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        <title>Ulster County Real Estate Blog</title>
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    <guid>https://www.taftstreetrealty.com/blog/real-estate-for-sale-in-12477-saugerties-blue-mountain-area-homes.html</guid>
    <link>https://www.taftstreetrealty.com/blog/real-estate-for-sale-in-12477-saugerties-blue-mountain-area-homes.html</link>
        <author>dylan@taftstreetrealty.com (Dylan Taft)</author>
        <title>Real Estate for Sale in 12477 | Saugerties Blue Mountain Area Homes</title>
    <description> <![CDATA[ 
Saugerties NY homes on the market range from the entry level price points of under $100K all the way up to and over $1 Million in the luxury home category. Whether it's the bustling village life you desire or the solitude of mountainous type living around the Blue Mountain area, real estate for sale in the 12477 zip code covers pretty much any kind of lifestyle. Bordered on the east by the majestic Hudson River and the Catskill Mountains to the north and west, buyers looking for that special location close to the Hudson but also close to popular areas in Ulster County like Woodstock should not overlook the Saugerties NY market. Ulster County, and Saugerties specifically, is very accessible. Located right off exit 20 of the NYS Thruway, anyone looking to escape NYC can make it up here in less than 2 hours easily.


Real Estate in the Blue Mountain Hamlet of Western Saugerties


Getting back down to the city on a Sunday afternoon is a different story but getting here, for many, is more or less just a quick car ride upstate. If you want to get away from the city that never sleeps, and want some peace and quiet, then perhaps the Blue Mountain area of Saugerties is for you. Conveniently located about 10-15 minutes from Woodstock NY and just 5 minutes from the village proper and NYS Thruway, there are some nice little pockets of privacy in the Hamlet of Blue Mountain that are not to be missed. If you like to ski or just want that cozy weekend getaway then Taft Street Realty suggests taking a peak at Ulster County MLS 20130468.  Probably one of the more affordable private retreats we've seen so far in 2013, this home is sure to please


Best Places to Live in the Hudson Valley Region


Ulster County has many of the best places to live in the Hudson Valley, with Saugerties being no exception Saugerties is a wonderful place to raise a family; great for weekenders, inspiring for artists, perfect for horse lovers, garlic lovers, chocolate lovers, skiers, and everyone in between Taft Street Realty's websites are updated daily so that our visitors have access to all the homes listed for sale in Ulster County NY. We know all of the hot zip codes like the back of our hands, such as 12498 (Woodstock) 12561 (New Paltz), 12484 (Stone Ridge), 12472 (Rosendale), 12528 (Highland), &amp; 12526 (Gardiner). So whether you're interested in Saugerties Blue Mountain area homes for sale or elsewhere in Ulster County, talk to Taft Street, the local real estate experts
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    <pubDate>Fri, 29 Mar 2013 11:08:00 -0400</pubDate>
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    <guid>https://www.taftstreetrealty.com/blog/leno-out-fallon-in-saugerties-nys-own-to-host-the-tonight-show.html</guid>
    <link>https://www.taftstreetrealty.com/blog/leno-out-fallon-in-saugerties-nys-own-to-host-the-tonight-show.html</link>
        <author>dylan@taftstreetrealty.com (Dylan Taft)</author>
        <title>Leno Out, Fallon In | Saugerties NY's Own To Host The Tonight Show</title>
    <description> <![CDATA[ 
Recent rumors that Saugerties NY native Jimmy Fallon may be taking over the Tonight Show from Jay Leno have got people talking on both coasts While the debate over who will replace Leno (if &amp; when the cagey Leno decides to leave) has been going on for years, sources say that it's official: Leno's out and Fallon is in Not only that, the entire Tonight Show is expected to begin filming in New York City rather than Los Angeles as the show changes hands (we're hearing in 2014). This is great news for both New York in general but in particular for Ulster County and Saugerties as one of our own stands poised to host the one and only Tonight Show


A T.V. Star With Ulster County NY Roots


Jimmy Fallon has roots right here in Ulster County NY Growing up he and his family lived in the Hudson River town of Saugerties while his Dad was working at IBM in nearby Kingston NY. A natural sense of humor had Fallon doing comedy from an early age, with one of his 1st stand-up acts taking place in Poughkeepsie NY. After college up in Albany, Fallon set out to do comedy professionally, and the rest is history A Saturday Night Live alumni and current host of his own popular talk show, Fallon is looking to bring it full circle by not only hosting the Tonight Show, but actually bringing the entire production to New York. Such a move could mean big bucks for the Big Apple, and rumor has it the State of New York has been wooing the Tonight Show with the promise of generous tax incentives should the show decide to relocate.


Fallon's Hometown Saugerties A Great Place To Live


Fallon's hometown of Saugerties NY has become better known over the years due to its close proximity to Woodstock and Kingston as well as having a rep for hosting fun local festivals like the H.I.T.S. on the Hudson Horse Shows or the Hudson Valley Garlic Festival. Real estate in Saugerties NY offers a little something for everyone. Whether it be homes for sale right on the Hudson River, more rural locations like around the Blue Mountain area, or the Village lifestyle offered by Saugerties, one is sure to find their niche here Just off of Exit 20 on the NYS Thruway, Saugerties NY is situated by between the Hudson River and the Catskill Mountains, just another hotspot in the Ulster County region of Upstate New York. Check out this beautifully modern yet rustic home for sale in Saugerties NY


- UPDATE -








April 4, 2013 - As today’s Daily Freeman points out, Jimmy Fallon is an Ulster County NY native and graduate of Saugerties High School. As our readers may remember, we covered the rumors about the Tonight Show takeover with this post 12 days ago on our popular Taft Street Realty blog. It’s just another example of how Taft Street Realty has our finger on the pulse of all things Ulster County NY


 


 
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    <pubDate>Fri, 22 Mar 2013 14:00:00 -0400</pubDate>
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    <guid>https://www.taftstreetrealty.com/blog/ulster-county-real-estate-new-listings-for-sale-in-and-around-new-paltz-ny.html</guid>
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        <author>dylan@taftstreetrealty.com (Dylan Taft)</author>
        <title>Ulster County Real Estate - New Listings For Sale In and Around New Paltz NY</title>
    <description> <![CDATA[ 
Are you looking for New Paltz NY village life without those village taxes? New Paltz is known as a hip and vibrant town thanks to nearby SUNY New Paltz and a thriving community. Throw in a prime location and this makes New Paltz one of the most desirable towns to live in all of Ulster County NY So Taft Street Realty is happy to present our latest home for sale 198 Old Kingston Rd. New Paltz NY 12561 This nicely maintained 3 BDR / 2 BTH, 2,028 Sq. Ft. raised ranch is just a 15 minute walk along the beautiful Wallkill Rail Trail to the heart of New Paltz Village


A New Paltz Home For Sale In An Ideal Location


Location, location, location Homes for sale in New Paltz offer just that, and this well placed home is no exception Literally 1 minute down the road lays the Wallkill Rail Trail, which provides a direct route (both scenic and traffic-free) to the heart of New Paltz Village. There you can grab a bite, do some shopping, or run some errands - then stroll or bike back home The 1.6 acre nicely landscaped lot provides plenty of privacy with no neighbors right on top of you. Old Kingston Road is a quiet, lightly-travelled road that is just minutes to the NYS Thruway, making this home ideal for commuters and travelers. This 3 BDR 2 BTH has a great flow and plenty of storage for the family The finished basement, cozy fireplace, and extra room for an office or den are just some of the many features of this value packed home


The New Paltz And Ulster County NY Lifestyle


The cool and youthful vibe of New Paltz NY is well known. SUNY New Paltz is one of the best SUNY schools in the system, and the flow of students and faculty create an ever-present demand for great food, culture, &amp; conveniences. For parents, the New Paltz Public School District is one of the best in Ulster County. In addition, New Paltz is surrounded by breathtaking natural beauty. The Shawangunk Mountain Range, Minnewaska State Park, and the Mohonk Mountain Preserve are all minutes outside of New Paltz. Combined, they offer thousands upon thousands of acres of beautiful land for visitors to hike, climb, relax and enjoy Convenient? You bet New York City is less than 2 hours from New Paltz and easily accessible by car (via the NYS Thruway), bus (with a station right in town), or train (via the Metro North in nearby Dutchess County). Real estate in New Paltz NY offers the best that Ulster County living has to offer So if you've been looking for a great home for sale in New Paltz, check out 198 Old Kingston Road


View the complete listing details for Ulster County NY MLS 20131033
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    <pubDate>Tue, 19 Mar 2013 13:04:00 -0400</pubDate>
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    <guid>https://www.taftstreetrealty.com/blog/local-real-estate-experts-in-rosendale-ny.html</guid>
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        <author>dylan@taftstreetrealty.com (Dylan Taft)</author>
        <title>Local Real Estate Experts In Rosendale NY</title>
    <description> <![CDATA[ 
Rosendale NY - This former rough &amp; tumble mining town used to supply New York City with cement during the 1800's. A link between Rosendale and NYC has existed ever since as visitors, weekenders, and future residents flow back &amp; forth from the city. What's the draw of Rosendale NY? Beauty for one; Main Street Rosendale resembles a movie set, with old-fashioned storefronts &amp; a classic movie theatre, and mountains looming overhead. Culture is another; a thriving community exists in Rosendale NY where residents &amp; local business owners work hand in hand to improve, maintain, and promote this Ulster County NY town. Right now the Rosendale NY real estate market is heating up So be sure to work with a knowledgeable real estate agent who knows the town and can help you find the Rosendale home of your dreams


Real Estate Agents Who Work &amp; Live Around Rosendale


Taft Street Realty loves Rosendale We're constantly covering this cool town's many fun events and festivals. We know every corner of Rosendale and monitor the local real estate market closely. Taft Street makes a point to visit the new eateries and business that seem to pop up all the time in Rosendale, so that we can review it and report back to our readers. As Ulster County NY residents ourselves, we visit, shop, and dine in Rosendale all the time Interested in Rosendale NY? We've got a brand new listing located at 935 Creek Locks Road  that is rich with history and bursting with style, like Rosendale itself View Taft Street's latest offering with specs and pics of Ulster County MLS  20130550 on our website


Local Experts And A Tech-Savvy Brokerage


More importantly however, is Taft Street's intimate knowledge of the real estate in and around Rosendale NY. The type of local knowledge that only comes with years of experience in the area. We know an amazing property in Rosendale when we see one and have been helping clients buy and sell real estate in Rosendale for years As the Principal Broker and Owner of Taft Street and one of the most reviewed real estate agent in Rosendale NY, I make every effort to give expert advice on the transaction process, local news &amp; events, and tips for buyers and sellers so that they get the most out of their experience with us here at Taft Street. We are a technology-focused real estate brokerage that mixes our new school, tech-savvy business acumen with old-school, personalized service. So if you're interested in buying or selling a home in rockin' Rosendale NY, contact Taft Street Realty, your Rosendale real estate experts
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    <pubDate>Fri, 15 Mar 2013 10:15:00 -0400</pubDate>
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    <guid>https://www.taftstreetrealty.com/blog/hurley-ny-homes-update-46-walton-lane-hurley-mls-20124153.html</guid>
    <link>https://www.taftstreetrealty.com/blog/hurley-ny-homes-update-46-walton-lane-hurley-mls-20124153.html</link>
        <author>dylan@taftstreetrealty.com (Dylan Taft)</author>
        <title>Hurley NY Homes Update | 46 Walton Lane Hurley MLS 20124153</title>
    <description> <![CDATA[ 
 


Looking for a versatile and affordable home in a convenient location? 46 Walton Lane Hurley NY 12443 has just been reduced to $144,000 - The charming mother/daughter setup provides plenty of living options and the Hurley NY location is both convenient and quiet. Featuring many recent upgrades &amp; updates, this 1,302 Sq. Ft. 2 BDR 2 BTH has a 2nd bedroom on the lower level that can function as a stand-alone studio apartment Located in the Hurley area, where it's close to the conveniences of Kingston NY yet a little less busy and quieter.


Efficient, Affordable, &amp; Cozy Home for Sale in Hurley


Boasting numerous upgrades from a new roof to new floors, new cabinets to a new stove, this charming cottage is efficient, affordable, and cozy A big back deck (also new) and beautiful backyard landscaping create a quiet &amp; peaceful outdoor space to relax in. The 2nd bedroom on the lower level has a separate entrance walking out to the backyard and is perfect for family and/or guests. Powered and heated entirely by electricity, say goodbye to those high fuel bills The Central Hudson Utility Company estimated that the monthly cost to power this entire home from 6/2011 - 6/2012 was just $182 Easy to manage and very well-maintained, this quaint Hurley NY home for sale is ideal for a single person or retiree. This recent price reduction makes 46 Walton Lane one of the best deals in Hurley in the under $150K range


Real Estate in Hurley NY | Quiet &amp; Convenient


 


The Hurley NY real estate market has alot to offer. Basically divided into two parts, Old Hurley and West Hurley, there are private and secluded homes for sale tucked away into the forests &amp; mountains near the Ashokan Reservoir, and also more classic residential neighborhoods, some with beautifully restored historic stone homes for sale and nearby to the shopping, dining, and modern conveniences of Kingston NY. To learn more about the area, contact a Hurley NY real estate expert


View more pictures of Hurley NY MLS 20124153
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    <pubDate>Mon, 11 Mar 2013 12:58:00 -0400</pubDate>
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    <guid>https://www.taftstreetrealty.com/blog/ulster-county-ny-homes-5-reasons-to-buy-now.html</guid>
    <link>https://www.taftstreetrealty.com/blog/ulster-county-ny-homes-5-reasons-to-buy-now.html</link>
        <author>dylan@taftstreetrealty.com (Dylan Taft)</author>
        <title>Ulster County NY Homes | 5 Reasons to Buy Now</title>
    <description> <![CDATA[ 
Ulster County NY Homes | 5 Reasons to Buy Now

Last week, Taft Street Realty started presenting the 10 reasons why now is the best time to buy Hudson Valley real estate. We talked about how lending restrictions are gradually easing, and that although interest rates are close to historic lows right now, they may not be for long We've got more great reasons why now may be an ideal time to buy, from the improving economy to the classic debate of buying vs. renting. So to complete our two-part series here are the last 5 reasons why now is the best time to buy Ulster County NY homes for sale

Buying Is Better Than Renting

Renting vs. buying debates are nothing new. There are valid reasons why some should rent and not buy. I totally agree home ownership is not for everyone; we've seen what happens when anyone and everyone can get a loan. But in the current real estate environment it seems like buying is a really attractive option if you have the means to do so. If you are able to buy and are willing to stay put for at least 5 years it makes financial sense to stop renting and start house hunting Why is owning better? There are many reasons but here are just a few. Rents are rising fast. Because of the recession and tighter lending standards, more and more people today are forced to rent and this causes monthly rents to skyrocket. When demand for rentals increase so goes the rents that are charged. It is now at the point where it's less expensive to own a Hudson Valley home than rent in many cases. Another reason buying beats renting is that you are free as a homeowner to make any changes to the house and property you see fit. Owning a home allows for certain tax deductions not afforded to those who rent. In addition, owning provides an opportunity, especially in this down buyer's market, to slowly (or quickly in some cases) build equity. And lastly, as many often say, why pay someone else's mortgage when you can pay your own?


Good Investment for the Future 

Buy low, sell high. That's what most experts will tell you, no matter what the investment. Most would argue that today's market is probably the &quot;low&quot; that buyers should be buying into. Some may argue that we're already past the bottom here in the Hudson Valley real estate market. When you look at all the above reasons, it makes it easier to talk about this one. Sometimes buyers get too wrapped up in the deal they are getting and lose sight of the bigger picture. Of course getting the best deal possible should be every buyer's goal, but determining what a good deal looks like is sometimes hard to internalize. Many markets have corrected downward some 20-40 over the past 5-6 years but some buyers still think they can and should get more of a discount during the negotiations. Buyers must consider the future when buying today. Hard to do for some, I know, but knowing the potential for future value and long-term equity gain should be factored into the present day valuation of a home. As stated above in other reasons to buy, eventually sellers reach their limits and buyers simply can't beat down the price anymore. Then the question becomes, &quot;how fast can I add equity going forward? For every dollar I put in after the purchase how many dollars in equity do I gain?&quot; When you are shopping the bottom of an improving market don't be penny wise pound foolish when it comes to seeing the future. Don't pass up a good home, a good investment for the future, just because you can't get another 5k-10k off the price after inspections. You may very well be able to add 15k-20k in equity just by buying now (securing a good low rate) and riding the market back up over time. The right local trusted Ulster County real estate expert can help buyers navigate this tough and highly sensitive market. 

Fewer Short Sales &amp; Foreclosures

According to Realty Trac, 43 of all residential sales (in 2012? - Check w/ D) were of the foreclosure and short sale kind. But with all the recent good news for housing, and the continued optimism displayed by the stock markets, it seems as though 2013 might just be the year where we see fewer short sales and foreclosures in NY State. Buyers looking for Ulster County real estate for sale should keep this trend in mind. Sellers are slowly recovering lost ground and they're feeling better about the future outlook on their home equity. As supply dries up this spring, the direction of values will surely depend on how many new listings hit the market this spring and summer. With some arguing the bottom of the market was 6-9 months ago, now may be a good time to buy here in Ulster County if there is a home you have your eye on. More and more buyers are coming off the fence and the local market is really busy. Grabbing the best deal you can now might be better than fighting over a home this summer when everyone else is out house hunting. With fewer and fewer sort sales and foreclosures, investors and other hungry deal seekers will be competing with the average buyer and that typically ends up benefiting sellers more than anyone else. 

Economic Conditions Improving

Today the DOW stock index made it back up to an all-time high. Economic conditions in many areas seem to be improving. Consumer spending is up and that is providing support to the nation's recovery.  If things continue to improve around the country, real estate markets will subsequently benefit. Buyers in the market today should consider buying now or soon, especially if the right home presents itself. Taft Street Realty has boots on the ground and we're seeing a shrinking supply of homes for sale in Ulster County. And if the DOW stock market remains strong, I predict 2013 will be a year of increasing home values in the Hudson Valley, as many Manhattanites shop for bargains upstate and take advantage of the still-low interest rates. First time buyers and other lower price point buyers should consider getting serious (if they haven't already) because this time next year prices and interest rates could both very well be higher than today

Shifting to Seller's Market?

Could we be heading into a seller's market in 2013? Probably not just yet but it could very well be the last year buyers can say &quot;buyer's market&quot; when negotiating. In fact, we're already seeing multiple offer scenarios and bidding wars popping up here and there and they're the first real signals that the market may be changing here locally in Ulster County. When sellers feel like they are gaining back equity and that the world isn't ending they are likely to be less flexible when an offer comes in. As more and more sellers decide to hold off on the sale of their home because they feel waiting a year or two could get them more money, supply levels go down and prices start to go up. The shift Taft Street sees is one where more and more buyers want to get into the market and fewer sellers are jumping in to sell. Some sellers do not need to sell anymore either because they got the job they had been searching for or their refinance finally got approved. Whatever the reason, sellers are slowly realizing that the worst is seemingly behind us and that in turn makes it that much more difficult to negotiate the price down. Now I'm not saying we're back to the good ol' days of 2005-2006 but what I am saying is that buyers should take the news seriously and not be penny-wise, pound-foolish when it comes to buying. Link up with a really good local Ulster County real estate expert, find a house you can be happy in, get the best deal you possibly can, and enjoy Lock in that low interest rate and move forward. Once you start seeing &quot;seller's market&quot; in the news headlines you will have already missed the boat. The next 6-12 months is no doubt a great time to buy

Still Need a Reason to Buy?

The best reason to buy real estate in the Hudson Valley is the Hudson Valley region itself Home to some of the most beautiful parts of Upstate NY, the Hudson Valley and Ulster County in particular offers hiking, climbing, outdoor activities &amp; sports, peace, quiet, tranquility, and much much more See for yourself how beautiful life can be here with a local Ulster County real estate expert

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    <pubDate>Fri, 08 Mar 2013 09:55:26 -0500</pubDate>
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    <guid>https://www.taftstreetrealty.com/blog/10-reasons-to-buy-now-hudson-valley-real-estate-blog.html</guid>
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        <author>dylan@taftstreetrealty.com (Dylan Taft)</author>
        <title>10 Reasons to Buy Now  |  Hudson Valley Real Estate Blog</title>
    <description> <![CDATA[ 
10 Reasons to Buy Now | Hudson Valley Real Estate Blog

You’ve probably heard by now that it’s a buyer’s market with Hudson Valley real estate. Well that’s true. In fact, Taft Street Realty believes that now may be one of the best times in recent history to purchase a home for sale. There are a number of different factors that when combined, create an ideal buyer's market currently happening right now In this latest blog post, Taft Street will break down the 10 reasons to buy Hudson valley real estate, now

Lending Criteria Easing?

So far in 2013 it looks like lending institutions are easing the qualification criteria for mortgages. We've experienced the boom days, where anyone with a pulse could get a loan, and the bust days, where banks wanted to verify a buyer's toiletry expenses before approving and funding their loan. Today, as the majority of the country inches forward in the recovery, we're starting to see and feel signs that it may soon become easier for buyers to get that home loan in Ulster County NY. Inventory levels are shrinking finally, values are or will be ticking up, and more demand from buyers is evident. With interest rates still at all-time lows, reports are now showing that there are more banks easing lending standards than there are tightening. This shift that we see coming is just another important reason to buy now


Affordability? Check 

Don't be afraid to buy now Affordability levels are off the charts today, with home prices in many markets back to 2002 levels, if not lower With interest rates also at ridiculously low levels, buyers today can afford Ulster County homes that they likely could never have imagined not too long ago At Taft Street Realty, we understand buying in an uncertain market can be scary, but we know the best deals are had when the majority is asleep at the wheel For the up &amp; coming, younger crowd of buyers, this could very well be the best buying opportunity in their lifetime. We encourage buyers to act when the right home surfaces because we see the dynamics of the local market changing in 2013 - with conditions so good that they're likely not going to get any better 

Low Interest Rates (for now...)

Some say rates will go lower, others say they will rise, and some expect them to remain stable for the foreseeable future. From what I can tell rates are slowly going up. The way I see it, the Fed will soon have to move them up to stem an over-correction of the market; like what happened from 2001-2008. Since the country can't absorb the shock of a sudden spike in rates, the only way it can be done is with a gradual (under the radar) increase over the course of 2-3 years or more. And that is precisely what I think we are seeing. The media and other government outlets have touted stable low rates until unemployment drops. But the reality is that they are already off the historic lows and are going to continue to inch up in my humble opinion. For many of my clients here in the Hudson Valley region, even just a half percentage point jump would dramatically affect their monthly payment. I have already seen a half-point jump from as low as 3.25 in the middle of 2012 to rates as high as 3.75 and higher for some buyers today I have no reason not to believe that, if the economy continues to improve and home prices begin to move higher, rates will continue to move higher in 2013, regardless of what you hear in the news and read online. My only advice to buyers is to know the effects of rising rates on your monthly payments, but DO NOT buy just any house just to get a good rate. When the right house pops up however, jump on it because time slows (waits) for nobody. 

Shrinking Inventory

Inventory levels, at least in Ulster County NY, seem to have shrunk over the past 12 months. Some sellers are seeing improving conditions and therefore are choosing not to sell at all, while other home owners are deciding to hold off until values are higher. On the buy side, more and more buyers are coming off the fence causing homes to begin to sell faster and closer to asking price. This shortened supply of homes for sale in Ulster County has created a pretty interesting market. Multiple offer situations, bidding wars, and full price offers are slowly making their way back into the market. I'm not saying that is something we see across the board, but in certain price ranges, especially at the entry level and lower price points, we are seeing a shift taking place. It is still a buyer's market now and will be for some time, but the days of seriously beating sellers up on price may be long gone. Of course good deals are still to be had and there will always be motivated and even desperate sellers, but what buyers need to know is that now may very well be the best time to get in the market (more than just a toe dip...) fully and hunt down some good homes with a qualified and trusted local expert. As spring arrives, more homes will surely hit the market, but I wonder at what price?

Low Down Payment Loans Still Exist

FHA, USDA, and 5 down Conventional loans still exist in today's Upstate New York market, but what we don't know is for how long. Some pundits say we need to get back to a time where 20 down was the norm. Others say that the government (FHA USDA) needs to exit the home loan industry all together. Although I don't see that happening any time soon, buyers should be aware that if they need a zero or low down payment loan in Ulster County NY you might want to act sooner rather than later. For those who are wanting to own rather than rent but do not have a ton of money saved up for down payment and closing costs, Taft Street encourages buyers to shop around with some of the best local mortgage professionals in the Hudson Valley so that they can secure the lowest rate and best loan program for them. What's uncertain is how long these low down payment options will be available for.

To Be Continued...

There are even more reasons why it's an ideal climate right now for home buyers Stay tuned in to Taft Street Realty for the remaining 5 reasons to buy now in Hudson Valley real estate, coming soon 

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    <pubDate>Fri, 01 Mar 2013 15:38:33 -0500</pubDate>
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