Category Archives: buyers market

How to Sell a Home Fast This Fall 2019: Chicago Real Estate

In today’s current Chicago real estate market, how can you sell your house amazingly fast?  Real estate experts across the state and nationally all agree..the most influential factor to getting your home sold quickly is the price you sell it for, no matter if it’s Fall, Winter, Spring or Summer 2019.  Renovations may count too, but in the end, there will be no quick exchange if the price is not right.  Having an experienced, top-performing  Chicago Broker/Realtor in your corner can be a huge benefit. See the classic video below for some additional tips:

 

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Summer 2019 Real Estate Details to Consider – Chicago Real Estate Experts

Before you put time and effort into finding a house, weigh why a 2019 summertime home purchase may or may not be the best deal for you. March through July are the commonly popular months for buying a house. In the spring and

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summer, you’ll often find a large selection of homes for sale, but you may also encounter competition that drives up prices, but each market is different. Consulting experienced, top producing, Chicago real estate professionals can help confirm the best individual home buying and/or home selling decisions.

Reasons to Buy a Home in the Summer
Do you have kids in school? If so, you probably want to sell your house and move into a new one before the next school year starts. Moving over the summer lets kids finish the term at their old school, as well as explore the neighborhoods and make friends before the first day at their new school.

Houses and neighborhoods often look their best in the summer, with lawns, flowers, gardens and trees in full bloom. You can see how well neighbors take care of their grounds, whether kids are playing outside, and how much the neighborhood socializes at barbecues, the local pool, and the like.

Possible Cons to Buying During the Summer
Summer is a popular time for house hunters, and that means two things: competition and a possible spike in prices. You may find yourself struggling to see all the available homes, feeling pressure to choose quickly, getting caught in a stressful bidding war, or missing out on the home you want. If you can, you may want to wait until fall or winter, when the house selection is smaller but prices are lower and buyers and sellers are more focused. This again is a time to consult a trusted, top producing, seasoned Chicago real estate professional for your best plan of action.

Be Ready to Close
“Don’t blink, or it’s gone,” real estate agents advise. If you determine that summer is the best time for you to buy, be prepared to make an offer quickly, and don’t expect the seller to lower the price easily. Make sure you know your limits: Which home features are must-haves, and what is the most you are willing to spend? Also, keep in mind that even if you’re preapproved for a loan and are ready to push paper, it may take weeks or a couple months to close on the home. If you want to move in midsummer, you may need to start house-hunting in spring. More tips can be found HERE

July 2019- Ready to surpass expectations this summer and leave no stone unturned, Ian Schwartz with The Ian Schwartz Group has built a team of experienced, client-focused, top producing real estate professionals you’d want representing you this season. Find out why they say…..everything we touch turns to SOLD!

 

Top 5 Ways to Prepare for Spring 2019-Chicago Real Estate

Chicago homeowners planning to put their homes on the market shouldn’t wait for flowers to bloom before getting ready to sell. With spring being one of the busiest times for Chicago real estate transacting, having time to prepare can make for a much smoother selling experience. If you’re a prospective Chicago home seller, here are the top five things you can do now to get ready for an exceptional spring sale:

Ian Schwartz Group - 2019 Video Series on Youtube

Ian Schwartz Group – Coldwell Banker – Click the image to view the latest video in the 2019 monthly series

Your choice of an experienced Chicago listing agent will make a big difference in how quickly your home sells and how much of a profit you’ll realize. Get recommendations from friends and interview several Chicago listing agents to see which ones have the right experience with similar homes in your price range and area. A REALTOR® with a great marketing plan and deep local Chicago knowledge is extremely important. Don’t just go with the one who tells you they can sell for the highest price; choose someone who can present you with detailed market analysis and a good grasp of what you’re looking to do.

Research Your Market

If you plan to buy another Chicago home, an important decision to make is whether to sell your home first or make an offer on a new home before putting yours on the market. A knowledgeable REALTOR® can help you evaluate how fast homes are selling in your market and help you estimate how long it will take you to find a home. This decision also depends on your financing, so you may want to consult with a lender to see how you can finance the transition from one home to another if you choose not to sell your home first.

If you spend the winter months preparing for spring, you’ll find yourself ready to move fast when buyers come out of hibernation.

Improve Your Home

While you don’t necessarily want to do a major, expensive renovation project before you sell, you can make minor repairs and improvements that will make your home look fresher to buyers. Try things such as replacing the caulk and grout in your bathroom, updating old or rusted ceiling fans and light fixtures, and changing switch plates, doorknobs and other hardware for a clean and neat appearance. Consider painting your front door and trim even if your rooms don’t need new paint.

Clear Away the Clutter

If you visit model homes or open houses of homes that have been staged, you’ll never see a stack of unread magazines, children’s artwork loosely hanging on the refrigerator, or a cluster of unpaid bills on a table. While everyone has clutter, buyers want to see a fantasy version of your house, in which they can envision living. Once your home is on the market you’ll need to keep it as neat as possible. One way to make that easier is to reduce the amount of clutter you have on your shelves and surfaces. Put away items that are regularly on your kitchen sink and pack away the family photos that gather dust.

Start Packing

It may sound crazy to start packing months in advance of your move, but since you’ll eventually need to do this anyway, you might as well get organized now. We’re not suggesting you pack up your kitchen and eat off paper plates, but you can sort through your storage closets, attic, basement or garage to determine what you want to keep, what to give away and what to sell. Boxing up items will make your space look larger and neater when it’s time to show your home. You can also get an idea of whether you need to rent a storage facility while your home is on the market. More information HERE

For over 15 years, Ian Schwartz with The Ian Schwartz Group has enjoyed representing both Chicago buyers and Chicago sellers as a Licensed Broker Associate in the top ranking Coldwell Banker’s Lincoln Park Plaza office- 1840 N Clark St, Chicago, Illinois 60614-5881, one of the top five producing Coldwell Banker offices in the Country. Ian was given the distinguished title of being in the top 1% of agents within the Chicago Association of Realtors for 2013, 2014, 2015, and 2016. His sales consistently produce in excess of 50+ million dollars each year.  Additionally, with the help of his high ranking team, Ian steadily holds the coveted top 1% of Coldwell Banker agents within the United States. Think of spring and select a Chicago real estate group with a compelling profile of success and a client centered style that produce results. More information on Ian and his team can be found HERE and HERE.

4 Advantages to 2018 Autumn Home Buying-Chicago Real Estate

Do you know that the Chicago real estate market and 2018 conditions are also influenced by the seasons?

Right next to spring, fall is one of the busiest Chicago real estate time-frames of the year. Although you can buy and sell houses at any time, the 2018 fall Chicago real estate market offers certain benefits to home buyers and sellers, including year-end tax breaks, pleasant weatherFallRealEstate conditions for moving, and often a wider selection of houses. If you are shopping for a home during the fall and don’t want to miss out on a great opportunity, it’s a good idea to explore the possibility of pre-qualifying for a loan and to know what type of Chicago home you’re looking for and what you can realistically afford to buy.

Down below are the basic 4 benefits you can expect to enjoy during the autumn months:

 Getting Ahead of Mother Nature

Buying a house before the deep freeze of winter sets in is very appealing to most home buyers. Low temperatures and poor weather conditions make moving more difficult. No one wants to worry about icy roads, snowstorm warnings or blackout conditions on moving day. Furthermore, by wintertime, most kids have settled into school, established friendships, and become involved in extra-curricular activities. By moving in early autumn, not only do you avoid interrupting your children’s schooling (or higher educational pursuits in the case of teen and adult family members), but you gain the added benefit of eluding the sweltering summer heat.

 Historically more home-buying choices

Given that home buying and selling is at a peak during the fall season, the real estate world often becomes a highly competitive arena. While there may be added pressure to buy due to the quicker turnaround of houses on the market, at the same time you also benefit from the wider selection of homes available during this period. In fact, between the months of September and December, you may be fortunate enough to visit several open houses in a single day. Therefore, to make sure you don’t miss out on finding your dream house, it’s a good idea to examine the classified ads more often since the listings are updated more frequently.

 End-of-year tax breaks when closing

Come September and October, people are already starting to think about what year-end tax breaks they may be eligible for. Fortunately for homebuyers, owning a home can yield great dividends in tax returns. For example, both mortgage interest and property taxes are deductible from gross income. Furthermore, if you have prepaid some interest before the due date of your first payment and you close your loan before the year’s end, that amount will also be deducted.

 **An autumn tip to note

Given that fall is the second busiest season of the year for buying and selling houses, you may be tempted to put a bid on a home that is out of your price range for fear that another buyer will better your offer or snatch it before you. Carefully assess your financial situation ahead of time and before your feet hit the pavement.

Ian Schwartz with The Ian Schwartz Group, a top-selling Chicago real estate agent, one of the highest producing Realtors in the nation, consistently the #1 agent in Resale Sales Volume averaging more than 50+ million dollars in sales per year, knows Chicago real estate. He and his team are committed to listening and analyzing the needs of both buyers and sellers. They enjoy giving conscientious service and earning trust, loyalty, and friendship, all while providing concrete real estate results. They are located in one of the United State’s top ranking Coldwell Banker residential real estate offices-Lincoln Park Plaza – Clybourn Office, Illinois 60614-5881. More information HERE and HERE

 

Fall 2018 Home Maintenance Checklist-Chicago Real Estate

Is fall home maintenance as important as spring cleaning….absolutely!  The air on a brisk 2018 autumn morning inspires us to dutifully button up the home in preparation for cooler days and longer nights, right? Below is a quick reference guide full of safety inspired tips to sharpen up a Chicago home or any property for that matter:

Give the roof and chimney a look-over
Assuming your roof isn’t too steep, and isn’t covered with slate or tile, you may be able to carefully walk on it on a dry day. Look for broken or missing shingles, missing or damaged flashing and seals around vent pipes and chimneys, and damage to boards along the eaves.  Tip: Also peer down your chimney with a flashlight to make sure no animals have set up house in it. If you can’t get on your roof, perform this inspection with a ladder around the perimeter.

Weather-stripping to doors and windows a must
On doors, make sure the bottom seal is working properly — there are many sweeps, gaskets and thresholds designed to seal this gap. Doors generally need weather-stripping in their jambs as well.    Weather-stripping can be plastic, foam, felt or metal; its job is to seal small gaps, keeping moisture and cold air outside where they belong. Tip:  Look around your doors and windows: Is the weather-stripping torn or missing? This can become expensive if ignored. Adhesive-backed foam pads are easy to install for this purpose. Newer, energy-efficient windows generally don’t require added weather-stripping, but if your windows are older, weather-stripping can keep drafts at bay and

Don’t forget the gutters
they’ll be performing double duty soon with rainstorms and falling leaves—Do a quick visual check to make sure gutters are clear.

Exterior caulk is key
Carefully read manufacturer’s directions to make sure the caulk you buy will work where you plan to use it, and don’t forget to purchase a caulking gun. Early fall is a good time for this task because caulk becomes difficult to apply when the temperature falls. Think of caulk as weather-stripping in a tube. Tip: Any gap on the outside of your home can be a candidate for caulking. Look at transition spots: corners, windows, doors, areas where masonry joins siding, or places where vents and other objects protrude from walls.

Speculate Insulation
This is a good time to check the condition of insulation and see if you need more, especially if you live in an older home. You can purchase unbacked or loose-fill insulation if you are just beefing up what is already there. Tip: If you are adding batted insulation to a spot that has none, remember that the foil-backed side is the vapor barrier, and it must face the heated area.

For example, if you are laying fiberglass insulation in an unfinished attic floor to keep heat in the living room below, you should see pink when you’re done — not foil. If your walls lack insulation, consider having a professional install blown-in insulation foam. The energy savings will probably offset the cost of the procedure in a couple of years.

Ok on wood?
Wood piles attract insect and animal pests, so stack wood away from the house. Wood dries best when it’s protected from rain and has air circulating around it, so under the roof of a wall-less carport would be an ideal wood storage spot. If you have a wood stove, it’s not too early to lay in a supply of firewood. Tip: Though most of us buy whatever’s local, bear in mind that softwoods like fir and cedar burn faster and create hazardous creosote in the chimney, thus requiring more system maintenance and more wood. Hardwoods such as oak, hickory and maple are slow, hot, clean burners.

Remember the dryer vent
This is another one of those tasks that should be on your to-do list every six months. Scoot your clothes dryer away from the wall, unplug it, and vacuum behind it. Tip:  (If it’s a gas dryer, turn off the gas supply to the dryer at the appliance shutoff valve.) Unhook the tube that leads to the vent and clear as much lint from the tube as you can. Grab a shop vacuum, go outside, and tackle the outside dryer vent as well. More information HERE

October 2018 – Top producing, client-driven Ian Schwartz with The Ian Schwartz Group takes joy in over $50,000,000 sold so far this year; as well as outstanding testimonials such as: “This is where Ian really shines and his mental rigor as a former lawyer came into play. He is a masterful and brilliant negotiator. For this reason alone, it would be a mistake not to hire Ian if you are looking to purchase a new house. Ian does not stop working for you until you have the deal closed, keys in hand and are fully happy. I have the highest regard for his capability and would highly recommend him”.

Find out why Ian and his team say: everything we touch turns to SOLD!

 

2018-Back to School and Pre-Autumn Advice-5 Common First Time Home Buyer Mistakes: Chicago Real Estate

Buying-School-First TimeAre you a first time Chicago home buyer this 2018 fall season…enthusiastic and ready to get into the real estate market? It’s certainly that time of year when individuals consider moving whether for work, school, to reduce costs, better lifestyle access, the list is endless; but are you aware of the common pitfalls associated with taking the plunge? Listed below are the top 5 tips to consider before making the “move”:

  1. They don’t ask enough questions of their Realtor and/or lender and end up missing out on the best deal.
  2. They don’t act quickly enough to make a decision and someone else buys the house.
  3. They don’t find the right agent who’s willing to help them through the home buying process.
  4. They don’t do enough to make their offer look appealing to a seller.
  5. They don’t think about resale before they buy. The average first-time buyer only stays in a home for five years or less

A long-standing resource with over 15 years of experience, Ian Schwartz with The Ian Schwartz Group has enjoyed representing both first time home buyers and sellers as a top performing Licensed Broker/Real Estate Associate in Coldwell Banker’s high producing Lincoln Park Plaza office, one of the top five ranking Coldwell Banker offices in the Country. Ian and his team will have all your bases covered. They combine forces to ensure that your overall real estate experience will be exceptional. They are located within the Lincoln Park Plaza office

Advantages to Selling During 2018 Winter Months-Chicago Real Estate Market Trends

What is the whole truth about Chicago 2018 winter real estate? Homes are more likely to sell in winter than at any other time of year. Not only that, they sell quicker and they often sell for more money. These statistics hold, at various Winterhomepercentages, whether the home is in balmy San Diego, Calif., or snow forming parts of the Midwest.

Some national news headlines do us no favors by claiming that the reason for any possible winter sales slump is because of February’s “cold, dark weather” across most of the country. Sure, that can be a deterrent, but most of the slide in sales may be due to the media helping to form public perception that winter is a horrible season for real estate deals…simply not the case. Successful Chicago real estate professionals know better. Winter is actually a great season to sell a home, and below are just a few of the many reasons why:

Less Competition From Other Sellers

“Just your luck – you have to sell your home in winter, the slowest and dreariest sales season of all,” begins a column on winter real estate from USA Today. “Winter can be the toughest season to put a house on the market,” claims a writer at Fox News before he goes on to give tips to increase “chances of a winter sale.”

Naturally, many homeowners read these news items and decide to hold out until spring. Worse yet are the homeowners who take their homes off the market as winter approaches, aiming to re-list in spring. Sadly, they may be missing a prime opportunity to finally get the home sold – and for top dollar. Because other homeowners took the bait, however, there is far less competition for those that do list, and Chicago homeowners are definitely in the driver’s seat in a winter transaction.

Buyers Are More Motivated During Winter

What would motivate someone to buy real estate in the dead of winter, especially in areas with wicked weather? Job transfers are high on the list of reasons, so if you practice real estate in an area with large influxes of transferees aka relocating to Chicago, winter is an even better time to sell.

“It’s true that if your home isn’t on the market in winter, the new Microsoft manager relocating from California won’t see it and will thus buy another home,” writes Seattle agent and broker Sam DeBord for the Seattle Post-Intelligencer.

“But that same situation for a home seller who is on the market is magnified. Your competition is nowhere to be seen,” he continues. “While the buyer may have had 30 homes to choose from in June, there may only be 10 homes that fit their criteria in January. If they are motivated to buy, they will choose one of those 10 homes.” More information HERE

February 2018 – Ian Schwartz with The Ian Schwartz Group is dedicated to ongoing high ranking, top performing, client focused Chicago real estate expertise in winter and through all seasons.  This top producing, nationally awarded, savvy Chicago real estate team prides itself on leaving no stone unturned to find you the perfect home. If you are a seller, Ian and his experienced team will pour their hearts and souls into effectively marketing your home online and in print to have it seen by the largest possible audiences around the world. They will take all necessary measures to bring qualified buyers in the door and close the real estate sale(s) with ease.

Curb Appeal Holiday Quiz 2017-Chicago Real Estate

A job that should be done year round… the upkeep of curb appeal, a Chicago property staple for many. Take the Chicago curb appeal quiz (Holiday edition) and see if you’re keeping up with the 2017 season:

1. Driving home at night, you see a wide variety of Chicago outdoor decorations and cozy lit details. You then:

a. Enjoy the display and feel connected to the Chicago community.

b. Wonder how some people can afford to pay their electric bills!

c. Wishing your Chicago home looked that awesome!

2. The day after your holiday feast finds you:

a. Looking at a pile of dirty dishes and wondering if friends or family will help tackle them.

b. Reaching for your antacids and the remote.

c. Putting up your front yard holiday decorations.

3. You pull up in front of your Chicago home on a dark, windy and snowy night, and immediately:

a. Feel slightly uncomfortable that the front of the house hasn’t been tended to since the summer.

b. Are glad it gets dark early and you have no lighting to call attention to your home?

c. Feel a thrill of pride at living in a warm and welcoming Chicago home, graciously lit and beautifully decorated; ready for visitors, friends, family even buyers or sellers of Chicago real estate!

The following are tips especially for those of you who enjoy your holiday cheer — those who answered “b” we are talking to you! Make your Chicago home a joy to come home to and above all get noticed for all the right reasons:

• Light strands with battery packs make it possible to light potted porch plants with no fuss.

• Use battery-operated candles to create fire-safe luminaries to light your paths and driveway.

• Be sure outdoor lighting is on after dark. A timer or photocell can help with this.

• A natural wreath on the door made of fresh winter berries and foliage is a beautiful addition to any home. Colored garland over the doorway creates an added sense of welcome.

• Add a welcome mat, it helps keep your homes interior cleaner, and sends an instant assuring message when someone enters the home. More info HERE and HERE

 Happy Holidays from Ian Schwartz and The Ian Schwartz Group! Remember…everything we touch turns to SOLD!

5 Myths About Home Selling Exposed – Chicago Real Estate

Misinformation can waste your time and cost you money. When it comes time to list your Chicago home, you may need to do your research so you can separate fact from fiction, or enlist a trusted, experienced real estate expert toMyths assist and guide. Real estate agents from across the county participated in Zillow’s 2017 Home-Selling Season Survey identified five top real estate myths. The debunking of them should put in the frame of mind on the fast-track to selling your property:

Myth No. 1: The outside of my home isn’t as important as the inside.

Truth: Home buyers often make snap judgments, often based simply on a home’s exterior. Therefore, curb appeal is very important.

“A lot of buyers I work with have done some preliminary online searches or they’ve driven by properties before they even enlist my services,” says Bic DeCaro, a real estate agent Westgate Realty Group in Falls Church, VA. “If a property looks bad, if the yard is cluttered or the driveway is all broken up, there’s a chance they won’t ever enter the house – they’ll just keep driving.”

The great news is that it doesn’t cost a bundle to make some big changes to your home’s exterior appearance. Start by cutting the grass, trimming the hedges and clearing away any clutter. Then, for less than $50, you could put up new house numbers, paint the front door, plant some flowers or install a new, more stylish porch light.

Myth No. 2: I need to redo my kitchen and bathroom before selling.

Truth: While kitchens and bathrooms can increase the value of a home, you may not get a large return on investment if you do a major renovation just before selling.

Minor renovations, on the other hand, may help you sell your home for a higher price. New countertops or new appliances may be just the kind of bait you need to reel in a buyer. Check out comparable listings in your neighborhood and see what work you need to do to compete in the market.

Myth No. 3: If my house is clean, I don’t need to stage my home.

Truth: Clean and tidy is a good first step, but as more and more home sellers across the country have enlisted the services of professional home stagers, the bar has risen. It’s not enough anymore to toss dirty laundry in the closet and sweep the front steps.

Stagers strive to make homes appeal to a broad range of tastes. They can skillfully identify ways to highlight your home’s best features and compensate for its shortcomings. A stager might, for example, recommend removing blinds from a window that has a great view or replacing a double bed with a twin to make a bedroom look bigger. It’s common for stagers to de-clutter and depersonalize homes by putting furniture and family photos into storage. Or, if you’ve already moved out, a stager can move in furniture to give potential buyers a sense of how rooms might be used.

Myth No. 4: Granite and stainless steel appliances are no longer “in.”

Truth: The majority of home shoppers still want granite counters and stainless steel appliances. Quartz, marble and concrete counters also have wide appeal.

Myth No. 5: Home shoppers can look past paint colors they don’t like.

Truth: Moving is a lot of work and, while many home buyers realize they could take on the task of painting walls, they simply don’t want to.

That’s why one of the most important things you can do to update your home is to apply a fresh coat of neutral paint. Neutral colors also help a property standout in online photographs – which is where most potential buyers will get their first impression of your property.

Hiring a professional to paint the interior of a 2,000 square-foot house likely will cost $3,000 to $6,000, depending upon labor costs in your region. You could buy the paint and do the job yourself for $300 to $500. Either way, if a fresh coat of paint helps your home stand out in a crowded market, it’s probably a worthwhile investment. More tips HERE

October 2017-Ian Schwartz with The Ian Schwartz Group enjoys representing sellers and buyers this spring, with a client focused, top ranking profile of success. Ian and his team leave no stone un-turned, priding themselves on pouring their hearts and souls into effectively marketing Chicago real estate online and in print to have it seen by the largest possible audiences. Look to this dynamic and experienced group to confirm their mission….everything we touch turns to SOLD! 

2017 First Time Home Buyers: Top 9 Ways to Prepare-Chicago Real Estate

No time like the present when Chicago real estate is buzzing through the spring 2017 season. Interest rates are still fairly low, prices are attractive, and first time buyers are out and ready to buy. Use the tips below to determine if you are truly ready:

1. Know your credit landscape. Get a copy of your credit report to make sure it is accurate and to correct any errors immediately. A credit report provides a history of your credit, bad debts, and any late payments.

2. Do some saving. Do you have enough money saved to qualify for a mortgage and cover your down payment? Ideally, you should have 20 percent of the purchase price saved as a down payment. Also, don’t forget to factor in closing costs. Closing costs — including taxes, attorney’s fee, and transfer fees — average between 2 and 7 percent of the home price.

3. Figure in the costs of homeownership. This should include property taxes, insurance, maintenance and utilities, and association fees, if applicable.

4. Determine what you can afford. Generally, you can afford a Chicago home equal in value to between two and three times your gross income.

5. Explore your mortgage qualifications. How large of mortgage do you qualify for? Also, investigate different loan options — such as 30-year or 15-year fixed mortgages or ARMs — and decide what’s best for you.

6. Get preapproved. Organize all the documentation a lender will need to preapprove you for a loan. You might need W-2 forms, copies of at least one pay stub, account numbers, and copies of two to four months of bank or credit union statements.

7. Make your home wish list. Then, prioritize the features on your list.Select where you want to live. Compile a list of three or four Chicago neighborhoods you’d like to live in- Lincoln Park, Gold Coast, Old Town, Lakeview, Roscoe Village, Bucktown, Wicker Park, Lincoln Square, Ravenswood, Andersonville, River North, River East, Streeterville, North Center, Logan Square, West Loop, South Loop, Loop, Lakewood Balmoral, Edgewater, Old Irving Park, River West, Uptown, West Ridge? Take into account items such as schools, recreational facilities, area expansion plans, and safety.

8. Consider other sources of help with a down payment. Do you qualify for any special mortgage or down payment assistance programs? Check with your state and local government on down payment assistance programs for first-time buyers. Or, if you have an IRA account, you can use the money you’ve saved to buy your fist home without paying a penalty for early withdrawal.

9. Contact a Top Producing, Top Ranking Chicago REALTOR®. Find an experienced REALTOR® who can help guide you through the Chicago real estate process with ease.

More info HERE

The Ian Schwartz Group is a trusted resource for first time home buyers.  With more than 15 years of solid experience and results, this real estate group is ready to provide conscientious service; winning trust, loyalty and friendship all along the way!