Retiring in Williamsburg Blog

Lifestyles, Community Information. Helping you find your new home


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Rolf Kramer – Learn my Lessons, Before you Sell, Buy, or Move

Lucy, my wife of two years, and I purchased our first house together in Williamsburg and moved in on December 19. We did manage to enjoy Christmas Day with my children, who had also helped us with moving many items including our artwork, lamps, plants, and clothes.

Rolf Kramer, Real Estate, Williamsburg, Virginia 757-564-4455

A diamond is just a piece of charcoal that handled stress exceptionally well.

 Many of you have purchased or sold a house in the past few years, or maybe will be going through it in the next few years. Here are some of the things I learned from one of life’s most stressful experiences:

  1. Plan the details. Contact and schedule utilities, handyman, landscapers, floor people, piano movers, carpet cleaners and anyone else you may want to work on your house. And, think about the order you want things done. For instance, we made sure our piano was moved in and the handyman was finished before we had floor people come in.
  2. Utilities should be transferred effective the day of closing.
  3. Stay in touch with your Realtor, lender and title company/attorney (and builder for new construction). Keep asking everyone whether everything is on schedule for the closing date.
  4. For local moves, remember a quote from a moving company is only an estimate. It’s based on an hourly rate times the number of men. Some companies are not very good estimators even though they are excellent movers.
  5. Your lender will ask you for additional documents again, and again, and again. Smile – it just means you are moving forward. 
  6. Because of the new federal rules and regulations regarding loan approval, that seem to keep changing every 6 months, your lender may not be able to confirm that you have final loan approval (the technical term is “clear to close”) until a day or two before your closing date. This seems to be the new normal and is very stressful.
  7. A house, whether new construction or a resale, consists of many complex systems and moving parts. Be prepared for something that may not work or will break down upon use. Our garage door motor blew a capacitor the second day we were in the house.
  8. When you move around a major holiday, like Christmas, expect service people to occasionally drop the ball or not make that critical internal communication. We had to call our propane delivery company three times to make sure we got a delivery before we ran out.
  9. Moving is hell, but it’s a great way to lose weight. I lost 10 pounds!

 I would like to be able to reduce the stress level and help clients that will be making the move, in the near future. I would therefore greatly appreciate any lessons learned from each of you that has recently moved, or re-financed, that I can pass on to those clients that will experience a purchase or sale, and a move, in their near future. Leave your comments, below. 

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rolf kramer, real estate, Williamsburg, VARolf Kramer, REALTOR®, ABR, SRES, e-PRO 757-564-4455 Licensed in Virginia with Liz Moore and Associates, 5350 Discovery Park Blvd, Williamsburg, VA 23188 Williamsburg has become a Mecca for retirees over the past dozen years because of its history, charm, vacation amenities, proximity to major cities and airports, and affordable cost of living. Check out www.retiringinwilliamsburg.com for information about the Williamsburg community, lifestyles available, and search for homes for sale.


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Romance in Williamsburg, for Valentine’s Day. Your Choice: $$$$$ to Free

What spells romance to you? A carriage ride? A poem written and read to you? A moonlit, spooky ghost tour, clinging to someone’s hand? Dancing and dinner? Or perhaps wearing period clothing while walking through a historic, living museum? Romance is a personal thing. And sometimes, for some, it doesn’t come easily or naturally. But, on Valentine’s Day, it is necessary to step up your game. And in Williamsburg, the chance to be romantic and spoil someone can range from luxury (listed first) to almost free. Here are some ideas, for Valentine’s 2015:

Roses? Candy? or a romantic carriage ride in Colonial Williamsburg!

Roses? Candy? or a romantic carriage ride in Colonial Williamsburg!

  • Overnight getaway! I have two suggestions – Colonial Williamsburg or the Winery. The Couples Package for Valentine’s weekend, in Colonial Williamsburg, includes brunch and a carriage ride. Alternatively, get away from the American bustle and stay at a European-style boutique hotel, on the Williamsburg Winery. Stay at the Wedmore Place – a European-inspired country hotel, that is nestled in the winery, itself, the hotel has uniquely decorated rooms with period furnishings and a special breakfast served in the Café Provençal – the property’s French restaurant. I recommend the Winery tour – and sample one from each so you can try all the wines: Reserve Wine Tasting and Fine Wine Tasting – a slight difference in price and a different glass for each – both come with a take-home wine glass, etched with The Williamsburg Winery’s logo. Their Valentine’s Day special includes a tour, dinner, breakfast and one of their amazing rooms.
  • Dancing (and dinner)! The Regency Room, at The Williamsburg Inn has a dinner that includes a jazz band and a dance floor, at this unique and posh hotel. This is the truest luxury on the list – but it will be a night that she will remember. Valentine’s Dinner includes wine pairings with every course.
  • Dinner! Two choices include French or seafood. The French menu at Le Yaca is top notch and terribly romantic. The classic three-course dinner is presented as an art, at the newly located building in High Street. Look on their website for the regular menu, this one is for Valentine’s Day. The seafood at Bonefish Grille, in the New Town area of Williamsburg, is eclectic and yummy, even though the local’s favorite is the Bang Bang Shrimp, the menu for Valentine’s Day is unique.
  • Dinner Cruise! Sunset Cruise on the Alliance – just kidding – as the Schooner Alliance, that sails on the York River, on the waterfront of Yorktown, doesn’t come back until the end of March.
  • Standing dinner! The Blue Talon Bistro is creating a romantic pavilion by putting up a tent and grilling oysters in the alley behind the restaurant. Live music, champagne and Cosmopolitans will be flowing freely. TIP: no reservations for this event – take some pressure off. This event will also run Friday.
  • Carriage Ride! A carriage ride can be booked, in Colonial Williamsburg, most afternoons, for $20 per person. Carriage rides operate daily, weather permitting. All carriage rides begin at the Lumber House Ticket Office, in the Revolutionary City.
  • Live Theater! Two choices – high school and community. Lafayette High School is presenting an award winning play of “Unexpected Tenderness,” at The Kimball Theater. The students have won two awards and are now preparing to go to the national competition in Tennessee, this March. The Williamsburg Players are presenting “A Valentine to the Theatre: Heart and Music.” This production shows through the eyes of the performer, from auditions, rehearsals, opening night through the final performance – the ups, the downs, the drama and the emotion.
  • Movies! Two choices – at a Movie theater and the other at the public library. Dinner and a movie at The Movie Tavern at High Street is a great experience. The chairs swivel and roll and Fifty Shades of Grey (this year’s dark romantic film) will be playing, by then. Grab a beer or a margarita and a burger, pizza, or a spicy-buffalo chicken wrap and enjoy the show. Or go see Warm Bodies – a romantic zombie (??) movie at The Williamsburg Regional Library. This movie almost created its own genre. Not my cup of tea, but clearly this kind of romance (??) is here to stay.
  • Paint! Paint together at Wine and Design because they are having a special event themed “Palm Trees,” for Valentine’s Day. You bring your own wine and food and each paint the same scene, while the teacher assists and suggests. I haven’t done this but feel comfortable recommending, because I have many people tell me that even though they thought that the couldn’t paint and thought it wouldn’t be fun, they left feeling really good about the experience and thought that it was a high-quality date-night experience. Hmmm?
  • Ghost Tour! Hold her close – on a spooky tour of Williamsburg’s Ghosts! Learn of the ghosts that still haunt the taverns and historic buildings of Colonial Williamsburg. Your guide, on this lantern-lit evening tour will spin ghostly tales from days of old. Anyone who enjoys mysterious history and a good story (with a hint of creepy) will love a Ghost Tour in Williamsburg.
  • Skating! Yes, you heard right – skating in Williamsburg, on fake (?) ice (?). Iceburg, at Mid-County park is open through March and it is … fun. It feels a bit weird skating on plastic, but you don’t need freezing temps in Williamsburg to do it, and skating is …well… romantic.
  • Star Gaze! The Virginia Living Museum is having “Love on the Wild Side Star Party,” this year, for Valentine’s Day. The planetarium show is matched with swirling laser lights! Should be a fabulously romantic (and educational) experience.
  • Walk hand-in-hand! Put on your Colonial garb (or not!) and walk through Colonial Williamsburg. Colonial Williamsburg, at night, is quite special. You’ll always see people walking about, so it isn’t baron. Fire crescents will light your way and you’ll be able to walk hand-in-hand, safely through the streets as no cars are allowed. And… Hint Hint: quality time is what she craves, most of all. Or walk during the morning hours of the big day, at the Williamsburg Farmers’ Market, right in Merchants Square. Listen to live music while you pick up goodies for your home-cooked and organic meal.
  • Finally, if nothing on this list of romantic things to do in Williamsburg, on Valentine’s Day, clicks your trigger, I suggest you go back to where you first met, or kissed, or locked eyes – and read her your poem. Or you can simply tell her you’d do it all again – girls like that kind of stuff!

Rolf Kramer - romance in Williamsburg, Virginia

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rolf kramer, real estate, Williamsburg, VARolf Kramer, REALTOR®, ABR, SRES, e-PRO 757-564-4455 Licensed in Virginia with Liz Moore and Associates, 5350 Discovery Park Blvd, Williamsburg, VA 23188 Williamsburg has become a Mecca for retirees over the past dozen years because of its history, charm, vacation amenities, proximity to major cities and airports, and affordable cost of living. Check out www.retiringinwilliamsburg.com for information about the Williamsburg community, lifestyles available, and search for homes for sale.


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Williamsburg Real Estate – 2014 report, at a glance

2014 was an interesting year in local real estate.  After a strong bounce back year in 2013, this past year was relatively flat for much of the year, after a slow start in January.  Here in greater Williamsburg, closed sales for single-family, detached homes finished down about 11.5% lower than last year.  Closings took an unprecedented dip in July and August, which accounted for the majority of the year over year deficit.  The good news is that the average sold price was actually up just slightly to $329,100.  Activity was also up in November and December – higher than we typically see during the holiday season.

The market is still definitely favoring sellers who are positioned properly – those who are aggressively priced and in move-in condition are selling in less than 2 months on average.  There is currently 7 months of inventory available in the greater Williamsburg market, which underscores the importance of being sensitive to the competition – both in terms of price and condition.  This is particularly true in the luxury market, where market time is always longer.


Liz Moore & Associates, Rolf Kramer agent Here is what my broker Liz Moore foresees in the coming 12 months:

 “Consumer confidence continues to be our biggest challenge as the economy struggles to regain momentum.  Activity levels over the past few months suggest that there is definitely a pent-up demand on the buyer side.  My expectation is that there is also a segment of sellers who have been waiting for more favorable market conditions to list – and that should begin to happen as we move toward spring.  We are already seeing heightened listing activity in January.

As prices begin the inevitable rise, consumers will realize that moves need to be made ASAP in order to take advantage of a 6-year streak of historically low rates and home values. It’s important to note that the market can shift quickly, and the pendulum is likely to continue its swing toward lower inventory levels, creating a more competitive environment than we’ve seen in recent years.

 However, pending economic factors such as the proposed reduction of 4200 troops at Fort Eustis and current world events could definitely throw a kink in a market rebound, and remain the wild card in the forecast.  Weather can also be an issue, and a snowy or Icy winter can hold a lid on the sales start to the year.

Interest rates are a big question mark this year.  Interest rates are crazy low again, with a 30 year conventional fixed rate a full percentage point below the same time last year.  Our friends in the mortgage industry have different takes on the likelihood of a rate hike in 2015:  some predict an increase for the 3rd quarter of this year, subject of course to a continuing improvement in the economy.  Others feel that they will remain low for at least another year. 

 We recently got some great news for home buyers as FHA lowered mortgage insurance premiums, and Fannie Mae and Freddie Mac are now offering low down payment mortgage products (3%) in order to compete with their government counterparts.  That, combined with underwriting restrictions which are finally beginning to ease, should encourage first time buyer activity that was priced out of the market last year.

 Prices will finally begin to show improvement in many neighborhoods.  Prices are neighborhood specific, and some areas are definitely improving faster than others resulting in less than a 1% overall increase in average sales price.  I expect the market to continue to trend toward more normal appreciation rates in 2015.

 My overall message here remains the same as last year:  If a home purchase is on your New Year resolution list, buy early in the year, as interest rates have a much greater impact than most realize.  For instance, waiting for prices to drop 5% to save $12,500 on a $250,000 purchase may cost you an extra $225 per month in payments; if rates increase from 4% to 5.5%, then your payment increases from $1194 to $1419.  For most buyers, the affordability index of monthly payments is a more critical consideration.”

 If you know someone who is thinking about moving or buying or selling a home in the Williamsburg area, and would appreciate the professional level of service and personal attention that I provide, I’d love to help them. Just have them call or email me. I will be happy to follow-up and take care of their real estate needs.

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rolf kramer, real estate, Williamsburg, VARolf Kramer, REALTOR®, ABR, SRES, e-PRO 757-564-4455 Licensed in Virginia with Liz Moore and Associates, 5350 Discovery Park Blvd, Williamsburg, VA 23188 Williamsburg has become a Mecca for retirees over the past dozen years because of its history, charm, vacation amenities, proximity to major cities and airports, and affordable cost of living. Check out www.retiringinwilliamsburg.com for information about the Williamsburg community, lifestyles available, and search for homes for sale.


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Selling? What Remodeling’s Value is worth the cost?

2015 Remodeling Cost vs. Value Report is out!

Rolf Kramer Cost vs Value report Real Estate Williamsburg

Retiring in Williamsburg is excited to share with you the figures from Remodeling Magazine in cooperation with National Association of REALTORS® and REALTOR® Magazine. All sellers wait with baited breath for this report – and now it is here. This report shows sellers which remodeling projects pay for themselves, insuring that sellers get top dollar for their listing.

Retiring In Williamsburg

All sellers are looking for ways to get top dollar for their listing and making smart choices about any remodeling before moving. As discussed before, thorough cleaning, replacing light bulbs, and staging make a big difference. But for some sellers, remodeling may be the ticket. Especially if you are trying to bring a property up to neighborhood standards before the Open House!

Smaller replacements, particularly enhancing curb appeal, remain the most cost-effective way to improve value

This Cost vs. Value Report provides estimated costs for 36 midrange or upscale home-improvement projects, along with the percentage of cost that owners can expect to recoup when they sell. Projects range from a new garage door to a master suite addition.

Large-scale jobs aren’t likely to return sellers full cost

Improvements worth doing will return near 100% of their cost. The only other improvements necessary are those that improve the market position of the property in relation to the competition (like an updated kitchen).

In general, replacements cost less and provide a bigger payback than remodels or additions

If you are planning on staying in the house for a few more years, consider one of the pricier projects that will recoup a good percentage of the cost while you enjoy the upgrade, yourself.

Good Examples of simpler, lower-cost projects offering a great payback (near 100%):

  • Steel door replacement (in 43 of the 102 markets surveyed, REALTORS® said the new door would recoup MORE than 100%). 101.8%
  • Midrange garage door replacement
  • Upscale garage door replacement
  • Midrange wood window replacement
  • Minor kitchen remodel
  • Manufactured stone veneer siding

Just how much money you get in payback will depend on your neighborhood and the quality of work; use the Cost vs. Value Report as a starting point in discussions as you are getting ready to sell your home. In 2015, when discussing remodeling cost vs. value, the long of the short is Less is More! To learn more and see all 36 projects broken down by our region and market area, visit Remodeling.

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rolf kramer, real estate, Williamsburg, VARolf Kramer, REALTOR®, ABR, SRES, e-PRO 757-564-4455

Licensed in Virginia with Liz Moore and Associates, 5350 Discovery Park Blvd, Williamsburg, VA 23188

Williamsburg has become a Mecca for retirees over the past dozen years because of its history, charm, vacation amenities, proximity to major cities and airports, and affordable cost of living. Check out retiringinwilliamsburg.comfor information about the Williamsburg community, lifestyles available, and search for homes for sale.


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$$ Save Money $$ in Colonial Williamsburg

How long have you lived in Williamsburg? Just move here? Planning on moving here? Been living here forever and keep saying that you’ll get down to Colonial Williamsburg to do the tourist thing? Don’t wait any longer! Being a tourist in your own town is very fun and very affordable! This article is about how to save money in Colonial Williamsburg!

Fife & Drum, Williamsburg, Virginia, Rolf Kramer, Real Estate Agent, Williamsburg

Visit Colonial Williamsburg, all year! Be a tourist in your own town – affordably

 

  • You are a “Local,” now! So, as long as you live within the following zip codes (23089, 23090, 23127, 23168, 23185, 23186, 23187, 23188) you are eligible for a Good Neighbor Pass for just $10—for an entire year!
  • Are you a William & Mary parent or alumni? Get the Collegiate Pass
  • Of course, there is a Seniors Pass
  • When friends are visiting, buy an Annual Pass to get the best value (and admission for an entire year, so they can come visit, again! ) with additional perks like special behind-the-scenes tours and discounts on most evening programs.

Got Visitors Coming?

  • Count on getting the best available rate at official hotels.
  • Hotel packages are another great option–with rates and inclusions (think everything from tickets to ghost tours to golf and spa) that vary seasonally.

Save on Meals

  • Celebrate Williamsburg Restaurant Month with amazing deals on dining in the Terrace Room and Traditions.
  • With your Good Neighbor Pass, ? Itake a 10% discount at select dining and snack locations, within Colonial Williamsburg.
  • Be a tourist in your own town! Take advantage of Taste of a Tavern hotel package and get stay, admission tickets, daily breakfast, and a two-course tavern dinner for one great rate.
  • Purchase a 2015 Souvenir Refillable Mug for $13 and enjoy coffee and soda – unlimited refills of hot and cold beverages throughout the Revolutionary City (excludes alcohol).


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rolf kramer, real estate, Williamsburg, VARolf Kramer, REALTOR®, ABR, SRES, e-PRO 757-564-4455

Licensed in Virginia with Liz Moore and Associates, 5350 Discovery Park Blvd, Williamsburg, VA 23188

Williamsburg has become a Mecca for retirees over the past dozen years because of its history, charm, vacation amenities, proximity to major cities and airports, and affordable cost of living. Check out retiringinwilliamsburg.comfor information about the Williamsburg community, lifestyles available, and search for homes for sale.


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Mortgage Mystery Unraveled

You have finally decided on where to buy, when to buy, and that you are READY. Now is the time to secure your mortgage. Mortgages are probably the most crucial piece to buying, selling, or just plain OWNING a home.

And, honestly, they are not as hard to understand as you might think. With a little homework, you can make the best financial decisions.

house money

Definition of Mortgage: A mortgage is a loan, with your house and land used as security; if you don’t pay back the loan, the lender forecloses on your home. The loan is secured by a lien (the “mortgage”) against the property:  your buildings (improvements) and land. The lender doesn’t own the house, you do. They just have the lien with your house as their collateral (i.e., the security). The bank (and I can give you a good idea of this figure) will help you figure out what you can actually afford and what you can borrow. The lender (the bank) is not going to look at how much your discretionary spending is a month or what amount you’ll be comfortable in spending a month. Most lending institutions are very willing to loan you MUCH more than you think you can spend, on your mortgage. Only you know how much flexibility your lifestyle or spending has. The lender looks at 1) your income 2) your debt 3) your savings and 4) your credit history. These things tell the lender your RISK potential (how likely you are to stop paying, pay late, etc).  After assessing the risk, the lender then looks at the value of the property you are looking to buy and then assigns an interest rate depending on 1) your risk 2) how much you are putting down (your down payment) and 3) value of the property.

So many kinds of mortgages; why? Don’t get confused. Ask yourself: Is this your forever home? Will you trade up in 5 years? Then, you can narrow your mortgage choices.

Why does how long I will live there matter? Because once you narrow your choices of mortgage types, it will help you decide if you want to pay down points (interest points), upfront – this can lower your monthly cost, but it will increase the money that you have to bring to the table (the closing table) and it won’t be part of the down payment.

So, for instance:

  • If you are going to stay in your house and pay off your mortgage over its lifetime, get a fixed-rate loan (payments will not change)
  • If you won’t be in the house that long, you could consider an Adjustable Rate Mortgage, as those usually start at a much lower rate.
  • If you think your income potential will go up, there is an option of a hybrid ARM that is fixed for, say, five years, and then adjusts annually.

Points Demystified. The lender may charge points (each point is equal to 1% of your home loan amount), and required third parties charge for their services, which increases the cost of the loan. If you sell your home in a few years and have paid points to get a better interest rate, you may not recoup the cost of those fees. And your equity in the house will be minimal, but you are betting the home will appreciate enough to cover the fees, or that the money you save in interest will balance out the additional cost of the loan. If you stay in the house longer than you expect, you take the risk that you can’t afford the higher payments as the interest rates adjust, or you risk not being able to refinance. It is EITHER higher rates with lower points or lower rates with higher points. The key is to compare different types of loans to see what works for your needs. NOTE: Never pay more than 1 to 1-1/2 points to a lender (unless you have bad credit or you are buying a great interest rate.)

Find today’s rates by checking Zillow Mortgage Marketplace, which offers rate quotes for free, and anonymously. And, you may not qualify for some of the “teaser rates” that you’ll see advertised, online.

Talk to at least two different lenders to see who has the better loan program for you and who listens to your needs. If you do not understand something, ask your loan officer to explain it to you. Then, keep asking until understand it. When the lenders quote you rates, it will be for interest only, so ask to see the Annual Percentage Rate (APR) as rates are shown as a percentage and an APR adds up the interest, points and fees in an effective annual rate. Then, compare the APR on two identical loans and choose the one with the lesser rate.

Definition of Amortization: Amortization is a true measure of what you are paying per year against your loan. A loan has a life of 15 or 30 years and you pay in installments. The principal (the loan amount) decreases, each month, until the loan is paid off at the 30th year. Each payment is even and spread over the 30 years, with the interest payment of each payment being much higher than the principal (at the beginning) and the principal making up the majority, by the end of the term. The Amortization Schedule shows the payments for the life of the loan, including interest. NOTE: If you pay your house payment every two weeks, instead of monthly, it results in 26 payments per year, one more payment annually than if you just paid monthly. The re-amortized loan will eventually result in more of the payment paid on principal and less on interest. The extra payments go to pay down the principal on the loan.

With all these tips, you have to now ask about Prepayment Penalties, because I hope you are able to pay off the loan before maturity and save interest payments. Some lenders charge a penalty if you pay off early, which could be as high as six months of interest! Why would you consider a loan with a prepayment penalty? Because some lenders will offer you a much lower interest rate if they know you’ll be sticking around for a full 30 years. And, there are situations where accepting a prepayment penalty on a loan can save you thousands of dollars in interest.

Finally, what is mortgage insurance? and do you need it? If you are making a 20% down payment, you’ll have to have Private Mortgage Insurance (or PMI), which ensures that the lender is guaranteed, by the mortgage insurer, 80 percent of the loan if you default. NOTE: If you are getting an FHA or VA loan, those are backed by the government and you may not pay monthly mortgage insurance on them.

In the end, getting the mortgage paperwork out of the way, a little earlier (before shopping for a home) can make life easier for everyone. Once you find your home, you can close faster because you are already conditionally approved and have been through underwriting. This makes you stand out in a highly competitive market. It also helps me narrow down the choices of what to show you and what to be searching for.  Let’s start working together, soon. Contact me, today, and let’s find you your home!

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rolf kramer, real estate, Williamsburg, VA

 

 

Rolf Kramer, REALTOR®, ABR, SRES, e-PRO 757-564-4455 Licensed in Virginia with Liz Moore and Associates, 5350 Discovery Park Blvd, Williamsburg, VA 23188 Williamsburg has become a Mecca for retirees over the past dozen years because of its history, charm, vacation amenities, proximity to major cities and airports, and affordable cost of living. Check out www.retiringinwilliamsburg.com for information about the Williamsburg community, lifestyles available, and search for homes for sale.


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Williamsburg, Va.: A retirement spot rich in history

This excerpt was taken from “America’s 100 Best Places to Retire,” a new book of city profiles compiled by the staff at Where to Retire magazine. The book can be ordered by visiting WhereToRetire.com, by calling (800) 680-2858 or through Amazon.com. The magazine has been the retirement relocation authority since its creation in 1992.

  • Williamsburg’s historic pedigree dates to the era when it was the capital of the British Colony of Virginia. Now colonial Williamsburg’s historic area takes both visitors and residents back into the 1750s when the American Revolution was just an idea.
  • The adjoining College of William & Mary, with its beautiful campus of green spaces and stately redbrick buildings, is the second oldest college in the nation, chartered in 1693. Only Harvard University in Cambridge, Mass., is older, dating to 1636.
  • The town’s mix of historic and contemporary culture and pursuits attracts visitors and retirees.
  • Modern-day pleasures include plentiful golf courses, many of them in planned developments; a well-equipped community recreation center; excellent libraries; great theme parks to entertain visiting families; plenty of fine dining and shopping; an art museum; and a continuing-education program at the college.
  • Another draw is its location, in southeastern Virginia, close to Chesapeake Bay, with a four-season climate. Winter is generally mild and spring and fall absolutely gorgeous, but summer can be hot and humid.
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