Denver Colorado Real Estate News & Market Trends

 Thank you for visiting Colorado Home Front. You’ll find our blog and agents to be a wealth of information, covering everything from local market statistics and home values to community happenings. That’s because we care about the community and want to help you find your place in it. Please reach out if you have any questions at all. We’d love to talk with you! Our services are Free and we are in the top 10 of all agents in colorado out of 22,000. So please call or text anytime.

 

Nov. 11, 2020

Home Price Appreciation

Nov. 11, 2020

VA Home Loans: Helping Heroes Find a Home

VA Home Loans: Helping Heroes Find a Home

VA Home Loans: Important Housing Benefits for Veterans | MyKCM

Today, on Veterans Day, we honor those who have served our country and thank them for their continued dedication to our nation. In the United States, there are many valuable benefits available to Veterans, including VA home loans. For over 75 years, VA home loans have provided millions of Veterans and their families the opportunity to purchase their own homes.

As we consider the full impact of VA home loans, it’s important to both understand these great options for Veterans and to share them with those we know who may be able to benefit most. For a variety of different reasons, many Veterans don’t use their VA home loan options, so being knowledgeable about what’s available and how they work may be a game-changer for many.

Facts about 2019 VA Home Loans (most current data):

  • 624,546 home loans were guaranteed by the Veterans Administration.
  • 306,879 VA home loans were made without a down payment.
  • 2,055 grants totaling $118 million were provided to help seriously disabled Veterans purchase, modify, or construct a home to meet their needs.

VA Home Loans Often Offer:

  • No down payment options as long as the sales price isn’t higher than the home’s appraised value.
  • Better terms and interest rates than loans from other lenders.
  • Fewer closing costs, which may be paid by the seller.

Bottom Line

The best thing you can do today to celebrate Veterans Day is to share this information with those who can potentially benefit from these loan options. Let’s connect today to discuss your questions about VA home loan benefits. Thank you for your service.

Oct. 27, 2020

How Down Payment Assistance Opens the Door to Homeownership

How Down Payment Assistance Opens the Door to Homeownership

How Down Payment Assistance Opens the Door to Homeownership | MyKCM

Many people are eager to buy a home right now while affordability continues to be a highlight of the current housing market. However, a recent survey by Sparks Research shows that 20% of first-time homebuyers cite a lack of financial education as a barrier to homeownership. This is definitely understandable. If you don’t feel comfortable with the financial process of buying a home, it’s hard to make a confident decision. In fact, four in five homebuyers say they need help to understand what they can even afford in the first place. This is why finding the right professionals to help you through the process is so important.

On top of that, the same survey reports over two-thirds of prospective homebuyers believe they’ll need assistance to save enough for a down payment. What they may not realize is that there are a lot of down payment assistance programs at the state and regional levels, and many of them have funds available for potential buyers. Down Payment Resources recently released its Q3 2020 Homeownership Program Index, which explains:

“The number of total programs is 2,340, and over 81 percent (81.1%) of programs currently have funds available for eligible homebuyers.”

Down Payment Assistance Programs Are Not Only for First-Time Homebuyers

Keep in mind, these programs aren’t just for first-time homebuyers, so it’s worth exploring your options no matter where you are in your homeownership journey. For example, if you’re working from home now, you may be thinking of relocating to a more affordable area where you can stretch your dollar further and have more space, inside and out. Lawrence Yun, Chief Economist for the National Association of Realtors (NAR), explains:

“Rural areas have mortgages (USDA loans) that don’t require down payments; and some workers who can work from home may want to consider outer suburbs or small towns where USDA home loans are available and where homes are very affordable.”

If affordability is on your mind and you’re expecting to be working from home long-term, the right home may be in an area you haven’t considered yet. In addition, the assistance program you need might be within reach too.

If you’re interested in learning more about down payment assistance programs, additional information is available through Down Payment Resource. Your real estate advisor can help you decide which option is best for you personally.

Bottom Line

Thanks to a range of down payment assistance programs, affordable options are out there for today’s hopeful homebuyers. It’s important to get the financial education you need to understand the homebuying process and accomplish your real estate goals. Let’s connect today to get you started on the path to your dream home.

Oct. 26, 2020

Why Today’s Options Will Save Homeowners from Foreclosure

Why Today’s Options Will Save Homeowners from Foreclosure

Why Today’s Options Will Save Homeowners from Foreclosure | MyKCM

Many housing experts originally voiced concern that the mortgage forbearance program (which allows families impacted financially by COVID to delay mortgage payments to a later date) could lead to an increase in foreclosures when forbearances end.

Some originally forecasted that up to 30% of homeowners would choose to enter forbearance. Less than 10% actually did, and that percentage has been dropping steadily. Black Knight recently reported that the national forbearance rate has decreased to 5.6%, with active forbearances falling below 3 million for the first time since mid-April.

Many of those still in forbearance are actually making timely payments. Christopher Maloney of Bloomberg Wealth recently explained:

“Almost one quarter of all homeowners who have demanded forbearance are still current on their mortgages…according to the latest MBA data.”

However, since over two million homeowners are still in forbearance, some experts are concerned that this might lead to another wave of foreclosures like we saw a little over a decade ago during the Great Recession. Here is why this time is different.

There Will Be Very Few Strategic Defaults

During the housing crash twelve years ago, many homeowners owned a house that was worth less than the mortgage they had on that home (called negative equity or being underwater). Many decided they would just stop making their payments and walk away from the house, which then resulted in the bank foreclosing on the property. These foreclosures were known as strategic defaults. Today, the vast majority of homeowners have significant equity in their homes. This dramatically decreases the possibility of strategic defaults.

Aspen Grove Solutions, a business consulting firm, recently addressed the issue in a study titled Creating Positive Forbearance Outcomes:

“Unlike in 2008, strategic defaults have not emerged as a serious problem and seems unlikely to emerge given stronger expectations for property price increases, a record low inventory of homes, and stable residential underwriting standards leading up to the crisis which has reduced the number of owners who are underwater.”

There Are Other Options That Were Not Available the Last Time

A decade ago, there wasn’t a forbearance option, and most banks did not put in other programs, like modifications and short sales, until very late in the crisis.

Today, homeowners have several options because banks understand the three fundamental differences in today’s real estate market as compared to 2008:

1. Most homeowners have substantial equity in their homes.

2. The real estate market has a shortage of listings for sale. In 2008, homes for sale flooded the market.

3. Prices are appreciating. In 2008, prices were depreciating dramatically.

These differences allow banks to feel comfortable giving options to homeowners when exiting forbearance. Aspen Grove broke down some of these options in the study mentioned above:

  • Refinance Repay: Capitalize forbearance amount – For borrowers who have strong credit, have good or improved equity in their homes, possibly had a higher interest rate on their original loan, have steady employment/no significant wage loss, and income.
  • Repayment Plan: Pay it back in higher monthly payments – For people who cannot reinstate using savings, but have increased monthly income, and do not want to use a deferral program.
  • Deferral ProgramShift payments to the end of the loan term – For borrowers who lost income temporarily and regained most or all of their income but are not in a position to refinance due to credit score, home equity, low total loan value relative to closing costs, or simple apathy.
  • ModificationFlex modification or other mod – For households that permanently lost 20% to 30% of their income, but not all of their income, and want to remain in their home.

Each one of these programs enables the homeowner to remain in the home.

What about Those Who Don’t Qualify for These Programs?

Homeowners who can’t catch up on past payments and don’t qualify for the programs mentioned have two options: sell the house or let it go to foreclosure. Some experts think most will be forced to take the foreclosure route. However, an examination of the data shows that probably won’t be the case.

A decade ago, homeowners had very little equity in their homes. Therefore, selling was not an option unless they were willing to tap into limited savings to cover the cost of selling, like real estate commission, closing costs, and attorney fees. Without any other option, many just decided to stay in the house until they were served a foreclosure notice.

As mentioned above, today is different. Most homeowners now have a large amount of equity in their homes. They will most likely decide to sell their home and take that equity rather than wait for the bank to foreclose.

In a separate reportBlack Knight highlighted this issue:

“In total, an estimated 172K loans are in forbearance, have missed three or more payments under their plans and have less than 10% equity in their homes.”

In other words, of the millions currently in a forbearance plan, there are few that likely will become a foreclosure.

Bottom Line

Some analysts are talking about future foreclosures reaching 500,000 to over 1 million. With the options today’s homeowners have, that doesn’t seem likely.

Oct. 26, 2020

Two Important Impacts of Home Equity

Two Important Impacts of Home Equity from Colorado Home Front

Two Important Impacts of Home Equity | MyKCM

Equity continues to rise, helping American homeowners secure a much more stable financial future. According to the most recent data from CoreLogic, the average homeowner gained $9,800 in equity over the past year. In addition, experts project 2020 home prices to continue rising. With prices going up, equity gains will also keep accelerating. Black Knight just reported:

“The annual percent change in the overall median existing single-family-home price has skyrocketed in the past several months, with recent numbers at three to five times higher than rates seen in the past several years.”

Jeff Tucker, Senior Economist at Zillow, just qualified recent price increases as “jaw-dropping” and “within a hair's breadth of double-digit year-over-year appreciation.”

Knowing equity will help enable many homeowners to better survive the economic distress caused by the ongoing pandemic, it’s important to break down two key homeowner benefits of increasing equity.

1. Equity Increases a Homeowner’s Options to Buy a New Home

Aside from the financial damage of the last seven months, there has also been a tremendous emotional toll on many people. Shelter-in-place mandates, quarantine requirements, and virtual schooling have all made us re-evaluate the must-have requirements a home should deliver. Having equity in your current house gives you a better opportunity to move-up or build your perfect home from scratch.

Mark Fleming, Chief Economist at First American, recently explained:

“As homeowners gain equity in their homes, they are more likely to consider using that equity to purchase a larger or more attractive home – the wealth effect of rising equity.”

If you need to make a move, the equity in your current home can help make that possible – right now.

2. Equity Enables Homeowners to Help Future Generations

An increase in home equity grows overall wealth, which can transfer to future generations. The Federal Reserve, in an addendum to their recent Survey of Consumer Finances, explains:

“There are numerous ways families can transmit wealth and resources across generations. Families can directly transfer their wealth to the next generation in the form of a bequest. They can also provide the next generation with inter vivos transfers (gifts), for example, providing down payment support to enable a home purchase or a substantial wedding gift.”

The Federal Reserve also explains another way wealth (including the additional net worth generated by an increase in home equity) can benefit future generations:

“In addition to direct transfers or gifts, families can make investments in their children that indirectly increase their wealth. For example, families can invest in their children's educational success by paying for college or private schools, which can in turn increase their children's ability to accumulate wealth.”

Bottom Line

Equity can help a homeowner grow their confidence in a more stable financial future. It provides near-term move-up options and creates a positive impact for future generations. In many cases, the largest single investment a person has is their home. As that investment appreciates in value, financial options increase too.

Oct. 23, 2020

Selling Your House Is the Right Move, Right Now

Selling Your House Is the Right Move, Right Now [INFOGRAPHIC]

Selling Your House Is the Right Move, Right Now [INFOGRAPHIC] | MyKCM

Some Highlights

  • Demand from homebuyers has skyrocketed this year, which means today’s sellers are poised to win big. This ideal moment in time to sell your house won’t last forever, though.
  • With more sellers coming to the market in the spring, waiting until next year means buyers will have more choices, so your home may not stand out from the crowd.
  • Let’s connect today to discuss why now may be the right time to make a move on your terms.
Oct. 15, 2020

PASSION GUIDES NATIVE ENTREPRENEUR IN BUILDING $40M REALTY FIRM

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When Niibies Alexa Elliot bought her first house at 21, she realized she wanted to help other people experience that same thrill. 

Alexa Elliot. Courtesy photo.

By age 24, she saved up enough money for the necessary training to become a realtor and to get her through the first year or two it would take to build her business, Colorado Home Front, a residential realty firm based in Highland Ranch, a bedroom community just south of Denver. 

In the more than two decades since starting her business, Elliot (Arapaho) has grown the company to $40 million in annual sales, earning numerous awards along the way.

Even so, she credits her humble beginnings on a reservation in Wyoming and later with her adopted family in Los Angeles with instilling the entrepreneurial spirit she’s leveraged into her career in real estate. 

“My adopted parents didn’t have a lot of money so if I wanted anything, I had to work to pay for it,” Elliot said. “I worked since I was about 11 years old scooping poop at the pony rides.”

Elliot confesses to attending “almost every ‘be your own boss’ course I could afford” along her journey to start and own her own company. 

“One thing I learned is that if you want to be successful and get the things you want in life, be an entrepreneur. Working for someone limits you in most cases,” she said. “I wanted to spread my wings and fly.”

Elliot said her business treats buyers and sellers as investors first, seeing real estate as one of their largest assets. The goal goes beyond just selling a house, to focus on helping buyers build wealth.

“We help clients with estate planning, asset protection programs and wealth building. We show every client — even first-time homebuyers — how to build wealth and save thousands in interest with accelerated mortgage payoffs,” she said, noting that “it does not make sense to invest in other investments” when buyers are paying so much in interest at the start of their mortgages. “We help our clients cancel this debt faster.”

ADAPTING TO SUCCEED

Yet despite offering valuable, potentially life-changing advice to homebuyers, Elliot said many people devalue the services real estate agents offer, even viewing them as unnecessary. According to Elliot, real estate agents offer valuable expertise that buyers and sellers won’t have access to otherwise.

“That is why we had to add services that help clients with strategies, better legal contracts, save them money, and protect them from mistakes. We have had to adapt for what clients are willing to pay for, like contract work, finding buyers, and getting them the best offers in the fastest time possible,” Elliot said. “Buyers want us to find the best deals and help them with the buying process so they don’t lose money. … We look at ourselves more as real estate consultants with real estate licenses than just an agent.”

Elliot described an industry-wide consolidation among large nationwide firms as her company’s “greatest hurdle.” To stand out against those behemoths with their deep pockets, Elliot is developing a new agent-owned advertising co-op to better compete with the larger online firms. 

“This is a new concept as all the agents work together to get leads, making us more powerful and everyone gets a chance for ownership (in the co-op),” she said, adding that the goal is to pool budgets to make larger marketing grabs, which is especially crucial in such a hot housing market as the Denver metro area.

Despite being at a disadvantage, Colorado Home Front’s business has held up so far this year, even with a slump stemming from the COVID-19 pandemic. The company has closed on 70 homes in 2020, just slightly behind the pace of last year, when the company completed 104 sales, Elliot said. 

That activity comes as competition continues to ramp up in the Denver market, which has had fewer sellers and more buyers this year than in 2019, according to an October 2020 market trend report by Denver Metro Association of Realtors. In fact, the report noted the metro area had just 5,301 active listings, which was lower than any previous September on record by 2,215 listings. 

As well, Colorado Home Front has worked to adapt to a new set of standards amid COVID-19.

“Our team prides itself as a digital real estate firm as clients can list a home online with several options to save money on the listing fee. We will even drop off the sign and lock box for a no-contact transaction. With technology we can almost buy and sell a home completely online,” Elliot said.

ADDING INSPIRATION

Elliot hopes her story can be a model to other Native entrepreneurs – many of whom don’t receive the same acknowledgement as members of other minority groups, she added.

“I think one of the biggest problems is we don’t have a lot of people to look up to in the business world. In most cases, people can name famous people in every culture but ours,” Elliot said. “I’m trying to change this and so are many other Native business owners but we don’t get much press or help. We don’t want anything given to us, just the same news, press and partnerships with business others enjoy.”

To that end, Elliot and her team host an internship for Native American students interested in real estate. 

“They’ll come and we pay for their hotel lodging and an income for a time period,” said Dan Chapman,  marketing manager at Colorado Home Front. “They get to work with us and the staff learning the ins and outs of real estate.”

To that end, Elliot says she keeps her culture at the forefront of her business so that others will recognize it.

“Hopefully some day when someone asks to name a successful Native American business woman, they mention my name so future generations will have someone to look up to,” she said.

About The Author
Chez Oxendine
Staff Writer
Chez Oxendine (Lumbee-Cheraw) is a staff writer for Tribal Business News focusing on Native entrepreneurship, small business development, and the gaming industry. Based in Tulsa, Okla., Oxendine was previously a contributing writer for Native News Online, and his journalism has been featured in the Fort Gibson Times, Muskogee Phoenix, Baconian Magazine, Source Magazine and Oklahoma Magazine, among others.
Oct. 14, 2020

The Top Reason Not to Wait to List Your Home for sale this fall with Colorado Home Front.

The Top Reason Not to Wait to List Your Home for sale this fall with Colorado Home Front.

The #1 Reason Not to Wait to
List Your House for Sale | MyKCM

Many industries have been Hard hit by the economic shutdown in many states caused by the COVID-19 virus. Real estate luckily has remained strong and in fact people are making equity and selling for record profits.

Mark Fleming, Chief Economist for First American, just reported:

Since hitting a low point during the initial stages of the pandemic, the only major industry to display immunity to the economic impacts of the coronavirus is the housing market. Housing has experienced a strong V-shaped recovery and is now exceeding pre-pandemic levels.

Buyer demand is incredibly strong in Denver heading into the fall. ShowingTime, which tracks the average number of buyer showings on residential properties, just announced that buyer showings are up 61.9% compared to the same time last year. They went on to say:

Normally, real estate activity begins to slow down in the late summer, but this year it peaked in July, August and into September.

 

 

We do have one problem!

Purchaser demand is so high, the market is running out of available homes for sale. Just last week, realtor.com reported:

Since the beginning of the COVID pandemic in March, nearly 400,000 fewer homes have been listed compared to last year, leaving a gaping hole in the U.S. housing inventory.

The National Association of Realtors (NAR) revealed that, while home sales are skyrocketing, the inventory of existing homes for sale is dropping dramatically. Below is a graph of existing inventory (September numbers are not yet available):The
#1 Reason Not to Wait to List Your House for Sale | MyKCM New Construction for Homebuilders in Colorado are increasing construction, but they cannot keep up with the high demand. Bill McBride, founder of the Calculated Risk blog, in discussing inventory of newly constructed houses, notes:

The months of supply decreased to 3.3 months…This is the all-time record low months of supply.

What does this mean for sellers?

If you’re thinking about placing your home on the market you should not wait. A seller will always negotiate the best deal when demand is high and supply is limited. That's exactly the situation in the real estate market today.

Next year, when the pandemic is hopefully behind us, there will be many more properties coming to the market. Don't wait for that increase in competition in your neighborhood. Now is the time to sell.

Bottom Line

Please call us at Colorado Home Front to connect today to get your house on the market at this optimal time to sell. We will of course give you three options for cost saving listing fees. You will still receive our award winning service and advanced Digital marketing with the #1 team.

Oct. 13, 2020

Do You Have Enough Money Saved for a Down Payment? Colorado Hone Front can Help

Do You Have Enough Money Saved for a Down Payment? Colorado Hone Front can Help

Do You Have Enough Money Saved for a Down Payment? | MyKCM

One of the biggest misconceptions for first-time homebuyers is how much you’ll need to save for a down payment. Contrary to popular belief, you don’t always have to put 20% down to buy a house. Here’s how it breaks down.

A recent survey by Point2Homes mentions that 74% of millennials (ages 25-40) say they’re interested in purchasing a home over the next 12 months. The study notes, “88% say they have significantly less savings than the average national down payment amount, which is $62,600.”

Thankfully, $62,600 is not the amount every buyer needs for a down payment in the United States. There are many different options available, especially for first-time homebuyers (millennial or not). That amount can also be significantly less, depending on the purchase price of the house.

According to the National Association of Realtors (NAR), “The median existing-home price for all housing types in August was $310,600.” (These are the latest numbers available). NAR also indicates that:

“In 2019, the median down payment was 12 percent for all buyers, six percent for first-time buyers, and 16 percent for repeat buyers.” (See graph below):

Do You Have Enough Money Saved for a Down Payment? | MyKCMThat means if a qualified first-time buyer purchases a home at today’s median price, $310,600, with a 6% down payment, in reality, the down payment only amounts to $18,636. That’s nowhere near $62,600.

Knowing there are also programs like FHA where the down payment can be as low as 3.5% of the purchase price for a first-time buyer, that up-front cost could be significantly less – as little as $10,871 for the same home noted above. There are also other programs like USDA and loans for Veterans that waive down payment requirements.

The Point2Homes study also shares how much millennials have indicated they’ve saved for a down payment. As we can see in the graph below, 39% have already saved enough for a down payment on a median-priced home. Another 47% are close to reaching that goal, depending on the purchase price of the home.Do You Have Enough Money Saved for a Down Payment? | MyKCMUnfortunately, the lack of knowledge about the homebuying process is keeping many motivated first-time buyers on the sidelines. That’s why it’s important to contact a local real estate professional to understand the requirements in your local area if you want to buy a home. A trusted agent and your lender can guide you through the process.

Bottom Line

Be careful not to let big myths about homebuying keep you and your family out of the housing market. Let’s connect to discuss your options today.

Oct. 12, 2020

6 Reasons You’ll Win by Selling with a Real Estate agent like Alexa Elliot with Colorado Home Front

6 Reasons You’ll Win by Selling this Fall using a Real Estate like Alexa Elliot at Colorado Home Front.

6 Reasons You’ll Win by Selling with a Real Estate Agent This Fall | MyKCM

There are many benefits to working with a real estate professional like Alexa Elliot at Colorado Home Front when selling your house. During challenging times, like what we face today, it becomes even more important to have an expert you trust to help guide you through the process. If you’re considering selling on your own, known in the industry as a For Sale by Owner (FSBO), it’s critical to consider the following:

1. Your Safety Is a Priority

Your family’s safety should always come first, and that’s more crucial than ever given the current health situation in our country. When you FSBO, it is incredibly difficult to control entry into your home. A real estate professional will have the proper protocols in place to protect not only your belongings but your family’s health and well-being too. From regulating the number of people in your home at one time to ensuring proper sanitization during and after a showing, and even facilitating virtual tours for buyers, real estate professionals are equipped to follow the latest industry standards recommended by the National Association of Realtors (NAR) to help protect you and your family.

2. A Powerful Online Strategy Is a Must to Attract a Buyer

Recent studies from NAR have shown that, even before COVID-19, the first step 44% of all buyers took when looking for a home was to search online. Throughout the process, that number jumps to 93%. Today, those numbers have grown exponentially. Most real estate agents have developed a strong Internet and social media strategy to promote the sale of your house. Have you?

3. There Are Too Many Negotiations

Here are just a few of the people you’ll need to negotiate with if you decide to FSBO:

  • The buyer, who wants the best deal possible
  • The buyer’s agent, who solely represents the best interest of the buyer
  • The inspection companies, which work for the buyer and will almost always find challenges with the house
  • The appraiser, if there is a question of value

As part of their training, agents are taught how to negotiate every aspect of the real estate transaction and how to mediate the emotions felt by buyers looking to make what is probably the largest purchase of their lives.

4. You Won’t Know if Your Purchaser Is Qualified for a Mortgage

Having a buyer who wants to purchase your house is the first step. Making sure they can afford to buy it is just as important. As a FSBO, it’s almost impossible to be involved in the mortgage process of your buyer. A real estate professional is trained to ask the appropriate questions and, in most cases, will be intimately aware of the progress being made toward a purchaser’s mortgage commitment.

Further complicating the situation is how the current mortgage market is rapidly evolving because of the number of families out of work and in mortgage forbearance. A loan program that was available yesterday could be gone tomorrow. You need someone who is working with lenders every day to guarantee your buyer makes it to the closing table.

5. FSBOing Has Become More Difficult from a Legal Standpoint

The documentation involved in the selling process has increased dramatically as more and more disclosures and regulations have become mandatory. In an increasingly litigious society, the agent acts as a third-party to help the seller avoid legal jeopardy. This is one of the major reasons why the percentage of people FSBOing has dropped from 19% to 8% over the last 20+ years.

6. You Net More Money When Using an Agent

Many homeowners believe they’ll save the real estate commission by selling on their own. Realize that the main reason buyers look at FSBOs is because they also believe they can save the real estate agent’s commission. The seller and buyer can’t both save on the commission.

study by Collateral Analytics revealed that FSBOs don’t actually save anything by forgoing the help of an agent. In some cases, the seller may even net less money from the sale. The study found the difference in price between a FSBO and an agent-listed home was an average of 6%. One of the main reasons for the price difference is effective exposure:

“Properties listed with a broker that is a member of the local MLS will be listed online with all other participating broker websites, marketing the home to a much larger buyer population. And those MLS properties generally offer compensation to agents who represent buyers, incentivizing them to show and sell the property and again potentially enlarging the buyer pool.”

The more buyers that view a home, the greater the chance a bidding war will take place.

Bottom Line

Listing on your own leaves you to manage the entire transaction by yourself. Why do that when you can hire an agent and still net the same amount of money? Before you decide to take on the challenge of selling your house alone, let’s connect to discuss your options.