Colorado Real Estate News

Why You Shouldn’t Give Up on the Colorado Housing Market

Written by President and CEO of Kentwood Real Estate, Gretchen Rosenberg

In a recent Kentwood Real Estate team meeting, we discussed the Colorado housing market and heard tales of some buyers starting back off, deciding they’ll wait until the timing “improves” for buying their next home.

In the Metro Denver housing market, the mid-price range is generally thought to be $500,000 – $900,000. In Northern Colorado the mid-range is $300,000 – $600,000. The brokers at our meeting indicated there were listings in this range that saw fewer than expected showings this week and fewer than expected offers. Some of the buyers in this range (in specific locations and markets, not all) appear to be stepping onto the sidelines.

Questions our brokers are asking buyers who have become fatigued by the velocity of the market are:

  1. Do you think home values will be higher a year from now?
  2. Do you think mortgage rates will be higher a year from now?

If the answer to one or both of these questions is yes (which is likely) then here are a few things to consider if you’re one of those fatigued buyers.

Where will home prices be a year from now?

Averaging recent projections from major industry forecasters, the expectation is U.S. home prices will increase by 7.7% in 2021. The Denver Metro Association of Realtors reported April 2021 year-over-year price appreciation was 6.19%. The Fort Collins Board of Realtors reported at the end of April the YOY median price increase was 14.6%.

Let’s look at a house that’s valued today at $500,000 as an example of what happens by purchasing now versus waiting a year, when prices and rates have increased:

If a buyer makes a 10% down payment today on that $500,000 home ($50,000,) they’ll end up borrowing $450,000 for their mortgage. Applying the U.S. average projected rate of home price appreciation in 2021 (7.7%,) the same house will cost $538,500 next year. Next year, with a 10% down payment of $53,850, the buyer would be borrowing $484,650.

You can see that as a result of rising home prices, a prospective buyer will have to put down an additional $3,850 and borrow an additional $34,650 just for waiting a year to make their move.

Where will mortgage rates be a year from now?

Today, mortgage rates are hovering around 3%. However, most experts believe they’ll rise as the economy continues to recover. Any increase in the mortgage rate will also increase a purchaser’s cost. Here are the forecasts for the first quarter of 2022 from four major entities:

What happens if both home values and mortgage rates increase?

A buyer will pay more in their monthly mortgage payment if both variables increase. Assume a buyer purchases a $500,000 home this year with a 30-year fixed-rate loan at 3% after making a 10% down payment, their monthly principal and interest payment would be $1,897.

That same home one year from now could be $538,500 and the mortgage rate could be 3.5% or greater. The monthly principal and interest payment on $484,650 (purchase price less the 10% down payment) would be $2,176.

The difference in the monthly mortgage payment would be $279. That’s $3,348 more per year and $100,440 over the life of the loan.

Bottom Line

When asked if they should buy a home, buyers like to think about the nonfinancial benefits of owning a home. When asked when to buy, the financial benefits make it clear that doing so now is more advantageous than waiting until next year. Jumping into multiple offers can be deflating and exhausting, but with strong representation and a fighting attitude, there will be a win. As inventory comes on the market this spring there will be better opportunity to find a great home.

Navigating the Colorado Real Estate Waters

For more information on Colorado, Denver and Fort Collins housing, connect with a Kentwood Real Estate broker to talk about the best ways to navigate such an energetic market. Our residential and commercial brokers sell and lease properties across the Northern Front Range of Colorado from south of Castle Rock to Denver and up to the Fort Collins area. Search for your 

Colorado Real Estate News

Are we in a Housing Bubble?

Written by President and CEO of Kentwood Real Estate, Gretchen Rosenberg

Lawrence Yun, Chief Economist for the National Association of Realtors (NAR) recently said, the period we’re in “is not a bubble. It is simply a lack of supply.”

  • In a recent article about the intense demand we’ve seen play out since late 2020, Lawrence Yun discussed the state of today’s housing market.
  • Yun addressed whether today’s high buyer competition and rising home prices are evidence of a housing bubble and said that this “is not a bubble. It is simply lack of supply.”
  • Today’s housing market remains competitive, with rising prices driven by buyer demand.

Kentwood Real Estate Agents Have Their Say

I queried several of our Metro Denver and Northern Colorado agents and they weighed in on the bubble theory.

“I’ve been in real estate sales in Colorado for several decades. There have only been three years out of the past 30 when we saw housing actually depreciate. Two of the Great Recession years and one year in the 1970’s.”

“I’ve been explaining today’s housing dynamics to my clients. They understand that there aren’t enough homes for the number of buyers in the market and absent a huge influx of inventory (unlikely) or a large rise in interest rates (not anticipated in the near-term) we will remain in a seller’s market for quite a while.”

“When supply and demand begin to get more in-balance, price appreciation will slow to single digits from double digits. I don’t anticipate it slowing to the point where we see loss of home values unless there’s a crazy unplanned incident. A “Black Swan.” Covid was that Black Swan in 2020 and even that only caused a two to three month pause in the housing market.”

Navigating the Colorado Real Estate Waters

For more information on Colorado housing, connect with a Kentwood Real Estate broker to talk about the best ways to navigate such an energetic market. Our residential and commercial brokers sell and lease properties across the Northern Front Range of Colorado from south of Castle Rock to Denver and up to the Fort Collins area.

Colorado Real Estate News

March News Recap 2021

The Colorado housing market continues to be highly competitive testing buyers, and showing just how far people are willing to go to secure their dream homes. Proudly rooted in Colorado, our Kentwood brokers are experts in the Colorado market. As local experts, Kentwood Real Estate was featured in several news articles in the month of March, use the links below to read more!

Colorado Real Estate News

The Top 3 Indicators for Commercial Real Estate Recovery

Written by President and CEO of Kentwood Real Estate, Gretchen Rosenberg

Our Kentwood Commercial team of brokers is often asked what they see on the horizon for commercial real estate (CRE) and whether the sector across-the-board suffered pandemic woes.

In actuality, CRE is many sectors, not one. Commercial office sales and leasing are quite different from industrial and warehouse, retail and mixed-use are nothing like multifamily. If we unpack the variety of sectors in Colorado’s real estate markets, we can use the past 14-months to plan for the future.

Leading Indicators

Leading indicators are what drive behavior change and business results. The leading indicators of the Work from Home adaptations we’ve made over the past year are impacting both the housing and commercial office markets. Many businesses are planning to retain a hybrid model but are committed to being back in their offices by third quarter 2021 in some form. This will benefit office, but the sector still lags in other areas of CRE. Companies are looking for ways to consolidate and shrink their office footprint, and in metro Denver we have hundreds of thousands of square feet on the sublease market. Dr. Michael Sklarz wrote about the intersection of rising housing prices with office lease rates due to the WFH trend in a recent blog post.

Company Culture

CRE appears to outsiders to be a clinical, analytics driven area of real estate. In many ways, that’s true. However, human behavior and consumer behavior have a large influence over many CRE sectors. Retail and hospitality has been impacted in an outsized way by the pandemic and the business owners are re-imagining how their businesses will look going forward, and how their real estate needs will be changing as a result. Corporations are reconsidering the open floor plan “hoteling” model that came into fashion over the last decade. Some managers like that model even more as they move to a hybrid work from home format, others like it less as they wrestle with how to keep their employees safe in an office environment.

Warehouses Dominate

The industrial and warehouse sectors are thriving. Internet shopping is driving a need for fulfillment and storage which is driving demand for warehouses. This is a trend that picked up steam over the past year and should remain strong as we move into 2022 and beyond.

Commercial real estate is thriving in Colorado for many owners and landlords. Others are still struggling – multifamily owners are impacted by eviction moratoriums, strip malls with family-owned restaurants and shops hope tenants reinvigorate as society opens back up, large office buildings aren’t clearing vacancy rates at the planned for velocity. The best way to stay informed about CRE is to speak with brokers who know all aspects of the business. Kentwood Commercial brokers are seasoned professionals who stand ready to help.

Colorado Real Estate News

Top Nine Spring Activities in Colorado

Spring has sprung, Colorado! Are you struggling to come up with fun, family-friendly activities to keep you and the kids entertained? We’ve got you covered with this list of the nine best spring break activities in Colorado. So, read away and get ready for great ways to play!

1. Visit a National Park 

If you’re looking to experience the beauty of nature, then Colorado’s National Parks have got you covered. From colorful canyons to majestic mountains, these parks are sure to provide the perfect escape for you and your family to soak up some sun and breathe in some fresh air. 

2. Take a Food Tour

Are you craving new cuisine? Why not check out a food tour in Colorado Springs? With Rocky Mountain Food Tours, you can visit five of Colorado Springs’ top restaurants in just a few hours. That way, you can take a bite out of Colorado Springs without breaking the bank. In addition to offering contact-free check-in, groups are limited to eight people and masks are required. Read more about their safety protocols for a delicious and safe experience. 

3. Stop By the Cheyenne Mountain Zoo

Located in Colorado Springs at 6,800 feet above sea level is the “highest zoo in America.” With beautiful views and over 200 species of animals, the Cheyenne Mountain Zoo is sure to please the animal lover in your family! Start the day with a stroll through the reptile exhibit and at lunch be sure to feed the hungry giraffes. Advance e-tickets are required as well as masks. Read more about their COVID-19 restrictions to best plan your visit.

4. Check Out the Royal Gorge

Want to add a little suspense to your spring fun? Then steer your car towards the Royal Gorge Bridge and Park. This gorgeous gorge is home to the highest suspension bridge in America and the park offers tons of rides too. A trip to the Royal Gorge is guaranteed to give you and your family fond memories that will last a lifetime. Every person ages 10 and up must wear a mask but beaming smiles will still be easily noticeable!

5. Drive to the Top Of Pikes Peak

Nothing embodies exploration and enjoyment like a good old-fashioned road trip. Standing tall at 14,115 feet, Pikes Peak offers the perfect opportunity to get in the car and relish each other’s company and some fantastic views. Just be sure to bring a coat because it is bound to be chilly once you reach the summit.  


6. Go Horseback Riding Through Garden of the Gods

For a unique adventure, trot down to Garden of the Gods and hop on horseback. With breathtaking sandstone formations and a ton of hiking trails to choose from, Garden of the Gods is a must-see for any Coloradoan. However, if you want to experience this classic landmark in a whole new way, try taking a trail riding tour and elevate your perspective. Groups are limited to eight people and you must arrive 30 minutes before the scheduled ride.

7. Learn Something New at the Denver Museum of Nature and Science

Even us adults don’t have to stop learning. Located in downtown Denver, the Denver Museum of Nature and Science offers the perfect mix of education and enjoyment. Uncover the mysteries of Stonehenge and venture into the prehistoric era to watch Allosaurus and Stegosaurus do battle with an 80-foot-long Diplodocus towering overhead! Discover gems about ancient history and Colorado’s recent history with exhibits like Tom’s Baby, an eight-pound nugget of crystallized gold unearthed in Breckenridge in 1887. Masks are required, indoor capacity limitations are in place, likely resulting in queue times, and popular galleries require timed entry tickets.

8. Stay a Night at The Stanley Hotel

Staying home all of spring is a frightening thought. So why not pack your bags and take a weekend getaway to the famous Stanley Hotel in Estes Park? Stay for the night and the frights. Meet some friendly ghosts and entertain the kids with the variety of activities offered at our other blog here [link to blog].

9. Browse the Denver Art Museum 

If you’re looking for some sights that will astound and delight you, then venture on down to the Denver Art Museum. Take a stroll through the nineteenth century’s art and then explore the fashionable Véronique and Gregory Peck exhibit. Afterward, you can grab a snack in Denver’s beautiful River North Art District (RiNo) and maybe even do some shopping. In addition to masks being required, be sure to check out their Plan Your Visit page to make sure you have a fulfilling and safe experience.

As the weather warms and adventure beckons, don’t spend your time wondering what to do. Go out and try a few of the activities on this list so you can make this spring the best one yet!

Colorado Real Estate News

Maintain Your Home’s Cleanliness in Spring

It’s that time of the year! It’s the annual spring-cleaning ritual! As avid home lovers, this could quite honestly be our favorite holiday!

Okay, well, maybe it’s a close second. 

Springtime is the perfect opportunity to reset and get your home into tip-top shape before summer rolls around. But how do you start? Great question! Maintaining your home’s cleanliness can be a daunting and sometimes overwhelming task. We all have busy days; whether that’s a 9-5 job, dropping your kids off at soccer practice, walking your dog or Zoom fatigue – it’s hard to fit cleaning into your day. Here are some tips and tricks to maintain the cleanliness and freshness of your home!

Consistency Is Key

First, it’s all about consistency. Creating habits and sticking with them is the best way to sustain a tidy home. By having a steady schedule, you will exceed your expectations in achieving your goals while simultaneously creating a sense of accountability. While everyday cleaning habits can be exhausting, you should prioritize which ones are necessary for achieving your desired results. Tackling those daunting tasks in small chunks is a great way to get started. And don’t forget to involve the entire household! Maintaining your residence’s cleanliness doesn’t have to be a one-person job, so be sure to include your family and make this process enjoyable for all!

Gutters and Windows

While the gutters and windows are frequently overlooked, regular maintenance on these elements of your place helps with your residence’s overall aesthetic, safety and well-being. Eliminating gutter debris is no easy task; however, it is essential to clean the gutters every once in a while to avoid an expensive repair. Suppose you want to make this process easier. In that case, you can install mesh guards to keep leaves from entering, purchase a reliable ladder and invest in the right equipment such as waterproof gloves and standoff stabilizers. Now that you have those gutters emptied, climb down that ladder and spritz those dirty windows! Individuals frequently clean the inside of their windows, but what about the outside? Not only will this enhance the appearance of your house, but it will also give you a clearer space to look out from.

Air Purifiers 

Another way to keep your home feeling fresh is to incorporate the use of scented candles, incense, essential oils or air fresheners. (And who doesn’t love a good candle?) Individuals associate smells with feelings therefore you have the creativity and capability to choose how you want your guests to feel when they walk through the door. Another decoration to make your house feel fresh is the inclusion of plants. Potted plants don’t have to be just for show! They are natural air purifiers and assist with providing clean and fresh air through their secretion of oxygen. Some of the best air-purifying plants are peace lilies, geraniums, Arabian jasmine, Cuban oregano, gardenias, eucalyptus and corsage orchids. 

Maintaining your place’s cleanliness and freshness doesn’t have to be intimidating. With a consistent schedule and help from the family, it will soon be implemented in your daily routine. Looking for more tips to enhance your residence? We can help! Let Kentwood help you live your best life and find your next dream home. Give us a call today at one of our four unique locations in Colorado!

Colorado Real Estate News

Visit the Stanley Hotel

Touring the Historic Stanley Hotel

Tucked into the scenic mountains of Estes Park, Colorado, The Stanley Hotel has a vibrant history that stretches long before its appearance in a classic horror film. The hotel opened in 1909 and was run by Freelan Oscar Stanley and his wife, Flora, who adored the quaint community of Estes Park but craved a nostalgic east coast feel. Surprisingly, the hotel faced significant economic and maintenance challenges and would have likely closed if not for a special visitor in the 1970s, Stephen King. He used the establishment as a muse in his renowned novel and motion picture, The Shining. Today, the historic Stanley Hotel serves as a beautiful getaway and tourist destination with various unique tour options described below. 

The Historic Stanley Day & Night Tours

Whether you’re spending the weekend as a hotel guest or just passing through, The Historic Stanley Day & Night tours are a great way to learn about the history, architecture and pop culture attached to The Stanley Hotel with family and friends. This 60-minute walking tour includes fascinating facts and amusing sights, all guided by an experienced storyteller. You can elect to take the tour during the day or at night to experience the haunted aura associated with the hotel. These tours are designed for people ages 8+ and include discounted rates if you stay at the hotel. Finally, the tours currently only entertain 10 guests to abide by COVID-19 regulations, and masks are required.

The Historic Stanley Family Friends Tour

If you visit with a large family or younger children, The Historic Stanley Family Friends Tour may be a better fit for you! This version of the historic walking tour is geared towards kids, with an entertaining spin on the history and a fun follow-along I-Spy game with a souvenir card to take home at the end. The family tour is limited to 15 guests and is temporarily suspended due to the pandemic but is scheduled to return this summer! This activity is a great way to learn about the rich history of The Stanley Hotel while keeping kids intrigued and entertained throughout!

Along with the incredible tour opportunities, The Stanley Hotel also has multiple delicious dining options and outdoor adventures available for guests of the hotel. Whether you’re a Stephen King fan or looking for a unique weekend excursion, consider taking a trip to beautiful Estes Park and getting in touch with your spooky side on one of the unforgettable historic Stanley Tours!

Colorado Real Estate News

Real Estate Market Trends

March 2021 Depicts an Emotional Market in the Greater Denver Metro Housing Area

With nearly every statistic in the report justifying how much competition there is for buyers, the market can visibly observe how far buyers are willing to take their offers in order to secure a home.

Whether Looking at Detached or Attached Properties, It is a Strong Seller’s Market Across the Board

Year-over-year appreciation is at 15.26 percent from $511,511 to $589,587 this March, while month-over-month appreciation is at 6.90 percent from $551,542. On par with recent months, median days in the MLS went down to four, while close-price-to-list-price ratio went up to 103.32 percent.

New Listings in the Luxury Market Are Also Unable To Keep Up With Buyer Demand

Reports show that as prices and appreciation continue to soar, more homes cross the threshold into the Luxury Market as a result.

Sales Volume for the Attached Segment of the Luxury Market Is Up Substantially

62.63 percent year-over-year to $64,182,709 and up 63.56 percent month-over-month from last month’s $39,240,156. As volume has gone up, median days in MLS has fallen from 27 days last year and even a whopping 35 days in February to only seven days in the month of March.

New Detached Listings Increased, Barely Keeping Pace With the Pending Sales

Listing increased 28.03 percent with 402 new listings, up from 314 last month. This barely kept pace with the pending sales topping out at 399, a 26.27 percent increase month over month. As a result, sales volume was also up month-over-month 57.43 percent reflecting $558,253,910 at month-end.

In a Highly Emotional Market, One Must Understand How Much Competition Is Out There

Instead of using past sales as an indicator, one must also understand how much competition one has when submitting an offer. The data is a small piece of the puzzle. The bigger question is what are buyers willing to offer to beat out your competitors?

Colorado Real Estate News

DMAR Awards

Congratulations to our Kentwood Denver Metro Association of Realtors Honorees

At Kentwood Real Estate we thrive on excelling at our profession, at serving our clients and community and being at the top of our game. One of our local Realtor Associations, the Denver Metro Association, honors top producers each year at their annual Excellence Awards.

This year we had 108, over half of our Denver brokers, qualify in one of the award categories.

We celebrate everyone on this list for their outstanding 2020 production and encourage you to reach out to any Kentwood broker for unparalleled service. Find all Kentwood brokers here.

Diamond | $40 Million+, 100+ Sides:

Individuals

Dee Chirafisi

Amanda Fein

Gina Lorenzen

Partnership

Kevin Garrett & Matthew McNeill

Team

Denver’s Top Team: Wendy Glazer, Sana Wood, Jacci Geiger, Mary Jones

Neir Team: Stacy Neir, Alex Neir, Laura Bohan Fuller

Titanium | $30-$3.9 Million, 85-99 Sides:

Individuals

Jim Rhye

Dotson Skaggs

Josh Steck

Partnership

Sarah Clark & Kayla Schmitz

Pam Coakley & Elizabeth Sacerdoti

Doug Hutchins & Leslie Monaco

Team

Hotz Group: Loren (Larry) Hotz, Elizabeth Hotz, Meredith Hotz, Andrea Holeso

Kruse/Nussbaum Team: Steven Kruse, Sandra Kruse, Staci Burns, Jim Nussbaum

theMOVEgroup: Allison Smookler, Gregory Yoshida, Zach Gilbert, Ron Smookler

Platinum | $20-$29.9 Million, 70-84 Sides:

Individuals

Karen Brinckerhoff

Keith Combs

Heather Ehret-Faircloth

Linda Hantman

Ann Kerr

Edie Marks

Blake O’Shaughnessy

Annzo Phelps

Dawn Raymond

Bob Serotta

Partnership

Patty Anton & Greg Card

Tom Gross & Britt Armstrong

Brian Harris & Jamie Harris

Bob Kelly & Sean Kelly

Alan Larson & Todd Landgrave

Ann Lenane & Angela Beldy

Roy Lopez & Jonathan Lopez

Greg Margheim & Kelly Sophinos

Team

Dwell Colorado: Martha Potter-Goldstein, Amy Hulsey, Brian Rosen

Lee/Turner: Bob Lee, Andy Lee, Bill Turner

Gold | $15-$19.9 Million, 50-69 Sides:

Individuals

Andrea Bell

Jim Buckley

Darrell Hamilton

Brigette Modglin

Kim Norton

Christy Owen

Jill Schafer

Jim Traynor

Julie Winger

__________

Jill Schafer

Jim Traynor

Julie Winger

Partnership

Christopher Ansay & Jeff Perry

Berenice Bejarano & Brian Noel

Jenna Fulk & Elizabeth VanCamp

Gayle Glucksman & Tiffany Glucksman Appel

Sean Larkin & Debbie Larkin

Sheila Schlifkin & Mitchell Rothman

Silver | $10-$14.9 Million, 35-49 Sides:

Individuals

Susan Axelrad-Giery

Michel Brossmer

Allison Craig

Susan DiLiberti

John Fitzpatrick

Chuck Gargotto

Sara Glaze

Stock Jonekos

Robyn Landry

Aimee Twarogowski

__________

Stephanie Lepard

Libby Levinson

Parker Loveless

Nancy Nielsen

Carolyn O’Donnell

Diane Sorensen

Luisa Staerkel

Jaryd Takushi

Sandy Weigand

Partnership

Tom Cryer & Dee Cryer

Thomas Dutzer & Rosanne Dutzer

Andrew Maguire & Justin Moser

Ed McWilliams & Ann McWilliams

Bronze | $4-$9.9 Million, 20-34 Sides:

Individuals

Laura Amann

Christy Andrisen

Kris Berton

Soley Maria 

Brandon Brennick

Keri Duffy

Bryan Facendini

Jinnohn Gilmore

Faun Hauptman

John Hayden

Megan Heagle

Brent Jones

Kris Kerr

Rob Kishbaugh

__________

Wendy Lee

Karl Lueders

Joyce Mahn

Elise Marks

Lori Pace

Tricia Potucek

Joyce Romanello

Scott Scholbe

J. Garland Thurman

Steve Travers

Pat Wall

Nancy Walters

Anastasia Williamson

Steve Wood

Partnership

Tom Colleran & Whitney Harris

Julie Egan & Sallie Grewe

Jon Gordon & Peggy Gordon

Bobbi Lou Miller & Jennifer Dechtman

Bryan Uhl & Kris Uhl

Bill Verdon & Andrew Gonzales

Colorado Real Estate News

Colorado Housing Market Scorches Before Summer Heat Sets In

Written by Gretchen Rosenberg, President and CEO of Kentwood Real Estate

Metro Denver ended March 2021 with just 1,654 active listings on the market and an average sale price of $663,749. That’s for a metropolitan area of approximately 3 million residents.

The Fort Collins market was down in new listings 16.4% YOY from Feb 2020 to Feb 2021 (therefore pre-COVID shut down.) Median days on market in Denver is … 4! Those are the days listing brokers need to sift through 35+ offers and create spreadsheets for sellers to evaluate.

When the supply of houses for sale is as low as it is today, buyers are left struggling to find homes to purchase. Competition among purchasers is fierce and some bidding wars are legendary. Sometimes buyers only have 15 minutes in a house and then need to decide whether to purchase the biggest investment of their lifetimes.

Thus, home prices are rising rapidly, and sellers are negotiating hard to meet their ideal terms. Buyers are faced with impossible choices like waiving home inspections and putting more money down to guarantee a sale even if an appraisal comes in lower than the purchase price. 

Where Are the Sellers?

Homebuilders can’t build fast enough and they’re experiencing severe constraints on their supply chains, which increases prices and slows construction. Many resale homeowners are fearful, and that fear is motivating them to stay put. Last year it was fear of COVID. This year it’s the fear of not finding a suitable replacement home, the fear of entering a bidding war.

We must figure out ways to encourage homeowners to become sellers or many buyers will come off the field. The potential of rising rates in future months will certainly chill demand somewhat. What if there was a way to increase homeowners’ desire to sell, therefore improving supply? Would a government tax credit help? Could a waiver of capital gains tax exempting those with more than $250,000/$500,000 in proceeds help spur the supply side? Now is the time for our industry and our policy-makers to get creative in solving for the massive supply/demand imbalance.

All along the Front Range of Colorado, there are many buyers who are ready, willing, and able to purchase a home. Low mortgage rates and a year filled with reevaluation have prompted many people to think differently about where they live. Our housing supply is not keeping up with the extraordinary demand. It’s a tremendously advantageous time to be a seller if you’re game.