Issue #276

In This Issue

Welcome / This Week's Special Offer

Welcome To The Latest Issue
Welcome back. Pull up a chair as we’ve got advice on whether to rush your offer, an angry reader venting, and comments on using a rookie lender. …Either this house needs a gardener real bad or it belongs to “Cousin It” (from the Addam’s Family).

True Story: Less Is More?
A fellow called me to discuss selling his home. The entire house was one room with no interior walls. He’d gutted it in anticipation of a full remodel, but his plans had changed. I advised him that his home would obviously sell for much less that the “comps”. To my shock, he insisted on a PREMIUM price because he’d done all the demo work! I said I couldn’t get his price, so he hired another agent. Needless to say, he didn’t get his fantasy price and sold many months later for right around the price I’d told him.

Name That Community
The name “Carmel Valley” comes from the Carmelite Sisters of Mercy, who had a dairy farm and monastery there around 1905. In 1974, the area was renamed "North City West" in the city’s master plan. The name "Carmel Valley" was readopted in the early 1990s.

U.S. Cities Ranked: Where The Wealthy Live
Per the 2000 U.S. Census, the wealthiest live in these “metropolitan statistical areas”, as measured by % of households with $200,000+ annual income:
1. 17.6% - Stamford/Norwalk, CT ***
2. 7.9% - San Francisco, CA
3. 7.8% - San Jose, CA
4. 7.3% - Danbury, CT
5. 5.8% - Naples, FL
6. 5.8% - Nassau/Suffolk, NY
7. 5.7% - Bergen/Passaic, NJ
8. 5.6% - Newark, NJ
9. 5.3% - Middlesex/Somerset/Hunterdon, NJ
10. 5.0% - Trenton, NJ
***Two weeks ago, we saw that the Stamfordites(?) and Norwalkians(?) were also the #2 most educated. Hmm, more education, more money. Perhaps my mother was right…!
Next Week: Where the poorest live.

FREE MLS Online Search For A San Diego or Riverside Home
To search for a home right now, click here: Free MLS Homesearch

This Week’s Free Offer:
ATTENTION HOMEBUYERS:
FREE $450 Home Appraisal & FREE $300 Home Inspection
For a limited time, you’ll receive $750 in free services when you agree to use us as your Realtor to buy a San Diego home or investment property, use our preferred Countrywide Financial lender, and use any professional home inspector. For more details or to take advantage of this offer, call us @ (858)457-KENT.

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Subscribe them with a quick email to TellAFriend@GaryKent.com with their email address in the subject line.

Remember to email your questions, comments, compliments, corrections, critiques, & rebuttals to Questions@GaryKent.com.

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Not scheduled – Please check back.

HomeBUYING Question

"Question. I know the market isn’t hot like it was before. So my wife and I found a home we liked and were surprised when the agent said us to rush to make offer. That seemed a little pushy. Are you advising your clients to rush to make offers in this market?"

***ANSWER:
In any market, timing can make or break a purchase. I’ve seen people lose homes by waiting literally one minute too long. And obviously the more desirable homes and better values are going to get more interest.

We never like to rush our clients, but sometimes it’s in our clients’ best interest. I’d rather they get the home they want than have me politely let them lose it.

Our basic advice: Take as much time as you must to but as little as you can.

HomeSELLING Question

“I read yor "STORY" about "Value Price" and I have to say that I have heard some "BS" in my life. Its like the car adds with "OBO" the seller is not sure of the "Value" and is letting someone like you "BS" with this unbelievable story. Show me one sale you have made with a "Value Price" of $ 550,000.00 to $ 600,000.00 where the deal closed at the $ 600,000.00 price. All you are doing is playing games with the seller when they want a price and you want a quick sale.

What ever happended to a "Fiduciary Responsibilty" to your client the seller? Probably went out the window with all of the "Old Fashioned" ideas of ethics and morals. Please don't waste my time with an answer or "Just Stop By" to chat.

***ANSWER:
Whoa, simmer down now. I’m not sure what set you off, but I can assure you that it’s not healthy.

Call me crazy, but I get the feeling you’re no fan of value range pricing. However, your erroneous opinion doesn’t change the reality that it’s a very effective strategy when done correctly.

You asked me to show you one sale where the owner got the top end of the range. Well, there are more than I’ll take the time to count where I’ve gotten my clients the top end or HIGHER.

And independent stats have shown that homes with value range pricing tend to sell two days faster and about 1% higher in price.

Here’s some simple advice:

If you’re so dead set against value range pricing, don’t use it.

Investing or Financing Question

"I know you’re always saying to use an agent who’s experienced. But what about a lender? I’m going to be buying a home and I’d like to use a friend of mine who just started in the lending business. Do you think that’s OK?"

***ANSWER:
Not a problem…

That is if you don’t mind risking getting the wrong loan for your needs, having your closing delayed, or even losing the home you want. There’s way more to getting a mortgage than meets the eye.

Would you ever say, “I’m being sued for a million bucks. I’ll use my friend who just passed the bar”?

Or “I’ve got a tax problem, so I’ll use a woman I know who just became a CPA”?

Or even “My back’s killing me, so I’ll go to my buddy who just became a chiropractor last week and have him twist me into a pretzel. I’m sure I’ll be fine”?

So dump your friend and go with a seasoned, experienced lender. If you have any guilt, you’ll better off writing your friend a $1,000 check and using the better lender.

Hot Properties: Call Now On These Hot New
Listings & Not-Yet-On-The-Market Properties

THIS WEEK'S FEATURED PROPERTY!

Highly Desirable
Downtown Condo

BR/BA: 2/2.5

Sqft: 1,295

Price: $699,900

For more information on this Delightful Home Click Here

"COMING SOON"
(Click Contact Me to be contacted BEFORE these properties hit the market!)
– Carmel Valley – Foreclosure! 4-5BR/3BA, 2828sqft luxury home w/ 3-car garage, sunny yard, more. 900s? Contact Me
– Chula Vista – Foreclosure! Meticulously remodeled 4BR home w/ 4-CAR GARAGE on 9147sqft lot. Mid/hi 400s? Contact Me

– Chula Vista – Foreclosure! Spectacular newer 5BR/4BA, 3414sqft home w/ 100K in upgrades. Price TBD. Contact Me

– Chula Vista – Foreclosure! Cute “Eastlake” 2BR/2BA home, a short walk to manmade lake, park, etc. Contact Me

- Chula Vista – Foreclosure! Cute remodeled 3BR house w/ white picket fence. $300s? Contact Me

- Clairemont – Foreclosure! Walk to Clairemont Towne Square movies/shops. 3BR/2BA house. Lo/mid 400s? Contact Me
- Clairemont – Foreclosure! “Foxrun” 3BR/2.5BA 1806sqft house w/ 2-car garage, FPL, high ceilings. Price TBD. Contact Me

- Clairemont – Foreclosure! 3BR house w/ garage. Quiet street. More info to follow. Lo $400s. Contact Me

– College Area / Talmadge – Foreclosure! Sunny 2BR/2BA, 841sqft condo in great area. Low 200s? Contact Me

- College Area – Foreclosure! Gorgeous 1-yr-new 2BR/2BA condo conv. Gated complex. Lo/Mid $200s. Contact Me

– Downtown – Foreclosure! Luxury 2BR/2BA 1684sqft vu condo in “The Grande.” Lo800s? Contact Me

– East San Diego – Foreclosure! Cute 3BR, 1087sqft home w/ pool, 2-car garage. Quiet neighborhood. 400? Contact Me

– East San Diego – Foreclosure! Redone 3BR/2BA condo w/ granite, some ocean vu! Hi 200s? Contact Me

– El Cajon – Foreclosure! Beautiful, large 2BR/1.5BA, 1065sqft recent condo conversion. High 200s? Contact Me

– El Cajon – Foreclosure! Spacious 2297sqft 4BR home on 1/2 acre w/ pool, cov’d patio, many extras. Price TBD. Contact Me

– Encanto – Foreclosure! 4BR/2BA, 1300sqft home in quiet, established neighborhood. Apx 400K? Contact Me

– Escondido – Foreclosure! Upgraded 5BR/3BA home on oversize 7700sqft lot. 2-car garage. Low 400s? Contact Me

– Golden Hill Area – Foreclosure! Duplex: 2BR+2BR. Near trolley. Rent both or live in one/rent other. Price TBD. Contact Me

– Golden Hill Area – Foreclosure! Handsome 3BR/2BA, 1659sqft house on oversize 7100sqft lot. Price TBD. Contact Me

– Hillcrest/Uptown – Foreclosure! Fabulous 2BR 1001sqft cottage on spacious 7958sqft lot; garage. Price TBD. Contact Me

– La Mesa – Foreclosure! 1572sqft 3BR/2BA home on almost 1/4 acre. Panoramic views! Mid 400s? Contact Me

- La Jolla – Foreclosure! 3BR/2BA Mediterranean w/ eat-in kitchen, dbl garage, 1,000sqft patio, FPL. Price TBD. Contact Me

- La Mesa – Bank Owned Foreclosure! Remodeled 5BR/3BA 2537sqft view home on .41 acres. $500s? Contact Me

– Lemon Grove – Foreclosure! Newly converted 1008sqft 3BR/2BA condo in attractive complex! Contact Me

- Linda Vista – Foreclosure! Very affordable 1BR condo, apx 618sqft. 160s? Contact Me

– Logan Heights – Foreclosure! 3BR/2BA home, probably in the low/mid 300’s. Contact Me

– Mira Mesa – Foreclosure! “Mesa Village” 3BR/2BA, 1239 sqft home close to spool, spa, greenbelt. 300s? Contact Me
– Mission Valley – Foreclosure! 2-year-new “Escala” 2BR 1611sqft townhome, DBL garage. 600K? Contact Me

– Nestor – Foreclosure! Cute 3BR/2BA, 1460 sqft home, 2-car garage. Low 400s. Contact Me

– Nestor – Foreclosure! Spacious 3BR/2.5BA 1338sqft townhome near all. Very low 300s? Contact Me

- Nestor – Foreclosure! 5-year-new “Robinhood Ridge” 4BR/2.5BA house w/ beautiful views. Low 500s. Contact Me

– Normal Heights – Foreclosure! 2-yr-new 3BR/3.5BA 1765sqft condo w/ dbl garage. Hi 500s? Contact Me

– North Park – Foreclosure! 3-Units: 3BR/1BA + two 1BR/1BA. Apx 42K/yr gross income. High 500s? Contact Me

- Oak Park – Foreclosure! Cute, upgraded 2BR cottage w/ garage & large yard $300’s? Contact Me
- Oceanside – Foreclosure! Handsome 3BR/2.5BA detached home w/ dbl garage. Low $400’s? Contact Me

– Paradise Hills – Foreclosure! 3BR/2BA, 1787sqft home on 8102 sqft lot. Quick freeway access. Mid-400s? Contact Me

– San Carlos – Foreclosure! 5BR/3.5BA, 2300sqft home w/ fam room, solar pool. Hi $500s? Contact Me

– San Carlos – Foreclosure! Walk to Mission Trails Park from this 2BR, 806sqft condo. Low 200s. Contact Me

– San Marcos – Stunning newer 4BR/3BA, 2151sqft home w/ 3-car garage, sunny kitchen, great area. Low/mid 500s? Contact Me

– San Ysidro – Foreclosure! Affordable upgraded 1BR condo near the border. In the 100s! Contact Me

– Sorrento Mesa –3BR/2.5BA, 1553sqft attached home in “Wateridge” w/ 2-car garage, FPL, more! Contact Me
– Spring Valley – Foreclosure! Fixer-upper 4BR/2BA, 1368sqft home w/ pool on 6534sqft lot. Hi 300s? Contact Me

– Spring Valley – Foreclosure! 3BR/2BA, 1180sqft home. More info to follow. 200s??? Contact Me
– Spring Valley – Foreclosure! Upgraded 3BR/2BA home w/ 2-car garage, a/c, large lot, lovely yard. Low 400s. Contact Me
– Spring Valley – Foreclosure! Enjoy spectacular views of Sweetwater Reservoir from this 2BR condo. Low 200s. Contact Me

- Spring Valley – Foreclosure! 3BR/2BA home on large lot. 2-car garage. 300s? Contact Me

– Spring Valley – Foreclosure! Ultimate fixer upper 3BR/2BA house w/ dbl garage. Great vu. Price TBD. Contact Me
– Spring Valley – Foreclosure! 4BR/2BA Rancho San Diego culdesac home w/ canyon & lake views! 400s? Contact Me

- Temecula – Foreclosure! 3BR/2BA house on corner lot. More info to follow. 300s? Contact Me
- Vista – Foreclosure! Cute 2BR cottage w/ white picket fence, 2-car garage, big yard. 400-ish? Contact Me

– Vista – Foreclosure! Handsome 4BR/3BA, 2407sqft home w/ pool, canyon view, upgrades. Mid/high 400s? Contact Me

NEWLY LISTED (Your Property Here!)

Too New For Photo	New - Bay Park – Gorgeously remodeled 5BR/3BA view home on quiet street in great family neighborhood. Dbl garage. 775K-815k Contact Me
	– East San Diego – Foreclosure! Affordable 2BR, 900sqft condo in gated community w/ security guard, pool. $219,900. Take A Look
	– El Cajon – Foreclosure! 2.87 acres (fairly level!) are home to this charming 2BR cottage. $565,900! View Details
Too New For Photo	New – Mission Beach – 1-2BR cottage, steps to the beach. 3 parking spaces. Ideal home, rental, or homesite. 675-725K Contact Me

MORE GREAT HOMES & INVESTMENTS (Your Home Here!)

	– Chula Vista – Foreclosure! 3BR/1.5BA, 1180sqft remodeled end-unit townhome. $279,900! See For Yourself
	– Chula Vista – Foreclosure! Upgraded 2BR/2BA condo w/ garage, large MBR, new carpet, new paint. $269,900. See For Yourself
Too New For Photo	– Chula Vista – Foreclosure! Handsome “Stratford Court” 2BR/2BA condo w/ garage! $289,900. Contact Me
	Reduced – Chula Vista – Foreclosure! Stunning 3-year-new 4BR/2.5BA Mediterranean home w/ mountain views: $598,500! Take A Look
	– Chula Vista – Foreclosure! 4BR, 2019sqft house on culdesac w/ pool, many upgrades! Reduced 28K to $505,000 Check It Out
	- Chula Vista – Foreclosure! Striking Newer 3BR, 2.5BA, 1452sqft townhome w/ garage. Reduced again to $363,900. See For Yourself
	- Chula Vista – Foreclosure! 8yr-new Rancho Del Rey townhome w/ dbl garage, gated community. $372,500! Take A Look
	– Chula Vista – Foreclosure! 3BR/1.5BA, 1180sqft townhome. Nice complex w/ pool, play area. $262,900. Property Information
	– City Heights – Foreclosure! You can own this affordable 2BR condo in “Harbor Vista” for only $166,200! Property Features
	- Clairemont – Foreclosure! Upgraded 2BR/1.5BA 1097sqft townhome w/ unusual 3-car garage. $319,900! More Info
	- Clairemont (West) – Unique custom 2000sqft remodeled home w/ dramatic vaulted ceilings, lap pool. Lots of light. 570K! Check It Out
	– Clairemont/BayHo – Stunning, fully remodeled condo. Brand new kitchen, bath, carpet, paint, flooring, etc. 165-185K Check It Out
	Reduced - Clairemont – Foreclosure! 4BR/3BA 1614 sqft home in Kearny Mesa near shopping & freeways. $449,900 Take A Look
	- College Area – Foreclosure! Top-floor 2BR condo: FPL, laundry in unit, large balcony, low HOA fees. $239,900. See For Your Self
	- Downtown – Spectacular “City Walk” 2BR/1.5BA condo. Offers loft-style BR, granite, travertine, upgrades: 495-545K! See For Yourself
	- Downtown – Foreclosure! Newer 1BR/1.5BA ground-flr condo in TREO in Little Italy. Direct street entrance. $394,900! More Info
	– Downtown – Foreclosure! Sunny 2BR/2BA, 993sqft condo in “Gaslamp City Square”, 2 blocks to Petco: $509,900 Take A Look
	- Downtown – Foreclosure! 2-year-new 2BR/1BA high-rise condo w/ views in hip “Acqua Vista”. Reduced again: Reduced Again: $484,900. See The View
	– Downtown – 2BR/2.5BA, 1295sqft luxury corner unit in “Renaissance”. Bay, city, Coronado Bridge views. 699-749K! Check Out The Views
Too New For Photo	– Downtown – Foreclosure! You’ll love this “West Ash Urban Homes” condo in Little Italy. $429,900. Contact Me
	– East San Diego – Foreclosure! Bargain! Basic but cute 1BR condo available for a pittance: Just 132K! Take A Look
	– East San Diego – Foreclosure! Cute, upgraded 2BR house w/ garage and huge backyard. Reduced to: $334,900 View Details
	– El Cajon – Foreclosure! 2 Units on .56 acres: 3BR house + 1BR cottage. A steal @ $386,500. See For Your Self
	- El Cajon – Foreclosure! 4BR/2BA house on oversize 11,300sqft lot w/ pool, garage, big yard. $479,900. See For Yourself
	- Encanto – Foreclosure! Beautiful remodeled 4BR/2.5BA, 1656sqft home on large lot. $379,900. More Info
	- Encanto – Foreclosure! 1-year-new 3BR/2.5BA 1628sqft house, dbl garage, large lot, some views. $460,900. Take A Look
	– Escondido – Foreclosure! Remodeled 3BR/2BA end-unit condo w/ gas FPL. Priced for fast sale @ $289,900. Take A Looke
	– Escondido – Foreclosure! 5BR/3BA house on large corner lot, 2-car garage, newer paint. $406,550 Take A Look
	– Escondido – Foreclosure! Cute 2BR house on full 6200 sqft lot w/ big eat-in kitchen and oversize backyard. $326,900. Check It Out
	– Fallbrook – Foreclosure! Amazing 2-year-new 3704sqft view estate on 5.28 acres! 6-car garage! $1.095M See For Yourself
	- La Jolla – Foreclosure! Stunning 3BR home 1.5 blocks to the beach. Private ocean view deck. Bargain at $1,094,900! Check It Out
	- Lakeside – Foreclosure! Cheap, cheap, cheap 1BR condo in nice complex. Just $119,950! See For Yourself
	– Linda Vista – Foreclosure! 1646sqft 3BR house. Remod kitchen: granite, cherry cabinets. $454,900! Contact Me
	– Mira Mesa – Foreclosure! 3BR/2BA house w/ 2-car garage on 6,000 sqft lot w/ large backyard. $430,000. Check It Out
	- Mira Mesa – Foreclosure! 4BR/2.5BA 1804sqft house w/ spa. Reduced to $529,900. Find Others Like It
	– Mira Mesa – Handsome “Mesa Ridge” house w/ red tile roof. Scripps Ranch High School district. 445-475K More Info
	- Mira Mesa – Foreclosure! Gorgeous 2-yr-new 2BR/2BA condo conv: granite, travertine, maple. Just $272,900! More Information
	- National City – Foreclosure! Vintage Victorian home built 1864! 4BR/3BA, 1852sqft. Now Just $384,900! Contact Me
	- Nestor – Foreclosure! 3BR/2BA house: family room, dbl garage, tile throughout. Reduced to $414,900. Find Others Like It
	- Nestor – Foreclosure! 3BR/2BA, 1224 sqft condo w/ large patio, near pool & playground. Reduced: 295K! Free MLS Search
	- North Park – Foreclosure! Charming 2BR Spanish house, hardwood floors, garage. Reduced to $399,900. This Could Be Your Home
	– Ocean Beach – Darling sunny 2BR/1BA detached beach cottage w/ hardwood flrs, Mex pavers, eat-in kitchen. 499K! Beautiful Pictures
	Reduced - Oceanside – Foreclosure! Stunning 2-yr-new 5BR/3BA 3210sqft home w/ spectacular views! $631,900. View Details
	- Oceanside – Foreclosure! Immaculate 3-yr-new 3BR/2BA + xtra room, 2069sqft house on culdesac. Reduced: $484,900 Property Info
	- Oceanside – Foreclosure! 3BR/2.5BA “Emerald Point” detached home on culdesac w/ 2-car garage. Now $395,900! Check It Out
	- Oceanside – Foreclosure! 2BR/1.5BA, 1280sqft “Seabreeze” townhome w/ garage. Cut to $208,900! Take A Look
	- Pacific Beach – Owner/designer’s dramatic rebuild in the north P.B. hills. Turret entry, ocean vu, hrdwd flrs, more. 1.199-1.299M! More Information
	– Pacific Beach – Attractive 3BR/2.5BA, 1430 sqft townhome just a 5 minute walk to the beach or bay: 619-669K. Check It Out
	- Paradise Hills – Foreclosure! 3BR/2BA 1183sqft condo w/ large covered patio. $269,900! See For Yourself
	- Paradise Hills – Foreclosure! Sharp 3BR/2BA 1373sqft condo w/ 2-car garage. Just $359,900. See For Yourself
	– Paradise Hills – Foreclosure! 3BR house w/ spectacular bay & city views, bonus room, 2-car garage. $406,900 Take A Look
	- Pt Loma – Foreclosure! Cute 2BR, 1227sqft house w/ garage, 6500sqft lot. $567,900 View The Details
Too New For Photo	-Poway-Amazing 1.3 acre horse property w/ cute 4BR house in Old Poway near Old Poway Park. 640K-710K! Contact Me
	- Ramona – Foreclosure! Spacious 3077sqft home on a full acre! Vintage home, built 1938. 2-car garage. $484,900! See For Yourself
	- Rancho Bernardo – Smart 2BR/2.5BA, 1458sqft townhome w/ garage, central a/c, golf course view! 345-405K Contact Me
	– Rancho Bernardo – Foreclosure! Newer beautiful 3BR/2BA manufactured home. Live in RB for $349,000! Contact Me
	– Rancho Penasquitos – Foreclosure! 4BR/2.5BA home w/ family room, 2-car garage, quiet culdesac. $563,000 Find Others Like It
	- San Marcos / San Elijo Hills – Stunning, sunny & open 4/2.5 home w/ bonus room. Built 2004 w/ all the upgrades. 612K. See For Yourself
	– San Ysidro – Foreclosure! Top-floor 1BR condo near border. FPL, upgraded kitchen, new carpet/paint. $159,900. See For Yourself
	– San Ysidro – Foreclosure! 3BR 1323 sqft townhouse w/ 2-car garage. $277,800. (Was $312,000!) View Pictures and Features
	- Scripps Ranch - Mint La Merida 3-4BR/2.5BA "model home": travertine,Brazilian cherrywd floors, formal dining rm. 715-745K Check It Out
	– Spring Valley – Foreclosure! 2BR, 1088 sqft townhome. Large kitchen & only 1 common wall! $215,900 Property Features
Too New For Photo	– Spring Valley – Foreclosure! Enjoy spectacular mtn & nitelite views! 3BR/2BA home on quiet culdesac. Cut 50k! $359,900 Contact Me
	- Spring Valley – Foreclosure! Sunny 2BR top-floor end-unit condo, big deck, laundry in unit, spacious livg room. $249,900! See For Yourself
	– Tierrasanta – Foreclosure! Beautiful 3-story townhome w/ large 2-car garage. 5 minutes to 52 & 15 freeways. Now $374,900! More Information
	– University City – Foreclosure! Sharp 2BR/2BA condo in gated security “Lucera” complex w/ garage, granite. $348,900 See For Yourself
	- Vista – Foreclosure! Half-acre lot! And you’ll love the upgraded 3BR/2BA, 1711sqft home w/ 2-car garage. $455,900 More Info
	– Vista – Foreclosure! 3 cute 1BR units, well-located in downtown Vista near shopping, etc. Just $509,900. View Pictures and Features
	- Vista – Foreclosure! 4BR culdesac home w/ gleaming hardwood flrs + oversize backyard. $402,800 Check It Out

Call me at (858)457-KENT to find out more or for a private showing. To find other homes, go to Free MLS Homesearch.

Clicked on a property, but there’s no info? It may be sold. Call me to double-check or discover other similar properties we have for you.

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Have a great week...

GARY KENT

"The Agent You See EVERYWHERE"

All-Time #1 Agent/Team In San Diego County for RE/MAX

Gary Kent Team --- RE/MAX Associates

(858)457-KENT --- (858)457-5368

GaryK@GaryKent.com -- http://www.garykent.com/

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This free e-newsletter tells you how to be more successful with your real estate transactions. You receive it because you subscribed, entered your email address at my site(s), or were referred. By reading it, you agree you: 1) understand this is opinion & not advice; 2) will seek professional tax, legal, and real estate advice; 3) are solely responsible for use of content, 4) hold Gary Kent, Gary Kent Homes & Estates, Kent & Associates Inc., and RE/MAX Associates harmless. Questions may be paraphrased for clarity/brevity. Disregard this email if you have a listing or buyer-broker agreement. (c) 2007 Gary Kent, All Rights Reserved.