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Welcome to the largest Sequim Real Estate Blog with over 1,900 articles.
22 Jan 2017
Sequim electric rates are a fraction of what they are in southern California. My monthly electric bill averages $125 per month. I have a 3 bedroom, 2 bath home in Sequim with 1,850 square feet all one one level, and my Sequim electric rates are quite reasonable. June, July, August, and September were all $67 per month. Here's a 12 month graph of electricity usage. This graph shows what your own monthly useage would look like from month to month, although your monthly bills may be more or less.
This has been the coldest winter we've had in 3 or 4 years, so even with low Sequim electric rates, our bills were a little higher this winter. Our coldest months are shown on this graph starting in November. My winter bills ranged from $100 to $200, and everything in my home is electric. I do have a fireplace, but I haven't used it this year.
The average residential electricity rate in Sequim is 8.09¢/kWh. This average in Sequim is 31.9% less than the national average rate of 11.88¢/kWh. Residential rates in the U.S. range from 8.37¢/kWh to 37.34¢/kWh. [Source: Electric Rates]
The cost of living in Sequim is very reasonable compared with many other areas of the country. Sequim electric rates are one reason, but we don't have temperature extremes either. We don't need air conditioning in the summer, because temperatures rarely get above 80, and most days in the winter are in the 50s and 40s.
The PUD (public utility) in the Sequim area has a great online billing and analysis tool for homeowners, so you can know exactly what your useage with a variety of charts. We are very fortunate that Sequim electric rates are low.
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9 Jan 2017
Who needs a real estate expert? Two people come to mind–buyers and sellers. Your home, the one you buy, will be one of the most important and largest purchases of your life, and it's the home where you will spend the majority of your time, maybe for the rest of your life. With that in mind, would you want a Realtor or an attorney who is not a real estate expert? Would you trust someone who dabbles in real estate, or someone who is a part-time Realtor? Believe it or not, 85% of all buyers hire the first Realtor they talk to with no interview, no due diligence, and they do not know what qualifications a real estate expert should have.
What could happen if you try to buy a home without a real estate expert? Since I was a real estate attorney for 20 years, I can actually tell you what happens when buyers are not well represented. There's a reason there are so many attorneys in this country, and there's a reason they make so much money. I recall a couple telling me their buyer's agent didn't advise them to get a home inspection, and they ended up with a nightmare after closing. Their agent didn't know the importance of a home inspection. The truth is, most agents are not real estate experts. Most consider themselves sales persons with basic real estate knowledge.
Another agent missed the deadline for a well inspection response, and the well turned out to be contaminated. That meant the buyers lost their earnest money. A couple decided to buy a 100 year old farm house, but their agent lacked expertise on the need to have the electrical panel and wiring checked out by an electrician. It was too late when they discovered they had to do a complete rewire of the whole house at a huge expense. Unfortunately, their agent was not a real estate expert.
A buyer relied on her agent to give her advice about the seller's disclosure statement, but the agent missed the red flag, and the buyer had to replace the heat pump at a cost of several thousand dollars. There are so many things that can and often do go wrong in a real estate transaction, but until it happens to you, you may not realize the need for a real estate expert. You might think you can just hire any Tom, Dick, or Jane to help you buy a home. You might get lucky and everything might go smoothly, but do you really want to rely on luck with so much of your hard earned money?
If you wanted to hire a real estate expert to represent you as your buyer's agent in the state of Washington, what would you look for? Here you have to be a bit cautious, because in the sales business, many agents will give you the answers you want to hear, so you need discernment, but you also need to know what kind of credentials your buyer's agent should have, and you need to know how to do your due diligence. Have you heard the phrase, "Buyer beware?" Well, when it comes to buying something as expensive as a home, the warning is still good advice after 2,000 years.
By the way, be very careful about hiring a Realtor simply based on a referral by a neighbor, a friend, or someone in your Church or your favorite club. People are quick to give their brother's name to someone else (or their best friend's name), but that can be as bad as it could be good. Read "Real Estate Referrals: Blessing or Curse?"
I would encourage you to do your research before you decide on a buyer's agent. Do your due diligence on me. I welcome it. Read more of my real estate blog articles (there are over 2,000), read some of my real estate books, watch my Sequim real estate videos for buyers, take a look at the real estate training site linked to the image above, use one of my three Sequim MLS sites, and interview me yourself. Whomever you hire as your buyer's agent, make sure for your own sake that you hire a genuine real estate expert.
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2 Jan 2017
This Sequim Real Estate Blog is by far the largest local real estate blog in Sequim and possibly the largest on the Olympic Peninsula with over 2,000 articles written for buyers. At the end of each year, I like to share some of our most popular articles for the calendar year.
It's no surprise that our most popular article is itself packed full of powerful resources for buyers and has been read over 1,300 times during 2016 by almost 300,000 visitors to this Sequim Real Estate Blog. [Total hits on our blog were over 3.8 million.]
#1 Sequim Real Estate: 10 Powerful Buyer Resources
#2 Your Closing Date May Be a Moving Target (a surprisingly popular article)
#3 Sequim Real Estate and Private Well Issues
#5 Blizzards, Tornadoes, and Floods (But Not in Sequim)
#6 How Long Does It Take To Sell A Home in Sequim?
I certainly hope you enjoys these articles, but don't stop with these six. You can search any subject on Sequim real estate, and you're likely to find an article that answers your specific question. You see, I've been answering the questions that people moving to Sequim have been asking for two decades.
BONUS: There are two other articles that have been unusually popular, even though they are older articles. The first has 15 comments, and some of them are quite angry. Their comments only affirm the gist of the article. The article is entitled Who Should I Hire First–Architect or Builder? The other article is also garnering a lot of interest around the State of Washington (16 comments), and it is about how loans are being turned down because of a ridiculous government regulation. The article is entitled Private Road Maintenance Agreements.
architects and private road maintenance
You can search in 3 ways. First, you can simply type in a word or phrase in our powerful search box, and all articles on that subject with appear. You'll find our search box on the home page in the right margin, and it looks like this. You can click on this image, and it will take you to the search page.
Second, you can use our incredible drop down menu on the home page, and you'll see all the major categories people like to search. When you pull up a category, it gives you all the articles on that subject. In some cases, that will mean over a dozen articles on a single question you want to get answered. Just hover your mouse over the links at the top of the home page, like "Buyers", "Sellers", "Sequim", "Real Estate Books", "Buyer's Guide", and "Seller's Guide".
Third, you can find many of these articles and many of our other online resources for buyers with a simple Google search. We have optimized more articles, photos, and videos for the search engines than any other single brokerage in our market. But the most direct path to getting your answers is to use our search box above.
Of course, we also have the most accurate, most powerful, and easiest Sequim MLS site to navigate at Sequim Real Estate MLS.
Wishing all our readers and future clients a very Happy New Year and a prosperous 2017. Now you know the most effect way to search for your Sequim real estate.
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28 Dec 2016
What will happen to the Sequim real estate market this coming year? What will prices do? What will the Sequim inventory look like? What about land prices? How much will interest rates go up? My Sequim real estate prediction for 2017 is an educated view of what the Sequim real estate market will be like this coming year, especially under a Trump administration.
The Sequim real estate market bottomed out about a year and a half ago, and it's been slowly improving since then. Prices have been creeping upward, and most homes are selling at the listed price as long as it is fair market value. The inventory of homes retirees want has been reduced to a crisis level. [Read Sequim Real Estate Inventory and Sequim Home Inventory written over 3 years ago]. People are starting to build homes again, because they cannot find a suitable home in the existing inventory. Prices have not increased as much as they should have based on the economic formulas of supply and demand in the Sequim real estate market.
We've all known that mortgage rates would be going up, and we've known that for several years. [Read Mortgage Interest Rates Going Up written in 2013.] We've seen a recent bump in interest rates, and as of today the 30 year fixed rate is at 4.18%. You can check on interest rates for 30-year, 15-year, and ARMs at the bottom right of this Sequim Real Estate search page.
Here is my logical prediction for the Sequim real estate market this coming year. While interest rates got a recent bump in anticipation of Janet Yellen's announcement of a quarter point increase and 3 more likely increases in 2017, I think it is highly likely with a growing and healthy economy that we will see the 30-year fixed rate at 4.75% by the end of 2017.
With respect to the Sequim real estate inventory, it will continue to shrink and new spec homes will not replace them fast enough. This is a small market, and local builders cannot afford to build out large numbers of spec homes for future sales. That means almost all new homes are custom homes started only after you sign a contract with a builder. Then you can expect a construction timeline extending about 8 months out. That assumes you've already purchased a vacant lot for your home and drilled a well and put in a septic system (unless you're on municipal utilities).
Because of the low inventory, prices will continue to slowly increase over 2017. I anticipate that by the end of 2017, home prices will increase by 5% from today (Dec 2016). Because more new homes will be built, land will start to sell again here, which means a steady increase in prices on vacant land.
Increased mortgage rates and a 5% increase in home prices in 2017 will affect some buyers' ability to purchase their ideal home, but for buyers who will pay in cash, they will have an advantage among buyers. And there will be more competition for homes, so the buyer who finds their ideal home will probably lose it to a more assertive buyer who gets an agreement signed with the seller. Remember, you will have plenty of time to do your due diligence with a home inspection and other inspections once you have a signed agreement with a seller. Days or weeks of research prior to even making an offer is going to be a sure way to lose the home to another buyer in a market like this.
Some are concerned about a Trump Presidency, but his background bodes well for the Sequim real estate market. He certainly understands real estate and the mortgage business, more so than any president in my lifetime. If he can implement his promises for an improved job market, a tax code and regulatory environment more conducive to businesses, we may see an economy that does grow by 4% in 2017. No matter what your political persuasion, a Trump Presidency is going to be a good thing for the Sequim real estate market in 2017. Already, nearly everyone on both sides of the aisle are surprised at the records being set in consumer sentiment, home builder sentiment, and the financial markets. The Dow is up 8.6%, the NASDAQ is up 4.8%, the S&P 500 is up 5.6%, and the Russell 2000 is up 14%, and all this since the election. Excluding weekends and holidays, that's only 35 days. Never have the pundits and naysayers been so wrong as they were this year. We're a long way from the vibrant Sequim real estate market of 2005, but I anticipate a healthy 2017.
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22 Dec 2016
Things are not always what they seem. This is true in real estate, but it's true everywhere in life, and the older and wiser we get, the more we see this play out all around us. I'll point out a few examples to emphasize how important this is for you and me, but the goal of this article is to help you avoid traps for the unwary when you buy a home in the Sequim area, or Port Angeles or Port Townsend.
I quoted the short version, but the full quote goes like this: "Things are not always what they seem; the first appearance deceives many; the intelligence of a few perceives what has been carefully hidden." Phaedrus
Let me set the stage. Have you seen a TV commercial promoting a pillow that sounds too good to be true? Even the price sounds fantastic when you hear that you get the second pillow free. So you call, but you find out the actual price is $180 for two pillows. You can buy one, but it will be the same price. But if you use the promo code, the price is ONLY $90. But not really. A set of two pillow cases is $50. But with the promo code that is reduced to $25. You wanted to buy one pillow for yourself, and what you find out is that you get two and the regular price is a total of $230. Plus shipping. But they tell you if you order now and use the special promo code, you get this incredible bargain.
You say to yourself, "You know what? I can go buy a good pillow at Costco for $28 to $38," and you would be right. The reminder is that sales people on TV and everywhere will pitch their product and make it sound so doggone irresistible, but things are not always what they seem.
Awards are another example. How many times have you seen a car advertisement boasting that their model has received the J.D. Power & Associates award, and they obviously intend us to be impressed by that award. The truth is car companies have to pay substantial fees to J.D. Power & Associates to be included in the studies and get the reports, and if they want to boast that they received this award, they have to pay J.D. Power another $300,000. Things are not always what they seem. So much for the credibility of the award. It's just another sales gimmick to fool consumers.
Realtors and home builders can get prestigious awards, too, but we also have to pay for them. I was awarded a prestigious Realtor award only given to the top 7% of Realtors in the entire Seattle area. I was quite pleased, but then after the award notification, they informed me the key to taking advantage of the award was to give them $4,000 to buy a half page add in Seattle Magazine. In other words, the entire business is to sell expensive advertising. The awards are just a front. Things are not always what the seem.
If you don't know these things, you might be fooled when a sales person boasts about their awards. Understand that awards today are almost always bought. So are certificates. All those initials that Realtors have after their names were bought and paid for at expensive seminars. Entire industries are created for the sole purpose of creating false images all to sell smoke and mirrors to consumers and to make a sales person sound better than he or she really is.
The less knowledge, experience, and wisdom a sales person has, the more they need the smoke and mirrors, the more they need lots of initials after their name, and the more they need certificates and awards. Otherwise you would see right through them, and you wouldn't be impressed, which means you wouldn't hire them. May I say it again? Things are not always what they seem.
When you look at an MLS data sheet with photos online in search of your perfect home, are you getting an accurate representation of the home? When you get the seller's disclosure statement, is it 100% accurate? When you work through the due diligence on your prospective home, maybe you would do well to pause and recall that things are not always what they seem on the surface.
The single most important thing you need when you visit a new area of the country like Sequim, Washington, intending to buy what may be your last home, is someone who is absolutely trustworthy. Do you know how to find that trustworthy Realtor? I hope so, because I can assure you . . . things are not always what they seem.
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14 Dec 2016
This Sequim condo is the most popular floor plan preferred by couples moving to Sequim. With a modern kitchen, open floor plan, 3 bedrooms and 2 baths, this is the perfect retirement home according to a lot of people. Check out these photos [Sequim Condo], and you might also enjoy this 3 dimensional virtual tour below where you can walk through this Sequim condo. Use your mouse button or the arrows on your keyboard to walk through this home.
This Sequim condo is a custom townhouse with Silestone countertops in kitchen, twice the kitchen outlets you normally see, an upgraded range with a warming oven, a custom chandelier with a handcrafted Tray ceiling, tile floors in the entry and kitchen, tile countertops in the laundry and bathrooms, and a huge tile shower in the master. This Sequim condo is in North Sunland. Sunland amenities include community beach access, tennis, a clubhouse, and a pool and RV parking. There were many extras built into this condo. It's a Green Built home with custom blinds, natural solid wood throughout, and an extra large concrete patio. There's also a greenbelt in the back with privacy.
Condos aren't for everyone, but if you like the idea, check out this Sequim condo.
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6 Dec 2016
This morning we had our first frost in Sequim. It's a beautiful sunny day with hardly any clouds in the sky. It was very early this morning when I heard my Sequim weather station tell me the temperature outside had reached 32 degrees. That didn't last long. The temperature went up to 40 degrees shortly after the sun began to melt the frost on the blades of grass in my yard.
We're in December, and it's finally getting cold. Of course, cold for Sequim in the winter is a quick dip to freezing in the early morning hours, and so today was the first frost in Sequim. I love it. The yards and fields are all bright green as you can see in this photo above. The grass hardly grows during the coldest months of December and January, but since this is the wet time of year, the grass turns a bright green and stays that way all the way into the summer.
It's hard to predict the precise date that will give us the first frost in Sequim. People ask me, "What are winters like in Sequim?" I usually say something like, "Which winter?," because it seems every winter is a little different. We haven't had snow in Sequim for three or four years. When we do get snow, it's usually a couple of inches and melts within hours, but since we rarely see it, it is fun for a short time. With a little luck, maybe we'll have a white Christmas.
Because our winters are mostly in the 50s, and our summers are mostly in the 60s, we have an incredibly mild climate without those darn cold extremes of the midwest or the east coast, and we don't suffer the hot extremes of the south. I sold homes to couples from Virginia and Pennsylvania recently, and they both reminded me of how humid the heat can be on the east coast.
Our first frost in Sequim reminded me of how mild our Sequim weather really is. What a beautiful day for a walk with my dog.
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3 Dec 2016
Sequim MLS hot links help buyers find special properties easily and quickly. I created the Sequim MLS hot links for the most popular searches, and these links save you the time of trying to set up a unique search with Sequim MLS parameters that are sometimes hard to set up based on the Olympic Listing Service MLS data fields. Unless you're a Realtor, you won't have access to the data fields in our MLS, so setting up special searches can be hard. So I've done it for you.
How do you find all the horse properties in Clallam County (Sequim and Port Angeles and beyond)? How do you instantly find all Sequim waterfront properties, or homes with shops or barns? How do you find all Sequim foreclosures with the click of a mouse button? Or how can you pull up all the log homes for sale? The answer is Sequim MLS hot links.
You can just bookmark this article and use the Sequim hot links above, or you can always find these links on the number one Sequim MLS site, Sequim-Homes.com on any of the secondary pages on that site. In other words, these links are not on the home page, but they are on all the other pages.
By the way, these links are always "hot". This means they are always the latest active Sequim MLS listings in each of these categories. I created these links because buyers wanted them and use them all the time. I think you'll like Sequim MLS hot links.
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26 Nov 2016
It's hard to find a home plus a Sequim guest house plus a shop only a few miles from downtown Sequim, especially on a beautiful lot in a quiet area with privacy. This is a property I just had to write about, because you will rarely find a property like this in the Sequim area. It's not perfect, because it needs some work, but if you can either do the work yourself or are willing to hire someone to do it, you will get a one-of-a-kind property at a bargain price.
The main home is 2,500 sq.ft. with 3 bedrooms (on the 2nd floor), 2.5 baths, and an attached 2 car garage. This home is vintage 1979, so the kitchen needs a major upgrade and the hardwood floors need to be refinished. I suspect you would replace carpet, too. In addition the roof has a lot of mildew on it, and the back deck is collapsed and needs to be totally replaced. It's possible the wood shingles on the roof need to be replaced. How did the maintenance get so far behind on this home? The husband passed away years ago, and his widow lived alone for many years until she passed away recently, so this is an estate sale.
A nice Sequim guest house is hard to find in this market, and this guest house is very impressive. Unlike the main house that needs upgrading and maintenance, the guest house is move-in ready, and with over 1,000 sq.ft. the huge living room and gorgeous kitchen are more than comfortable for a couple.
When you look at the photos, you'll see how cool this shop is. High ceiling, super bright shop lights, and heating and ventilation equipment. The high shop door also means a motor home would have a warm home. In addition to the shop, there is a large double garage beneath the guest house. And the shop also has a kitchen and a bathroom.
You can look at photos of all of this at Sequim Shop + Sequim Guest House. The listing price is $425,000 for 2 acres plus the main house plus the guest house plus the shop. In my opinion, the guest house and shop alone are worth well over $250,000. If you're in the market for a spacious home plus a guest house and a shop, maybe you should call me now at 360-775-5424. Our inventory is very low of late, and the right home listed at the right price is selling fairly quickly at full listing price. That doesn't mean that will happen to this property, but I share that to emphasize that if this is your property, you probably don't have all the time in the world. Someone is likely to ask me to draft an offer on this property fairly quickly.
Looking for a Sequim guest house and a shop?
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21 Nov 2016
Sequim storms are rare, but we have some incredible online tools now to see the exact weather in real time, including the wind and the height of waves at any point you place your mouse on the map. We are in the winter months now, so Sequim storms are more likely for the next couple of months. You'll love this new site which is the most powerful one I've found at Sequim Storms.
About a month ago we received a weather warning regarding Sequim storms, and the report stated that the storm could be worse than any storm since 1962. I made sure I had extra water supplies at home as well as food to last in case we had a terrible storm. I used the map above to look at the wind and waves on the Pacific side of the Olympic Peninsula, and also to see what was coming down over Sequim from the Olympic Mountains. I could even measure the height of waves on th Strait just north of the Sequim shoreline. Guess what? The great storm missed Sequim, although it hit all around us, including the Oregon and Washington Pacific shorelines, and even Tacoma and into Canada across the Strait. As I've said before, bad Sequim storms are really quite rare.
You can use this weather site above [Sequim Storms] to look at weather patterns, waves, temperatures, and wind anywhere in the world. Don't you love the technologies available to us on the Internet?
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16 Nov 2016
It's another day in Sequim, and I am loving it. This morning I awoke early and enjoyed a cup of coffee and some fresh air on my Sequim property as I walked around my two and a half acres with my dog, Titus. It was a chilly but invigorating morning, and as I always do, I deeply inhaled the pristine air that gently blows across my property directly from the ocean (or the Strait of Juan de Fuca which becomes the Pacific Ocean).
The sun was rising and I felt like I was looking at a painting as I looked south to the panoramic view I have of the Olympic Mountains. Bright rays of sun glistened through the trees across my property, and the fields and trees in the distance were beautiful with autumn colors. The sun was still rising, and the bright snow capped mountains really did look like a gorgeous painting. But it's just another day in Sequim.
The lower water level in the irrigation pond on the southern end of my land is showing signs that winter is coming. As I sipped on my hot cup of gourmet coffee, leaning on the white fence built by the prior owners to keep horses, a flock of geese flew over my head singing that winter is coming in their own cacophonous way. Another day in Sequim.
By mid-morning it was already 47 degrees. Winters are mostly in the high 40s and 50s, and summers are mostly in the 60s and 70s. I jumped in my car and checked on a brand new condominium unit I recently sold to some clients, and after that I stopped at Starbucks for a double short latte extra hot and a blueberry scone. Savoring my scone and coffee, I couldn't resist writing this article expressing my delight with living in Sequim. I love it here, and I have for 22 years. But then again, I count my blessings every day. Sequim is a happy place to live.
I could go on and on about Sequim and what an incredible climate we have, what it's like to live in one of nature's most beautiful places on the face of the earth, or I could talk about how safe it is to live here, how there is very little traffic . . . ever . . ., and I could go on an on about the delightful and interesting people who live here. But I won't. I'll let you search out articles on these subjects on this real estate blog, and there are over 2,000 such articles.
For now, I just want to say, "It's another day in Sequim," or as I often say to myself, "Another day in Paradise." Same thing.
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14 Nov 2016
Sequim home prices are fairly reasonable compared to many areas of the country. We are probably in the middle when it comes to the price of a three bedroom, two bath home. Here are three homes in three areas of the country from the cheapest homes prices to the most expensive home prices.
For $65,000, you could have this Dublin, Georgia home. The deep south has some areas where home prices are incredibly low. But as we say in real estate, "Location is everything." Do you want to live in Georgia, or would you prefer an even climate in the Northwest like Sequim, Washington?
San Francisco is expensive, and this ugly home is $1,200,000. Egad! No thank you. Enough said about home prices in southern California.
Alas, we're back in Sequim, and I sold this home for $235,000. By the way, this home has a water view, which the others do not. So Sequim home prices are in the middle of the road compared to other markets across the country, but Sequim has what so many retirees want–a mild climate without temperature extremes, only 16 inches of rain per year (one-third that of Seattle), and extraordinary beauty in nature as Sequim is located between the gorgeous Olympic Mountains and the pristine Strait of Juan de Fuca. We're probably lucky home prices in Sequim are not much higher.
Our inventory has shrunk recently, but you can search the entire Sequim home MLS at this site at Sequim-Homes.com.
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9 Nov 2016
President Trump. Who would have thought it was possible? Granted, there were many who hoped and many who did not want HRC to get in the White House, but honestly, who genuinely felt a President Trump was even possible? Very few. He had nearly everything going against him, except apparently American voters. But now that this election has been resolved and in January there will be a President Trump, what does that mean for the housing market and real estate in general?
As expected, the news late on election night that The Donald might become President Trump translated into a substantial drop in overnight trading in the Globex markets internationally. But as expected, this dramatic drop was temporary, and already today stocks and indexes, commodities, and currencies are up to where they were. But what does a President Trump mean for the future of home sales and the real estate market and economy?
By way of establishing some credibility with my readers on this subject, I have a degree in Economics with a speciality in monetary policy, a law degree and 20 years of real estate law practice, have been a registered financial advisor and certified estate planner when I was still practicing law, and I have a lifetime of business development and entrepreneurship. For the past 11 years I have run my own real estate brokerage.
So here is my prediction of how a President Trump will impact the housing market, prices, and construction. Economically his policies as discussed in their preliminary planning are pro-growth for the construction, home building, and home sales sectors. While the man may not be an articulate politician, he certainly understands real estate. You cannot make billions of dollars in real estate unless you're one of the best and most knowledgeable real estate experts in the world.
He understands the need for home ownership. He knows about how home ownership among the middle class was devastated in the real estate and mortgage meltdown. He understands that economic growth, jobs, and home ownership all go hand-in-hand. Whatever personal character faults the man has, he does have the real life experience of creating jobs that virtually no other president has ever had. He also understands the mortgage business and how interest rates and the cost of building supplies effect the home industry.
How he performs in International politics and social programs in the U.S. remains to be seen, but on the subject of home ownership, home prices, and the future of the real estate market, I think a President Trump is good news for buyers and sellers. I believe that buyers who have held off on making the decision to buy a home because of the uncertainty of this election, are now going to make their plans to buy their home, especially retirees who have been waiting for resolution. I think we may all be surprised at the positive impact a President Trump will have on the real estate market.
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8 Nov 2016
Sequim bluffs run for miles along the beaches, and many homes have been built on low, medium, and high bluffs over the past half century. I've written extensively about Sequim bluffs and bluff stability in prior articles [Sequim Bluffs]. I also produced a video that shows you some major sloughing of Sequim bluffs and explains the issues of concern [Bluff Stability].
Many of my buyers retiring to the Sequim area express their concern about the "big one," especially those looking at property along a bluff. Living on the west coast anywhere raises the question about when the next big earthquake will happen. But even as I write this, there was a recent earthquake in Oklahoma and one in Kentucky. If we do have the big one on this side of the country, I suspect we're all in trouble on the West Coast, not just those of us living on the Olympic Peninsula.
While you may not decide to buy a home on a bluff that is too close for comfort, you may still want to know the answer to the question, "Does homeowner insurance cover a home that is damaged by slippage or even totally destroyed by going over a bluff?"
The default answer is "no." But this requires an explanation. You would be covered if an earthquake damaged or destroyed your home on an unstable bluff, provided you purchased the additional earthquake coverage. That coverage is relatively inexpensive, about $200 per year.
But if a home is damaged or totally destroyed on a bluff for reasons other than an earthquake (rain and storms and sloughing), you would not be covered unless you paid for very expensive additional coverage, and few people do that because of the cost.
In either case, if your home is condemned, damaged, or totally destroyed, you may be responsible yourself for demolition and removal of the home, whether it is at the top of the bluff, halfway down, or on the beach. Looking at real estate on Sequim bluffs requires some serious due diligence and careful consideration. As I've studied Sequim bluffs, I've come to the conclusion that there are many homes that are precariously perched on unstable bluffs, and unfortunately, the majority of these homeowners are probably not covered by full earthquake and bluff stability insurance.
Having said all of this, there are many areas where the bluffs are very stable, and the water views are just stunning, and I have many very happy clients living the retirement of their dreams high up on one of our Sequim bluffs.
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5 Nov 2016
Buying a home out of town is something worth thinking about before you arrive in Sequim or Port Angeles or Port Townsend. How far out of town are you willing to live? What if your number one home is 15 minutes from downtown Sequim? What if the home with a water view that stirs your soul is 15 minutes west of Port Angeles? What would you do?
Convenience is an important consideration when it comes to buying a home out of town, and the further out you are, the longer the drive to the grocery store, Costco, Home Depot, WalMart, or the pharmacy. I realize I'm saying the obvious, but the reason it is worth thinking about is because some of the most incredible homes are further out on the concentric circles from our urban centers.
Sometimes a home further from town is also on the side of a mountain or high enough to have an extraordinary water view of International waters. That can also mean a steep road or driveway. We don't get snow very often, and we can go for years without any snow, but snow and ice can happen. This is a consideration for most buyers, but even Bell Hill in Sequim has some incredibly steep roads and driveways.
There is an advantage for buyers who are willing to drive 15 or more minutes to town. Can you guess what that advantage is? If you're thinking price, you are right. As you get further out of town, price goes down. It's a matter of supply and demand. Buyers who want to be close to shopping have to pay more for homes in higher demand. Buying a home out of town means lower demand and lower prices. A gorgeous home right in town with a great water view that sells for $750,000 might sell for $625,000 just 18 minutes out of town. That's a $125,000 difference.
How far would you be willing to drive to save a lot of money? Maybe the only home you really love would mean buying a home out of town? It's something worth thinking about. Buying a home out of town.
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26 Oct 2016
This election year has substantially slowed down home buying in the Sequim area (including Port Angeles and Port Townsend). A presidential election year typically has a brief negative impact on home buying in retirement areas, and Sequim and Port Townsend are major retirement areas for residents from all over the U.S. But this election year in particular has had a huge impact on home buying. Here is what is happening in this small real estate market this election year.
When we experience major economic effects, like a big slow down in home sales, the cause is rarely one thing. We often find the answer in a combination of contributing factors. Election year is one factor, albeit a major factor, that has caused buyers to postpone their home buying decision in an area like Sequim.
The slowed pace of home sales can be attributed to these factors, and each of them are significant, but combine them, and you have a substantial impact on home sales.
First, this is probably the most tension filled presidential election year in our lifetimes, and it is extremely contentious, and the future of our freedom and the foundation of this nation hinges on the outcome. No matter who you plan to vote for, everyone agrees on the importance of this election year. With so much uncertainty, buyers' default position is to postpone their home buying plans until after the election, and perhaps after the new year when the dust has settled.
Second, the inventory of homes retirees want in the Sequim area is so low, it is at a crisis level. Buyers are having a hard time finding the home of their dreams, because there are so few in the MLS (multiple listing service). This clearly inhibits home sales.
Third, retirees around the country are worried about our economy and their retirement mutual funds, because there are rumors of rumors of a massive stock market bubble that is about to pop. Who knows whether there is any truth to that, but the concern adds to the uncertainty that people already are feeling.
Fourth, retirees always slow down or postpone their home buying decisions as we approach Thanksgiving and Christmas and New Year's Eve.
There is good news this election year for home buyers in the Sequim market. You have an advantage if you are coming to look at homes in Sequim between now and the end of the year, because many buyers are staying away. For those who stay away, the home they dreamed of buying will be sold to those who do dare to come to Sequim despite all the uncertainties of life and despite this crazy election year. Wait until spring, and the home you have been watching on the MLS will almost certainly be sold.
The best homes in the best areas are selling now, and there are not very many of them in this current inventory crisis. Use me as a resource to gather information until you come. Email, call, or text. It may be a crazy election year, but I'm still working hard for buyers making their plans to retire in Sequim.
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18 Oct 2016
Fair market value is the true value of a home, and when you buy a home, clearly you don't want to pay more than fair market value. That may be an obvious statement, but what is not so obvious is how to know the fair market value of the home you want to buy. When you discuss drafting an offer with your buyer's agent, you've got to be very good at figuring out what the true fair market value is (or at least your Realtor needs to have that skill).
In a large market, like Tacoma or Seattle, you will have thousands of homes in the multiple listing service (MLS) inventory, and you will also have hundreds of sales every month. A 3 bedroom, 2 bath, 1,800 square foot home in a middle class neighborhood will be easy to analyze. There will be dozens, if not hundreds, of homes that are almost identical and which sold in the last six months, and so coming up with an accurate fair market value is easy, and it's easy to identify the average time period it takes to sell a similar home.
But in a very small market with a small inventory and a small number of buyers arriving to look at homes, many homes in the Sequim inventory do not have comps. In other words, there may be no homes recently sold like the one you want to buy, so fair market value cannot be calculated with any certainty. The math can get a little fuzzy when you don't have comparable sales.
Even professional appraisers don't have any magic wands in a market lacking comparable sales data. One has to be a bit cautious on this subject, because some sellers and some listing agents may think they know the fair market value, but they may just be guessing. On the other hand, there may be a particular house that does have 5 or 6 good comps, and then fair market value is easier to understand.
When you discuss drafting an offer, discuss value from a number of perspectives with your buyer's agent, because your offer should be no higher than fair market value.
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11 Oct 2016
Packaging sells, and great packaging sells a lot more. This is true whether you are buying real estate or donuts. I was in one of Sequim's local grocery stores, and as I often do, I was browsing the bakery department. Mostly I just look. I try to watch my calories (when I have the self-discipline). I didn't buy anything on this day, and a few days later I was in the store browsing again. I noticed some of the same items on the same shelves, only the date was a few days older. All the bakery treats look so fresh and delicious, but appearances can be deceiving. All that glistens is not gold.
Unfortunately all these bakery goods are just sitting on shelves for days at a time with no refrigeration. How fresh can they be? Every once in the while I lose my self-control and buy a box or package, and when I taste them at home, they are terrible. They look delicious with all the bright colors, but they do not taste as good as they look. I often throw away the whole package after the first bite. Considering all the artificial ingredients needed, that's probably a good thing. I think most people buy this junk because attractive packaging sells. If these bakery treats looked as bad as they taste, I certainly wouldn't buy them.
Packaging sells homes too, and by packaging I mean marketing. Consumers are often sold on appearances alone. When you look at a home on the Internet, you'll see the photos the listing agent took, but are they accurate representations of the home? Many buyers tell me "not so much" for some listings. And packaging sells real estate brokerages. Pretty building? Nice conference room? Agents who wear nice clothes? But what about the substance? Appearances alone do not guarantee knowledge, experience, professionalism, integrity, and loyalty. I can't tell you how many stories I've heard of people who regretted their decision to hire someone.
Your mission, should you choose to accept it, is to do your due diligence when you shop for a home, hire an agent, hire a home inspector, hire a well inspector, hire a mortgage broker, and work through the entire process. There's no doubt that good packaging sells these days, but ultimately you've got to see right through the packaging to make wise decisions. Too bad I can't get through the packaging at the bakery department and taste the goods before I buy them. My life would be so much better.
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8 Oct 2016
Bidding wars among buyers have erupted in some areas of the country, areas like the Bay area in California and Seattle. We haven't had these kind of intense bidding wars among buyers for homes in the Sequim area. But that doesn't mean we don't have multiple offers on some properties from time to time. We do, and so in this article I will discuss how to handle the Sequim version of bidding wars. As a buyer, when you find the ideal home and make an offer, you need to know exactly how to deal with a second or third competing offer.
I drafted an offer yesterday for my New York buyer, and when I submitted it to the listing agent, she informed me another offer was coming in later on the same day. I always wonder what the odds of that happening are in a small rural market like this, but it does happen on rare occasions. I discussed this with my buyer, and laid out her three options.
The first option is to just submit the offer and sit on our hands to wait out the seller's decision. Of course, we have no idea how much the other offer is, and the listing agent is prohibited from revealing how much the other offer is.
The second option is to submit an increased offer, which usually means offering full listing price, or offering slightly more. Of course, even then you don't know if the other offer or offers will be more. The third option is to follow the original offer up with an addendum with an escalation clause. When bidding wars break out in metropolitan areas, an escalation clause is often used if a buyer wants to be sure that he or she is going to get the home.
The escalation clause gives you as a buyer the right to match the other offer or offers and add a defined amount to the highest price offered by another buyer. Here is the exact language in that addendum:
If Seller receives a competing offer for the property prior to accepting this offer, with a Price equal to or greater than the Net Price of this offer, then the Net Price of this offer shall be increased to $_______ more than the Net Price of the Competing Offer. In no event, however, shall the new purchase price of this offer exceed $_______.
The challenge with using an escalation clause is that you still have to define a maximum price you would pay, and unless you choose a very high number above the listed price, you cannot be guaranteed you will be the highest bidder. Buyers who come to retire in the Sequim area to buy a home typically refuse to get involved in bidding wars.
By the way, after several days of negotiating on behalf of my New York buyer, I am pleased to report that we were victorious over the other buyer, and my client is quite excited she has a binding contract with the seller. She has won her home in our local version of bidding wars. The key to successfully making this happen in my humble opinion, is an experienced, knowledgeable and professional buyer's agent. Buyers normally listen to and rely on their agent's advice when it comes to bidding wars.
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7 Oct 2016
Mobile homes are very hard to find in the Sequim area in our MLS. The inventory of mobile homes is so low, it's unbelievable. A buyer asked me today about mobile homes (also known as manufactured homes for the newer homes), and as a single woman she asked how many mobile homes were available under $30,000. The answer was one. Only one that is still an active listing. There are several that are pending.
I sold two mobile homes in Parkwood this past month, one for $89,000 and one for $124,000. I did not realize that they were nearly the last two nice mobile homes for sale in the entire county under $200,000.
You can see all the mobile homes for sale in the Sequim area, including Gardiner, Diamond Point, and Port Angeles at this link, which only shows available active listings of mobile homes priced from $20,000 to $140,000:
In the Sequim area you will pay about $400 per month for rent space in a mobile home park, although many people purchase their own property for their mobile home (again I'm calling both mobile homes and manufactured homes simply "mobile homes" in this article). Of course, purchasing your own property does raise the total price, and that can be a concern if you are on a limited pension.
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Winged Stag Tapestry Pictorial Shrine Amulet
A winged stag from a medieval tapestry is the focal point of this one of a kind necklace.
Found image under hand cut glass, set within a detailed shield clay frame. A complementing dyed freshwater pearl fleur hangs from the pendant.
Hand painted with an Italian rust red accented, antiqued gold finish. Pendant is @ 1 1/8 of an inch wide, just over @ 2 1/2 inches long including fleur drop.
Necklace measures at @ 22 inches long but can be worn shorter. (length can be adjusted upon request when purchased)
Parrish Relics are one of a kind and handmade in my one-woman (& two helpful cats) jewelry studio at Frog Hollow. Time and care is spent collecting tiny images that I find inspiring and captivating ~
Clay frames are formed around glass to pay tribute to the beautiful artwork they celebrate! Alchemically hand painted to match the metal components in the chains and findings, they become unique adornments that start conversations and are joyful to wear.
All orders are sent beautifully gift packaged in an organza drawstring bag, along with a care sheet and my favorite mossy tissue paper.

subset: commoncrawl


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We are staying at our own house rental but using the pool at the hotel. We signed up for 30 days use of the pool. Super nice! Huge! Clean! Showers and towels. Now...the place is doing some renovation so it can be a little noisy but Granada is not known for being quiet, at least not on our street La Sierna. So...we love the pool. The Hotel staff is professional. I don't expect hot water anywhere in Granada, why do you need it anyway? We take showers to get cooled off.
No problems at the pool...off season, some construction, clean, changing rooms with showers, towels and no one else there. Great for us!
- Official Description (provided by the hotel):
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The Brexit and "1915"
by Konstantinos Travlos
I recently finished reading "1915" by Yeorgios Mavrogordatos, in Greek. This is a new history and analysis of the period of Greek History known as the "National Schism". During this period the Greek body politic was divided into opposed camps set up around two charismatic, in the Weberian sense according to Mavrogordatos, personalities, Prime Minister Eleutherios Venizelos and King Constantine I. I have been thinking about how to put down reactions to the book in a way that has an impact to current event and the Brexit has given me a perfect opportunity.


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Skip to comments.Cain criticizes Obama on space exploration
Posted on 11/12/2011 11:42:32 AM PST by trumandogz
ATLANTA (AP) Republican Herman Cain criticized President Barack Obama for canceling the space shuttle program a decision actually made by President George W. Bush as NASA shifts its focus on travel farther from Earth's orbit.
(Excerpt) Read more at chron.com ...
Notice the first thing the MSM always does when Obama is criticized, is to circle the wagons around him.
You must be racist if you criticize the One's ineffable wisdom!
space exploration ? There's one leaving soon to Mars send Obama on that , nice rover he can ride around on
"Notice the first thing the MSM always does when Obama is criticized, is to circle the wagons around him."
It should be quite easy for the Cain team to find documentation to show which president actually made the bold decision to cancel the space shuttle.
And unfortunately, none of the candidates are taking the posistion that NASA should be privatized.
I'm waiting to hear shovel-ready jobs will be created soon on the moon and Mars.
We need to Privatize NASA.
The trivial budget of NASA is hardly the overriding issue compared to the Trillions of dollars spending, mostly on other government programs and entitlements.
Obamacare alone will cost more by orders og magnitude than NASA spending.
Herman Cain 2012
We need to abolish Obamacare, Medicare and NASA and let the private sector take over these and many other jobs.
An exact quote of Cain's assertion would be nice. Regardless, Obama's handling of NASA is less than stellar.
I'd rather see NASA managed correctly than have it privatized. NASA represents a unique facet of American greatness that I feel belongs with the Nation, and not exist as an independent market entity.
It doesnt matter what RINO Bush did. Obama is President for three years now and he could have revived the space program via the private sector if he didn't have such a garbage policy. But of course the first line in the story is to rip into Cain again and everyone (conservatives included) dutifully jumps on board.
Now Gingrich is being built up. Hes the next big hope for the next six weeks! If people who want to call themselves conservative want to be this shallow then we deserve to fail.
Another big government conservative. Earth to Perry: We're broke
I agree with you on the first two, but not the latter. Do you plan to turn over the functions of NASA to either a Chinese owned company, a muti-national, or some U.S. company that has either foreign interests or non-US nationals as employees? In the private sector, the costs and risk factors for space and aeronautical research would only allow for narrow short-term projects. What is needed is clear goals, a vast reduction in bureaucracy, and competent management.
It's good that Cain knows that space explortion is important and actually TALKS about it!!! The nations that lead on the frontiers, dictate the course of human history.
Yes Bush did put the plans into retire shuttle, but Obama tried to cancel even more!!!! He also could have delayed shuttle retirement until we had either a commercial or NASA ride to ISS.
I look forward to hearing more from Cain on space plans for this nation.
I'm not mourning the shuttle program but I do think retiring it before we have our a truly viable alternative that we own is not good. Bush may have signed the order to end the space shuttle program but it was the Obama admin that has devastated the NASA budget and put real hopes of a leaner meaner cheaper alternative at risk. Instead we are relying on Russia which I don't think is smart at all. Personally I think the space program should be largely privatized especially given the growth of private sector efforts. There will always be a place for science in space but space needs to be harvested as a resource.
I think NASA should never have been separated from the military function. We'd be much further long if the silly 'we are the world' peace in space crap was dismissed. There will be someone who dominates space and it better in the hell be us. We could deploy the military anywhere in the world if we had an functioning orbital space platform. We could have the equivalent of naval aircraft carriers in space which could be used as a support system to facilitate industry along space routes to harvest resources. We have leaders that have little vision and on that Cain is exactly right. The future of man is in the stars and we have squandered so much letting academics and socialists control that frontier.
The next great pioneering effort of the human race will be into space and I believe that many leaders of this planet are scared to death of that idea. Power is about control. The same reason the British had difficulty maintaining control of the colonies is exactly the same dynamic that would occur in space. Space is the ultimate frontier where those that love liberty can choose to make their own way and tell the tyrants of planet earth to go to hell.
It is a nice bit of science fiction right now but it won't be forever.
Do not believe any written word from these obama tools. A video is required.
According to Coast2Coast, Barry has already been to Mars in the 80's. I say it's time to send him back on a one way ticket. Wookie is more than welcomed to join him.
Please add me to your list. I love trains!!!!
Disclaimer: Opinions posted on Free Republic are those of the individual posters and do not necessarily represent the opinion of Free Republic or its management. All materials posted herein are protected by copyright law and the exemption for fair use of copyrighted works.


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Having lived in both extremes, I will take dry heat over humidity any day. Actually, if it's ever possible, I'll move somewhere where heat isn't an issue. Places like Alaska, the Northern United States or Canada. Any of those places would work if I could afford to live there.
Living somewhere like that is just a fantasy at this point in my life. I can dream, can't I?
I grew up in the desert, in a small city. The summers sucked but not like the summers in the Philippines, if you can call them that. It's not one of the officially recognized seasons.
The nice thing about the desert climate is that your perspiration dries up almost as quickly as it comes out. The human body's cooling mechanism works efficiently in the desert.
The reason the weather is insufferable in the Philippines is because it's paired with heat. I spent time in other humid places where the temperature never gets this high. Those places were easy to get used to. I'll never get used to this.
If you've never been here before, and you don't come from a similar climate, you're in for a rude awakening. Yes, there are certain places in the United States where it's just as bad, but I'm not going to talk about them.
You can be out in the sun, sweat like nobody's business, and head for the shade of one tree or another. You're still going to sweat. In fact, you never stop until either the temperature or the humidity goes down, usually at night. But not always. During the hottest months, you'd better have an electric fan or an air conditioner to stay cool. I have both.
Please go to this alternate page if you would like read or post comments.
Categories: Philippines
Tags: coastal areas, desert, dry heat, heat, humid, humidity, island
Previous and Next Articles (if any):
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using columnar trees and shrubs, with ken druse
THERE IS ONE punctuation mark I shy away from in writing that I should, however, use more in the garden. [read more…]
'horticultural how-to and woo-woo'
the source of organic gardening inspiration
margaret roach, head gardener
THERE IS ONE punctuation mark I shy away from in writing that I should, however, use more in the garden. [read more…]
I GET ALL PANICKY when people say something is a "rock-garden plant," certain that they mean it's miniature and precious [read more…]
WHEN I SAW on social media the other day that my friend Gayla Trail–a.k.a. You Grow Girl–was planning to self-publish [read more…]
IT'S OCTOBER and even in my Zone 5B location, where frost can come from late September onward, October and the [read more…]
WHAT TO EVEN SAY about a nursery that offers more than 1,200 cultivars of Japanese maple, but it's true: brothers [read more…]
HERE'S HOW my brain works in late summer: The garden has been really hot and dry …and now it's bulb-ordering [read more…]
IF YOU'RE NOT GROWING Baptisia, why not? Its credentials are impeccable: Baptisia are native to the United States, drought tolerant, [read more…]
NO PLACE in the high-summer landscape is more alive than a meadow. Even in the little unmown, informal, meadow-like area [read more…]
HE'S FINALLY CONFESSED: Joseph Tychonievich is growing 280 pepper plants in his garden this year. And then there is his [read more…]
THE PHRASE "native plant garden" probably conjures an image of a spring woodland of trilliums and other little gems, or [read more…]
Welcome! I'm Margaret Roach, a leading garden writer for 25 years—at 'Martha Stewart Living,' 'Newsday,' and in three books. I host a public-radio podcast; I also lecture, plus hold tours at my 2.3-acre Hudson Valley (NY) Zone 5B garden, and always say no to chemicals and yes to great plants.


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Hillary Clinton barely squeaked out a win against Bernie Sanders in Iowa — in part because she won 6 out of 6 coin flips to earn more state delegates. Was her luck coincidental? See what this cartoon has to say!
Get daily polls, cartoons, author interviews, and more!
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Ankaragucu 1-1 Inegolspor match report!
Ankaragucu lived a short stay at the top of the table after a 1-1 draw at Inegolspor yesterday while Manisaspor win 2-1 at home to Tokatspor despite playing the majority of the match with 10 men. A disappointing result for Ankaragucu, and another match which had its controversial refereeing decisions.
Team - Ferhat Odobasi, Goksu Alhas, Gurkan Alver, Sedat Bayrak, Mehmet Tasci, Salih Sefercik, Omer Bozan, Sertan Vardar, Hasan Ayaroglu, Emrah Bozkurt, Mehmet Yildiz
Subs - Turgut Kirveli, Harun Aydin, Muhammed Gonulacar, Teoman Erkan, Hasan Kaya, Volkan Geyik, Orhan Evci
I managed to catch the first half on periscope and as has been the case with every Ankaragucu match I've watched this season, it was utterly woeful and turgid stuff from both teams. I hope I'm wrong but i honestly don't see a Championship winning side from this Ankaragucu team. The only saving grace is that this league is the weakest its been in the last 3 years. There isn't a single decent team in this league.
When you look at the Ankaragucu team of 2 years ago that lost in the playoffs, if we had that team this season we would win this league easily. There was only 1 chance in the first half for Ankaragucu which brought out a good save by the Inegolspor goalkeeper.
Levent Kale was lining up in the Inegolspor team and was his usual self, working tirelessly for his team with not much end product. It was Ankaragucu who took the lead early in the second half, Hasan fired in a shot from outside the box which was parried by the goalkeeper into the path of Emrah who had the easy task of putting the ball into the net for his first Ankaragucu goal.
So all going well, and just over half an hour to hold onto the lead for another 3 points, but Ankaragucu as we all know never make things easy for themselves. Ekrem Saricam levelled the scoring for Inegolspor to make it 1-1 much to the disappointment of the travelling Ankaragucu fans.
With the game poised at 1-1, Ankaragucu were denied a penalty late in the match, and the replays showed that it was a stonewall penalty and a bad decision by the referee and linesman to deny it. A cross into the box was hand balled by the Inegol defender with his hands both outstretched.
So 1-1 it finished, and 2 dropped points for Ankaragucu. Next up is Eyupspor at home next weekend. Which Ankaragucu team will show up for that match?


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Let us know when your receive great advice so we can thank our lawyers and point others with similar questions in the right direction.Got it!
My license was suspended in Texas, I paid the ticket and reinstatement fee, but now there is a revocation from Oklahoma from a 1994 ticket that was paid in 2004...which I had to pay because it was suspended then for that ticket....why is it showing up again when they have records of the ticket being paid and I was able to get my license in 2004 when I paid the fines and it was released?
If Oklahoma has suspended your license, then you should contact an attorney who regularly deals with driver's license issues in Oklahoma. If Texas has suspended your license due to what Oklahoma says is an unpaid ticket, then you may be able to clear up the issue by providing Texas Department of Public Safety proof that you dealt with the Oklahoma ticket. Due to the interstate compact, which governs states honoring each others D.L. suspensions, these issues arise frequently. The driver responsibility section of TxDPS has clerks who do nothing but deal with these issues. You should consider contacting a local "ticket attorney" to advise you about the most expedient way to deal with this. Their fees are more reasonable than you would expect. Also, if the issue is going to take more time than your are willing to give, you can hire an attorney to help you get what is called an Occupational Driver's License.
Katherine Shipman's response to your question is for general information purposes only. Nothing in this response should be taken as legal advice for any individual case or situation. This information is not intended to create, and receipt or viewing does not constitute, an attorney-client relationship.Ask a similar question
You need to contact an Oklahoma attorney on this matter. It could be a clerical error, but you will need to look in to it. You might try calling the Oklahoma Department of Public Safety to see if they can explain it.Ask a similar question
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Getting sound education and a good job
If you do not get quality education, then it can actually be a very hard challenge for you to actually get a good enough job. Education is something that brings about a lot of knowledge as well as instills confidence in a person. If that particular aspect is not at present within your body, then securing a very good job is something that you would have to forego. Contrary to popular beliefs, going for a sound education nowadays is not have any sort of merit, as with enough amount of money, you can certainly get your place into any prestigious university that you want.
Getting a good job is also tantamount to ensuring that you would be able to get a lot of accolades, but you can easily get in with enough money in your hands. There are a lot of people that have actually been securing themselves in order to ensure that they do not get fired in this particular economy. With a variety of clauses and circumstances in which you would actually be able to get the best possible solution, it can bring about a lot of changes to your life.


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Cuckoo by Odessa Reichel
Welcome! You are browsing as a guestWould you like to see 26 projects made from this pattern and much more? create a free account What am I missing?
This pattern is available for free.
An intense colorwork mitten pattern based on cuckoo clocks.
For more information, see: http://knitty.com/ISSUEdf10/PATTcuckoo.php


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English Accent courses in Coimbatore
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Every year Peter Beales attend the RHS Chelsea Flower show and are proud to have been awarded 24 gold medals at the event. Our newest roses bred by us are released each year at the Chelsea Flower Show, as well as creating breathtaking displays, showcasing some of our best loved varieties. By following the links below you can easily navigate through the years to see our award winning stands, a behind the scenes look of how they were created and also the roses that were released that year.
RHS Chelsea Flower Show 2004 (Silver-Gilt Flora)


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Criminal Law
Any involvement with the police is stressful for those affected and their families. It is not to be taken lightly.
And your choice of lawyer is critical.
Your best protection is an expert criminal lawyer you can trust to act in your best interests; someone who knows the court system and can advise, negotiate and advocate for you. We can't stress enough the difference that early, strategic advice can make to the ultimate outcome of your police matter.
Potts Lawyers is Queensland's largest criminal law firm and our lawyers have a combined experience of more than 100 years. Our team of dedicated criminal law advocates have experience in all areas of criminal law, whether it is a minor matter or the most serious of crimes.
We will take the time to properly explain the court process and answer all your questions. We can deal with the police and the courts on your behalf so that your rights are protected and your stress is minimised.
We have a hard won reputation gained over many years for providing ethical and effective representation. We will thoroughly prepare your case and leave no stone unturned to ensure your best chance of an acquittal. If a plea of guilty is appropriate then we will make sure that all relevant information is placed before the court. Our lawyers are experienced advocates with strong negotiation skills.
On this page you will find useful information and case studies on many criminal offences to help you understand how the courts deal with them.
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text: I just found this site and it's got some great info! I'm planning a project for a long range rifle that I can shoot at 1000 yards for fun, and has the capability for elk at 600+ (maybe 750?). I've got it narrowed down to either the 300 or 338 RUM or go to the 338 Lapua. One suggestion was barrel it to 338 RUM, and if it didn't have enough 'snort', rechamber to 338-300RUM. I already have a very accurate 25" barreled 300WSM, so I'm leaning towards the 338's. Barrel length 27 or 28" sound about right? Also I'm still undecided on the action. I'm thinking the Stiller Tac, or a Surgeon and possibly the Lawton. With either of the actions and the capabilities of the rifle, is there any REAL advantage to the repeater versions? It will add to the overall cost and I'm wondering on the real benifit vs. action rigidity, etc... The Surgeon really looks quite stout and I'd imagine the repeater would be fine in that regard. As for stocks, it comes down to tactical vs. practical for me as to the weight and balance of the finished rifle. I have a very good lathe, and am doing all the work myself, and planning on an initial $2000-$2500 to get the action, barrel and stock together---I want accuracy and quality here. So given those thoughts, what would be your recommendations???????? Also, what weight would be a reasonable target? I want something I will be able to pack around a bit and was hoping for 12lbs or so, but can go up if it will mean an overall improvement in accuracy and shootability. Any and all thoughts/recommendations welcome, and thanks in advance. Oh, and one more thing, which muzzlebrake would you recommend and why?


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CP stands for Club Penguin not Child Porn by the way, for all of you with dirty minds out there. Moving on to the article now.
There's a long running debate as to what is the best game ever, today I end this debate as Club Penguin is the winner. First thing's first: add me on Club Penguin my name's SwagMan2002. I have an igloo with 6 puffles and I host sick bangers all the time. Make sure to Tilt before you come though.
"You must do me this honour. Promise me you'll survive. That you won't give up, no matter what happens, no matter how hopeless. Promise me now, Rose, and never let go of that promise." A great line in a movie that made us all cry, and if you didn't cry then you're dead inside. Speaking of death, you know who died for some bullshit reason? Jack in Titanic.
Golden Words,
Clark Hall Queen's University
Kingston ON, K7L 3N6
Email: firstname.lastname@example.com
Come be a part of Golden Words!
If you can read the paragraph, you're good enough for us. Everyone is welcome, regardless of your year, faculty or discipline. You can join us for Press Nite, which is held (almost) every Sunday during the Fall and Winter terms in the EngSoc Lounge above the bookstore (it's the only door that doesn't actually go into the store). We start at noon and keep on truckin' until the paper is done. Feel free to join in any time and hit us up with some of that world-class humour of your that we've been hearing so much about. Please bring a laptop. We will provide you with free food.


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Melbourne: Former Australian cricketer Justin Langer has revealed that legendary off-spinner Muttiah Muralitharan was the most difficult bowler he faced in his cricketing career. "I'd say Muralitharan from Sri Lanka," cricket.com.au quoted Langer as saying while he revealed some of the fiercest bowlers he faced during his Test career. "That might surprise some, being a spinner, but he gave me more sleepless nights than anyone. He had this really unusual action – which is very well-documented but it was like a magician; it came out of his hand, and my mind knew he was bowling off-spinners but because of the way he released the ball it looked like he was bowling leg-spinners," he added. Justin Langer backs Shaun Marsh' return to side in middle-order role
The current Western Australia coach, who played eight Tests against Sri Lanka and averaged 35.85 against the sub-continental nation, further insisted that it was an absolute nightmare" for him to face Muralitharan, who took 800 wickets through his record-breaking Test career, because of his accuracy. "It was an absolute nightmare to be honest; he was so accurate, you couldn't score off him, he'd spin it a mile and he was also an unbelievable competitor," the former left-handed opener said. However, one would be amazed knowing that out of the eight Tests Langer played against Sri Lanka, Muralitharan played in six and managed to remove the feisty West Australian only twice (for scores of seven and 32).
Langer, who played 105 Tests between 1993 and 2007, further said that legendary Pakistan pacer Wasim Akram was the best pacemen he came up against. "The best quick bowler [I faced] was Wasim Akram from Pakistan – he was a genius," Langer added. "And probably Shoaib Akhtar was the fastest." Langer, who made his Test debut against West Indies in 1993, scored 7,696 runs at an average of 45.27, including 23 centuries and 30 fifties. He also played 8 ODIs for Australia in which scored just 160 runs.


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Pats Fan Sneaks Into Media Day To Thank Tom Brady
This is a great story. A Patriots fan snuck into media day to thank Tom Brady for being the greatest quarterback of all time and to wish him luck on Sunday. He was kicked out two minutes later.
This is a great story. A Patriots fan snuck into media day to thank Tom Brady for being the greatest quarterback of all time and to wish him luck on Sunday. He was kicked out two minutes later.
Put it on your to-do list and make sure you check out this video, Tom Brady-'The Comeback Kid.' It's a must watch before the big game on Sunday.
All the best (and worst!) that advertisers have to offer as they fight for all your coins this coming Super Bowl Sunday (Feb. 5).
A couple of smart folks took the song, 'Closer,' from the Chainsmokers and turned into, 'Brady Pull Me Closer' and it's pretty darn good! Here's Tom Brady's new theme song!
Tom Brady had a press conference today and he looked super focused on the AFC Championship game. No smiling, no laughing, just straight up short answers to the questions.
So, the Rock was NOT impressed with Brady's impression of him at all, and he goes off on Brady in his response video and it's hilarious and a bit NSFW but well worth a view!
Tom Brady took to his Facebook page the other day to let Dwayne 'The Rock' Johnson know that he was going to be receiving some brand new TB12 Under Armour sleep wear from the quarterback. Great delivery outta Brady!
I'm sure many of you have seen the clip of Brady attempting to block for LeGarrette Blount in yesterdays win over the Jets. That footage alone is funny, Brady looks lost out there in a sea of bodies. Well, he realized how ridiculous he looked and mocked himself with this fantastic video.
'Who is Tom Brady?' was an answer on 'Jeopardy' this week. So, what was the question?
This is probably the best commercial Tom Brady has ever done. His acting skills have dramatically improved, or was he acting? Watch as Brady hilariously mocks 'Deflategate' in this new Foot Locker commercial.


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All quotes tagged Marriages
(1947 quotes found)
"The marriage of reason and nightmare which has dominated the 20th century has given birth to an ever more ambiguous world. Across the communications landscape move the specters of sinister technologies and the dreams that money can buy."
"Galatians 5:19-21 Now the works of the flesh are evident, which are: adultery,[a] fornication, uncleanness, lewdness, 20 idolatry, sorcery, hatred, contentions, jealousies, outbursts of wrath, selfish ambitions, dissensions, heresies, envy, murders,[b] drunkenness, revelries, and the like; of which I tell you beforehand, just as I also told you in time past, that those who practice such things will not inherit the kingdom of God."
"Galatians 5:19-21Now the works of the flesh are evident: sexual immorality, impurity, sensuality, idolatry, sorcery, enmity, strife, jealousy, fits of anger, rivalries, dissensions, divisions, envy, drunkenness, orgies, and things like these. I warn you, as I warned you before, that those who do such things will not inherit the kingdom of God."
"Successful marriage is a testimony of greatest and sustained compromise struck between two opposite sex individuals."
"The word marriage means only a legal union between one man and one woman, as a husband and wife, and the word spouse refers only to the person of the opposite sex who is a husband or a wife,"
"Work is like a wife, Marry only the job that you would love to do, irrespective of the sacrifices you have to make. Marrying a job just for the money or pleasure will eventually make you unhappy."
"We believe the only way he can rectify this is by simply allowing the marriage amendment to come out of the Senate Judiciary Committee and come to the Senate floor for a fair and open and honest debate. That's all we're asking for."


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The second weekend in October Jenny, her sister Anne, and I decided we weren't getting enough punishment in our lives, so we planned a trip to Ventana Double Cone in Big Sur. My brother Matthew, Jenny, and I attempted to do this hike last spring as a day hike but were turned back, so I decided it was time to go back and seek my revenge. Last May we attempted to climb Ventana (the blue pin below) starting from the ocean side of Big Sur at Botcher's Gap as 30-mile day hike (red pin). This time, since we had seen the ocean-side, Jenny, Anne, and I started from the inland-side of Big Sur in the quaint Carmel Valley at Los Padres Dam (green pin).
While our total trip was longer, around 40 miles, this time we had two nights to do it. We started our hike Friday afternoon around 4 and hiked a quick four miles to our first camp on the banks of the Carmel River, a river we would come to know intimately...
The trailhead at Los Padres Dam:
In the middle of the night we were awakened by hooting and, with the fly off the tent, we were able to see two owls flying around camp. It was so quiet that we actually heard them snatch a mouse (and it's terrified squeaks as it was carried away)!
The next morning after a quick breakfast we began hiking, and after about 3 minutes came to a river crossing. And then another and another and another. We took bets to see who could stay dry(ish) the longest. Anne was the loser, dipping her toe (and foot and leg) in at the 4th crossing. Jenny hung on a little longer, making it to the 6th crossing, and I was the winner, but only managed to stay dry until crossing 9 or so. By lunchtime we had waded, hopped, splashed, and stumbled across the Carmel River 53 times. One of the easier crossings below:
and Jenny losing her bet:
The river was quite pretty, though the time lost to crossing the river and our wet feet were less than desirable.
After lunch we began a brutal several thousand foot climb on an overgrown trail (like pretty much all the trails in Big Sur actually), and we got our first view of our goal...
After a few hours we made it to a trail junction on the ridge where we dumped our packs hiked to the summit. Late in the day, as the sun started to set, we finally made it to the top. Whew!
I even brought some bubbly for the summit.
The champions' self-timed victory shot:
And even though we couldn't see the ocean through the clouds, it was definitely a worthy view, and Ventana Double Cone was conquered. We hiked back to our packs as the sun set, the biggest casualty of the day being my pants (or perhaps my legs underneath), which went from having one or two small holes to having many different leg hole options.
The next morning we hiked a quick eight miles further down the ridge and then began our descent back down to the trailhead. Taking a wrong turn at the top was a bad omen. We eventually determined which of the two charred trail signs we were supposed to follow down and back-tracked to where the trail down split off. Trail was a strong word however. It turns out that the top two miles of the trail we were hiking down were obliterated by a forest fire in the summer of 2008. Luckily for us, after 3 and a half years the only thing that had time to re-grow were fast growing plants like poison oak and briars...
Note the poison ivy below- all the non-green in the photo.
After bush-whacking through briars thick enough to hold you up, losing the trail several times, and walking through dense thickets poison oak we finally made it the seven miles from the top of the ridge back to the trailhead in five hours. Four hours after that (two of them stuck in traffic) we made it back to campus scratched, itchy, and with our punishment quota fulfilled for a few weeks. Take that Ventana Double Cone!!! I certainly won't forget you any time soon...
A special thanks to my usual hiking buddy (Jenny) and special guest (Anne).


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Let's start of by saying I'm sorry for the bad quality pictures. But when we made the pictures yesterday it was really clowdy + it was raining the whole time so the lightening on the pictures turned out bad which pissed me off, and when I edited the lightening the photo's looked boring so I decided to edit them on my phone which means that the pictures get smaller so when you make them appear bigger the quality gets bad.
Anyway, Birgit and I took these pictures yesterday at the Skate court and I really want to go back there because I think the pictures would've looked really nice if the lightening was good. Anyway I edited them as I already told and gave them some kind of edgy + grunge effect.
jacket - Elvita || Tee - Zara | jeans - Hearts | shoes - le ballon | bag - Urban Stiletto


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There were a lot of things I was expecting and prepared (at least as prepared as you can be) for when our little boy entered the world. I was expecting to be sleep deprived, have less time for household chores, learn how to eat one-handed, and have my days completely revolve around our baby. What I wasn't expecting was the sudden and glaring strain on my marriage.
Things that maybe would have slightly bothered me before, suddenly bothered me a lot. I would ask for my husband to do things, like bring up the laundry or put together the diaper bag, and it would make me angry if he would forget or was too slow about it. Or, I would get angry about him working extra hours instead of spending the extra time with our baby and me. And I was so wrapped up in baby that I didn't notice that I hadn't even held his hand in weeks or that he was facing more pressure to financially provide for our family.
So why hadn't anyone brought up the adjustment we would be facing in our marriage? Do people just not like to talk about it? The closest hint I got that there might be issues was the advice card I got from my mom at my baby shower which read, "Make time for you and Carl," and when my delivery doctor told my husband not to be surprised if he ranked lower than the family pet after the baby was born. Looking back now, those were the only flags. No one wanted to tell me that having the baby was going to make our relationship hard. Having a baby is a wonderful and joyous event and cause for celebration…I guess no one wanted to rain on the parade.
But it's normal! And common! So why aren't people talking about it? Why aren't people handing out books about improving communication skills alongside What to Expect While Your Expecting?
I was so relieved when I talked to a friend who gave birth around the same time as me, and she told me her and her husband were having a few issues, too. At first I felt guilty and ashamed, like I was failing at parent- and spouse-hood, but then I found out I wasn't alone. Coworkers of mine talking about their kids mentioned how having their kids made them have to work harder at their marriage. I wasn't failing. I was going through what most parents go through, the "adjustment to parenthood."
So now, like my coworkers have experienced, I'm working harder at my marriage, or at least trying to work harder. My husband and I are lucky enough to know each one's love language and to be friends along with being lovers. We try to keep our love tanks full (physical touch and quality time) and keep the lines of communication open. Some days are harder than others (lack of sleep, bad day at work, messy house), but we know we are both in it together and that's what counts.
If you aren't familiar with love languages, I'd highly suggest the book The Five Love Languages by Gary Chapman. This book was a big eye opener for me. I haven't read it in quite some time though. I probably should again.


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If you are new to the Windows Phone 7 then you are sure to install the applications from the Windows 7 Market Place as there are no ways with which you can load or install the applications using the third party sources or from the unknown sources. So, let's proceed for the same and see on how you can uninstall ...Read More »
Process to Disable Disk Burn function in Windows 7
Last few articles we have covered about mostly on Windows 7 Phone like Install apps from Windows Phone 7 Market Place, Pin Websites on Windows 7 Phone Browser and Setup Email Account on Windows Phone 7. This time we return back to Windows 7 operating system tips and tricks. We go with Disabling the Disk Burn function to that its ...Read More »
How to Install apps from Windows Phone 7 Market Place
For all those who have recently come across the phone called Windows Phone 7, you might want to know on how actually and simply install the applications on your Windows Phone 7 as the biggest issue withj the Windows Phone 7 is that one cannot install the applications from the third parties which is nothing but that side loading of ...Read More »
Add New Folder to Windows Taskbar via Toolbars
If you have one folder that you constantly retrieve it then it would be annoying for you to go deep into drives for a particular file to save. If it's one time work we can do it but if you are doing it more often then it's better to place a shortcut icon on the desktop. Preferably another good thing ...Read More »
Hide or Remove Shutdown Options in Windows Start Menu
How often you didn't need Shutdown button in your PC? I think the answer would be no time, ie., I always need that options as always whenever a critical software is installed it need a Restart to the PC. So here is one optional trick which can be performed on your registry. You can remove shutdown button from your computer ...Read More »
Shuffle or Set Slideshow for Windows Desktop Backgrounds
Windows 7 has many features included when compared to its previous versions. Windows 7 has the very good option of customizable slideshow displaying as your desktop background. Procedure to Shuffle Windows 7 Desktop Backgrounds To shuffle your background you need to do the following steps – Right click on the desktop and select Personalize. Now click on Desktop Background. Now ...Read More »
How to Pin Websites on Windows 7 Phone Browser
So, how many of the users have used Windows 7 operating system in their computers? So, quite a few of them, so you might be well versed with the Pinning of websites on your Windows 7 operating system but do you know that you can do the same on your Windows Phone 7? Yes, you have heard it right, you ...Read More »
How to Setup Email Account on Windows Phone 7
With the arrival of Windows Phone 7, many of the users might have upgraded their phones from their earlier Symbian, Blackberry or even from Android phones. So, for all those who are new to this, let's check out on how you can setup an email account on your Windows Phone 7. Though there are many ways and many email addresses ...Read More »
How to Active Windows 7 Hidden Regional Themes
Windows 7 is an operating system which is released to the worldwide and there are a lot of things to be explored in Windows 7 OS. I am not sure whether you know or not, Windows 7 has regional wallpapers and themes which are hidden to all the users. So in this tutorial you will get access to those theme ...Read More »
How to Install a TTF Font on Windows 7 Computer
There are a lot many free fonts available for downloads. In this present guide you will learn on how to install a font in Windows 7 PC. The first thing to make sure that you should download Windows 7 fonts. You can find fonts at 1001freefonts.com ready for download. So select one which you want to use it on your ...Read More »


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FREE SHIPPINGon Orders over $75 (Does not apply to bikes/fitness equipment & oversize packages)
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Shimano's PD-R550 SPD-SL Pedals offer wide, stable platforms for great support and stability when you're out on the road. An extra-wide platform maximizes power transfer. Durable stainless steel tread plates reduce flex and pedal body wear. Wide bearing placement provides uniform load distribution for miles and miles of riding.
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Uber refer and earn Offer – Are your searching for uber referral code or uber promo code? If yes, then your are right place as here we are going to tell you how to get free rides from uber using uber referral offer or uber promo code. Simply follow the procedure to get free rides and you don't need to pay for your uber rides again.
[Read more…] about Uber Refer And Earn – Invite Friends & Get Free Uber Ride Worth Rs 100


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Cliff Keen Cross Face Face Guard
Cliff Keen Cross Face Face Guard
$ 70.98
The Cliff Keen Faceguard Package includes:
•Cross Face Face Guard
•Chin Cup Assembly - Replacement chin cup, strap, and buckle assembly.
The Cross Face is designed to help protect facial injuries. Total padding on both sides. This competition model can be used in meets when there is documented evidence of injury. Keep in mind some schools or coaches you are competing against may require your State's documentation so your wrestler can wear this face mask.
Our first two headgears we would recommend for the Cross Face is the Matman Earguard 32 or Matman Two Strap Earguard. Another good headgear we recommend is the Cliff Keen Twister Headgear, although any Cliff Keen Headgear is now adaptable to fit.


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Is this a computer crime? LOL!
Safecrack lesson on Web fails to click
Interrupted search halts robbery try, police say
By TERRI SANGINITI, The News Journal
Posted Friday, June 29, 2007
Branden Tingey was charged after being arrested near New Castle Airport.
A man's plan to rob his former employer was was foiled early Thursday after he tried to look up safecracking instructions on the Internet -- in the employer's office, police said.
According to Delaware River and Bay Authority police Cpl. Joseph DiStefano, at about 10 p.m. Wednesday, Branden M. Tingey walked into the men's room of the Polidoro Italian Grill near New Castle and hid in the ceiling until the restaurant closed.
When he decided the place was empty, Tingey went into the manager's office where he tried to break into the safe.
The problem was, DiStefano said, Tingey apparently didn't know how, and turned to the restaurant's computer to search for instructions. The search was interrupted when the restaurant's two managers, who had been in another part of the restaurant doing paperwork, walked in, police said.
Tingey, 28, of Delaware City, was arrested about 12:50 a.m. Thursday, a short time after fleeing the rear of the restaurant, on North Du Pont Highway, near New Castle Airport.
After a brief struggle with the managers, Tingey escaped out the back door. A Delaware River and Bay Authority officer discovered him on the grassy area in front of the airport terminal and arrested him, DiStefano said.
DiStefano said Tingey had been a manager at the restaurant but was fired three years ago.
"This was not a grudge," DiStefano said. "This was a burglary. He meant to rob the safe."
When officers returned to the restaurant about 10 hours later, they asked the general manager to show them the computer.
"The manager moved the mouse on the darkened screen, and 'How to Crack a Safe' came up on the screen on the Yahoo page," DiStefano said.
Police later charged Tingey with first-degree attempted robbery, second-degree burglary, carrying a concealed deadly weapon during a felony, possession of burglary tools, criminal trespassing, criminal mischief, menacing, and three counts of resisting arrest.
He was being held in lieu of $24,501 bail.