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2015 West Portal Property Values

The West Portal/Inner Parkside 2015 Year-End Real Estate Market Update

Values stayed strong on most properties throughout the year



WP street scene-2 2015 started out strong and I expect we will see that again in 2016 as a result of a continued lack of inventory and a flood of buyers coming back into the marketplace after the holidays. Although we had multiple and over asking offers throughout the year, the most aggressive and largest number of bidders occurred mainly before summer; looking back at 2015, I think our high point was July. Buyers tired out faster this year than they did in 2014. So 2015 only had one market bump; not the usual two.

After Labor Day, buyers were more fickle, largely because in other parts of the city, inventory jumped dramatically (mostly condominiums) and all of a sudden, buyers had options; sellers trying to get top dollar couldn’t get quite what they had planned. Properties that were already remodeled sold first, and list prices had to come down to get people in the door. Interestingly, at the end of the year, with most properties that didn’t sell going off the market til after the first, those that did come on, sold quickly at high prices. It’s all about supply and demand.

  • Single family homes in a constrained market kept West Portal/Inner Parkside humming.
  • The total number of sales for 2015 was 42, a big decrease from 60 in 2014 and 64 in 2013. In the old days (three years ago), the normal had been around 50 annual sales, so 2013 and 2014 were already higher than normal.
  • At the close of the fourth quarter of 2015, we had one active, 13 sold (closed) (18 at the same time in 2014) and no failed to sell properties. Of the 13 sold, 11 received multiple offers and 12 sold over their asking price. The amount of over bids ranged from as little as $10,000 to as much as $430,000.
  • Two of the 13 sales (15%), were reported as all cash (no loan); and we had 11 reported for the year (26%).
  • There were no short sales or bank owned properties on the market this year, although a few properties were in difficulties.
  • The best ‘apple’ on the market in the last quarter previously sold in 2005 for $900,000 and recently sold for $1.5m (a 67% increase). Also, a fixer that sold a year ago for $1.1m, that was gutted and beautifully remodeled, just sold for $2.325m.
  • Of note, five of the 13 sales (38%) had been owned by the same people for more than 20 years. Longer ownership means less movement and further tightening of the market; only those who have to sell, are.
  • Forgive me a little human interest. Digging around the tax record means you can find the most interesting things. One property that went quietly to foreclosure was most likely purchased on the courthouse steps and is now being resold. Another home was owned for many years by a World War II veteran, who took advantage of the GI Bill to buy his home.
  • In my analysis to determine market value, I do not use median price. Rather, I compare specific property types, sizes, conditions and locations, from quarter to quarter and year to year.
  • From the third quarter to the fourth, prices stayed even in West Portal/Inner Parkside core and went down as much as three percent North of Ulloa.
  • Year to year, homes that were either remodeled, or needed only cosmetics, went up in value between six and 15%. The upper end of that range seemed to be for less expensive properties, as the market is more competitive in lower price ranges. For properties on busy streets, or needed heavy remodeling, prices went down between seven and 12 percent.
  • Staging companies are telling me that they are booking up at the beginning of the year.
  • I expect the usual first quarter bump up in prices in 2016. Inventory dried up over the holidays and buyers will be back after their holiday nap.

Eric Castongia, Broker Associate at Zephyr Real Estate (BRE Lic. No. 01188380) provided this information. The content of this article is an interpretation of data from the San Francisco Multiple Listing Service, the County Tax Record, the internet and Eric’s observations in the marketplace. Eric can be reached by e-mail at, or via mobile phone at (415)307-1700.

West Portal Property Values Third Quarter 2015

Property Values in West Portal continue on the upswing

WP street scene-2 Half the real estate community thinks the market is still roaring, the other half think something is brewing. Given the number of listings we saw come on across the city after Labor Day, some sellers feel something coming too. You will soon see that West Portal/Inner Parkside has not been impacted by this as of yet.

We started seeing isolated instances of no offers on properties citywide at the end of the second quarter and that has lingered throughout the third quarter as well.

On the most premium of properties, the number of potential buyers bidding on a property generally remained high, while those properties with a negative ding or two may have received multiple, but fewer offers; overall prices stayed up. The problem for the isolated cases where no offers were received, seemed mainly to be a case where there was an issue that was difficult to resolve, was priced too aggressively, or buyers had choices of multiple properties. As for us:

  • At the close of the second quarter of 2015, we had no active listings, seven pending, nine sold and two that failed to sell. Of the nine sold, seven received multiple offers and all nine sold over their asking price. In cases where an offer was over asking, but there was one offer, may indicate a ‘pre-emptive’ offer, which means an early offer before an anticipated offer date.
  • The amount of overbids ranged, from as little as $110,000 to as much as $505,000.
  • Comparing the same quarter of multiple years indicated that we are below the expected target for the average number of sales. I went back as far as 2005 and in the third quarter, we have typically had 13 or 14 sales. Our high in 2014 was 17 and right after the financial melt down in 2007 and 2008, we had 10 and 11 sales respectively in the third quarter. Interesting that we have fewer sales than in the depths of the financial melt down. That, I suspect, is largely why we have not seen pauses in the market yet.
  • Of the nine sales, five were reported as all cash (no loan on the property).
  • Looking at average appreciation from the second to the thirds quarters, I estimate an increase between four and eight percent; looking at year to year appreciation, it is closer to 20 percent.
  • Once again, West Portal and Inner Parkside are in their own bubble within a bubble.
  • A word of caution before listing your property, look at comparable sales and trends to establish a price in line with the marketplace and take citywide competition into consideration. Once we start seeing price reductions and withdrawn properties being more common place, that is the start of a market change.

Eric Castongia, Broker Associate at Zephyr Real Estate (BRE Lic. No. 01188380) provided the information in this article. The content of this article is an interpretation of data from the San Francisco Multiple Listing Service and Eric’s observations in the marketplace; he is available to discuss your situation or any questions you may have. He can be reached by e-mail at, or via mobile phone at (415)307-1700.

OceanView Village Property Values

Third Quarter 2015 Real Estate Update for OceanView Terrace; one of the last deals in San Francisco

427491-24_0 Luckily for residents of OceanView Village, there simply aren’t many places out there that offer the price range and accessibility that it enjoys. Contrast that with instances of no offers on properties citywide at the end of the second quarter, that has lingered throughout the third quarter-further complicated by an infusion of properties on the market after Labor Day. For those properties that received no offers, it seemed to be one of several things: an issue that was difficult to resolve; it was priced too aggressively; or buyers had choices of multiple properties.  At OceanView Village:

  • At the close of the third quarter of 2015, we had one active, four pending and nine sold. Of the nine, all sold over their asking price. Compare that to the second quarter, which had five sales; four of them over asking.
  • Overbids ranged from $3,000 to $60,000. The amount of overbids has come down since the second quarter; I think in large part because of higher list prices.
  • Across the board, values remained constant between the second and third quarter.
  • Appreciation from the same time last year seems to be between 16 and 20 percent.
  • If you should decide to sell, be sure to establish your list price by looking strategically at comparable sales and trends in the marketplace and taking geographical competition into consideration-in this case Daly City and South San Francisco. Once we start seeing price reductions and withdrawn properties commonly in the marketplace, historically, that has been the start of a market change.

Eric Castongia, Broker Associate at Zephyr Real Estate (BRE Lic. No. 01188380) provided the information in this article. The content of this article is an interpretation of data from the San Francisco Multiple Listing Service and Eric’s observations in the marketplace; he is available to discuss your situation or any questions you may have. He can be reached by e-mail at, or via mobile phone at (415)307-1700.

The last bargain in San Francisco

Oceanview Terrace is not well-known, but it could be.

A client and friend hired me to sell his condo at Oceanview Terrace.  A nice two bedroom with a patio and a courtyard view.  We got it ready for sale, and it really came out really nicely.  As part of that process, I also got to know and love the development.  427491-1_0

The development is convenient (a few blocks from BART), well-maintained and affordable.  It really was a bargain at the bottom of the housing market, while the development was going through construction defect litigation-requiring cash buyers.  That was the perfect time to snap up units if you could swing it.  Now that the litigation is settled and the association is making their repairs, financing is available and people are less worried about when and if repairs will get made. That has raised prices, as has the current supply and demand problem.

Like any larger development (this one has 370 units), there is always going to be turn over. Generally speaking, that lowers sales prices because there is almost always competition.  More first time buyers in the marketplace needing access to public transportation has taken care of that competition problem.  Nearly everything that has come up in that complex over the last few years has been snapped up, over asking with multiple offers.

To give you a flavor, 2014 ended with a total of 23 condos being sold.  The price of two bedroom units we427491-24_0nt from $475,000 in March, to the last sale in December at $575,000!  1 Bedrooms ranged from $370,000 in March to $481,000 in December.

The average price for all units sold in 2013 compared to 2014 increased 21.8%!

Prices have remained very strong in 2015.  And since it’s one of the last nice, affordable developments in SF, I see that being a selling point for a long time to come.

Factors affecting an investment property’s value

Investment Property Value Considerations

Property values will be determined taking the following variables in mind:

  1. Vacant Buildings.
  2. One unit currently owner occupied or vacant
  3. One or more units to be recovered for owner occupancy and/or extended family occupancy.
  4. Completely tenant occupied to remain that way (leased, month to month,  or protected rentals).
  5. Evictions already performed on the building creating a ‘tainted unit’.
  6. Ellis Act evictions on the premises.

In establishing marketing strategy, there are several options:

  1. Approach the tenant/tenants as buyers.
  2. If the tenant plans to move at any point in the future, be flexible with them on expected time lines, offer to help them with moving expenses, or wait until the unit becomes vacant.
  3. Wait to market the building until the tenant, or tenants vacate.
  4. Sell the building now at a value consistent with its income.
  5. Consult an attorney to explore your options.

Consider talking to an attorney who specialized in real estate law; particularly landlord-tenant law.  The City and County of San Francisco has implemented varied legislation over the years; sometimes in contradiction to each other.  Have a firm understanding of the impact of your tenancy on how you may market your building and in how you can use it after you own it.  If you need any resources for local attorneys, please don’t hesitate to reach out to me.

Moving checklist

The prospect of moving can be overwhelming, but it doesn’t have to be if you take it one bite at a time.  Please use the following checklist to help you guide you in your move preparations.

Start preparing for your move just as soon as you can.  Collecting records, arranging your finances, and notifying your loved ones takes time.  Also, changing your address on your subscriptions often takes several weeks.

Before You Leave Your Current Address-Address Change

  • Give Post Office forwarding address.
  • Charge Accounts.
  • Subscriptions (notice requires several weeks).
  • Contact OneSwitch at (866)262-2816-all magazine subscriptions can be changed to your new address at no cost.
  • Friends and relatives.
  • Owners Manuals for items left in the house
  • Warranties for any items relating to the property
  • A list of area service providers, gardener, housekeeper, dry-cleaner
  • Garage door openers and keys
  • Code to alarm system and contact number of alarm company


  • Arrange credit references.
  • Cancel any automatic payment or direct deposit arrangements as appropriate
  • Transfer funds, arrange check-cashing in new city.


  • Notify company of new location for coverage: Life, Health, Fire & Auto.

Utility Companies

  • Gas, electric, water, telephone, cable TV, garbage.
  • Get refunds on any deposits made.
  • Laundry, newspapers, changeover of services

Medical, Dental, Prescription Histories

  • Ask doctor and dentist for referrals; transfer needed prescriptions, eyeglasses, x-rays.
  • Obtain birth records, medical records, etc.


  • Ask about regulations for licenses, vaccinations, tags, etc.
  • Plan for transporting pets: they are poor traveling companions if unhappy.
  • Consult your veterinarian about moving your pet
  • Obtain your pets medical records

Packing Tips

  • Sort and get rid of things you no longer need-have a garage sale, donate to charity, or recycle.
  • Pack like items together
  • Decide what you will move yourself, and what you will have moved.
  • Don’t’ over-pack boxes
  • Put heavy items in smaller boxes so they are easier to lift.
  • Wrap fragile items separately and pad bottoms and sides of box.
  • Label boxes on multiple sides so they are easy to identify even if stacked.
  • Label where boxes are going so that they can be put right in the area they are intended.
  • Keep all moving documents and important papers together for easy and quick reference.
  • Back up your computer before packing.
  • Inspect furniture and boxes for damage as soon as they arrive.

Don’t Forget To:

  • Empty freezer; plan use of foods.
  • Defrost freezer and clean refrigerator. Place baking soda inside to dispel odors.
  • Have appliances serviced for moving.
  • Clean rugs & clothing before moving; have them moving wrapped.
  • Check with your Moving Counselor; insurance coverage, packing and unpacking labor, arrival day, various shipping papers, method and time of expected payment.
  • Obtain all personal records from lawyers, accountants, doctors
  • Check on deductible moving expenses if any
  • Arrange for storage if necessary
  • Have car checked and serviced for the trip
  • Plan for special care needs of infants and/or pets.
  • Carry enough cash or traveler’s checks to cover cost of moving services and expenses until you make banking connections in your new city.
  • Carry jewelry and documents yourself—or use registered mail.
  • Carry traveler’s checks for quick, available funds.
  • Let a close friend or relative know the route and schedule you will travel, including overnight stops; use him/her as message headquarters.
  • Let movers know how to stay in touch with you
  • Double check closets, drawers, shelves, etc., to be sure they are empty.
  • Assemble first-day items-soap, toilet paper, pencils, pager, toiletries, bath towels, utility knife, scissors, trash bags, etc..
  • Pack a day or two worth of extra clothing in case of delay
  • Leave all old keys needed by new tenant or owner with Realtor or your local contact.
  • Obtain certified check or cashier’s check necessary for closing real estate transaction.

At Your New Address:

  • Check on service of telephone, gas, electricity, water and garbage.
  • Check pilot light on stove, hot water heater and furnace.
  • Have appliances checked.
  • Have locks changed
  • Ask mail carrier for mail he/she may be holding for your arrival.
  • Have new address recorded on driver’s license.
  • Visit city offices and register for voting.
  • Register car within five days after arrival in state or a penalty may have to be paid when getting new license plates.
  • Obtain inspection sticker and transfer motor club membership.
  • Apply for state driver’s license.
  • Register children in school.
  • Arrange for medical services: doctor, dentist, veterinarian, etc.
  • Relax for a moment, you deserve it!

Packing tips and before you leave your current address-property you are leaving  inspired by Realtor online Magazine by permission of the NAR copyright 2003 all rights reserved

Starting/Stopping Utilities

Pacific Gas & Electric

AT&T (phone)



Comcast Cable



Sunset Scavenger


Bulky Item Pick-up


Hazardous Waste Pick-up



San Francisco Water Dept.



Dept. of Motor Vehicles



Stop Junk Mail



Daily Newspapers
San Francisco Chronicle

(415) 777-1111

San Francisco Examiner

(415) 826-1100

How are closing costs split between buyer and seller

Closing costs are the moneys necessary to pay off all expenses incurred by buyer and seller on a property.  This will include an accounting of all funds spent and received in the transaction for both the buyer and seller.  Following is a partial list for items generally paid for by either buyer or seller in San Francisco.


  • Escrow fees
  • Title insurance
  • Loan fees, including points
  • Appraisal fee
  • One year’s hazard insurance premium (if not a condominium)
  • Deed recording fees
  • Notary fees
  • Prorated property taxes split between buyer and seller
  • Pre-paid interest to your lender
  • Prorated homeowners dues is you are purchasing a condominium.


  • Transfer tax
  • Real Estate agent commissions
  • Loans and loan fees (to close out existing loans)
  • Prorated property taxes split between buyer and seller
  • A portion of the taxable gain if above allowed limits
  • Prorated rents and security deposits if an income property
  • Deed and recording fees

The estimate of closing costs is generated when both the agents in the transaction, provided to the escrow officer that reflect the terms and conditions of the purchase contract.  The escrow officer will then compare the two sets of instructions and, if they match, the escrow holder will execute these instructions, disbursing funds and recording the deed which marks your ownership of the property.

Get your home ready to sell with this property prep checklist


Download & Print

Property Exterior

  • Property painted, repaired
  • Front door & door area freshly painted, polish the door knob and house numbers.
  • Put a seasonal wreath on the front door.
  • Porches, stairs, and walkways swept at all times
  • Nice door matt at front and back doors
  • Trim freshly painted
  • Doors work easily and silently
  • Doorbells operate
  • Windows in good repair; clean
  • Consider a new mail box or slot


  • Fence in good repair
  • Walkways and driveways in good repair; swept
  • Clear leaves, newspapers, litter
  • Hedges trimmed-at windows, trim so windows are exposed
  • Trim low hanging tree branches
  • Eliminate dead branches, stalks and blooms
  • Add colorful flowers around the home
  • Weed flower pots and beds
  • Lawn cut & green
  • Plantings have been watered and look healthy
  • Put away toys, bikes, lawn tools, etc…
  • Upgrade or add exterior lighting for the property to sparkle at night showings
  • Clean gutters
  • Fences, gates and hardware in good repair

Living Room

  • Walls and ceiling freshly painted; clean; free of smudges, fingerprints and dents.
  • Window coverings clean and in good condition
  • Furniture aesthetically arranged
  • Fireplace clean; consider a fire in the fireplace for open houses
  • Appropriate temperature

Eating Areas

  • Set the table with pretty dishes, placemats, flatware and candles 


  • Range and oven clean and in working order
  • Clean kitchen hood
  • Fix slow drains
  • Kitchen cabinet faces clean and in good condition.  If they appear worn, painting them is a cost effective to make them look fresh and new.  New chrome hardware makes them sparkle.
  • Walls and ceiling freshly painted and/or clean
  • Sink and counters clear of dishes and kitchen appliances
  • Cupboards neat
  • Floors clean and in good condition-repair or replace if necessary-I can help you pick finishes if necessary.
  • Clean seals at oven, refrigerator and dishwasher doors


  • Walls and ceilings freshly painted; clean
  • Beds made-curtains and bedspreads neat and attractive
  • Clothing put away and hung neatly
  • Closets neatly arranged-remove extra items, make closets look like there is room for additional items
  • Toys, belongings put away
  • Window coverings clean and in good condition


  • Walls and ceilings freshly painted; clean
  • Floors/tile clean and in good condition
  • Replace or repair grout and caulk as necessary
  • Curtains/window treatments clean and in good condition
  • Shower or tub tile clean
  • Shower glass clean or new shower curtain
  • Faucets in good condition; no leaks
  • Fix slow drains
  • Toilet lids down
  • Vanities, sinks, and shelves cleared of personal items
  • Your best guest towels out
  • New soap in the soap dish


  • Stairways clear, painted and with handrail
  • Windows in good repair; clean
  • Floor clean, clear of obstacles
  • Area neatly arranged


  • Door(s) open easily and quietly
  • Paint fresh and/or in good condition
  • Workbench and tools neatly arranged
  • Floor clear of debris and free of grease

In addition:

  • Have presale inspections such as structural pest inspections, roof
  • inspections, and sewer inspections.  Get estimates of repair costs to present to the prospective buyer as part of your disclosures.  This will be a good way to pre-negotiate with buyers, making sure they are serious at the start of your contract.  I can help you coordinate this.
  • Pull together all warranties, appliance, and operating manuals to remain with the property to pass along to the new purchaser.
  • Tighten loose door knobs and hardware
  • Clean mirrors, picture frames and glass.
  • Electrical items, such as lamps, are plugged in and usable
  • Fix warped drawers
  • Tighten loose banisters
  • Turn on lights; make sure burned out light bulbs are replaced
  • Lamp shades in good condition
  • Make sure light switches and outlets work; replace damaged or discolored covers
  • Lubricate squeaky or sticky doors
  • Consider hiring a cleaning service; this will relieve pressure and have a more professional look.  Keep everything extra clean; for example, clean fingerprints from switch plates, mop and wax floors, clean the stove and refrigerator.  A clean property looks like a well-care for property.
  • Wash all windows, clean window sills, wash blinds
  • Have carpets cleaned
  • Consider replacing out of date light fixtures
  • Get rid of all items you will not be moving-reduce clutter, have a garage sale, donate to charity or hire a hauler to take unusable items to the dump.  Store seasonal closing, pre-move-consider a storage facility.
  • Remove some furniture to make spaces look bigger
  • Remove damaged or badly worn furniture
  • Consider taking on minor repairs that can make a bad impression.  Sticky doors, torn screens, cracked, or moldy caulking, or dripping faucets.  These are easy items that when not done, make the property look uncared for.


Preparing for showings

  • Heat or cool the property appropriately
  • Remove or isolate pets-they may be a problem for visitors
  • Air out the home; if there are any offending odors, like litter boxes, or pet stains, eliminate them
  • Hide valuables such as cash, jewelry, or other small valuable objects; it is not possible to watch everyone in the property.  If there are tenants, please notify them of this as well.
  • In general, consider how you would perceive your home if you were a prospective buyer
  • Open shades and blinds.  Consider changing to shear window coverings that allow more light into the property.
  • It is best to show your property if you are not present.  Buyers will feel more at ease to check out your property completely if you are not there.
  • At night, please light property appropriately for viewing and safety
  • Additional touches such as a fire in your fireplace or quiet music are always nice
  • Neatly arrange, or stack magazines and newspapers

West Portal Property Values up again for 2014

The West Portal/Inner Parkside 2014 Year-End Real Estate Market Update

2014 started out with a bang real estate wise and I expect we will see that again in 2015. A lack of inventory has kept prices on their move up.

Of particular note at the present time, is that a home’s selling price seems to have less to do with their location, as it is with

Eric Castongia-2655 16th Ave.

the type of property and the condition it’s in. A great example is a home on Claremont that was priced appropriately for its location and condition; it received 21 offers. The fact that the home is a grand, two story detached home mean

t more than the busy street; it sold for more over asking than I expected.

Buyers are very educated, so not every home sells for more. Another two story on Forest Side that needed significant work, sold for un

der asking, despite its multiple offers.

  • The total number of sales for 2014 was 60, a slight decrease from 64 last year. Historically, the normal in previous years has been around 50; perhaps we are seeing a new normal.
  • At the close of the fourth quarter of 2014, we had one active, 18 sold (closed) and two failed to sell properties. Of the 18 sold, 15 received multiple offers and 16 sold over their asking price. The amount of over bids ranged from as little as $10,000 to as much as $462,000.
  • There were many similarities comparing the last quarters of 2013 and 2014. There were 18 sold properties in each, both received 16 received multiple offers and the amount of over bids ranged from as little as $31,000 to as much as $405,000.
  • Three of the 18 sales (17 percent) were reported as all cash (meaning no loan on the property); and we had 14 reported for the year (23 percent).
  • There were no short sales or bank owned properties this year.
  • There were four ‘failed to sell’ listings for the year; two in the last quarter. One of these came back on and is still active.
  • A few ‘apples’ on the market in the last quarter, meaning properties that have sold in the recent past. One on 15th that sold in 2004, sold for $502,000 more in 2014.
  • In my analysis to determine market value, I do not use median price. Rather, I compare specific property types, sizes, conditions and locations, from quarter to quarter and year to year. Using that comparison method, I determined that property values went up both quarter to quarter and year over year.
  • From the third quarter to the fourth, prices went up as much as seven percent.
  • Year over year, we gained as much as 19 percent.
  • List prices started to change this year, going up along with the increase in value, but still needing to take into account that buyers expect to overbid.
  • I expect the usual first quarter bump up in prices; as there isn’t much inventory and we haven’t had much on over the holidays.
  • I have also heard from several staging companies that they are poised to be very busy at the beginning of the year.

Eric Castongia, Residential Sales Specialist at Zephyr Real Estate (BRE Lic. No. 01188380) provided the information in this article. The content of this article is an interpretation of data from the San Francisco Multiple Listing Service and Eric’s observations in the marketplace. Eric can be reached by e-mail at, or via mobile phone at (415)307-1700.

Vote NO on Prop G on Nov. 4th


no on g

This coming Tuesday, please vote. If you are going to vote on one thing, please vote NO on Proposition G.

You may not have even heard of it. It’s a very poorly written and thought out ordinance that would increase the transfer tax on the sales of property.

I lovingly refer to the transfer tax as a ‘get out of your house’ or ‘get out of San Francisco’ bill. It ranges from .5% to 2.5% of your sales price (sliding scale depending on the amount of your sale) and is one of your expenses of sale. This legislation among other things, would increase the cost of selling your house for your first five years of ownership. The most you would pay (at this point) is 24% of your sale price. That is not a typo. 24%.

For example, you’ve just bought an affected property (not all are) and you get transferred for a job offer within the first year. Let’s assume you paid $750,000 for your property. Your transfer tax would be $180,000. Again, not a typo. $180,000. I hope you’ve put down 30%, because we’ll need that to close your transaction. Without Proposition G, you would pay $5,100 in transfer tax.

This legislation does not affect all properties in San Francisco. Neither did rent control when it was enacted in 1978. My fear is that if this passes, all properties could become affected over the coming years.

Please vote NO on Proposition G. Someday, you’ll be glad you did.

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