MLSDetectives.com

Notes from Charlotte County, Florida

Loan modification terms can be tough for those few who get them

March 10th, 2010 2:24 PM

FORT LAUDERDALE, Fla. – March 10, 2010 – For William and Lida Negron, their lender’s decision to modify their mortgage seemed to be the key to holding on to their home.

William Negron, in his mid-70s, lost his job in car sales two years ago. The possibility of losing their home put “so much stress on him,” said son Carlos Negron. “My mother has been to the hospital twice because of this.”

Relief turned to shock when the Negrons saw the new loan terms: the monthly payment fell to $1,280 from $2,000, but the loan would be extended to 40 years from 30, with a $25,000 balloon payment in 15 years. William Negron would turn 90 about the same time.

“That was a major slap in the face,” said Carlos Negron. The couple gave up their Orlando home.

The Negrons’ story is a sign that trouble in mortgage loan modifications is reaching a new stage.

For months, troubled borrowers have struggled to get mortgage modifications. Only 14.3 percent of South Floridians who get a temporary mortgage modification secure a permanent new loan. Now, a growing number of homeowners who are offered permanent mortgage modifications are finding the terms unacceptable.

Among the problems: surprising balloon payments – one-time lump-sum payments that cover any principal that may have been deferred – and interest rates that can rise again.

Many borrowers spend months in limbo, from the time a temporary loan modification is offered by their lender to when a permanent modification is made. Terms of the permanent loan may not be the same as the temporary modification.

“It’s been a long, tedious, painful time of uncertainty,” said Steven Carroll, a Lighthouse Point resident who has spent more than a year trying to modify his mortgage.

A brief period of unemployment for Carroll and his wife threw their finances into turmoil. Now they are both working and they have a temporary modification, but he doesn’t know what the terms of the permanent loan will be. “I’m hopeful that they’ll finally fulfill their end of the bargain,” he said. A Bank of America spokeswoman said the lender is working with Carroll.

A year ago, the Obama administration launched the Making Home Affordable program, putting $75 billion toward modifying mortgages and helping millions of borrowers through the worst housing crisis in decades.

So far, the results are slim. About 100,000 Florida loans have been modified on a trial basis. A spokeswoman for the Treasury Department says it is difficult to estimate how many borrowers are eligible.

Fewer than 15,000 trial loan modifications in Florida have become permanent. Nationwide, 116,297 modifications have become permanent out of almost 1.3 million trial modifications begun under the Obama program.

Despite the odds, thousands of South Floridians are trying to modify their loans in a desperate effort to save their homes. Recently, they jammed an event in West Palm Beach that promised face-to-face meetings with bank representatives and loan counselors. “Good news!” shouted homeowner Cleore Gauvin, of Wellington, when she learned, on the spot, that Bank of America would cut her interest rate in half to 3 percent for a trial modification.

Bankers point out that a mortgage modification is only a temporary break that gives borrowers an affordable payment while they stay in the home. Borrowers, they say, should make plans for the day when that period of lowered payments will end and decide whether they can really afford the house.

A cut in the interest rate, for example, could end in a few years, which would mean the monthly payments would increase and the loan potentially becomes unaffordable again.

Under the Making Home Affordable program, interest rates can be lowered for up to five years. Then they start rising again, 1 percentage point per year until the rate reaches the market rate at the time of the modification. Loans modified outside the federal program can have different provisions.

Another emerging issue is balloon payments, such as the one the Negrons faced.

Not all loan modifications have them. But some permanent loan modifications defer payment on a portion of the loan until years later.

When the mortgage’s term ends – in 30 or 40 years – or when the house is sold or the loan is refinanced, some borrowers will owe a one-time, lump-sum payment that could amount to tens of thousands of dollars. The balloon payment covers the portion of the principal that was deferred.

“There’s no question the principal-deferred balloon payment is, in fact, very, very common,” said David Berenbaum, of the National Community Reinvestment Coalition, a group of hundreds of lenders, loan servicers and community groups that offer foreclosure counseling. The organization wants banks to reduce or forgive some of the loan rather than to defer a portion of it.

The concept of deferring principal and having a balloon payment is widely misunderstood.

Says Alexander Fernandez, director of Homeownership Preservation for Neighborhood Housing Services of South Florida. “A lot of people have that confused. They think (the principal that they’re not paying) is going to be forgiven and it’s not.”

Homeowners may be unaware of the terms of their new deals – for a good reason. Terms such as balloon payments are not spelled out in their loan papers, said Terry Schmitz, senior underwriter at AmeriFirst in Fort Lauderdale.

“It doesn’t say you have to make a balloon payment [in the future]. Unless you know how to work a real estate calculator, you don’t know what you’re signing,” she said.

For borrowers trying to hold on to their homes the difficulties continue even after the new loan begins.

About 20 percent of modified loans, through last June, ended up in default only three months later, according to federal statistics.

Copyright © 2010 Sun Sentinel, Fort Lauderdale, Fla., Harriet Johnson Brackey. Distributed by McClatchy-Tribune Information Services. Mary Shanklin of the Orlando Sentinel contributed to this report.

Posted by Mike Federau on March 10th, 2010 2:24 PMPost a Comment (0)

RE/MAX Anchor Real Estate named multi-office brokerage of the year by RE/MAX International

March 10th, 2010 11:53 AM

RE/MAX ANCHOR REAL ESTATE IS NAMED BROKERAGE OF THE YEAR 2009

(Denver, CO, March 9, 2010) – RE/MAX Anchor Realty Real Estate was named Brokerage of the Year for the RE/MAX Florida Region and the U.S. Multi-office Brokerage of the Year for the entire RE/MAX Network, which has a total of 3500+ offices in the US. .

RE/MAX Anchor Real Estate Co-Broker/Owners Rocky Farhat and Debra K. Meredith-Peters were at the 2010 RE/MAX International Convention in Orlando, FL, last week and were honored with the award at a formal reception of distinguished RE/MAX owners and agents from around the world.

“This is a tremendous honor for RE/MAX Anchor Realty and the nearly 60 professional agents who serve Punta Gorda and its surrounding communities,” said Adam Contos, Regional Vice President, RE/MAX Florida. “This office and its Broker/Owners are an outstanding example of how drive and dedication can far surpass the challenges of any market.”

RE/MAX Anchor Realty has three offices spanning Charlotte and Sarasota counties. The newest, RE/MAX Anchor of Marina Park, just opened in January and is located directly below the Laishley Crab House on the beautiful Peace River in historic downton Punta Gorda.

RE/MAX Anchor Realty and its Associates are committed to making a difference in the community and raise money for Children’s Miracle Network.

The MLS Detecctives Team is pround to part of RE/MAX Internation and the Aware winning RE/MAX Anchor Brokerage.

Posted by Mike Federau on March 10th, 2010 11:53 AMPost a Comment (0)

USAToday - 03/01/2010 - "Lower prices are finally bringing buyers into the Punta Gorda / South Florida market"

March 6th, 2010 8:44 AM

By Christine Dugas, USA TODAY - March 1st, 2010

Punta Gorda, Fla., like other cities in the Sun Belt, is still suffering from a housing hangover. But lower prices are finally bringing buyers into the market.

"The market correction was the healthiest thing that could happen," says Bob Gray, president of Punta Gorda-Port Charlotte-North Port Association of Realtors. "We have come out of the nose dive and leveled out."

The bursting of the housing bubble was especially painful in Punta Gorda, which is about midway between Sarasota and Fort Myers. Housing prices had skyrocketed in the building boom that followed Hurricane Charley, which wiped out much of the housing inventory in 2004. The eventual drop in prices was steep. "We got a double whammy," Gray says.

•Sales status. The market has stabilized. In January, Punta Gorda home sales were 12% higher than the same month in 2009.

"People have started to realize that now is the time to grab something, because you can buy a nice house for as little as $100,000 with a pool," Gray says. Punta Gorda, which has waterfront properties, golf and sailboat access, is more affordable than other retiree areas in Florida.

•Price points. Home prices are rising. That might indicate that foreclosures have hit bottom and are no longer a drain on home values. In January, Punta Gorda's median sales price increased 2.6% from a year earlier.

"There has been some evidence that the rate of foreclosure is slowing," says Sean Snaith, economics professor at the University of Central Florida. But job losses and the recession could still drag more homeowners into foreclosure.

•Local economy. Punta Gorda's unemployment rate was 13% in December, higher than the state's 11.8%.

Much of its employment is related to construction and tourism. Some of those jobs disappeared as home buying by retirees stalled. "The influx of retirees has been choked off by the recession, the crisis of the financial markets and the state of the housing markets," Snaith says.

And Punta Gorda's housing market did not get much of a boost from the first-time home buyer tax credit because of rising unemployment, Gray says. "It can be the best deal in the world. But if you don't have a good job or don't have enough income to support a mortgage, nobody is going to lend you money," he says.

•Hot 'hoods. Punta Gorda Isles is a sailboat, waterfront community with an eclectic mix of homes and reasonable prices. It has biking paths, parks and restaurants, Gray says. And it is close to the Gulf of Mexico.

Home prices are now roughly half of what they were at the peak. One waterfront property with three bedrooms and a swimming pool is priced at $199,900.

Give the MLS Detectives Team a call - we'll find you that perfect spot in the sun...

Info@mlsDetectives.com

Posted by Mike Federau on March 6th, 2010 8:44 AMPost a Comment (0)

NINE TIPS TO SELL YOUR HOME IN 2010

March 4th, 2010 5:47 PM

The mlsDetectives Team of Mike Federau, Curtis Mellon and Dan McKinney who serve Punta Gorda, Port Charlotte, North Port, Englewood and the surrounding areas, thoroughly believe in these marketing tips. In this market you need to make your home like a "MODEL" as the competition is tough. These are proven techniques. We feel this article is very important and will put more money in our sellers pockets.

WASHINGTON – March 3, 2010 – Signs of a recovery in the real estate market indicate this may not be the “Winter of your Discount Tent.” Home sales, value and mortgage applications have risen slightly as mortgage rates stand at a historic low.

This slight glimmer of positive news is offset by estimates that about 48 percent of all U.S. mortgages will be underwater by 2011. Foreclosures and short sales continue to plague the market, keeping a lid on home prices. As a result, 2010 will continue to be a buyer’s market.

That doesn’t mean, however, that all hope is lost of selling your home this year. Here are nine tips to sell your home in 2010.

1. Don’t wait for a recovery

Home values aren’t likely to rebound to previous highs for several years, perhaps even a decade. While you may face a loss by selling now, that negative figure may only be a paper loss, particularly if you’ve owned your home for some time.

2. Make improvements

If you have access to credit, invest in improving and repairing your home before placing it on the market, rather than trying to go for a quick as-is sale. Rehabs are more affordable now, thanks to the availability of low financing, reduced construction materials costs and lower contractor charges. Focus on upgrades to kitchens and bathrooms, especially counters and cabinets, as these yield the highest returns. Get three different estimates from contractors and add another 10 percent for unexpected costs.

4. Hire professionals

You need professionals, not friends or relatives, to repair, upgrade and sell the biggest investment you’ll likely own. Ask for credentials, references and a history of recent performance. Your appraiser should have at least five years experience with an appropriate license or certification. The same applies to hiring a home inspector. Talk to at least two or three appraisers and inspectors before selecting one.

5. Get downpayment assistance

Federal and local governments offer several downpayment assistance programs for first-time home buyers. Look for other city, county and state programs that will piggyback on federal programs for assistance. Search for “downpayment assistance programs” with the name of your region.

6. Take Uncle Sam’s help

The $8,000 first-time homebuyer tax credit program that helped jump-start the real estate market in 2009 has been extended into 2010 and expanded. First-time homebuyers qualify if they sign a binding contract to buy a home by April 30 and close by June 30. The program’s maximum income limits have jumped from $75,000 to $125,000 for individuals and from $150,000 to $225,000 for couples.

A separate $6,500 tax credit has been added for those who have owned their homes for at least five years and want to upgrade. Homeowners drowning in their present real estate loans are eligible for a loan-modification program with their current mortgage company or loan service through the Making Home Affordable Program (http://makinghomeaffordable.gov/).

7. Price accordingly

Listings move when a property is appropriately priced. Others gather dust because the owners haven’t adjusted their expectations to the present market. This doesn’t mean, however, you should severely drop your price on a well-maintained home to avoid extended problems. Research your market and price accordingly.

8. Energy tax credits

Through Dec. 31, homeowners who buy and install specific energy-efficient windows, insulation, roofs, doors and heating and air-conditioning equipment can apply for a 30-percent tax credit of up to $1,500 of their costs on each product.

Go one step further and earn a 30-percent tax credit through 2016 (without a spending limit) when you purchase such energy-saving products as solar energy systems, geothermal heat pumps, small wind systems, residential fuel cells and micro-turbine systems. Visit EnergyStar’s Federal Tax Credits for Energy Efficiency (http://www.energystar.gov/index.cfm?ctax-credits.tx-index) for a complete summary.

9. It’s not personal

Buyers want to imagine themselves in your house for years to come. Excess decor and knick-knacks distract from this vision. Ask your Realtor’s advice or hire a home stager to bring your house back to zero before beginning to show it. A general rule of thumb is to eliminate or store at least half the items in every room.

Don’t get defensive about colors, design patterns or flooring you installed. Just grit your teeth and think of the closing check while your agent serves as a buffer. Remember the customer is always right, unless, of course, they’re low-balling you.

© 2010 www.freeshipping.org. Distributed by McClatchy-Tribune Information Services.

Posted by Mike Federau on March 4th, 2010 5:47 PMPost a Comment (0)

Why chose the mlsDetectives for a Short Sale

February 25th, 2010 8:03 AM

With the mlsDetectives team of Mike Federau, Curt Mellon and Dan McKinney you not only get an excellent team of experienced realtors for your short sale process, but you also get the assistance of an attorney, Lauren Kohl of Gibson, Kohl, Wolff & Hric.

We feel it is best that our clients receive the advice of an attorney, not only in the negotiation process, but whether this is the best solution for them. A realtor cannot provide this legal advice.

Feel free to contact us to discuss your options when it comes to a short sale in the Punta Gorda, Port Charlotte, North Port, and Englewood area.

C. Mellon

Posted by Mike Federau on February 25th, 2010 8:03 AMPost a Comment (0)

What you should know about home foreclosure

February 25th, 2010 7:57 AM

WEST PALM BEACH, Fla. – Feb. 24, 2010 – After more than six months of wrangling with her bank to get a reduced mortgage payment through a federal loan modification program, Debra Jacobs has had enough.

The West Palm Beach resident is walking away from her home of 14 years.

“I’m just going to wait here until they put a padlock on the door,” said Jacobs, 58. “I’m so over it, I have to let it go. It’s too painful.”

As homeowners grow increasingly frustrated by the nation’s struggling foreclosure prevention programs, more may consider walking away as a viable alternative.

But there’s more to it than just stopping your mortgage payments and handing over the keys.

Boca Raton real estate attorney Marlyn Wiener says there’s no “right way” to walk away from a home.

Knowing the consequences, however, will at least help the borrower make an informed decision, she said.

“There is an analysis that each homeowner should do to find the best way for them to proceed,” Wiener said. “There isn’t a speed lane.”

The biggest gamble in walking away is whether a lender will try to seize a borrower’s assets to pay for its losses, Wiener said. Lenders have up to 20 years in Florida to collect a deficiency judgment.

But banks are more likely to go after borrowers who strategically default – a term meaning the homeowner can afford the mortgage but decides to stop paying because the home is no longer a good investment.

Moral dilemmas aside, Wiener said it can make financial sense in some situations to “pull the plug and regroup” if the mortgage is underwater.

Scott Haft, who oversees the mortgage modification and foreclosure defense division at the law firm LaBovick & LaBovick, said some lenders are willing to forgive a mortgage debt if a borrower voluntarily turns over the home without going through a lengthy court foreclosure.

“We say, ‘We’ll give you the keys on Monday, but you have to waive your right to pursue my client in the future for deficiencies,’ “ said Haft, whose company has offices in West Palm Beach, Boynton Beach and Palm Beach Gardens. “Many times, the lender is only interested in regaining the property.”

Another concern is whether the homeowner will have to claim forgiveness of debt on tax returns for the amount of money owed the lender.

The Mortgage Debt Relief Act of 2007 temporarily exempts people who lose their primary residence from having to claim the canceled debt, but the act is scheduled to sunset Dec. 31, 2012, and can’t be applied to investment properties.

“Everybody’s relationship with their properties and their loans is different,” Wiener said. “People need to take a look at where they are in life before they decide to walk away.”

One thing Wiener asks clients is whether they will need good credit in the near future to secure a car or student loan. A foreclosure can knock up to 300 points off a credit score – damage that can take years to repair and will stay on your report for seven years.

Lenders have recently stepped up efforts to ease the foreclosure process and avoid the complications when a homeowner walks away.

Citigroup launched a program this month that allows some borrowers to stay in their homes for six months without paying. In return, the homeowner turns in the keys at the end of the time period and keeps the home in good shape.

The federal Home Affordable Foreclosure Alternatives Program, announced in November, gives lenders incentives for offering deed-in-lieu of foreclosure and for approving short sales.

But for Jacobs, the alternatives are “too little too late.”

“Not only do I not know the options, I don’t care anymore,” she said. “It’s really sad it’s come to this.”

Copyright © 2010 The Palm Beach Post, Fla., Kimberly Miller. Distributed by McClatchy-Tribune Information Services.

Posted by Mike Federau on February 25th, 2010 7:57 AMPost a Comment (0)

Tips for Staging your HOME -

February 18th, 2010 8:21 AM

The "mlsDetectives" Team of Curt Mellon, Mike Fedeau and Dan McKinney strongly believe in staging a home. This is probably the most important factor besides pricing the home correctly. Take the time to incorporate these ideas can put your home at the top of the potential buyers list.

INSIDE -

• Clear all unnecessary objects from furniture throughout the house. Keep decorative objects on
the furniture restricted to groups of 1, 3, or 5 items. In general, a sparsely decorated home helps
the buyer mentally ‘move in’ with their own things.
• Rearrange or remove some of the furniture in your home, if necessary. Many times home owners
have too much furniture in a room. When it comes to selling your home, thin out overcrowded
rooms to make the rooms appear larger.
• Clear all unnecessary objects from the kitchen countertops. If it hasn’t been used for three
months…put it away! Clear refrigerator fronts of messages, magnets, pictures, etc.
• In the bathroom, remove any unnecessary items from the countertops, tub, shower stall and
commode top. Keep only the most necessary cosmetics, brushes, perfumes, etc., in one small
group on the counter. Coordinate towels in one or two colors only.
• Take down, reduce, or rearrange pictures and objects on walls. Patch and paint all walls, if
necessary.
• Review the house interior, room by room, and:
1. Paint any room needing paint.
2. Clean carpet and draperies that need it.
3. Clean windows.
• If you need room to store extra possessions use the garage or rent a storage unit.
• Leave on certain lights during the day (your agent will show you which ones). During showings
turn on ALL lights and lamps.
• Play light FM music every day in the house, for all viewings

OUTSIDE -

• Go around the perimeter of the house and move all garbage cans, discarded wood scraps, extra building
materials, etc., to the garage or, if applicable, take them to the dump.
• Check gutters and roof for dry rot and moss. Make sure they are swept & cleaned.
• Look at all plants. Plants are like children…they grow so fast. Prune bushes and trees. Keep plants from
blocking windows: “You can’t sell a house if you can’t see it!”
• Remove any dead plants, weed all planting areas and put down fresh mulching material.
• Keep your lawn freshly cut, edged and fertilized during the growing season.
• Clear patios or decks of all small items, such as little planters, flower pots, charcoal, barbeques, toys, etc.
• Check the condition of the paint on your home, especially the trim and the front door. The first
impression, or ‘curb appeal,’ is very important.

IN GENERAL -

Try to look at your house “through a buyer’s eyes,” as though you’ve never seen it before. This exercise
will help you see what needs to be done. Any time and money invested on these items will usually bring you
the return of more money and a quicker sale.

Posted by Mike Federau on February 18th, 2010 8:21 AMPost a Comment (0)

National Association of Realtors rools out consumder website

February 17th, 2010 3:53 PM

WASHINGTON – Feb. 17, 2010 – The National Association of Realtors® (NAR) launched HouseLogic, a new consumer website that covers all aspects of homeownership. According to NAR, HouseLogic was created to help homeowners make smart decisions and take responsible actions to maintain, protect and increase the value of their homes.

“HouseLogic will engage and involve consumers throughout the lifecycle of homeownership,” says NAR President Vicki Cox Golder. “It makes sense that, as the first, best source for real estate information, NAR should collaborate with today’s consumers to help them make the most out of owning a home. HouseLogic will help us do that.”

The free website helps homeowners plan and organize their home projects and provides timely articles and news; home improvement advice and how-to’s; and information about taxes, home finances and insurance.

“Unlike other homeownership websites, HouseLogic helps consumers view their home through a financial lens and make smart, informed home improvement investment decisions,” says Golder. “Families can set goals for saving money on their home or increasing its value, and easily track the progress they are making on those goals.

Users who choose to register can save information, create to-do lists and set project reminders. The website can also be customized for individual homeowners depending on how handy or ambitious they are regarding home projects; how much money they want to spend or save; where they live; and their priorities, such as increasing the value of their home or improving their neighborhood.

HouseLogic also helps homeowners who want to get actively engaged in neighborhood and homeownership issues. The site provides users with the tools and know-how to affect change, like establishing a neighborhood watch program, building a community playground, or participating in city or county planning efforts.

“For more than 100 years, Realtors have been bringing America home,” says Golder. “HouseLogic takes owning a home to the next level.”

Visit HouseLogic at .

© 2010 Florida Realtors®

Posted by Mike Federau on February 17th, 2010 3:53 PMPost a Comment (0)

Former Countrywide borrowers get cash

February 16th, 2010 3:39 PM

TALLAHASSEE, Fla. – Feb. 16, 2010 – More than 2,700 people will receive checks from a 2008 settlement Florida negotiated with Countrywide Financial Corporation. As part of the settlement, Countrywide is offering foreclosure relief payments to eligible borrowers who returned valid and timely claim forms and releases under a program administered by the Countrywide settlement administrator.

More than $16.9 million will be distributed this week, and each check will be written for just over $6,000.

In July 2008, Attorney General Bill McCollum filed a lawsuit against Countrywide, one of the nation’s largest mortgage companies, for allegedly engaging in deceptive and unfair trade practices. The lawsuit claimed Countrywide put borrowers into mortgages they couldn’t afford or loans with rates and penalties that were misleading. That lawsuit was resolved in October 2008, and the settlement agreement included a foreclosure relief payment program for Florida homeowners with qualifying Countrywide mortgages.

Eligible homeowners should consider the following:

• Important information: The checks must be cashed on or before May 13, 2010.

• A payment under this settlement may be taxable, and recipients should consult a tax advisor if they have any questions concerning possible tax liabilities.

• Recipients with any questions should contact the settlement administrator, Rust Consulting, toll free at (866) 411-6987, or http://www.countrywidesettlementinfo.com.

The settlement also includes $4 million to fund a foreclosure defense assistance program. The money will be provided to organizations over the course of two years, and the first funds were distributed in late 2009. The organizations that receive the grants agree to provide free legal assistance to eligible homeowners who face foreclosure but cannot afford an attorney to review their case.

“These resources, both the checks to homeowners and the grants to fund pro bono foreclosure defense assistance, are substantial assets to Floridians,” says Heather Rodriguez of Holland & Knight law firm and president of the Legal Aid Society of the Orange County Bar Association, one of the organizations that received grant funding and has an attorney dedicated to foreclosure defense assistance. “Orange and Osceola counties are both high in foreclosures, and homeowners are struggling.”

Countrywide Chief Executive Angelo Mozilo was also named in the Countrywide lawsuit and the civil case against him is still pending in Broward County Circuit Court. McCollum has also called on Bank of America, the company that acquired Countrywide after the lawsuit was filed, to be more responsive to consumers trying to modify loans and save their home from foreclosure.

Posted by Mike Federau on February 16th, 2010 3:39 PMPost a Comment (0)

Vacant Lot Sales see small increase in activity -

February 15th, 2010 3:22 PM

mlsDETECTIVES -

Curtis Mellon, Mike Federau and Dan McKinney of the MLS Detectives team are seeing a small increase in interest in vacant lots over the past month in the Punta Gorda, Port Charlotte, North Port area.

By no means are prices going up, but there are many bargins out there for $3,000-$5,000. That's right, the same lots that were selling for $50,000 in 2005, are now $3-$5,000 asking price.

Waterfront lots with saltwater access as low as $25,000-$30,000 in some cases. These lots tend to go fast as they were selling at $150,000 or more in 2005. Most of these are located in Punta Gorda and Port Charlotte area.

Let Curtis Mellon, Mike Federau, or Dan McKinney know if you are interested and we can set you up to be immediately notified of these excellent buys in Punta Gorda, Port Charlotte, Englewood, and North Port.

Posted by Mike Federau on February 15th, 2010 3:22 PMPost a Comment (0)