Calling all dog lovers! Have you peeped the insanely chic leather and rope dog leash that Chapman at Sea an awesome maker out of Florida! designed exclusively for our Apartment 34 Holiday Shop? If you haven’t, you’re going to die- right along with us. It’s THE and we mean it! best lookin’ dog accessory on the market. Each leash is hand crafted with gorgeous brass hardware, a super luxuriously soft lambskin tassel and details- it’s crisp, modern and every person with a pup needs one. We love the work of this husband and wife duo so much that we thought we’d share their story, their appreciation for materials and design and a little bit of insight into the process of this exclusive, limited edition leash there are only 25! available in our shop HERE.
The Chapman at Sea Story
From Tasha: Chapman at Sea is a collaboration between myself, Tasha and my husband, Joe. The whole thing began with a vintage army duffle and the need for some surfboard bags. I inherited the duffle from my grandfather. He was an old army guy with a great collection of vintage military goods. I’d had the duffle for a long time. I always took it on my travels, it holds all of our dive and beach stuff while at home. And despite it being really old, it never wears out. It’s made from a heavy duty canvas that just keeps looking better the more it’s used. So when I went to make board bags I’ve always been into fabric and texture! I thought it would be really cool if they had the same utilitarian style and age just as well as my grandfather’s duffle bag.
Our board bags turned out really well and we enjoyed making them so we took the whole thing online. My artistic eye I was an illustrator prior! and Joe’s real life marine experience he’s a commercial diver! came together to make a super high quality bag. And people liked them! Beach bags were the next product we came out with and then leashes.
Tales to Live By
The obvious reason we named our company Chapman by the Sea is that Chapman is our last name and we live by the sea, but that’s not exactly where the name came from… I’ve often noticed that there are a lot of Chapmans involved in sea-faring activities- there are nautical textbooks written by Chapmans and near us, in Fort Lauderdale, there’s even a Chapman School of Seamanship! It seems like past Chapmans have had a lot to do with the ocean and since the company all started to fill a need we had in our own lives – the surfboard bags – and that [out to sea mentality] is pretty much how it continues. If there’s something we need, we look into making it, making it better, making it stylish.
We’re always on the lookout for new ways to use the classic materials we work with! It’s also very important to me that nothing go to waste – especially the leather. I want to use the animal product as respectfully as possible and not discard loads of it. The leashes are a perfect example for that because they allow us to use the smaller pieces of leather that are left over from the large bags. These little bits could easily be tossed out, but instead we put them into accenting the leashes- creating something beautiful with them!
Designing an Exclusive Piece
We started with our basic leash design and thought about what we could do to customize it further- make it special and unique. There were several versions we came up with, some more elaborate than others, but after a lot of input from the Apartment 34 crew we decided on a design that spoke most to the Apartment 34 brand – a classic style with some lovely upgraded materials and details, of course! All of our leashes have leather accents, but this one uses a gorgeous soft lambskin. And the lambskin is THE perfect shade of grey to compliment the white rope and brass hardware – nautical for sure, but with a modern, elegant twist. The oversized, hand wrapped tassel is the ultimate showstopper.
We’re in love with this uber sophisticated and elevated dog leash and you should be too! Who says that our furry friends shouldn’t look as stylish as we do? Order your leash and one for the equally obsessed pet lover in your life! fast because they are going to sell out QUICK. There are only 25 available!
You can buy the leash here. Happy Holidays! Woof woof.
images c/o Chapman at Sea and via @chapmanatsea // image 2, 7, 8 original photography for apartment 34 by Aubrie Pick
Today we’ll take a good look at Planet Home Lending, a rising star in the mortgage world that’s beginning to make inroads and become a household name.
Founded just 16 years ago, they were able to muster over $26 billion in retail loan origination volume in 2021, per HMDA data.
It was almost perfectly split between conventional loans, FHA loans, and VA loans, with a handful of jumbo loans and USDA loans thrown into the mix as well.
They seem to do the most business in California, Florida, and Texas, despite being headquartered in Connecticut.
True to their name, Planet Home Lending has also partnered with the National Forest Foundation, pledging to plant three trees for every closed loan, up to 30,000 trees in 2020.
Planet Home Lending Quick Facts
Direct mortgage lender founded in 2007, headquartered in Meriden, Connecticut
Operates both a retail and correspondent lending business
Originated more than $26 billion in home loans during 2021
Services more than 250,000 active loans for borrowers
Does majority of business in California, Colorado, Florida, Texas, and Virginia
Licensed in all states other than Hawaii, Massachusetts, New York, Utah, and Wyoming
How to Apply for a Mortgage with Planet Home Lending
You can apply directly online, via smartphone, over the phone, or in-branch
They offer a digital mortgage application powered by AI known as Skymore
Allows you to link financial accounts, upload documents, and track loan progress 24/7
Hybrid eClosings and remote notary services available in select markets nationwide
If you’re looking to purchase a home or refinance an existing mortgage, you can visit the Planet Home Lending website and navigate to the “Get Started” tab on their top menu.
From there, you’ve got the choice to get a mortgage rate quote, apply for a mortgage, find a loan originator, or locate a nearby branch.
Those who have been referred to someone specific can use the loan officer directory to select that individual.
You can also simply call them up directly to speak to one of their mortgage loan specialists to get the ball rolling.
Once you’re set up with a loan officer, you can apply online via a Blend-powered digital mortgage application.
They call it Skymore, an AI-powered personal digital mortgage assistant that allows borrowers to apply via their smartphone if they wish.
You can also link financial accounts, upload key documents, and track loan progress 24/7 as you make your way to the finish line.
Those who want/need a personal touch along the way are also able to lean on their loan officer and processing team.
What Types of Loans Does Planet Home Lending Offer?
Home purchase loans and refinance loans
Rate and term, cash out, and streamline refinance loans
Renovation loans
New construction loans
Loans backed by Fannie Mae and Freddie Mac
Government-backed loans including FHA loans, USDA loans, and VA loans
Jumbo home loans and home renovation loans
They provide financing on primary homes, second homes, and investment properties
They offer both home purchase loans and refinance loans, including cash out refinances if you want to tap your existing home equity, and streamline refinances if you want to lower your monthly payment.
If you’re buying a home, they can get you in the door with as little as 3% down via the Fannie Mae HomeReady loan program, or 3.5% via the FHA loan program.
Borrowers who qualify for a VA loan or USDA home loan can get a mortgage with zero money down as well.
Those who have found or own a not-quite-perfect home can also take out an FHA 203k loan with Planet Home Lending.
Or take advantage of their Jumbo renovation loan program that offers up to $500,000 in cash for home improvements.
You can also get a jumbo loan as large as $3 million, and they’ve got a no-mortgage insurance option as well at high loan-to-value (LTV) ratios, such as just 10% down.
In terms of loan type, they offer the full galaxy of fixed-rate mortgages, including the popular 30-year fixed, 15-year fixed, and terms in between such as a 10-year or 20-year fixed.
They also offer ARMs, including the 5/1 adjustable-rate mortgage, 5/6, 7/6, 10/6, and others.
Beyond that, you can get a home equity loan, bridge loan, and even a non-QM loan such as an interest-only mortgage.
Planet Home Lending Mortgage Rates
Like a lot of other lenders, they don’t advertise their mortgage rates on their website or anywhere else.
As such, I have no idea how competitive they are compared to other lenders out there. That means you’ll need to shop around if working with Planet Home to see how they stack up price-wise.
The same goes for lender fees – no mention of fees on their website, so again no idea what they charge, such as a loan origination fee, processing fee, underwriting fee, etc.
Be sure to find out all these details when gathering a quote from Planet Home to compare with other lenders while mortgage rate shopping.
In this day and age, it’s nice to have transparency when it comes to costs, especially since some lenders like Better Mortgage don’t charge lender fees.
Planet Home Lending Reviews
The company comes highly-rated, with a 4.84 out of 5-star rating on SocialSurvey based on nearly 12,000 customer reviews.
They were also recently rated a top-10 large mortgage company for customer satisfaction by SocialSurvey for 2019.
Planet Home Lending is not an accredited business with the Better Business Bureau, but does have an ‘A+’ rating with the BBB.
And the customer reviews on the BBB website are pretty good, with a 3.98-star rating out of 5 at last glance.
They’ve also got a 4.3 out of 5-star rating on Trustpilot, which is considered excellent, from more than 800 reviews.
Overall, they appear to be a well-liked mortgage lender across all ratings websites.
But with any large lender, customer experiences can vary widely given the many staff and situations involved.
Tip: Visit a Planet Home Lending branch website near you so you can see who works there and access individual loan officer reviews. Then you can choose who to work with and apply directly.
Pros and Cons of Planet Home Lending
The Good
Highly-rated by past customers on both SocialSurvey and Trustpilot
A+ BBB rating
Offer a digital mortgage process via Skymore technology
Lots of fixed-rate and adjustable-rate mortgage options available
Free mortgage calculators on their website
They service their own loans instead of selling them off
Donate 3 trees to the National Forest Foundation for every loan closed (~250,000 trees so far)
Moved 70 million+ pounds of food to hungry families
Endowed a scholarship for military service members
The Maybe Bad
Not licensed in all states
Do not advertise their mortgage rates or lender fees
Some mixed reviews and several complaints via the BBB
Welcome to Tampa, FL, a city renowned for its vibrant culture, stunning waterfront, and idyllic year-round weather. If you’re in the market for a luxury home in this thriving city, get ready to discover an array of exceptional features and amenities that will leave you captivated.
Whether you’re considering living in Tampa or currently looking at homes for sale in the city, Tampa’s luxury real estate market offers a diverse range of lavish homes, each boasting unique attributes that cater to the discerning tastes of potential homebuyers. From waterfront properties with private docks and panoramic views to expansive outdoor living spaces, cutting-edge smart home technologies, and luxurious interiors, this Redfin article unveils the extraordinary features that make luxury homes in Tampa truly stand out. Join us as we delve into the world of luxury home features in Tampa, where your dream residence awaits.
1. Waterfront property
One of the most coveted home features in Tampa is waterfront property. Living on the water offers a unique and desirable lifestyle that perfectly captures the essence of this coastal city. Whether it’s a residence situated directly on the waterfront or one with breathtaking water views, this feature instantly adds a touch of tranquility to any luxury home. Imagine waking up to stunning sunrises over the glistening waves, enjoying the gentle sea breeze from your own backyard, and having easy access to various water activities right from your doorstep.
Folding doors that provide unobstructed water views are a popular feature to create a sense of openness and connection to the natural environment. These expansive doors seamlessly blend indoor and outdoor living spaces, allowing residents to enjoy breathtaking vistas of the surrounding waterways.
2. New or updated homes
While the city embraces its charming historic architecture, there is a growing demand for modern amenities and contemporary design. New or recently updated homes offer the advantage of modern construction techniques, energy-efficient features, and the latest advancements in home technology.
These homes often boast open floor plans, gourmet kitchens with state-of-the-art appliances, luxurious master suites, and upgraded finishes throughout. From sleek finishes to smart home automation systems, every detail is carefully curated to meet the needs and preferences of today’s discerning homebuyers.
3. Boat dock
Another sought-after home feature in Tampa, Florida, is a boat dock with a lift. For those who enjoy boating and water sports, having a private dock with a lift adds convenience, security, and endless opportunities for aquatic adventures. When you’re not using the boat, you can use a lift to safely store your boat out of the water, protecting it from the elements and minimizing maintenance.
4. High-end finishes
In the luxury real estate market, there are several additional features and amenities that can truly elevate a home listing, setting it apart from other properties. High-end finishes, such as unique marble, granite, or quartz, add a touch of luxury to the home. These additional features and amenities not only enhance the aesthetic appeal but also contribute to an elevated living experience.
5. Newly remodeled kitchen
A luxury home feature that is quickly gaining popularity among homebuyers for Redfin Premier listings is a newly remodeled kitchen. In today’s real estate market, the kitchen has evolved into more than just a space for meal preparation—it’s the heart of the home and a focal point for socializing and entertaining.
A newly remodeled kitchen offers a fresh and modern aesthetic, with sleek countertops, high-end appliances, and custom cabinetry that exudes both style and functionality. It provides a seamless blend of form and function, catering to the needs and desires of discerning homeowners. With open-concept layouts, ample storage, and innovative design elements, these remodeled kitchens are perfect for hosting gatherings and creating culinary masterpieces.
6. Pool and spa
One of the quintessential luxury home features in Tampa is a pool and/or spa, often accompanied by a spacious lanai. The city’s warm climate and abundant sunshine make outdoor living a year-round delight, and a pool and spa area serves as a private oasis within your own property. Whether you prefer to take dips in the pool, relax in the spa, or simply bask in the sun on poolside loungers, a pool and spa offers endless opportunities for relaxation and recreation.
The addition of a lanai, a covered outdoor area, provides shade and protection from the elements while allowing you to enjoy the poolside ambiance. It serves as an extension of the living space, perfect for relaxing with a book, entertaining guests, or simply unwinding with family and friends.
7. Gated communities
Homebuyers in Tampa who are seeking exclusivity, security, and a sense of community often gravitate towards gated communities, especially those situated within prestigious golf communities.
A gated entry provides an extra layer of privacy and peace of mind, allowing residents to enjoy a heightened sense of security. Within these gated communities, golf enthusiasts have the advantage of convenient access to meticulously designed golf courses, where they can perfect their swing and indulge in their passion for the sport. Additionally, these communities often boast a range of amenities such as clubhouses, fitness centers, swimming pools, and tennis courts, providing a resort-like lifestyle right at your doorstep.
Top neighborhoods with luxury home features in Tampa
Notable neighborhoods that boast luxury home features include Belleair Beach, Belleair Bluffs, and Belleair Shore, as well as Palm Harbor. These areas are renowned for their exquisite residences and amenities that elevate the standard of luxury living. Bellaire Beach offers an exclusive coastal lifestyle with stunning waterfront properties, pristine beaches, and panoramic views of the Gulf of Mexico. Bellaire Bluffs exudes elegance with its tree-lined streets, upscale homes, and close proximity to boutique shops and fine dining. Bellaire Shores boasts a picturesque setting along the Intracoastal Waterway, offering residents unparalleled waterfront living and access to boating and fishing. Palm Harbor, known for its serene natural beauty and golf course communities, provides a tranquil retreat while still being conveniently located near shopping, dining, and cultural attractions.
Homebuyers are willing to pay premium prices to live in these neighborhoods, and Belleair Shore, in particular, had a median sale price of $5.92 million in December 2022, about 14x the median sale price of in Tampa.
A final note on luxury home features in Tampa
It’s no surprise that proximity to the water is a defining factor of luxury for many homes in Tampa. While it’s common for homes in Pinellas County to be situated on or near the water, what truly adds to the charm and allure is the fact that not all waterfront homes are created equal. The diversity in locations within the county ensures that each property holds its own unique appeal.
Some luxury homes may boast direct waterfront access, offering breathtaking views and easy navigation for boating enthusiasts. Others may be nestled in peaceful inland neighborhoods, where residents can still enjoy the coastal lifestyle and the beauty of nearby waterways. The variety of options means that luxury can be found in different settings, catering to the preferences and desires of discerning homebuyers. Whether it’s the tranquility of a waterfront retreat or the proximity to the water’s edge, Tampa offers a range of options that contribute to the overall charm and exclusivity of luxury living in the area.
A local Redfin Premier agent will provide invaluable insights into the market, including an in-depth understanding of the neighborhoods, pricing trends, and available luxury properties.
In a bid to strengthen its position in the Gulf Coast market, has acquired Truland Homes, the largest private homebuilder along the Gulf Coast, according to an announcement issued Thursday.
The purchase deal includes Truland’s homebuilding assets, which consist of approximately 263 lots, 155 homes in inventory, and 55 homes in the sales order backlog.
“We are excited for the Truland team to join the D.R. Horton family,” Donald R. Horton, chairman of the board, said. “Their quality building operations and strong presence across the Gulf Coast make Truland a great addition to D.R. Horton’s already strong local market operations.”
D.R. Horton plans to pay approximately $100 million in cash to complete the purchase. After the acquisition deal is complete, the company intends to merge Truland’s operations with its existing D.R. Horton platforms in Baldwin County, Alabama, and Northwest Florida.
In addition to the Truland acquisition, D.R. Horton also announced the acquisition of 156 lots and control of around 400 lots through option contracts from Truland affiliates, as well as 201 lots and control of approximately 260 lots through option contracts from third parties.
These strategic acquisitions will allow D.R. Horton to expand its reach and offerings in the region, according to a statement from the company.
Truland Homes had an impressive performance in calendar year 2022, closing 512 homes with a total revenue of $244 million. The average size of these homes was approximately 2,340 square feet, with an average sales price of $477,000.
“Leading Truland Homes over the last 13 years has been the most rewarding experience of my professional career. The amazing team members that took us from our first home to over a billion dollars in total sales are the ones that deserve all the credit,” Nathan Cox, founder of Truland Homes, said. “No matter what, they always came through. In conjunction with growing Truland Homes over the last decade plus, D.R. Horton has afforded us the honor and privilege of becoming the largest lot supplier within their Gulf Coast region. We look forward to continuing as a key lot development partner for D.R. Horton.”
D.R. Horton has been the largest homebuilder by volume in the United States since 2002. With operations in 110 markets across 33 states, the company closed 83,119 homes in its homebuilding and single-family rental operations during the twelve-month period ending March 31, 2023.
The company builds and sells homes in the price range of $200,000 to over $1,000,000. The company also offers mortgage financing, title services, and insurance agency services through its subsidiaries. In addition, D.R. Horton is involved in the construction and sale of both single-family and multi-family rental properties and holds a majority stake in Forestar Group Inc., a national residential lot development company.
This content was generated using AI and was edited by HousingWire’s editors.
As you’ve probably noticed, many people are traveling this summer. If that includes you, there are ways to save a bunch of money (and maybe a little sanity) while traveling this summer.
How can you navigate this high-demand travel environment while controlling costs and minimizing headaches?
Here are our top tips for travel this summer and how to overcome problems you might run into along the way.
Fly without breaking the bank
You’re not wrong if you think flights are more expensive.
Fares for summer travel have risen, sometimes dramatically, compared to both 2022 and 2019, according to data provided by the Airlines Reporting Corporation, a travel intelligence firm and ticket processor. The company says average fares were 9%-37% higher for the top 10 summer destinations, which include Yellowstone National Park and Hawaii. Flights are exorbitant to Europe this summer, too.
Fortunately, there are several strategies to reduce the cost of your flights.
Let the prices and availability decide your destination
If you want deals, this summer may be the one to let special offers inspire your next trip. Keep an eye on our flight deals, and book something that sounds interesting — either because of a good price or solid points and miles availability. The flexibility to go wherever the price is reasonable can lead to big savings.
Consider alternative airports
With prices on the rise, now is the time to be flexible and check all nearby airports.
For example, Houston and Chicago have two airports. The New York City area has three. It may even make sense to get to one city by flying to another before taking a short train ride for the rest of the journey, like flying into Philadelphia and catching a train up to New York. Strategies like this can help you get to your destination on a flight with better pricing or award availability.
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Expand your search for awards when your first attempt strikes out if you want to avoid the highest prices this summer.
Use positioning flights
Positioning flights are not realistic for every situation or trip, but they can often offer better award availability or pricing than those from your home airport.
Can you get to your destination for a lot less by starting in Seattle or Chicago, for example? Would adding another flight to a different airport ultimately save you money or miles?
Just make sure you leave enough time between flights to avoid any unnecessary travel headaches.
Book a backup plan
If you can’t get the flight you really want, book an alternative trip with that same airline. Then, get on the standby list for the flight you really want.
Plan your itinerary so you’re at the airport in time to get on that other flight. You can also monitor other flights and take advantage of same-day change policies.
Use up your points and miles
Summertime is a great time to use up points and miles you were hoarding. One of our big pieces of advice at TPG is to earn and burn those airline and credit card points and miles. You’ll maximize the redemption value if you can use them when cash prices are high, especially if you can find a mileage deal.
Fly on a holiday
Have you noticed that flights the day before Thanksgiving are extremely expensive, but flights on Thanksgiving morning are often cheaper? That’s because everyone wants to get to their final destination before the holiday.
This phenomenon plays out during some summer holidays, too, so look to fly the morning of the holiday to see if that lowers the price. Flying on July 4 is cheaper, generally, than flying on July 3 or July 6.
Get a hotel at the right price — and place
The good thing about hotels is that there are usually a lot of options. The bad thing about hotels is that there are usually a lot of options.
Having multiple properties to choose from can sometimes make the process of picking one feel overwhelming. However, if you have a stash of points, you can use those to narrow the field.
Here are our tips for locking in the right hotel for your trip.
Instead of burning cash, consider using your points
Just like with flights, points redemptions can make a lot of sense when hotel rates are high. Do you have Chase or American Express points you can transfer to a hotel program? Or are you sitting on a bunch of Marriott Bonvoy points? Several of us at TPG like to transfer our bank points, like Chase Ultimate Rewards points, to World of Hyatt for otherwise-expensive hotels (like the Park Hyatt Paris Vendome).
Book early and use a flexible cancellation policy
Booking a refundable hotel that seems right while you finalize everything else may be the way to go, even if you’re not 100% certain you’ll stay at that hotel. Avoid “pay now” rates in favor of a room that you can change or cancel without fees. Many award bookings allow you to cancel up to a couple of days before check-in, but always double-check the terms.
Use your elite status
Some hotel programs set aside rooms for elite members or will bump non-elite guests in favor of those with status if all the rooms are booked. Taking this a step further, travelers with top-tier Globalist status in the World of Hyatt program have a concierge who can help reserve properties. Take advantage of these perks if space is limited.
Additionally, your elite status may be the key to money-saving perks such as waived resort or parking fees, free breakfast and complimentary lounge access.
Discover similar locations
If you don’t need to be in a specific location, this may be the time to change things up a bit.
For example, if you’re seeking time on the beach, consider the panhandle of Florida or even the coast of Alabama instead of Miami and other popular parts of South Florida. Think of places that seem similar but may have better pricing if you’re running into sky-high rates.
Book directly
Instead of booking a room through a portal or online travel agency, reserve one directly with the hotel. By booking directly, you’ll likely have access to more flexible terms, as hotel cancellation policies are typically more forgiving. Additionally, if something goes wrong, you’ll have an easier time changing your itinerary since you’ll be dealing with the hotel directly instead of a third party.
Consider alternative accommodations
If you can’t find hotels that work for you, consider vacation rental platforms like Vrbo and Airbnb, as well as hotel-branded vacation rentals like Homes & Villas by Marriott Bonvoy, Mandarin Oriental Exclusive Homes and Accor-affiliated Onefinestay.
You can also go camping, glamping, stay in a “tiny home,” or rent a recreational vehicle for a few nights. There are even ways to use points to book vacation home rentals.
Score an affordable rental car
While not quite the same level of “car rental apocalypse” we saw in 2021, there are still some shortages of rental cars. There are already summertime sellouts happening in select leisure destinations. Hertz, as an example, is limiting one-way car rentals in Europe this summer due to supply constraints.
Even when vehicles are not sold out, demand (and prices) are still quite high, in part because car rental companies haven’t been able to completely replenish their fleets.
Planning ahead and leveraging your elite status can be the difference between getting a rental car and not getting one at all, according to Jonathan Weinberg, founder of AutoSlash.
Book first, plan later
Prices rise, and availability shrinks as you get closer to your travel dates. Take advantage of flexible car rental rules that usually provide a “pay later” option and book now, even if your plans aren’t finalized. Since car rental prices are up compared to pre-pandemic numbers, according to Weinberg, car rental prices may make or break some summer travel plans.
Use coupons or discount codes to save
If you’re a member of AAA or AARP, have a Costco membership, are a veteran or work for a large company with a car rental discount code, pull all of these levers. You might be eligible for discount codes you didn’t even know about.
Don’t despair if none of those reduced rates applies to you. AutoSlash can track prices and look for eligible coupon codes, too.
Leverage elite status
Having elite status with a car rental company can be the difference between getting a car and not — even if you have a reservation. That’s because cars are sometimes set aside exclusively for elite members.
Additionally, car rental program members can often skip the line at the counter and go straight to the lot, which can be what it takes to get one of the last vehicles. Luckily, you may already have a credit card that offers car rental elite status, which you could use to status match with other car rental loyalty programs.
Look beyond traditional companies and locations
Most people search for rentals at the airport with the standard companies. If you’re not finding good results, consider off-airport locations or try alternatives like Kyte, Turo and Silvercar.
Consider a longer rental
If you have trouble finding an available or affordable rental car, try adjusting the rental period. Here’s an example of how adding one day to trigger a monthlong rental cut the price by about $3,000:
Just know you should plan to keep the car for the full rental period, as returning the car early has an inherent risk of the car rental company charging a fee or adjusting pricing back to the daily rate. However, this avenue can unveil better prices and expanded inventory.
Visit national parks for less and without the crowds
The busiest national park in 2021 (Great Smoky Mountains National Park) saw 14.1 million visitors, according to statistics from the National Park Service. At the opposite end of the spectrum, Aniakchak National Monument and Preserve in Alaska saw just 145 visitors in 2021.
While the major parks are undoubtedly busy, there are still parklands that are less frequented than others, though you’ll still want to plan ahead.
Here’s everything to keep in mind for a national park adventure this summer.
Book in advance
Many parks require advance reservations for campsites and lodging inside the park’s boundaries.
How far in advance you can book varies, but these limited reservations fill up quickly at the more popular parks. Find out when reservations open for the date you want, and plan to book as soon as possible.
Stay outside the park
You might be dreaming of a night in a rustic cabin inside a national park, but getting that reservation could be challenging or costly, especially if you’re unable to pay for it with points.
However, just beyond the park, there’s probably a hotel where you can pay with points. For example, the SpringHill Suites just outside of Zion National Park is a great property if you have Marriott points to spend.
Make reservations
Some parks limit how many people can visit on any given day. Others place limits on how many people can go on a particular hiking trail. Some locations even require you to enter a lottery to get a chance to visit.
Apply for these permits and lotteries as early as possible for a better chance of securing access.
Avoid ‘free days’
It may sound counterintuitive, but “free days” at national parks may not be the best time to visit, as they tend to be particularly busy.
Instead of visiting on a weekend, holiday or day with free admission, aim for an early morning in the middle of the week for more elbow room on hiking trails and at can’t-miss natural wonders.
Visit alternative parks
Given the sheer number of national parks, national monuments, state parks and protected areas in the U.S., there’s likely a parkland near you that isn’t regularly packed with people. In fact, there may even be a park that offers similar geography to the one you’re considering but with a slightly more remote location and, consequently, thinner crowds.
For example, the second-largest canyon in the U.S., Palo Duro Canyon in the Texas Panhandle, sees 4 million fewer visitors per year than the Grand Canyon.
Plan for maximum enjoyment with minimum stress
You may have all types of activities in mind for this summer: theme parks, a road trip to visit grandparents or even an isolated beach getaway.
To cut down on travel headaches and bank account woes for the many trips you hope to take, consider these helpful tips.
Visit amusement parks on weekdays
While summer is a peak travel season since kids are out of school, many parents are still working Monday through Friday, meaning weekdays are generally less crowded. As a result, visiting a theme park in the middle of the week and arriving early in the morning typically leads to shorter lines for rides and shorter waits at in-park dining venues. It may even help you score cheaper tickets and lodging.
Ditch major theme parks
Growing up in Ohio, I had easy access to Kings Island and Cedar Point — two great theme parks that didn’t require flying to Florida or California.
Do as my parents did when I was a kid and look for regional parks that provide a lot of fun without the hefty price tag. Getting tickets will probably be easier, plus you may not need to add flights or hotels to the list of expenses.
Book Disney reservations early
You still need actual reservations (not just tickets) for Disneyland and Disney World.
To avoid any unexpected surprises, lock in your reservation as soon as possible to guarantee access to your preferred park, as they can sell out.
Reserve airport parking in advance
If flights and airports are packed, you can expect full parking lots, too.
Reserving airport parking ahead of time can be the difference between having a spot and not — or paying extra for the premium or far-away lot. If you aren’t having any luck finding a space at the airport, try snagging one at an off-airport parking location that offers shuttle service to the terminals.
Take a road trip
When you fly, you may have to buy four tickets for your family. When you drive, you don’t have to put gas in four cars.
The price of gas has come down lately, and a road trip may be calling your name this summer. An added bonus: Driving your own car means you won’t need a rental car at your final destination.
Look for coupons and codes
You don’t usually see Marriott or Delta Air Lines on Groupon, but activities are definitely more prolific.
Watch for coupons, group deals or sales for activities you’re planning to do during your trip. From roller coasters to roller derbies, the internet offers all kinds of deals, midweek sales and discount codes for activities that can lead to big savings. AAA, AARP and other advocacy memberships can help here, too.
Buy gift cards on sale
This tip can apply to many areas of life, but it’s especially true for theme parks and other activities.
Your local supermarket, big-box store or office supply store may sell gift cards at a discount. E-commerce sites also sell discounted gift cards.
When buying gift cards, use shopping portals whenever possible and pay with a card that will earn maximum points. Once you have your gift cards in hand (or your email inbox), use them to purchase Disney tickets, a hot air balloon ride or whatever activity you’re hoping to enjoy while on vacation.
Consider a cruise
While we’ve written about sold-out theme parks and hard-to-come-by flight deals, you should know that cruises are not quite as expensive as many other types of summer vacation. You’ll often save money when you account for the costs of flights and hotel rooms for multiple nights. With a cruise, you could simultaneously unlock serious savings and avoid crowds.
Hunt for deals
Cruise deals are not as plentiful as they were at the peak of the coronavirus pandemic. However, you can still find amazing deals on cruises. If you are flexible, sometimes cruise companies offer substantial deals on last-minute cruises if they have excess inventory (unsold cabins).
It’s not uncommon to see deals on cruises pop up, like this one back in March, but you need to act fast when you see them. Virgin Voyages has been offering some incredible deals this year, including a cruise for just 40,000 Virgin Atlantic points.
Look for bundles and packages
You may find that you can also save by bundling items. Search for deals on drink packages or onboard spending credits, or consider “kids sail free” options — even if the first number you see (the price for an adult) doesn’t look like a bargain right away.
Bottom line
Summer is here, and just like last year, prices and demand are through the roof.
It is possible, however, to avoid hordes of tourists if you’re looking for some peace and quiet. You may even be able to visit a popular destination without spending a fortune, having a 16-hour layover or coughing up all of your airline miles to get there.
Regardless of where you plan to go, flexibility is the best thing you can bring to your travel plans. You should book now (if you haven’t already) so you can make the most of your summer without breaking the bank.
Navigating income taxes during retirement can be complex and your golden years are a time to relax and enjoy your hard-earned cash. Your IRAs, pensions, taxable accounts and Social Security distributions create various tax implications. So, it’s vital to understand them and implement strategies to reduce your tax liability and maximize your retirement funds. You may want to speak with a financial advisor to get a more personal look at how your income will be taxed in retirement.
Federal Tax Rates for Different Types of Retirement Income
Federal tax rates vary by income type and level. It’s important to evaluate what each type of income you expect is going to look like so that you can plan for retirement. Here’s a breakdown of the most common taxes during retirement:
IRAs and 401(k)s
Traditional IRAs and 401(k)s offer tax-deferred growth, meaning you don’t pay taxes on the contributions or investment earnings until you withdraw the funds in retirement. Withdrawals from these accounts are generally taxable income. The tax rate depends on your total income, filing status and the federal income tax brackets in effect during the year of withdrawal.
On the other hand, you fund Roth IRAs and Roth 401(k)s with after-tax contributions, meaning you pay taxes on the money before it goes into the account. Qualified withdrawals from Roth accounts, including both contributions and earnings, are tax free.
Taxable Accounts
Taxable accounts, such as brokerage and savings accounts, use after-tax money. Therefore, you’ll pay taxes on any interest, dividends or capital gains earned from investments in these accounts. Specifically, interest income incurs regular income tax rates, while dividends and capital gains receive different rates depending on how long you hold the investments before selling (short-term vs. long-term).
Selling assets after holding them for less than a year creates short-term capital gains taxes, which the government treats as regular income. On the other hand, selling assets after holding them for a year or more creates long-term capital gains taxes, as seen below:
Pension Income
Monthly payments from your employer’s pension program or a private annuity will incur standard income taxes. In addition, if you opt for a one-time lump sum payment that empties your pension, you’ll owe income taxes for the entire amount.
Remember, employer pension payments come to you after having a specific amount of taxes subtracted. This feature means a large tax bill won’t wallop you when you file (provided you haven’t had an unexpected infusion of income from elsewhere that year).
Earned Income
Earned income receives standard tax rates, like many other types of income listed. However, wages from an employer or self-employment are subject to Social Security and Medicare taxes, also known as FICA. FICA taxes incur an additional 7.65% rate on income from a part-time job and 15.3% from self-employment income (you’ll receive half of that back when you file taxes).
Remember, earned income can run up against Social Security benefits if you make too much. Specifically, for 2023, earning more than $21,240 results in a $1 reduction for every $2 earned after the threshold if you’re under what the government considers full retirement age. Once you reach full retirement age, the limit changes to $56,520 and the penalty is a $1 reduction in benefits for every $3 earned.
Social Security
Social Security also receives taxation based on your income level and filing status. The Social Security Administration adds your adjusted gross income with nontaxable interest income and half of your Social Security benefits when calculating income thresholds for taxes. Then, the government charges federal income tax rates on 50% or 85% of your Social Security check.
The chart below outlines the different possible circumstances and tax rates:
Single Filers
Income
Percentage of Social Security Income Taxed
$0 – $24,999
0%
$25,000 – $34,000
50%
$34,001+
85%
Married Filing Jointly
Income
Percentage of Social Security Income Taxed
$0 – $31,999
0%
$32,000 – $44,000
50%
$44,001+
85%
Keep in mind, if you are married and choose to file a separate tax return, it is likely that you will be required to pay taxes on your benefits.
How to Minimize Your Tax Liability in Retirement
Most people have the very similar goal of trying to reduce the potential tax liability during retirement. While the income you bring in and where you live are going to play a huge role in the taxes you pay, there are some things you can do to improve your situation. In fact, the tips below can help reduce your tax burden during retirement.
1. Remember To Withdraw Your Money From Your Retirement Accounts
Once you reach the age of 73 (or 70½ if you were born before July 1, 1949), you must begin taking required minimum distributions (RMDs) from most retirement accounts, such as traditional IRAs and 401(k)s. Failing to withdraw the RMD amount results in a 25% penalty on the neglected sum plus the income tax it would have incurred.
However, if you have multiple retirement accounts, you have some flexibility in choosing which account(s) to withdraw from. By strategically planning your withdrawals, you can control the timing and amount of taxable income and optimize your tax situation.
2. Understand Your Tax Bracket
Understanding your tax bracket is crucial for retirement planning. You can minimize your tax liability by managing your taxable income to stay within a lower tax bracket. So, it’s best to use the tables above and the federal income tax brackets for the year to calculate a comfortable amount of income without exposing your money to higher rates.
3. Make Withdrawals Before You Need To
You can plan your withdrawals strategically if you have a mix of taxable and tax-advantaged accounts, such as a 401(k) and a Roth IRA. Making withdrawals from taxable accounts or tax-free accounts like Roth IRAs before you need the funds can help reduce your future RMDs and potentially lower your overall tax burden in retirement.
4. Invest in Tax-Free Bonds
Tax-free bonds, such as municipal bonds, can be an attractive investment option for retirees seeking tax efficiency. Interest income from municipal bonds is usually exempt from federal income tax and sometimes from state and local taxes.
5. Invest for the Long-Term, Not the Short-Term
Holding investments for the long term, particularly in taxable accounts, can be advantageous from a tax perspective. Specifically, when you sell investments held for more than one year, you qualify for long-term capital gains tax rates, which are typically lower than ordinary income tax rates. By avoiding frequent buying and selling, you can minimize the realization of short-term capital gains, which receive the standard federal income tax rates.
For example, say you’re a single filer with a $44,000 income. Part of that income is from capital gains. However, if the capital gains are short-term, your marginal tax bracket is 12%, while your long-term capital gains bracket is 0%.
6. Move to a Tax-Friendly State
Some states have lower or no state income taxes, which can significantly impact your overall tax burden in retirement. If feasible, consider relocating to a tax-friendly state. However, before making such a decision, it’s essential to assess various factors like cost of living, healthcare and personal preferences. Remember, the states that don’t charge personal income taxes are Alaska, Florida, Nevada, New Hampshire, South Dakota, Tennessee, Texas, Washington and Wyoming.
The Bottom Line
The type of income that you receive in retirement could change the way that it is taxed. Many can avoid some of this by moving to a tax-friendly state, but most people can’t avoid it entirely. It’s important to understand what your personal tax liability could potentially become and to plan accordingly so that you’re prepared for retirement when it comes.
Tips for Being More Tax-Efficient
The road to financial stability in retirement looks different for everyone. Your investment account types, medical conditions and desired lifestyle can present unique challenges but a financial advisor can help. Finding a financial advisor doesn’t have to be hard. SmartAsset’s free tool matches you with up to three vetted financial advisors who serve your area, and you can have a free introductory call with your advisor matches to decide which one you feel is right for you. If you’re ready to find an advisor who can help you achieve your financial goals, get started now.
Amid all the uproar surrounding the Home Affordable Modification Program (HAMP), it was revealed today that Bank of America completed just 98 permanent loan modifications.
While that figure is certain to rise thanks to the bank’s 156,864 active trial modifications currently underway, the numbers are seriously weak compared to other major loan servicers.
GMAC Mortgage managed to make 7,111 loan modifications permanent, while Chase has 4,302 on the books, followed by Ocwen with 4,252, Aurora Loan Services with 3,622, and Wells Fargo with 3,537.
In recent weeks, both Bank of America and Chase have complained about the government-sponsored loan modification program, saying it has been difficult to get all the required paperwork from borrowers.
But all excuses aside, Bank of America is well behind its peers, and as the top mortgage lender and servicer in the nation, it seems pretty inexcusable.
In total, only 31,382 loan modifications have been made permanent, while 697,026 are in trial mode; yep, just over four percent have gone the distance so far.
Per HAMP rules, to receive a permanent modification borrowers must make at least three trial payments, provide documents that include proof of income and hardship verification, and have their credit re-underwritten.
To facilitate the process, the Obama Administration recently extended the trial period for modifications started on or before September 1 so borrowers have more time to submit required information.
California leads the nation in total loan modifications (trial+permanent) with 148,350, followed by Florida with 90,575 and Illinois with 37,552.
Oh, and more than a quarter of trial loan modifications executed under HAMP are already delinquent…
Government-sponsored enterprises (GSEs) Fannie Mae and Freddie Mac released updates on Wednesday related to condominium and co-operative project standards policies for properties in need of critical repairs and special assessments.
“At the direction of the FHFA, Fannie Mae and Freddie Mac have worked together to update project review requirements to assist lenders in identifying projects that may have issues that result in unsafe conditions, and to promote sustainable homeownership,” the update states. “Fannie Mae is updating its project standards policies to address projects in need of critical repairs, and projects that have material deficiencies (such as significant deferred maintenance) or special assessments.”
The new project review requirements include defining “critical repairs, material deficiencies, and significant deferred maintenance,” including routine repairs not considered critical; the prohibition of the sale of condo units or co-op shares in complexes that require either critical maintenance or are under evacuation orders due to unsafe conditions; and the creation of a required review of “all structural or mechanical inspection reports that have been completed within 3 years of the project review date.”
Fannie Mae’s guidance comes as an update to its Selling Guide in consultation with the Federal Housing Finance Agency (FHFA). The update will prohibit the sale of condo units or co-op shares in projects with unfunded repairs totaling more than $10,000 per unit.
Freddie Mac’s new guidance was issued as an update to its Condo Project Advisor, an informational platform with information about buildings.
“Currently, if a Project Assessment Request (PAR) submitted to Condo Project Advisor receives an ‘Incomplete Assessment’ feedback message, that’s an indication that the tool can’t assess the project,” the guidance states in part. “On July 29, 2023, we’ll make things easier for you by updating one of the ‘Incomplete Assessment’ messages to alert you that the project may need critical repairs. You can determine whether or not a project does indeed require repairs.”
All requirements go into effect on September 18.
This new guidance follows a letter issued in 2021 by Fannie Mae that created temporary requirements for condos and co-op projects after the partial collapse of condominium complex Champlain Towers South in Florida that claimed the lives of 98 people and injured 14 others.
Walt Disney World Resort is a sprawling resort complex consisting of theme parks, a shopping district, hotels and more. There are a host of methods to get around the entire resort, including bus, boat and monorail.
Let’s take a look at all the ways to navigate Walt Disney World, whether you’re looking to rent a car or rely on those good old feet to get around.
How to get around Disney World
Boat
You’ll find a few different boats within Walt Disney World. The biggest (and most well-known) is the ferryboat that takes guests from the Transportation and Ticket Center (TTC) to Magic Kingdom. The TTC is where those who are driving into the park will leave their vehicles.
Many different resort hotels also have water taxi access. If you’re looking to take a water taxi to Magic Kingdom, you can do so from any of these resorts:
Disney’s Fort Wilderness Resort & Campground.
Disney’s Grand Floridian Resort & Spa.
Disney’s Polynesian Villas & Bungalows.
Disney’s Wilderness Lodge.
You can also use a water taxi to get to either Epcot or Disney’s Hollywood Studios. This is available to guests staying at these resorts:
Disney’s BoardWalk Villas.
Disney’s Beach Club Villas.
Disney’s Yacht Club Resort.
Walt Disney World Dolphin Hotel.
Walt Disney World Swan Hotel.
Bus
Disney operates a vast system of buses throughout its Orlando resort. This means it’s possible to take a bus from any Walt Disney World Resort to any of the theme parks, water parks or Disney Springs.
Even if you’re not staying at a Disney property, you may want to take advantage of the bus system to get yourself from one park to another. This is especially true if you don’t have a car.
Disney’s buses are free to use and run 45 minutes prior to park opening until 1 hour after park closing.
Car
It’s possible to park at any of Walt Disney World’s theme parks, though you’ll need to pay $25 per day to do so.
If renting a car doesn’t catch your fancy, you may want to consider ride-sharing. Because so many hotels are close to Walt Disney World, it may actually cost less to use a ride-sharing service to drop you off at the entrance rather than paying the fee to park.
🤓Nerdy Tip
If you’re arriving from Interstate 4, take exits 64, 65 or 67 to get into the parks.
Disney has also partnered with Lyft to offer the Minnie Van service. You’ll need to have the Lyft app and pay for the service. This allows you to request a polka-dot van that’ll seat up to seven guests, and each van comes with one complimentary car seat. It can also be faster than waiting for complimentary transportation, which can be pivotal during those late-night returns.
On foot
This is a little tongue-in-cheek, but it’s as valid as any of these other options. There are a handful of Walt Disney World resorts that are within walking distance from the theme parks.
If you’re wanting to visit Epcot, you can walk from any of the following hotels:
Disney’s BoardWalk Villas.
Disney’s Beach Club Villas.
Disney’s Yacht Club Resort.
Walt Disney World Dolphin Hotel.
Walt Disney World Swan Hotel.
If you’re looking to visit Magic Kingdom instead, you can also opt to walk from these hotels:
Disney’s Fort Wilderness Resort & Campground.
Disney’s Grand Floridian Resort & Spa.
Disney’s Polynesian Villas & Bungalows.
Monorail
If you’re not staying at a Walt Disney World hotel, you’ll likely find yourself on the monorail at least once. This is because anyone wishing to visit Magic Kingdom by driving in will need to either take the monorail or the ferryboat to get to the entrance of the park.
However, the monorail also connects Magic Kingdom and Epcot, which makes it simple to figure out Disney World transportation between parks.
Finally, those who are staying at any of these properties will use use the monorail to travel directly from their hotel to Magic Kingdom:
Disney’s Contemporary Resort.
Disney’s Grand Floridian Resort & Spa.
Disney’s Polynesian Village Resort.
Disney’s Polynesian Villas & Bungalows.
Skyliner
Disney’s Skyliner opened in September 2019 and creates a new link between many of its properties and theme parks. The Skyliner is a massive gondola system that operates much like one you’d see on a ski slope.
The Skyliner has two main stops, one located at Epcot and one at Disney’s Hollywood Studios. If you’re staying at any of these Walt Disney World Resorts, you’ll be able to take advantage of the Skyliner system, though you may need to make a connection to do so:
Disney’s Art of Animation Resort.
Disney’s Caribbean Beach Resort.
Disney’s Pop Century Resort.
Disney’s Riviera Resort.
Disney’s Yacht Club Resort.
Disney’s Beach Club Resort.
Disney’s BoardWalk Inn.
Disney World transportation recapped
Disney does transportation well. This is a good thing since Walt Disney World’s Magic Kingdom averages roughly 57,000 guests per day, and nearly everyone needs to take advantage of its transportation services.
If you’re staying at a Walt Disney World resort, you have plenty of options for getting around without needing to rent a car. And even if you’re staying off-property, you can take advantage of Disney’s complimentary transportation services to make your way through the resort.
(Top photo courtesy of Walt Disney World)
How to maximize your rewards
You want a travel credit card that prioritizes what’s important to you. Here are our picks for the best travel credit cards of 2023, including those best for:
High above the Las Vegas Strip, solar panels blanketed the roof of Mandalay Bay Convention Center — 26,000 of them, rippling across an area larger than 20 football fields.
From this vantage point, the sun-dappled Mandalay Bay and Delano hotels dominated the horizon, emerging like comically large golden scepters from the glittering black panels.Snow-tipped mountains rose to the west.
It was a cold winter morning in the Mojave Desert. But there was plenty of sunlight to supply the solar array.
“This is really an ideal location,” said Michael Gulich, vice president of sustainability at MGM Resorts International.
The same goes for the rest of Las Vegas and its sprawling suburbs.
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Sin City already has more solar panels per person than any major U.S. metropolis outside Hawaii, according to one analysis. And the city is bursting with single-family homes, warehouses and parking lots untouched by solar.
L.A. Times energy reporter Sammy Roth heads to the Las Vegas Valley, where giant solar fields are beginning to carpet the desert. But what is the environmental cost? (Video by Jessica Q. Chen, Maggie Beidelman / Los Angeles Times)
There’s enormous opportunity to lower household utility bills and cut climate pollution — without damaging wildlife habitat or disrupting treasured landscapes.
But that hasn’t stopped corporations from making plans to carpet the desert surrounding Las Vegas with dozens of giant solar fields — some of them designed to supply power to California. The Biden administration has fueled that growth, taking steps to encourage solar and wind energy development across vast stretches of public lands in Nevada and other Western states.
Those energy generators could imperil rare plants and slow-footed tortoises already threatened by rising temperatures.
They could also lessen the death and suffering from the worsening heat waves, fires, droughts and storms of the climate crisis.
Researchers have found there’s not nearly enough space on rooftops to supply all U.S. electricity — especially as more people drive electric cars. Even an analysis funded by rooftop solar advocates and installers found that the most cost-effective route to phasing out fossil fuels involves six times more power from big solar and wind farms than from smaller local solar systems.
But the exact balance has yet to be determined. And Nevada is ground zero for figuring it out.
The outcome could be determined, in part, by billionaire investor Warren Buffett.
The so-called Oracle of Omaha owns NV Energy, the monopoly utility that supplies electricity to most Nevadans. NV Energy and its investor-owned utility brethren across the country can earn huge amounts of money paving over public lands with solar and wind farms and building long-distance transmission lines to cities.
But by regulatory design, those companies don’t profit off rooftop solar. And in many cases, they’ve fought to limit rooftop solar — which can reduce the need for large-scale infrastructure and result in lower returns for investors.
Mike Troncoso remembers the exact date of Nevada’s rooftop solar reckoning.
It was Dec. 23, 2015, and he was working for SolarCity. The rooftop installer abruptly ceased operations in the Silver State after NV Energy helped persuade officials to slash a program that pays solar customers for energy they send to the power grid.
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“I was out in the field working, and we got a call: ‘Stop everything you’re doing, don’t finish the project, come to the warehouse,’” Troncoso said. “It was right before Christmas, and they said, ‘Hey, guys, unfortunately we’re getting shut down.’”
After a public outcry, Nevada lawmakers partly reversed the reductions to rooftop solar incentives. Since then, NV Energy and the rooftop solar industry have maintained an uneasy political ceasefire. Installations now exceed pre-2015 levels.
Today, Troncoso is Nevada branch manager for Sunrun, the nation’s largest rooftop solar installer. The company has enough work in the state to support a dozen crews, each named for a different casino. On a chilly winter morning before sunrise, they prepared for the day ahead — laying out steel rails, hooking up microinverters and loading panels onto powder-blue trucks.
But even if Sunrun’s business continues to grow, it won’t eliminate the need for large solar farms in the desert.
Some habitat destruction is unavoidable — at least if we want to break our fossil fuel addiction. The key questions are: How many big solar farms are needed, and where should they be built? Can they be engineered to coexist with animals and plants?
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And if not, should Americans be willing to sacrifice a few endangered species in the name of tackling climate change?
To answer those questions, Los Angeles Times journalists spent a week in southern Nevada, touring solar construction sites, hiking up sand dunes and off-roading through the Mojave. We spoke with NV Energy executives, conservation activists battling Buffett’s company and desert rats who don’t want to see their favorite off-highway vehicle trails cut off by solar farms.
Odds are, no one will get everything they want.
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The tortoise in the coal mine
Biologist Bre Moyle easily spotted the small yellow flag affixed to a scraggly creosote bush — one of many hardy plants sprouting from the caliche soil, surrounded by rows of gleaming steel trusses that would soon hoist solar panels toward the sky.
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Moyle leaned down for a closer look, gently pulling aside branches to reveal a football-sized hole in the ground. It was the entrance to a desert tortoise burrow — one of thousands catalogued by her employer, Primergy Solar, during construction of one of the nation’s largest solar farms on public lands outside Las Vegas.
“I wouldn’t stand on this side of it,” Moyle advised us. “If you walk back there, you could collapse it, potentially.”
I’d seen plenty of solar construction sites in my decade reporting on energy. But none like this.
Instead of tearing out every cactus and other plant and leveling the land flat — the “blade and grade” method — Primergy had left much of the native vegetation in place and installed trusses of different heights to match the ground’s natural contours. The company had temporarily relocated more than 1,600 plants to an on-site nursery, with plans to put them back later.
The Oakland-based developer also went to great lengths to safeguard desert tortoises — an iconic reptile protected under the federal Endangered Species Act, and the biggest environmental roadblock to building solar in the Mojave.
Desert tortoises are sensitive to global warming, residential sprawl and other human encroachment on their habitat. The U.S. Fish and Wildlife Service has estimated tortoise populations fell by more than one-third between 2004 and 2014.
Scientists consider much of the Primergy site high-quality tortoise habitat. It also straddles a connectivity corridor that could help the reptiles seek safer haven as hotter weather and more extreme droughts make their current homes increasingly unlivable.
Before Primergy started building, the company scoured the site and removed 167 tortoises, with plans to let them return and live among the solar panels once the heavy lifting is over. Two-thirds of the project site will be repopulated with tortoises.
Workers removed more tortoises during construction. As of January, the company knew of just two tortoises killed — one that may have been hit by a car, and another that may have been entombed in its burrow by roadwork, then eaten by a kit fox.
Primergy Vice President Thomas Regenhard acknowledged the company can’t build solar here without doing any harm to the ecosystem — or spurring opposition from conservation activists. But as he watched union construction workers lift panels onto trusses, he said Primergy is “making the best of the worst-case situation” for solar opponents.
“What we’re trying to do is make it the least impactful on the environment and natural resources,” he said. “What we’re also doing is we’re sharing that knowledge, so that these projects can be built in a better way moving forward.”
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The company isn’t saving tortoises out of the goodness of its profit-seeking heart.
The U.S. Bureau of Land Management conditioned its approval of the solar farm, called Gemini, on a long list of environmental protection measures — and only after some bureau staffers seemingly contemplated rejecting the project entirely.
Documents obtained under the Freedom of Information Act by the conservation group Defenders of Wildlife show the bureau’s Las Vegas field office drafted several versions of a “record of decision” that would have denied the permit application for Gemini. The drafts listed several objections, including harm to desert tortoises, loss of space for off-road vehicle drivers and disturbance of the Old Spanish National Historic Trail, which runs through the project site.
Separately, Primergy reached a legal settlement with conservationists — who challenged the project’s federal approval in court — in which the company agreed to additional steps to protect tortoises and a plant known as the three-corner milkvetch.
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The company estimates just 2.5% of the project site will be permanently disturbed — far less than the 33% allowed by Primergy’s federal permit. Regenhard is hopeful the lessons learned here will inform future solar development on public lands.
“This is something new. So we’re refining a lot of the processes,” he said. “We’re not perfect. We’re still learning.”
By the time construction wraps this fall, 1.8 million panels will cover nearly 4,000 football fields’ worth of land, just off the 15 Freeway. They’ll be able to produce 690 megawatts of power — as much as 115,000 typical home solar systems. And they’ll be paired with batteries, to store energy and help NV Energy customers keep running their air conditioners after sundown.
Unlike many solar fields, Gemini is close to the population it will serve — just a few dozen miles from the Strip. And the affected landscape is far from visually stunning, with none of the red-rock majesty found at nearby Valley of Fire State Park.
But desert tortoises don’t care if a place looks cool to humans. They care if it’s good tortoise habitat.
Moyle, Primergy’s environmental services manager, pointed to a small black structure at the bottom of a fence along the site’s edge — a shade shelter for tortoises. Workers installed them every 800 feet, so that if any relocated reptiles try to return to the solar farm too early, they don’t die pacing along the fence in the heat.
“They have a really, really good sense of direction,” Moyle said. “They know where their homes are. They want to come back.”
Primergy will study what happens when tortoises do come back. Will they benefit from the shade of the solar panels? Or will they struggle to survive on the industrialized landscape?
And looming over those uncertainties, a more existential query: With global warming beginning to devastate human and animal life around the world, should we really be slowing or stopping solar development to save a single type of reptile?
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Moyle was ready with an answer: Tortoises are a keystone species. If they’re doing well, it’s a good sign of a healthy ecosystem in which other desert creatures — such as burrowing owls, kit foxes and American badgers — are positioned to thrive, too.
And as the COVID-19 pandemic has demonstrated, human survival is inextricably linked with a healthy natural world.
“We take one thing out, we don’t know what sort of disastrous effect it’s going to have on everything else,” Moyle said.
We do, however, know the consequences of relying on fossil fuels: entire towns burning to the ground, Lake Mead three-quarters empty, elderly Americans baking to death in their overheated homes. With worse to come.
The shifting sands of time
A few miles south, another solar project was rising in the desert. This one looked different.
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A fleet of bulldozers, scrapers, excavators and graders was nearly done flattening the land — a beige moonscape devoid of cacti and creosote. The solar panel support trusses were all the same height, forming an eerily rigid silver sea.
When I asked Carl Glass — construction manager for DEPCOM Power, the contractor building this project for Buffett’s NV Energy — why workers couldn’t leave vegetation in place like at Gemini, he offered a simple answer: drainage. Allowing the land to retain its natural contours, he said, would make it difficult to move stormwater off the site during summer monsoons.
Safety was another consideration, said Dani Strain, NV Energy’s senior manager for the project. Blading and grading the land meant workers wouldn’t have to carry solar panels and equipment across ground studded with tripping hazards.
“It’s nicer for the environment not to do it,” Strain said. “But it creates other problems. You can’t have everything.”
This kind of solar project has typified development in the Mojave Desert.
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And it helps explain why the Center for Biological Diversity’s Patrick Donnelly has fought so hard to limit that development.
The morning after touring the solar construction sites, we joined Donnelly for a hike up Big Dune, a giant pile of sand covering five square miles and towering 500 feet above the desert floor, 90 miles northwest of Las Vegas. The sun was just beginning its ascent over the Mojave, bathing the sand in a smooth umber glow beneath pockets of wispy cloud.
On weekends, Donnelly said, the dune can be overrun by thousands of off-road vehicles. But on this day, it was quiet.
Energy companies have proposed more than a dozen solar farms on public lands surrounding Big Dune — some with overlapping footprints. Donnelly doesn’t oppose all of them. But he thinks federal agencies should limit solar to the least ecologically sensitive parts of Nevada, instead of letting companies pitch projects almost anywhere they choose.
“Developers are looking at this as low-hanging fruit,” he said. “The idea is, this is where California can build all of its solar.”
We trekked slowly up the dune, our bodies casting long shadows in the early morning light. When we took a breather and looked back down, a trail of footprints marked our path. Donnelly assured us a windy day would wipe them away.
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“This is why I live here, man,” he said. “It’s the most beautiful place on Earth, in my mind.”
Donnelly broke his back in a rock-climbing accident, so he used a walking stick to scale the dune. He lives not far from here, at the edge of Death Valley National Park, and works as the nonprofit Center for Biological Diversity’s Great Basin director.
As we resumed our journey, the wind blowing hard, I asked Donnelly to rank the top human threats to the Mojave. He was quick to answer: The climate crisis was No. 1, followed by housing sprawl, solar development and off-road vehicles.
“There’s no good solar project in the desert. But there’s less bad,” he said. “And we’re at a point now where we have to settle for less bad, because the alternatives are more bad: more coal, more gas, climate apocalypse.”
That hasn’t stopped Donnelly and his colleagues from fighting renewable energy projects they fear would wipe out entire species — even little-known plants and animals with tiny ranges, such as Tiehm’s buckwheat and the Dixie Valley toad.
“I’m not a religious guy,” Donnelly said. “But all God’s creatures great and small.”
After a steep stretch of sand, we stopped along a ridge with sweeping views. To our west were the Funeral Mountains, across the California state line in Death Valley National Park — and far beyond them Mt. Whitney, its snow-covered facade just barely visible. To our east was Highway 95, cutting across the Amargosa Valley en route from Las Vegas to Reno.
It’s along this highway that so many developers want to build.
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“We would be in a sea of solar right now,” Donnelly said.
Having heard plenty of rural residents say they don’t want to look at such a sea, I asked Donnelly if this was a bad spot for solar because it would ruin the glorious views. He told me he never makes that argument, “because honestly, views aren’t really the primary concern at this moment. The primary concern is stopping the biodiversity crisis and the climate crisis.”
“There are certain places where we shouldn’t put solar because it’s a wild and undisturbed landscape,” he said.
As far as he’s concerned, though, the Amargosa Valley isn’t one of those landscapes, what with Highway 95 running through it. The same goes for Dry Lake Valley, where NV Energy’s solar construction site is already surrounded by energy infrastructure.
What Donnelly would like to see is better planning.
He pointed to California, where state and federal officials spent eight years crafting a desert conservation plan that allows solar and wind farms across a few hundred thousand acres while setting aside millions more for protection. He thinks a similar process is crucial in Nevada, where four-fifths of the land area is owned by the federal government — more than any other state.
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If Donnelly had his way, regulators would put the kibosh on solar farms immediately adjacent to Big Dune. He’s worried they could alter the movement of sand across the desert floor, affecting several rare beetles that call the dune home.
But if the feds want to allow solar projects along the highway to the south, near the Area 51 Alien Center?
“Might not be the end the world,” Donnelly said.
He shot me a grin.
“You know, one thing I like to do …”
Without warning, he took off racing down the dune, carried by momentum and love for the desert. He laughed as he reached a natural stopping point, calling for us to join him. His voice sounded free and full of possibility.
Some solar panels on the horizon wouldn’t have changed that.
Shout it from the rooftops
Laura Cunningham and Kevin Emmerich were a match made in Mojave Desert heaven.
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Cunningham was a wildlife biologist, Emmerich a park ranger when they met nearly 30 years ago at Death Valley. She studied tortoises for government agencies and later a private contractor. He worked with bighorn sheep and gave interpretive talks. They got married, bought property along the Amargosa River and started their own conservation group, Basin and Range Watch.
And they’ve been fighting solar development ever since.
That’s how we ended up in the back of their SUV, pulling open a rickety cattle gate off Highway 95 and driving past wild burros on a dirt road through Nevada’s Bullfrog Hills, 100 miles northwest of Las Vegas.
They had told us Sarcobatus Flat was stunning, but I was still surprised by how stunning. I got my first look as we crested a ridge. The gently sloping valley spilled down toward Death Valley National Park, whose snowy mountain peaks towered over a landscape dotted with thousands of Joshua trees.
“Everything we’re looking at is proposed for solar development,” Cunningham said.
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Most environmentalists agree we need at least some large solar farms. Cunningham and Emmerich are different. They’re at the vanguard of a harder-core desert protection movement that sees all large-scale solar farms on public lands as bad news.
Why had so many companies converged on Sarcobatus Flat?
The main answer is transmission. NV Energy is seeking federal approval to build the 358-mile Greenlink West electric line, which would carry thousands of megawatts of renewable power between Reno and Las Vegas along the Highway 95 corridor.
The dirt road curved around a small hill, and suddenly we found ourselves on the valley floor, surrounded by Joshua trees. Some looked healthy; others had bark that had been chewed by rodents seeking water, a sign of drought stress. Scientists estimate the Joshua tree’s western subspecies could lose 90% of its range as the world gets hotter and droughts get more intense.
But asked whether climate change or solar posed a bigger threat to Sarcobatus Flat, Cunningham didn’t hesitate.
“Oh, solar development hands down,” she said.
Nearly 20 years ago, she said, she helped relocate desert tortoises to make way for a test track in California. One of them tried to return home, walking 20 miles before hitting a fence. It paced back and forth and eventually died of heat exhaustion.
Solar farms, she said, pose a similar threat to tortoises. And at Sarcobatus Flat, they would cover a high-elevation area that could otherwise serve as a climate refuge for Joshua trees, giving them a relatively cool place to reproduce as the planet heats up.
“It makes no sense to me that we’re going to bulldoze them down and throw them into trash piles. It’s just crazy,” she said.
In Cunningham and Emmerich’s view, every sun-baked parking lot in L.A. and Vegas and Phoenix should have a solar canopy, every warehouse and single-family home a solar roof. It’s a common argument among desert defenders: Why sacrifice sensitive ecosystems when there’s an easy alternative for fighting climate change? Especially when rooftop solar can reduce strain on an overtaxed electric grid and — when paired with batteries — help people keep their lights on during blackouts?
The answer isn’t especially satisfying to conservationists.
For all the virtues of rooftop solar, it’s an expensive way to generate clean power — and keeping energy costs low is crucial to ensure that lower-income families can afford electric cars, another key climate solution. A recent report from investment bank Lazard pegged the cost of rooftop solar at 11.7 cents per kilowatt-hour on the low end, compared with 2.4 cents for utility solar.
Even when factoring in pricey long-distance electric lines, utility-scale solar is typically cheaper, several experts told me.
“It’s three to six times more expensive to put solar on your roof than to put it in a large-scale project,” said Jesse Jenkins, an energy systems researcher at Princeton University. “There may be some added value to having solar in the Los Angeles Basin instead of the middle of the Mojave Desert. But is it 300% to 600% more value? Probably not. It’s probably not even close.”
There’s a practical challenge, too.
The National Renewable Energy Laboratory has estimated U.S. rooftops could generate 1,432 terawatt-hours of electricity per year — just 13% of the power America will need to replace most of its coal, oil and gas, according to research led by Jenkins.
Add in parking lots and other areas within cities, and urban solar systems might conceivably supply one-quarter or even one-third of U.S. power, several experts told The Times — in an unlikely scenario where they’re installed in every suitable spot.
Energy researcher Chris Clack’s consulting firm has found that dramatic growth in rooftop and other small-scale solar installations could reduce the costs of slashing climate pollution by half a trillion dollars. But even Clack said rooftops alone won’t cut it.
“Realistically, 80% is going to end up being utility grid no matter what,” he said.
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All those industrial renewable energy projects will have to go somewhere.
Sarcobatus Flat may not be the answer. Federal officials classified all three solar proposals there as “low priority,” citing their proximity to Death Valley and potential harm to tortoise habitat. One developer withdrew its application last year.
Before leaving the area, Cunningham pointed to a wooden marker, one of at least half a dozen stretching out in a line. I walked over to take a closer look and discovered it was a mining claim for lithium — a main ingredient in electric-car batteries.
If solar development didn’t upend this valley, lithium extraction might.
On the beaten track
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The four-wheeler jerked violently as Erica Muxlow pressed her foot to the gas, sending us flying down a rough dirt road with no end in sight but the distant mountains. Five-point safety straps were the only things stopping us from flying out of our seats, the vehicle leaping through the air as we reached speeds of 40 mph, then 50 mph, the wind whipping our faces.
It was like riding Disneyland’s Matterhorn Bobsleds — just without the Yeti.
Ahead of us, Muxlow’s neighbor Jimmy Lewis led the way on an electric blue motorcycle, kicking up a stream of sand. He wanted us to see thousands of acres of public lands outside his adopted hometown of Pahrump, in Nevada’s Nye County, that could soon be blocked by solar projects — cutting off access to off-highway vehicle enthusiasts such as himself.
“You could build an apartment complex or a shopping mall here, and it would be the same thing to me,” he said.
To progressive-minded Angelenos or San Franciscans, preserving large chunks of public land for gas-guzzling, environmentally destructive dirt bikes might sound like a terrible reason not to build solar farms that would lessen the climate crisis.
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But here’s the reality: Rural Westerners such as Lewis will play a key role in determining how much clean energy gets built.
Not long before our Nevada trip, Nye County placed a six-month pause on new renewable energy projects, citing local concerns about loss of off-road vehicle trails. Similar fears have stymied development across the U.S., with rural residents attacking solar and wind farms as industrial intrusions on their way of life — and local governments throwing up roadblocks.
For Lewis, the conflict is deeply personal.
He moved here from Southern California more than a decade ago, trading life by the beach for a five-acre plot where he runs an off-roading school and test-drives motorcycles for manufacturers. His warehouse was packed with dozens of dirt bikes.
“This is my life. Motorcycles, motorcycles, motorcycles,” he said, laughing.
Lewis has worked to stir up opposition to three local solar farm proposals. So far, his efforts have been in vain.
One project is already under construction. Peering through a fence, we saw row after row of trusses, waiting for their photovoltaic panels. It’s called Yellow Pine, and it’s being built by Florida-based NextEra Energy to supply power to California.
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Lewis learned about Yellow Pine when he was riding one of his favorite trails and was surprised to find it cut off. He compared the experience to riding the best roller-coaster at a theme park, only to have it grind to a halt three-quarters of the way through.
“I don’t want my playground taken away from me,” he said.
“Me neither!” a voice called out from behind us.
We turned and were greeted by Shannon Salter, an activist who had previously spent nine months camping near the Yellow Pine site to protest the habitat destruction. She and Lewis had never met, but they quickly realized they had common cause.
“It’s the opposite of green!” Salter said.
“On my roof, not my backyard,” Lewis agreed.
Never mind that conservationists have long decried the ecological damage from desert off-roading. Salter and Lewis both cared about these lands. Neither wanted to see the solar industry lay claim to them. They talked about staying in touch.
It’s easy to imagine similar alliances forming across the West, the clean energy transition bringing together environmentalists and rural residents in a battle to defend their lifestyles, their landscapes and animals that can’t fight for themselves.
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It’s also easy to imagine major cities that badly need lots of solar and wind power — Los Angeles, Las Vegas, Phoenix — brushing off those complaints as insignificant compared with the climate emergency, or as fueled by right-wing misinformation.
But many of concerns raised by critics are legitimate. And their voices are only getting louder.
As night fell over the Mojave, Lewis shared his idea that any city buying electricity from a desert solar farm should be required to install a certain amount of rooftop solar back home first — on government buildings, at least. It only seemed fair.
“Some people see the desert as just a wasteland,” Lewis said. “I think it’s beautiful.”
The view from Black Mountain
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So how do we build enough renewable energy to replace fossil fuels without destroying too many ecosystems, or stoking too much political opposition from rural towns, or moving too slowly to save the planet?
Few people could do more to ease those tensions than Buffett.
Our conversation kept returning to the legendary investor as we hiked Black Mountain, just outside Vegas, on our last morning in the Silver State. We were joined by Jaina Moan, director of external affairs for the Nature Conservancy’s Nevada chapter. She had promised a view of massive solar fields from the peak — but only after a 3.5-mile trek with 2,000 feet of elevation gain.
“It’ll be a little StairMaster at the end,” she warned us.
The homes and hotels and casinos of the Las Vegas Valley retreated behind us as we climbed, looking ever smaller and more insignificant against the vast open desert. It was an illusion that will prove increasingly difficult to maintain as Sin City and its suburbs continue their march into the Mojave. Nevada politicians from both parties are pushing for legislation that would let federal officials auction off additional public lands for residential and commercial development.
Vegas and other Western cities could limit the need for more suburbs — and sprawling solar farms — by growing smarter, Moan said. Urban areas could embrace density, to help people drive fewer miles and reduce the demand for new power supplies to fuel electric vehicles. They could invest in electric buses and trains — and use less water, which would save a lot of energy.
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“As our spaces become more crowded, we’re going to have to come up with more creative ideas,” Moan said.
That’s where Buffett could make things easier.
The billionaire’s Berkshire Hathaway company owns electric utilities that serve millions of people, from California to Nevada to Illinois. Those utilities, Moan said, could buck the industry trend of urging policymakers to reduce financial incentives for rooftop solar and instead encourage the technology — along with other small-scale clean energy solutions, such as local microgrids.
That would limit the need for big solar farms — at least somewhat.
Berkshire and other energy giants could also build solar on lands already altered by humans, such as abandoned mines, toxic Superfund sites, reservoirs, landfills, agricultural areas, highway corridors and canals that carry water to farms and cities.
The costs are typically higher than building on undisturbed public lands. And in many cases there are technical challenges yet to be resolved. But those kinds of “creative solutions” could at least lessen the loss of biodiversity, Moan said.
“There’s money to be made there, and there’s good to be done,” she said.
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It’s hard to know what Buffett thinks. A Berkshire spokesperson declined my request to interview him.
Tony Sanchez, NV Energy’s executive vice president for business development and external relations, was more forthcoming.
“The problem for us with rooftop solar,” he said, is that it’s “not controlled at all by us.” As a result, NV Energy can’t decide when and how rooftop solar power is used — and can’t rely on that power to help balance supply and demand on the grid.
Over time, Sanchez predicted, a lot more rooftop solar will get built. But he couldn’t say how much.
Rooftop solar faces a similarly uncertain future in California, where state officials voted last year to slash incentive payments, calling them an unfair subsidy. Industry leaders have warned of a dramatic decline in installations.
As we neared the top of Black Mountain, the solar farms on the other side came into view. They stretched across the Eldorado Valley far below — black rectangles that could help save life on Earth while also destroying bits and pieces of it.
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Moan believes the key to balancing clean energy and conservation is “go slow to go fast.” Government agencies, she said, should work with conservation activists, small-town residents and Native American tribes to study and map out the best places for clean energy, then reward companies that agree to build in those areas with faster approvals. Solar and wind development would slow down in the short term but speed up in the long run, with quicker environmental reviews and less risk of lawsuits.
It’s a tantalizing concept — but I confessed to Moan that I worried it would backfire.
What if the sparring factions couldn’t agree on the best spots to build solar and wind farms, and instead wasted years arguing? Or what if they did manage to hammer out some compromises, only for a handful of unhappy people or groups to take them to court, gumming up the works? Couldn’t “go slow to go fast” end up becoming “go slow to go slow”?
In other words, should we really bet our collective future on human beings working together, rather than fighting?
Moan was sympathetic to my fears. She also didn’t see another way forward.
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“We really need to think holistically about saving everything,” she said.
The sad truth is, not everything can be saved. Not if we want to keep the world livable for people and animals alike.
Some beloved landscapes will be left unrecognizable. Some families will be stuck paying high energy bills to monopoly utilities, even as some utility investors make less money. Some tortoises will probably die, pacing along fences in the heat.
The alternative is worse.
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