Blog • July 7, 2026

Equestrian Properties in Upstate South Carolina: A Buyer’s Guide

by Ambur Davis

Upstate South Carolina, and particularly the Landrum and Tryon border area, has developed into one of the strongest equestrian real estate markets in the Southeast. For buyers who ride, board, train, or simply want land suited to horses, understanding what makes a property genuinely equestrian-ready is essential before you start touring.

Why the Upstate Draws Equestrian Buyers

The proximity of Tryon International Equestrian Center, just across the North Carolina line from Landrum, has transformed the surrounding South Carolina communities into a genuine hub for serious riders and horse owners. The rolling terrain, mild climate allowing near-year-round riding, and the growing infrastructure of trainers, vets, and feed suppliers throughout the area have made this corridor increasingly attractive to equestrian buyers relocating from more expensive horse country markets like Aiken or Ocala.

What Makes a Property Genuinely Equestrian-Ready

Not every property with acreage is suitable for horses. Usable pasture matters more than raw acreage — heavily wooded or steeply sloped land may show as five acres on paper but offer very little actual grazing or riding space. Fencing condition and type matters significantly, since replacing inadequate fencing across several acres is a substantial expense.

Barn quality and configuration vary enormously, from a basic run-in shed to a fully appointed barn with matted stalls, wash racks, tack rooms, and hay storage. Understanding what’s actually usable versus what needs significant investment is essential before you factor a property’s equestrian features into your offer.

Water access — whether from a well with adequate capacity for livestock or natural water sources on the property — and riding ring or arena condition, if present, round out the key features serious equestrian buyers should evaluate carefully.

Zoning and Regulatory Considerations

Confirm that horses are permitted on any property you’re considering, since zoning varies by county and municipality, and some HOA-governed communities restrict livestock entirely regardless of lot size. Setback requirements for barns and pastures from property lines also vary and are worth confirming before you assume a specific layout will work.

Financing Equestrian Properties

Properties with significant acreage and outbuildings sometimes require different appraisal and financing approaches than standard residential purchases, since comparable sales can be harder to find for highly specialized properties. Working with a lender experienced in rural and equestrian property financing helps avoid surprises during the process.

If an equestrian property is what you’re searching for, I’d love to help you find the right fit. Reach me at 864.913.8295 or Ambur.Davis@Century21Blackwell.com.

Blog • July 7, 2026

Condos and Townhomes in Downtown Greenville: A Buyer’s Guide

by Ambur Davis

Downtown Greenville living has become genuinely desirable over the past decade, and for buyers who want that walkable, urban lifestyle without the maintenance of a full single-family home, condos and townhomes are the primary path to making it happen. The buying process for these property types has its own considerations that differ meaningfully from a standard single-family purchase.

Condo vs. Townhome: Understanding the Difference

A condo means you own the interior of your unit while the building structure, exterior, and common areas are owned collectively and managed by the HOA. A townhome typically means you own the structure itself, including the exterior walls and often a small footprint of land, while shared amenities and common areas are still HOA-managed. This distinction affects your maintenance responsibilities, your insurance needs, and sometimes your financing options.

What Makes Condo Financing Different

Lenders evaluate condo purchases differently than single-family homes, reviewing the overall financial health of the condo association, including the percentage of owner-occupied versus rental units, the reserve fund balance, any pending litigation involving the HOA, and the building’s insurance coverage. A condo building with financial red flags can affect your ability to get favorable financing, even if your own personal finances are strong. This is worth understanding early, since it can affect which specific buildings or units are realistic options for you.

Reading the HOA Documents Carefully

Condo HOA documents deserve even closer attention than a typical single-family HOA package. Understand the master insurance policy and exactly what it covers versus what you’d need your own individual policy to cover, the current reserve fund balance and whether a special assessment might be on the horizon, any rental restrictions if you’re considering the unit as an investment or future rental, and pet policies if that matters to your household.

The Downtown Greenville Lifestyle Tradeoff

Buyers choosing downtown condo or townhome living are typically prioritizing walkability to restaurants, Falls Park, and downtown events over square footage, yard space, and the lower-maintenance simplicity that comes with not managing a full lot. It’s a genuinely different lifestyle than most Upstate SC buyers are choosing, and it tends to appeal strongly to young professionals, empty nesters downsizing from a larger home, and buyers who want a low-maintenance second home base in the Upstate.

Reach me at 864.913.8295 or Ambur.Davis@Century21Blackwell.com if downtown Greenville living is what you’re after.

Blog • July 7, 2026

Living on Lake Hartwell: A Homebuyer’s Guide

by Ambur Davis

While Lake Bowen gets most of the attention from Spartanburg County buyers, Lake Hartwell is the larger, more expansive lake option for buyers willing to look toward the Clemson and Anderson area, and it deserves its own dedicated conversation for anyone whose search includes serious waterfront consideration.

What Makes Lake Hartwell Different

Lake Hartwell is a massive reservoir spanning the South Carolina and Georgia border, dramatically larger than Lake Bowen, with extensive shoreline and well-developed boating, fishing, and recreational infrastructure. For buyers who want a genuinely significant lake experience — larger open water, more extensive marina and boat access options, and a well-established lake community culture — Hartwell offers a scale that smaller Upstate lakes don’t match.

Housing Around Lake Hartwell

Waterfront and near-waterfront housing around Lake Hartwell ranges widely, from modest older lake cottages to substantial custom-built waterfront estates. Because the lake spans such a large area, pricing and property character vary significantly depending on which section of shoreline you’re considering — some areas lean toward quiet, established lake communities while others have seen significant new luxury development in recent years.

Practical Considerations for Waterfront Buyers

Waterfront property comes with its own due diligence checklist: dock permits and regulations through the Army Corps of Engineers, which manages the lake, flood zone considerations, septic system requirements common in lake communities, and understanding whether a property has deeded lake access, a shared community dock, or true private waterfront. These distinctions matter enormously and aren’t always obvious from listing photos.

Location Relative to the Upstate

Lake Hartwell sits further from Spartanburg County than Lake Bowen, generally requiring a 45-minute to hour-plus drive depending on your Upstate starting point, making it more of a second-home or dedicated relocation destination than a convenient weekend lake day for most Spartanburg-based buyers.

Who Is Lake Hartwell Right For?

Lake Hartwell appeals strongly to serious boating enthusiasts, buyers looking for a substantial waterfront lifestyle or second home, and retirees drawn to the lake community culture that has developed around it over decades.

Reach me at 864.913.8295 or Ambur.Davis@Century21Blackwell.com to explore Lake Hartwell options.

Blog • July 7, 2026

Moving to South Carolina From Massachusetts: What to Expect

by Ambur Davis

Massachusetts to South Carolina is a well-traveled relocation route, and the buyers making this move are often driven by some of the most significant cost-of-living differences of any relocation corridor I work with. Whether you’re coming from Boston proper, the surrounding suburbs, or western Massachusetts, here’s what to expect.

Why Massachusetts Buyers Are Looking South

Greater Boston is consistently ranked among the most expensive housing markets in the country, and the combination of high home prices, high property taxes in many municipalities, and a genuinely harsh winter climate pushes a steady stream of Massachusetts homeowners to consider a move. Buyers who’ve built substantial equity in Massachusetts real estate often find that equity converts into something dramatically larger and more affordable in Upstate South Carolina.

Massachusetts winters are a serious, sustained part of life — heavy snow, prolonged cold, and the real cost and hassle of managing a home through that climate year after year. Upstate SC’s mild winters are one of the most consistently cited motivations among relocating Massachusetts buyers.

What Changes

South Carolina’s property tax structure, particularly with the primary residence exemption, tends to compare very favorably to many Massachusetts municipalities, where property taxes can be a significant ongoing cost. State income tax exists in both states, so that comparison is worth running with a tax professional based on your specific situation rather than assuming it tips decisively either direction.

The pace of life shifts considerably. Massachusetts, particularly the Boston metro, has a faster, more urban rhythm that many transplants describe adjusting away from with genuine relief, while others miss the walkability and public transit infrastructure that most of Upstate SC simply doesn’t offer.

Making the Move

Boston to Spartanburg is roughly a 14 to 16 hour drive, making this typically a flight-and-ship or professional mover relocation rather than a self-drive. Most Massachusetts buyers I work with plan a dedicated house-hunting trip before committing to a specific Upstate community.

Call or text me at 864.913.8295 or email Ambur.Davis@Century21Blackwell.com to start planning your visit.

Blog • July 7, 2026

Living in Cowpens, SC: What Homebuyers Should Know Before Moving Here

by Ambur Davis

Cowpens carries a name that comes with genuine history — the Revolutionary War’s Battle of Cowpens was fought here in 1781, and the Cowpens National Battlefield remains a point of local pride today. Beyond the history, Cowpens is a small, quiet Spartanburg County community that continues to attract buyers looking for affordability and a genuinely small-town setting.

Where Cowpens Sits

Cowpens is located in the northern part of Spartanburg County, near the Cherokee County line, with reasonable access to Interstate 85 and the city of Spartanburg to the south. It’s a smaller, more rural community than places like Boiling Springs or Duncan, and that’s exactly the character that draws a specific kind of buyer to it.

The Housing Picture

Housing in Cowpens tends to be genuinely affordable relative to the rest of Spartanburg County, with a mix of established homes and some acreage properties available for buyers who want land. This is not a community with significant new construction activity, so buyers here are typically working with existing housing stock, which can mean more character but also more variation in condition and updates from home to home.

Community and History

The Cowpens National Battlefield is a genuine point of community identity, drawing visitors and giving residents a sense of place tied to real American history. Beyond the battlefield, Cowpens has the quiet, close-knit character common to many of Spartanburg County’s smaller communities, with residents who value the slower pace and genuine community connection.

Who Is Cowpens Right For?

Cowpens is a fit for buyers prioritizing affordability, rural character, and a genuine small-town setting over proximity to major shopping and employment centers. It works well for buyers who don’t mind a longer drive to Spartanburg for daily needs in exchange for lower prices and more land.

Reach me at 864.913.8295 or Ambur.Davis@Century21Blackwell.com to explore what’s available.

Blog • July 7, 2026

Living in Taylors, SC: What Homebuyers Should Know Before Moving Here

by Ambur Davis

Taylors sits in the middle of Greenville County’s northern residential belt, and it’s one of those communities that locals know well but out-of-state buyers often overlook simply because it isn’t a standalone incorporated city with its own marketing budget. That’s a mistake worth correcting, because Taylors offers genuine convenience and value that deserves a serious look.

Location and Access

Taylors is positioned north of downtown Greenville, between the city and Travelers Rest, giving residents a genuinely useful middle-ground location. You’re close enough to downtown Greenville for a reasonable commute, close enough to Travelers Rest and the Swamp Rabbit Trail to enjoy that lifestyle on weekends, and positioned along Wade Hampton Boulevard, one of the area’s significant commercial corridors.

The Housing Market

Taylors offers a genuinely wide range of housing, from established mid-century neighborhoods with mature trees and larger lots to newer development that has followed Greenville County’s broader northward growth. Because Taylors isn’t as heavily marketed as Travelers Rest or the Five Forks area, buyers frequently find it delivers meaningfully more value for a comparable commute distance to downtown Greenville.

Community and Daily Life

Wade Hampton Boulevard provides extensive shopping, dining, and service access without requiring a drive into downtown Greenville. The community has a settled, established feel, with many residents having lived in the area for years, which tends to translate into stable, well-maintained neighborhoods.

Who Is Taylors Right For?

Taylors is a strong fit for buyers who want proximity to both downtown Greenville and the Travelers Rest lifestyle without paying a premium for either address specifically. It works well for commuters, families, and buyers looking for solid value in a well-established part of Greenville County.

Reach me at 864.913.8295 or Ambur.Davis@Century21Blackwell.com to see what’s available in Taylors.

Blog • July 1, 2026

South Carolina Property Tax Assessments: How They Work and How to Appeal

by Ambur Davis

Property taxes come up in almost every conversation I have with buyers, but the assessment process itself — how your home’s taxable value is actually determined, and what to do if you think it’s wrong — is something most homeowners never fully understand until they get a notice that surprises them. Here’s a clear breakdown of how it works in South Carolina.

The Assessment Ratio: The Foundation of Your Tax Bill

South Carolina doesn’t tax your home’s full market value directly. Instead, your property is assigned an assessed value based on a percentage of its fair market value, and that assessed value — not the market value — is what your local millage rate is applied to. For an owner-occupied primary residence, that assessment ratio is 4 percent. For a second home, rental property, or other non-owner-occupied residential property, the ratio is 6 percent — meaning an identical home is taxed on a meaningfully higher assessed value if it isn’t your primary residence.

This is why filing your legal residence application with your county assessor’s office promptly after purchasing a primary residence matters so much. That filing is what establishes your eligibility for the 4 percent owner-occupied rate rather than the higher non-owner-occupied rate, and it isn’t always applied automatically — confirming this filing has been completed is one of the first things I tell every buyer to handle after closing.

How and When Your Assessment Changes

South Carolina counties conduct countywide reassessments on a five-year cycle, updating property values to reflect current market conditions across the county. Between these countywide reassessments, your assessed value generally doesn’t change unless you make substantial improvements to the property or the property changes hands.

There’s an important protection built into this system: when a countywide reassessment does occur, the increase in your assessed value is capped at 15 percent over that five-year period, regardless of how much the actual market value of homes in your area has risen. This cap protects existing homeowners from being taxed out of their homes during periods of rapid market appreciation.

That protection resets, however, when a property sells. A sale is what’s known as an assessable transfer of interest, and it triggers a reassessment to the current market value — typically based on the purchase price — independent of the countywide five-year cycle and its 15 percent cap. This is why a home’s tax bill often changes meaningfully for a new buyer compared to what the previous owner had been paying, even if the countywide reassessment cycle hasn’t come around yet.

If You Disagree With Your Assessment

If you receive an assessment notice and believe the value doesn’t accurately reflect your property, South Carolina law provides a formal appeal process through your county assessor’s office. Generally, after a reassessment or a new assessment notice following a purchase, you have a limited window — commonly around 90 days from the date on the notice — to file an appeal, though the exact deadline and process can vary somewhat by county, so confirming the specific timeline with your county assessor’s office is an essential first step.

A well-supported appeal typically includes comparable sales data for similar properties in your area, evidence of any condition issues that might reduce value, and in some cases an independent appraisal. Your county assessor’s office can walk you through their specific documentation requirements and appeal procedure.

Other Property Tax Relief Worth Knowing About

South Carolina also offers a Homestead Exemption for qualifying homeowners who are 65 or older, totally and permanently disabled, or legally blind, which exempts a portion of a primary residence’s fair market value from property taxation. This is a separate benefit from the standard 4 percent owner-occupied assessment ratio, and eligible homeowners need to apply through their county to receive it — it isn’t automatic.

The Bottom Line for Buyers and Owners

Understanding how your assessment works — and making sure you’ve filed for the primary residence rate if you qualify — is one of the simplest ways to make sure you’re not overpaying. If you have questions about how a specific property’s tax situation works, or what to expect after a purchase, I’m happy to help point you toward your county assessor’s office and walk through what I know from the buyer’s side of these transactions. Reach me at 864.913.8295 or Ambur.Davis@Century21Blackwell.com.

This post provides general information about South Carolina property tax law. Specific deadlines, procedures, and figures can vary by county and change over time — always confirm current details directly with your county assessor’s office or a qualified tax professional.

Blog • July 1, 2026

Golf Course Communities in Upstate South Carolina: A Buyer’s Guide

by Ambur Davis

Golf course living has a specific appeal that goes beyond just proximity to a fairway — it’s about a lifestyle built around views, amenities, and a particular kind of community culture that draws a distinct type of buyer. Upstate South Carolina has a genuine and often underappreciated collection of golf course communities, and for buyers who love the game or simply love what these neighborhoods tend to offer, they’re worth a serious look.

Why Buyers Choose Golf Course Communities

Beyond access to the course itself, golf course communities typically offer a specific set of characteristics that appeal broadly, even to non-golfers. Lots backing to a fairway or green tend to offer more open, protected views than a typical suburban backyard, since golf courses can’t be built on later the way an adjacent vacant lot could. These communities are often established with mature landscaping, well-maintained common areas, and a level of overall upkeep that reflects the premium positioning of the neighborhood.

Many golf course communities also come with a broader amenity package — clubhouse dining, pools, tennis or pickleball courts, and social programming — that appeals to buyers looking for a genuinely active, social lifestyle rather than golf access alone.

What to Understand Before Buying

Golf course community living comes with specific considerations that buyers should evaluate carefully. Membership structure varies significantly between communities — some require mandatory social or golf membership as a condition of purchase, with associated dues on top of any HOA fees, while others offer optional membership that residents can choose to join or skip. Understanding which model applies to a specific community, and what the actual membership costs are, is essential before you fall in love with a view.

HOA and club fees in golf course communities tend to run higher than in standard neighborhoods, reflecting the cost of maintaining the course and amenities. Reading the specific fee structure and understanding what’s included — and what triggers additional charges — protects you from surprises after you’ve moved in.

It’s also worth understanding the health and ownership status of the golf course itself. Some courses are owned and operated by the HOA or a resident-controlled entity, providing more stability and resident input. Others are owned by a private operator or management company, which can mean less resident control over decisions about the course’s future, membership structure, or fee changes. This is a legitimate due diligence question worth asking directly before purchasing in any golf community.

Lot Positioning and Practical Considerations

Not every lot in a golf course community actually offers golf course views or frontage — many golf communities include a significant number of interior lots without direct course access, priced accordingly lower than course-front properties. If golf course positioning specifically matters to you, be clear about that priority in your search rather than assuming every home in a “golf community” delivers that view.

Buyers should also think practically about golf balls, course maintenance schedules and noise, and the visibility that comes with a home directly on a fairway. Some buyers love the openness; others find they prefer more privacy than a course-front lot provides. Visiting a specific property at different times, including during active play, gives you a much more realistic sense of what daily life would actually feel like.

Who These Communities Are Right For

Golf course communities in the Upstate consistently attract retirees and pre-retirees looking for an active, amenity-rich lifestyle, golf enthusiasts who want the course as a daily part of life rather than an occasional outing, and buyers generally drawn to well-maintained, established neighborhoods with a strong sense of community identity. They’re a genuine fit for a specific kind of buyer, and a poor fit for buyers who prioritize land, privacy, or lower ongoing costs above amenities.

If golf course living is part of your vision for your next home, I’d love to show you what’s available across Spartanburg and Greenville Counties. Reach me at 864.913.8295 or Ambur.Davis@Century21Blackwell.com.

Blog • July 1, 2026

Buying a Foreclosure or Short Sale in South Carolina: What Buyers Should Know

by Ambur Davis

Foreclosures and short sales carry a reputation for being either an incredible bargain or a nightmare of paperwork and delay, and the truth is usually somewhere in between. If you’re considering purchasing one of these properties in Upstate South Carolina, here’s an honest look at how the process actually works and what to expect as a buyer.

Understanding the Difference

A short sale happens when a homeowner sells their property for less than what they owe on their mortgage, with the lender agreeing to accept the shortfall rather than pursuing foreclosure. The homeowner is still the seller and still owns the property, but the lender must approve the final sale price and terms since they’re accepting less than the full loan balance.

A foreclosure, by contrast, occurs after a homeowner has defaulted and the lender has taken legal possession of the property, typically through the courts in South Carolina, which is a judicial foreclosure state. Once a lender or a third party acquires the property at foreclosure sale, it may be resold — these are often referred to as bank-owned or REO properties when sold by the institution that took possession.

Buying a Short Sale

The biggest thing to understand about short sales is the timeline. Because the lender must approve the sale terms — not just the homeowner — short sales frequently take significantly longer to close than a standard transaction. Lender approval can take weeks or even months, and buyers need real patience and flexibility to see a short sale through.

Short sale properties are typically sold as-is, and while you retain your right to inspect the property, the lender approving the sale is generally not interested in negotiating repairs or credits the way a traditional seller might be. Buyers should go in with realistic expectations about the property’s condition and be prepared to handle repairs themselves after closing.

Buying a Foreclosure or Bank-Owned Property

Bank-owned properties are typically sold as-is and often have sat vacant for a period of time, which can mean deferred maintenance, utilities that have been shut off, and sometimes damage that occurred during the vacancy or the previous owner’s departure. A thorough inspection is essential — arguably more important on a foreclosure than on almost any other type of purchase, given the unknowns involved.

The upside is that these properties are sometimes priced below market value, particularly if the institution selling them wants to move the asset off their books efficiently. Financing can work normally for many bank-owned properties, though condition issues sometimes affect whether a property qualifies for certain loan types — a home with significant deferred maintenance may not meet the property standards required for FHA or VA financing until repairs are made, which is worth discussing with your lender early if you’re considering this route.

What to Watch For

Buyers pursuing foreclosures or short sales should budget realistically for repairs and factor the uncertainty of the timeline into their planning, particularly if you have a hard deadline for moving. Title issues can also be more common with distressed properties — unpaid liens, tax obligations, or other encumbrances that need to be resolved before clear title can transfer — which makes a thorough title search by your closing attorney especially important in these transactions.

Representation Matters

Having a buyer’s agent who understands how to navigate these specific transaction types is genuinely valuable. I represent buyers interested in short sales and bank-owned properties throughout Spartanburg and Greenville Counties, helping you understand the realistic timeline, evaluate the property’s condition and value accurately, and navigate the additional layers of approval and paperwork these transactions involve.

If you’re interested in exploring distressed properties as part of your search, or want help evaluating whether a specific short sale or foreclosure listing is a genuine opportunity, reach me at 864.913.8295 or Ambur.Davis@Century21Blackwell.com.

Blog • July 1, 2026

How to Read a Real Estate Listing: MLS Terms and Abbreviations Explained

by Ambur Davis

If you’ve spent any time browsing home listings online, you’ve probably run into abbreviations and terminology that aren’t immediately obvious — and misreading a listing can mean missing a home that’s actually perfect for you, or getting excited about one that isn’t what you think. Here’s a plain-language breakdown of the terms and abbreviations that show up most often in Upstate SC listings.

Property Type and Structure Terms

SFR stands for single-family residence — a standalone home not attached to any other unit. HOA indicates the property is governed by a homeowners association, meaning monthly or annual dues and community rules apply. New Construction means the home has never been previously occupied, while Resale simply means it has had at least one prior owner.

Split Floor Plan refers to a layout where the primary bedroom is separated from the other bedrooms, typically for privacy — a popular feature many buyers specifically search for. Open Concept describes a layout where the kitchen, dining, and living areas flow together without walls dividing them.

Size and Measurement Terms

SqFt or Sq. Ft. refers to square footage, but pay attention to whether a listing specifies heated square footage — the livable, climate-controlled space — versus total square footage, which might include a garage, unfinished basement, or covered porch that isn’t actually part of the home’s usable living area. This distinction matters more than buyers often realize when comparing homes.

Acreage or Lot Size is sometimes listed in acres and sometimes in square feet — remember that one acre equals 43,560 square feet, which helps when comparing listings that use different units.

Condition and Age Terms

As-Is means the seller isn’t planning to make repairs or negotiate credits based on inspection findings, though you generally still retain your right to inspect and, in South Carolina, your due diligence period rights regardless of an as-is designation — the seller is simply signaling upfront that repair requests are unlikely to be entertained.

TLC — needing “tender loving care” — is real estate shorthand for a home that requires some degree of updating or repair, ranging from cosmetic to significant depending on context. Updated or Renovated should specify what was actually done; a listing claiming an “updated kitchen” without detail is worth asking follow-up questions about.

Financial and Contract Terms

DOM stands for days on market — how long the listing has been active. A high DOM number relative to similar homes in the area can be a signal worth exploring, whether that’s pricing, condition, or simply timing.

Contingent means the seller has accepted an offer, but the sale depends on specific conditions being met before it’s final — this status means the home may still become available again if those conditions aren’t satisfied. Pending means the contract is further along, with contingencies typically resolved and the sale expected to close, making these listings generally not realistic to pursue.

HOA Fee and HOA Fee Frequency tell you both the amount and how often it’s charged — monthly, quarterly, or annually — which matters significantly when budgeting, since a listing showing “$300” without frequency context could mean very different things.

Community and Location Terms

PUD stands for planned unit development, a type of community with shared amenities and typically an HOA. Golf Community or Lake Access indicates proximity to or inclusion of those specific amenities, though it’s worth verifying exactly what “access” means — deeded access, a shared community dock, or simply nearby proximity are meaningfully different things.

Why This Matters

Understanding these terms means you can filter and evaluate listings more efficiently on your own, and know exactly what questions to ask when something is unclear. But even with a good grasp of the terminology, some of the most important details in a listing — the ones that actually affect whether a home is right for you — don’t always make it into the online description at all.

That’s where having an agent looking at the full picture on your behalf makes a real difference. If you’re browsing listings and want a second set of eyes on what you’re actually looking at, I’m happy to help. Reach me at 864.913.8295 or Ambur.Davis@Century21Blackwell.com.