karlpopper
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Posts posted by karlpopper
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My property taxes, like most of yours - I'm sure, have skyrocketed. In the past 5 years my tax value has increased 61%. This is suppose to be based on market value. I wish my market value was up 61%, but since I had my house on the market 2 years ago, I can assure that it not near what HCAD says it is.
I'm scheduled for a hearing on June 15. I need to get all my ducks in a row. Any advise will be greatly appreciated.
When I requested the protest hearing, the reason I gave was that my Kitchen is not updated. My meaning is that I do not have new cabinets or granite countertops or pricey appliances. The last time my kitchen had a remodel job was 1970. This was a big draw back when trying to sell the house. Don't get me wrong, my kitchen is not "ugly" it's just not new like a lot of kitchens around me are.
I also noticed that my appraisal shows I have 4 bedrooms. I only have 3. I'm not sure where they got their information. I wonder if they are counting what use to be a bedroom, that now is the bathroom attached to the master bedroom.
I have a converted attic space which they show as approx 750 sq ft living space. Another argument I want to bring up is that attic space is not 100% living space. The ceilings are very slanted and there is only a hall wide (ok- wide hall wide) size walk way down the middle of the space where you can stand up. There are two very small bedrooms (no more than 10 x 10) a bathroom and this small space in the middle (no bigger than the bedrooms) that we call the game room. Trust me no room to play games. This was another draw back when trying to sell the house is that the upstairs is too small.
I have been doing comparions on other houses in the 3 block radius of my house and I think I am way over valued. What else do I need to be looking at or thinking about?
Thanks, Martha
Hi Martha,
read the last FAQ question/answer one the web page below. this is one of the few sites that allow the average homeowner to get direct access to the "AVM" for their home. This is the method that most banks use.
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I voted Lakeside Enclave because of the price range and the proximity to everything that Lakes on the Parkway has. It's a good gated community. Small, probably not the best planned, but a strong and tight HOA with good people. That's important.
Here's an invaluable link to Kelliwood neighborhoods and their various pricing trends for 2004 and 2005. Kelliwood itself is my favorite. I like Kelliwood Gardens a great deal, some friends of my husband's have lived there for about 10 years now and love it.
Check out Green Trails, too, if you get a chance.
http://www.chron.com/c/apps/HomeFront/hf.m...ubdiv=Kelliwood
Hi Parrot,
Which westside subdivisions have the strictist deed restrictions and HOA enforcement in your opinion. I noticed on another forum that you liked barkers ridge and deerfield village because of their strict upkeep standards. Where did you you end up moving to...
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I am interested in finding out about Nottingham Country.
What is the history of this subdivision? Who were the builders? General quality of the houses?
Are there "good" areas and "not so good" areas?
Is there any sense of community and if so what is it like?
What is the culture of the area - mostly older people/teenagers/young families/a mixture?
I know it is a large subdivision so probably quite varied - so tell me all you can!
For info, we have a young family and are attracted by the established feel of the neighborhood and proximity to amenities. We are not looking to buy until well into next year but our budget will be probably up to around 280K.
Thanks for any info!
Hi Import,
Kickerillo built nottingham country. They are considered one of the premier custom builders in houston (they built out kelliwood, fleetwood, twin lakes, thornwood, lakes of parkwayetc). They build solid houses and do not make many mistakes when it comes to community layout (see subdivisions mentioned above on MLS for proof) (http://www.kickerillo.com/).
It has the best established appearance and layout in Katy in my opinion except for kelliwood lakes.
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Ok guys, I have been a resident of Houston for about a year now and have been renting a place in Midtown ever since. I have finally decided that its time to stop throwing away my money and buy a place. Myself and my-soon-to-be fiancee both work Downtown and feel pretty strongly about not having to drive more than 15-20 minutes to work each morning. Because I am fairly new to the city, and also bc most of the people I work with live in Sugarland, my knowledge of Inner Loop neighborhoods is fairly limited. A friend told me I should visit this site and ask for opinions.
Because I travel alot on the weekends and work late during the week, I dont really have much time or energy to pour into renovating or repairing issues in my home. Consequently, in the initial stages of my search for a new home, I was gung-ho about townhouses because they are new, cheaper and in my mind would need less maintenance. So I started looking around Midtown, Montrose, and Rice Military areas for townhomes that were in my price range. Which by the way is from 170 to 250k. I really liked these areas and found some decent places but then became hesistant to purchase a townhome the more I learned about their resale potential. With my work, I may have to move in 7-10 years so I dont want to be in a postion where I lose money because my place isnt "the new thing on the block".
So then recently I shifted my attention to some smaller single family homes in areas like Montrose, Woodland Heights, Norhill and Houston Heights. Despite the lower sq. ft of these homes, I like the idea of having a yard, a porch, a garage, and storage area. But like I said, I lack the time and expertise to make substantial repairs to an older home. And this area may be a big change for me with regards to the convenience of a place like Midtown where restaurants, bars, and grocery stores are just a few blocks away.
So my question to the forum is this:
Knowing my price range and other concerns, should I give townhomes a second chance or should I continue trying to find the perfect single family home/bungalow?
Hi Nevermore,
In my opinion these are the factors that influence and drive townhome values.....
1. whether the townhome is located in a district where the scools are good. i.e., ideally the elemenatry school should be exemplary, the middle school recongnized and the high school preferably recognized (but doesn't matter that much as long as they have IB or AP or honors program)
2. How many units are in the community (the fewer the better).
3. How many units are owner-occupied or rented (the more rental units there are the more the value declines). The high price over 300k usually don't have this problem. In your price range you will lose money because they will be rented. All banks, appraisers and realtors have access to this data.
4. How upscale are the interirors ie., look for granite counters in kitchen and baths, real stone floors i.e., slate, travertine or marble, double and triple crown in every room, upgraded carpet (berber), stainless steel appliances, wainscott or decorative raised molding on walls, decorative paint colors.
5. aesthetic design and appearance. How the garages appear from the exterior is very important. If you can't see the garages as you drive up to the units the higher the value will be intrinsically. If garage doors are stain grade wood versus paint grade the higher the value. if exterior cladding is stucco or brick the higher the value (i.e., little to no hardi-plank board).
6. if it has a small or tiny yard the better value. land ownership adds a lot of value.
In general a townhome will never appreciate like a home unless it is located in a prime in-town location where housing values are very high like river oaks, piney point village, bunker hill village etc which are all zoned for exemplary rated schools.
This is a good site for townhome information especially new developments
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My property taxes, like most of yours - I'm sure, have skyrocketed. In the past 5 years my tax value has increased 61%. This is suppose to be based on market value. I wish my market value was up 61%, but since I had my house on the market 2 years ago, I can assure that it not near what HCAD says it is.
I'm scheduled for a hearing on June 15. I need to get all my ducks in a row. Any advise will be greatly appreciated.
When I requested the protest hearing, the reason I gave was that my Kitchen is not updated. My meaning is that I do not have new cabinets or granite countertops or pricey appliances. The last time my kitchen had a remodel job was 1970. This was a big draw back when trying to sell the house. Don't get me wrong, my kitchen is not "ugly" it's just not new like a lot of kitchens around me are.
I also noticed that my appraisal shows I have 4 bedrooms. I only have 3. I'm not sure where they got their information. I wonder if they are counting what use to be a bedroom, that now is the bathroom attached to the master bedroom.
I have a converted attic space which they show as approx 750 sq ft living space. Another argument I want to bring up is that attic space is not 100% living space. The ceilings are very slanted and there is only a hall wide (ok- wide hall wide) size walk way down the middle of the space where you can stand up. There are two very small bedrooms (no more than 10 x 10) a bathroom and this small space in the middle (no bigger than the bedrooms) that we call the game room. Trust me no room to play games. This was another draw back when trying to sell the house is that the upstairs is too small.
I have been doing comparions on other houses in the 3 block radius of my house and I think I am way over valued. What else do I need to be looking at or thinking about?
Thanks, Martha
Go to the website below for some invaluable information and real time valuation data which may assist you in winning your case.
http://www.voxproperty.com/cgi-bin/school_...?default_mode=1
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Well, you're not going to like this
LOL...but Cinco Ranch is tops on my list as far as amenities, strong HOA, and community involvement (though I HAVE heard some villages/streets are better than others). I'd say Kelliwood and all it encompasses would be next, along with Windsor Park Estates (which backs up to Green Trails) and then Lakes on the Parkway (along with the smaller, gated Lakeside Enclave) and Twin Lakes. I do like Grand Lakes a lot, but I do not get the "intimate community" feel I do from Cinco Ranch (esp their more "upscale" neighborhoods). By far, though, my favorite westside neighborhoods with the strongest HOA's are inside 6-- the older, totally established and upscale neighborhoods of Wilchester, Nottingham, Nottingham Forest, Yorkshire, and some of the smaller neighborhoods in between. You won't find more down to earth people regardless of the $$$ spent on their home. Of course anybody can tell you the best way to find out if your community is active is to get out there and look who is outside chatting on a weekend or holiday.
Some of the "pissiest" neighborhoods (LOL) have the WORST community activism. Royal Oaks Country Club is a great example. Beautiful community, but I hear HORRIBLE things about the neighbors themselves. Some of the more modest subdivisions with kids seem to be the most active. In Memorial, with the neighborhoods I mentioned above, it is seperate yet all together....and lots of people are very involved in various activities. It's like a master planned subdivision yet isn't planned at all....it just is the way it is because people care enough around here. There are tons of areas in Houston that are the same way.
My suggestion would be twofold:
Consider upping your price range and mortgaging a small percentage of your home and getting what you want now.
or
Wait and find a home in the place you wish to live at your price range now. If a home is in Twin Lakes that you like, and just needs a bit of updating, then I say go for it. You can fix stuff up as the months go by, and you've gotten exactly what you want, and where you want it.
Good luck!!!
Hi Parrot,
reluctantly I agree with you about the cinco ranch and its amenities. However it does have flaws from a master planning standpoint especially when compared to the woodlands. windsor park estates is very nice but too pricey for our budget. I am surprised by your vote for lakeside enclave, the houses are too close together it feels very congested for the price. when you see cars parked on the street or in the driveway at all times during the day and night that is a very bad sign, from a pride in ownership perspective. we never saw that in cinco.
Which kelliwood communities would you consider upscale ? kelliwood lakes is definitely out of our price range. Not sure what distinguishes, courts, links, place, gardens ect.....
you are right about royal oaks. where my kids go to school half the kids live in royal oaks, so we go to birthday parties at the country club. The parents don't even talk to each other at birthday parties.
Here...My wife drove out and looked at this area and home today. It is so far from everything.
The commute into downtown houston has to be unreal ! What is this areas claim to fame !
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It does not compare to Twin Lakes, IMHO. It's a nice subdivision but after reading the above, lacking what I think you find important. You will find Twin Lakes' style (especially with the setback subdivision entry) over at Lakes on the Parkway (another Kickerillo neighborhood) and among the newer Kelliwood area neighborhoods (Lakes on Buckingham, etc). I'd honestly stick with Twin Lakes if you like it. I liked the suggestion above about the older Kickerillo area (Nottingham Forest, other parts of Memorial, etc) but while they have the mature trees you seek, they lack any type of "entry" that you seek and any type of setback for the neighborhood. On the other hand, the values have very little chance of ever reducing because of their proximity to excellent schools and amenities, and they are closer in. West Memorial has its own personality and most people love it. I am not sure what you will find, though, for $300K--it may be something that isn't updated but then, you could do your own thing if you like the home itself.
Is there something about Twin Lakes that you don't care for or do you just want to see what else is out there similar to it? It sounds like that's where you want to be!
Hi Parrot,
With your love for home design and subdivison community layout what would you consider the best looking subdivision from a design layout perspective on the westside of houston where you work ? list them in descending order based on your likability scale. Which has the most active HOA and community involvement ? Some communities we are looking at publish there own newsletter and the residents are very active in the upkeep and lifestyle issues pertaining to the community.
We really like the west side and think the sector is oriented as the optimal location to live in and have access to everything houston has to offer.
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It does not compare to Twin Lakes, IMHO. It's a nice subdivision but after reading the above, lacking what I think you find important. You will find Twin Lakes' style (especially with the setback subdivision entry) over at Lakes on the Parkway (another Kickerillo neighborhood) and among the newer Kelliwood area neighborhoods (Lakes on Buckingham, etc). I'd honestly stick with Twin Lakes if you like it. I liked the suggestion above about the older Kickerillo area (Nottingham Forest, other parts of Memorial, etc) but while they have the mature trees you seek, they lack any type of "entry" that you seek and any type of setback for the neighborhood. On the other hand, the values have very little chance of ever reducing because of their proximity to excellent schools and amenities, and they are closer in. West Memorial has its own personality and most people love it. I am not sure what you will find, though, for $300K--it may be something that isn't updated but then, you could do your own thing if you like the home itself.
Is there something about Twin Lakes that you don't care for or do you just want to see what else is out there similar to it? It sounds like that's where you want to be!
The homes in twin lakes we looked at needed a lot of work. The other available homes are either too large or too pricey for our budget. lakes of parkway is extremely well laid out as well but nothing less than $450k and the new townhomes they are building are a major mistake (from a design standpoint). They should have went to the brownstone concept like they are doing in the woodlands town center.
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Oh yes, she's a fluffy bunny.
Yes. 290 is simply awful at rush hour. It is next on the list to be expanded.
The Woodlands is nice, but it is going to be out of your commute time range.
There are lots of newer homes in Garden Oaks. There are also some brand new homes in Oak Forest. Both will be much more centrally located and have MUCH MUCH better resale than the McMansions of suburbia. Plus, there's a sense of community and some of the best mature trees to be had in a close in location.
Hi JM1fd,
We are too old and dissillusioned to wait for the garden oaks and oak forest dream to come true. In other words we are not willing to pay 400k or more to live next to a tear down and to drive through pockets of filth to get to our dream home while we wait for the area to develop into an urban utopia that will rival river oaks or piney point village one day.
Unfortunately, we want to buy the dream fully materialized to satisfy our need for instant gratifciation, unmitigated wasteful consumption and with a little bit of elitetism thrown in. In other words we want the american dream and we want it now !
I liked the "sense of community" appeal. That was nice.
Any other suggestions !
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Niche, LOL...
It's how I have been feeling today with my computer. So frustrating sometimes!! 
karl, I appreciate the compliment. Yes, I am a Realtor (we're kind of like lawyers--most of us are professionals, but there's a few that scare people away from the lot of us
). I have a passion for great houses and great subdivisions--"Kickerillos" being no exception. I live here on the West side and work over here as well out of our Memorial office. I've lived in Houston all of my life, and am very familiar with most every neighborhood.None of the subdivisions I mentioned would require you to step foot on 290. Unfortunately, HAR categorizes market areas strangely. Villages at Lakepointe is at W. Little York and Eldridge--a short drive to I-10 and a short drive to the Addicks Park-n-Ride, which I HIGHLY recommend (no driving and a nice plush commuter bus...it's a good thing...now if Metro could just go Wi-Fi LOL!).
Villages at Lakepointe (as well as Lakes on Eldridge) is a Ryko development--they and Kickerillo have similar ideals of what a nice subdivision should be. It is not gated like some of the ones I wrote of, but it is directly across from Lakes of Eldridge North ($$$$$) and is well-established for such a young neighborhood. They closed out in 2003. Most of the homes are David Powers or Emerald, both very good builders who include a lot of the little "extras" in the homes to seperate them from traditional production-style homes (tile mosaics, glass-front cabinetry, large covered patios, etc). You should definitely take a drive out there sometime. It is close to Twin Lakes as well, so if you know that area, you know where you are going.
The Woodlands is FABULOUS--but further than the area of west Houston to which I am referring. They have their own Park-n-Ride system called The Woodlands Express run by Brazos Valley Transit. It is also a great system and super easy to use. Drive time varies, sometimes as short as 35 minutes to downtown, but rush hour is going to give you an hour or more, depending on traffic. If you do not like sitting in your car at a standstill for minutes at a time (as is the case at 6:00pm on the on-ramp to Woodlands Parkway) it might not be the place for you. I am very familiar with The Woodlands, so please let me know if you have any questions about the area.
Glad to help--there are TONS of helpful people on this board, and most are super friendly.
Hi Parrot,
My wife knows someone that lives in lakes on eldridge north. So we have been there a number of times. The layout of this subdivision is horrible with the massive Macmansions at the front entry of the community. It sends the wrong message, "you don't belong here if you are not rich like us and send you kids to Kincaid"
And that is exactly the vibe and attitude we have been the recipients of by people we have met in the community. A lot of BMW's. Again what we like to refer to as the "los angelesization of houston".
Both sides of lakes on eldrige the smaller houses are too close to the sidewalk and too close together. The developer should have never allowed the attached garage look to proliferate that much and the front setback should have been much further back. We have not seen kickerillo make these types of mistakes.
We love twin lakes and have viewed two homes in there. Subdivision layout is outstanding.
Villages at lakepointe look nice and we will go check it out once I get back in country. How does it compare to twin lakes ?
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Check this out. What do you think?
Hi KatyGuy,
My wife and I rented a home in cinco ranch in katy to see if we would like it. We now refer to ourselves as "katy refugees" whenever we talk about the place. My wife actually breaks out in hives whenever someone brings up the idea of living in "katy". It is the most sterile and inhospital place we have ever lived.
And the only thing could attribute it to was what we call the "los angeles effect", which is essentially the result of what happens to people when they have to commute on congestioned freeways and streets for more than 40 minutes one way. By the time they get home they are so pissed-off and irritated they just want to take the dog out into the backyard and beat him to relieve the stress. So interpesonal communications is out of the question. And so the neighbors in our subdivision did not speak to each other ever. No block parties, no block dinners, no attending the kids birthday parties and if you are in street when they round the cul-de-sac corner (at about 40-mph) coming home from work they will run you down.
This behaivor could have also been attributed to other events such as the property tax bill shock, yard maintenance fatigue, katy ISD trailer classroom proliferation, the dissemation of the dream that the westpark tollway would be ease the commute, the mosquito infestation from the massive man-made bayou's, the lack of mature trees for shading of body and house and last but not least the reliant energy monthly bill.
Niche, LOL... It's how I have been feeling today with my computer. So frustrating sometimes!! karl, I appreciate the compliment. Yes, I am a Realtor (we're kind of like lawyers--most of us are professionals, but there's a few that scare people away from the lot of us
). I have a passion for great houses and great subdivisions--"Kickerillos" being no exception. I live here on the West side and work over here as well out of our Memorial office. I've lived in Houston all of my life, and am very familiar with most every neighborhood.None of the subdivisions I mentioned would require you to step foot on 290. Unfortunately, HAR categorizes market areas strangely. Villages at Lakepointe is at W. Little York and Eldridge--a short drive to I-10 and a short drive to the Addicks Park-n-Ride, which I HIGHLY recommend (no driving and a nice plush commuter bus...it's a good thing...now if Metro could just go Wi-Fi LOL!).
Villages at Lakepointe (as well as Lakes on Eldridge) is a Ryko development--they and Kickerillo have similar ideals of what a nice subdivision should be. It is not gated like some of the ones I wrote of, but it is directly across from Lakes of Eldridge North ($$$$$) and is well-established for such a young neighborhood. They closed out in 2003. Most of the homes are David Powers or Emerald, both very good builders who include a lot of the little "extras" in the homes to seperate them from traditional production-style homes (tile mosaics, glass-front cabinetry, large covered patios, etc). You should definitely take a drive out there sometime. It is close to Twin Lakes as well, so if you know that area, you know where you are going.
The Woodlands is FABULOUS--but further than the area of west Houston to which I am referring. They have their own Park-n-Ride system called The Woodlands Express run by Brazos Valley Transit. It is also a great system and super easy to use. Drive time varies, sometimes as short as 35 minutes to downtown, but rush hour is going to give you an hour or more, depending on traffic. If you do not like sitting in your car at a standstill for minutes at a time (as is the case at 6:00pm on the on-ramp to Woodlands Parkway) it might not be the place for you. I am very familiar with The Woodlands, so please let me know if you have any questions about the area.
Glad to help--there are TONS of helpful people on this board, and most are super friendly.
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If you like all things Kickerillo, then I would suggest sticking with a Kickerillo neighborhood.
Kelliwood (and all villages pertaining to)
Lakes on Eldridge (North as well)
Twin Lakes
Lakes on the Parkway
Here are some examples:
Villages at Lakepointe (beautiful home, a little higher than you asked, but great neighborhood, though not Kickerillo--a lot like it)
Green Trails (Park, Estates, etc) is a wonderful Kickerillo-type community that is a gem of a neighborhood just south of I-10 at Barker-Cypress. The home values have maintained beautifully and continue to go up. I highly recommend checking it out if you get a chance. I-10 is already complete out that way and is ahead of schedule for the closer segments--when it is all finished, it is going to be amazing, so it is a good time to get in on the west side. The Park-n-Ride at Kingsland and/or Hwy 6 are easy commutes to downtown, on the HOV, and take 25-30 minutes on an average day. Drive time might be a little different, depending on the time you leave.
Good luck with your search!! I totally understand your frustration...
The Houston housing market is HUGE and can be very confusing. Sometimes everything starts looking the same after a while Hi Parrot,
Are you a realtor? you can't be because you are too competent. You nailed all the requirements down to the duck laddened lake as part of the backyard view.
What else can you tell me about villages at lakepoint ! I have heard horror stories about the 290 freeway so I was told to stay away from cypress. Should I be worried !
What about the woodlands ? Is it really utopia deep in the heart of texas !
Try Garden Oaks. I think that you could get a good solid home of the right size, with great curb appeal, and on a lot larger than you'd specified. Also, its just north of the Loop, so access is easy not only to Downtown, Galleria/Post Oak area, and the Energy Corridor, but it is also relatively easy to get to IAH.Hi Niche,
The homes in garden oaks are way to old for our taste "1940's", but the lot sizes are magnificent. Any other suggestions ! We value your opinion very much. we have read a lot of your outstanding posts on the different forums here.
Thanks !
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O.k. guys and girls. My wife and I have reached our subdivision search tolerance level. We are not from houston so this has been a daunting if not frutile effort. We are transplants and have been living here for 4-years ! We still have no idea where we want to live because we are workaholics and have only seen daylight 3-4 times since we have been here. I travel 90% of the time and yes I am a platinum member at most airlines. the only houstonians I know are the baggage sreeners at the airport.
our kids are in and will remain in private school so school district is not an issue from a lifestyle point of view. So we could live anywhere in the houston area. Ideally an area which is about equal distance from downtown, galleria and energy corridor areas. So, no more than a 30-40 minute commute from these areas at rush hour.
We are looking for the following in the home....
3-4 bedrooms
2-3 bathrooms
Home size: 2500 - 3500 sq. ft
exterior elevation (curb appeal is very important): We love all things "kickerillo" (i have seen mixed reviews on them)
http://search.har.com/engine/indexdetail.c...mp;backButton=Y
House features: All brick no hardi-plank is preferable; detached garage preferred
Lot size: min: 6000 sq ft with good size yard; no pool required
Subdivision: front setbacks and good distance between homes is important (see twin lakes); mature large trees; open firendly neighbors (the anti-cinco ranch); we like ethnic diversity
So the question becomes if you had $300,000 cash (i.e., no mortgage payments) and therefore you wanted to make sure the values would hold up with that much cash in the home where would you buy such a house described above ?
What subdivisions should we focus our efforts on ! Help needed ! (please no montrose or east end bungalow suggestions).
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Can someone recommend a good morgage broker? Must be very creative as I own a business and work overseas. Hard to shop around for one being away. Thanks...
Every time I buy a house I only use brokers that are memebrs of ...... http://www.upfrontmortgagebrokers.org/index.asp
They search across all mortgage product lines to get you the best combination of rates and terms and they rebate you the fees they get from the mortgage bank so that there is no conflict of interest issues.
I would highly recommend keith krop out of grapevine.
I have used him three times and was extremely satisfied with his work.
http://www.upfrontmortgagebrokers.org/View...asp?MemberID=70
LOL...but Cinco Ranch is tops on my list as far as amenities, strong HOA, and community involvement (though I HAVE heard some villages/streets are better than others). I'd say Kelliwood and all it encompasses would be next, along with Windsor Park Estates (which backs up to Green Trails) and then Lakes on the Parkway (along with the smaller, gated Lakeside Enclave) and Twin Lakes. I do like Grand Lakes a lot, but I do not get the "intimate community" feel I do from Cinco Ranch (esp their more "upscale" neighborhoods). 
It's how I have been feeling today with my computer. So frustrating sometimes!! 
). I have a passion for great houses and great subdivisions--"Kickerillos" being no exception. I live here on the West side and work over here as well out of our Memorial office. I've lived in Houston all of my life, and am very familiar with most every neighborhood.
Bear Creek Real Estate
in Houston Real Estate
Posted
Hi Reddog,
Since we just put an offer on a home in the area I would highly recommend that you go to the area at 7:00 a.m. on any given morning and attempt to get to work by 8:00 a.m. Regardless of where you work, the experience will speak for itself !