Florida mansion sales surge as tax exiles seek savings

For the past year, Florida real estate agents have been actively courting wealthy Northeasterners who took a hit from the Trump administration’s tax overhaul. Now signs are emerging that some of those disgruntled taxpayers are indeed jumping at the chance to cut their tax bill by moving to Florida.

Luxury sales are slowing across the country, from New York to California, but they’re rising in South Florida. Million-dollar home sales in the fourth quarter jumped 7.5 percent from a year earlier in Miami-Dade County, 17 percent in Broward County and 15 percent in Palm Beach County. In Fort Lauderdale, the median price for a luxury condo jumped 26 percent to almost $1.6 million, according to data on the top 10 percent of sales released today by appraiser Miller Samuel Inc. and brokerage Douglas Elliman Real Estate.

Donald Trump’s tax overhaul got Bloomington, Illinois, executive Jim Morris looking at South Florida for a $10 million-plus mansion with his own piece of beach, low property levies and no state income tax.

“It’s not just the weather,” he said. “The advantages of the tax code are greatly appreciated.”

While the tax advantages of relocating to Florida vary depending on income and where the people are moving from, residents of high-tax states who are able to relocate are checking it out, say local brokers. Morris, 58, said he may even bring his packaging company’s headquarters with him. Hedge fund managers, retirees and other wealthy folks from high-tax states are also looking at Florida.

Foreign Buyers

Real estate brokers in the state are targeting buyers from the Northeast and other parts of the country with higher property and state taxes as Latin American buyers have pulled back amid political and economic unrest at home and a plunge in their currencies against the dollar. Last year’s federal tax bill, among other changes, limits deductions for state and local tax. The savings would mainly accrue to those making more than $1 million per year.

“New Yorkers are the new foreign buyers in Florida,” said Jonathan Miller, president of Miller Samuel. “For people who were looking for a reason to make domicile in Florida, the new tax laws made that decision easier.”

The data suggest Broward and Palm Beach counties -- typical destinations for
Northeasterners -- are outperforming majority Spanish-speaking Miami-Dade. But David Martin, developer Terra’s founder and chief executive, said to beware of distortions from a handful of high-end condominium development closings.

New Projects

“New projects in Broward are going to skew your statistics more than they will
in Miami," he said. “All three counties are going to be benefiting from this tax migration."

Jorge Perez, the billionaire Related Group chief executive, said he sold 83 of the high-end condos at his Auberge Beach Residences & Spa in Fort Lauderdale last year. He added that foreign buyers are still coming to Florida and Broward County might finally be shedding its reputation as purely appealing to Americans.

“That spurt from international buyers has helped Fort Lauderdale a lot, because before it was purely a local and national market," he said.

Michelle Noga, an agent at William Raveis South Florida who is working with Morris from Bloomington, said customers have been paying close attention to Florida residency requirements.

“I just finished a showing with some people from Boston," she said of the retirees. "They want to live there for six months and one day.”

The tax changes have been good for the Palm Beach Hedge Fund Association, which has seen its membership swell to 1,700, increasing 10 to 15 percent over the past year, according to founder Dave Goodboy.

Hedge Funds

“I get phone calls on a weekly basis with people wanting to relocate here, both firms and individuals," Goodboy said. “About 80 percent of our members are in the area. The rest are interested in coming here.”

Morris and his wife, Lori, began searching in Palm Beach about nine months ago. While most of his more than 400 employees work in manufacturing plants, he has been talking to the 20 employees in the company headquarters about a possible move, he said.

“We’re looking for the right estate -- I want my own piece of beach, basically,” Morris said. “Right now, we pay a lot of state income tax.”

2019 a Buyer's Market! Housing market will be slower, steadier as higher interest rates weigh on prices.

It looks like 2019 could be a buyer’s market in real estate, but that’s not necessarily a good sign for the economy.

Home prices, while still higher than a year ago, are pulling back in most major markets, according to a report released Wednesday. Values in November were 5.1 percent higher compared with November 2017, CoreLogic said. That is down from the 5.4 percent annual gain seen in October. CoreLogic is now projecting a smaller, 4.8 percent gain in November 2019.

The decline in asking prices comes as sellers face a new reality of higher interest rates and affordability worries among potential buyers.

“The rise in mortgage rates has dampened buyer demand and slowed home-price growth,” said Frank Nothaft, chief economist at CoreLogic. “Interest rates for new 30-year fixed-rate loans averaged 4.9 percent during November, the highest monthly average since February 2011. These higher rates and home prices have reduced buyer affordability.”

• Home values in November were 5.1 percent higher compared with November 2017, according to a report released Wednesday by CoreLogic. But that is down from the 5.4 percent annual gain seen in October.
• The slowdown in asking prices comes as sellers face a new reality of higher interest rates and affordability worries among potential buyers.
• CoreLogic is now projecting a smaller, 4.8 percent gain in November 2019.

There is also more supply on the market now, as new listings come out amid a slower sales pace. Last spring, more than half of the nation’s 50 largest housing markets were considered “overvalued,” meaning prices were at least 10 percent higher than their long-term sustainable levels. In November, that share slipped to 44 percent.

Mortgage rates shot up in the fall, and by the start of November the average rate on the popular 30-year fixed mortgage sat just over 5 percent, according to Mortgage News Daily. It has since fallen back, in response to the major sell-off in the U.S. stock market, and wider concerns over global economic growth. The rate hit 4.61 percent on the last day of 2018. That is still 57 basis points higher than the end of 2017

For Third Straight Month U.S. Housing Inventory Grows...

After nearly four years of annual declines in inventory, the number of homes for sale has now increased year-over-year for three straight months.

That’s a bit of good news for home shoppers who face less competition as homes stay on the market for longer. But inventory levels are still well below where they were five years ago, and small increases have yet to meaningfully reverse those deficits. A year ago, inventory fell 9.1 percent on an annual basis.

Some of the markets that previously were among the hottest in the country are seeing the biggest increases in available homes, but these are also the places where restricted inventory created more competition for potential buyers.

After years of intense inventory shortages and cutthroat competition, any gains in inventory should be embraced by home buyers. Unfortunately, the small recent gains are not nearly enough to fully erase the existing deficit, nor are they evenly distributed – there are roughly twice as many homes available for sale in the higher reaches of the market than there are at the lower, more competitive end. Inventory levels are no longer in a free fall and are currently bumping along the bottom. And unfortunately, it’s looking increasingly unlikely that we’ll see a meaningful upward surge in inventory any time soon. Building activity has been sluggish at best. And potential sellers may now be thinking twice about listing their home for sale in a rapidly rising interest rate environment, when a similar home to the one they’re already in – let alone a larger or more expensive one – is likely to cost them more per month. This is a step in the right direction, but there’s a long march to go.”

Rents saw a slight increase in November after three months of flat or even declining costs. The median U.S. rent is $1,449, up 0.5 percent from a year earlier. Annual rent appreciation slowed since early 2018, even seeing slight declines in the fall. Orlando saw the biggest increases in rents, up 4.4 percent and 3.9 percent.

Mortgage rates ended the month at 4.57 percent, just above the monthly low of 4.56 percent. Rates peaked at 4.75 percent at the beginning of the month their highest level since 2011 based on thousands of custom mortgage quotes submitted daily to anonymous borrowers, several mortgages sites reflect the most recent changes in the market.

Miami Enjoys Over $3.1 Billion in Residential Sales in Q3

According to the Miami Association of Realtors, total Miami-Dade County home sales surged 15.2 percent in 3Q 2018 as median prices for all properties rose for the 27th consecutive quarter.

Total Miami sales rose 15.2 percent, from 5,895 to 6,792. Miami condo transactions jumped 16.7 percent, from 3,021 to 3,524. Miami existing single-family sales increased 13.7 percent, from 2,874 to 3,268. Third quarter statistics include September, which was impacted by stalled sales in 2017 due to Hurricane Irma. While sales have been trending upwards, the percentage is higher than it might have been because of closings delayed by the hurricane last year.

"The statistics are being compared to a quarter that saw many South Florida home sales stalled, but a long view analysis of Miami real estate shows a market thriving with high demand and low supply," MIAMI Chairman of the Board George C. Jalil said. "Miami single-family home sales are on pace to better last year's total home sales numbers, and Miami condos have posted positive gains in three of the last four quarters."

$3.1 billion in Total Miami Sales Volume in 3Q 2018

Total sales volume accounted for $3.1 billion in 3Q 2018, a 24 percent increase from the $2.5 billion sales volume a year ago. The sales do not include Miami's multi-billion-dollar new construction condo market.

Non-distressed sales comprised 93 percent of all closed residential sales in 3Q 2018 vs. 90 percent in 3Q 2017. Only 6.8 percent of all closed residential sales in Miami were distressed in 3Q 2018, including REO (bank-owned properties) and short sales, compared to 10.4 percent in 3Q 2017. In 2009, distressed sales comprised nearly 70 percent of Miami sales.

Short sales and REOs accounted for 1.5 and 5.3 percent, respectively, of total Miami sales in 3Q 2018. Short sale transactions decreased 29.2 percent year-over-year while REOs fell 23.6 percent.

Miami Luxury Homes Sales Surge 27.9 Percent

Total luxury home sales ($1 million and above) jumped 27.9 percent, from 343 in 3Q 2017 to 439 in 3Q 2018.

Single-family home luxury sales fueled the $1-million-and-above transaction surge, increasing 33 percent to 254 transactions in 3Q 2018. Condo luxury transactions increased 21.7 percent to 185 transactions in 3Q 2018.

A rise in sales among mid-priced condos also played a key role in 3Q 2018. Miami condo sales in the $150,000 to $400,000 range increased 27.8 percent year-over-year, from 1,772 sales to 2,264.

Low mortgage rates make purchasing a home more affordable. According to Freddie Mac, the interest rate for a 30-year fixed-rate mortgage averaged 4.57 percent for 3Q 2018, up from the 3.89 percent recorded during the same quarter a year earlier.

Miami Median Prices Rise for 27th Consecutive Quarter

The median price for single-family homes in Miami-Dade County increased to $360,000 in the third quarter, an 8.5 percent jump from $331,750 in the same period last year. The median price for existing condominiums increased 3.3 percent year-over-year from $227,500 to $235,000.

Median prices have now increased for 27 consecutive quarters, a streak spanning 6.75 years.

Statewide, the median sales price for single-family existing homes in 3Q 2018 was $255,000, up 6.3 percent from the same time a year ago, according to Florida Realtors. The statewide median price for condo-townhouse properties during the quarter was $182,500, up 6.1 percent over the year-ago figure.

The national median existing single-family home price in the third quarter was $266,900, up 4.8 percent from the third quarter of 2017 ($254,700), according to the National Association of Realtors.

Hot Markets Overview Reveals Strong Demand and Limited Supply in Many Local Areas

Months' supply of inventory is a strong indicator of real estate activity. Top Miami neighborhoods with the lowest months of supply of inventory in 3Q 2018:

Single-Family Homes

• Richmond Heights, a small community south of Kendall, had 7 months supply
• Westview, a north Dade community south of Opa-locka, had 4 months supply
• Palmetto Estates, a South Dade community west of Palmetto Bay, had 2.7 months supply
• El Portal, a small community south of Miami Shores, had 2.8 months supply
• Palm Springs North, a northwestern Dade community south of the Broward line, had 3.0 months supply

Condominiums

• Three Lakes, a South Dade community west of Kendall, had 2.2 months supply
• Richmond West, a south Dade community west of Palmetto Bay, had 1.9 months supply
• Tamiami, a South Dade community west of Kendall, had 2.2 months supply
• Naranja, a south Dade community north of Leisure City, had 2.5 months supply
• Miami Lakes, a north Dade town north of Hialeah, and Kendale Lakes, a south Dade community west of Kendall, each had 2.7 months supply

National, State Home Sales in 3Q 2018

Nationwide existing-home sales, including single family and condos, decreased 2.6 percent to a seasonally adjusted annual rate of 5.273 million in the third quarter, down from 5.413 million in the second quarter. That number is 2.4 percent lower than the 5.403 million pace during the third quarter of 2017, according to NAR.

Closed sales of single-family homes statewide totaled 72,843 in 3Q 2018, up 7.5 percent from the 3Q 2017 figure, according to Florida Realtors. Looking at Florida's condo-townhouse market, statewide totaled 28,894 during 3Q 2018, up 9.5 percent compared to 3Q 2017.

Balanced Market for Single-Family Homes, Buyer's Market for Condos 

At the current sales pace, the number of active listings represents 6.2 months of inventory for single-family homes and 13.6 for condominiums. A balanced market between buyers and sellers offers between six and nine months of supply inventory.

Miami real estate had 22,087 active listings in the third quarter, a 5.7 percent increase from the 20,894 listings at the same time last year. The inventory for single-family homes increased 9.8 percent, from 6,060 to 6,652. Miami existing condo inventory grew 4.1 percent, from 14,834 to 15,435.

Miami Homes Selling Close to List Price 

The median percent of original list price received was 95.7 percent for single-family homes and 94.1 percent for condos in 3Q 2018.

The median time to contract for single-family home listings was 44 days, a 4.8 percent increase from 42 days in 3Q 2017. The median time to contract for existing condos was 74 days, a 5.7 percent increase from 70 days in 3Q 2017.

The median time to sale for single-family homes decreased 4.3 percent, from 94 days to 90. The median time to sale for existing condos increased 1.8 percent, from 114 to 116

Miami Cash Sales Almost Double National Figure 

Cash sales represented 36.1 percent of Miami closed sales in the third quarter of 2018, compared to 39.9 percent in 3Q 2017. About 21 percent of U.S. home properties are made in cash, according to the latest NAR statistics. The high percentage of cash buyers reflects Miami's top position as the preeminent American real estate market for foreign buyers, who tend to purchase with all cash.

Cash sales accounted for 49.4 percent of all Miami existing condo sales and 21.8 percent of single-family transactions.

Mortgage Rates in U.S. Decline in Early November...

According to Freddie Mac's most recent Primary Mortgage Market Survey for November 2018, U.S. mortgage rates dropping slightly after last week's increases.

Sam Khater, Freddie Mac's chief economist, says, "While higher mortgage rates have led to a decline in home sales this year, the weakness has been concentrated in expensive segments versus entry-level and first-time buyer which remains firm throughout most of the rest of the country. Despite higher mortgage rates, the monthly mortgage payment remains affordable. For many buyers the chronic lack of entry-level supply is a larger hurdle than higher mortgage rates because choices are limited and the inventory shortage has caused home prices to rise well above fundamentals."

Freddie Mac News Facts

• 30-year fixed-rate mortgage (FRM) averaged 4.83 percent with an average 0.5 point for the week ending November 1, 2018, down from last week when it averaged 4.86 percent. A year ago at this time, the 30-year FRM averaged 3.94 percent.

• 15-year FRM this week averaged 4.23 percent with an average 0.5 point, down from last week when it averaged 4.29 percent. A year ago at this time, the 15-year FRM averaged 3.27 percent.

• 5-year Treasury-indexed hybrid adjustable-rate mortgage (ARM) averaged 4.04 percent with an average 0.3 point, down from last week when it averaged 4.14 percent. A year ago at this time, the 5-year ARM averaged 3.23 percent.

(http://www.worldpropertyjournal.com/real-estate-news)

Miami Home Sales Spike 35 Percent Annually in September

According to a new report by the Miami Association of Realtors, total Miami-Dade County home sales in September 2018 surged 35.7 percent last month a year after Hurricane Irma brought minimal damage and stalled hundreds of sales in September 2017.

Miami-Dade single-family home sales jumped 43 percent year-over-year, from 684 to 978, in September. The condo market continued trending upward with 29.5 percent more sales in September 2018 vs. September 2017. Miami condo sales have risen in seven of the last nine months. 

"Miami is one of the most resilient communities in the world and our real estate market embodied that resiliency by bouncing back as expected from stalled transactions in September 2017," said MIAMI Chairman of the Board George C. Jalil. "The sales growth continues a trend of increased Miami home sales, particularly in the existing condo market."

Miami Single-Family Home Sales Jump 43 percent

Miami-Dade County single-family home sales increased 43 percent year-over-year, from 684 to 978. The Miami market has registered 9,851 single-family home sales year to date, an increase of 0.7 percent from this time last year.

The largest segment of growth for single-family home sales is the $200,000 to $600,000 range. The segment recorded 757 single-family home sales, an increase of 49 percent from September 2017.

Miami Existing Condo Sales Have Increased in Seven of the last Nine Months

Miami existing condo sales increased 29.5 percent year-over-year in September, from 804 to 1,041. The Miami market has registered 10,531 existing condo sales year to date, an increase of 5.2 percent from this time last year.

The largest segment of growth for existing condo sales is the $150,000 to $300,000 range. The segment recorded 539 condo sales, an increase of 47.7 percent from September 2017.

Sales Dollar Volume Jumps 42.6 Percent to $900 Million 

Total sales volume increased to $900 million from $631.1 million in September 2017. Existing condo sales volume increased from $304.7 million to $374.3 million (an increase of 22.8 percent). Single-family home total dollar volume rose 61.1 percent, from $326.4 million to $525.7 million.

Luxury sales played a significant role in the rise of the total sales volume. Miami single-family $1 million-and-up luxury sales jumped 62.2 percent, from 45 to 73 transactions. Existing luxury condo sales increased 25.6 percent, from 43 to 54 transactions. 

Luxury single-family home sales have now increased for five consecutive months. Luxury existing condo sales have increased in five of the last six months.

Lack of access to mortgage loans continues to inhibit further growth of the existing condominium market. Of the 9,307 condominium buildings in Miami-Dade and Broward counties, only 12 are approved for Federal Housing Administration loans, down from 29 last year, according to Florida Department of Business and Professional Regulation and FHA.

Nearly Seven Consecutive Years of Price Appreciation in Miami 

Miami-Dade County single-family home prices increased 7.5 percent in September 2018, increasing from $335,000 to $360,000. Miami single-family home prices have risen for 82 consecutive months, a streak of nearly seven years. Existing condo prices rose 1.3 percent, from $234,500 to $237,500 in September. Condo prices have increased in 85 of the last 88 months.

Low mortgage rates make purchasing a home more affordable. According to Freddie Mac, the average commitment rate for a 30-year, conventional, fixed-rate mortgage increased to 4.63 percent in September from 4.55 percent in August. The average commitment rate for all of 2017 was 3.99 percent.

Miami Distressed Sales Continue to Drop, Reflecting Healthy Market 

Only 6.8 percent of all closed residential sales in Miami were distressed last month, including REO (bank-owned properties) and short sales, compared to 9.1 percent in September 2017. In 2009, distressed sales comprised 70 percent of Miami sales.

Total Miami distressed sales increased 1.5 percent year-over-year, from 135 in September 2017 to 137 last month.

Short sales and REOs accounted for 1.6 and 5.2 percent, respectively, of total Miami sales in September 2018. Short sale transactions increased 3.2 percent year-over-year while REOs increased 0.9 percent.

Nationally, distressed sales accounted for 3 percent of sales (lowest since NAR began tracking in October 2008), down from 4 percent a year ago.

Miami Real Estate Selling Close to List Price 

The median number of days between listing and contract dates for Miami single-family home sales was 47 days, an 14.6 percent increase from 41 days last year. The median number of days between the listing date and closing date for single-family homes was 91 days, a 1.1percent decrease from 92 days.

The median time to contract for condos was 70 days, a 4.1 percent decrease from 73 days last year. The median number of days between listing date and closing date decreased 7.5 percent to 111 days.

The median percent of original list price received for single-family homes was 95.6 percent. The median percent of original list price received for existing condominiums was 94.7 percent.

National and State Statistics 

Nationally, total existing-home sales fell 3.4 percent from August to a seasonally adjusted rate of 5.15 million in September. Sales are now down 4.1 percent from a year ago (5.37 million in September 2017). 

Statewide closed sales of existing single-family homes totaled 21,087 last month, up 17 percent compared to September 2017, according to Florida Realtors. Statewide closed condo sales totaled 8,492 last month, up 14.6 percent compared to a year ago.

The national median existing-home price for all housing types in September was $258,100, up 4.2 percent from September 2017 ($247,600). September's price increase marks the 79th straight month of year-over-year gains.

September was the 81st month-in-a-row (over six and a half years) that statewide median sales prices for both single-family homes and condo-townhouse properties increased year-over-year. The statewide median sales price for single-family existing homes was $251,610, up 4.9 percent from the previous year, according to Florida Realtors. The statewide median price for condo-townhouse units in September was $182,500, up 5.5 percent over the year-ago figure. 

Miami's Cash Buyers Represent almost Double the National Figure 

Miami cash transactions comprised 35.4 percent of September 2018 total closed sales, compared to 43.5 percent last year. Miami cash transactions are almost double the national figure (21 percent).

Miami's high percentage of cash sales reflects South Florida's ability to attract a diverse number of international home buyers, who tend to purchase properties in all cash. Miami has a higher percent of cash sales for condos due to lack of financing approvals for buildings.

Condominiums comprise a large portion of Miami's cash purchases as 48.9 percent of condo closings were made in cash in August compared to 21.1 percent of single-family home sales.

Balanced Market for Single-Family Homes, Buyer's Market for Condos 

Inventory of single-family homes increased 9.8 percent in September from 6,060 active listings last year to 6,652 last month. Condominium inventory increased 4.1 percent to 15,435 from 14,834 listings during the same period in 2017.

The increase in inventory is for properties above $300,000 for condos and for properties above $600,000 for single family homes.

Monthly supply of inventory for single-family homes increased 10.7 percent to 6.2 months, which indicates a balanced market. Existing condominiums have a 13.6-month supply, which indicates a buyer's market. A balanced market between buyers and sellers offers between six and nine months supply of inventory.

Total active listings at the end of September increased 5.7 percent year-over-year, from 20,894 to 22,087. Active listings remain about 60 percent below 2008 levels when sales bottomed.

New listings of Miami single-family homes increased 73.9 percent to 1,682 from 967. New listings of condominiums increased 59.9 percent, from 1,429 to 2,285. The numbers are impacted from the stalled transactions after Hurricane Irma in September 2017.

Nationally, total housing inventory at the end of September decreased from 1.91 million in August to 1.88 million existing homes available for sale, and is up from 1.86 million a year ago. Unsold inventory is at a 4.4-month supply at the current sales pace, up from 4.3 last month and 4.2 months a year ago. 

Homebuying in the fall: 6 good reasons not to wait for spring

Spring and summer have long been considered the best time to buy a house. Their seasonal sibling, fall, is usually hidden under a mound of leaves. After all, potential buyers are thinking more about spooky houses and houses filled with the aroma of roast turkey; they aren’t thinking about house-hunting.  

According to Margaret Heidenry in an article for Realtor.com, “The best month to snag a deal when buying a home? October. This isn’t just some random guess; it’s based on RealtyTrac’s analysis of more than 32 million home sales over 15 years. The resulting data showed that on average, October buyers paid 2.6% below estimated market value at the time for their homes.”  

For a $300,000 house, that’s a savings of $7,800. “Those savings are nothing to sneeze at,” Heidenry writes, “so bargain hunters should get hopping once autumn rolls around.”

Szwed lists the following six reasons for buying a home in the fall:

1. You see a house’s exterior issues better.Green grass and plant life around the house may look fantastic in spring or summer. “In fact, you may focus on the beautiful landscaping and not see the deck’s deteriorating wood or the rain gutters hanging precariously along the eaves,” noted Szwed. “Viewing houses in the fall, you can spot exterior flaws and even landscaping problems, setting you up to deal with these issues before you buy the house.”
2. It’s easier to get your agent’s attention.
   In spring or summer, real estate agents are busy.  They have long lists of things to do for many more clients than in the fall. “If you are one of their clients, you may get lost in the agent’s scramble to get too many things done for too many clients,” added Szwed. “In the fall, when things are slower, your agent may be able to devote more time and attention to your house-buying needs.”
3. Pressure to buy is lower.
   You may feel pressured to buy too quickly when houses are selling like hotcakes in the spring and summer. “If you don’t rush, you can carefully consider and compare houses,” stated Szwed. “You can  work your way through the home-buying process at a stress-free pace.”
4. You may find a better deal.
   Fewer buyers may mean sellers sometimes lower their asking price, especially if the house has been on the market throughout the spring and summer. After waiting for months, a seller may be ready to take less money for the house just so they can move on.
5. You may have a better chance of avoiding a bidding war.
   Buyers can take advantage of a seasonal hiatus, like when the kids go back to school because sales slow down at that time. “When the competition for homes weakens, there’s less of a chance that you’ll be outbid by someone else,” said Szwed.
6. You have time to get a tax break.
   “You can deduct certain expenses, including mortgage loan interest and property taxes, on your tax returns,” concluded Szwed. “You’ll have up to December 31st to close on a home and still write off qualifying expenses for a spring tax filing. It may only trim a few hundred dollars off your tax liability but every dollar counts.”

(https://miamiagentmagazine.com/2018/10/08/homebuying-fall-6-good-reasons-not-wait-spring/)