January and February Green Cty Wi Real Estate Market report

I realized today that it has been a while since we did a comparative market report for the Green County, WI area:

• 45 homes sold though the MLS in January and February of 2011,
• The homes were on the market for an average of 102 days,
  
• The average sale price was $116,028,
  
• The median sale price was $109,900,
  
• The highest priced property sold was $363,587,
  
• The lowest priced property sold was $10,000.

Let's compare with January and February of 2010:

• 21 homes sold through the MLS in January and February of 2010,
• The homes were on the market for an average of 141 days,
• The average sale price was $158,385,
• The median sale price was $129,900,
  
• The highest priced property sold was $333,500,
  
• The lowest priced property sold was $57,500.

Our interpretation of these numbers? The average and median home prices have dropped due to the larger number of less expensive foreclosure homes that have been moving. 22 of these 45 homes sold in January and February were under $99,999.

These numbers also mesh very well with what we have been seeing personally in the real estate market so far this year - things are starting to move again. This is not only true for single family homes. When we look at commercial properties, 4 sold through the MLS in January-February of this year, but only 1 in the same time last year. 3 parcels of vacant land sold this year compared to one last year; 3 multi-family properties have sold this year compared to none last year. The only class that sold better last year was condos: 1 this year compared to 4 last year.

Taking a look at the future, there are 17 single family properties currently pending sale in the MLS. That means that all contingencies have been removed and the parties are just waiting for the closing date. 22 single family homes are also listed as having an offer that still has contingencies. We like seeing those kinds of number in Green County again.

Let's keep real estate recovery going here in Cheese Country.

Volunteers needed

Brodhead is gearing up for their Smithsonian Museum on Main Street exhibit later this year.

"Key Ingredients" takes a look at America's food traditions, and the exhibit in Brodhead will naturally feature information regarding the food stories of the southern Wisconsin area. In addition to the exhibit itself, "Key Ingredients" will feature special programs like Gadget Night, where locals can try to stump the experts with unusual kitchen gadgets, and community gatherings like Strawberry Sundae Saturday.

None if this is possible without locals pitching in to help with the exhibit, though. If you are able, consider helping out with any or all of the program. To volunteer, give Lea Brockman, the project manager, at lea@offthepath.com or (608) 897-9027.

June 2010 Green Cty Wi Real Estate Market report

Regarding the number of single family homes that sold in Green County in June of 2010:

• 29 homes sold in June of 2010,
• The homes were on the market for an average of 106 days,
  
• The average sale price was $143,386,
  
• The median sale price was $128,000,
  
• The highest priced property sold was $322,000,
  
• The lowest priced property sold was $27,000.

Let's compare with June of 2009:

• 32 homes sold in June of 2009,
• The homes were on the market for an average of 159 days,
• The average sale price was $148,459,
• The median sale price was $140,957,
  
• The highest priced property sold was $375,900,
  
• The lowest priced property sold was $43,000.

Many of the numbers are holding steady against this month last year, but it is great to see that the average days on market is significantly lower again.

Six homes in the over $200,000 price range sold last month. Considering how hard this price range was hit during the last year and a half, it is good to see some signs of life in the higher priced market.

Things to Do Around Monroe

Memorial Day Weekend is almost upon us. Where has the time gone this year? If you don't have plans yet for the weekend, here are a few options for you:

~ Sky Vu Drive-In is open! Shrek: 4 Ever After and Iron Man 2 are playing this weekend starting at approximately 8:45 pm. This year marks 56 years of continual operation for the local drive in theater.

~ There is a 3-D archery shoot at SLICE this weekend. The qualifying shoots start on Thursday evening, and the final is on Sunday. Call Boog at 817-243-9244 for more information; all ages are welcome.

~ New Glarus host a music festival this weekend. Brianna Hardyman, Swiftkick, Raindogs, 2nd Thought, Super Tuesday, Greenfield Brothers, Amber Skies, The Invaders, The Jimmys, Wildheart, New Glarus High School Jazz Band, Madison College Jazz Band, New Glarus High School Choir, New Glarus Jazz Combo, and the Kinderchor will all take the stage in the main tent. There will also be a 5k run/walk, volleyball tournament, silent auction, and more.

~ Albany comes out to celebrate with Yesteryears Days this weekend as well. Enjoy live music, a carnival, BBQ chicken 5k Reuben's Run, and a parade all in downtown Albany.

~ Come to Breakfast on the Farm! This year's breakfast is at the Devoe Farm, N266 Twin Grove Rd., outside of Monroe. Look for the directional signs from Hwy 11/81 by Juda. Breakfast on the Farm started in Green County 30 years ago, and has grown since. Enjoy ice cream sundaes with a hearty breakfast, enjoy a wagon ride, browse the crafts, enjoy photo ops at the petting zoo and much more on Saturday from 6 am until 10 am.

~ Famous Fossil Winery has a "Paint your own Wine Glass" event on Saturday starting at 3 pm. $10 includes the glass and all your supplies, so let your imagination run wild. Call ahead 815-563-4665 to reserve your seat, and make your reservation for next week's Wine Down and Cookout at the same time.

~ FHN starts their summer movie series at the Lindo Theater in Freeport. Shrek: 4 Ever After shows at 10 am with doors opening at 9:30. $5.50 per person.

~ Remember what this holiday is all about. There are Memorial Day parades in both Brodhead and Monroe on Monday.

Enjoy your holiday weekend!

April 2010 Market Report

We knew that April was shaping up to be a great month for single family home sales here in Green County, but it ended up exceeding our expectations, to be honest!

Regarding the number of single family homes that sold in Green County in April of 2010:

• 50 homes sold in April of 2010,
• The homes were on the market for an average of 116 days,
  
• The average sale price was $131,080,
  
• The median sale price was $120,650,
  
• The highest priced property sold was $302,500,
  
• The lowest priced property sold was $5,500.

Let's compare with April of 2009:

• 18 homes sold in April of 2009,
• The homes were on the market for an average of 145 days,
• The average sale price was $140,824,
• The median sale price was $125,200,
  
• The highest priced property sold was $340,000,
  
• The lowest priced property sold was $24,235.

Clearly that first time home buyer's tax credit was working here. Sales were way up, and the number of classic first time buyer homes were certainly up too. 37 of those sold properties were priced under $150K. It is nice to see that the higher priced home market is moving a bit more as well. Five homes priced over $250K sold last month, which is a big change from a year ago when only two homes in this range sold. This higher priced range has been hit the hardest locally, with the largest price drops and the highest inventory counts. Seeing these homes starting to change hands with more regularity two months in a row is great.

March 2010 Green County Market Report

Market report time. What happened with the County, Wisconsin real estate market last month?

Regarding the number of single family homes that sold in Green County in March of 2010:

• 19 homes sold in March of 2010,
• The homes were on the market for an average of 110 days,
  
• The average sale price was $128,452,
  
• The median sale price was $110,000,
  
• The highest priced property sold was $358,000,
  
• The lowest priced property sold was $25,000.

Let's compare with March of 2009:

• 25 homes sold in March of 2009,
• The homes were on the market for an average of 112 days,
• The average sale price was $142,654,
• The median sale price was $1118,500,
  
• The highest priced property sold was $513,500,
  
• The lowest priced property sold was $25,000.

Days on market has stayed steady, and the the change in median sale price was pretty minimal. Steady is a good thing.

Out of curiosity, I pulled the same statistics from 2003, a time when no one was complaining at all about a real estate market prices.

• 26 homes sold in March of 2002,
• The homes were on the market for an average of 85 days,
• The average sale price was $108,042,
• The median sale price was $109,000,
  
• The highest priced property sold was $225,000,
  
• The lowest priced property sold was $30,000.

Median sale prices, average sale prices, and highest priced property are all significantly higher in 2010 than eight years ago. This is what happens with regard to pricing throughout history. Seeing that the trend is continuing, even with the difficulties we've had in the real estate market over the last few years, it is good.

Homes are staying on the market longer now, which is a reflection of the fact that we still have a higher inventory of homes for sale. We are still working our way through the extra inventory of homes that did not sell during the winter of 2008-2009.

Peeking ahead at April, 5 homes have already sold this month as of today, only the eighth day of the month. 24 homes are currently pending sale. Let's see how the month keeps going. I personally think that the Home Buyer's Tax Credit has been a helpful thing for real estate in our area after we got through the depths of winter.

April 2010 Green County Market Report

Another month has ended, so it is time for monthly report on the Green County, Wisconsin real estate market.

Regarding the number of single family homes that sold in Green County in February of 2010:

• Only 5 homes sold in February of 2010,
• The homes were on the market for an average of 119 days,
  
• The average sale price was $157,180,
  
• The median sale price was $131,900,
  
• The highest priced property sold was $275,000,
  
• The lowest priced property sold was $57,500.

Let's compare with February of 2009:

• 12 homes sold in February of 2009,
• The homes were on the market for an average of 100 days,
• The average sale price was $,191,858
• The median sale price was $128,036,
  
• The highest priced property sold was $525,000,
  
• The lowest priced property sold was $47,000.

There was obviously a difference here, and I think that the weather can account for a good deal of it. No one likes to look at homes when the weather is cold, when there are multiple feet of snow on the ground. The only people who look for homes in these conditions are those who absolutely need to purchase something. Buyers like to be able to see something of the yard and get a look at the foundations of homes. In previous years, we had a late January snow melt, and the phone starts to ring when the snow melts. This year, it was cold and snowy all the way through February.

I took a minute to check pending home sales for Green County. Sure enough, there are already 15 homes pending sale. This means that the home has an accepted offer on it, all contingencies have been met, and the buyer and seller are just waiting for the closing date. 25 homes sold in March of 2009. We are only on the 10th day of the month, yet 2 homes have already sold and another 15 are pending sale.

I do believe that we will be back on track in March.

Things to Do

Planning time. What is on your agenda for the upcoming week?

~ A new exhibit is opening in Frehner Gallery at the Monroe Arts Center on Thursday evening. "Women of Whimsy" is a show featuring five women who have all taught art locally. The opening reception is from 5 until 7 pm at MAC on Thursday evening.

~ The BoDeans are playing in Monroe, a MAC event that will take place at the high school's PAC starting at 7:30. Contact MAC for tickets. Ticket prices range from $32 through $12.

~ More live music! You can hear your choice at Baumgartners, Tofflers or the French Quarter or Turner Hall this weekend. Baumgartners will feature Glenn Davis, Tofflers has Mark Harrod on Saturday evening. Turner Hall will host the Zwiefel Brothers on Sunday afternoon.

~ "The Vagina Monologues" is playing in Freeport on Saturday evening courtesy of the Freeport Art Museum and Winneshiek Playhouse. This event is a fundraiser for VOICES DV. $12 per ticket.

~ The kids at Monroe Middle School have been working hard on this year's spring musical. "Cinderella" is ready to go. The young performers will present their work on Thursday, Friday and Saturday evening at the middle school. The curtain rises at 7 pm. Admission is a free will donation that will go to music clinic scholarships and curriculum enhancements.

~ Brodhead Public Library has an open house event on Saturday afternoon to celebrate one year in their new facility. There will be live music starting at 1:30 and a dedication for a new piece of art at 2 pm.

~ Speaking of students, get out there and support our student athletes! Many of our area schools have tournament play going on for basketball this weekend and in the upcoming weeks of March Madness. Wrestling is going to state this weekend too!

~ Enroll now for upcoming Monroe Theatre Guild workshops. There will be a children's musical theatre workshop this Saturday from 10 am until 2:30 to help youth ages 12-18 prepare for this summer's Music Man production. Adults, how about Scenic Painting workshops? These are FREE for members! Remember, membership is only $20 per year per family and includes lots of perk. Junk Puppets for kids is coming up, and this time around the kids will be helping their puppets lip sync to create a musical video.

~ Kookaburra's in Monroe has a Quick Casserole class on Tuesday evening. On the menu are Baked French Toast, Bacon Noodle and a Stuffed Shells casserole. Class fee is $25.00 per person. Pre-registration is required. Register online or call 608.325.3955

~ Peeking at what is coming up later in March: the Celtic Pub Crawl, New Glarus Fire Department Kabelwurst dinner, bridal show, youth choir performance, and the popular Gem and Mineral show.

See you around town!

January 2010 Green County Market Report

Another month has ended, so it is time for monthly report on the Green County, Wisconsin real estate market.

Regarding the number of single family homes that sold in Green County in January of 2010:

• 15 homes sold in January of 2010,
• The homes were on the market for an average of 126 days,
  
• The average sale price was $153,993,
  
• The median sale price was $122,000,
  
• The highest priced property sold was $333,500,
  
• The lowest priced property sold was $19,500.

Things are still looking better than they did in January of 2009:

• 11 homes sold in January of 2009,
• The homes were on the market for an average of 124 days,
• The average sale price was $128,036,
  
• The median sale price was $117,500,
  
• The highest priced property sold was $264,900,
  
• The lowest priced property sold was $9,500.

One of the most promising things I see in looking at the homes that sold was they were in a large variety of price ranges. Yes, six of them were under $100K, but many of our homes in the area are in that price range. There were homes that sold in almost every single price bracket in our realtor data base up to $350,000 instead of a bunch of starter homes and just one or two higher end homes. Considering the abundant inventory in higher end homes in the area, it is excellent to see these starting to move again.

Three months in a row of positive numbers. This is great to see!

December 2009 Green County Market Report

Time for another monthly report on the Green County, Wisconsin real estate market.

Regarding the number of single family homes that sold in Green County in December of 2009:

• 21 homes sold in December of 2009,
• The homes were on the market for an average of 141 days,
  
• The average sale price was $142,750,
  
• The median sale price was $140,000,
  
• The highest priced property sold was $250,000,
  
• The lowest priced property sold was $49,900.

Volume-wise, this is a huge improvement from December of 2008:

• 12 homes sold in December of 2008,
• The homes were on the market for an average of 95 days,
• The average sale price was $138,585,
  
• The median sale price was $123,200,
  
• The highest priced property sold was $264,000,
  
• The lowest priced property sold was $58,425.

Historically, December is a very slow month for real estate sales, especially single family homes. I had to go back to 2005, the height of the real estate boom, to find a month where more homes sold in a December. so it is very interesting to see this many homes selling last month. Interestingly, the median home price sold in December of 2005 was $141,000, almost the same as last month too.

Coming on the heels of the November home sales holding steady, I am very heartened by the December statistics. I hope that the January sales are in this same vein.

Things to Do Around Monroe

~ Come to Heritage House in Monroe tonight for the Young Professionals of Green County for a Holiday Happy Hour starting at 5:30. There will be Holiday Martini and appetizer specials. The YPs are also adopting a family in need this month, and they will be collecting donations tonight. Donations of food, cash, baby clothing and educational toys are encouraged. See YP website for details.


~ Prost! Baumgartner's in Monroe is having their holiday party this Friday evening from 7 pm until midnight. Enjoy oysters on the half shell, traditional Glugg, cheese and more.

~ Toffler's in New Glarus is hosting a CD release party for area artist Beth Kille. There will be live music and no cover charge for this event which starts at 9 pm on Saturday.

~ There is still time to see Monroe Theatre Guild's annual production of A Christmas Carol. Showtimes are 7:30 pm on Thursday, Friday and Saturday, as well at 2 pm on Sunday.

~ MTG's Stage Right youth program has a workshop on Saturday. Junk Puppets is for kids ages 8 through 12. Children will learn the art of puppet making combined with recycling as they use traditionally recycled and throw-away items to make their art. $18 for members, $21 for non-members, 9 am until noon.

~ Green County Humane Society has a fundraising event this Saturday. Pet Photos with Santa takes place from 10 am until noon at Monroe Auto Sales on the west side of Monroe. Bring your pets to be photographed with the big guy, and while you are there, pick up some treats at the bake sale there at the same time. Donations of baked goods are welcome; please contact Angie at 325-9600 for more information. Remember, the Humane Society is always in need of donations and dog walkers (see their website for a wish list), so chip in to help out the furry friends there this winter!

~ The Monroe Farmer's Market is starting up again! The first market of the season is today ~ Don't miss this weekend's Winter Market! Stock up on root vegetables, jams, jellies, baked goods and more at the farmers market on Monroe's Downtown Square. With a nod to the weather, the market moved indoors for winter, and it will be held in the lower level of Das Baumhaus from 9 am until 2. The next one isn't until January 16, so stock up now.

~ The Bel Canto Singers will perform a concert at 7 pm on Sunday at St Victor's Catholic Church in Monroe. Bel Canto is known for their rich vocals, and they will be teaming up with an organist, trumpeter and saxophonist for this performance. $5 admission.

~ Congratulations are in order for five Brodhead area ballerinas who will be onstage at the Overture Center in Madison this weekend for the annual Nutcracker performance. The girls, all students at the BHF Dance Academy, are Emily Beauchel, Nickole Becker, Carly Benton, Abby Jo Harnack and Rachel Jorgensen. There is still time to purchase tickets for the performances by contacting the Overture Center Box Office. Way to go girls! All that hard work really paid off for you. Break a leg!

November Market Report

First, the number of single family homes that sold in Green County in November of 2009:

• 19 homes sold in November of 2009,
• The homes were on the market for an average of 88 days,
  
• The average sale price was $111,000,
  
• The median sale price was $133,047,
  
• The highest priced property sold was $265,000,
  
• The lowest priced property sold was $59,000.

Things have not changed very much when compared to November of 2008:

• 21 homes sold in November of 2008,
• The homes were on the market for an average of 76 days,
• The average sale price was $136,242,
  
• The median sale price was $121,000,
  
• The highest priced property sold was $450,000,
  
• The lowest priced property sold was $55,000.

It is nice to see the average days on market dropping down from the 95+ days that we saw earlier this spring.

I find it very positive that the November statistics are similar to where they were last November. Given the way that the market slowed down so much in the early spring of this year, it is great to see things holding steady again. The average sale price is lower, which is reflective of both the fact that prices did drop in our area in the last year as well as the fact that the First Time Home Buyer's Tax Credit was a great incentive that encourage a number of former renters to take the leap into home ownership in recent weeks.

December is historically a slower month for real estate sales, so I am curious to see how this year shapes up. Interestingly, one home has already sold in Green County this month, and it is

Things to Do Around Monroe

Boo! Are you looking for something fun for this trick-or-treat filled weekend?

~ Bring the little ghosts and goblins to Monroe's Downtown Square for the annual Halloween Parade. The parade begins and ends at Monroe Middle School. Children of all ages (and parents if they are so inclined) should line up at 3:45 for the 4:00 pm step off. Trick or Treating hours for Monroe begin after the parade and go until 8:00.

~ Wisconsin's Area 51 is celebrating this weekend. The UFO Capitol of the World - aka Belleville - is celebrating UFO Day this weekend. There will be the annual UFO Parade, a Fun Run, a pet costume contest, children's games, a craft fair, a Haunted Forest, pumpkin carving, food fair, and a Monster Costume Ball. Join in the festivities all day Saturday in Belleville.

~ Curious about the new Justice Center for Green County? There will be a dedication ceremony and open house this Saturday. The dedication ceremony will be at 10 am, and there will be building tours until 1 pm.

~ Toffler's in New Glarus is having live blues and classic rock music to go with their costume party this Saturday evening. The Mud Angels take the stage at 9 pm.

~ Monroe Theatre Guild hosts another of their member's only movie nights on Saturday evening with a showing of the classic Psycho. The showtime is 8 pm, and tickets are $5 at the door. Seating is limited, so call to reserve your seats, 325-1111. Concessions will be available, and all the popcorn you can eat is only $1. Not a member? No problem. Individual memberships start at $15, family memberships start at $20. Get your yearlong membership, and you'll be guaranteed reduced ticket prices for all MTG productions and access to movie nights and other members only events.

~ SLICE has their annual Annual Pumpkin Ball and Costume Contest on Saturday evening. $5 per person will get you ice skating, live DJ, dancing, costume contest and more. Rentals are available, and the concession stand will be open.

~ The Green County Entreprenuers and Inventors Club meets this Monday evening starting at 6:30 pm in the New Glarus room of the Monroe Hospital. This month, Dave Babler, Dave Mosher and Dave Smith will speak on entrepreneurs sharing resources to reduce costs and benefit all. Contact Susan at GCDC if you have any questions: 328-9452.

If you are new to the area and wondering about Trick or Treat hours for your community, a good place to contact is your local city clerk: Albany (862-3240), Brodhead (897-4018), Monticello (938-4383), New Glarus (3 pm until 8 pm), Albany (862-3240), Argyle (543-3113) or South Wayne (439-1011).

Local activists succeed again

Here is another example of what can happen when a group of people work together towards a common goal:

Back in March, we mentioned the local effort to bring a Smithsonian exhibit to our area. Well, I am thrilled to report that the group was successful in their efforts to get Brodhead selected to host the exhibit.

Brodhead and Green County will be one of the sites for the national Smithsonian exhibit, "Key Ingredients: America by Food”. The exhibit will in our area from May 6 until June 17, 2011.

Congratulation to the Brodhead Chamber of Commerce, Lea Brockman and everyone in the community who worked to make this possible. The exhibit should be a wonderful experience for our area and a great way to showcase our local food traditions.

Three cheers for our local activism and spirit of cooperation!

EAA Fly-in Breakfast

We made it over to the EAA Chapter 431 pancake breakfast at the Brodhead airfield on Sunday. If you didn't, go ahead and get out your calendar to mark it right now for next year's event.

The breakfast of pancakes, sausages, eggs and juice was $6 per person, and the food was good. Some pancake breakfasts aren't so great anymore, but this is one of the good ones. The people manning the griddles even made up some Mickey Mouse pancakes for the kids, much to their delight.

There were small planes landing and taking off all morning. It was interesting to see all of the different styles and how differently they handled. Some of them popped right up during take off, others took their times, going almost to the tree line before we saw the tires lift off the ground.

The pilots fly in from around the state for the breakfast, and most are quite happy to take a minute to talk about their planes and where they are from We saw this unique turquoise one with the bubble cockpit and talked with the pilot from Kenosha about it for a little while, learning about the weight and speed.

The day is interesting in that it is also a quiet lesson on courtesy, respect and personal responsibility as well. There are no control towers at the small community airfields that dot Wisconsin's countryside. The pilots communicate with one another to coordinate take off and landing orders. Once on the ground, the pilots taxi to the spot of their choice. The people on the ground are free to walk around, but they are on the lookout for taxing aircraft. Spectators are also welcome to walk up to the aircraft and look at them, but everyone is aware of importance of being hands off and respectful of the machines even without supervisors and ropes separating the public from the planes. Pose the family right by your favorite planes for a photo, just be careful not to touch.

Be sure to take the time to walk down to the hangers at the south end of the airfield. Some are open for the public to view the planes and aircraft memorabilia. Talk with the owners because some of the planes and parts are absolutely fascinating. The Brodhead airfield is well-known among antique aircraft enthusiasts for the unique and amazing planes from the including the only flight worthy Butler Blackhawk in existence. Every year, the Brodhead chapter of the EAA in conjunction with the Brodhead Pietenpol Association hosts a gathering of vintage aircraft as well as other regular events.

The Brodhead airfield, EAA Chapter 431 and Brodhead Pietenpol Association are among our hidden treasures here in Green County. If you have not taken the time to attend one of their public events lately, come out to the next one and enjoy a piece of world history right in our backyard.

Things to Do Around Monroe

Have you had a chance to look at your calendar for the upcoming week yet? Here are some things that you might want to add in:

~ The Monroe Farmer's Market is starting up again! The first market of the season is today from 2 until 5 pm. The markets will run every Wednesday afternoon and every Saturday morning through fall. The Freeport Farmers Market starts on Saturday.

~ Future Forward Green County is having their large joint meeting tomorrow, Thursday, at Flanagan's in Monroe.

~ Come to the Monroe Public Library on Saturday from noon until 3 for the third meeting of the Monroe Lego Club. This is the last meeting until fall.


~ Raise money for Habitat for Humanity. There is still time to get in on the Bike 4 Habitat ride taking place this Saturday. There are 15, 30 and 50 mile routes available. The starting point is Veteran's Memorial Park in Brodhead. Check-in starts at 7:30, and the ride goes from 8 until 5 pm, with dinner lasting until 5.

~ The Belleville Fire Department is having their annual Fish Boil event on Saturday evening from 5 until 8 pm. Adults are $10, kids under 12 are $5 and kids under 5 are free.

~ Come to the Brodhead Airport on Sundy for their EAA Fly-In pancake breakfast. If you don't have a plane, don't worry. You can drive there too. They serve from 7 am until noon. Be prepared to catch your pancakes - it is tradition for them to just flip the pancakes through the air towards your plate. Plane rides are available if the weather permits.

~ There is still time to register for the upcoming Monroe Theatre Guild events. MTG Uncorked is a live comedy skit event schedules for May 22. There are also new children's workshops coming up: Advanced Scene Study for older kids, puppetry workshops for younger ones.

Be sure to take a look these area calendars for additional events: Green County Spotlight, Green County Tourism, Stephenson County CVB.