Royal Oaks Country Club Lifestyle

Take it or Leave it?Home Fixtures that Convey in a Sale

Chocoholics Unite!Capital Grille’s Chocolate Espresso Cake

Royal Oaks Country Club’sReal Estate Report

Technology & Trends

Royal Oaks Country Club Featured P roperties

BRANDEY HECKEROTHBroker Associate

11689 Westheimer, Suite C • Houston, TX 77077

Phone: 281.679.0101Direct: 713.254.3551 [email protected]

If your home is currently listed, this is not a solicitation for that listing. Produced by UpscaleRealEstateMarketing.com • 877.660.0996

3506 St Tropez (Lot)Amazing Estate LOT • Great views, over 18,700 s/f per survey

3502 St Tropez (Lot)Sprawling corner Estate LOT • Over 23,800 s/f per survey

www.HAR.com/BrandeyHeckerothwww.HeritageTexas.com

ROYAL OAKS COUNTRY CLUB MARKET REPORT

Although it feels like Houston is on fire (literally)… surprisingly the Real Estate market is sizzling!

Buyer traffic has been great, interest high, and community inventory is low.

As of August 22nd there are only 63 homes active on the market in the community.

Included in the current inventory:

• 35 homes on golf • 28 homes non golf

• 5 new construction homes and 58 resales

The community has 11 homes currently under contract and 37 closed YTD!

(Per HAR 8/23/11)

September | October 2011

3618 St TropezGolf Course Estate • 4/4-1/3 • media room, pool, spa

11703 BistroGolf Course Estate • 6/7-1/4 • pool, spa, water view

2803 Tudor ManorBeautiful Villa • 3/3-1/2 • game room, spacious yard

11207 Noblewood BendStunning Chateau • 4/3-1/2 • game room, study, pristine

3238 BridgeberryPrivate Courtyard Entry • 3/3-1/3 • study, on golf with pool

3614 St TropezGolf Course Estate • 4/5-1/3 • pool, spa, loggia

2819 Stuart ManorFabulous Villa • 3/3-1/2 • Huge kitchen, spacious yard

3310 BridgeberryBeautiful Golf Course Home •4/3-1/3 • formals, courtyard

11714 Bistro3023 Bonnebridge Way

3138 Rosemary Park2822 Stuart Manor

J ust Sold!

BACK TO THE FUTURE

Who could have imagined just a handful of years ago that we’d be able to watch 3-D movies at home? Or remotely cue up your Matrix DVD on your way home from dinner? Or, (gasp!), ditch all your cumbersome DVDs and simply instantly download any movie you want at any time. Traditional movie watching is converging with total home automation, web-based mobile apps and streaming internet content in ways we wouldn’t have deemed possible. Manage your home’s security system, lighting, heating and cooling, the theater itself, and more via apps on your mobile phone or tablet. Then, once you’re planted in your comfy seat, you can use your mobile device as a universal remote. Not long ago, TVs and PCs were two very different devices with completely separable usability. Today, Smart TVs and internet-enabled devices such as Blu-ray disc players, gaming consoles and media servers bring the power of the internet to your television screen. Now you can stream movies and on-demand programming right to your TV. Even tap into news, games, music and Facebook with a few screen touches. In addition, digitally store all of your family videos and personal photos with instant access to movie-theater-quality viewing of the most important and precious moments of your life. With the popularity of 3-D technology on the big screen, it was just a matter of time until TV manufacturers found a way to bring the experience home. As the latest must-have visual treat, 3-D technology is growing by leaps

and bounds. From the TVs themselves, to the battery-powered glasses that operate from a triggered infrared signal from the set, to 3-D broadcast channels already lining up, it appears that “futuristic” 3-D viewing will perhaps one day be the norm.

THE SOUND OF MUSIC(...and films, and games and more) Professional home theater designers know that proper sound is one of the hallmarks of the cinematic experience. Acoustics are optimized by properly sizing the room, and by designing the room with materials that absorb, diffuse and reflect sounds. The latest in sound innovations are sound bars. Simplifying the concept of multi-speaker systems placed around the room, sound bars (about three feet long and six inches high) include up to 40 individual speakers that offer a dynamic range and are slightly angled to project sound around the room. Most sound bars include amplification and are internally powered – removing the need for a separate receiver/amplifier.

TWILIGHT Even though films are viewed in a darkened room, lighting is critical. The proper lighting (or lack thereof) not only sets the mood, but gives the viewer a more pleasant experience. A darkened room is essential. Uncontrolled ambient light can wash out colors and distract from the action on the screen. But, a movie viewed in total darkness can result in eyestrain. Properly placed accent lighting is the key. Wall sconces, recessed lighting and accent lighting

provide a beautiful radiance and ambiance to your room. Placing a low-voltage light behind the screen itself provides a warm glow and enhances the film. In-floor path lighting, dimly-lit cup holders and twinkling fiber-optic star ceilings are more ways to use the power of light in your design and décor.

A GAME OF THRONES Comfort and luxury is at the top of homeowner’s minds when it comes to creating the ultimate movie-watching retreat. Home theater seating can be as simple as a comfy sofa or reclining chair, or you can take seating to the next level with wider, deeper and plusher options. How about a chair with power recline and memory to deliver you to your favorite position with just one touch? Berkline’s Buttkicker® technology brings realistic special effects and concert quality music to their specialty chairs. Berkline describes it as “a built-in silent subwoofer that allows you to ‘feel’ the audio excitement without excessive volume.” Cool. EAT, PRAY, LOVE Last but not least, some of the smallest but most thoughtful amenities can make your home better than the multi-plex any day! From commercial, theater-quality popcorn machines to a candy-stocked concession stand, you’ll feel the movie magic with every delicious bite. A soda fountain and an in-theater wine bar keep guests sipping happily. However, perhaps the best way to enjoy the movies is with a cozy throw blanket and a snuggle with your sweetie. Let the magic begin!

Consider this scenario: your home is under contract and closing soon. You need to pack and get ready to move out. You start to pack and wonder “what can I take and what is part of the home”? It may sound silly, but sellers are faced with this dilemma all of the time because of ambiguity in the contractual language that “all fixtures and improvements attached to the real property will convey with the property.” Does that apply to the big screen TV hanging on the wall in the family room, to the expensive drapes in the master bedroom that match the bed linens, or to the antique wall mirror hanging in the powder room that was a gift from Grandma? Yes and no. The Texas promulgated residential resale contract attempts to clarify “permanently installed and built-in items” that are included in the sale of the real property. Sections 2B & C in the contract identify what is included and Section 2D identifies what is excluded from the sale. A closer look at Section 2B shows that it lists “mounts and brackets for televisions

and speakers” but not the television. Section 2C specifically lists “drapes and rods” as being included in the sale. There is no mention of mirrors, but further on in Section 2B it says “and all other property owned by the seller and attached to the real property.” Most buyers would probably assume that the television does not convey with the home even if it is mounted on the wall. But what did the buyer assume about the drapes and the powder room mirror when the contract was negotiated? This could be a gray area that may cause issues at the closing table. The best way to avoid conflicts over what is included in the sale is to remove any “attached” items before the property is put on the market. Most buyers will take the approach of “what you see is what you get” and will assume certain items are included because they were present in the home when they looked at the property. Buyers are often dismayed to find on their final walk-through of the property that items they assumed were included have been removed. In fact, in some cases

those items were the things that helped them fall in love with in the property. It is best to remove Grandma’s antique mirror or the drapes that match your expensive bed linens prior to listing the home. Then there will not be any confusion because the buyer never saw those items in the home. However, there’s no doubt that when you show your property for sale, you want it to look its best. Staging is an important element to a home’s overall presentation and it’s possible that your home won’t look its best with draperies stripped away or specialty fixtures and finishes missing. It’s best to consult with your listing agent about what should stay or what should be removed. If the choice is made to keep non-conveyable items in place, your agent can help in a couple of ways. Listing what items are excluded from the sale in Section 2D of the purchase contract will help avoid confusion. While this clarifies to all parties what will be removed by the seller, it can cause problems when negotiating the contract if the buyer saw those items in the home and wants them. It’s not uncommon for the buyers to rescind their offer over small matters such as this. Some Realtors will suggest creating small placards placed near items

that clearly state what will not convey. And, a list of those items that are currently “attached” but will not be included in the sale of the property should be made available to all interested parties.

Tour de PinkPrairie View A&M University, Sept. 18th713.524.7465 | PinkRibbons.orgSport your new pink bike helmet and take to the streets in Pink Ribbons Project’s motion against breast cancer. Routes ranging from just 12 miles to over 100 miles are available for all levels of riders. Money raised helps the fight against breast cancer through awareness and education programs.

Celebration of Champions Hilton Americas-Houston, Sept. 28th 832.824.6823 | Champions.TexasChildrens.orgThe luncheon and fashion show celebration benefits Texas Children’s Cancer Center’s Long-Term Survivor’s Program. It’s a not-for-profit web-based networking and educational resource for cancer survivors, embracing those living with, through and beyond cancer diagnosis, along with family members, friends and caregivers.

Project Joy & Hope 11th Annual Golf ClassicKingwood Country Club | Oct. 13th713.944.6569 | JoyAndHope.orgHit the links in support of Project Joy and Hope’s mission to promote the well-being of children, and their families, with life-limiting conditions. Lunch and registration is followed by a four-man scramble and shotgun start. Awards dinner and silent auction follow the play. Prizes, raffles and fun are all in store.

Pumpkin Patch 2011Nature Discovery Center, Oct. 15th – 16th 713.667.6550 | NatureDiscoveryCenter.orgReady to spook up some scary fun? Bring the family to choose the perfect pumpkins for your front porch and enjoy plenty of other activities in the carnival-like atmosphere. Games, face painting, climbing walls and more will keep kids busy while crafts and jewelry will be on hand for unique gift purchases.

Society for the Performing Arts LuncheonJones Hall Stage, Oct. 26th713.632.8103 | SPAHouston.orgSPA’s Annual Fall Luncheon features guest speaker Amy Chua, author of Battle Hymn of the Tiger Mother. The book is a parenting memoir that espouses Chinese traditions of child rearing and raising children for success. Proceeds from the luncheon provide the necessary funds needed for SPA’s Beyond the Stage program that takes the performing arts into the community to more than 120,000 underserved children and adolescents in the greater Houston area annually.

Taste-ful: Off the VineAmericas River Oaks, Oct. 27th832.200.1492 | VolunteerHouston.orgCulinary delights are in store at this inaugural event in support of the Volunteer Houston organization. This wine and food adventure will incorporate international and regional vibes through superb wine blends, delicious Cordua fare and an auction. Sip, shop, dine and dance your way through a beautiful evening at one of Houston’s best restaurants.

SEPTEMBER | OCTOBER 2011

FLOURLESS CHOCOLATE ESPRESSO CAKE

Featuring The Capital Grille713.623.4600 | TheCapitalGrille.com

INGREDIENTS:1 lb. semisweet chocolate (coarsely chopped) 1 lb. unsalted butter (diced) 1 cup freshly brewed espresso 1 cup golden brown sugar8 eggs (beaten to blend)

PROCEDURE:1. Preheat oven to 350 degrees. Line bottom of a 9-inch diameter cake pan with 2-inch high sides with parchment paper. Place all chocolate in large bowl. 2. Bring butter, espresso and sugar to a boil in medium saucepan, stirring to dissolve sugar.3. Add chocolate; whisk until smooth and cool slightly.4. Whip eggs till blended. Stir eggs into chocolate mixture until blended. (Do not whip.)5. Pour batter into prepared pans. Place cake pan in roasting pan. Pour enough hot water into roasting pan to come halfway up sides of cake pan. 6. Bake until center of cake is set and tester inserted into center comes out with a few moist crumbs attached, about 45 minutes.7. Remove pans from water and chill cake overnight.8. Cut around pan sides to loosen cake. Using oven mitts as aid, hold pan bottom over low heat for 15 seconds, warming slightly to release cake. Place platter over pan. Hold pan and platter together tightly and invert. Lift off cake pan; peel off parchment paper and dust top of each cake with cocoa powder.9. Cut cake into ten slices.10. Optional: garnish with fresh raspberries and raspberry sauce.

Dim the lights and settle in with a hot tub of popcorn. Watching movies at home isn’t a new concept. Neither is the dedicated home theater

room – popular for several years already. But what keeps home theater design and integration fresh and noteworthy are the continuous advances in comfort and technology. In fact, as TVs become

smarter and homeowners become savvier, the line between the cinema experience and the home theater experience is not only blurring, it’s

getting reversed. Today’s home theaters can now offer a movie-watching experience that simply

dwarfs a night out at the local multi-plex.

BACK TO THE FUTURE

Who could have imagined just a handful of years ago that we’d be able to watch 3-D movies at home? Or remotely cue up your Matrix DVD on your way home from dinner? Or, (gasp!), ditch all your cumbersome DVDs and simply instantly download any movie you want at any time. Traditional movie watching is converging with total home automation, web-based mobile apps and streaming internet content in ways we wouldn’t have deemed possible. Manage your home’s security system, lighting, heating and cooling, the theater itself, and more via apps on your mobile phone or tablet. Then, once you’re planted in your comfy seat, you can use your mobile device as a universal remote. Not long ago, TVs and PCs were two very different devices with completely separable usability. Today, Smart TVs and internet-enabled devices such as Blu-ray disc players, gaming consoles and media servers bring the power of the internet to your television screen. Now you can stream movies and on-demand programming right to your TV. Even tap into news, games, music and Facebook with a few screen touches. In addition, digitally store all of your family videos and personal photos with instant access to movie-theater-quality viewing of the most important and precious moments of your life. With the popularity of 3-D technology on the big screen, it was just a matter of time until TV manufacturers found a way to bring the experience home. As the latest must-have visual treat, 3-D technology is growing by leaps

and bounds. From the TVs themselves, to the battery-powered glasses that operate from a triggered infrared signal from the set, to 3-D broadcast channels already lining up, it appears that “futuristic” 3-D viewing will perhaps one day be the norm.

THE SOUND OF MUSIC(...and films, and games and more) Professional home theater designers know that proper sound is one of the hallmarks of the cinematic experience. Acoustics are optimized by properly sizing the room, and by designing the room with materials that absorb, diffuse and reflect sounds. The latest in sound innovations are sound bars. Simplifying the concept of multi-speaker systems placed around the room, sound bars (about three feet long and six inches high) include up to 40 individual speakers that offer a dynamic range and are slightly angled to project sound around the room. Most sound bars include amplification and are internally powered – removing the need for a separate receiver/amplifier.

TWILIGHT Even though films are viewed in a darkened room, lighting is critical. The proper lighting (or lack thereof) not only sets the mood, but gives the viewer a more pleasant experience. A darkened room is essential. Uncontrolled ambient light can wash out colors and distract from the action on the screen. But, a movie viewed in total darkness can result in eyestrain. Properly placed accent lighting is the key. Wall sconces, recessed lighting and accent lighting

provide a beautiful radiance and ambiance to your room. Placing a low-voltage light behind the screen itself provides a warm glow and enhances the film. In-floor path lighting, dimly-lit cup holders and twinkling fiber-optic star ceilings are more ways to use the power of light in your design and décor.

A GAME OF THRONES Comfort and luxury is at the top of homeowner’s minds when it comes to creating the ultimate movie-watching retreat. Home theater seating can be as simple as a comfy sofa or reclining chair, or you can take seating to the next level with wider, deeper and plusher options. How about a chair with power recline and memory to deliver you to your favorite position with just one touch? Berkline’s Buttkicker® technology brings realistic special effects and concert quality music to their specialty chairs. Berkline describes it as “a built-in silent subwoofer that allows you to ‘feel’ the audio excitement without excessive volume.” Cool. EAT, PRAY, LOVE Last but not least, some of the smallest but most thoughtful amenities can make your home better than the multi-plex any day! From commercial, theater-quality popcorn machines to a candy-stocked concession stand, you’ll feel the movie magic with every delicious bite. A soda fountain and an in-theater wine bar keep guests sipping happily. However, perhaps the best way to enjoy the movies is with a cozy throw blanket and a snuggle with your sweetie. Let the magic begin!

Consider this scenario: your home is under contract and closing soon. You need to pack and get ready to move out. You start to pack and wonder “what can I take and what is part of the home”? It may sound silly, but sellers are faced with this dilemma all of the time because of ambiguity in the contractual language that “all fixtures and improvements attached to the real property will convey with the property.” Does that apply to the big screen TV hanging on the wall in the family room, to the expensive drapes in the master bedroom that match the bed linens, or to the antique wall mirror hanging in the powder room that was a gift from Grandma? Yes and no. The Texas promulgated residential resale contract attempts to clarify “permanently installed and built-in items” that are included in the sale of the real property. Sections 2B & C in the contract identify what is included and Section 2D identifies what is excluded from the sale. A closer look at Section 2B shows that it lists “mounts and brackets for televisions

and speakers” but not the television. Section 2C specifically lists “drapes and rods” as being included in the sale. There is no mention of mirrors, but further on in Section 2B it says “and all other property owned by the seller and attached to the real property.” Most buyers would probably assume that the television does not convey with the home even if it is mounted on the wall. But what did the buyer assume about the drapes and the powder room mirror when the contract was negotiated? This could be a gray area that may cause issues at the closing table. The best way to avoid conflicts over what is included in the sale is to remove any “attached” items before the property is put on the market. Most buyers will take the approach of “what you see is what you get” and will assume certain items are included because they were present in the home when they looked at the property. Buyers are often dismayed to find on their final walk-through of the property that items they assumed were included have been removed. In fact, in some cases

those items were the things that helped them fall in love with in the property. It is best to remove Grandma’s antique mirror or the drapes that match your expensive bed linens prior to listing the home. Then there will not be any confusion because the buyer never saw those items in the home. However, there’s no doubt that when you show your property for sale, you want it to look its best. Staging is an important element to a home’s overall presentation and it’s possible that your home won’t look its best with draperies stripped away or specialty fixtures and finishes missing. It’s best to consult with your listing agent about what should stay or what should be removed. If the choice is made to keep non-conveyable items in place, your agent can help in a couple of ways. Listing what items are excluded from the sale in Section 2D of the purchase contract will help avoid confusion. While this clarifies to all parties what will be removed by the seller, it can cause problems when negotiating the contract if the buyer saw those items in the home and wants them. It’s not uncommon for the buyers to rescind their offer over small matters such as this. Some Realtors will suggest creating small placards placed near items

that clearly state what will not convey. And, a list of those items that are currently “attached” but will not be included in the sale of the property should be made available to all interested parties.

Tour de PinkPrairie View A&M University, Sept. 18th713.524.7465 | PinkRibbons.orgSport your new pink bike helmet and take to the streets in Pink Ribbons Project’s motion against breast cancer. Routes ranging from just 12 miles to over 100 miles are available for all levels of riders. Money raised helps the fight against breast cancer through awareness and education programs.

Celebration of Champions Hilton Americas-Houston, Sept. 28th 832.824.6823 | Champions.TexasChildrens.orgThe luncheon and fashion show celebration benefits Texas Children’s Cancer Center’s Long-Term Survivor’s Program. It’s a not-for-profit web-based networking and educational resource for cancer survivors, embracing those living with, through and beyond cancer diagnosis, along with family members, friends and caregivers.

Project Joy & Hope 11th Annual Golf ClassicKingwood Country Club | Oct. 13th713.944.6569 | JoyAndHope.orgHit the links in support of Project Joy and Hope’s mission to promote the well-being of children, and their families, with life-limiting conditions. Lunch and registration is followed by a four-man scramble and shotgun start. Awards dinner and silent auction follow the play. Prizes, raffles and fun are all in store.

Pumpkin Patch 2011Nature Discovery Center, Oct. 15th – 16th 713.667.6550 | NatureDiscoveryCenter.orgReady to spook up some scary fun? Bring the family to choose the perfect pumpkins for your front porch and enjoy plenty of other activities in the carnival-like atmosphere. Games, face painting, climbing walls and more will keep kids busy while crafts and jewelry will be on hand for unique gift purchases.

Society for the Performing Arts LuncheonJones Hall Stage, Oct. 26th713.632.8103 | SPAHouston.orgSPA’s Annual Fall Luncheon features guest speaker Amy Chua, author of Battle Hymn of the Tiger Mother. The book is a parenting memoir that espouses Chinese traditions of child rearing and raising children for success. Proceeds from the luncheon provide the necessary funds needed for SPA’s Beyond the Stage program that takes the performing arts into the community to more than 120,000 underserved children and adolescents in the greater Houston area annually.

Taste-ful: Off the VineAmericas River Oaks, Oct. 27th832.200.1492 | VolunteerHouston.orgCulinary delights are in store at this inaugural event in support of the Volunteer Houston organization. This wine and food adventure will incorporate international and regional vibes through superb wine blends, delicious Cordua fare and an auction. Sip, shop, dine and dance your way through a beautiful evening at one of Houston’s best restaurants.

SEPTEMBER | OCTOBER 2011

FLOURLESS CHOCOLATE ESPRESSO CAKE

Featuring The Capital Grille713.623.4600 | TheCapitalGrille.com

INGREDIENTS:1 lb. semisweet chocolate (coarsely chopped) 1 lb. unsalted butter (diced) 1 cup freshly brewed espresso 1 cup golden brown sugar8 eggs (beaten to blend)

PROCEDURE:1. Preheat oven to 350 degrees. Line bottom of a 9-inch diameter cake pan with 2-inch high sides with parchment paper. Place all chocolate in large bowl. 2. Bring butter, espresso and sugar to a boil in medium saucepan, stirring to dissolve sugar.3. Add chocolate; whisk until smooth and cool slightly.4. Whip eggs till blended. Stir eggs into chocolate mixture until blended. (Do not whip.)5. Pour batter into prepared pans. Place cake pan in roasting pan. Pour enough hot water into roasting pan to come halfway up sides of cake pan. 6. Bake until center of cake is set and tester inserted into center comes out with a few moist crumbs attached, about 45 minutes.7. Remove pans from water and chill cake overnight.8. Cut around pan sides to loosen cake. Using oven mitts as aid, hold pan bottom over low heat for 15 seconds, warming slightly to release cake. Place platter over pan. Hold pan and platter together tightly and invert. Lift off cake pan; peel off parchment paper and dust top of each cake with cocoa powder.9. Cut cake into ten slices.10. Optional: garnish with fresh raspberries and raspberry sauce.

Dim the lights and settle in with a hot tub of popcorn. Watching movies at home isn’t a new concept. Neither is the dedicated home theater

room – popular for several years already. But what keeps home theater design and integration fresh and noteworthy are the continuous advances in comfort and technology. In fact, as TVs become

smarter and homeowners become savvier, the line between the cinema experience and the home theater experience is not only blurring, it’s

getting reversed. Today’s home theaters can now offer a movie-watching experience that simply

dwarfs a night out at the local multi-plex.

Take it or Leave it?Home Fixtures that Convey in a Sale

Chocoholics Unite!Capital Grille’s Chocolate Espresso Cake

Royal Oaks Country Club’sReal Estate Report

Technology & Trends

Royal Oaks Country Club Featured P roperties

BRANDEY HECKEROTHBroker Associate

11689 Westheimer, Suite C • Houston, TX 77077

Phone: 281.679.0101Direct: 713.254.3551 [email protected]

If your home is currently listed, this is not a solicitation for that listing. Produced by UpscaleRealEstateMarketing.com • 877.660.0996

3506 St Tropez (Lot)Amazing Estate LOT • Great views, over 18,700 s/f per survey

3502 St Tropez (Lot)Sprawling corner Estate LOT • Over 23,800 s/f per survey

www.HAR.com/BrandeyHeckerothwww.HeritageTexas.com

ROYAL OAKS COUNTRY CLUB MARKET REPORT

Although it feels like Houston is on fire (literally)… surprisingly the Real Estate market is sizzling!

Buyer traffic has been great, interest high, and community inventory is low.

As of August 22nd there are only 63 homes active on the market in the community.

Included in the current inventory:

• 35 homes on golf • 28 homes non golf

• 5 new construction homes and 58 resales

The community has 11 homes currently under contract and 37 closed YTD!

(Per HAR 8/23/11)

September | October 2011

3618 St TropezGolf Course Estate • 4/4-1/3 • media room, pool, spa

11703 BistroGolf Course Estate • 6/7-1/4 • pool, spa, water view

2803 Tudor ManorBeautiful Villa • 3/3-1/2 • game room, spacious yard

11207 Noblewood BendStunning Chateau • 4/3-1/2 • game room, study, pristine

3238 BridgeberryPrivate Courtyard Entry • 3/3-1/3 • study, on golf with pool

3614 St TropezGolf Course Estate • 4/5-1/3 • pool, spa, loggia

2819 Stuart ManorFabulous Villa • 3/3-1/2 • Huge kitchen, spacious yard

3310 BridgeberryBeautiful Golf Course Home •4/3-1/3 • formals, courtyard

11714 Bistro3023 Bonnebridge Way

3138 Rosemary Park2822 Stuart Manor

J ust Sold!