By LAURA LAYDEN (Contact)8:52 p.m., Thursday, April 24, 2008
Renowned Florida economist Hank Fishkind spoke the words Naples Realtors and brokers wanted to hear.
The housing markets hit bottom in Collier County and home prices aren’t going to drop anymore, he said Thursday in a talk organized by the Naples Area Board of Realtors. “The markets are not eroding further,” said Fishkind, principal of Orlando-based Fishkind & Associates.
Prices have flattened out and if they were going to fall any more that would have happened in the last six months, he said.
However, he said it will take another six to 12 months for sales volumes to really start improving in the Naples area.
In Lee and Charlotte counties, the recovery is going to take longer because there are higher inventories of unsold homes, Fishkind said. In those counties, there was more overbuilding because land prices were so much cheaper, he said.
While he described the condominium market in Florida as a “disaster” generally because there has been so much overbuilding, he said it’s not as bad in the Naples area because the scarcity of land and high land prices have limited new development.
He described the unsold inventory of new homes in Collier County as “fairly small.”
In February, a little more than 200 existing single-family homes sold at an average price of $540,000 in Collier County, according to deed records, Fishkind said. There were more than 100 new single-family homes that sold for an average price of $375,000.
About 50 new condominiums sold for an average price of $350,000, and about 175 existing ones sold for an average price of $425,000 in February, he said.
“Basically prices are the same as in 2006,” Fishkind said.
He predicts that it will be “years” before prices go up again.
Fishkind also touched on job losses and foreclosures in Collier County.
As of March 8, the county had lost about 7,400 jobs year-over-year. In Lee County, there were 11,000 jobs lost in the same 12 months. Fishkind called it “ugly,” but said he believes the worst is over.
Statewide, more than 77,000 jobs have been lost in the last year. Many were in construction. Builders have been forced to make cutbacks with the slowdown in residential and commercial construction, and some have gone bankrupt.
Collier has been hard hit because its economy isn’t diversified and its main drivers are construction and tourism, Fishkind said.
“Employment growth is going to be modest at best over the next few years,” he said. On the foreclosure front, there have been 1,600 single-family foreclosure filings in Collier since the beginning of the year. In all of 2007, there were 1,500, Fishkind said.
For condominiums, there have been 400 foreclosure filings so far this year, almost as many as for last year.
“I think ultimately we will start to see that peak and then level off. It’s a reflection of all the adjustable rate mortgages coming due,” said Russ Weyer, a senior associate with Fishkind & Associates, in an interview after the talk.
Lee County filings have already showed signs of stabilizing, he said.
The decline in housing starts will bottom out in 2008, but don’t expect them to skyrocket again like “Mount Everest,” Fishkind said.
The housing correction, high energy prices and federal cuts in interest rates all point to a national recession, he said.
He doesn’t expect a recovery in Florida’s economy this year. He predicts that the population won’t start growing again until next year. When people start spending more that will make the difference, he said. That could happen in a few months when millions of taxpayers receive economic stimulus checks from the federal government.
More than 200 people attended Fishkind’s presentation, held at NABOR’s office off Pine Ridge Road. It was a record showing for a NABOR quarterly luncheon.
John Zagar, president for Stock Realty in Naples, said Fishkind reaffirmed his own thoughts about the turning market.
At Lely Resort, one of Stock Construction’s communities off U.S. 41 East, there were 160 sales in the first three months of this year, compared to about 100 for all of 2007, he said.
Arlene Carozza, NABOR’s president, said after the board’s March report showed a sharp spike in pending sales the members started feeling the worst was behind them. Though the busy winter season traditionally ends at Easter, local Realtors continue to be busy with more open houses, showings and closings, she said.
“Usually by this time Naples is cleared out,” Carozza said. “People are staying — and buying.”
To see Hank Fishkind’s full report, visit www.fishkind.com.
Saturday, April 26, 2008
Monday, April 14, 2008
Special Report: Market turning around for $300,000 and under homes
By LAURA LAYDEN (Contact)5:30 p.m., Saturday, April 12, 2008
Rick DeMinico figured he had nothing to lose.
A few months ago, the young, single salesman for the food service company Sysco in Naples made an offer on a house that he describes as “a little absurd.”
“It was $40,000 less than they were asking for it,” he recalls. “We battled it out and they came down.”
The asking price for his two-story, three-bedroom townhome at Bristol Pines off Collier Boulevard was $249,000. He paid a little more than $200,000 for it _ all he could afford.
The tables have turned in the local real estate market.
A few years ago, it was tough to find a home under $300,000, let alone under $250,000, especially in the Naples area. Now, they’re in the hundreds.
In 2004 and 2005, a frenzy of investors snapped up homes, pushing prices sky high in Southwest Florida.
Community leaders scrambled to try to deal with what became known as an “affordable housing crisis.” The median price for a single-family home in Collier County peaked at $592,500 in February 2007. Now, it’s down closer to $400,000, as sales have slowed and housing inventories have grown.
“The market is feeling like it’s near the bottom,” said Stuart Kaye, owner of Kaye Homes, a Naples homebuilder since 1985.
Doors open
The American dream of home ownership is still out of reach for many low- and moderate-income earners in the region because of shrinking budgets, a tougher economy and tighter lending restrictions.
But falling prices are opening up doors to some who never thought they could afford to buy.
With the more affordable prices and lower interest rates, showings and sales for homes priced at $300,000 or less have picked up over the past four or five months, Realtors say.
“Certainly you can help a lot of people right now,” said Michael Sopka, a broker-associate for Amerivest Realty in North Naples, who found a home for DeMinico.
At 31, DeMinico longed to buy his first home and decided the time was right after watching prices fall. Though he’s only lived in the area a few years, he knew about the ups and downs of the market because his parents bought a home in Naples in 1989.
His home, which cost him about $207,000, is new and in a gated community with basketball and tennis courts, and a fitness center.
No one else has lived in the home. Like so many others investors, the original buyers purchased it in hopes of turning it around for a quick profit and then got caught with a home they didn’t want when the market soured. The home sat on the market for more than a year, DeMinico said.
“I got lucky,” he said. “They just wanted to unload it because they wanted to sell it. They couldn’t really rent it.”
His Realtor also worked with TIB bank to get him a loan that only required a $600 downpayment.
Not alone
Second-home buyers and retirees also are taking advantage of the lower prices.
Gary Gilchrist, a retired school superintendent from New York, recently purchased a condo in the Park Shore neighborhood in Naples for less than $300,000.
The asking price was $319,000.
Gilchrist, 61, looked all over town at dozens of other listings in his price range. He chose his home mostly based on its location.
He can walk almost anywhere he wants to go: to his computer classes, to the gym, to the grocery store, to the beach.
“Some days I don’t even drive my car. I don’t have to,” he said.
His condo is one of only 12 units in a development called Pasada. A few years ago, it probably would have cost him $400,000, more than he could comfortably pay.
Lots of choices
A search of the Multiple Listing Service on Friday showed 899 single-family homes for sale at $250,000 and under in the Naples area.
In Bonita Springs there were 159 and in Fort Myers there were 1,406.
On top of that, there are now hundreds of condos for sale in that range.
That’s good news for Dean Mann, a broker-associate for ERA Faust Realty Group in North Naples, whose company targets the working people.
“Business is basically pretty good. It’s not as good as it was years ago,’’ he said. “But it is coming back. People are starting to realize the homes are affordable.”
He doesn’t expect the really good deals to last long. By next year, he thinks prices in this range will be back on the rise.
Joe Ballarino, president and founder of Amerivest Realty, searched his Web site for homes the other day priced at $150,000 or less and found 579 results for Naples, which he said seemed almost unbelievable.
“The chart for pending sales under $250,000 is off the charts,” he said.
Though the Naples Area Board of Realtors (NABOR) has yet to finalize its March numbers, sales in that price range for the month are likely to to be more than double what they were a year ago, Ballarino said.
For several months, NABOR’s reports have shown most of the activity happening in the lowest price range. Single-family home sales below $300,000 increased to 45 in February from 27 last year, while condo sales in that range rose to 83 from 61 last year. Meanwhile, median prices in this bracket have continued to fall.
Doing the math
After crunching some numbers, homebuilder Kaye found that in the first quarter of this year there were 192 homes sold through the Naples Sunshine MLS for $300,000 or less, compared to 119 a year ago, a more than 60 percent increase.
Sales in this lowest range accounted for more than 30 percent of the total in the first three months of this year, compared to less than 20 percent a year ago, Kaye said.
In 2007, there were a total of 619 sales for the quarter, versus 573 this year, he said.
In February 2007, agents at Downing-Frye Realty Inc. in Naples wrote 25 contracts for homes below $250,000. In the same month this year they did 61.
In March, agents wrote another 88 contracts in the same price range, up from 26 a year ago, broker Mike Hughes said.
“That really helped our overall numbers,” he said. “Overall, our contracts were up 22 percent over the previous year. Sales volume was up slightly.”
The company had a total of 235 sales in March. Last year, there were 192.
It’s not just transactions that are up at Downing-Frye.
Sales volume picked up 19 percent in March, compared to a year ago, Hughes said.
“We are seeing a lot of sellers realize what the current market is, and if they really want to move their property then they get aggressive in their listing prices, and that certainly helps,” he said.
On some homes, asking prices have dropped by $100,000 or more in recent months.
Dragging down
In the past year, mounting foreclosures and short sales, where lenders allow homeowners who can no longer make their mortgage payments to sell their homes for less than they owe, have dragged prices down in Southwest Florida.
In January and February, the Cape Coral-Fort Myers area had the highest foreclosure rate in the country, according to California-based RealtyTrac Inc.
Lee County broke a foreclosure record in February with 2,461 filings, up from 2,297 in January.
These days, it’s much more common to see these phrases on a listing in the MLS: “Short sale, bring all offers” or “This property has just entered foreclosure.”
When he last did a count in February, Matt Steves, with Prudential Florida WCI Realty, found 628 short sales and 72 bank-owned properties in the Naples Sunshine MLS. He lists them all on his Web site, www.funinsunnaples.com.
Not in Port Royal
When it comes to finding the deals, there are many places to look, including East Naples, Golden Gate Estates and North Naples. In Lee County, many of the most affordable homes can be found in Cape Coral and Lehigh Acres.
“You know they are all over,” Ballarino said.
Well, almost all over.
“You won’t see them in Port Royal,” said Hughes, with Downing-Frye
.
Or anywhere else along the Gulf of Mexico. Most of the affordable homes are found east of U.S. 41, away from the water.
In south Lee County, deals can be found at such upscale golf communities as Bonita Bay and Pelican Landing.
A few weeks ago, Mary Catherine White, a Realtor at Amerivest, had floor duty. She got a call from a couple from Chicago looking to buy a retirement home in the area where they could spend part of the year. She took them out the day they arrived in town, and by the next day they had made an offer after finding a great deal on a two-bedroom condo at the Brooks, a gated community in Estero.
They got more than they wanted and paid $180,000, a price that even seemed to surprise White.
“Nobody can believe that we got something for that price in the Brooks,” she said.
The home was once listed at $369,000.
Rick DeMinico figured he had nothing to lose.
A few months ago, the young, single salesman for the food service company Sysco in Naples made an offer on a house that he describes as “a little absurd.”
“It was $40,000 less than they were asking for it,” he recalls. “We battled it out and they came down.”
The asking price for his two-story, three-bedroom townhome at Bristol Pines off Collier Boulevard was $249,000. He paid a little more than $200,000 for it _ all he could afford.
The tables have turned in the local real estate market.
A few years ago, it was tough to find a home under $300,000, let alone under $250,000, especially in the Naples area. Now, they’re in the hundreds.
In 2004 and 2005, a frenzy of investors snapped up homes, pushing prices sky high in Southwest Florida.
Community leaders scrambled to try to deal with what became known as an “affordable housing crisis.” The median price for a single-family home in Collier County peaked at $592,500 in February 2007. Now, it’s down closer to $400,000, as sales have slowed and housing inventories have grown.
“The market is feeling like it’s near the bottom,” said Stuart Kaye, owner of Kaye Homes, a Naples homebuilder since 1985.
Doors open
The American dream of home ownership is still out of reach for many low- and moderate-income earners in the region because of shrinking budgets, a tougher economy and tighter lending restrictions.
But falling prices are opening up doors to some who never thought they could afford to buy.
With the more affordable prices and lower interest rates, showings and sales for homes priced at $300,000 or less have picked up over the past four or five months, Realtors say.
“Certainly you can help a lot of people right now,” said Michael Sopka, a broker-associate for Amerivest Realty in North Naples, who found a home for DeMinico.
At 31, DeMinico longed to buy his first home and decided the time was right after watching prices fall. Though he’s only lived in the area a few years, he knew about the ups and downs of the market because his parents bought a home in Naples in 1989.
His home, which cost him about $207,000, is new and in a gated community with basketball and tennis courts, and a fitness center.
No one else has lived in the home. Like so many others investors, the original buyers purchased it in hopes of turning it around for a quick profit and then got caught with a home they didn’t want when the market soured. The home sat on the market for more than a year, DeMinico said.
“I got lucky,” he said. “They just wanted to unload it because they wanted to sell it. They couldn’t really rent it.”
His Realtor also worked with TIB bank to get him a loan that only required a $600 downpayment.
Not alone
Second-home buyers and retirees also are taking advantage of the lower prices.
Gary Gilchrist, a retired school superintendent from New York, recently purchased a condo in the Park Shore neighborhood in Naples for less than $300,000.
The asking price was $319,000.
Gilchrist, 61, looked all over town at dozens of other listings in his price range. He chose his home mostly based on its location.
He can walk almost anywhere he wants to go: to his computer classes, to the gym, to the grocery store, to the beach.
“Some days I don’t even drive my car. I don’t have to,” he said.
His condo is one of only 12 units in a development called Pasada. A few years ago, it probably would have cost him $400,000, more than he could comfortably pay.
Lots of choices
A search of the Multiple Listing Service on Friday showed 899 single-family homes for sale at $250,000 and under in the Naples area.
In Bonita Springs there were 159 and in Fort Myers there were 1,406.
On top of that, there are now hundreds of condos for sale in that range.
That’s good news for Dean Mann, a broker-associate for ERA Faust Realty Group in North Naples, whose company targets the working people.
“Business is basically pretty good. It’s not as good as it was years ago,’’ he said. “But it is coming back. People are starting to realize the homes are affordable.”
He doesn’t expect the really good deals to last long. By next year, he thinks prices in this range will be back on the rise.
Joe Ballarino, president and founder of Amerivest Realty, searched his Web site for homes the other day priced at $150,000 or less and found 579 results for Naples, which he said seemed almost unbelievable.
“The chart for pending sales under $250,000 is off the charts,” he said.
Though the Naples Area Board of Realtors (NABOR) has yet to finalize its March numbers, sales in that price range for the month are likely to to be more than double what they were a year ago, Ballarino said.
For several months, NABOR’s reports have shown most of the activity happening in the lowest price range. Single-family home sales below $300,000 increased to 45 in February from 27 last year, while condo sales in that range rose to 83 from 61 last year. Meanwhile, median prices in this bracket have continued to fall.
Doing the math
After crunching some numbers, homebuilder Kaye found that in the first quarter of this year there were 192 homes sold through the Naples Sunshine MLS for $300,000 or less, compared to 119 a year ago, a more than 60 percent increase.
Sales in this lowest range accounted for more than 30 percent of the total in the first three months of this year, compared to less than 20 percent a year ago, Kaye said.
In 2007, there were a total of 619 sales for the quarter, versus 573 this year, he said.
In February 2007, agents at Downing-Frye Realty Inc. in Naples wrote 25 contracts for homes below $250,000. In the same month this year they did 61.
In March, agents wrote another 88 contracts in the same price range, up from 26 a year ago, broker Mike Hughes said.
“That really helped our overall numbers,” he said. “Overall, our contracts were up 22 percent over the previous year. Sales volume was up slightly.”
The company had a total of 235 sales in March. Last year, there were 192.
It’s not just transactions that are up at Downing-Frye.
Sales volume picked up 19 percent in March, compared to a year ago, Hughes said.
“We are seeing a lot of sellers realize what the current market is, and if they really want to move their property then they get aggressive in their listing prices, and that certainly helps,” he said.
On some homes, asking prices have dropped by $100,000 or more in recent months.
Dragging down
In the past year, mounting foreclosures and short sales, where lenders allow homeowners who can no longer make their mortgage payments to sell their homes for less than they owe, have dragged prices down in Southwest Florida.
In January and February, the Cape Coral-Fort Myers area had the highest foreclosure rate in the country, according to California-based RealtyTrac Inc.
Lee County broke a foreclosure record in February with 2,461 filings, up from 2,297 in January.
These days, it’s much more common to see these phrases on a listing in the MLS: “Short sale, bring all offers” or “This property has just entered foreclosure.”
When he last did a count in February, Matt Steves, with Prudential Florida WCI Realty, found 628 short sales and 72 bank-owned properties in the Naples Sunshine MLS. He lists them all on his Web site, www.funinsunnaples.com.
Not in Port Royal
When it comes to finding the deals, there are many places to look, including East Naples, Golden Gate Estates and North Naples. In Lee County, many of the most affordable homes can be found in Cape Coral and Lehigh Acres.
“You know they are all over,” Ballarino said.
Well, almost all over.
“You won’t see them in Port Royal,” said Hughes, with Downing-Frye
.
Or anywhere else along the Gulf of Mexico. Most of the affordable homes are found east of U.S. 41, away from the water.
In south Lee County, deals can be found at such upscale golf communities as Bonita Bay and Pelican Landing.
A few weeks ago, Mary Catherine White, a Realtor at Amerivest, had floor duty. She got a call from a couple from Chicago looking to buy a retirement home in the area where they could spend part of the year. She took them out the day they arrived in town, and by the next day they had made an offer after finding a great deal on a two-bedroom condo at the Brooks, a gated community in Estero.
They got more than they wanted and paid $180,000, a price that even seemed to surprise White.
“Nobody can believe that we got something for that price in the Brooks,” she said.
The home was once listed at $369,000.
Southwest Florida dream homes now more affordable
The market slump has enabled many families to purchase their first homes that are no longer out of reach for middle-income earners.
By LAURA LAYDEN (Contact)8:09 p.m., Sunday, April 13, 2008
LEXEY SWALL-BOBAY / Staff
Leslie Mahan has the American dream — a home of her own.
At times, it still seems like a dream.
For years, the Lely Elementary School teacher and her husband, Keith, who’s in charge of purchasing for a local landscape company, found homeownership out of their reach in the Naples area. Prices got too high. Competition was too steep.
“We tried to put offers in and as soon as we put an offer in, someone else would put in a bid that was higher. We couldn’t get a home,” she recalls.
“We couldn’t even play. It was like we were out of the game. As soon as we tried to get in, we were out,” she said.
At one point, the Mahans, both 31, reluctantly considered moving to Georgia, where prices looked so much better.
But with a market slump, they finally realized their dream of homeownership in the Naples area. A few weeks ago, they bought a new four-bedroom home for about $253,000 in Valencia Golf & Country Club, a gated community off Immokalee Road in eastern Collier County. The home was listed at more than $400,000.
What makes the dream even better is that her older sister, Sandie Losoya, got the same kind of deal on a new home in the same community, and the two are now two doors apart.
With so many other homes on the market, and so many buyers still sitting on the fence waiting for the bottom to hit, the developer, DR Horton, was ready to deal.
Losoya and her fiancé Bob Reither, who are in their mid-30s, bought a five-bedroom home for about $266,000. They needed the extra room because they have four kids. The homes include granite countertops and other upgrades that didn’t cost the sisters anything extra, and they both received premium lots on the golf course without an added cost.
“We’ve been looking around for a couple of years, and nothing even came close to our price range of what we thought we could afford,” Losoya said. “When we found this we thought it was just an amazing opportunity.”
Her house, she said, was listed at $470,000, a price totally out of her reach. Losoya and Reither are in the food and beverage industry. She works at The Ritz-Carlton, Golf Resort, in North Naples, and he’s a director at Palmira Golf & Country Club in Bonita Springs. “We make decent money. But it’s not a lot of money,” she said.
She’s happy to not pay rent anymore. But she’s even happier to live so close to family. Now the cousins can play together on the same street and go to the same schools.
“For us, it’s really big for our kids,” said Mahan, choking back tears.
Losoya’s kids range in age from 6 to 15.
Mahan has a 13-year-old son and a 6-year-old daughter. More than anything she wanted to put down roots for her two children in Naples — the same kind she had growing up at her parents’ home in Toledo, Ohio.
She now looks ahead and envisions her son returning home to stay in his old bedroom as a young man after he moves away, in a kind of “ ‘Family Ties’ moment.” It makes her smile.
The Mahans were so eager to get into their new home that on the night of their closing March 21 they brought sleeping bags to the house so they could stay overnight, and they ordered pizza and ate it on the floor.
Now the two sisters say they are here to stay. And they’re not the only ones happy about it.
Their parents, Phil and Darlene Provo, who work as a team at Amerivest Realty in North Naples, found and sold them the homes, and steered them through the home-buying process. Both of their daughters got FHA loans, which allowed them to purchase their homes with low down-payments.
“We were really afraid that they would have to move to another area or another state just to be able to one day own their own homes,” wrote Darlene Provo, who describes herself as the proud “Mimi” to seven grandchildren, in an e-mail.
“Of course we are real happy now, they found just what they needed and could afford .... now our grandkids will grow up here.”
The Mahans are still pinching themselves. They never thought they could afford a house so big in such a tight-knit, peaceful community.
“I never dreamed it,” Leslie said. “My dreams were smaller than this.”
By LAURA LAYDEN (Contact)8:09 p.m., Sunday, April 13, 2008
LEXEY SWALL-BOBAY / Staff
Leslie Mahan has the American dream — a home of her own.
At times, it still seems like a dream.
For years, the Lely Elementary School teacher and her husband, Keith, who’s in charge of purchasing for a local landscape company, found homeownership out of their reach in the Naples area. Prices got too high. Competition was too steep.
“We tried to put offers in and as soon as we put an offer in, someone else would put in a bid that was higher. We couldn’t get a home,” she recalls.
“We couldn’t even play. It was like we were out of the game. As soon as we tried to get in, we were out,” she said.
At one point, the Mahans, both 31, reluctantly considered moving to Georgia, where prices looked so much better.
But with a market slump, they finally realized their dream of homeownership in the Naples area. A few weeks ago, they bought a new four-bedroom home for about $253,000 in Valencia Golf & Country Club, a gated community off Immokalee Road in eastern Collier County. The home was listed at more than $400,000.
What makes the dream even better is that her older sister, Sandie Losoya, got the same kind of deal on a new home in the same community, and the two are now two doors apart.
With so many other homes on the market, and so many buyers still sitting on the fence waiting for the bottom to hit, the developer, DR Horton, was ready to deal.
Losoya and her fiancé Bob Reither, who are in their mid-30s, bought a five-bedroom home for about $266,000. They needed the extra room because they have four kids. The homes include granite countertops and other upgrades that didn’t cost the sisters anything extra, and they both received premium lots on the golf course without an added cost.
“We’ve been looking around for a couple of years, and nothing even came close to our price range of what we thought we could afford,” Losoya said. “When we found this we thought it was just an amazing opportunity.”
Her house, she said, was listed at $470,000, a price totally out of her reach. Losoya and Reither are in the food and beverage industry. She works at The Ritz-Carlton, Golf Resort, in North Naples, and he’s a director at Palmira Golf & Country Club in Bonita Springs. “We make decent money. But it’s not a lot of money,” she said.
She’s happy to not pay rent anymore. But she’s even happier to live so close to family. Now the cousins can play together on the same street and go to the same schools.
“For us, it’s really big for our kids,” said Mahan, choking back tears.
Losoya’s kids range in age from 6 to 15.
Mahan has a 13-year-old son and a 6-year-old daughter. More than anything she wanted to put down roots for her two children in Naples — the same kind she had growing up at her parents’ home in Toledo, Ohio.
She now looks ahead and envisions her son returning home to stay in his old bedroom as a young man after he moves away, in a kind of “ ‘Family Ties’ moment.” It makes her smile.
The Mahans were so eager to get into their new home that on the night of their closing March 21 they brought sleeping bags to the house so they could stay overnight, and they ordered pizza and ate it on the floor.
Now the two sisters say they are here to stay. And they’re not the only ones happy about it.
Their parents, Phil and Darlene Provo, who work as a team at Amerivest Realty in North Naples, found and sold them the homes, and steered them through the home-buying process. Both of their daughters got FHA loans, which allowed them to purchase their homes with low down-payments.
“We were really afraid that they would have to move to another area or another state just to be able to one day own their own homes,” wrote Darlene Provo, who describes herself as the proud “Mimi” to seven grandchildren, in an e-mail.
“Of course we are real happy now, they found just what they needed and could afford .... now our grandkids will grow up here.”
The Mahans are still pinching themselves. They never thought they could afford a house so big in such a tight-knit, peaceful community.
“I never dreamed it,” Leslie said. “My dreams were smaller than this.”
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