Houses For Sale by Auction



If you want to invest in property at a bargain price, the houses for sale by auction could be the option for you. Many auctions draw the interest of property investment professionals, so it’s important to search around and be aware of all the auctions that are happening near you. You can find out about property auctions through your local real estate office.

If you want a bargain then you should keep your eyes out wherever you go. Pay attention to “for sale” and “for sale by auction” signs placed outside of homes. A good idea is to quickly note down all the details you can from the sign and call the real estate agent. You may also find that some property auction houses have mailing lists to help you stay up to date of new properties for sale. Staying ahead of the game in this way can help you to pick up the best bargains.

Just like with buying any other property, homes bought at auction require you to arrange finance, most likely through a mortgage. If you win the bid at auction then you will be legally bound to purchase the property, so make sure you have approval for a home loan and that you can afford it. You might even decide to visit a few “test” auctions first, just to get a feel for the way it works. Once you’ve won your auction you’ll need to go through the paperwork and pay the price within an agreed period.

Finding houses for sale by auction takes a little research but can be well worth it in the money you will save. Some people pick up great priced houses in this way.

By: Kelly Davison

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July 28th, 2011 by admin

Dave Matthews – Poster Child



A Dave Matthews poster is a great way to remember the incredible concert you attended, or just to acknowledge a prolific band that has been around for close to twenty years. The band formed in early 1991 in Charlottesville, Virginia. At that time Dave Matthews had written some lyrics and wanted to put them to music. He contacted local musicians and shortly thereafter, this amazing band made their first public performance. They worked local night clubs and local festivals and their fan base grew at an incredible rate. In 1993, the band released their first album and has continued to thrive and be a beloved part of the music industry.

It is no wonder that a Dave Matthews poster is a much sought after piece of merchandise. Many are fashioned after their various tour sites and include the town and date where they performed. For example, a stop in Tulsa produced a poster titled, Down Famed Route 66, while a stop in Scranton, Pennsylvania produced a montage of pictures to signify their show at Montage Mountain. Many of these posters are signed and numbered by the artist, and there is a limited number of them made.

There are also posters of Dave alone or Dave with the rest of the band. The other band members include drummer, Carter Beauford; saxophonist, LeRoi Moore; bass player Stefan Lessard (who amazingly was only sixteen years old at the time); and keyboard player, Peter Griesar. Unfortunately, band member LeRoi Moore passed away in the summer of 2008 following an ATV accident. Past posters quickly became a collectible item and you can purchase some of these on auction sites like eBay.

The Dave Matthews band definitely know how to reward their loyal fans. After Hurricane Katrina they made a trip to New Orleans and issued a challenge grant to help rebuild more than three hundred homes. They performed in Fenway Park and after high demand from their fans, they released their back to back nights concerts for all to enjoy. They have taken a proactive role in fighting global warming by using generators that use clean electricity and they financially support wind farms. They set up a tsunami relief fund in 2005, and they offered a contest to colleges. The West Point cadets were the fortunate winners and they won a free concert.

It is easy to see why this band is so well received in all countries and why tickets to their concerts and Dave Matthews posters sell so well. The band has been on the cover of many magazines and the Rolling Stone magazine covers have been made into posters and sell for over one hundred dollars. If you are looking to start collecting something that will increase in value, or if you just enjoy their music, Dave Matthews posters are available at many online sites. Shop around as you are sure to find exactly what you are looking for!

By: Arjun Collier

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July 28th, 2011 by admin

For Sale By Owner – Is It For You?



How many times have you tried to decide between selling your home by owner or working with an Agency? If you are still not sure which of the two options is the best for you, make sure that you understand what is involved with both options. There are reasons why you may want to sell your home by owner, and there are reasons why you may decide to work with an Agency. The choice is yours, and depending on fast you need to sell your home and what your experience with the real estate market is, either option could work out well for you.

People, who are in a hurry to sell their home, typically have a harder time selling it by owner rather than an Agency. One of the biggest reasons that it usually takes longer for homes for sale by owner to sell is because when you work with an Agency, they do the advertising and listing for you. This does not mean that it is not possible to sell your home fast on your own, and you should not get discouraged if it does not sell right away. Sometimes home owners are not aware of all of the paperwork involved with selling a home.

If you want to try to sell it yourself, there can be a lot of paperwork and legal work that you will need to do. If you are not familiar with all of the documents and processes that it takes to sell a home by owner, you want to make sure that you research the topic and find out what it means to sell a home FSBO or for sale by owner. Understand fully what the process is, and what is required in your state to legally sell your home and transfer the deed is important for both the seller and the buyer.

If you have been watching the market in your area, you have probably noticed how many listings there are that are for sale by owner. There has been an increase of homes on the market by home owners who are selling them on their own. Some home owners feel that they can save money and even make more of a profit if they do not work with an Agency. Most of the time you can save money on selling your home by owner because you do not have to pay a large fee when the home sells. If you are not concerned about selling the home right away, you can test out the market by trying to sell by owner and see what kind of response from home buyers you can get.

By: John R Roberts

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July 26th, 2011 by admin

Abacoa Real Estate and Homes For Sale in Jupiter Florida



Jupiter Abacoa real estate can be described in three words: Lifestyle, love, and location.

Abacoa real estate can be found throughout the 15 family-friendly communities. Each community has its own, unique identity, but all share one commonality: encourage interaction with neighbors and outdoor recreation. Walking trails, bike paths, playgrounds, swimming pools, recreation fields, clubhouses, fitness centers, and common areas all lend itself to active socialization with neighbors and friends. Daily, one will find children playing hockey in the street, women sipping wine on the front porch, and men huddled over a grill chatting about the local baseball teams. The Abacoa lifestyle is quintessential Americana – relaxing, friendly, and safe.

What’s not to love about a close-knit community that has become a town all its own? Anchored by an array of restaurants, cafes, boutiques, businesses, and drinking holes, Abacoa Town Center is a happening hub and hangout for residents of Jupiter, Palm Beach Gardens, and North Palm Beach. The bustling Main Street is halted for annual festivals, parades, antique car shows, and the seasonal farmer’s market on Saturdays. Roger Dean Stadium, located in the heart of the Abacoa town center, is home to minor league teams for the Florida Marlins and St. Louis Cardinals, the Jupiter Hammerheads and Palm Beach Cardinals respectively. A spectacular firework show is displayed after every Friday home baseball game, much to the delight of children and adults alike. For the golf enthusiast, Abacoa Golf Club is one of Jupiter’s most challenging public courses. The golf clubhouse may be utilized by all residents for special occasions and meetings. Several of the Abacoa townhouse communities and homes overlook the beautiful greenways, lakes, and wildlife preserves.

Abacoa is ideally located west of Military Trail, between Donald Ross Boulevard and Indiantown Road in Jupiter, Florida. Just a short distance to the Florida Turnpike, I-95, and Central Boulevard, residents appreciate the easy access and short commutes. Parents are pleased to have their children attend Jupiter’s A-rated public schools: Lighthouse Elementary, Independence Middle, and Jupiter High School. Numerous private schools in Jupiter, such as the Benjamin, All Saints, Jupiter Christian, and the Pine School, are nearby. Other Jupiter area attractions include: Bush Wildlife Sanctuary, Loxahatchee River Center, Jupiter Maltz Theater, Burt Reynolds and Friends Museum, the Gardens Mall, Legacy Place, Downtown Gardens, the Jupiter Lighthouse, Palm Beach County recreational parks, Jupiter Beach, Jupiter golf courses, and a host of premier hotels and resorts. Not surprisingly, the central location of Abacoa Jupiter homes, coupled with its neighborly love and relaxed lifestyle, continue to make it a desirable destination for people of all walks and stages of life.

By: DJ Morris

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July 26th, 2011 by admin

Virginia Beach, My Longest Vacation



Virginia Beach or Gatlinburg, TN? My boss was on the other end of the phone asking me where I wanted to go for my next work assignment. I blurted out “Beach” before even weighing the options. I already lived in Beckley, West Virginia and I did not like living in the mountains, so a summer working and spending my leisure time by the ocean was the easy winner without a doubt!

My husband, an elementary school teacher was fine with my choice. Our three children were excited too. I quickly began looking for a summer rental and found a furnished condo several blocks from the oceanfront. Quickly, we settled into our “work – play” routine. Of course, we did the typical tourist things like para sailing, cruising the board walk, enjoying the entertainment up and down Atlantic Avenue, all of which, was free. On Wednesday and Sunday nights the city provided a fireworks show at 10:00 PM that drew “ooohs” and “ahhhs” and applause from all who viewed it.

As the summer days melted away, I found my routine changing from “accidental tourist” to “local resident.” I was able to help the befuddled tourist find their way around and suggest the best restaurants where the local residents ate. I became friends with the employees at the fresh seafood market and the post office employees greeted me by name. As the time drew closer to pack up and return to the mountains and another cold, grey and snowy winter, I tried to fill every moment with my newfound beach lifestyle.

The following summer I requested to work in Virginia Beach again. This summer I talked my husband into a yearly rental of a small beach house only two blocks from the ocean. It was one of the original beach cottages, full of charm and a quirky character. My husband was not keen on the yearly agreement, but my determination won out in the end. We arrived, our van loaded with the basic household necessities, a small black “pound puppy” named Buddy and three excited kids. Quickly, we roamed the thrift shops in search of basic furnishings to get us by for the coming year.

I was in my element! After a day of working, I would walk through the door and immediately change into shorts, t-shirt and a matching pair of flip flops purchased from Old Navy. My flip flop collection was far larger than my dress shoes, and far more comfortable! I learned new ways to prepare the different varieties of seafood from the clerks at the seafood market. Spreading out newspaper and dumping freshly steamed crab legs across the table was a feast hard to beat! A few small bowls of melted butter with Old Bay, an icy cold beer and sweet iced tea along with a roll or two of paper towels competed the setting. We would all sit around the table, cracking crab legs, butter dripping from our chins and share stories of our day.

My husband was nearing the point where he could retire from teaching and our youngest was close to starting high school. By the end of the summer the decision was made that he would enroll at the Middle school in order to prepare him for the transition to high school. My husband would finish his year teaching in WV and he, our son and I would take turns driving to and from the beach to West Virginia and vice versa every other weekend. Every trip to West Virginia I would load up a few small pieces of furniture and a few more of our belongings to take up residency in “our little beach house” as I lovingly named it.

That was ten years ago. My husband is now retired. It took him a little longer to finish out his retirement, so it was just our son and myself with our long distance visits. Our house in West Virginia is listed for sale, but rented for the time being. We have moved from 27th street to 5th street and live in a condo that has a lot more room just across the street from the ocean! We are getting ready to move everything remaining in storage to the beach. Just the other weekend our grand children were visiting and I woke them up to go watch the “sun wake up.” I threw on my t-shirt and shorts and of course, matching flip flops, and stuck two sippy cups in the pockets of my shorts and holding the two small hands of a 2 and 3 year old clad in their character pajamas and somehow a Woody doll and a little panda bear, we crossed the street and sat in the sand in total awe as the sun rose over the beautiful Atlantic Ocean. Gulls flew overhead and several large fishing boats cut through the waves carrying tourist out to spend the day making memories. Joggers were out, as well as cyclist, getting in their exercise. I watched the ocean front “wake up” through the eyes of my grand children. A memory I will forever cherish.

Yes, I LOVE Virginia Beach! It is the largest city in the state of Virginia. I find it to be a two-part city. The city itself with all of the various communities, and then the ocean front. It is a city filled with people from every branch of the military. You will find people from all over the world that now call Virginia Beach “home”, as well as this gal who has lived in Arlington and Fairfax, VA, North Carolina, New York and West Virginia. I am finally “home”.

The climate is fantastic if you like very little snow and mild winters. I have lived here through one hurricane, but it doesn’t compare to the fear of hunkering down wondering if a tornado is going to flatten your home! It can get pretty hot in the summer, but usually, for a few weeks would you deem it “unbearable”. Summer storms can blow up quickly, yet blow out to sea just as fast. Fall is pleasant with temperatures in the 70′s to low 80′s. There always seems to be a festival or event going on close by in every season. Any kind or variety of food is available and the farmers market is one of the finest I’ve ever shopped at. The schools are great, there are colleges and technical schools that teach any subject you would want to learn. Recreation centers with low yearly membership fees and did I mention they cater to all ages and have swimming pools and rock climbing walls and amenities too numerous to mention! Spas, a good massage, or a fine cup of coffee, all can be found around almost every corner. State parks, amusement parks, childrens entertainment and concert venues abound.

One of the best decisions I’ve ever made was to make Virginia Beach my home. The best “work-vacation” I ever made was to make Virginia beach the destination. Is it perfect? I guess that depends on your definition of perfect. Yes, there are a few things I’d change to suit my taste, but overall it’s about as close to perfection as you can get. If you miss the snow and top notch skiing, hop on a plane from the Norfolk International airport and head out West for the slopes. If you are in the mood for a Broadway show and it doesn’t happen to be coming to Chrysler Hall, which is nearby, take a plane to NYC. You can come and go to anywhere from right here!

Yes, I’m sold on Virginia Beach, Virginia. Try us out sometime. You never know, we might just end up neighbors!

Come for a visit, or stay for a lifetime you’ll love it!

By: April Phelps-Hill

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July 25th, 2011 by admin

Target Marketing Commercial Real Estate for Sale or for Lease



In any economy or property market there is always a target market for every property you list for sale or rent; all the more reason to define and set your promotional strategies to the target market.

Property brokers that list and then generally promote property for sale with no relevance to the target market, usually waste the time and money of the client. So what should target marketing focus on when it comes to commercial property? Try some of these:

The person or business type that is the ideal buyer The buyer that can afford the property price range The timing and settlement that the property will require The buyer that needs the improvements on the property The buyer that knows the area

When you know the answers to these questions, you know the type of advertising you should use and the method of sale to be adopted. Your advertising strategy then becomes more direct and focused and the chances of a commission are more real.

Target marketing is actually a part of successful listing. To aid the process you can adopt a questionnaire procedure that makes both you and the client answer these questions above. It helps the property promotion when the client and the agent broker are ‘on the same page’.

The defined target market will dictate that you use a particular blend of promotion tools. They will be used differently based on what market you are tapping into. Consider these:

Internet Signboards Paper advertisements Industry specific periodicals Flyers Advert design Pictures and other images Direct mail marketing Email Database Direct calls Face to face meetings Local area marketing Radio and TV Method of sale

These tools will help you tap into the target market, but not all will be relevant. It is better to channel your effort into the tools that are likely to generate the best results. Split your marketing methods into a staged release of information through controlled marketing methods. Track the results that you get from the marketing so that you know what works and what doesn’t. Change strategy midterm if something is not bringing in results.

How long have you got for this marketing process? About 8 weeks and the first 4 are critical to the impact in the market place. A fresh property should always be freshly marketed; the client expects and deserves no less.

All of this means real strategy and planning by the real estate agent for the client. In setting up most promotional plans for any commercial real estate sales or leasing, the planning stage takes a full two weeks, and the client is part of the decisions taken. The more time you spend at the ‘front end’ of the advertising process means the chance of getting better enquiry from what you do and creating a shorter time on market.

By: John Highman

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July 25th, 2011 by admin

March 2011 – Approaching the Bottom of the Boise Real Estate Market



The March 2011 Boise Real Estate numbers are in. Sales are UP 37% from last month, but down 8% down from this month last year. It’s difficult to compare home sales this year to last year’s numbers because at this time last year, we were in the final months of the first time home-buyer tax credit. As a result, March, April, May & June of 2010 were very strong. That said, March 2011 is stronger than both March 08 and 09. Boise home sales volumes are looking up!

What can we expect from the Boise real estate market in the coming months? More sales–pending sales are up 12% from last month. Although we will not keep pace with last spring, my guess is that home sales this summer will outpace last summer. When the tax credit ended last year, we have several very slow months.

Distressed sales still make up a huge portion of the total home sales. Boise short Sales were 20% of the total this month-just off our record high set last month at 23%. In addition, REO sales in March were 38% of total, again only slightly off the all-time high of 40% set in December 2010. Altogether, distressed sales make up well over half of all Boise real estate sales (58%). At that pace, we are still near our record high of 61% in December 2010. In short, sales volumes are relatively strong, but are driven largely by distressed homes. Most real estate shoppers can easily shop only distressed homes and find enough of a selection to be satisfied.

What about Boise home prices? The good news is that dollar volume is up 30% from last month. The bad news is that we are down 20% from last year. What does that mean? It means prices are still dropping. The median cost of a Boise home sold this month is $135,000. This is down 9% from last month; and down 14% from this month last year. When excluding new construction, the numbers look even worse. The median resale home was $128,900 this month-down 9% from last month and down 18% this month last year. The good new…? The past two months are up slightly from our record low in January 2011 at $126,500. My guess is that we are near the bottom. Increasing sales volumes should result in stabilizing and eventually increasing home prices.

Three indicators make me believe Boise home prices will stabilize soon. 1) Affordability, 2) Inventory levels, and 3) Price Discounts.

Affordability. In January 2005 the median priced resale home cost 19% of a Boise resident’s median income. At the height of the real estate bubble (June 2006) that number ballooned to 30%. Now the affordability index has plummeted to 12% for a resale home! At this point, that’s a record low. While prices may fall a bit more, I believe we are near the bottom.

Which brings me to my second reason for believing home prices will stabilize. Inventory has dropped 28% compared to last year at this time (down another 2% from last month). New Construction inventory is 570 vs. 644 last year. New Construction inventory has dropped for 42 of the last 54 months since reaching a high of 1890 September 2006. Resale inventory is 2057. Last year at this time there were 3028 resale homes for sale. July 2008 was the all-time record high at 3920. July 2005 was the low point in resale inventory at 657. (Look at that run-up in the 12 month period from 7/05 to 7/06. No wonder the Boise real estate bubble burst.)

Finally, trends in price discounts indicate that prices are stabilizing. This month, discounts given off asking price are only 1.1%. Last year at this time, it was 3.0%. As prices skyrocketed in 2005 and 2006, discounts were virtually non-existent. In the “dark ages of Boise real estate (2007 to 2010)average price discounts approached 7% as sellers struggled to come to grips with the rapidly plummeting market. However, now sellers are pricing homes at market price and they are moving. As indicated, discounts have shrunk to around 1%.

By: Todd M McCauley

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July 25th, 2011 by admin

Virginia Schools Losing Teachers, But No Panic Yet



Other States Hire Virginia Schools Teachers

If there was one fact that was glaringly obvious in the recent Educator Expo at Marshall University, it was that teachers in Virginia schools have a great demand for their services. The demand however is not from Virginia schools. It’s from schools in other states.

At the Expo, which sees thousands of interviews conducted and dozens of booths representing school districts from all over the country, representation for Virginia was at a bare minimum. There were a grand total of six booths, and three of these were unmanned. The Virginia Schools booth from Cabell County decided not to send representatives to the Expo. There were a few application forms placed on the desk, and applicants were requested to fill these in and leave them at the booth. According to Cabell County school representatives, there are in the midst of a retirement phase for teachers and also a transfer period which makes it hard for them to accurately put a figure on the number of teachers they need the coming year.

Potential Applicants Look Outside of Schools in Virginia

Not that the applicants were making a bee line for Virginia schools booths. There is an increasing feeling among students studying to be teachers at some of Virginia’s best universities that state schools just don’t seem to be recruiting as much as other states are. The ones who are recruiting also seem to offer lackluster bonus and incentive packages when compared to other states.

The demand for Virginia school teachers is spearheaded by the fact that the state’s colleges produce an inordinate number of elementary school teachers, a high demand sector in other states. Pay packages can be extravagant by Virginia standards. One state school board offered a teacher a $7,500 signing fee- that, aspiring teachers say, doesn’t happen that often at Virginia districts. Virginia also seem to do a better job of preparing aspiring teachers for teaching challenges, and this makes them attractive to other states who, as the recent Expo showed, are falling over themselves to recruit Virginia school teachers.

School districts in Virginia might not seem too worried about the increased demand for its teachers from outside the state, and for the time being there may be no cause for concern, but a situation in which the state’s best and brightest begin streaming across the borders to other states has potentially dark consequences. Teachers are a major cog in the education wheel and if the movement to other states continues, there could be a shortfall of high quality teachers in Virginia schools. Many teachers seem to be ready to leave schools in Virginia for fresher, greener and more welcoming pastures elsewhere in the country, and many of them feel the state doesn’t offer them enough opportunity for growth,. One hopes Virginia schools can open their eyes to an unfolding education disaster before it leads to a full fledged crisis.

By: Patricia Hawke

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July 24th, 2011 by admin

The Hottest Beach Resorts and Things to Do in Virginia Beach



Beaches of Virginia are so amazing and popular for its ocean breezes. Its calm and luxurious hotels are well loved by couples and families. Hotels and restaurants along the oceanfront are popular in the state of Virginia. It is even listed on the Guinness Book of Records for having the longest pleasure beach in the world.

Even entertainment and some amusement sites are provided for every age. Virginia is truly a well loved vacation destination. Virginia boasts of its wonderful seasonal activities and attractions. Its suites and hotels are great for those seeking to have a relaxing and fun vacation.

Its hotels have comfortable facilities for its guests. Resorts and hotels showcase various warm accommodations. Choosing a particular resort in Virginia would only entail the kind of trip you want. There are places where you can go out for fishing trips. There are also resorts that have onsite golf courses.

Spending a whole week in Virginia Beach will simply add more wonderful memories to your family get together. Some couples are even planning to have their honeymoon here or to have a mere weekend get away after a long period of working.

The suites and hotels Along Virginia Beach offer comfortable accommodations and quality services. Some business travelers can even access their business facilities and conference rooms.

The beaches in Virginia are one of nature’s amazing gifts because of the various attractions it can offer. Developers have put some great and interesting spots in Virginia such as the following:
o Shopping malls
o Fine dining restaurants
o Night clubs
o Gymnasium
o Banks
o Laundry shops
o Surfing Facilities
o Diving Facilities
o Cruising facilities

Establishments around the beach:
o Economy lodges
o Children’s activity centers
o Balconies with ocean views
o Smoking areas
o Internet (Wi-Fi)
o Sauna baths
o Salons
o Parking spaces
o Swimming pools
o Laundry Facilities

For some resorts and hotels, there are onsite restaurants that serve various delectable dishes such as the following:
o American
o Italian
o Chinese cuisine
o and some other native delicacies

Hotels here are surrounded by beautiful sceneries and natural landscapes. Listening to the ocean breeze is priceless. Having a reservation in some hotels prior to going to Virginia Beach is also a good idea because this area gets crowded, especially during the summer season. However, the winter season is also just as crowded. This is since Virginia has several skiing destinations as well.

Here are some of the famous hotels and resorts in Virginia Beach:
1. Doubletree Hotel Virginia Beach
This hotel has 292 rooms, adjacent to the Virginia Beach Convention Center. It is along Oceana Naval Air Station and near the Dam Neck Fleet Training Center. Rooms have cable TV, iron and ironing board, 2 phones, hairdryer, MP3 clock radio and coffee maker.

2. Cavalier Hotel
The Cavalier Hotel opened in 1927. Room types are traditional rooms, superior guest rooms, ocean view rooms, ocean front rooms. It is near the Adam Thoroughgood House, The Old Coast Guard Station, Virginia Marine Science Museum and Chesapeake Bay Bridge Tunnel, along with Francis Land House, Caper Henry Lighthouses, Oceana Naval Air Station and Mount Trashmore among others.

By: David Urmann

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July 23rd, 2011 by admin

The Davis Scholarship



The Davis Scholarship is a scholarship that is provided by Shelby M.C and Gale L. Davis, based on need, for graduates of United World College schools who are accepted on merit and enroll at one of the participating US colleges and universities.

The Davis Goal
The Davis United World College Scholars Program is a highly important and valuable philanthropic program that aims to reinforce relationships between the US and other countries. The idea of the scholarship is to bring together students from different ethnic and economic backgrounds. They are all united by a great interest in global issues and in making positive changes to the world.

How to Apply for the Davis Scholarship
There are many institutions that participate in the program and each have applied and been carefully considered.

Whilst the scholarship program does not give grants to individual students (only to institutions), you can still benefit greatly if you attend one of the participating schools.

Schools Eligible for the Davis Scholarship
The following are just some of the institutions which have been chosen for the Davis United World College Scholars Program.

Barnard College New York, NY
Brown University Providence, RI
Clark University Worcester, MA
College of Idaho Caldwell, ID
Denison University Granville, OH
Grinnell College Grinnell, IA
Johns Hopkins University Baltimore, MD
Oberlin College Oberlin, OH
Smith College Northampton, MA
Northwestern University Evanston, IL
University of Virginia Charlottesville, VA
Agnes Scott College Decatur, GA
Bryn Mawr College Bryn Mawr, PA
Lewis & Clark College Portland, OR
Lake Forest College Lake Forest, IL
Scripps College Claremont, CA
Whitman College Walla Walla, WA

By: Ruby Houston

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July 22nd, 2011 by admin
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