Real Estate Information Archive

Last Friday, the employment numbers for July were released. They weren't spectacular, but they were solid. Payrolls increased by 215,000 for the month, which kept the unemployment rate steady at 5.3%. Wage rates showed some life, up 0.2%. The increase lifts the average hourly wage to just below $25.

Since the job market began to recover in earnest in late 2013, we've been saying that as long as new payrolls come in at 200,000-or-better each month, the housing market would remain in good shape. That's been the case. Since early 2014, new monthly payrolls have regularly posted greater than 200,000.  Not surprisingly, home sales and new-home construction have improved with sustained job growth. Home priceshave also kept pace, which has been something of a surprise. We thought by this time, the rate of price appreciation would have slowed significantly.

As you might expect, we remain bullish on housing. Thanks to continued low mortgage rates and solid monthly job growth, more home buyers will enter the market. As things stand, we see no reason not to expect strong home sales and rising origination activity into at least early 2016.

Information provided by Jessica Regan.

Search all Harrisburg PA homes for sale.

When you are buying or selling property in today's Harrisburg PA real estate market, it's important to have confidence in your real estate professional. Don’s commitment as your Harrisburg PA REALTOR® is to provide you with the specialized real estate service you deserve.

When you are an informed buyer or seller, you'll make the best decisions for the most important purchase or sale in your lifetime. That's why Don’s goal is to keep you informed on trends in Harrisburg PA real estate. With property values continuing to rise, real estate is a sound investment for now and for the future.

As a local area expert with knowledge of Harrisburg PA area communities, Don’s objective is to work diligently to assist you in meeting your real estate goals.

If you are considering buying or selling a home or would just like to have additional information about real estate in your area, please don't hesitate to call me at (717) 657-8700, complete my online form, or e-mail me at don@donroth.com.

China Does It Again; Mortgage Rates Drift Lower

For a newsletter focused on the U.S mortgage and housing markets, we spend a good deal of time discussing foreign events. China, in particular, has been a hot topic. In July, China's major stock markets tanked, which sent investors scurrying for cover. Many sought refuge in U.S. government securities. The 10-year U.S. Treasury note was one of the haven ports.

Over the past couple days, the yield on the 10-year note has again plunged. China is again the reason. 

The People's Bank of China twice devalued its currency, the yuan, in as many days.  This has sent the dollar rising against the yuan, and many other currencies. China devalued its currency in an attempt to stimulate its sluggish economy. China is a huge export nation. When its currency is devalued, exports are cheaper to the country the exports are headed.  Chinese-manufactured goods become cheaper to U.S. and European consumers. 

For us, lower mortgage rates are a by-product of a depreciated yuan. We've seen rates trend lower on the 15-year and 30-year loans over the past couple days. We are now seeing the 30-year loan quoted in the high threes. Up until a couple weeks, it was regularly quoted in the low fours. 

This is the way the world works today: Financial markets are intertwined. Global events impact local markets, and do so more than many people realize. A couple months ago, Greece held center stage; now it is China, and China is much more important than Greece, economically speaking. China is the world's second-largest economy, trailing only the United States. What happens in China impacts everyone, everywhere. Only the United States is more impacting.   

China's currency devaluation impacts us directly because it crimps the Federal Reserve's plans to hike the federal funds rates (which is what people refer to when they talk about the Fed raising rates).  A rate hike would further strengthen the U.S. dollar, thus hurting many U.S. exporters. Therefore, it’s no surprise that markets have trimmed the odds of a September rate hike to zero.  A week ago, it was 50%; two weeks ago, it was 33%.  Now people are gunning for December for the first rate increase.

In short, mortgage rates have been given a reprieve. Whether refinance or purchase, now is the time to act. Sub-4% on the 30-year loan looks like a gift. We say that because the long-term impetus is still for rates to rise, so no one knows how long today's rates will last.  Always keep in mind that sentiment can change in a heartbeat, and it frequently does. 

Information provided by Jessica Regan.

Search all Harrisburg PA homes for sale.

When you are buying or selling property in today's Harrisburg PA real estate market, it's important to have confidence in your real estate professional. Don’s commitment as your Harrisburg PA REALTOR® is to provide you with the specialized real estate service you deserve.

When you are an informed buyer or seller, you'll make the best decisions for the most important purchase or sale in your lifetime. That's why Don’s goal is to keep you informed on trends in Harrisburg PA real estate. With property values continuing to rise, real estate is a sound investment for now and for the future.

As a local area expert with knowledge of Harrisburg PA area communities, Don’s objective is to work diligently to assist you in meeting your real estate goals.

If you are considering buying or selling a home or would just like to have additional information about real estate in your area, please don't hesitate to call me at (717) 657-8700, complete my online form, or e-mail me at don@donroth.com.

You’re going to spend about 200,000 hours of your life in your bedroom. Just to put that in perspective, get this: if you spent all that time walking instead, you’d circumnavigate the earth 25 times.

But, since you’re not Forrest Gump, and will be snoozing all that time, you might as well have an awesome bedroom! Here are seven things you need:

1. Artwork, Placed at 57” from the Floor

A bedroom without artwork on the walls is like a blank canvas of boring. If your bedroom is lacking, it’s time to change that. Almost any type of artwork will do, except for family photographs – this is actually a feng shui no-no! When it comes to bedroom decor, family photographs are considered too “emotionally charged,” and can disrupt intimacy.

Tip: Hang each piece of artwork at 57" on center, meaning the center of the artwork is exactly 57” from the floor. For more tips, read about how to properly hang and frame your artwork.

2. A Comfortable Rug

Sinking your toes into a cushy rug can make any morning awesome. Basically, if you don’t have a rug in your bedroom, you’re missing out. If you already have carpet, but it’s not as luxurious as you might have hoped, add a smaller, plush rug by the bed.

3. A Place to Sit (That’s Not the Bed)

Extra seating is good to have in your bedroom for a few reasons: it can be a place to read (that’s not the bed), a place to put on shoes, check your email in the morning or even just have a conversation with your partner that you’d rather not have in bed.

If you’re tight on space, consider getting a storage ottoman (that doubles as a seat) or a small, upholstered bench at the foot of the bed.

4. Quality Bedding

During sleep, your body is working to support healthy brain function and maintain your physical health. Basically, a good night’s sleep is really important, and nothing helps you sleep better than luxurious linens with a high thread count. If you’re overdue for an upgrade, but not sure where to start, read this guide on navigating the different bedding types in most home goods stores.

5. The Right Scent

Whether you prefer candles, reed diffusers or all-natural air fresheners, a fresh-smelling bedroom can go a long way when it comes to enjoying this space. We recommend tryinglavender linen spray for a mellow, floral fragrance. Bonus: Lavender can actually improve your sleep. (Yes, really!)

6. A Full-Length Mirror

Not only will a full-length mirror let you double-check your outfit every day, adding a large mirror to the space will help make your bedroom feel more spacious.

7. Wall Hooks or Shelves

There is nothing more valuable in your bedroom than vertical wall space (especially if your room is lacking in square footage). Add wall hooks or shelving to hold scarves, jackets, books, plants and whatever else you want to display in your bedroom.

Information provided by BrightNest.com.

Search all Harrisburg PA homes for sale.

When you are buying or selling property in today's Harrisburg PA real estate market, it's important to have confidence in your real estate professional. Don’s commitment as your Harrisburg PA REALTOR® is to provide you with the specialized real estate service you deserve.

When you are an informed buyer or seller, you'll make the best decisions for the most important purchase or sale in your lifetime. That's why Don’s goal is to keep you informed on trends in Harrisburg PA real estate. With property values continuing to rise, real estate is a sound investment for now and for the future.

As a local area expert with knowledge of Harrisburg PA area communities, Don’s objective is to work diligently to assist you in meeting your real estate goals.

If you are considering buying or selling a home or would just like to have additional information about real estate in your area, please don't hesitate to call me at (717) 657-8700, complete my online form, or e-mail me at don@donroth.com.

Goldman Sachs released an interesting investment note to its clients this week. The note was titled “What's Keeping the Kids at Their Parent's Home?” Goldman concludes the job situation is a key factor, with a few other factors tossed in: high student-debt loads, poor credit scores, and rising rent-to-income ratios. It all sounds negative, but it's not.

There are a high proportion of 18-to-34 year-olds living with their parents. The number hit an all-time high after the recession, and the number just began to drift lower last year. This younger demography represents a huge pool of new household formations. (After all, you have to leave eventually, if just to maintain sanity.)  Fortunately, and contrary to some opinion makers, this young demography still wants to own a home, and it wants to own a single-family home, according to Fannie Mae data.  This is good news for the long-term outlook on housing.  There's a lot of pent-up demand in the single-family-home market that will need to be satisfied.

For the time being, though, prices are keeping many first-time buyers on the sidelines. Demand is particularly strong for starter homes, which have been on a tear. CoreLogic reports low-end homes are now priced 5.5% above pre-bubble levels.  Many first-timers have been priced out of the market. 

For the past year, we've been cheerleading for slower home-price appreciation. Entry-level affordability is the reason why.

Information provided by Jessica Regan.

Search all Harrisburg PA homes for sale.

When you are buying or selling property in today's Harrisburg PA real estate market, it's important to have confidence in your real estate professional. Don’s commitment as your Harrisburg PA REALTOR® is to provide you with the specialized real estate service you deserve.

When you are an informed buyer or seller, you'll make the best decisions for the most important purchase or sale in your lifetime. That's why Don’s goal is to keep you informed on trends in Harrisburg PA real estate. With property values continuing to rise, real estate is a sound investment for now and for the future.

As a local area expert with knowledge of Harrisburg PA area communities, Don’s objective is to work diligently to assist you in meeting your real estate goals.

If you are considering buying or selling a home or would just like to have additional information about real estate in your area, please don't hesitate to call me at (717) 657-8700, complete my online form, or e-mail me at don@donroth.com.

Will They or Won't They? (We Again Ask)

We're tired of writing about the Federal Reserve. We suspect that you're tired of reading about the Fed. But the Fed matters – to both the housing and mortgage markets – so we have no choice but to press on. 

Recent events had pointed to the Fed standing back from raising the federal funds rate in September. Specifically, economic growth remains anemic.  Gross domestic product (GDP) for the second quarter came in weaker than expected, at 2.3%. Most economists were expecting growth to post closer to 3%. 

Weakness was particularly pronounced in nonresidential fixed investment, which fell 0.6%. Commentators frequently focus on consumer spending when commenting on economic growth. To be sure, spending is important, but so is investment, because investment lays the foundation for future consumption: You have to produce in order to consume in the long run.  Production, which investment funds, paves the way for consumption.

When the disappointing GDP figures were released last Thursday, the yield on the 10-year U.S. Treasury note drifter lower by 15 basis points. In turn, rates on most mortgages, particularly the 15- and 30-year loans, drifter lower. Depending on the market, sub-4% on the 30-year loan could be had. 

But over the past day or so, yields and rates have drifted higher. One of the Federal Reserve's presidents, Dennis Lockhart, opined publicly this week that the economy could handle an increase in the fed funds rate in September. (The fed funds rate is the rate banks lend to each other overnight. It's a short-term rate, but it tends to filter through to the long end of the curve.) 

So what do private-market participants think will happen?

As for private-market traders, those who bet on interest-rate movements, the futures market has priced in a 50% chance the Fed will raise the fed funds rate next month. Last week, futures were priced at a 33% chance. So who knows what next week will bring. 

We remain skeptical that anything happens in September: Economic growth is still weak, while the U.S. dollar is still strong. Against most currencies, the dollar has appreciated significantly. A rate increase will only further strengthen the dollar against other currencies. For many multinational corporations, this is an issue. A stronger dollar makes exports more expensive and can result in significant currency-exchange losses when money is repatriated from overseas. We could see some additional push-back against a rate increase. 

With that said, we wouldn't be surprised if a rate hike occurs. The Fed may have to move to raise rates simply to maintain credibility. (You can drag people along only so far before they revolt.)  The impetus, then, is for rates to rise. (Keep in mind, they can rise without or without the Fed's blessing.)  Therefore, we're likely looking at the floor on mortgage rates. The mortgage rates we see today could be the best rates we see for quite a while.

Information provided by Jessica Regan.

Search all Harrisburg PA homes for sale.

When you are buying or selling property in today's Harrisburg PA real estate market, it's important to have confidence in your real estate professional. Don’s commitment as your Harrisburg PA REALTOR® is to provide you with the specialized real estate service you deserve.

When you are an informed buyer or seller, you'll make the best decisions for the most important purchase or sale in your lifetime. That's why Don’s goal is to keep you informed on trends in Harrisburg PA real estate. With property values continuing to rise, real estate is a sound investment for now and for the future.

As a local area expert with knowledge of Harrisburg PA area communities, Don’s objective is to work diligently to assist you in meeting your real estate goals.

If you are considering buying or selling a home or would just like to have additional information about real estate in your area, please don't hesitate to call me at (717) 657-8700, complete my online form, or e-mail me at don@donroth.com.

Chinese stocks experienced a hard sell last week. A couple of that country's major market indices dropped over 10% over a couple of trading days. The sell-off in Chinese stocks lead to a buy-in of traditionally haven investments, like the 10-year U.S. Treasury note, which saw its yield drop by nearly 15 basis points. Of course, as the 10-year note goes, so go mortgage rates, which have eased over the past two weeks.

If China's stock market remains weak, odds favor the Federal Reserve sustaining from raising the federal funds rates in September. The next meeting of the Fed's Federal Open Market Committee (FOMC) occurs September 17, and many market participants anticipate the first rate increase since 2006. We are somewhat less anticipatory.

We still think a rate increase is in the more distant future. China is one reason; our own economic growth is another. Gross domestic product (GDP) was negative in the first quarter. What's more, growth for the second quarter is expected to be positive, but weak. In addition, the U.S. dollar remains strong against most major currencies. An interest-rate increase will further raise the perception of a strong dollar, thus pressuring it to appreciate even more.

With that said, we could be wrong on the Fed come September, but even if we are, that doesn't mean long-term lending rates will rise. On the other hand, they could rise even if the Fed continues to hold the fed funds rate at current levels. China, not the Fed, could be the key factor in interest rates over the next couple months.

Information provided by Jessica Regan.

Search all Harrisburg PA homes for sale.

When you are buying or selling property in today's Harrisburg PA real estate market, it's important to have confidence in your real estate professional. Don’s commitment as your Harrisburg PA REALTOR® is to provide you with the specialized real estate service you deserve.

When you are an informed buyer or seller, you'll make the best decisions for the most important purchase or sale in your lifetime. That's why Don’s goal is to keep you informed on trends in Harrisburg PA real estate. With property values continuing to rise, real estate is a sound investment for now and for the future.

As a local area expert with knowledge of Harrisburg PA area communities, Don’s objective is to work diligently to assist you in meeting your real estate goals.

If you are considering buying or selling a home or would just like to have additional information about real estate in your area, please don't hesitate to call me at (717) 657-8700, complete my online form, or e-mail me at don@donroth.com.

Is Short-Term Volatility a Long-Term Worry?

Things have gotten a bit bouncy of late. The velocity of up-and-down movements in housing data has certainly increased in recent weeks.

Home prices are an example. Last month, the S&P/Case-Shiller Home Price Index showed prices were mostly up in the 20 metropolitan districts it follows. This month, prices are somewhat more scattered.

Case-Shiller reports surprising price weakness in many markets. Specifically, home prices declined in 12 of the districts it follows. When the numbers are tallied, the index shows a 0.2% decline for May. This is on top of a downward revision in April's numbers. Year over year, the rate of price appreciation has eased to 4.9%.

Activity pertaining to new home sales could be a contributing factor in Case-Shiller's numbers. New home sales can be volatile, and sales were certainly volatile in June. Sales plunged a surprisingly steep 6.8%, posting at 482,000 units on an annualized basis. What's more, revisions erased 40,000 new home sales from the prior two months.

The good news is that the price of new homes are holding steady, with the median price posting at $281,800, a 0.5% monthly increase. Price appreciation will likely remain anemic, though. There are an estimated 215,000 new homes on the market. At the June sales pace, the current supply rises to 5.4 months compared to 4.8 months in June. More supply coupled with slowing sales points to slowing price appreciation at the national level.

Of course, what happens at the national level frequently has no bearing at the local level. Markets are segmented by location and by property type. Price appreciation in many markets has stagnated at the higher echelons. Lower down, price appreciation remains brisk. That's an issue for new potential home owners (younger people). Homeownership rates remain stubbornly low. In fact, the homeownership rate for the second quarter of 2015 fell to 63.4%, the lowest rate since 1967. Much of the decline can be traced to a dearth of first-time owners.

The obvious question is, are higher mortgage rates dragging the market down?

Existing home sales for June were surprising strong, but a change in mortgage rates lags in the existing-home-sales data. New home sales are reported when the contract is signed; existing home sale are reported when the transaction closes. If higher mortgage rates are an issue, we should expect to see a slowdown in existing home sales for July and August.

We suspect that higher mortgage rates aren't the issue. The Mortgage Bankers Association reported that purchase applications were up again last week. Year over year, purchase activity is up 18%. If we focus on just new-home purchase activity, we find that activity is trending hire.

In short, we view recent volatility in home sales and prices as being similar to a case of indigestion. No need to worry, because this, too, shall pass.

Information provided by Jessica Regan.

Search all Harrisburg PA homes for sale.

When you are buying or selling property in today's Harrisburg PA real estate market, it's important to have confidence in your real estate professional. Don’s commitment as your Harrisburg PA REALTOR® is to provide you with the specialized real estate service you deserve.

When you are an informed buyer or seller, you'll make the best decisions for the most important purchase or sale in your lifetime. That's why Don’s goal is to keep you informed on trends in Harrisburg PA real estate. With property values continuing to rise, real estate is a sound investment for now and for the future.

As a local area expert with knowledge of Harrisburg PA area communities, Don’s objective is to work diligently to assist you in meeting your real estate goals.

If you are considering buying or selling a home or would just like to have additional information about real estate in your area, please don't hesitate to call me at (717) 657-8700, complete my online form, or e-mail me at don@donroth.com.

Let's be real – have you ever bought a coaster set you were truly thrilled about? Probably not. Most coasters aren’t exactly created with an eye for design, so it can be nearly impossible find a set that screams “you.” 

Instead of forgoing coasters and encouraging drink rings, make your own! Everything you need for DIY cork coasters can be found at the craft store. 

Here’s what you need:

cork board sheet or small cork roll

X-Acto knife

pint glass, small bowl or coffee cup with large mouth

Fine-tipped pen

For “paint pen” coasters: a standard paint marker (we went with Sharpie)

For “acrylic paint” coasters: acrylic paints, paintbrush and painter’s tape

For “Mod Podge magazine” coasters: Mod Podge and patterned paper

It doesn’t matter what look you want to give your cork coasters – you need to create the base, or bottom, of your coasters first. Here’s how:

1. Unroll the cork material and lay it on a flat surface.

2. Grab the glass, mug or bowl and fine-tipped pen. Flip the glass upside down on top of the cork and trace the circular mouth of the  glass with the pen.

3. Lift up the glass and set it back down on a new space of cork. Repeat until you have the number of coasters you want.

4. Carefully cut out the coasters with the X–Acto knife. 

Mod Podge

First, tear out some of your favorite designs from magazines or print patterns that you find online. (We took images from the latest Anthropologie magazine.) Tip: No spare magazines in your home? You can also do the same process with glitter!

Once you’ve found a few pieces that you like, follow these steps:

1. Grab an object with a circular base that has a smaller mouth than the glass you used before.

2. Trace the outline with a pen and then carefully cut out the circles of magazine paper with the X-Acto knife.

3. Apply a layer of Mod Podge to the surface of the cork circle. Then, quickly apply the cut out magazine print to the cork. Make sure the image is facing up.

4. Apply a layer of Mod Podge on top of the whole surface of the cork and magazine image to seal it. That’s it! 

 Information provided by BrightNest.com.

Search all Harrisburg PA homes for sale.

When you are buying or selling property in today's Harrisburg PA real estate market, it's important to have confidence in your real estate professional. Don’s commitment as your Harrisburg PA REALTOR® is to provide you with the specialized real estate service you deserve.

When you are an informed buyer or seller, you'll make the best decisions for the most important purchase or sale in your lifetime. That's why Don’s goal is to keep you informed on trends in Harrisburg PA real estate. With property values continuing to rise, real estate is a sound investment for now and for the future.

As a local area expert with knowledge of Harrisburg PA area communities, Don’s objective is to work diligently to assist you in meeting your real estate goals.

If you are considering buying or selling a home or would just like to have additional information about real estate in your area, please don't hesitate to call me at (717) 657-8700, complete my online form, or e-mail me at don@donroth.com.

Ah, August. This hectic month is jam-packed with back-to-school obligations and last-minute barbecue invitations. But did you know it’s also a great time to save some cash?

Sure, school supplies are on sale this month, but August is full of awesome deals for the home, too!

Here are five things you can buy on the cheap this month:

1. Outdoor gear. Stores make it a high priority to get rid of outdoor gear before the temperatures drop, and this includes everything from patio furniture to grills to lawn mowers.Tip: It’s best to wait until the end of August to purchase outdoor furniture. Retailers like Sears and Home Depot will discount patio sets by as much as 90 percent!

2. Storage containers. Stores tend to cater to the new college crowd during August. That means they’ll mark down the value of dorm supplies, especially storage containers and organizers. In the market for some new under-the-bed storage drawers or maybe some space-saving bins for your bathroom? Now is the time to buy.

3. Linens. If you’re looking to restock your linen closet, August is the best time to do it! Not only are college kids shopping for new bed linens, many shops are also trying to purge their summer sheets to make room for heavier fall and winter gear. You can expect to find linens, duvets, pillows and blankets at a discount price.

4. Kids clothing. If your little one’s jeans have seen one-too-many grass stains this summer, jump on the back-to-school bandwagon! Clothing retailers have widespread sales on kids clothing during August with markdowns as much as 40-70 percent off!

5. Office supplies. They may be under the label of “school supplies,” but don’t be fooled! Grown-ups need pens and pencils, too. If you have a home office (or just need some new envelopes) stock up on these supplies while you can. Tip: Need a new desk for your home office? Computer desks often fall into the “dorm items” category, so they’ll be cheaper this month, too. 

Information provided by BrightNest.com.​ 

Search all Harrisburg PA homes for sale.

When you are buying or selling property in today's Harrisburg PA real estate market, it's important to have confidence in your real estate professional. Don’s commitment as your Harrisburg PA REALTOR® is to provide you with the specialized real estate service you deserve.

When you are an informed buyer or seller, you'll make the best decisions for the most important purchase or sale in your lifetime. That's why Don’s goal is to keep you informed on trends in Harrisburg PA real estate. With property values continuing to rise, real estate is a sound investment for now and for the future.

As a local area expert with knowledge of Harrisburg PA area communities, Don’s objective is to work diligently to assist you in meeting your real estate goals.

If you are considering buying or selling a home or would just like to have additional information about real estate in your area, please don't hesitate to call me at (717) 657-8700, complete my online form, or e-mail me at don@donroth.com.

Mortgage rates have eased over the past couple of weeks. Greece bores more than it titillates, and China's economy is on firmer footing than it was a month ago. On our side of the world, fewer people seem willing to speculate on when the Federal Reserve will raise interest rates.

There's not a lot going on, and that's reflected in lending rates. Mortgage rates are down, though purchase mortgage activity continues to climb. Last week, the Mortgage Bankers Association's survey showed application activity was up 1%. This lifts the year-over-year increase to 18%.

The mortgage market is robust, and should become even more robust. The MBA now forecasts that purchase originations will hit $801 billion this year and $885 billion in 2016. That's a $71 billion and $94 billion respective increase over the previous forecast.

Now is the time to act. Mortgage rates are lower, but the impetus is for them to rise longer term. Keep in mind, the impetus is there whether the Fed acts or not. Market participants are pushing for higher lending rates.

Also keep in mind that demand influences lending costs. If the MBA's forecast on mortgage activity materializes, there is less incentive on the suppliers' side to discount fees or offer other accommodations. The bottom line is that today's prices – both financing and real estate – are very likely better than tomorrow's prices.

Information provided by Jessica Regan.

Search all Harrisburg PA homes for sale.

When you are buying or selling property in today's Harrisburg PA real estate market, it's important to have confidence in your real estate professional. Don’s commitment as your Harrisburg PA REALTOR® is to provide you with the specialized real estate service you deserve.

When you are an informed buyer or seller, you'll make the best decisions for the most important purchase or sale in your lifetime. That's why Don’s goal is to keep you informed on trends in Harrisburg PA real estate. With property values continuing to rise, real estate is a sound investment for now and for the future.

As a local area expert with knowledge of Harrisburg PA area communities, Don’s objective is to work diligently to assist you in meeting your real estate goals.

If you are considering buying or selling a home or would just like to have additional information about real estate in your area, please don't hesitate to call me at (717) 657-8700, complete my online form, or e-mail me at don@donroth.com.