Frederick Hoffman

Easton MD Home for Sale

One of the most iconic properties in Talbot County on Maryland's Eastern Shore; Tred Avon Manor sits prominently on a 16+ acre south facing peninsula on the Tred Avon River, just across from Oxford, Md. The property has over 1,200 feet of rip-rapped and preserved shoreline and a deep water pier with boat lift, electric and fresh water. The historic Manor House has been completely restored and updated with impeccable attention to every detail. The main residence has over 9,000 sf of living space comprising 7 bedrooms, 6 full and 2 half baths. Grand entertaining spaces include a reception hall with fireplace, expansive dining rooms, library with fireplace and sizeable living room with fireplace, 15 foot ceilings, custom cabinetry and bookshelves, large wet bar, and walls of windows to admire the sweeping views of lawns and river. There is a large modern chefs kitchen with family room area and adjoining laundry, mud room and flower room. The Second floor has 4 Bedrooms, all en suite, and an Owner's Suite with large scale Bath and a separate Gym/Office with an attached half Bath. In addition, the home has a 3rd floor with two Bedrooms with Jack and Jill bath, and a separate apartment with full kitchen and Living Room and its' own Bedroom. The separate 2 BR, 2BA guest House has a huge Living Room with cathedral ceilings and wide outdoor porches. There is a 3 car detached garage with ample storage loft space above. The grounds are a gardeners paradise with a gunite swimming pool, rose covered pool house with changing rooms and a bar, and impeccable gardens including raised irrigated beds. This property offers absolutely everything that could be asked for in an Eastern Shore estate, including a sunken heated goose/duck blind. Dont miss this once in a lifetime opportunity.

Easton MD Home for Sale

Located between Oxford and Easton in sought-after community of Cookes Hope, this spacious 2,531 sq.ft. end unit townhouse offers four bedrooms and three and a half bathrooms with upgrades and unique features. It is the perfect combination of luxury and casual, with a formal entry foyer, leading to a spacious "Great Room" with cathedral ceilings and a gas fireplace. The open floor plan reflects the spaciously designed layout between the kitchen, dining room, and Great Room leading to the first-floor owners suite. Unique to this unit is the presence of a large second floor bedroom suite. Originally a storage room, the current owner had the space finished off with a bath en-suite to accomodate a first or second floor primary bedroom. The modern kitchen has a large center island with custom cabinets and upgraded appliances including a gas range. Hardwood flooring spans throughout the main level, including an office and laundry room off the kitchen.Upstairs, you will find a sunlit loft with a sitting area and three generously sized bedrooms with two full baths and a large storage room. The private patio has gorgeous open views of scenic fields along with beautiful landscaping.Cookes Hope community amenities include yard maintenance and snow removal, a fitness center, tennis court, five miles of nature paths, pavilion, dog park, private post office, a community pier with kayak storage racks on Peach Blossom Creek, just of the Tred Avon River.

Cambridge MD Home for Sale

BLUE WATER FARM- Amazing 143+/- Acres along the shores of the Choptank River inclusive of a separately deeded waterfont 32+ Acre Building Parcel. Nearly 1/4 mile of rip-rapped and bulkheaded shoreline. Approach this 1940's brick colonial style Manor House via a half mile long, tree-lined and gated drive. This home sits high on a bluff with sweeping views of the river and surrounding farmlands and forest. Offering "Cruise Liner" views from virtually every room, the structures could not be built this close to the waterfront today. The Brick Manor House has 6 Bedrooms, 3 Full and 2 Half Baths, large waterfront Living Room, Library area, Dining Room and huge staff-style Kitchen with a Butler's Pantry and Post Prohibition Style Bar off the Entry Hall. There is also an attached 2 car Garage and a 3 sided waterfront screened in porch off the Living Room to take advantage of the cool river breezes. The Main House also overlooks the Pool Area and the separate Pool /Guest House with an expansive Party Room and Bar, separate full Kitchen, oversized Fireplace, 15 foot ceilings, and a separate Guest Suite with Full Bath. The Property includes several outbuildings and an Expansive Barn (think indoor tennis, pool, gym, horses?) - the possibilities are endless. There is also a dredged and bulkheaded Boat Basin with a beautiful sandy Beach as well as a River Duck/Goose Blind. 80+/- Acres currently being tilled as farmland.

Royal Oak MD Land Lot for Sale

Wonderful waterviews of the Choptank River from this 13+ acre waterfront buildable lot. Perc approved. Septic approved. 3 1/2 ft' MLW. Restrictions apply.

ROYAL OAK MD Land for Sale

Wonderful waterviews of the Choptank River from this 13+ acre waterfront buildable lot. Perc approved. Septic approved. 3 1/2 ft' MLW. Restrictions apply.

CAMBRIDGE MD Home for Sale

BLUE WATER FARM- Amazing 143+/- Acres along the shores of the Choptank River inclusive of a separately deeded waterfont 32+ Acre Building Parcel. Nearly 1/4 mile of rip-rapped and bulkheaded shoreline. Approach this 1940's brick colonial style Manor House via a half mile long, tree-lined and gated drive. This home sits high on a bluff with sweeping views of the river and surrounding farmlands and forest. Offering "Cruise Liner" views from virtually every room, the structures could not be built this close to the waterfront today. The Brick Manor House has 6 Bedrooms, 3 Full and 2 Half Baths, large waterfront Living Room, Library area, Dining Room and huge staff-style Kitchen with a Butler's Pantry and Post Prohibition Style Bar off the Entry Hall. There is also an attached 2 car Garage and a 3 sided waterfront screened in porch off the Living Room to take advantage of the cool river breezes. The Main House also overlooks the Pool Area and the separate Pool /Guest House with an expansive Party Room and Bar, separate full Kitchen, oversized Fireplace, 15 foot ceilings, and a separate Guest Suite with Full Bath. The Property includes several outbuildings and an Expansive Barn (think indoor tennis, pool, gym, horses?) - the possibilities are endless. There is also a dredged and bulkheaded Boat Basin with a beautiful sandy Beach as well as a River Duck/Goose Blind. 80+/- Acres currently being tilled as farmland.

EASTON MD Home for Sale

One of the most iconic properties in Talbot County on Maryland's Eastern Shore; Tred Avon Manor sits prominently on a 16+ acre south facing peninsula on the Tred Avon River, just across from Oxford, Md. The property has over 1,200 feet of rip-rapped and preserved shoreline and a deep water pier with boat lift, electric and fresh water. The historic Manor House has been completely restored and updated with impeccable attention to every detail. The main residence has over 9,000 sf of living space comprising 7 bedrooms, 6 full and 2 half baths. Grand entertaining spaces include a reception hall with fireplace, expansive dining rooms, library with fireplace and sizeable living room with fireplace, 15 foot ceilings, custom cabinetry and bookshelves, large wet bar, and walls of windows to admire the sweeping views of lawns and river. There is a large modern chefs kitchen with family room area and adjoining laundry, mud room and flower room. The Second floor has 4 Bedrooms, all en suite, and an Owner's Suite with large scale Bath and a separate Gym/Office with an attached half Bath. In addition, the home has a 3rd floor with two Bedrooms with Jack and Jill bath, and a separate apartment with full kitchen and Living Room and its' own Bedroom. The separate 2 BR, 2BA guest House has a huge Living Room with cathedral ceilings and wide outdoor porches. There is a 3 car detached garage with ample storage loft space above. The grounds are a gardeners paradise with a gunite swimming pool, rose covered pool house with changing rooms and a bar, and impeccable gardens including raised irrigated beds. This property offers absolutely everything that could be asked for in an Eastern Shore estate, including a sunken heated goose/duck blind. Dont miss this once in a lifetime opportunity.

EASTON MD Home for Sale

Located between Oxford and Easton in sought-after community of Cookes Hope, this spacious 2,531 sq.ft. end unit townhouse offers four bedrooms and three and a half bathrooms with upgrades and unique features. It is the perfect combination of luxury and casual, with a formal entry foyer, leading to a spacious "Great Room" with cathedral ceilings and a gas fireplace. The open floor plan reflects the spaciously designed layout between the kitchen, dining room, and Great Room leading to the first-floor owners suite. Unique to this unit is the presence of a large second floor bedroom suite. Originally a storage room, the current owner had the space finished off with a bath en-suite to accomodate a first or second floor primary bedroom. The modern kitchen has a large center island with custom cabinets and upgraded appliances including a gas range. Hardwood flooring spans throughout the main level, including an office and laundry room off the kitchen. Upstairs, you will find a sunlit loft with a sitting area and three generously sized bedrooms with two full baths and a large storage room. The private patio has gorgeous open views of scenic fields along with beautiful landscaping. Cookes Hope community amenities include yard maintenance and snow removal, a fitness center, tennis court, five miles of nature paths, pavilion, dog park, private post office, a community pier with kayak storage racks on Peach Blossom Creek, just of the Tred Avon River.

OXFORD MD Home for Sale

Oxford - Gracious custom brick Cape Cod on Oxford Road Corridor. Featuring 4 bedrooms with first floor primary suite, walk in closet and doors leading to deck. Fabulous gourmet kitchen with Wolf and Subzero appliances. granite counters, bar and wet bar. Great room/sunroom combo with fireplace, beamed ceilings and wood floors offers great space for entertaining with great light. Formal living room with decorative fireplace and formal dining room. Attached car garage, 3 zoned HVAC. Large rear deck and inground gunite pool. Shed and workshop. Situated on 4.5 +/- acres!

CAMBRIDGE MD Home for Sale

Nestled on a quiet road, this four bedroom, two bath Cape Cod sits on 9.5+/- picturesque acres. Over the past few years, the current owner has done numerous upgrades including, new HVAC systems (2013), complete finish of upstairs into two bedrooms and full bath (2013), new porch, deck, siding, and roof (2016), and a new pier with 8,000lb boat lift (2019). The downstairs offers an open kitchen and living room with large windows looking out over Lecompte Creek. Two well sized bedrooms also compliment the first floor with full bath and laundry combo. Upstairs you are welcomed to two bedrooms; one oversized room perfect for bunk beds or entertaining, and a second guest room. In the hall offers a full bath with tile shower across from ample closet space. The grounds of the property have been impeccably maintained and are perfect for summer entertaining. Enjoy sunrises on your water side deck or crabbing off of the dock. During the winter months, enjoy fresh oysters from a float at the end of the dock. Close to downtown Cambridge, but far enough from the hustle and bustle, makes this home the perfect retreat.

EASTON MD Home for Sale

Snug Harbor waterfront compound consisting of 5+ acres with spacious one-level main house surrounded by breezy waterside patios and decks, roomy two bedroom guest cottage, deep water dock with three lifts and refreshing saltwater pool. By car, this property is just off Oxford Road on Bailey's Neck. By boat, a short cruise to Easton and Oxford on the Tred Avon River - an ideal location. The main residence is finished with hardwood and tile floor in the main gathering areas and a private primary wing/suite with stunning waterside views. All bedrooms, sunroom, living room and study have views of, and direct access to, the large waterside pool. The kitchen area includes a comfortable breakfast room and is also situated close to the formal dining room. The laundry and adjacent craft room are conveniently located just across the hall from the kitchen and have direct outside access to the beautiful side yard and gardens. A huge waterfront screened porch off the primary suite and sunroom sits poolside, creating a perfect spot for entertaining. Private and separate two bedroom guest house with ample living room, kitchen, and backyard deck.

TRAPPE MD Home for Sale

ANNAPOLIS MD Home for Sale

KICK OUT CLAUSE -PRICE REDUCTION; Please continue to show and bring offers. Almost Waterfront; three houses from the water with a ten foot wide backyard easement directly to the shoreline. Glimpses of Spa Creek from every level. This 5 bedroom 3.5 bath home lives large in Murray Hill with 4 fully finished levels, off street parking and a backyard gunite swimming pool. The main level has a Gracious Entry and Living Room with Fireplace, Dining Room, Eat-In Kitchen, Half Bath and large Sunroom addition for both dining and sitting while overlooking the new deck, backyard swimming pool, and the water beyond. The Lower Level comprises a Laundry Area, complete Workshop/Basement and a separately metered Studio with Full Bath, Kitchen and brick floored Great Room area with walls of glass overlooking the swimming pool, landscaped terrace/yard and glimpses of the Creek beyond. The second floor has three Bedrooms with a full bath, and the large open fourth floor would make a great Primary or a playroom or Guest Room with a Full Bath and separate Bar/Kitchenette Room and a large walk in closet. Come view all this space and potential in a quintessential Annapolis location.

CENTREVILLE MD Home for Sale

Rare opportunity to own an iconic Maryland colonial era manor house and farm. "Corsica Landing" comprises 58 acre Rocky Point with 1.87 miles of shoreline on the Corsica River. The Manor House, built in 1781, is on one of the highest points in Queen Anne County affording sweeping views of fields and river beyond. Built entirely of brick with walls 18 inches thick at the first floor level, the structure is a classic Georgian center hall of the time, with matching wings and an extensive solarium on the western side. The main structure is one room deep to take advantage of river breezes, has 9+ foot ceilings, heartwood floors and original mouldings and details. Both wings have multiple rooms, separate staircases to second floor quarters, and fireplaces (6 in total). There are a total of 6 bedrooms and 5.5 baths. A separate bar/full service kitchen services the library and solarium. The lower level has a commercial size laundry room, one car garage and extensive cellars. The property has a separate 2 car garage with guest rooms and a bathroom above, as well as a workroom and large greenhouse. There is a separate caretakers quarters as well as an additional workshop building and a barn.A separate pool (needing repair) and a pool house overlooking farm, fields and river offer a private respite from other activities. Corsica Landing has a bulkheaded waterfront section for riverside activities, boat storage (future dock) and launch, and overlooks one of the most desirable, deep overnight anchorages on the Chesapeake. There is 8 feet MLW only 50 feet from shore.Don't miss this chance to enjoy life in "the land of pleasant living".

STEVENSVILLE MD Home for Sale

Rare opportunity for a spectacular home in sought after Bay Bridge Cove, a 55 and older active community! This gorgeous 3 Bedroom, 3 bath "Laurel" villa was built in 2021 and has many builder options including premium lot (backs to a community pond), extra sunroom and sitting room bump outs, screened-in porch, 2nd level upgrades and a host of personal high-end upgrades throughout. This home is MOVE-IN READY! Step inside and fall in love with over 2600 sf of living space between two floors. The beauty is in the details. The open floor plan includes hardwood flooring (no carpets) and wall-to-wall windows provide an abundance of natural light. The spacious gourmet kitchen features Kitchen Aid stainless steel appliances, quartz countertops, full overlay and large lower drawer cabinets. The expansive primary suite provides for a large walk-in closet, sitting room and large tiled shower. Step upstairs and you will find a perfect guest area with a large bedroom and bath. Custom closet organizers and shelving throughout the entire home. The fully finished spacious two car garage feature epoxy coated flooring and garage bump out work shop area with built-in custom cabinetry. The large, custom screened porch allows for comfortable outdoor enjoyment of evening breezes, while enjoying the serene views of the pond and fountain. This is a MUST SEE home! Bay Bridge Cove is a vibrant 55+ community offering 5 star amenities including club house, fitness center, party room, card room, library, billiards, outdoor pool, dog park, community garden, pickle and bocce courts and more all just minutes away from shopping, dining and the Chesapeake Bay Bridge. Great central location - convenient to Annapolis, the eastern shore beaches and to BWI Airport.

ANNAPOLIS MD for Rent

Want to spend the summer in Annapolis? Look no further! This charming quintessential Eastport bungalow is available as a fully furnished* summer rental, and it is located just a few blocks from Vin 909, the Eastport Shopping Center, and a short walk into Downtown Annapolis. This house is on a quiet side street with a driveway and plenty of street parking. Enjoy the full front porch, the spacious rear deck, and a beautifully landscaped yard. The main level includes two bedrooms and a full bath, the upper level provides plenty of space as the primary bedroom with on-suite bath, and the unfinished basement houses the washer/dryer. The monthly rent includes electric, wifi, and water. A pet may be considered on a case-by-case basis. Don't miss this rare opportunity to spend a summer in Annapolis. This won't last long!*baby cribs to be removed prior to rental unless tenant requests them.

DENTON MD Home for Sale

Welcome to 10903 Collinswood Drive! This picturesque waterside retreat is nestled in the woods bounded by the Choptank River and its Chapel Branch tributary, which accommodates outboard boating. Featuring 4 large bedrooms, 2.5 bathrooms, this immaculate home offers a perfect blend of modern comfort and rustic charm, providing a tranquil oasis. Sited on a 4 acre lot with stunning landscaping, this property promises a serene lifestyle away from the hustle and bustle of the city. Upon entering, you are greeted by a warm and inviting two story living area, enhanced by an abundance of natural light that fills the home. The open-concept design seamlessly connects the living room, dining area, and kitchen, creating an ideal space for entertaining guests or spending quality time with loved ones. The kitchen is a chef's dream, boasting quartzite countertops, ample cabinetry, and a suite of modern stainless appliances, including a 6 burner stove. Whether you're preparing a simple meal or hosting a dinner party, this well-appointed kitchen is sure to meet your culinary needs. The main floor primary bedroom is a true retreat, featuring a generous layout, hardwood floors, gas fireplace, 2 walk in closets, and a spa like bathroom with soaking tub, separate shower and double sinks. Three additional upper floor bedrooms offer comfortable accommodations for family or guests and share a well-appointed bathroom. Two additional spacious upper floor rooms serve as additional family rooms or bedrooms. The versatile layout of this home ensures ample space for relaxation and privacy. Step outside and discover your own private oasis. The breezy screened porch leads to the lovely outside deck and patio. These outdoor living spaces lead to a very special rear yard offering a quiet retreat surrounded by lush greenery, and a waterside dock, with approximately 3 MLW. Whether you're enjoying a morning coffee on the patio, hosting a barbecue with friends, or simply basking in the tranquility of nature, this outdoor haven is a wonderful extension of the home. Inquire with agent regarding availability of the adjacent 1.55acre lot. Additional features of this unique property include a main floor laundry room, three-car garage, and a large unfinished basement with rough-ins for plumbing and an additional bath. Don't miss this incredible opportunity to own a peaceful Eastern Shore retreat. Denton offers proximity to the numerous restaurants and other amenities of nearby Easton, as well as to the Delaware and Maryland beaches. Come experience the beauty and serenity of 10903 Collinswood Dr for yourself. Welcome home!

ANNAPOLIS MD Home for Sale

A $100,000 Price Reduction and Open This Sunday 1-3! Welcome to your Annapolis dream home at 1707 Westminster Way in The Downs on the Severn! This stunning 6600+ Finished SF home boasts 6 bedrooms, 4 full bathrooms, and 2 half bathrooms, providing ample space for your family and guests. Nestled on a private 1-acre lot with beautiful trees, this home offers the perfect balance of tranquility and convenience. As you step inside, you'll be greeted by a gracious 2-story foyer with travertine tile and hardwood flooring throughout. The living room features a cozy gas fireplace, while the oversized family room boasts cathedral ceilings, built-ins, and a wood-burning stove. The large kitchen with light cabinetry is perfect for preparing meals and entertaining . The traditional dining room with custom crown molding and chair rail is perfect for hosting dinner parties. The primary bedroom is a true oasis, with 2 separate bathrooms and 2 walk-in closets. The upper level features 3 additional bedrooms, while the upper upper level offers 2 more bedrooms and a bathroom. The finished lower level is perfect for everyone complete with a family room, game room/exercise area, wine cellar, workshop, half bathroom, and storage rooms. Step outside onto the spacious back deck overlooking the flat private 1.11 acre yard, perfect for soccer nets or swing sets . This home is located in the community of The Downs that offers 2 boat docks, a boat ramp, swimming pool, clubhouse, and tennis courts. The Entire Family will Enjoy the Community while mixing with friends at HOA sponsored social events in the clubhouse or on the outdoor patio, playing a round of pickleball on the pickleball courts , cheering on your swimmer during summer swim meets-Go Devilrays! or cruising on your boat 20 minute into Downtown Annapolis! Just minutes from downtown Annapolis and an easy commute to DC and Baltimore, this home offers the perfect combination of privacy and convenience. Don't miss out on the opportunity to make this stunning home yours!Welcome Home to 1707 Westminster Way in The Downs on the Severn.

OXFORD MD Home for Sale

One of the most desirable locations in Talbot County, just off the Oxford / Easton corridor on deepwater Island Creek. This large, bulkheaded property features a large (6 Bedroom) Georgian style home set on 2.5+ acres of high level waterfront with sweeping southern views. Large dock with water and electric and a grandfathered huge covered slip with 6' MLW.The property is at the end of World Farm Road with water views from all sides and little to no street traffic. The house has six bedrooms, 3.5 baths with potential to convert one large bedroom to an in-law suite. There are two stairways to the second floor. The main level has a formal entry Foyer, Formal Living Room, Dining Room, Eat-In Kitchen, and an expansive Family Room with Wood Burning Fireplace. Every room has water views! There is also a service area with laundry room and a large two car garage.The perfect retreat with loads of space and room for a riverside pool.

TRAPPE MD for Rent

Minimum 12 Mo./ Max 36 Mo. Rental. Welcome to the "Land of Pleasant Living"! Broad Oak Farm is a true Eastern Shore legacy property being rented fully furnished with exquisite period pieces combined with more contemporary furnishings. The original updated 1840's Manor House, completely renovated, sits on a point on Bolingbroke Creek affording sweeping 180 degree views of the Creek, the mighty Choptank River and Cambridge beyond. This property sits at the end of a long lane, yet is located close to Trappe, Cambridge and Easton.The property has a Two Bedroom Guest House and a Main House with three large Bedrooms, three Bathrooms, separate en suite Primary Suite inclusive of large dressing Room/ Nursery with it's own stairway to the Living room. There is a separate entry hall stairway to the 2 Bedroom, 1 Bathroom Guest/ Childrens' area. The first floor has a large Reception Hall flanked by a large formal Living Room with Grand Wood Burning Fireplace, a Formal Dining Room, as well as a Four Season "Florida Room" / Family Room with wet bar, television, gaming area and sweeping views of the expansive lawns creek and river. There is a thorough chef's kitchen equipped with every appliance and gadget imaginable. The Kitchen has a dining area with river views as well as a separate Laundry Room and Mud RoomThe property also includes the full 2 Bedroom, One Bath Guest house with fully equipped Eat-In Kitchen, Living Room with wood-burning fireplace, Screened Porch with long stretching garden and water views. The upstairs has 2 Bedrooms and a bath.The Fifty Foot lap lane swimming pool is overlooked by a Pool House with full Living Room Amenities, a large Dining Area and a completely outfitted Kitchen with all appliances and amenities. There is also a separate gaming area.There is a free standing 3 Car Garage with workshop, full electric and automated doors. For further storage there is a 4 car "Run- In Shed" adjacent to the Guest House.The property has an 80' Pier with 4' MLW. The pier has fresh water, electric and a 15,000 lb Boat Lift.Broad Oak Farm has absolutely everything anyone could want as a Second Home getaway or a Primary Residence. The property has been built and outfitted for elegant entertaining in a way that few others have compared.

EASTON MD Home for Sale

Well-maintained home located in the sought after Arcadia Shores neighborhood. Interior features a traditional floor plan with formal living and dining rooms as well as an open kitchen and family room that leads to the 3 season sunroom. Ample sized bedrooms and primary suite with walk-in closet and full bath. Bonus room above the garage is perfect as a playroom/game room, craft room or climate controlled storage. Enjoy the privacy of this beautiful 4.58+/- acre tree-lined lot and spend time relaxing on the stone patio. 2-car attached garage with workspace and large shed great for additional storage. Arcadia Shores provides the best of a private, country setting while being a waterfront community primely located between Easton and St. Michaels.

TRAPPE MD Home for Sale

Cute one bedroom cottage in-town of Trappe. Living room/kitchen combo, 1 bedroom, 1 bath, gas fireplace in living room, 2 mini split ductless HVAC systems.(2022) Screened front porch. Note: Seller in process of surveying and deeding right of way for shared driveway with 4047 Main Street (separately listed for sale).

TRAPPE MD Home for Sale

Great investment in the town of Trappe. Living room, kitchen/dining combo, 3 bedrooms, 1 bath, utility room, sunroom, partially fenced backyard on .42 acre lot backing to open field. Electric baseboard heat and gas space heater. Public water and sewer. Note: Seller in process of surveying and deeding right of way for shared driveway with 4045 Main Street (separately listed for sale).

TRAPPE MD for Rent

Just renovated! Attractive ranch home in the center of downtown Trappe with restaurants, retail and other amenities.Three bedrooms with one fully renovated and upgraded bath. A large brand new kitchen with lots of storage and new appliances is open to the living room for easy entertaining. Additional sunroom/ office/ television room off the back of the house with sliders and door to patio and open vistas across a fenced-in yard. Completely new mini-split HVAC with four separate zones.Large shed for storage and open back yard adjoining farm fields and plenty of space while enjoying all the conveniences of "in-town" living.