The Best Backyard Ideas in Florida

In the summertime in the state of Florida, there is only one thing to do: enjoy everything that is outdoors. That includes celebrating in your own backyard. But if you are looking for ways to improve your own backyard, or if you are looking for some of the best backyard ideas around, then you have found the right post. Here is a list of the best backyard ideas in Florida, with a particular emphasis on homes in the Tampa Bay area.

#5) 10628 Pontofino Cir., Trinity

5 Beds | 4 Full Baths | 1 Half Bath
5,739 inside sq. ft. | 1,751 outside sq. ft.
$1,299,000
     
Enter into a custom-built Mediterranean masterpiece home in the heart of the gated Champions Club community. Some of the best backyard ideas in Florida can be found outside of this home. There, a true paradise overlooking the 11th hole of Fox Hollow Golf Course awaits you. Relax in front of the outdoor fireplace, enjoy surround sound music with flat screen TV and built in Viking gas grill.

#4) 1422 Circle Dr., Tarpon Springs

4 Beds | 4 Full Baths | 1 Half Bath
4,177 inside sq. ft. | 1,578 outside sq. ft.
$1,300,000
    
This executive waterfront home sits on approximately 7/10 of an acre estate overlooking the Anclote River with your own private beach. Some of the best backyard ideas in Florida include a beautifully designed Pebble Tec pool with spill over spa. Nestled under large oak trees and a professionally landscaped backyard, this home sits on a peaceful, secluded street.

#3) 10031 Milano Dr., Trinity

5 Beds | 5 Full Baths | 1 Half Bath
6,373 inside sq. ft. | 1,820 outdoor sq. ft.
$2,500,000
   
This St. Tropez model embraces a relaxed elegance, re-defining how luxury feels, lives, and plays. This magnificent Tuscan-inspired estate - surrounded by towering, moss-laden oaks with picturesque grounds, overlooking the Fox Hollow Golf Club's 2nd green - has some of the best backyard ideas in Florida including a lagoon style, Pebble-Tech salt water pool. This pool also boasts a waterfall, a slide, and a gas heated grotto spa. Plus, the outdoor kitchen and fire pit are a first-class.

#2) 16104 Gulf Blvd., Redington Beach

5 Beds | 4 Full Baths | 1 Half Bath
4,781 inside sq. ft. | 2,000+ outside sq. ft.
$2,499,000
     
Upon entering through a private garden, you are greeted with the great room's soaring ceilings with skylight, fireplace and a wall of windows framing the stunning Gulf water view. The backyard feels like a private resort with an amazing pool with built-in table, spa and ample patios leading out to the beach and Gulf beyond. A large lanai transitions from the resort living outside to the elegant living inside. You can’t have a list of homes with the best backyard ideas in Florida without have a beach home on the list!

#1) 11438 Hammock Oaks Ct., Lithia

4 Beds | 5 Full Baths | 3 Half Baths
10,029 inside sq. ft. | 4,107 outside sq. ft.
$2,499,999
    
Explore this showcase residence with over 4,000 square feet of backyard space. It truly is one of the best outdoor spaces in Tampa Bay. The oversized pool deck is the entertainment centerpiece of the residence and features an outdoor kitchen, heated spa, a massive rock waterfall feature, a center island with three mature foxtail palms, a fire ring and fixed torches around the perimeter of the two-story pool enclosure. Above one of the two three-car garages, an office suite accessible by catwalk from the main residence completes the amazing range of offerings of this Mediterranean masterpiece.

I hope you enjoyed this list of the best backyard ideas in Florida. Make sure you share this post across all of the different social media outlets you have. Thanks!

Good People & Great Questions: The 2 Things You Need to Succeed in Networking

There is a basic concept that you need to understand to succeed in business. It does not matter if you are an employee at the bottom of the corporate ladder or if you are the owner of the company, everyone can benefit from mastering this concept.

The concept is this: companies don’t do business with other companies. The people that work for companies do business with the people at other companies.

In order to truly succeed, you need to maser this concept. The best way to get better at this is to enhance your “people” skills. By enhancing your people skills, I mean:

• Getting more people to know you,
• Getting more people to like you, and
• Getting more people to trust you.

There are several hundreds, if not thousands, of ways to get people to know you. There’s a whole advertising industry dedicated to doing just that. However, the single most effective way to get people to know, like and trust you is to network.

Yes, networking.

For some people, this word conjures loathing. On the opposite end of the spectrum, some people thrive in a networking environment. I am here to say that there is a way for everyone to succeed at networking.

The first step to networking is to find the right event for you. There are several classic networking organizations like your chambers of commerce, an industry association, or a trade show that are great places to find networking opportunities. But those are just the tip of the iceberg.

The best networking events are the ones that aren’t considered networking events – or at least ones you didn’t think qualify as networking events. Think of a high school reunion, or your co-ed softball team, or perhaps your homeowners association as an opportunity to network.

You may be thinking to yourself, how can these events be considered networking events? Easy. Business gets done with direct communication between people. Where there is an event or a meeting with more than just you, you have the opportunity to do business.

Now that you are looking at everything you do as a networking event, it is easy to get people to know you. This is the easiest of the three steps. The next steps can get a little more challenging. Once you have enough people know you, you must get most of them to like you.

The easiest way to get people to like you is to ask great questions.

The best way to get other people to like you is to show that you truly care about them, their needs, and their wants. When you ask a great question it shows you care about them. A great question shows that you have taken time to either research this person and their interests, research their company, and/or research their industry. When you ask more detailed questions than “what do you do” you are setting yourself up to get a lot of people to like you.

Learn a little more about the person with whom you are talking, and they will almost certainly take more time to remember you, and ultimately, more time to like you.

Finally, the last step to mastering this important business concept of people doing business with people is to give other people a reason to trust you.

In a business sense, trust means much more than honesty and integrity. While these are certainly qualities every businessperson should posses, trust in a business sense also can mean experience, expertise, loyalty, accountability, technical knowledge, and track record.

To really master the art of getting people to trust in you and your business, you need to show the other people you can be worthy of their trust. Setting up personal one-to-one meetings and giving sales presentations are the best way to establish this trust from the beginning. In these meetings and presentations, you can focus on how you and your track record of expertise and technical knowledge will help other people solve a problem.

You have already found other business people, you have already got other people to like you, now you must close this loop by having these people trust you. With this established business relationship, there is no reason it should not continue into the future.

There are hundreds of thousands, if not millions, of businesses throughout the country. The only thing each of these businesses has in common is that each company is run by people. To be truly successful in business, you must master the concept of doing business with people. The best way to do business with people: get them to know you, get them to like you, and get them to trust you.

Why Price Per Square Foot is the Worst Real Estate Tool

In the real estate industry, a common tool used by professionals is the price per square foot measurement. This metric allows real estate professionals the ability to compare and contrast properties based on a single number.

For example, a home that measures 1,500 square feet of heated living space that is also currently selling for $200,000 would have a price per square foot ($/SF) of 133.33. 

While this single measurement can be easy to read, and it can be used across many properties, using price per square foot is one of the worst tools you can use to compare properties. 

The price of a home, or a condo, or a townhouse, or any type of property is dependent upon several factors. Unlike most goods, a standard price does not exist for properties. This is due to the fact that no two properties are exactly alike. Properties may be similar in many ways, but no two properties are ever exactly the same.

If we look at the pricing of goods, say toilet paper, a unit price (the equivalent of a price per square foot) is an excellent tool to use when comparing goods and determining value of the good. If you find a 12-pack of toilet paper for $8.99 but find a 20-pack of the same brand and variety for $12.99, which one should you choose? If you use the unit price method you will find that each roll in the 12-pack costs 75 cents, while each roll in the 20-pack only costs 65 cents. In this example, the 20-pack toilet paper is a better value.

Why is this tool useful for comparing goods and not real estate? It is because goods are identical, and real estate property is not.

This poses a dilemma for those looking to sell real estate. There is no single way to set a price for a property to which everyone would agree as everyone has different preferences as to what is most important to them.

There are several methods of coming to a listing price and each involve either re-estimating the construction costs of the project, appraising the value of the land, or comparing other similar properties.

This final method of reaching a listing price for a property, comparing similar properties, is the most common method of reaching a listing price for a piece of property. It uses the concept of substitution, evaluating the cost of one property based on the similarity of another property.

With this comparison method, one must take into account several factors including size of home, bedrooms, bathrooms, garages, pools, age of the property, condition of the property, location of property. Since several factors are considered, it is not advisable to use only one statistical measure to evaluate a property. 

Imagine comparing the retired basketball player Shaquille O’Neal to other players by only using his free throw percentage. Using only one metric would diminish his overall value. Similarly, if you only used Shaq’s points in the paint metric, you would wrongly infer that the rest of his game was equally powerful.

Here is an example scenario in which price per square foot might be used in the real estate industry and why it is wrong to use it.

Assume you have a fictional neighborhood with several different types of homes. Each home is a different size, different shape, with different numbers of bathrooms, bedrooms, garages, and pools. Each home has different levels of finishes, and each home was built at a different time. Clearly these properties are not identical.

To compare and contrast properties in this neighborhood, adjustments need to be added or subtracted to the other properties before coming to a conclusion on a price for your subject property. For example, if your subject property is a 3-bedroom, 2-bathroom home, you would need to subtract value from a 4-bedroom home but add value to a 2-bedroom home so each home is similar in nature.

If you used the price per square foot measurement before adjustments, your data would be skewed because each property is not the same. As we established earlier, trying to compare data of differing objects in not advisable. If you used the price per square foot measurement after adjustments, your $/SF figure would be rendered useless as you have already made adjustments to come to a price. You wouldn’t need further evaluation of data as you already have a price to compare. 

While the price per square foot measurement seems like an easy and readily usable tool for comparing real estate property, it is not a worthwhile tool to use. Instead, there are several factors that need to be analyzed and evaluated before coming to a listing price. Like most things in life, there is no shortcut. Do not rely solely on a price per square foot measurement as your only method of comparison.

When It Comes to Real Estate, Think Like a Nun

When it comes to real estate, the three most important words are “location, location, location.” But when it comes to making an investment in real estate, the three most important words are “time, time, time.”

To understand how time and location go hand in hand in real estate, it is best to think like a nun and a priest.

The tried and true method to making money in real estate is to purchase a property in a great location, for a good price, and plan for the eventual growth and development of the area around your property. The key ingredient is to understand an area grows over a period of time, typically measured in years and decades and not weeks and months.

Nuns and priests have the fortunate ability to think in terms of not only years and decades, but centuries and millennia. Their focal points were set well in the past and their vision extends well into the future.

For example, the nuns of The Franciscan Sisters of Allegany started the St. Joseph’s hospital system in the Tampa Bay area in 1934. Today, the St. Joseph’s hospitals are part of a larger organization that stretches throughout the west coast of Florida.

One of the reasons St. Joseph’s hospital were so successful was because of the nuns’ vision of how the real estate market would look several years and decades into the future.

In 1984, St. Joseph’s purchased nearly 30 acres of land in southern Hillsborough county to build a state-of-the-art hospital. The only problem was that there were fewer than 5,000 people living in South County at the time. Today, the Apollo Beach-Ruskin-Gibsonton-Riverview-Sun City area is the fastest growing part of the county and has been for the last several years. The nuns’ foresight into future real estate use helped pave the way for the $225 million St. Joseph’s Hospital South.

Another example can be taken from the Jesuit order. From its inception in 1899 until the early 1950s, Jesuit High School was located in downtown Tampa. Then, in 1954, the campus moved to its current location along N. Himes Ave. At the time of the move, there were nothing but cow fields for as far as the eye could see.

Fortunately, the Jesuit priests had the foresight to understand that while there may have been very little around the campus at the time, the future potential of the real estate around the campus was tremendous.

Today, that area now houses the Tampa Bay Buccaneers practice facility and stadium, the New York Yankees spring training and minor league facility, a very large office park, medical facilities, and several other key developments in the West Tampa and Westshore neighborhoods.

To really make a meaningful return and improvement on your investment in real estate, make sure you use time to your advantage. While location is one of the most important qualities of real estate, your use of time is just as important. To really use time to your advantage, and to make the most out of your investment in real estate, think like a nun.

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Nico Hohman is a licensed real estate professional with a construction background in Tampa, Fla. Nico caters especially to first-time home buyers; home sellers; renters looking for a new apartment; and those looking to purchase and renovate a fixer-upper. Follow Nico on Twitter @TheNicoHohman, Like the Hohman Homes Facebook Page, share your favorite pins on the Hohman Homes Pinterest boards, and keep up with the latest from Hohman Homes at the LinkedIn Company Page.

The Best Mother-in-Law Suites in Tampa Bay

This weekend is Mothers' Day all across the United States. This weekend we celebrate and honor all the women in our lives starting with our mothers, our grandmothers but also our wives, sisters, aunts, and any other special women we love and hold dear. We honor the women in our lives by treating them extra well and by showering them with gifts and extra attention to show and tell them how much we care and appreciate them.

To extend that tradition into the real estate industry, we honor the houses across the Tampa Bay area with rooms - or houses - dedicated exclusively to mothers with the mother-in-law suite! Here are the top 5 houses across Tampa Bay with mother-in-law suites.

#5 16616 Villalenda de Avila, Tampa, Fla.
8 Bedrooms | 7 Full Baths | 3 Half Baths
17,140 total square feet | $5,500,000
Villalenda de Avila is an eight bedroom grand estate that will impress and entertain the most prominent of guests. Enjoy the ultimate in privacy with scattered mature trees amidst gorgeously manicured lawns and spectacular lake views. The palatial entry way opens to your main foyer with a grand staircase. Don't forget, the separate mother-in-law house has a with full kitchen and bath, plus a separate 1/2 bath for pool visitors. 

#4 5014 S. The Riviera St., Tampa, Fla.6 Bedrooms | 6 Full Baths | 2 Half Baths
10,616 total square feet | $4,400,000
Villa Terracina was built in 1925 as the crown Jewel of Beach Park on Old Tampa Bay. This magnificent Jazz Age Landmark estate sits on a majestic waterfront lot with lushly landscaped gardens. This architectural gem on close to an acre has been perfectly updated by the present owner to reflect the contemporary sophistication of today's luxury buyer. The commercial grade kitchen features double Wolf ovens and gas range, refrigerator and a freezer, prep island and separate Breakfast island. Don't forget, the separate mother-in-law house can comfortably hold up to six people.

#3 901 Palacio de Avila, Tampa, Fla.9 Bedrooms | 11 Full Baths | 2 Half Baths
26,380 total square feet | $4,999,000
Encompassing over 18,000 square feet of heated space on approximately 3.4 acres, this estate will satisfy the taste of the most discriminating buyer. The exceptional features on this home include a grand foyer, a theater room, a wine cellar, two kitchens, a personal elevator, an indoor pool, five fireplaces, an an eight car garage. Don't forget, the separate mother-in-law house can double as a staff quarters as well.

#2 400 Canterwood Dr., Lakeland, Fla.
4 Bedrooms | 5 Full Baths | 1 Half Bath
14,630 total square feet | $4,900,000
Enjoy your private Equestrian estate on approximately 3.5 acres in the prestigious Canterwood neighborhood. The main house encapsulates over 5,000 square feet of heated space while boasting the luxuries of a modern kitchen. The formal area of the home includes a dining room suite, highlighted by baby grand Tokai piano. The detached horse barn has a dedicated tack room, modified to allow for horse stalls. Don't forget, this mother-in-law suite is perfect for relaxing after a day on the range.

#1 15572 Gulf Blvd., Redington Beach, Fla.
6 Bedrooms | 5 Full Baths | 2 Half Baths
7,065 total square feet | $3,750,000
This piece of Redington Beach history was built by the founding father of Redington Beach, Charles Redington, in 1931 as his personal residence. The intricate roof lines, covered walkways and cedar siding give this large estate a warm old-world charm. Not only that, the classic feel blends perfectly with the tasteful updates including an amazing stone fireplace and magnolia wood floors. Don't forget, this two-bedroom mother-in-law suite is the perfect home away from home for your mothers (and the rest of your families too!)

Make sure you honor the special women in your life this weekend in your own special way, but always make sure to give you moms a hug and a kiss. Happy Mothers' Day!

Adding Lanes to the Highway of Your Career

"Don't put all your eggs in one basket." "Make sure you diversify your savings." "Hedge your bets." "Minimize your risk and exposure." Sayings like these are all excellent mantras to live by when you think about ways to invest and save your money. But what about when you make your money?

Imagine your career trajectory as an interstate highway with one lane. That one lane is the one job that you have now. You do one thing and you get paid one way to do one thing. For most American employees, this is standard operating procedure.
But what happens when there's an accident on that one lane highway? The road completely shuts down because people cannot pass that accident. The same thing will happen to you if you lose your one source of income. Your life will essentially come to a halt if you are not prepared to deal with a loss of income from your one job.
Now imagine your career trajectory is a two lane highway. Each lane of the highway represents a different source of income. (For me, these two lanes are real estate sales and construction services.) When an accident happens in one lane, I can still manage to get by in life - albeit slower than normal - and move pass the accident. This allows me to still make a living even though one source of income has been reduced or lost. On top of protecting yourself in the event of an accident, when the road is clear and open, you can drive a little faster than you could drive on that one lane highway. Essentially, a two lane career trajectory offers more opportunities in a shorter amount of time.
Let's take this another step forward. Imagine a three lane interstate highway. Speeds on this highway can reach some of the fastest in the country. So too will your career advance if you learn to add more lanes to the highway of your career. (For me, these three lanes include real estate sales, construction services, and property management.) When an accident happens in one of these lanes - i.e. a loss or decrease in income - I can easily get by with little inconvenience because I am not relying on only one source of income.
An obstacle that drivers often come across on the highway is construction. Road builders and civil engineers continuously add lanes to overcrowded highways to make traffic flow more smoothly in the future. While there certainly are temporary headaches to contend with, ultimately the project has benefits for everyone involved. This is how you should look at the training and education you give yourself in your career. While taking some time away from work or family to focus on getting an advanced degree or pursuing additional licensing may result in a temporary roadblock, the long term benefits will certainly outweigh the short term inconvenience. Focus more of your attention on highway construction now to benefit more in the future.
A note of caution for everyone trying to add lanes to their highway. Make sure the lanes are all going the same direction. Drivers don't like it when engineers are resurfacing roads because each lane is different than the other during the resurfacing process. Don't look to be an events manager, a car salesman, and a biotech engineer. Clients and customers will be confused by what services you really focus on. Stick to careers that have a similar or complimentary trajectory so your customers will understand the added value you can provide.

Finally, when building your super highway that is your career, you will notice an interesting phenomenon. As you add more and more complimentary lanes to your highway, more lanes will be built and added for you. The more and better projects you work on, the more people will want to be involved with the work that you do. This will ultimately allow you to make more connections and add even more lanes to your highway.

While the saying, "don't put all your eggs in one basket" is a mantra that should be highly regarded in the world of finances and savings, it is time you start applying that ideal to the process of making money in the first place.

The Real Estate Industry is Ripe for the Taking

Norm Brodsky is a veteran entrepreneur who has founded and grown six different businesses in his lifetime. In 2007, he sold one of his businesses for over $100 million. Mr. Brodsky is a columnist and senior contributing author to Inc. magazine and recently penned a great article about starting a new business. While his topic might have been general, he certainly had the real estate industry pegged.

                       

Mr. Brodsky posed the question, “instead of searching for the ‘next big thing’, how about going into a business everybody already understands?” To define a business everyone already understands, he gave three specific points: a business that has been around for more than 100 years, an industry that is a little antiquated, and one that has the potential for you to carve yourself a niche. The real estate industry easily passes the first requirement. The real estate industry has been around for well over 100 years in the United States, and over 1,000 years in Europe and Asia. (If you think about, real estate as a product has been around for over 10 billion years.) A business that has been around for over 100 years does not need to be hyped or advertised. People know the basics of how the real estate industry operates.

Secondly, the real estate industry is antiquated. Other than the advent of the Internet – which radicalized all industries – the real estate industry has remained far behind in terms of a true shift in culture and behavior. Real estate agents 100 years ago still showed their clients various pieces of property in person. The only difference between a showing appointment today and a showing appointment 100 years ago was the means by which the agent and the client arrived at the property. Yes, there have certainly been improvements to the systems and techniques real estate agents use on a daily basis, but there has not been a theoretical shift in how the real estate industry operates. The real estate industry is antiquated, and the sooner real estate professionals find a way to stay ahead of the curve the better for those professionals and the industry as a whole.

Finally, according to Mr. Brodsky, a business must have niches. Without niches, although the industry may be well established and be antiquated, the business would not be open to growth. Take restaurants for example. Every restaurant does not serve every kind of food; instead, every restaurant offers its own unique menu of foods. So too does the real estate industry have the ability for professionals to create a unique niche. A commercial real estate agent can focus primarily on medical offices. A residential real estate agent can focus primarily on high-rise condominium buildings. Or, a real estate professional can focus on investment or distressed properties that need renovations.

If you are thinking of entering another industry instead of the real estate industry, I challenge you to examine that industry to see if it passes Norm Brodsky’s three requirements for a powerful, sustainable business. If the other industry does pass these three requirements and your mind is more engaged by the other industry, I encourage you to enter that industry. But, if that industry does not pass the test, I strongly encourage you to take full advantage of all that the real estate industry has to offer.

South Tampa Home for Sale

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Time to Sell Your Single-Family Investment Property

A recent report from RealtyTrac, a provider of housing data, surveyed single-family homes in particular markets across the country in December of last year. Comparing the results from its most recent survey to those from three years ago, RealtyTrac suggested it might be time for investors of single-family homes to sell their investments. The results concluded that some investors could stand to make as much as 38% - 43% return on their initial investment if a home was purchased by the middle of 2012.

However, many investors, institutions, and economic advisors suggest that if investors hold on to their properties for much longer, they may not see as much growth as they had in the past three years. While double-digit increases in appreciated value were the norm, experts predict that 2015 will have a leveling off of home appreciation.

While this leveling off may have a less than favorable effect on institutional-type investors, current and upcoming home buyers - as well as small- to mid-sized investors - may reap some of the benefits. As profit margins hit their peak in the early part of 2015, investors may look to sell these investment vehicles to maximize their profit on both rental income and appreciated value.

When there are more homes on the market, buyers tend to have more favorable terms when it comes to negotiations. Currently, areas of Florida are seeing less than 5 month housing supply, and it some areas around a 4 month housing supply. Generally, a 6 month housing supply indicates a stable real estate market. Anything below that threshold indicates a seller's market.

Experts predict that the most likely buyers for investment properties will be smaller, local investors who will still use the property as a rent producing asset. These smaller investors are benefiting from the easing of financing qualifications that allows them to leverage some of their investment. Previously, institutional-type investors did not need financing as they could use cash to make their purchase and improvements of the property.

Moreover, local investors will have a significant advantage over large investors in that they are more grounded in the day-to-day operations of the rental. Leasing, maintenance, and turn-over issues are all solved better when done on the local level.

5 Reasons Your Home Isn't Selling

Are you currently thinking of selling your home? Are you working with a real estate agent who is trying to sell your home? Or, are you trying to sell your home yourself? If you answered yes to any one of these questions, this blog post is for you.

Selling your home can be a monumental challenge, and there are several risks and factors involved. To make sure you have the best chance of selling your home, make sure to be aware of these five factors that will slow down the sale of any home.

1. Price

As a homeowner, you have the authority to declare what price you would like to set for your home. Real estate agents will give their recommendation for a most likely selling price, but the homeowner has the final say. That being said, a homeowner (and a real estate agent) cannot determine the final sales price of a home – the market dictates at what price your home will sell. It is best to first list your home for sale as close to a fair market price so have the best chance of attracting the most buyers in the shortest amount of time possible. Set the price too high, and you won't get any buyers. Set the price too low, and you won't get the money you're looking to get.

2. Terms & Conditions of a Sale

Beyond the price of a home, homeowners have the ability to determine their own terms and conditions of the sale of the home. A homeowner who has restrictive language in his or contracts or does not make efforts in good faith to successfully sell a home can significantly delay the selling of his or her home or even run the risk of losing the sale completely. 

3. Supply and Demand

While you as a homeowner can set the price of your home and the terms and conditions of the sale, you cannot control how many other homeowners are looking to buy or sell their home at any given time. If you are trying to sell your home in a buyer’s market or when the economy is down, you will have difficulty selling your home at the price you want.

4. Availability of Financing

Most buyers require financing when purchasing a home, and easy access to this financing varies depending on the status of the economy. If interest rates are high and home affordability is low, selling a home can be difficult if there are fewer buyers in the market for a home.

5. Marketing Efforts

When selling your home, the critical piece a real estate agent plays in the transaction is the advertising of your property. The more places online and the more ways in person an agent markets your home (and the better the agent does this), the better chance you will have of selling your home at the price you want.

Making sure to stay away from these six pitfalls will be the best way you can sell your home for the most amount of money in the shortest amount of time possible with as few headaches as possible.