first house in Milton, which is where she is now becoming an Area Specialist. At our Re/Max office, she chose me to be her Agent for this transaction and this is when I first really got to know her. I found I had a knowledgeable, enthusiastic and determined Buyer to work with. Home ownership has been a learning curve for Tammy and she tackles as many household tasks as she can. (She comes by it honestly with a Contractor dad!!) She wields a paint brush with the best of them, she gets her fingers dirty designing her garden, she is learning electrical and plumbing and recently put in a brand new light fixture by herself!! She has made sure all of the requisite upgrades were done in her home – pot lighting, crown moulding, a new deck and some great curb appeal with extended flagstone and stone flower boxes. Of course with her Staging and Interior Design vision, she gets to make most of the decorating calls in the house!! They have recently purchased their next home in Milton – this time they decided on a new home (closing in May 2012). Tammy felt that going through the experience of building is something she wanted to do not only for her personal know-how, but to make her a better Agent. She feels she now has a better understanding of cost versus value, she knows the types of materials offered and can read blueprints with the best of them. Now she can advise Clients on upgrades and renovations with confidence. On the home front, Tammy is looking forward to a destination wedding in November 2012 (it’s going to be a big year!). She and her fiancé currently share their home with 3 dogs. She is a fierce animal lover who appreciates the responsibility, unconditional love and outdoor exercise that come with dog ownership. Her 2 Shih-poos (Meika 4 and Bailey 2) get along famously with her 1½ year old German Shepherd, Skyla!! Milton offers a great Leash-free Zone on 4th Line with an acre of field where her dogs can socialize. Tammy is extremely knowledgeable about Milton. She has gone to great lengths to educate herself on the amenities in the area as well as the neighbourhoods, the housing designs & layouts, and the home values. She calls it a great small town that is developing fast, a community with nothing but great things in its future. When Tammy was completing her Licensing, she approached me to mentor her because she felt I stood out with my work ethic and drive. Since having Tammy join my Team, I have found her to be determined and hardworking. It’s a new experience for me from a managerial standpoint to train a newly licensed Agent and so far I love it! From her standpoint, she has said “I’m really excited and very honoured to be worked with the Krisztina Team. It’s a great opportunity and the ladies I’m working with will provide me with a great foundation for a long career in Real Estate. I learn something new every single day and I don’t think there will ever be a dull moment!! I LOVE the whole industry. I love meeting new people on a regular basis and I love getting into the bones of a house. When my mind is set, I work really hard, I go for it and I get it done.” If she brings all of that self-motivation and determination to my Team, I see only great things in the future! Welcome to the team, Tammy.

Meet Jennifer Patterson

REAL ESTATE NEWS &
VIEWS

The Official Krisztina Blogsite

 

As promised, I will be doing a series of Blogs introducing you to my Team Members. Today I would like to officially introduce you to Jennifer Patterson. Jen has been working with me since November 2010. I was looking for an experienced Sales Representative who could expand my business, specialize in the growing Toronto condo market, serve the Toronto market in general and be my #1 backup in Oakville and Mississauga. Jen had been working on her own in my RE/MAX office and I loved her energy and professionalism. She shares my sense of integrity, my work ethic and my drive and she always goes 120% for her Clients. In a way, she balances me and I would consider her the ‘softer’ one (although I have seen her in Tiger Mode!!). She knows the condo market inside and out and she has been the perfect addition to my team.

Jen graduated from York University with an Honours Degree in Fine Art. Her next step was a combined Law and MBA degree…but as she sat in a room with acceptances for this program from York in one hand and U of T in the other, she realized she should be a heck of a lot happier. This ultimately became a defining moment in Jen’s life (and my ultimate gain…hah!) as she embarked on a soul-searching trip to Europe to plot out what the rest of her life might look like. When she returned to Canada, she knew she wanted financial security and she knew she wanted to own investment properties, so she decided to educate herself in the Real Estate Market by taking her Real Estate License to better understand  how to invest. And something happened…she fell in love with the real estate game and embarked on a career as a Real Estate Agent!!

Top-notch Client Service comes naturally to Jen. While putting herself through university, she bartended at many of Toronto’s hottest night clubs and worked retail at the same time. To me, that’s the perfect foundation for understanding Client service. As well, her parents had the foresight to enroll her in French immersion starting in Kindergarten. She then parlayed her French fluency into a command of both Spanish and Italian. Her languages have served her well as she traveled extensively through the Caribbean and Europe. This is another belief that we share – it’s a big world out there, full of fresh ideas and fresh perspectives, with so much to learn from other cultures. In fact Jen even spent a month in South Africa working with Rotary. There she worked at medical clinics (playing and reading to the kids), she sorted books in warehouses and most memorably, she helped assemble makeshift wheelchairs from donations of plastic chairs, metal frames and bicycle tires. Her best takeaway from that experience: the littlest things can make the biggest difference!

Jen is not only an expert in the Condo market, she also lives in one. She is a big proponent of condo living – it’s easy and it’s safe, she says. She loves not having to do any outdoor maintenance, she appreciates having an in-house gym and enjoys being close to friends, activities and her social life. Living in the DNA Condos, she also can’t say enough about the King St. West neighbourhood! She loves having great shops, lounges and restaurants at her doorstep, but it’s also close to the lake and lots of parkland with running and bike trails at her disposal. (Being able to walk to the CNE is another great plus!) The thriving
Queen St. West art culture is also close by. She loves the urban excitement and vibe but appreciates still being surrounded by greenery. “For right now”, she says, “I’m exactly where I belong!!”

Jen says she was attracted to the opportunity of joining my Team because after 5½ years, she had hit a point where she wanted to give everything she possibly could to each and every Client but found she had very little left for herself. She had no proper vacation time and no BlackBerry-free time, so it was difficult to get recharged. She felt that Cathy and I had great systems in place, a wonderful support structure and an environment that allows you to thrive and still relax a little. She liked my drive and determination and loves that I have her back both personally and professionally. I’ve always said that buying or selling a home is incredibly stressful and emotionally trying. All the good, all the bad, all the blood sweat & tears, Jen is in it for the Client and has
always said she is honoured to be part of their process. That’s Jen in a nutshell and that’s why I’m confident she will be a great asset to my team!!
Welcome to the Team, Jennifer!!

It’s Official…We’re a Team!!

REAL ESTATE NEWS & VIEWS

The Official Krisztina Blogsite

Teamwork is defined as Collaboration. Cooperation. Synonyms include Alliance, Assistance, Combined Effort, Doing Business With, Synergism and Pulling Together. On the Chapters website, no less than 349 books are related to ‘Teamwork’, starting with titles in the kid’s department. Expand that search to ‘Team’ and you get 7,649 results. Bottom line: teamwork is important and team-building skills should begin at a young age for best payoff! I’ve often taken the ‘solo’ path in my business and personal pursuits. I was a gymnast. I paddled singles in kayaking. I ride my horse, Stoli. I play tennis – singles! I started an Art Restoration business. I was an Extras Casting Director. And then a Real Estate Agent. But what I learned along the way is that teamwork was always a crucial element to my success. I wasn’t alone. I had coaches, teachers, trainers, mentors, friends and family. Occasionally I had partners and often, I had people working for me. Seems I had a team all along!

For the past 5 years, my team has been Cathy Braun and me. (Along with outside help in IT, Web Design, Graphic Design, Videos and even Blogging!) Cathy is a licensed Real Estate Agent who handles the Administrative, Marketing and Client Care side so that I can concentrate on my Clients in the field. (Most of you have probably heard me expounding on Cathy’s infinite qualities and my dependence on her to keep the show running.) Well, the time has come to expand the team. It is a crucial step in keeping up with our ability to meet the needs of our growing Client base and still have some down time for ourselves. As well, I now have lots of Clients who needed my services – but in places outside my area of expertise (which is Oakville, Mississauga and Burlington). So together, Cathy and I started looking for people who would be a good fit with us – that is, strong personalities with shared values, knowledgeable, professional and hardworking. And that is why we asked Jennifer Patterson to join us. I always loved her energy and have seen firsthand her great work ethic and commitment to her Clients. The addition of Jennifer expands our business into the Toronto condo and residential market and together we are able to serve first time Buyers, move-up Buyers, Empty Nesters downsizing as well as Investment Buyers. And Jennifer’s 5½ years experience as a Real Estate Agent gives me a strong backup in Oakville and Mississauga. We also decided to add a brand new Real Estate Agent to the mix, Tammy Dubreuil. I had gotten to know Tammy as she manned the Reception Desk at our RE/MAX Office while she worked towards her licensing. She had previously chosen me to be her Buyer Agent and we established a great working synergy. It seemed a natural choice when she approached me to be her Mentor. She’s young. She’s energetic. She’s motivated. She’s driven. I look forward to helping shape her career as a Real Estate Agent and feel she’s a great fit not only for our Team, but for the fast-growing community of Milton where she will specialize.

So that’s us. Me, Krisztina. Cathy. Jennifer. And Tammy. We’ve already formed a fairly cohesive unit and our combined energy is off the charts! Over the next few weeks, I will devote a Blog individually to each member so that you might get to know them a little better. And in the meantime, keep an eye out for our upcoming video, “Meet Krisztina’s Team”. Enjoy. (PS We are in the midst of getting our new photos…)