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| FIRST SUNDAY |
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Going Once! Going Twice!! Reno, ONLINE ONLY starts August 11th! 2+2 on Chris Lane with $1,000 Opening Bid! Let's Go! |
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Going Twice! Going ... Ocala Florida, 2+2 on 54th Court. Auction starts August 4th with $19,000 Opening Bid! Great Value! |
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Going, Going, Better Hurry! Ocala, 2+2 with 1,300 square feet! 19,000 Opening Bid on August 4th! $19,000!!! Amazing! |
Articles and Advice |
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Consistently Exceeding Expectations Welcome from Roger By Roger Terneuzen Happy Friendship Day!! Happy Hot August Nights in Reno and Sparks! Happy Anniversary -- we are beginning our 5th Year with this FIRST SUNDAY eNewsletter -- THANKS for being a part of our success!! HAPPY BIRTHDAY to Robin, Ron, Sharon, Mitch, Sheree, Syndi, Adam, and 15-year old Michael!! Congratulations and Happy Birthday! Happy August! Three homes are showcased on the FEATURES side and are described in detail in Location.Location.Location and I have included an article from Benny Kass and three excellent articles from Dian Hymer that you should review. Happy Summer, keep those barbeques barbeque'n, enjoy the music-in-the-park, and be good to your neighbors! Roger |
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Location! Location! Location! Property FOR SALE By Roger Terneuzen Our FEATURES area of FIRST SUNDAY, on the left border, is showcasing three soon-to-be-auctioned homes. The FIRST auction is a Williams & Williams property at 1384 Chris Lane in Reno, Nevada. This is a two bedroom, two bath home with 1,200 square feet, built in 1978 on a small .17-acre lot. This is an ONLINE ONLY auction that begins on Wednesday, August 11th and ends August 17th. Check it out! The next two are REDC auctions taking place in Ocala, Florida on Wednesdsay, August 4th. These auctions are LIVE -- you sit in the audience, BID by holding up your hand, and it is fast-paced, professional, and extremely organized. Two homes, one at 4201 S.W. 54th Court and the other is at 8025 S.W. 81st Loop. Both homes have two bedrooms and two bathrooms and were built in 2005. And both homes will have a starting bid of only $19,000 dollars!! Amazing!! Let me know if you are interested! Check out the REDC auction site at www.Auction.com . Let me know if you are looking for a deal .. across the street or across the country. Now is the time to scoop up a reasonably priced home for a primary home, a second home, a rental, or just planning for the future. Add your home or property to this section. eMail your information to Roger at RenoRealEstate4u@aol.com |
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Reno Tahoe GAZETTE Year-Round Recreation and FUN! By Roger Terneuzen Hot August Nights! It's here! Cool cars, great food, excellent entertainment, music, dance contests, and cool cars!! Outdoor entertainment with a DJ all week at the A&W at the corner of Kietze and Plumb! This is what summertime is all about!! You absolutely need to plan to visit Reno and Lake Tahoe this summer! There are so many great events and concerts scheduled! After Hot August Nights we can start planning for the spectacular Rib Cook-Off in September! And beautiful Lake Tahoe is a short drive with jaw-dropping views! I'll see you at the Park enjoying a free concert!! Reno is a fun place with lots of entertainment and recreational opportunities and the gateway to Lake Tahoe! Click on www.Reno.com for updates and information. |
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California City NEWS Community Information By Roger Terneuzen The brand-spankin' new traffic signal at the intersection of California City Boulevard and Proctor Avenue is up, and running, and Flashing! Exactly what we needed in California City -- more Flashing lights!! Statistics from the Department of Finance indicate that California City grew from 13,123 residents in 2006 to 14,365 residents in 2007! That's an increase of 9.6% and California City is ranked as the 3rd fastest growing municipality in 2007! California City has good schools, good restaurants, zero-tolerance with crime, very affordable real estate, and a location close to several hi-tech industies. Hacienda Middle School and California City High School opened their doors to students in 2007. With 206 square miles of desert, in terms of land size, California City is the 3rd largest city in the state. An incorporated City for about 40 years, California City has it's own Police Department, a small airport, an 18-hole Championship golf course plus a par-3 course, Central Park with lake and fishing, and is considered one of the most popular riding areas for off-road vehicle enthusiasts. California City is about 90 miles north of Los Angeles, 70 miles east of Bakersfield and a 40 minute drive to Lancaster and Palmdale in the Antelope Valley. Las Vegas is less than 3 hours and Ventura and the Pacific Ocean are an easy 2-hour non-stressful drive. Edwards Air Force Base, NASA's test facility, the Mojave SpacePort, and Corrections Corporation of America are all primary employers. Hyundai Kia Motors has a huge test track and proving grounds in California City. The Sears outlet store and Quizno's opened in 2007 and AltaOne Credit Union opened their gorgeous new business center! Efforts are underway to attract a new state university to the area near the Hyundai Kia automotive test center! The High Desert University Foundation is spearheading this effort and you can follow their progress at www.HDUF.org . McDonalds, Rite-Aid, Napa Auto Parts, Ace Hardware, Pizza Palace, Ramon's and Subway have been here for years and welcome new homeowners. 1,200 new building permits have been issued in the last 3 years and builders offer a new home on a quarter-acre parcel for less than $150,000! WOW!! Since 2004, there has been 1,333 homes built and current figures from the City indicate a total housing total of 4,344. For more information about the City, visit http://CaliforniaCity-ca.us or www.CaliforniaCity.com . |
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Ocala BANNER Community Information By Roger Terneuzen Ocala is a destination community for people that love horses, love families, love God, and love retirement! Ocala is located in the middle of Florida and just about 35 miles South of Gainesville. Interstate 75 is the major north-south highway and it passes through Ocala providing a convenient and safe travel corridor. Orlando and the theme parks are an hour away and the Atlantic Ocean or the Gulf of Mexico are a short 75 minute drive. "The Horse Capital of the World" is home to some of the most beautiful horse farms in the world. The City of Ocala is approximately 43 square miles with a population of 53,000. Three award-winning monthly magazines, "Ocala", "Ocala Style", and "Ocala Life" provide an extensive and impressive portrait of Ocala's lifestyle. Although Ocala's real estate market is experiencing a 'relaxed' environment and a buyer's market, new home construction from several quality builders is still found throughout the community with many builders like Armstrong Homes offering tempting incentives for buyers. Del Webb's Stone Creek for 55+ homeowners is just 10 miles southwest of Interstate 75. Pulte Homes Fore Ranch is a wonderful new family community with lots of amenities and located on State Road 200 just minutes from shopping, schools and hospitals. Bellechase is home to beautiful million-dollar properties and the very popular "Villages" is just 20 minutes south of Ocala on Highway 441 with free year-round golf, excellent restaurants, shopping and great entertainment. Call or eMail me if you'd like more information on Ocala or Marion County or visit one of these important links: City of Ocala http://www.OcalaFl.org. Marion County Chamber of Commerce http://www.OcalaCC.com. Ocala Star Banner newspaper http://www.Ocala.com. |
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Silver Lakes LEDGER California's Best Kept Secret By Roger Terneuzen Own a home or property in Silver Lakes and play golf -- each and every day -- for FREE!! How doggone cool is that!?! The HOA fee is only $150 bucks and did I mention that you can play golf each and every day -- for FREE!!! With lakes!! Silver Lakes is located in Helendale, California and is nestled in the quiet oasis of the Mojave River Valley. The community offers a 27-hole championship golf course, two shimmering lakes, sandy beaches, shady parks, an equestrian center, tennis courts, fine dining, fitness facilities and miles of scenic landscape. This could certainly be California's best kept secret! "Silver Lakes gives families, youth, and seniors alike, quality, affordability, recreation and security in an upscale setting. Residents enjoy a hassle-free lifestyle at Silver Lakes with clean air and picturesque vistas. Everyday comforts such as an elementary school, middle school, shopping, gas, and hair salons are within walking distance. A year-round playground for all who enter, this resort atmosphere presents the ideal escape from metropolitan costs, congestion, and crime." |
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EcoFriendly Supporting Sustainable Housing By Roger Terneuzen As a Realtor, a real estate Broker, and as a homeowner I know the importance of being friendly to our Earth and to the environment. Industry buzz words like 'Eco', 'EcoFriendly', and 'Green' can all be very confusing. And pretty soon, the government will be initiating mandates and guidelines that will ultimately affect you and your bank account. That's pretty scary! There are several excellent websites with outstanding resources and information: your complete marketplace for green building materials can be found at www.cleverhomesmarket.com; resources and green products are available at www.livingreen.com; green tips at www.greenlivingtips.com; home building plans are available at www.ecohomeplans.com; the Energy and Environmental Building Association (www.eeba.org) has resources for building residential properties for energy efficiency; the Environmental Protection Agency’s 'Energy Star for Homes' (www.energystar.gov) offers best practices for increasing home energy efficiency and environmental comfort; and the U.S. Department of Energy (www.eere.energy.gov) has the latest news and surveys on energy efficiency. Business leaders in the private sector and within city operations are embracing policies and practices designed to reduce greenhouse gases. Some of the practices include expanding procurement of recycled content and green materials, investment in alternative fuel vehicles and infrastructure, investment in sustainable elements in building design and building projects, the use of energy audits, interviews, observations and research to determine large energy uses that can be reduced with better practices and new technology, concentration on recovery and recycling efforts on large waste streams that have recycling value such as cardboard, plastics, and aluminum and investment in alternative energy sources such as wind and solar generation to reduce global greenhouse gas emissions. Many builders associations have embraced the importance of using recyclable construction materials and creating a home environment with greater efficiencies and more favorable to Mother Nature -- Eco Friendly. The new 'green housing trends' include copper and copper allow roofs that could last 100 years, timber framing, low-emittance windows doors and skylights, rainwater holding tanks, LED lighting, 'green' toilets, solar orientation so you face the home in the right direction, induction cooktops, geothermal heating and cooling using water and glycol, attic heat blockers, reclaimed wood countertops, non-toxic paints, smart irrigation systems and 'green' furniture. |
| This 'n That Classified Advertising By Roger Terneuzen Juice PLUS health and juice products from a true super-hero and SuperLady! Check out all of the best products from Lisa Quercioli at www.JPHealth.net/LisaQ The Millionaire Real Estate Investor by Gary Keller with Dave Jenks and Jay Papasan. The definitive "go-to" book for serious real estate investors. Take your businesss to the next level! $20.00 from RealEstateExceed@aol.com The Millionaire Real Estate Agent by Gary Keller with Dave Jenks and Jay Papasan. The original "red book" and recommended reader for ALL real estate agents! It's not about the money .. it's about being the best you can be! $20.00 from RealEstateExceed@aol.com SHIFT .. Gary Keller's new book for real estate agents and investors is now available and I have plenty of inventory. The definitive book to help you make course corrections in this changing real estate market and written by the masters! $25 includes shipping from RealEstateExceed@aol.com Send an eMail with your treasures, your business website, or garage-sale stuff and let's get it sold! |
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| Good Faith Estimate contains some 'quirks' By Dian Hymer As of Jan. 1, 2010, the Department of Housing and Urban Development (HUD) required lenders to provide mortgage borrowers with a new three-page Good Faith Estimate (GFE) to protect consumers who are applying for a mortgage. The intent of the GFE is to educate consumers about the key terms and costs of a mortgage, both at origination and ongoing. A loan originator completes the form, giving the borrower a summary of the loan particulars and information necessary to shop rates and to be sure they're comparing like-type mortgages. Although there's grumbling, mostly from mortgage brokers, lenders and closing/escrow agents, the format and information included in the new GFE is a step in the right direction. There are, however, some quirks. For example, the GFE doesn't provide a complete and accurate account of the borrower's costs. Page two provides an itemization of loan origination and settlement costs. The origination charge is itemized as one lump sum; it's not broken down. So, you don't know how much you're paying the appraiser for the appraisal, the loan originator for the origination fee, or other miscellaneous fees. Another shortcoming is in the way transfer taxes are disclosed. The entire amount of any transfer taxes is entered on the GFE, even if the sellers pay part or all of it. This could inflate the buyer's estimated settlement costs. To get around having to generate a GFE for buyers before they have committed to a given loan originator, some mortgage originators have developed worksheet quotes for buyers to use if they want to shop rates. HUD is adamant that these worksheets can't be used instead of a GFE. Furthermore, they provide the borrower no protection. HOUSE HUNTING TIP: The new federally mandated GFE provides protection for borrowers against being charged extra fees at closing that weren't disclosed on the GFE. An informal worksheet provides no such protection. Origination and settlement fees are grouped into three different categories. The first category is fees that can't increase between the time the GFE is issued and closing. Included in this category are the lender or mortgage broker's origination fee, transfer taxes and adjustments to loan origination charges after the borrower locks in an interest rate. Loan originators who miscalculate, causing fees to run higher at closing, have to make up the difference out of pocket. To cover themselves, some loan originators pad the Category one figure. The second category of fees can increase up to 10 percent at closing and includes such things as government recording charges and title insurance -- if the title insurer is identified by the lender, not by the borrower. This is done to encourage lenders to shop for the most cost-effective coverage for the consumer. The third category of fees can change at settlement and includes homeowners insurance and title insurance coverage if the borrower, not the lender, identifies the title insurer. The new GFE also includes a tradeoff table that shows what the interest rate would be if you paid a higher origination fee vs. a lower origination fee: the higher the fee, the lower the rate; the lower the fee, the higher the rate. Finally, there's a loan-shopping chart to use the mortgage information provided by one lender to compare with other lenders. There is no obligation to use a loan originator who completes a GFE for you. A loan originator can't refuse to provide a GFE to a prospective borrower who asks for one. As soon as a prospective borrower provides essential application information, such as Social Security number, property address, etc., the originator is to provide a GFE. THE CLOSING: Lenders are required to provide a GFE within three days of receiving the borrower's application. Dian Hymer, a real estate broker with more than 30 years' experience, is a nationally syndicated real estate columnist and author. |
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| Sellers face new dilemma in timing the market By Dian Hymer Some sellers have been biding their time for three years and now wonder if they should continue to wait or bite the bullet and sell now. Karl Case, co-creator of the widely followed S&P/Case-Shiller Home Price index, thinks there's a 50-50 chance that we're at the bottom of the market and that we'll see improvements in the months ahead. Unemployment remains a concern. An increase in the number of new households is predicated on an increase in jobs. Even if we have seen the worst of the recession, most analysts believe the housing recovery could be rocky for years. A quick turnaround is probably not on the horizon. The home-sale market is generally better this year than it was last year at this time. Interest rates are lower by about 1 percent. Mortgages are much more readily available. Home prices have dropped significantly, making it possible for buyers to afford to buy a long-term home. An increasing number of fence-sitters have turned into motivated buyers. However, they are focused on value, condition and location; they aren't overpaying, as they did in 2006. It's still a buyer's market and could remain so for some time to come. Sellers who purchased within the last five years might need to sell for less than they paid. One couple bought a home in Crocker Highlands, a coveted Oakland, Calif., neighborhood. They paid just over $1.1 million in 2005 and made improvements to the property. They sold in 2009, after investing more to prepare the property for sale. They received multiple offers, over the list price. The home sold for $905,000. These sellers weren't happy about the loss. But, their goal was to own only one home. They bought a retirement home near Sacramento and were spending most of their time there. Holding onto the Oakland home was a financial drain, particularly since they were there only part time. They couldn't rent the property out for enough to cover the ownership costs. Another homeowner realized before the recent economic downturn that she couldn't afford to continue to make hefty mortgage payments due to a drop in her income. Emotionally attached to her home that she'd improved over time, she decided not to sell then, which would have resulted in a profit. Instead, she rented the property for a few years and moved in with a friend to lower her overhead. Although the rent reduced her monthly debt load, it didn't cover the carrying costs. When she finally sold in January 2010, prices had dropped to a point that the property sold for less than the amounts of the mortgages secured against the property. To get lender approval on a short sale, the seller had to contribute cash at closing. Clearly, she would have been better off financially if she had sold years earlier. HOUSE HUNTING TIP: Deciding whether to sell now and take advantage of an improved home-sale market or wait for a better time is complicated. First, you need to know the approximate selling price of your home in this market. How much work needs to be done to get the property ready to sell? Does the house have any defects or deferred maintenance that will impact the sale price or make the property harder to sell? If so, this would negatively impact the price. This information can be obtained through your real estate agent. THE CLOSING: Low inventories of good homes in some niche market gives sellers an edge. Even so, you'll be successful in today's market only if you are realistic about the current market value of your home. Dian Hymer, a real estate broker with more than 30 years' experience, is a nationally syndicated real estate columnist and author. |
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| The fight for condo transparency By Benny Kass DEAR BENNY: I live in a 35-unit condominium complex. The homeowners association is incorporated and is led by a board of directors elected by the homeowners. I am concerned about the way the board of directors conducts the overall operation of the association. Many practices are in opposition to the bylaws, and some of the needs of the community are being neglected. For example, we have not been given copies of the budget for the last three years, copies of the minutes of the last three quarterly meetings of the board of directors, a list of the names of the officers of the board who were elected last fall, and a list of the current owners/residents. Other information, which, according to the bylaws, should be available, has not been communicated to us. I have written a letter listing my concerns and requesting information, and have given it to each board member who was elected in 2009. I have received none of the requested information nor have I received a response stating that my letter was received. As a resident with a vested interest in my house and my community as a whole, what can I do to get the information and services from the board of directors? Is there an agency or board I can contact to communicate my concerns and thereby receive help in this matter? --Barbara DEAR BARBARA: Unfortunately, this is a common problem throughout the country. While most members of boards of directors are honest, competent, and concerned, the few who are not cast a negative image on all associations. First, and not by way of embarrassing you, let's set the record straight. You live in a condominium association and not a homeowners association. There is a major difference between these two legal entities, and you should not refer to your association as an HOA. Second, I don't know where you live. Many states (and some local jurisdictions) have created agencies to deal with such problems. For example, in Montgomery County, Md., unhappy owners can complain to the Commission on Common Ownership Communities; in Virginia, they recently established an ombudsman's office to handle issues such as yours. I welcome readers to tell me if there are other such organizations throughout the country. You certainly can complain to your state's attorney general. You also have the right to file suit against your association. Most state laws require that all books and records be made available to unit owners; this would include the names of the board members, as well as any minutes of their meetings. Some states have limited this access by requiring that the person seeking such information show that he/she has an interest in those documents. However, I firmly believe that any unit owner has such an interest. Litigation is, of course, expensive and time consuming. However, if you can round up a group of owners with similar concerns, the legal fee could be shared and you would not have to go it alone. And there is one more thing you can do. In your bylaws, there is a provision on how you can "throw the rascals" out of office. Read the requirements carefully, and muster sufficient support among your fellow owners. However, I always advise my association clients that if they are unhappy, they have three choices: (1) Get yourself elected to the board; (2) put up with the situation; or (3) move out. DEAR BENNY: In 2006, the assessed value of my house had climbed to $750,000 and then dropped down to $714,000. After much investigation, I filed an abatement based on the information I obtained from our local government. Their information was wrong and I successfully got the assessment down to $530,000. However, around the same time, I refinanced based on a bank appraisal of $670,000. Currently, the county's assessment is under $450,000. I think by filing for a tax abatement I shot myself in the foot. I really believe the house is currently worth more than $500,000, but know that potential buyers look at the assessed value. I want to sell my house. Can I realistically list it at the price I believe it is worth, and expect a real estate agent to explain the situation to potential buyers, or am I stuck with an asking price closer to the current assessed value? --Karen DEAR KAREN: I don't believe you shot yourself in the foot; for a couple of years at least, you have been paying the real estate tax at a lower rate. It is true that potential buyers look at the appraised value. Especially in today's economy, appraisers who do work for mortgage lenders will be extremely conservative. But in many jurisdictions throughout this country, it is a known fact that the appraisal has not caught up with the true market value of the property. Appraising real estate is not an exact science. The best test for market value is what a willing buyer is prepared to pay for the property. You have the absolute right to list your property for whatever you believe it is worth. That does not mean, however, that you will find a real estate agent willing to accept your listing. Brokers and agents spend a lot of time working for their clients; no one wants to waste time trying to market a house that is way overpriced. You could, of course, try to sell it on your own, and you may find a potential buyer. But, we still are in financial difficulties, and real estate sales -- although picking up in many parts of the country -- are still quite sluggish. DEAR BENNY: I recently purchased a condo, and I have a noise problem with the unit above me. I can hear the people walking back and forth, getting out of bed and performing normal, everyday activities. A new owner purchased that condo last week. I believe the previous owner installed a low-grade laminate directly on the plywood floor, with no padding or sound-dampening material. I talked to the condo association manager and he says there is nothing that can be done. Is there any legal action I can take? --Todd DEAR TODD: Noise is very subjective. I often have joked that my son's definition of music is my definition of noise. Some people are more sensitive to sound than others, so it will be your obligation to prove that the noise you hear is above normal standards. There are professionals, called acoustical engineers, who specialize in determining whether the noise in your unit is within acceptable decibel range. You should retain an engineer at your expense so that you will have the proof to demonstrate that the noise you hear is real and not imaginary. That engineer should also inspect the upstairs unit so that he can provide some suggestions as to how to resolve the problem. Once you have such a report, show it to your upstairs neighbor. Explain that you are very troubled by what you hear, and ask him to take appropriate steps to correct the situation. For example, carpets could be put on the floor throughout the unit; in some cases, floorboards could be tightened, and made more secure. Often, hammering down nails will solve the problem. You should also review your association documents, especially the rules and regulations. Many associations require that 80 or 90 percent of a unit must have adequate floor covering such as rugs. If that is the rule in your association, demand that the manager inspect the upstairs unit to determine if it is in compliance with the rules. If there is no such rule, you should discuss your concerns with the board of directors. It may be convinced to enact such a rule for the future. If all else fails, you certainly can take that owner to court, claiming a private nuisance. But litigation is time-consuming, expensive and always uncertain. Discuss your situation with an attorney to determine if it's worth the effort. Benny L. Kass is a practicing attorney in Washington, D.C., and Maryland. No legal relationship is created by this column. |
| Add power to purchase offer By Dian Hymer Figuring out how much to offer on a home you'd like to make your own is never easy. A complicating factor is that although it appears that the housing market may be stabilizing, there is no guarantee that prices won't slip further. With this in mind, don't buy for the short term. Don't buy betting on future appreciation. Buy a home that will work for you long term, at the best price you can negotiate, using financing you can afford. To avoid paying too much, hook up with a real estate agent who will educate you about how much you'll have to pay for a home that works for you. The Internet is a great resource to help you learn about neighborhoods, current listings, and past sale prices. However, a diligent, knowledgeable real estate agent who has experience helping people buy and sell homes in the area where you want to live can get you up to speed on what's happening in that niche market now. HOUSE HUNTING TIP: Ask your agent to give you a summary of all listings that you might have been interested in that sold during the last three months to six months, including list price, sale price and how long they took to sell. It's also useful to have information about the change in average sale price over the past year. Have prices declined? Are they flat? Or are they rising? Also, ask for a list of properties currently available and pending sale. A pending sale is one where the sellers have accepted an offer, but the sale hasn't yet closed. Significantly more active listings than pending sales in an area suggests a high-inventory market where buyers have an advantage. Few active listings relative to pending sales is characteristic of a low-inventory market. During your house-hunting education, make sure your agent reports back to you about day-to-day changes in the market. If an overpriced listing has a price reduction and is now in your price range, make a point of looking at it as soon as possible. A new price can attract other buyers' interest. When listings you've seen sell, your agent should let you know the sale price. This will help you develop a sense for when a listing is priced too high, or priced at or under market value. How well a listing is priced for the market affects your offer strategy. A well-priced listing in a low-inventory market is likely to sell quickly. There could be more than one buyer making an offer. If so, you may need to make an aggressive offer near, at or over the asking price. However, multiple offers don't always result in a sale price higher than the list price. Becoming savvy about local market pricing enables you to know when to make a strong offer on a new listing, even though the overall market may be lagging. It's a different story in segments of the market where there are plenty of listings that take months to sell. In this case, you have choices, making it possible to offer less than the asking price and negotiate. If this one doesn't work out, you move on to the next. You should be prepared to walk away rather than pay too much. Buyers making offers that are contingent on the sale of another property usually have to pay more than all-cash buyers who can close quickly. If you've already sold your home and are waiting for the sale to close, you'll be in a better position to negotiate on price. THE CLOSING: The best bet is to have your home sold and closed. It removes uncertainty in the sellers' minds and may make them more receptive to a lower price. Dian Hymer, a real estate broker with more than 30 years' experience, is a nationally syndicated real estate columnist and author. |
| Hot Links |
| Nevada Association of Realtors, Consumer Site http://www.nvar.org/index.php?option=com_content&task=view&id=82&Itemid=57 National Association of Realtors http://www.realtor.org KELLER WILLIAMS Web Site http://www.kw.com Keller Williams ROGER TERNEUZEN http://www.RogerTerneuzen.com Realtor Code of Ethics http://www.realtor.org/mempolweb.nsf/pages/code |
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