#mill finish steel fireplace

[achievementthunter]

Open Seattle Inspiration for a mid-sized modern formal and open concept porcelain tile and gray floor living room remodel with white walls, a ribbon fireplace, a metal fireplace and a wall-mounted tv

#orange furniture #floor to ceiling #floor to ceiling fireplace ideas #modern beach house architecture #modern beach house design #modern house architects #mill finish steel fireplace

[thecazagroup]

NEWLISTING

🏠 #Oakton VA 22124 2704 Berryland Dr. 4 🛏 3.5🛁 $1,174,900

Welcome to your dream home in the highly sought-after Berryland Farm neighborhood of Oakton, nestled just off Vale Road. This exquisite Carr built Home, the popular Bennett Model, presents a rare opportunity boasting 4 Bedrooms and 3.5 Bathrooms (including two master suites), mere minutes away from the vibrant hubs of Oakton and Vienna, offering premier shopping and dining experiences. Set amidst a picturesque, park-like ambiance on .73 acres, this residence encompasses over 3800 total square feet across three levels. Step onto the main level, adorned with resplendent hardwood floors that guide you through the inviting spaces. The updated kitchen beckons with granite countertops, stainless steel appliances, a gas range, and elegant tile flooring. The hardwood family room exudes warmth with its brick fireplace and offers serene views of the rear property, accessible via a recently updated Trex deck and stone patio—ideal for leisurely moments and gatherings. The expansive side lawn invites outdoor recreational pursuits, completing the idyllic setting. Ascend to the upper level to discover two generously sized master suites with updated bathrooms, alongside spacious secondary bedrooms and a modernized hall bathroom. The basement presents a fully finished layout, perfect for recreation, a TV room, office, or craft area, complemented by ample storage and a large 2-stall garage. Efficiency meets sustainability with twin ample-sized water heaters and roof-mounted solar panels ensuring an eco-friendly supply of hot water. Recent upgrades include replaced siding and roof, further enhancing the home's allure and value. Conveniently positioned just off Vale Road and in proximity to Hunter Mill Road, RT 123, West Ox Road, and I-66, this residence offers easy access to major thoroughfares. Across the street, revel in the wooded neighborhood common area featuring a pond, playground, and tennis court. Plus, benefit from being within the highly desired Madison High School, Thoreau Middle School, and Flint Hill Elementary school triad. Don't miss the chance to make this move-in ready gem yours—a rare find that epitomizes comfort, convenience, and refined living in the heart of Fairfax County. Act swiftly, as this exceptional home won't linger on the market for long. Schedule your viewing today and embark on a journey to your forever home.

☎️ 703.337.3699 #TheCAZAGroup creates #RavingFans by helping our community make smarter #HomeBuying and #HomeSelling decisions with less hassle and better service. We're serious about helping you make excellent and informed decisions. #SatisfactionGuarantee #RealEstate Click here for details https://www.thecazagroup.com/

[fromthedust]

1964 Mercury Marauder aka “Moby Merc”

My girlfriend’s car when we were students in Art School in the early 1970s. At the time I drove a ‘68 VW Bug with a sunroof and which usually had the front passenger seat removed so I could haul sculpture materials — and the sunroof often had various lengthy materials poking out of it. Because of this when we went out on dates we usually took her car because it was much more comfortable than my bug.

Moby had a V-8 so it guzzled gas like crazy, but it had no problem pulling a (rented) half-ton trailer full of chunks of marble from Marblehill Quarry or the Nelson scrapyard down to Atlanta many times. 

After we married and became a two car family Moby was used when its space and power were needed, while we would drive the VW to school to save on gas. One time just before we graduated I was lucky to make a sale of a piece of sculpture that was in our senior exhibit in the Memorial Art Center Galleria (now the Woodruff Art Center). It was a great place to have an exhibit because the Atlanta Symphony, The Alliance Theatre, and the High Museum used the Galleria as their anteroom so it was highly trafficked with potential art-buying patrons. The client had seen my work and called me to inquire about purchasing it. We discussed the price which I would not lower but I said for no extra charge I would deliver the piece to her home and install it however she desired. So Moby hauled a trailer containing the finished 1100 lb. marble sculpture, my portable steel A-frame with a 2-ton chain hoist, and my handtrucks to the Mill on Howell Mill Road. I had to park it on the street — on a curve — because they had no driveway (just a little gravel parking area big enough for a ‘53 T-Bird and XJ type Jaguar).  Moby and trailer were parked over an hour on the curve while myself, a friend, and my wife worked to unload the sculpture. We had to set-up the A-frame and chain hoist on the street over the trailer so we could lift the sculpture above the trailer. Then I pulled Moby and the trailer out from under the dangling sculpture and parked it with the trailer on a side street. We lowered the sculpture onto the padded handtrucks, strapping it in place. Then my friend and I carefully rolled the handtrucks with sculpture down three stone steps onto the entry level patio of the house, then rolled it up one step onto the front porch over the threshold into the house. Through the hallway about ten feet, and then into the 2-story high living room (what had originally been the mill-room) across a huge thirty-foot wide oriental rug to place the sculpture directly on the floor near the walk-in sized stone fireplace on the far wall. My sculpture — the largest piece I had ever carved as yet —  was absolutely dwarfed by the fireplace and size of the room, but it was in good company art-wise. On the rough-hewn stone walls were a couple of Vasarely paintings, a drawing by Giacometti, and a small crayon drawing by Picasso among others. The client who had purchased my sculpture was fflorence may (she insisted on lower case with the double f) went on to become my patron for a time, purchasing 5 other sculptures from me in as many years. But that is another story . . . or ten.  

Below are images of the front and back sides of the marble sculpture as installed in fflorence may’s living room.  PINK FORM  - Etowah Pink Georgia Marble on weathered wood base - 1975  The block was obtained from Georgia Marble Company’s Marblehill Quarry in Spring of 1974, worked on during Fall 1974-Spring 1975. The finished stone measures  34"x 34"x 16" with an approximate weight of 1,100 lbs. There are casters and a swivel plate fitted to the underside of the wood base so the work can be rotated 360 degrees.

Moby served us well after we graduated and we got part-time jobs so we could have time to make our artwork. For a time we worked together on a route delivering the local daily newspaper and using the Bug. But after a few years of that we realized we needed more money than that, so we each took on other jobs, which necessitated each of us driving our separate vehicles. I drove my Bug and my wife drove Moby to her workplace(s) for several years until one day she was T-boned in it (passenger side). No one was hurt in the accident, and Moby was still driveable, but the insurance company totaled it giving her less than $250 for repairs. Rather than spend the money on bodywork we ended-up selling it ‘as-is’ for what she had paid for it when she bought it — $300. The kid that bought it was planning on restoring it completely. Hope he did.

#car #automobile #Mercury Marauder #Moby #sculpture #artwork by me #my artwork #marble

[saltfowler]

Hot New Listing!!7305 Old Stamp Mill Road, Vernon!

https://saltfowler.com/our-featured-listings.html/listing.10204411-7305-old-stamp-mill-road-vernon-v1h1n2.91837806

View Virtual Tours online at www.SaltFowler.com. A breathtaking fusion of contemporary style and elegant finishes, this impressive lakeshore property boasts 55 feet of shared lake frontage and shared dock (with only one neighbor), as well as unbelievable views from its private rooftop patio. Inside, Scandinavian-inspired light wood floors and floor to ceiling windows span the entire open-concept main floor, where the living area offers a handsome stone-accented gas fireplace and balcony access. In the adjacent kitchen, the bright and white interior is accented by dark wood cabinetry in a modern finish, stainless steel appliances, and a massive center island. Above the main floor, a master bedroom exists with incredible views, walk-in closet, and an expansive master ensuite bathroom with tiled walk-in shower. Two additional second floor bedrooms are wonderful for kids, and a fourth bedroom with bathroom awaits on the basement level. An elevator offers access to all four levels, from the two-car garage to the partially covered rooftop garden with gas hookup and unobstructed panoramic views. Adjacent home is also for sale by the same owner - see MLS# 10202924. 

For more information on this home and others like it, call RE/MAX Salt Fowler at 250-549-7258. MLS

#saltfowler #remax #remax vernon #vernon bc #vernon bc real estate #vernon mls listing #house for sale in vernon #house for sale in bc

[lavendersam]

Rook’s Name

introduction

part 1, part 2, part 3, part 4, part 5, part 6, part 7, part 8, part 9, part 10, part 11, part 12, part 13

previous

Rook dropped the sack of barley wheat off in the kitchen, grinning like a fool.  Galen handed her a fresh pot of tea for Caeridwen in the common room, and she stuffed another half of a roll for into her mouth as she carried it out.  The harper was sitting next to the fireplace, gazing out the open windows at villagers setting up tables and lighting fire baskets around the well.  She thanked Rook for the food and quietly asked for something to drink.  Mouth still full of bread, Rook nodded and turned back to the bar just as the door opened and Tala stepped inside.

The priestess’s grey eyes fell on her immediately.  “Bridget,” she said. “There you are.”

Rook swallowed her bite of bread in one painful gulp.  She had spent a good portion of the last six months at Tala’s cottage, learning a rite of protection against dark spirits.  It was taxing, difficult work, and although Tala never lost her patience with Rook, she was a stern teacher.

“Um, yeah, I’m here,” stammered Rook.  “What is it?  What’s going on?”

Tala looked her over.  “You are spending Midsummer’s Eve at Taisin’s cottage,” she said.

Cold disbelief poured over Rook’s heart.  “What?  What do you mean?”

Tala looked away, her mouth creasing into a frown.  “We debated long about where you would be safest.  But Taisin was adamant that her knowledge of the woods and its denizens would prove better protection than would staying near the shrine to the gods.”  Her tone made it clear what she thought of the greenwitch’s opinion, but Rook’s mind was still trying to catch up to what Tala was saying.

“You mean I can’t go to the festival?” she asked.  “Why not?”

Tala raised an eyebrow.  “The Nøkken is most active tonight, yes?  That is what Taisin said - that of all nights, Midsummer’s Eve is when he is most dangerous.  And the warning he left for you with Teron last year did not leave room to doubt his intentions for you.”

Rook’s thoughts raced in circles, but she couldn’t stop the reality of what was happening from settling onto her shoulders with a terrible weight.  “But - but why can’t I attend the festival?  Surely he won’t come down to the village.  Not with everyone there!”

Steel settled in the priestess’s eyes.  “And what if he does?” she asked sharply.  “What if we lose you in the throng, and you wander off like you did a year ago?  How many would you bring this trouble of yours down upon, Bridget?”

Rook’s face blanched, and Tala closed her mouth tightly around her words.  Seeing Rook’s shoulder’s fall, her eyes softened somewhat.  “I am sorry, Bridget,” she said.  “Perhaps next year we won’t need such precautions.  Go on up to Taisin’s cottage.  I’ll have Galen set some of the feast aside and send it your way.”  With that said, she turned and left the inn, closing the door behind her and leaving Rook feeling empty and cold with shock and disappointment.

In a daze Rook stumbled up the stairs to the room she’d been sleeping in.  Closing the door and leaning against it, she looked down at the clothes she had laid out on the bed.  A clean linen shirt, a wool vest and a matching coat, her deck of cards and the pipe Alyona made her sitting nearby.  Stiffly, struggling to control the emotions roiling in her breast, she changed into her party clothes and stuffed her work shirt and the rest of her things into her satchel.  Descending the stairs she slipped out the kitchen door, not wanting to even see the festivities in the square.  As she climbed the hill away from the inn and towards the edge of the woods, where Taisin lived, she could hear music start back around the well.  Rook gritted her teeth and kept walking.

The setting sun painted the mountain valley in reds and golds as she walked up the path, the last rays of daylight lingering as if they too were savoring the warm and gentle evening on the longest day of the year.  Rook stopped long enough to take in the view of Wilmott’s End, the village’s farms and pastures cupped in the mountains’ hand and wrapped in the green cloak of the surrounding woods.  Then, turning off the path to Taisin’s cottage, she made her way up to the mill.

Alyona answered when Rook knocked on the door.  Her smile faded to a look of concern when she saw Rook’s face.  “Bridget?” she asked.  “What’s wrong?”

Rook swallowed a harsher, more resentful explanation that hung in her throat, and relayed what Tala had said.  Disbelief filled Alyona’s face as Rook spoke, and when she had finished Alyona said, “But - but that’s not fair!  They can’t -”  She looked up at Rook, sorrow filling her eyes, and said quietly, “We were going to dance together.”

Something in Rook’s chest tightened painfully.  She pressed her lips together and stared at the ground.  “We can dance next year,” she said, but couldn’t keep her anger and disappointment from showing in her voice.

She felt Alyona’s hand on her arm and looked up.  Alyona gave her a small, sad smile, but a smile nonetheless.  “I’ll go with you,” she said.

Rook blinked in surprise.  “What?  No, Alyona, I can’t ask that of you.”

Alyona just shook her head and looked up at her.  “How could you ask me not to?”

Rook opened her mouth, but didn’t have anything to say.  Alyona smiled, brighter this time, and said, “Let me just get my cloak.  And explain this to my mother.”

Rook grinned back at her, and waited as Alyona went back inside.  A few minutes later, Alyona came back out with a thin summer cloak around her shoulders.  She smiled up at Rook, and slipped her hand around Rook’s arm.  Rook smiled back, and feeling a little better about the night, lead the two of them up the hill towards the greenwitch’s cottage at the edge of the woods.

next

#god it was hard enough doing this to Miranda the first time #now i have to go through it again writing it down! #campaign diaries #D&D #King's Road

[architectnews]

Mar Vista Residence, California

Mar Vista Residence, Californian Real Estate, CA Residential Development, USA Architecture, Images

Mar Vista Residence in California

May 12, 2021

Mar Vista Residence, CA

Design: Tim Gorter, Architect

Location: Mar Vista, California, USA

For the Mar Vista Residence project, TGA modernized and expanded a modest tract home that the client had lived in for more than 30 years, heightening features they had always appreciated and resolving long-standing frustrations with the original design. The redesign preserves the bones of the existing structure but transforms it from a cramped, dark, and dated space into an open and daylit home imbued with mid-century modern character.

An ultra-low-profile butterfly wing roof replaces the old pitched one, clarifying the roofline and making space for clerestory windows without raising the house’s overall height. The new roof uses 10×100 steel I-beams to achieve a depth of just 10 inches. The clerestory windows fill the interiors with sunlight from a high angle, enlivening the space with dramatic shadows. The windows also open a distant view to the Hollywood Sign, a landmark the clients never before realized they could see from their property.

The redesign also adds a new glass-and-steel volume on what was a small and underused front lawn. The addition balances the house’s massing, complementing a garage that extended awkwardly from the main structure. It makes room for a home office, a new bedroom, two bathrooms, and a laundry room.

The home office is wrapped around with full-height windows that are mirrored by a steel screen added to the garage, bringing harmony to the front elevation. The butterfly roof extends over a rock garden and new entry path, bridging the addition and the garage and defining the entry sequence.

Together, the addition and garage frame a terraced rock garden inspired by karesansui, traditional Japanese landscape gardens meant to be contemplated from a single viewpoint. Here, the rock garden is overlooked by the home office. A keyhole cut in the roof above the garden creates a play of light and shadow that the client can enjoy as the working day draws on.

The design works with the constraints of the existing interiors—maintaining difficult-to-relocate elements like the fireplace and perimeter walls—while reimagining spatial flow to offer expansive living environments. The front door enters onto an open-plan living space with views out to the back terrace.

Here, TGA faced a spatial challenge: the existing fireplace threatened to disrupt the plan, but it could not be relocated because of California code restrictions prohibiting new open wood burning fireplaces in residential projects. To overcome this, TGA reimagined the fireplace as a free-standing sculptural element that defines the edge of the living space. Recalling the mid-century interiors of architects like Frank Lloyd Wright, the fireplace organizes movement around it to distinguish the living space, hallway, and kitchen as separate zones. It is finished in the same basalt stone as the chimney and features linear scores that accentuate its verticality. Deep reveals emphasize the point where it meets the ceiling, articulating how the fireplace extends through the roof as a single volume.

The interiors blend the rational approach of mid-century modernism with warm finishes like maple cabinetry and doors. The kitchen features custom-design integrated shelving, incorporating ample room for storage without cluttering the space. The selection of mid-century furniture throughout is compl

Mar Vista Residence in LA – Building Information

Design: Tim Gorter, Architect

Project Type Residential Location Mar Vista, California, USA Project Size 2,956 SF Completion Date March 2020 Services Architecture, Construction Administration, Interior Design, Programming

Project Management & Design Integration QuBink, Inc. General Contractor William Horgan Construction Geotechnical Engineer Associated Soils Engineering, Inc. Structural Engineer Nelson Consulting Structural Engineers, Inc. Energy Consultant MEC, Inc. Lighting Designer Ann Kale and Associates Landscape Designer SSZ Design

Photos: Andy Wang – W Architectural Photography

Mar Vista Residence, California images / information received 120521>

Location: Mar Vista, Marin County, North California, USA

Californian Buildings

San Francisco Architectural Designs – chronological list

San Francisco Architectural Tours by e-architect

HillSide House in California, Mill Valley Design: Zack de Vito Architecture photo : Bruce Damonte, Bruce Damonte Photography HillSide House in Mill Valley

San Francisco Architecture Studios – architecture firm listings on e-architect

Big Ranch Road Retreat in the Napa Valley Design: WDA (William Duff Architects) photograph © Matthew Millman Photography Napa Valley Barn Renewal

Hanover Page Mill Associates, LLC, Stanford Research Park, Palo Alto Design: Form4 Architecture photo courtesy of The Chicago Athenaeum Hanover Page Mill Palo Alto Building

The Italian Swiss Colony Building Lobby Architects: jones | haydu photograph : Matthew Millman The Italian Swiss Colony Building Lobby

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Comments / photos for the Mar Vista Residence, California design by Tim Gorter, Architect USA page welcome

The post Mar Vista Residence, California appeared first on e-architect.

#e-architect

[jeremystrele]

A Heartwarming Home Of A Stylist (And Family!)

A Heartwarming Home Of A Stylist (And Family!)

Homes

by Lucy Feagins, Editor

The front of Justine’s gorgeous house on a leafy block in Northcote. Photo – Caitlin Mills for The Design Files. Styling – Annie Portelli.

Rug from Nouvelle Nomad. Bench seat from House of Orange. Shelves from PLANK. Mirror from Middle of Nowhere. Artwork by Brenda Meynell from Forman Picture Framing. Pendant from Beacon Lighting. Dulux Natural White paint. Walls panelled with Easycraft panels. ‘It is so much hardier than plasterboard and perfect for entranceways and heavy duty areas like this,’ says Justine. Photo – Caitlin Mills for The Design Files. Styling – Annie Portelli.

Shelves from PLANK. Artwork by Lise Temple from Forman Picture Framing. Easycraft wall panels painted Dulux Natural White. Photo – Caitlin Mills for The Design Files. Styling – Annie Portelli.

Justine’s favourite room in the house! It’s actually a new room, but fitted with retro sliding doors from Renovator’s Paradise to make it feel like it was always like this. Eye mirror by Reflections Copenhagen from Jardan. Artwork by Sheree Napurrurla Wayne from Art Ark. Ring vase by ACV Studio. Glass knot from Jardan. Glass bowls from Atley. Lamp from House of Orange. Cabinet from IKEA. Walls painted Dulux Natural White. Photo – Caitlin Mills for The Design Files. Styling – Annie Portelli.

Frankie (11), Justine, Delilah (7), Jarvis (13) and Huey the kelpie. Couch by Featherston sourced from eBay. Supertuft Escape Velour carpet. Rothko retrospective poster in frame, found at an op-shop. Small painting by Stacey Rees from Modern Times. Flouro vase on coffee table from Lightly. Shutters from DIY Blinds. Dulux Natural White paint. Photo – Caitlin Mills for The Design Files. Styling – Annie Portelli.

An old IKEA couch covered with Bemz velvet covers. Cushions from Rachel Castle, House of Orange and IKEA. Rug from West Elm. Coffee table from Sarah Ellison. ‘Yankirri Jukurrpa‘ painting by Lee Nangala Gallagher from Art Ark. Photo – Caitlin Mills for The Design Files. Styling – Annie Portelli.

‘This is the transition from the old to new parts of the house,’ says Justine. ‘We left the original boards untouched but replaced the floor in the extension with wide oak boards. The courtyard to the right floods the house with northern light.’ Easycraft panels. Curtains by DIY Blinds. Dulux Natural White paint. Photo – Caitlin Mills for The Design Files. Styling – Annie Portelli.

Justine and Bob clad the existing Jetmaster fireplace in brick facing tiles and powder coated steel to make it more of a presence. An old IKEA couch covered with Bemz velvet covers. Cushions from Rachel Castle, House of Orange and IKEA. Rug from West Elm. Coffee table from Sarah Ellison. Siesta armchair by Ingmar Relling from Modern Times (a Father’s Day gift to Bob from the kids). ‘Yankirri Jukurrpa‘ painting by Lee Nangala Gallagher from Art Ark. Photo – Caitlin Mills for The Design Files. Styling – Annie Portelli.

Kitchen built by GIA Renovations. Laminex ‘Fox’ cabinets. Rangehood made from an antique mirror. Vzug appliances. Tundra grey stone benchtop from Signorino. Relm Crop stool. Emily Day painting. Le Creuset kettle. Photo – Caitlin Mills for The Design Files. Styling – Annie Portelli.

Cabinets made from Laminex ‘Fox’ and antique mirror. Volker Haug light with ‘Tundra’ grey disc from Signorino stone added as a wall-mount. Art work on top shelf by Rachel Castle, artwork on bottom shelf by Monica Murphy (‘Bob’s mum painted this from a photo of Jarvis and Frankie when they were little,’ says Justine). Table from Timber Assembly. Hoffman 811 Thonet chairs and vintage Bentwood on the end. Venetian blinds by DIY Blinds. Dulux Natural White paint. Photo – Caitlin Mills for The Design Files. Styling – Annie Portelli.

Kitchen built by GIA Renovations. Laminex ‘Fox’ cabinet topped with antique mirror. Mixer tap from Franke. MadeMeasure handles. Volker Haug light with ‘Tundra’ grey disc from Signorino stone added as a wall-mount. Table from Timber Assembly. Hoffman 811 Thonet chairs and vintage Bentwood on the end. Art work on top shelf by Rachel Castle, artwork on bottom shelf by Monica Murphy. Relm Crop stools. Marmoset Found vase. Venetian blinds by DIY Blinds. Dulux Natural White paint. ‘We have a full bar hidden in the cabinets which gets a good workout when the neighbours all show up!’ Photo – Caitlin Mills for The Design Files. Styling – Annie Portelli.

The end of the corridor. Mirror from Middle of Nowhere. Photo – Caitlin Mills for The Design Files. Styling – Annie Portelli.

Bathroom by GIA Renovations. Vanity from Vanity by Design. MadeMeasure handles. Taps from Phoenix Tapware. Light from Douglas and Bec. Ceramic rings from Atley. Walls painted with Dulux Natural White paint combined. Justine panelled these walls with Easycraft panels so that she could change the colour without re-tiling. Photo – Caitlin Mills for The Design Files. Styling – Annie Portelli.

Artwork by Katie Wyatt from Greenhouse Interiors. Dresser from West Elm. Small vase by Dasa Ceramics. Large vase from Marmoset Found. Shutters from DIY Blinds. Walls painted with Dulux Natural White. Photo – Caitlin Mills for The Design Files. Styling – Annie Portelli.

Bob and Justine’s bedroom. Brett Whiteley artwork. A lamp Justine made herself from a Bunnings pendant light. Bedding from IKEA. Bed throw from House of Orange. Vase from Marmoset Found. Ceramic rings on bedside by Atley. Photo – Caitlin Mills for The Design Files. Styling – Annie Portelli.

Large artwork is ‘Black Betty’ by Amelia Anderson from Southwood Home. Small artwork by Brett Whiteley. Cabinet from BluDot. Lamp by CCSS. Photo – Caitlin Mills for The Design Files. Styling – Annie Portelli.

The girls’ bedroom is regularly used for paint experiments! Bed from Freedom. Bedside table from Adairs. Marmoset Found vase. Rachel Castle bedding. Large artwork by Bree Morrison. Small artwork is ‘Squeaky Beach’ by Hoppy Schneider. Dulux Tsunami and Natural White paints. Photo – Caitlin Mills for The Design Files. Styling – Annie Portelli.

Lamp by CCSS. Cabinet from BluDot. Dulux Natural White paint. Round mirror from Middle of Nowhere. Photo – Caitlin Mills for The Design Files. Styling – Annie Portelli.

The backyard is lifted by the towering peppercorn tree. The north facing aspect means sun streams through the branches all day to create dappled light. PJB Landscapes replaced the old rotten deck and created beautiful herringbone paving using reclaimed Northcote bricks. The outdoor table is an old eBay find from many years ago. Photo – Caitlin Mills for The Design Files. Styling – Annie Portelli.

Justine and Bob Murphy went looking for an already-renovated home in Northcote five years ago, but of course life had other ideas.

After missing out on one such property at auction, an agent introduced them to a near original Edwardian home just around the corner, and the rest is history. ‘We weren’t looking to renovate, but as soon as we walked through the front door, Bob was poking me in the back saying “This is our house.” It had a beautiful feel with all of the original features right there as we walked through the front door,’ says Justine. 

The 100-year-old-house has had only two previous owners: the local builder who built the home in 1919 with his wife, and a young family who added an extension in the 1990s. 

The Murphys spent 18 months planning an extensive renovation after moving in five years ago, until a holiday changed everything. Justine explains, ‘Just after we’d finished all of the plans, we went away in a motorhome for about 10 weeks – the five of us up the east coast all the way to Port Douglas. This completely changed our perspectives on the size of house we needed, and the amount of money we were prepared to spend on it, so we ended up doing this smaller, more sympathetic renovation, within the house’s existing framework.’

‘We worked with the existing house and ‘90s extension, and gave it new life with new kitchen and bathrooms by GIA Renovations’ Justine says. ‘We were lucky that the existing extension had really good bones, and had carried the high ceilings, cornices and skirting boards through from the original part of the house. It just needed some love.’ 

Over the years, the couple have also installed new window furnishings, clad the fireplace in white bricks, and added sliding doors to open the interiors to the backyard.

Being a stylist, Justine has introduced many interesting pieces to the space that she experiments with regularly.  ‘I like to move things around and paint walls and furniture when it’s feeling a bit stale,’ she says. ‘Whenever my husband goes away for work, he knows he’ll come home to parts of the house having been completely rearranged or the walls repainted!’

Justine’s decorating aesthetic at home isn’t focused on trends or adhering to a particular style – just pieces and materials that bring joy. ‘I love to clash colours or use unexpected combinations to liven things up… That’s what decorating your own home is about though. It doesn’t have to be for everyone, it just has to make you feel good.’

Outside, the property’s garden has been fully landscaped by PJB Landscapes to feature a new deck and red brick paving using Northcote bricks. ‘It’s taken a whole lot of work to get it to where it is today, and we just love it,’ Justine says.

Visit this house today and you’ll likely find the children running around and making themselves at home, or adults convening around the kitchen bench. ‘It never feels crowded… It’s the perfect size for our family of five, with lots of different spaces to either come together (or get away from each other!)’ Justine says. 

Justine describes the near-completed home as warm and welcoming. ‘Everything is very hardy, and it’s meant to be lived in and enjoyed,’ she says. ‘It’s an easy house to fill with people, and this is what we love about it.’ 

[thecazagroup]

#NewListing #OPENHOUSE

3/10 Thu 5PM-7PM

3/12 Sat 1PM-3PM

🏠 in #Manassas VA 20112

14081 Wellman Ct

$649,900

🛏🛏 4 🛁🛁 3.5

Located in highly sought after Deer Valley community. Spacious single-family home is a gem and a MUST SEE! Brand new carpets, fresh paint and updated light fixtures throughout! Plenty of space. Gourmet kitchen with stainless steel appliances, granite countertops, and tons of natural light pouring in! Open floor plan to adjacent family room with brick fireplace. Enjoy entertaining in the privacy of your new backyard. This home offers a 1+ acre lot with wooded views. Welcoming wrap-around porch! Upstairs you will find a bright primary suite including jetted jacuzzi, his and her sinks, separate standing shower and updated lighting along with 3 additional bedrooms and an additional updated bathroom. Fully finished basement has an additional full bath - great open space for hosting or entertaining friends and family. This is a rare find that won't last long! Don't miss the tranquil small creek running through the back yard. Easy commute to Quantico, Fort Belvoir, Potomac Mills Mall, Harris Teeter. Live like you're in the country while not too far from all the daily amenities you love. Welcome home!

☎️ 703.337.3699 #TheCAZAGroup creates #RavingFans by helping our community make smarter #HomeBuying and #HomeSelling decisions with less hassle and better service. We're serious about helping you make excellent and informed decisions. Download the #SMARTBuyerSystem for FREE! Click here for details https://www.thecazagroup.com/smart-buyer-system #Homes #Realtor #RealEstate

[aspenbros1]

8 Tried & Tested Aprés Ski Spots (And Nearby Prime Aspen Real Estate)

Aspen Snowmass isn’t just popular for its world-class ski runs. People come back again and again for its culture, arts, fine dining, and of course… après ski.

  Après ski or “after skiing” in French, is a time-honored tradition of having a drink and partying after a day of skiing.

  While après activities aren’t strictly limited to booze, it makes sense that most activities involve alcohol because it’s a great accompaniment to the cold.

  Traditional après, however, needs to be as close to the slopes as possible. Preferably just a few steps after your last run. Walking on ski boots is hard enough, so it will also be easier if your preferred après spot is near your real estate in Aspen Colorado.

A Brief History of Après Ski

While the phrase is French, the ritual of partying after a day in the slopes can be traced to the mid-1800s in Norway.

  Early Nordic skiers formed ski clubs where they made friends over aquavit and potato-based grub while spreading the word about the joys of a controlled descent down the slopes.

  As more skiers traveled, they took the partying and the sport with them. Christoff Iselin founded the first Ski Club in Switzerland back in 1893.

  Fred Iselin, Christoff’s son, brought his father’s teaching method and love of après to Aspen 20 years later.

  As Aspen’s reputation for skiing grew, more ski lovers made it their home, attracting restaurateurs and hotels with them.

  Après Ski Spots to Checkout in Aspen Snowmass, Aspen Highlands, and Nearby Locales

1. Aspen Tap

Address: 121 S Galena St, Aspen, CO 81611, United States

Opened around 2018, Aspen Tap is a relatively new place for craft beer and good food. Try the chicken tacos and the beer flight. A full lunch and dinner menu are available from 12 noon to 10 PM.

  Some nights have live music, while others get a little rowdier when patrons are watching their team’s game on TV.

  2. J-Bar at Hotel Jerome

Address: 330 East Main Street Aspen, Colorado 81611

J-Bar has been a popular après ski spot since 1880. They even served spiked milkshake, a drink called Aspen Crud, as a loophole around Prohibition rules.

  If a spike isn’t your thing, J-Bar is also famous for its burger and regulars love their chicken soup. Today, this classic bar still has most of its original Victorian furnishings, including a stamped tin ceiling, hardwood floors, and a Chinoiserie Chippendale bar.

  It’s sometimes hard to get a seat, but the staff will allow you to wait at Prospect Bar and call you once a table is available.

  3. Oasis

Oasis is the mobile champagne bar of the Little Nell, which moves around the slopes via snowcat at night. It’s said to be the only pop-up caviar and champagne bar in the world.

  Would-be diners can find hints to the bar’s location at The Little Nell’s social media pages. Guests can enjoy a champagne flute and light snacks on lounge chairs while soaking in the majestic views of the mountains.

  4. Ajax Tavern

Address: 685 E Durant Ave, Aspen, CO 81611, United States

Ajax Tavern is located at the bottom of Ajax Mountain, just beside the Little Nell, and is one of the few places where you can literally slide or ski into for a drink.

  Drinking starts as early as noon, usually with truffle fries and a glass of Veuve Clicquot. If you don’t fancy standing around after a day in ski boots, try Chair 9, Little Nell’s lounge with classic cocktails.

  5. Venga Venga Cantina and Tequila Bar

Address: 105 Daly Ln, Snowmass Village, CO 81615

Located at the base of Snowmass, this cantina is the home of Tex-Mex cuisine in Aspen. Guests love their free-flowing tequila and live band. Revelers usually start their après ski here before moving on to other bars.

    6. New Belgium Ranger Station

Address: 100 Elbert Ln #115, Snowmass Village, Aspen CO 81615 

Want craft beer but don’t want to walk so far to get it? This craft beer place is easy to find on the slopes in Snowmass Village.

  They also offer craft beer from Colorado craft pioneers and mixed drinks like the “Manmosa” – a Belgian white ale with orange or grapefruit juice.

  Folks who want to warm up should try their heated cocktails, such as the Tea Toddy, a mix of chamomile tea, honey, lemon, and bourbon. Unlike the other places here though, New Belgium Ranger Station is only open from 3 PM to 6 PM.

  7. Highlands Alehouse

Address: 133 Prospector Road, Aspen, CO 81611 

If you’re looking for a place to chill outside the hubbub at Aspen Snowmass, this is a good choice.

  Highlands Alehouse is an all-around après place with a little something for everyone. They have craft beers, farm to table ingredients, good wines, and about 75 whisky varieties. It’s ski-in/ski-out, a perfect place with a casual dress code, and good views.

  8. Lynn Britt Cabin

Address: Lynn Britt Trail, Snowmass Village, CO 81615, United States

Lynn Britt Cabin is an elegant après place with a view. Their fire pit and outdoor lounge is a favorite spot for skiers because of its panoramic views of Aspen Snowmass Valley.

  Try their Blackberry gin and tonic for a smooth and refreshing drink after skiing. Aside from the champagne and cocktails, Lynn Britt is also popular for their après ski parties, usually held Fridays through Sundays starting 2 pm.

Properties Near Ajax Mountain and Aspen Snowmass Village

1. 476 Wood Road, Unit 27 Snowmass Village, CO 81615 Aspen Snowmass condo with 2 beds, 1 bath, 1,201 sq ft

For sale at $1,560,000

  This newly remodeled ski-in/ski-out condominium overlooks the slopes and Snowmass Base Village. The homes for sale in Snowmass, CO, specifically the ones in Chamonix are one of the most coveted real estate condos in the neighborhood.

  The contemporary full renovation is light, bright, and sophisticated. The steel gas fireplace and reclaimed wood throughout add elegance and warmth while the large towering window in the solarium captures stunning views of the snow-capped Rocky Mountains. The kitchen is fully equipped with modern appliances and the Sonos Sound System is equipped throughout the condo.

  Offered fully furnished and turn-key, this is a wonderful opportunity that will disappear quickly. Great rental income and investment opportunity!

2. 77 Wood Road, Unit 603 EAST Snowmass Village, CO 816151. 476 Wood Road, Unit 27 Snowmass Village, CO 81615 Aspen Snowmass Condo 3 beds, 3 baths, 1,941 square feet

For sale at $3.5 Million or about $1,803 per Sq.Ft.

  One Snowmass is a ski-in, ski-out resort property just steps from Elk Camp Gondola, Base Village Plaza, The Collective, and transit center. One Snowmass homeowners enjoy access to the on-site fitness facility, sky terrace spa pool, and Inspirato member’s lounge.

  Ownership gives residents front desk and concierge services, generously sized owner storage and ski lockers, 5-year Inspirato membership, parking while in residence, and excellent proximity to all the dining, events, and programming offered in Base Village.

3. 45 Wood Road, Unit 601 Snowmass Village, CO 816152. 77 Wood Road, Unit 603 EAST Snowmass Village, CO 816151. 476 Wood Road, Unit 27 Snowmass Village, CO 81615

Snowmass Condominium with 3 beds, 3 baths, 2,357 Sq.ft.

Real estate for sale at $4,445,000 or about 1,886 per sq ft

  Highly sought after, and rarely available 3-bedroom, one-level Penthouse home in the new One Snowmass West building. Exceptionally high ceilings, huge windows, and down-valley views make this one of the jewels in Snowmass’ new Base Village.

  Residence 601 features three large suites, each with their own bath. The master suite is situated on its own wing to the west. Top of the line finishes, custom-designed furniture, and Gaggenau appliances at the gourmet kitchen highlight that this is not your typical ski condominium.

  Enjoy private ski storage, world-class exercise facility, Aaron King Yoga studio, access to the roof deck and hot tub, and underground parking for the buyers and their guests while in residence.

4. 700 S Ute Ave #107

2 beds, 2 baths, 1,130 sq ft

$2,925,000 or $2,588 per sq ft

  Beautifully remodeled Aspen Alps condo on the slopes of Aspen Mountain. Located in the sought after 100 building, this ”almost” ski-in/out home has new furnishings, accessories and has been freshly painted. Spacious floor plan includes 2 bed/2 bath with office, murphy bed for overflow guests and an open concept kitchen, living room and dining room, perfect for gatherings.

  Tasteful high end finishes throughout; granite in kitchen and all bathrooms, stainless steel appliances, master bath with jacuzzi tub, guest bath with steam shower, beautiful wood dining table seats 10, plus additional seating at the kitchen bar. Private outdoor space includes a furnished patio with grill. Property amenities include; pool/hot tub, large gym, tennis courts, and storage area. Reserved parking for the owner.

5. 926 S Mill St Aspen, CO 81611

9 Beds, 14 Baths, 13,914 sqft

Real estate for sale at $39,995,000

  Located at the base of Aspen Mountain on a private cul-de-sac, this 13,914 sq. ft, ski-in ski-out property is truly one of Aspen’s most spectacular private residences. Presented for sale for the first time ever, this prime location estate in one of Aspen’s most exclusive enclaves is just seconds to town.

  Many of our listings for homes for sale in Aspen Colorado are single-family property. But this is a rare duplex that offers 9 bedrooms and 10 baths, including five primary suites and self-contained guest quarters with a kitchen. The upper level boasts 30 ft ceilings with a beautiful gourmet kitchen, living and dining room with outdoor deck and panoramic views.

  Downstairs is an entertainer’s dream: a professional bar, game room, and home theater. The secluded rooftop includes a hot tub and bar, surrounded by the tranquility of the mountain peaks right behind you.

6. 911 S Mill St Aspen, CO 81611

4 Beds, 6 Baths, 6,578 sq ft

Real estate for sale at $26,000,000

  Arguably the most coveted location in downtown Aspen, the exclusive Top of the Mill homes for sale in Aspen Colorado rarely becomes available.

  Quality craftsmanship throughout with no detail overlooked on this 6,578 sq ft ski-in-ski-out home at the base of Aspen Mountain. An address here doesn’t just put you near the slopes, you’ll be near the top apres ski spots, too.

  Features timber trusses, vaulted ceilings, enriching natural light, a gracious entry, luxurious millwork, and an open, inviting floor plan. Four generous ensuite bedrooms, a home theatre, elevator, outdoor patios, magnificent landscaping, a private hot tub, and a two-car garage. Offered furnished for the most discerning Aspen in-town buyer.

7. 2137 Red Mountain Rd, Aspen, CO 81611

5 bed, 11 baths 19,202 sq ft or 2.91 acres of real estate

For sale $49,500,000 or about $2,578 per sq ft

  The Peak House real estate has not been offered in over 20 years. This is one of the few remarkable real estate properties perched on the highest location on the top of Red Mountain.

  David Easton designed interiors, world class mountain views, privacy and security behind a gated entry, an indoor and outdoor pool, several patios, and terraces to take in views from every angle are just a few of the luxurious amenities this home has to offer.

  Properties like these are hard to come by near Aspen, even when you look at listings throughout Roaring Fork Valley for that matter.

8. 1031 Vine St, Aspen, CO 81611

3 bed, 2 baths, 1,023 sq ft

Listing price $1,230,000

  Fifty-yard line views of Aspen Mountain and luxury comforts capture the essence of this three bedroom home in Aspen. Recently completed renovations and new construction by S&S Construction elevate the living experience. Enjoy the serenity of the lush grounds throughout the complex and watch the wildlife outside your window in the pond and stream.

  After a fun day in the mountains, cool off in the swimming pool or get one more activity in on the tennis courts. This home gives you a place to embody the Aspen lifestyle and provides a place for you to refresh for your next adventure in Aspen Co.

9. 809 S Aspen St #9, Aspen CO 81611

2 bed, 2 bath, 926 sq ft home

$1,925,000 or $2,079 per sq ft

  Where else can you find a 2 Bedroom on Aspen Mountain, with ski-in/out, amazing views, and fully remodeled under $2M? It was built in 1968 so it’s not new construction, but definitely a steal for the location and price.

  This is the spot. Great in-town location, swimming pool, parking, and easy ski access to Ajax Mt. and surrounding neighborhoods. There is no better place to be summer, autumn, or winter seasons.

Go Beyond the Usual Après Ski Places

Yes, Aspen is a chic and fancy place surrounded by magnificent views. Perhaps that’s why almost every après place serves champagne.

  There are lots of après ski places beyond the traditional favorites, just ask the locals or the friendly concierge/receptionist at your Aspen Snowmass accommodation.

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[saltfowler]

Hot Listing!! 7305 Old Stamp Mill Road, Vernon!

https://saltfowler.com/recip.html/listing.10204411-7305-old-stamp-mill-road-vernon-v1h1n2.91837806

View Virtual Tours online. A breathtaking fusion of contemporary style and elegant finishes, this impressive lakeshore property boasts 55 feet of shared lake frontage and shared dock (with only one neighbor), as well as unbelievable views from its private rooftop patio. Inside, Scandinavian-inspired light wood floors and floor to ceiling windows span the entire open-concept main floor, where the living area offers a handsome stone-accented gas fireplace and balcony access. In the adjacent kitchen, the bright and white interior is accented by dark wood cabinetry in a modern finish, stainless steel appliances, and a massive center island. Above the main floor, a master bedroom exists with incredible views, walk-in closet, and an expansive master ensuite bathroom with tiled walk-in shower. Two additional second floor bedrooms are wonderful for kids, and a fourth bedroom with bathroom awaits on the basement level. An elevator offers access to all four levels, from the two-car garage to the partially covered rooftop garden with gas hookup and unobstructed panoramic views.

#saltfowler #realestate #realtor #property #listing #forsale #house for sale in vernon #house for sale in bc #vernon bc real estate

[furymint]

NOLANEL FERAN

in the super long detail meme that I am late in finishing

APPEARANCE -

Gender: Male Race: Ishgardian Wildwood Height: 6′6′’ Eye Color: Ice blue Hair Color: Raven blue Skin Color: corpse or mayo Really Pale Scars: Noticeably on his left cheek and forehead; otherwise dotted with them.

THE FACTS -

Name Day: 32nd Sun of the 6nd Astral Moon Occupation: Dragoon Sexual identification: Demisexual Romantic identification: Biromantic Alignment: Lawful Good Criminal History: None Relationship Status: Single Sweet on: Kids and the fellow poor FAVORITES –

Favorite food: Shepherd's Pie Favorite drink: Hot chocolate with cinnamon Favorite scent: The incense of Saint Rey’s Favorite people: Elliot Cadieux and Ephemie Renaud

RANDOMS –

TEN FACTS ABOUT YOUR MUSE:

-Nolanel likes domesticated animals like chocobos and sheep, but anything else takes a strike at his calm. sentient plants are never a good idea

-He’s capable of some fairly biting and sarcastic remarks, which can surprise people. He usually keeps these unspoken since they make him feel cruel and guilty.

-Nolanel’s family eats over the Renaud’s house for Starlight. Everyone is obligated to make something for potluck. Everyone also knows not to touch Nolanel’s dish if they don’t want a sore jaw from chewy pork loins.

-His feet are super worn from walking through snow with poorly-made and/or thin shoes. He’s beginning to realize that he needs to invest in some insulated footwear.

-Nolanel almost never trims his hair. He almost never thinks about it either. It’s thick, unruly, and curly, and he’d rather devote his limited self-care energy towards shaving his face. Ephemie usually makes sure he doesn’t walk around with his bands in his eyes.

-The only reason Nolanel retained his literacy from training is because he reads the Enchiridion so regularly. That said, he doesn’t write except for letters sometimes.

-If Nol is disturbed by anyone, regardless of their relationship, on days he’s really unwell, he responds violently. He’ll shout -- sometimes enough to break his voice -- and shove and slam things until he can be alone again.

-He’s so used to being called “ser” by Elliot, “Nol” by Ephemie, and “Ser Feran” by everyone else, that hearing “Nolanel” is a little odd for him. It gets his attention.

-Modern AU Nolanel is named Roland. He worked with his father in a Pennsylvanian steel mill until he joined the Marines after taking ROTC (the only class he cared about) in high school.

-There used to a spriggan that hung around in the forge room. Nolanel used to be very wary of said spriggan. His vigil worked out when it tried chomping on a newly finished commission. He tossed it out the window and surprisingly it never came back.

 -Nolanel can swim well enough. Before the Calamity, he’d wander the Lowlands and sometimes hop in the nearby-ish lake to grab at the fish. During one battle, Nolanel and his company found themselves on a forgotten lake. Despite the extra foot of snow padding atop the frozen surface, the impact of diving dragons eventually cracked the ice. He survived thanks to those past thoughtless ventures.

FIVE THINGS -

5 THINGS THEY LIKE:

-Church -Music -Sleeping -Fireplaces -Smithing

5 THINGS THEY DISLIKE: -H e r e t i c s -Somnus -Constant loud noise -....................outsiders -Funerals, especially pyres.

5 GOOD HABITS: -He never misses a meal if he can help it -Nol likes to help out at the Renaud’s ranch -He’s polite and considerate, if too humble at times. -Very charitable (p much how he makes any social connections) -Going to church and keeping a schedule 5 BAD HABITS: -Self flagellation -Dissociating during battle -Picking at his scarred hands -Isolating himself -Mumbling

5 PERSONALITIES THEY GRAVITATE TOWARD: -Confident -Expressive -Dutiful -Dedicated -Religious

5 PERSONALITY TYPES THEY AVOID: -Raucous -Needlessly cruel -Hypocrites -Indulgent -Not religious

5 FEARS oh god -DRAGONS -plants with teeth like what the heck!! -Burning to an unrecognizable crisp -Accidentally swallowing dragon blood during battle -Dying without earning a spot in Halone’s halls

I was tagged by @rhotano and @faerie-apples!!

#i was gonna do eli #but i figured i already did the ten facts meme for him #since a lot of the other lists are a little easy to infer #i might do sel if i can get my brain together #about nolanel #ok forgive me for the banner #i have zero pics and wasted an hour looking for some

[rosyredlipstick]

Rental Love* (6\10)

(*Read Terms & Conditions)

- Male/22/Long Island N.Y.C. Tired of showing up stag at holiday events? Want your family to stop thinking there’s something wrong with you? Just want some arm candy for a work event? Look no further. Your solution is here! I will attend holiday events with you as your paid date. Accepting all genders as applicants. Email [email protected] if interested. Interview & application will be set up there. - Nico di Angelo has been telling Hazel Levesque about his boyfriend for weeks. The bad part? Nico doesn’t have a boyfriend, the holidays are coming up, and not all of Jason’s ideas are horrible. They’re all a bit surprised about the last one. Read Part One Here Part Two Part Three Part Four Part Five

“I can’t believe we’re doing such a stereotypical Chicago tourist thing. We could literally be doing anything else.”

“Technically, I am a tourist.”

“And,” Hazel pointed out, her movements sure and without hesitation. “We did just go to Christkindlmarket which is, like, prime tourist.”

Nico glared at her betrayal as she finished up lacing up her shoes tight. She tucked the knot in and stood, ignoring his look, and grabbed onto Frank’s hand. “See you on the ice!”

He grumbled under his breath, resisting the urge to flip her off as she took to the ice, smooth as ever.

“Need some help?” Will dipped down, nodding to Nico’s knotted skates. He went to work without Nico’s response, untying the clumpy laces from whatever past schmuck had rented the crappy skates.

Nico scowled, crossing his arms. “Why can’t I just sit here while you guys skate? I’m gonna end up on my ass either way.”

Will gave him a sunny smile, “Because then ~” He dragged the end of the word out, “I wouldn’t have any arm candy, would I? Now come on, don’t be a chicken.”

“I’m not a chicken.” He muttered, standing. He wobbled once, twice, before giving up and latching onto Will’s arm.

“Course you’re not.” Will only happily agreed, letting Nico man-handle his arm into a supporting position.

Nico took a deep breath as they approached the entrance to the ice, his legs already aching. His feet were gonna be in a condition later, he already knew, and not a pleasant one.

They took to the ice, Nico letting go of Will’s arm to desperate clench at the railing instead. Good. He trusted the railing.

A child, clearly under the age of ten, zoomed past him just as he took his first few careful steps forward. Fuck, this was hard.

Will was smiling at him, happy and beaming like the goddamn sun, as he skated backwards to face Nico. The scowl on his face only deepened.

“How are you so good at this.” Nico muttered. How are you so good at everything.

Will shrugged, that ridiculous happy look still on his face. “I go ice skating every year with my sisters.” He snickered as Nico’s skates attempted to slid out from under him. “Which, apparently, you don’t do.”

The railing ended, and Nico was faced with the open ice. He took a quick breath and kept the shifting of his weight smooth and slow. Another kid - a few of them - darted around him.

“I can usually get away with sitting out.” Nico told him through gritted teeth, his arms wind milling around him as he desperately tried to keep his balance.

Will gave him a knowing look. “Ah, but not this year?”

Nico managed to keep himself upright. “Hades thinks the photos will be, and I quote, ‘incredibly adorable’ and then threatened to disown me if I didn’t come along.”

“And you believed him?” Will raised an eyebrow, mirth still playing on his fine features. He, like everyone who had ever witnessed Hades with his children, could obviously see how harmless the threat was.

Will finally seemed to take pity on him, sliding smoothing across the few feet between them to dip one of his shoulders under Nico’s frailing hand. Nico, desperately thankful and thankfully desperate enough, grabbed onto the other boy’s shoulder with a steel grip before his skates could fall out from under him. Will barely stifled his laugh.

“Careful now.” Will’s voice was inflated with hardly concealed laughter. “Don’t wanna hit a kid or anything.”

“I’m going to hit you if you don’t be quiet.”

Will went quiet with the threat. Not because he believed him at all - Nico wasn’t lucky enough for that - but because Will was grinning brightly up at Nico.

“What?” Nico growled after a moment, moving his gaze to his shifting feet on the ice.

“No, it’s just - “ Will chuckled a bit, his gaze shifting away. “It’s cute, is all. How frustrated you’re getting.”

Nico blinked a few times, and then his heart - and ass - fell to the ice.

He stared up at the sky, the cold ice creeping up his back along with an ache.

He could stay here. Forever. The rest of the skaters could just skate around him forever - he’d be an obstacle course and local legend in all.

They say he was once complimented by his fake-boyfriend and fell ass first on the ice. Now he can’t move ever again due to the sheer embarrassment. No, don’t look directly into his eyes - there’s tears there.

Will was already howling with laughter, but came over to him quickly, his hand extended.

“Sorry about that.” Will was still laughing, glancing back to the place Nico’s ass had just firmly made acquaintance. “Must have hit a rough patch, I should have been looking.”

Nico nodded, simply grateful Will hadn’t realized this guy got a compliment and literally fell flat on his ice. Hilarious.

Will held out his hand, looking like every movie star poster rolled in one. Nico gave up on the safe life of ice rink obstacle and took it, heaving himself up.

Will gave him an amused look. “You okay?”

Nico nodded, hoping the blush would stay on his cheeks. His cheeks were a lost hope, but hopefully the rough red wouldn’t spread to his neck and ears like it tended to even Nico embarrassed himself within an inch of his life.

“Your neck’s all red.” Will observed, amused. “You’re fine - everyone has a bad fall eventually.”

Not you and your stupid perfect face he thought a bit angrily.

Nico continued to slip and slide across the ice, Will’s happy eyes too pleasant for such an unpleasant activity. Nico debated punching him, or ‘accidently’ pulling them both to the ground, but eventually surrendered to the thought he wouldn’t be able to do this on his own.

“I’ll go grab us hot chocolate.” Will offered, shifting away.

Nico curled his fingers even tighter around Will’s flannel. Damn hipster.

“Don’t you dare leave.” Nico hissed, pulling the other boy closer. “I won’t last a second on open ice and you know that.”

Will gave him a pitying glance. “You’re going to have to leave the nest someday, Neeks.” He smiled and that, with the addition of Will’s close proximity and the faint smell of the caramel popcorn they had shared on their way to the rink, nearly had Nico sprawled across the ice. Ass flat and everything.

“Are you saying you don’t want hot chocolate then?” Will continued as if Nico wasn’t contemplating death via ice skate.

“Of course I want hot chocolate.” He muttered. “But you’re totally not leaving me out here.”

Will let out a false groan. “Ugh. Fine.” The sparkle in his eye was at full blast. He grabbed onto Nico’s waist, pulling him with him as he started to slid off the ice.

Finally Nico breathed a sigh of relief, his hands still curled into the fabric of Will’s shirt. It was warm, and his fingers were cold. It was only logically to keep his hand there. It was...science. Yes. Science.

Fuck. Nico didn’t know shit about science. He failed freshman biology.

Will glanced back at him, his expression his amused, and his hand tightened on Nico’s waist to start helping him off the ice.

Nico had to mentally crackle, a bit hysterically.

Nico had failed biology, but it looks like Will was determined to make him past chemistry.

Haha.

Kill him.

His skates tried to slide out from under him.

Nevermind, apparently. His own feet are going to do the job for him.

“Hurry up, the line’s getting long.”

Nico grumbled under his breath, but did as told.

“It’s not that bad.”

“It is that bad and this is all completely your fault.”

Will rolled his eyes, taking on a bit more of Nico’s weight. “It’s not my fault you didn’t wear the correct socks.”

“How the hell was I supposed to even know there is a correct kind of sock? How, Will? Please, inform me.”

“You’re so whiny.”

Nico gritted his teeth. “I can feel my peeled skin rubbing against my sneakers.”

Will winced at that, leading Nico over to the couch. “Stay here, I’ll be right back.”

Nico did as told - sitting being the best option for him, it seemed - and began slowly peeling the stiff fabric off his feet. He heard the door click close, from where Will had probably just pressed it down. The dark fabric stuck to his skin - slightly, but slightly enough for Nico to hiss in pain - as he removed the sock. Fuck. That hurt.

There were a few blisters, nothing bad, but the angry sting that left behind was noticeable enough that Nico was already daydreaming about the bottle of aspirin he had shoved in the back of his bedside table. There was a few flakes from the bites of dried blood still on his skin and he used the crumbled fabric to wipe it off. Gross.

Will returned, his hands full, and wrinkled his nose at the small pitiful pile of Nico’s wrinkled socks on the couch. The fireplace was roaring behind him, and Nico wondered who even took the time to light it every afternoon. Surely not his father, but perhaps Persephone. She was one to enjoy the warmth.

He sat down next to him, careful as not to jostle Nico’s ankles resting on the edge of the couch. Nico gave him a curious look as he set out the plush red bag, beginning to set out supplies on the small coffee table.

Will caught him looking. “I know you said you wouldn’t trust me with a papercut.” He teased, the tone of his voice probably having much to do with the lingering presence of Persephone in the tea room. “But I can clean these up pretty well, you know.”

Nico watched him for a moment before kicking his ankles into Will’s open lap. “I guess.” He finally said as Will seemed to be waiting for his agreement. “Don’t cut my leg off or anything.”

“I’ll do everything I can to resist.” Will told him good naturally, sarcasm thick in his voice.

He used a few cotton balls to get the rest of the dried blood on the blisters before grabbing a small baggy of q-tips and a tub.

“This is gonna sting.” Will warned him, the end of his cotton swab layered with clear ointment. Nico nodded, keeping his face clear. He didn’t wince as Will applied the gel, or when Will finished that up and began applying a few tight band-aid looking things, but he did let out a small sigh as Will finished up the process.

Will began packing up his supplies, crumbling the ripped up wrappers in his hand. He stood.

“Thank you.” Nico’s voice was quiet.

Will glanced back to the other boy, looking away as he poked at his bandages. Will had wrapped his feet and ankles with care, much more care than he usually put into such simple task. It seemed important at the time, handling the pale skin, the thin bones of Nico’s feet, with his eyes heavy on Will.

Nico, he noticed, was softer when people took care of him. Will wondered if it was something he wasn’t used to.

“You’re welcome.” And Will didn’t mean to make his voice come out just as soft, he really didn’t, but he found it fit nicely in the dark and warm air.

Nico dipped his face into the shadows, and wished his face wasn’t as bright as it was.

Will vaguely wondered if the blush was due to the active fireplace feet away.

Somehow, for some odd reason, he didn’t think so.

The next morning - after a slow shuffle up the stairs that wasn’t nearly as awkward as it should have been - Will was grinning down at him as Nico woke up, slowly but surely, groaning and popping his back along the way.

“Sleep well?” Will asked, adjusting his weight on the blankets. Nico was still very curled under the warm fabric, while Will sprawled across the mattress next to him, above the blankets.

Nico only groaned in reply. That was good enough.

“What are the plans for today?” Will asked, looking too put together for nine in the morning. Jerk must have gotten up earlier and returned to bed - his bedhead was usually a lot worse. Nothing like the messy perfection Will must have tugged at for a few minutes in the mirror. Not that Nico noticed.

Nico pushed his face back into his pillow, blocking out any of the light. “No plans.” He muttered, his voice only hardly audible. “I think it’s my turn to cook later tonight - I’m totally making you help - but we’re free till then.”

Will hummed in response, flicking through his phone. The glow reflected on his eyes nicely, and Nico really, really tired to ignore that fact. Goddamn Will and his too-blue eyes.

Will’s voice was amused. “Free to sleep in until noon, I presume?”

Nico hid his slight smile in the fabric, “You know it.”

“Persephone said Allegra prepared breakfast with some of the Christmas leftovers.” Will informed him, his voice off-hand. “I was told to let you know something about a, uh, what was it? Forcatta?”

Nico paused in his readjustment of position. His heart froze. “Do...do you mean focaccia?”

Will nodded, a bit embarrassed at his horrible pronunciation. “Yeah! Uh, with some of the leftovers? She said it would be ready when you finally got out of bed.”

Nico was frozen in the moment for a single beat before it finally hit him.

He stumbled out of bed, tripping over the sheets tangled around his legs. He - he had to go, get down stairs - and now that he thought about it he could almost smell it -

Will yelped in surprise, taking a moment before he was following Nico’s example. “What’s wrong? What are you doing?”

Nico shoved on a shirt, “You should have woken me up!”

Will gave him a doubtful look, following Nico’s frantic presence as he near-sprinted out of the room. “And risk death? No thanks.”

Nico rolled his eyes, darting towards the staircase. “Allegra only makes focaccia maybe three times a year - after Christmas, and on our birthdays.” He clenched his teeth as the heavenly fragrance began to hit him as he bounced down the stairs. “And Hazel’s going to eat it all.”

Nico skidded into the kitchen, and was so overcome with relief he nearly cried.

Hazel wasn’t here yet.

Allegra - their main chef and head housekeeper - turned as they entered, and Nico could see the small overflowing plate in front of her, still steaming.

Okay, Nico might have cried a little.

She turned on them, her fists on her hips, and stared up at them. She was small, but her her presence was anything but. Her glare could - and had - bring a strong man to his heels.

“Buongiorno, Allegra.” Nico liked using his Italian with her. She was always quick to denounce him for his horrible pronunciations, despite his words being nearly perfect, and his Italian nearly fluent. It was a nice thing they had between them.

The older woman frowned up at him, seizing him up. “Too skinny.” She finally decided on, as she always did.

Nico gave her a rare, charming smile. He liked to save them for her. “I guess you’ll have to fix that, won’t you?”

She swatted him with her oven mitt, “Making me do all the work around here.” She muttered, already turning to fix up their plates. She was smoothing a thick amount of butter over Nico’s, a scowl on her face. “Boy goes off to school, doesn’t write, doesn’t call, still expects me to remember how he likes his favorite food.”

“I call once a week.” He reminded her, peeking over her shoulder. She was layering a thick amount of her famous cilantro dressing on the bread, still grumbling. That was exactly how he liked it.

She cut her stern gaze over to him. “You could stand to visit more.” She informed him, adding a few bites of grilled meat onto his plate. Looks like he was eating a full-coarse meal. “And where are your manners, boy? You haven’t even introduced your guest to me. Where did all of your etiquette training go?”

Nico gave her a smile, pulling Will forward by his wrist. “This is Will, my boyfriend.” He told her, and her gaze flickered over to the other boy as she paused in her actions.

Allegra was strict, no-nonsense, a bit cruel, and probably the closest thing Nico had to a mother figure growing up.

Her eyes were calculating, considering. “I understand you’ve been seeing each other for a few months now?”

Nico had to suppress his eyeroll but nodded. She and Hades had definitely been gossiping late at night, like they were bound to do. Countless times had Nico waundered in the kitchen for a late-night snack and come across the two, huddled over some report card or newest art piece, laughing and discussing Hazel and Nico with fondness in their voices.

Allegra was the only person who held somewhat authority over Hades too. Older than him, Hades followed her instruction like she was the one in the charge, and not vise versa. It worked well, having someone to reign Hades in. Persephone, more the often, enjoyed the chaos that came with some of Hades’s more....out there plans.

Allegra was still eyeing up Will, the wrinkled on her face pressing back and forth as she considered the other boy. “And you - what’s your business with my boy?”

Will kept his cool, but was visibly thrown off a bit. Everyone had immediately welcomed into the family with wide - too wide - arms. Allegra’s nature was one of suspicion.

“I…” He glanced to Nico, and didn’t have to force the fond look that erupted with the action. “I like him, m’am. A lot. I like being with him. He - he makes me happy.”

“You’re not lying,” She observed, and neither of them wanted to particularly explore that statement at that moment. She turned away, nodding. “Alright. You can stay.”

Will looked thrown, like he didn’t even know ‘not staying’ was an option. With Allegra, and her subtle but loving hold over the household, it would have been. Nico should have introduced him sooner.

Allegra was shoving warm plates into their hands, taking a moment to smooth her wrinkled hand over Nico’s cheek. She patted his skin, a bit too rough, and eyed his long hair. “Cut your hair.” She ordered, “And don’t get involved with trouble. Go eat.”

“Got it!” Nico grinned, taking his plate happily. Allegra’s definition of ‘trouble’ varied from ‘going out after nine on a school night’ and ‘getting involved with the local gang’ so. Nico was probably fine.

Will let out a breath as they disappeared from sight, Nico leading them into the dining room with their plates.

Nico gave him an amused look. “You okay?”

Will blinked a few times, “I think I almost died.”

Nico patted his shoulder. “Yeah, that’s about how everyone feels about meeting her for the first time. She’s great.”

Will didn’t argue, but there wasn’t a noise of agreement. He was probably a bit still in shock.

“Eat your food.” Nico took pity on him. “It’s heaven on earth.”

Will did so, probably just for the distraction, and made a pleasant noise of surprise.

“I know right!” Nico said eagerly.

“It’s amazing!” Will dipped a bit of the bread into the sauce.

Nico nodded in agreement. “It’s not that hard to make - I’ve tried a few times - but no one makes it like Allegra.” He ripped a bite of his own square of bread, loving the salt and oil smell that was so familiar and bound to his childhood. Gods. No one made it like Allegra.

“It’s delicious!” Will was already onto his second bite. “She only makes it three times a year?”

“I could eat it everyday.” Nico insisted, despite the fact that, uh, no he probably couldn’t. It was delicious, salty, and perfectly flakey - but also made with the useage of a small tub of lard. So like. Nico probably shouldn’t.

It’s not like he ate healthy or anything - they all knew about Nico’s secret hot pocket obsession - but that would be a step too far for even him.

They finished their meal, waxing poetic about the golden flakey pieces of heaven before them, making the other snort into their plates.

They washed off their dishes, Will looking a bit relieved at the empty kitchen. It was always nice when people feared Allegra a bit. Nico wanted to be her.

“What do you want to do?” Will checked his watch, because he was the kind of person who actually wore a watch. Nerd. “We’ve got the whole day.”

Nico bit his lip and shifted his weight. “Wanna listen to some music? I mean - um,” He rubbed at the back of his neck, “You said you wanted to? When I got the vinyls from Hades?”

Will blinked at him a few times before grinning widely, brilliantly. “Yeah. Yeah, that sounds cool.”

Nico lead him back into his room, feeling a bit strange. This was the first time they were going into his room for another reason rather than sleeping or changing, just simply hanging out.

He messed with the stereo for a moment, making sure there was no dust on the needle, all the controls were in place, before carefully sliding the record out of the plastic covered case.

He made a noise of appreciation, flipping it with his fingertips. It was perfect, in a way a vinyl fresh out of plastic wrapping could be. Not a scratch or speck of dust anywhere.

Nico carefully placed the vinyl on the player, moving the needle over and setting it down carefully. He fiddled with the buttons and knobs for a second until the familiar - nearly welcoming - crackle started up, and he threw himself on the bed to join Will on the mattress.  

The first song - one of Nico’s favorites - started up with a few presses of piano, and he sighed into the calm air.

Nico sang along softly, his voice rough and low, and his eyes fluttered shut with the music. Will noticed this.

By the time Nico had to stand and switch out the records, Will was sitting up, his eyes thoughtful.

“What do you think?” He asked, returning to his former position. Side C began playing with a few low, full notes. In a Week. A song about falling in love even through death. This song always reminded Nico of nature, and being alive, despite that.

“They’re very morbid.” Will observed, his head cocked to the side. “This is their fourth song mentioning death.”

“They’re amazing.”

“They’re very good.” Will allowed him, turning his head to face him. They were laying back in Nico’s bed, the music passing them. Nico had his arms crossed behind his head, staring up at the ceiling, his legs half-hanging off the edge of the bed. Will continued, “I just don’t think they’re my type of music.”

“Clearly your type of music isn’t good then.” Nico muttered, just loud enough so Will could scoff in response. There was a beat of silence before Nico asked, “Well? What type of music do you even listen to then?”

Will happily listed a few artists, his fingers out as he counted them, and it took Nico a long, worrying second of listen to this before he realized.

“Wait.” Nico cut him off, scrambling into a sitting position. He stared at Will with wide eyes. “You like top forty?”

“And showtunes. And Disney.” Will added, his face sunny.

Nico continued staring at him. “You’re a goddamn trainwreck, Will Solace.”

Will gave him a look. “It’s top forty for a reason, di Angelo. People like it. It’s good and fun and I like it.”

Nico stared at him for a long moment before falling back onto the bed. “I can’t believe you like top forty. This is...ugh.”

Honestly, this was probably good. Nico couldn’t like someone with horrible music taste. He couldn’t. This was good. This would help him stop liking Will, or at least stop his heart from attempting a jailbreak out of his chest every time the other boy did something as horrible as smiling or laughing or looking over at Nico with that fond look in his too-blue eyes.

So yeah. This was good.

“It’s good music.” Will shrugged, his voice still happy.. “It’s fun to listen to. And up-beat.”

God. And he was shameless about it. That had to ruin it. It was one thing to listen to horrible music - it was a completely different thing to be proud of it.

“If you call top 40 good one more time in this house, you’re leaving.” Nico covered his hands with his face. “Gods, had I known. Who cares about personal info and contracts - this is what we should have discussed in our first meeting. Gods.”

The other boy barked out a laugh, his head falling back, and wasn’t that fun. Realizing that fuck, his heart was probably flipping off rational thought right about now - the rational thought that Nico couldn’t like someone with horrible music taste, Nico couldn’t like Will - and Nico’s cheeks heated at the sound, filled with color, and his heart was probably laughing hysterically by the turn of events.

Fuck. Apparently -

- apparently Nico could like someone with horrible music taste.

Will began to loudly teasingly hum Justin Bieber, and Nico’s never wished for a sweet, swift death more.

Will ended up falling asleep like the lazy sack he was, half-spread out across Nico’s bed, taking up much too much space. The record came to an end, the sound of the ancient speakers crinkling a familiar take-back to his childhood. Will’s soft snores took the music’s absence in the empty air after a long while of Nico enjoying the silence, staring up at the ceiling, his mind half-thought, half cotton.

And Nico Absolutely Didn’t stare at Will for a long moment while the other boy slept - his eyes fluttering, his breath soft against the pillow - because that would be creepy and weird and they all read Twilight okay, that’s not exactly the picture of normal and sane.

So like. Nico totally, completely didn’t do that.

He pushed himself off the bed, shaking his head and the thought of Will’s slack, peaceful face out of it, taking much too much care in making sure not to jostle the other boy.

He closed the door softly behind him, careful the click behind him didn’t slam, and made his way down the hallway.

He found himself downstairs, drawn to the warmth and light fragrance drifting out of Persephone’s tea room.

He knocked on the half-open door, slightly curious, mostly bored, and let himself in after a moment.

Both Persephone and Hades smiled at him as he entered, both of them folded on separate ends of a shared couch. Persephone held a book in her lap, Hades with some sort of paperwork in his own, with tea spread out on the table nearest to them.

Hades smiled at him warmly, “What can we do for you, son?”

“Bored.” He answered, jerking his chin to the couch across from them. “Can I sit?”

Hades began gathering his paperwork into a loose, messy pile. He let Persephone answer. It was her room, after all.

“Yes, of course.” Persephone folded the corner of her page, not looking over yet. Hades stood, gathering his things. Nico glanced over at the grandfather clock in the corner. It was nearly five - he would probably have some sort of skype meeting soon. Even on his holidays, Hades could hardly get away from the office.  

Nico threw himself over the couch, his legs hanging over the arm, and glanced at her from under his messy hair. “Whatcha reading?”

Persephone snapped the novel close, a rare smirk crossing her face. “Just some book about a wife framing her husband for murder. Very informative.”

Hades leaned in to brush a kiss across her temple. “If anyone could do it, dear, it’d be you. I believe in you.” He patted Nico’s head as he past, quick enough that Nico couldn’t dunk out from under his hand. “You and Will are handling dinner tonight, yes? Allegra deserves a break after the wonderful Christmas feast she put together.”

Nico waved his question off. “Yeah, yeah. We’ll figure it out.”

Hades seemed pleased with this - was always pleased when it was Nico’s rare night to cook - and turned out of the room, nearly skipping in his step. “I look forward to it, my family!”

Nico held down a snort. His father was ridiculous.

“Tea?” Persephone questioned, her hands already in the motions of preparing another cup. He nodded, mostly absentmindedly.

She poured him a cup, nudging the sugar cup towards him with the saucer. It was a delicate tea set, fingernail thin china with precisely painted black roses trailing across the glossy surface. Hazel had gotten it for her birthday a few years ago, he thinks, plucked from the antique shop downtown from their L.A. manor.

He nodded as he took the cup from her, holding the glass close and letting the heat leach through. It was a surprising comfort.

Persephone took a small sip of the bitter liquid, always preferring hers plain. “So Nico.” She gave him a critical look, her eyes sweeping over his figure. “What do you want to talk about?”

She was always too good at reading him. What other people saw as a code-encrypted puzzle, double bound shut with redacted lines, she read as easily as an alphabet instructional pamphlet. It was hard to hate that about her. It reminded him of his sister.

He sighed, dropping all pretenses. “I need to talk to you about something. I have a friend. With a problem. And I, I don’t know what to say.”

“A friend?” Persephone raised a knowing eyebrow.

“An actual friend, it’s, um, Jason.” Nico lied, “It’s not me or anything.”

Persephone still had that knowing look in her eyes. “Alright.” She finally agreed, “What does this ‘friend’ need help with?”

Nico let out a small breath. “Okay. So.” He nodded, gathering this thoughts. “Say, okay, say this friend of mine met someone. And even though my friend and this person totally got off to a rocky start, my friend actually really likes them now. Like. Romantically. But the person they met isn’t exactly on the same...page. I guess. They don’t see their relationship like that and my friend totally doesn’t want to ruin that. But they also don’t want to lose these feelings and...yeah.”

Persephone blinked at his sudden ramble of words. “Oh. So, this isn’t you?” She blinked a few more times, “I thought we were going to hypothetically talk about your own problems and both pretend it’s completely hypothetical.”

“When have I ever done that?” Nico asked, even though the answer was many, many times.

Unknowingly, Persephone had helped a lot of his ‘friends’ deflect the law in high school.

“And this is...Jason?” She asked, thinking. Which, crap, Nico totally should have come up with a random name or person that Persephone wouldn’t ever have the chance to talk to. Not Jason, the kid that was basically Persephone’s second son. He’d have to warn Jason before New Years.

Persephone continued, “I thought he was dating Piper? Or was it Leo?”

“Honestly, I don’t think any of them know. Both of them?” Nico shrugged. “I think they’re both dating Jason but Piper and Leo are just best friends? It’s confusing, but they’re always over and eating our food.”

“I should send more fudge than.” She contemplated, her finger to her chin.

Nico held up his hands, “Back to the problem.”  

“Back to the problem.” She agreed, already writing out a post-it note that simple read double the fudge, Perse before turning back to Nico. “Jason - he wants to have another relationship? With someone new he’s met?”

Fuck, okay, Jason was a horrible example for this. Sure, Nico was in no position to judge anyone’s dating lives - and he didn’t give a flying fuck what Jason did as long as Nico didn’t have to literally hear it at two in the morning on a Wednesday night - but because he was already in a committed relationship.

It was too late. Nico played along.

“Yes.” He answered, thinking quick. “It’s very new - and Piper and, um, Leo, they know and everything. So no trouble with that. And don’t mention it? I don’t think he wants it in the open yet. Or at all.”

Persephone nodded, thinking. “Why doesn’t Jason just talk to this person? He’s a handsome young man, and he’s never had problems like this before.”

Nico gave her a desperate shrug. “He’s - he’s never really been in a situation like this before?”

“He should simply talk to the person he likes, and get on the same page as them. Then, he can either move on with this relationship or not. But he’ll have an answer, yes? Better than sitting around dreaming up horrible scenarios.”

Nico’s thoughts flashed back to the thou

“So just, like, he should get on the same page as them?” Nico’s cheeks flared up in a blush. “What if it’s not that easy?”

Persephone shrugged. “It sounds like the only one making it not that easy is Jason himself.” She adjusted the book on her lap. “I won’t mention this to him - no one wants a lecture on their love life from a mother - but I do think you should pass that advice onto him.”

Nico didn’t know what he was thinking. This wasn’t exactly a situation he could easily explain, especially so vague. And now he’d have to fast-talk Jason into an update before New Years, and

“I’ll make sure he gets it.” Nico only said, giving her a stiff, barely convincing grin. “Thanks, Persephone.” He cleared his throat, taking a quick sip of the flowery tea. He grabbed onto the first conversational topic he could get, suddenly desperate for a topic change. “So, how’s your greenhouse coming?”

Persephone lit up with the addition of her favorite topic, and Nico only wished it was that easy to solve everything in his life.  

“You can…cook?”

Nico gave him an unimpressed look, adding another line of olive oil to the frying chicken. “You sound surprised.”

Will shrugged, his gaze glued to the bubbling chicken. “Didn’t peg you for the culinary type.”

“Nico’s the best cook in the family.” Hazel gave him a bright smile from her place on the counter, “After Allegra, of course.”

“He only cooks on special occasions though.” Frank added, leaning against the cabinets next her. He popped a cherry tomato into his mouth and, with Hazel eating shredded cheese directly from the bag next to them, they were doing a quite horrible job of assembling the salad.

“If I do it all the time it’s just not as special.” Nico told them in a sickly sweet voice, sarcasm basically stenciled across his features.

“Or you’re lazy.” Hazel pointed out.

“I prefer busy.” Nico told her, dipping the pan to evenly spread the oil across the pan. “And Jason and I are perfectly happy with take out.”

“But is your body happy with take out?” Will pushed.

“Happy enough.” Was Nico’s only answer before he was gesturing to the laid out vegetables with his spatula. “Get to chopping, will ya? I’m gonna need to start the sauce soon.”

Will held up his hands in surrender. “I’m quite known for burning water, in my family. For the sake of this meal - and all your healths - I think it might be best I sit this one out.”

Nico gave him a stern look. “I think you’re being lazy.”

“I’d be happy to wash some dishes, or set the table.” He offered, “Even pouring out the wine or something. But me and cooking? I’m warning you. Not a good combination.”

Nico scoffed but didn't push the other boy. "Just sit there and look pretty, I guess." He finally conceded, fully for the benefit of Hazel and Frank only feet away.

Will looked surprised - but pleased - at the compliment. He settled into a more comfortable position leaning against the wall.

"I'm turning on some music, at least." Hazel seemed to decide, walking to the radio in the corner. It was hardly used, either by Allegra's ancient opera CDs, or Hades's sometimes odd music choices.  

Hazel turned the knob all the way up, jumping a bit in excitement as the first notes began to start up. She turned to him, a devilish, wide grin in place.

“Dance with me.” Hazel grinned up at him, her bag of cheese abandoned. Low, Dean Martin was playing. Hades’s music choice, then.

“Let’s fly, up into the clouds.” Hazel sang, swaying her hips, her hand outstretched.

He gave her a small grin, setting down his spatula. The chicken needed to cook, anyways. Will gave him an amused, but surprised, look that Nico didn’t see.

“Volare ~” Nico picked up the song, matching her rough note. Neither of them were singers, or dancers, but he grabbed her her hand.

They swayed their hips to the music, grinning with bubbles in their chests at each other, and Nico spun her under his arm. She giggled loudly the entire way, her loose skirt spinning out slightly.

They were a picture, in that moment, their smiles only for the other. Frank was there, against the counter, happy to be soaking in the atmosphere of holiday, family, and good food. The music and fragrance of cooking was almost visible in their mood and grins, and they were a picture in that moment.

And, in the background image of Nico di Angelo grinning widely at his little sister, his lips stretched out into a near barking laugh, Will Solace was staring at the other boy with wide, surprised eyes, his mouth parted, his shoulders stiff.

“Oh,” Will breathed out. “I - Oh.”

His words were said as if final - as if the end of it - but this was far, far from it.

Notes: 

SORRY FOR THE LONG WAIT IT'S BEEN A BUSY FEW WEEKS IM TRYING also! you got to meet allegra! who i love! and persephone's tea time! i love family bonding so much just give me pure, supporting relationships. AND THE MUTUAL PINING BEGINS NOOOOOOW also! im almost at 500 followers at my tumblr - any ideas how to celebrate? :D thanks for all your reviews. They really do help the writing process incredibly. thank you!!! <3 any christmas\holiday traditions you're dying for the dreamteam to do? lemme know! i'm making it up as I go. sorry this chapter is a bit choppy, but I wanted to post it before the weekend. Thanks for reading, loves!

#solangelo #rental love #my fic #Nico di Angelo #Will solace #rosy writes #wip #holiday fic #fake boyfriends au #fake relationship #rent a boyfriend au #fluff #Percy Jackon and the Olympians #Heroes of Olympus #trials of apollo

[greetingcrads-blog]

Brick front Colonial in Clinton for sale for $650K

Buyers have the opportunity to own the Neshanic Mill, which is featured on the "Welcome to Hillsborough" sign. ~Courtesy of Vincent Costa, Bridgewater Courier News

CLINTON — An updated brick front Colonial located in Clinton Township’s Hook Mountain Estates is for sale for $649,900.

The open floor plan presents four bedrooms and four-and-one-half baths. Set on over two acres of open and wooded grounds, the property features a freeform in-ground gunite pool, extra-large maintenance-free rear deck and lower level patio amid artfully landscaped grounds.

The 14-room layout provides 4,291 square feet of living space with storage options available in the attached three-car garage, attic and lower level. Highlights of the interior include hardwood floors, two fireplaces, high ceilings, recessed lighting, skylights, a rear staircase and oversized windows.

A front door edged by sidelights opens into the two-story foyer flanked by formal living and dining rooms. Hardwood floors in the foyer extend into the dining room featuring crown and chair rail moldings. In the living room, hardwood floors and a bow window are featured.

The kitchen is fitted with custom maple cabinetry, granite countertops, a tiered center island with breakfast bar seating, a tile backsplash and hardwood floors. A collection of upgraded stainless steel appliances includes a Thermador range capped by a commercial-grade hood, double ovens, a wine cooler and a Sub-Zero double door refrigerator. 

The kitchen’s dining area overlooks views of the backyard from a set of sliding glass doors opening to the entertainment-sized deck. Completing this section of main floor are laundry and powder rooms.

A first floor master suite begins in the bedroom featuring a mantled fireplace bordered by circle top windows, a cathedral ceiling with lit ceiling fan and sliding glass doors to the deck and a walk-in closet. In the master bath, a jetted platform tub, steam shower and double sink vanity are details.

Upstairs are three more bedrooms, two with private balconies. Bonus spaces are found in the second floor game room and leisure room. The full, finished walkout lower level has a recreation room and game area. This daylight grade level part of the home offers a set of glass doors to a covered patio, the backyard and pool. Originally built in 1988 and extensively updated in 2018, this home is served by forced hot air propane heat, central air conditioning, a security system, well water and private septic.

Clinton Township is located minutes from Routes 22, 31 and Interstate 78. This Hook Mountain Estates home is near historic downtown Clinton, famous for the Red Mill set along the South Branch of the Raritan River--the most-photographed site in the state. Clinton is filled with one-of-a-kind shops, art galleries and restaurants set along tree-lined streets. Also nearby are Round Valley and Spruce Run for outdoor recreation. Students living in Clinton attend Blue Ribbon-designated schools including the highly-rated North Hunterdon High School.

[ultrachoublr-blog]

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Case Study House #21 in L.A. Is Back on the Market at a Discount: $3.6M

realtor.com

Case Study House #21 in Los Angeles—designed by Pierre Koenig—is now available at a discounted price. The showstopping home went on the market two years ago for $4.5 million, but didn’t attract a buyer. Its new list price is $3.6 million.

We’ll never tire of gazing at this brilliant midcentury modern design, which was commissioned by Arts and Architecture magazine for a program initiated in 1945. The publication challenged up-and-coming architects to create experimental prototypes using innovative and low-cost materials, in response to what was expected to be a housing shortage after World War II. Of the 28 that were designed, about 20 were built, and they stand today.

Koenig was paired with psychologist Walter Bailey and his wife Mary, described by the magazine as a “contemporary-minded” couple, who were open to the idea of a steel-frame house.

Case Study House #21

realtor.com

Indoor-outdoor living

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Walls of glass

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Eat-in kitchen

realtor.com

Historic image of the home

J. Paul Getty Trust, Getty Research Institute, Los Angeles

Finished in 1958 and known as the Bailey House, the 1,280-square-foot box is built from prefabricated steel. The box features two bedrooms, two baths (in the center of the layout), and is surrounded by two reflecting pools.

Situated on a north/south axis, the orientation helps the home capture sunlight in winter and screen it out in summer. Sliding doors allow cross-ventilation, and the cooling reflecting pools surrounding the home also help it blend in with its natural surroundings.

The simple yet innovative design is evident from the steel-paneled opaque walls at the front of the house and carport, which shield the residence from the street. The back of the home is open and showcases floor-to-ceiling glass, melding indoor and outdoor space. The ceilings—painted white—are also corrugated steel.

Once completed, the home was touted as “some of the cleanest and most immaculate thinking in the development of the small contemporary house,” by Arts and Architecture. The Los Angeles Conservancy says it exists as “a beautiful and sadly rare example of steel-framed residential architecture in a graceful Mid-Century Modern style.”

The pristine state of the home devolved when the Baileys moved out a decade after it was built. Trendy additions such as skylights, a fireplace, a kitchen island, and wide-grout ceramic floor tiles muddied its origin story and the home morphed into a product of the 1990s.

All was not lost. A serious booster of midcentury modern architecture purchased the place in 1997, and even brought back Koenig to restore the home, searching out original furniture and materials long since discontinued. The interior look and footprint restored, the home garnered local landmark status, and the design is also listed on the National Historic Registry.

According to reports, the magnificent masterpiece was last purchased at auction in 2006 for around $3.5 million by P.J. Park, the founder of a Seoul-based art gallery, who used the spare space as a backdrop for a gallery focusing on contemporary Korean design. More recently, the family lived there before deciding to place the home on the market in 2016.

Now back on the market with a lower price point, it’s an incredible opportunity for an architecture aficionado.

“It’s considered to be the pinnacle of the Case Study program, as well as Koenig’s masterpiece,” says listing agent Edward G. Reilly with Keller Williams Realty Los Feliz. He notes the compact house is well-designed, and includes plenty of storage despite its open layout. The current owners also added water-tolerant landscaping to the property.

Although the asking price for such a small house is admittedly steep, homeowners do benefit from a Mills Act contract. Such contracts offer private property owners economic incentives for the restoration and preservation of qualified historic buildings. This provides “significant property tax savings,” the listing notes.

More than that, the next owner essentially agrees to be the steward of an experiment in housing that still resonates today.

“Most people understand they are buying more than just a home,” Reilly says of the listing. “They are buying a piece of art.”

The post Case Study House #21 in L.A. Is Back on the Market at a Discount: $3.6M appeared first on Real Estate News & Insights | realtor.com®.

from https://www.realtor.com/news/unique-homes/case-study-house-21-price-reduction/

[jobethdalloway]

“Um, i don’t know you, but you are headed right towards the grounds, and i don’t have time to explain that i accidentally let all the blast-ended skrewts out of their cages, stop asking questions, you need to RUN” RIZZLES of course

Sundays were Maura’s favorite day of the week. Students were usually milling all over the grounds on Saturday, celebrating the start of the weekend; by Sunday afternoon many had resignedly retreated to the library or the dormitories to finish up homework. Maura preferred to do most of hers during the week and finish up on Saturday, where she could reliably have a lot of space in the library to herself.

Sundays were for recreation, and today she had decided to take her rarely-touched Firebolt for some practice flying near the forbidden forest. The broom had been a gift from her grandmother who somehow always seemed to know what was popular but didn’t keep up with her granddaughter - who would have much preferred a set of brass scales. It seemed rude not to give the broom a try, even though Maura had no interest in using it for sporting or traveling purposes.

She had just sat down to read some more of “Quidditch Through the Ages” on the usually-quiet edge of the woods, when she heard a loud scream. Taken aback, she stood up with her wand in hand to see a brunette racing towards her, long limbs flailing rather ungracefully.

“What on earth–”

The girl grabbed her by the arm and kept up the pace, yelling, “DON’T LOOK BACK KEEP RUNNING EVERYTHING’S FINE HAHAHA.”

Too bewildered to even bother stopping, Maura asked, “Who are you and what in Merlin’s name are we running from?” Nothing from the forest ever wandered out of the safety of the trees, and unless this girl was wildly unstable (which admittedly seemed like a possibility) she never would’ve gone in there to agitate something enough to chase her.

“The name’s Jane Rizzoli and we’re running from Skrewts!”

“What?”

“Blast-ended skrewts!”

“Have you been confounded? There’s no such thing!”

“No such thing! Ho, ho, you’re cute!”

“Really, now!” Maura balked, digging her feet in for a halt. Jane looked at her, aghast. “Have you been jinxed? Did you try some of the mushrooms by the north edge of the forest?”

“Do you not take Care of Magical Creatures?”

“No; magizoology holds no interest or relevance for me.”

Jane grabbed her hand and started to run again. “Okay well Hagrid created these hybrid monsters last year that are some of the most ghastly things to ever exist on this earth, and I may or may not have been inadvertently responsible for unleashing a pack of adolescent ones and they’re headed right this way.”

“Are they dangerous? I left my Firebolt back there, should I-”

“A broomstick?! Why in the name of Willow Rosenberg didn’t you mention that before?! Accio Firebolt!”

“Well, I’m not usually one for flying-”

“Rich kids buying nice crap they don’t need just so people know they’re rich,” Jane muttered under her breath.

“What was that?”

The muttering made it hard to hear, but so did the sound of the herd gaining on them, composed of what Maura could only assume were the blast-ended skrewts. Her Firebolt was flying above the animals, just narrowly missing a blast of fire as one of the skrewts propelled itself forward.

“Never mind, just hang on!” Jane said. She jumped on the broom as it flew past, pulling Maura on after her. Maura heard an extremely unattractive shriek escape her as the skrewt in front blasted forward again - but it missed them by a wide margin as Jane vaulted towards the sky.

“Holy Moses!” she crowed. “This thing flies like a dream!”

“I’m sure my grandmother will be thrilled to hear it,” Maura said, her grip tightening around Jane’s waist as she flew them higher. “Could we maybe get a little closer back to the ground again, please?”

Jane dutifully brought them down a bit, then headed for the castle. “Is your grandma really into broom culture or something?”

“Not so much as she likes to keep on top of popular trends,” Maura said. “She gave this to me without even asking if I’d like one, which I don’t because I don’t play Quidditch and I don’t fancy them for travel, either.”

“Yeah, I figured that second part,” Jane chuckled, trying to shift so Maura’s arms wouldn’t feel quite so restrictive around her. “So do you just like to take it out for some air now and then? Seems like a waste to keep a broom like this closed up in a box all the time.”

“I know. I’m trying to familiarize myself with it. That’s why I’ve checked out all the library’s books on Quidditch and-”

“Books!” Jane laughed, swooping towards the castle. “You can’t teach yourself how to fly by reading books, you gotta give it a go on your own! Didn’t Madam Hooch teach you anything?”

“Yes, she taught me that riding is intuitive and I don’t have the–AAH!”

She yelled as Jane made a short dive, coming up on Professor McGonagall’s office. It appeared to Maura as though the professor was trying to pretend she couldn’t see them; Jane waved and each time she moved to get out of McGonagall’s peripheral vision, the professor shifted in her chair just slightly enough to be able to continue ignoring her. She sighed when Jane knocked on the glass and called her name.

“You may wanna get your eyes checked, McG,” Jane said when the professor finally opened her window.

“You may want to check that nickname, Rizzoli, because if I hear it again you’ll find yourself in detention.”

“Sheesh! Okay, professor.”

“Now to what do I owe the pleasure of becoming a stop on the Gryffindor Casanova’s latest date?”

“Date?! She wishes,” Jane joked.

“What happened to your sense of urgency?!” Maura cried.

“Miss Isles!” said McGonagall, looking surprised. “I didn’t see it was you hiding back there!” The presence of a student as serious as Maura seemed to indicate that no shenanigans were afoot. “What is so terribly urgent?”

“You know that paddock Hagrid had of blast-ended skrewts?”

McGonagall’s mouth was a thin line. “Yesss…”

“Funny story, they do NOT like living that close to the black lake. The giant squid can reach pretty far with those tentacles, and he smacked one of the skrewts and they all broke out. And are running rampant near the forest. Just thought you should know!” she called as McGonagall ran from the room with impressive speed. “Wow, she moves pretty quick for an old lady.”

“Should we go back?” Maura asked, looking over her shoulder. “There must be something we can do to hold those beasts at bay until Professor McGonagall gets there.”

Jane redirected the broom back towards the forest. “I tried a freezing spell and stopped a couple of them, and I stupefied a few but there were too many coming at me to do anything really effective. All I could think to do was run.”

“And scream,” Maura chuckled.

“Right, and you were so calm when one of them used its fiery butt to launch itself right at you.”

Maura rolled her eyes but conceded the point. “Ugh, there they are. I’m surprised they didn’t go into the forest.”

“We should send them in there, maybe the centaurs will kill ‘em all, take them off our hands.” Jane shifted to keep the broom straight; Maura was twisting around as if looking something. “Uh, what’s on your mind there, Isles?”

“I was wondering if there was something we could levitate to fence them in until the professors arrive.”

“If Hagrid weren’t off on .. whatever business he’s doing, I’d just go to the cabin for his advice.”

“Does he keep firewood outside? I would think someone his size would have a giant fireplace with giant logs.”

Maura’s assumption turned out to be correct, and before you could say “wingardium leviosa” (but after Maura did), she has transported the logs to the skrewts and managed to construct a crude enclosure for them. “That’s pretty good!” Jane said, sounding impressed. “But you seem to have forgotten the fiery butts thing. One fart fire and your fences are toast.”

“Has anyone ever told you you have a way with words?”

“Why, no!”

“And they probably never will. What was the paddock made of, can we get it?”

“Steel, and no. The squid - which I was in no way taunting prior to this incident - started eating it when I left. Go figure.” Jane saw one of the skrewts starting to smoke, and shot an aguamenti charm to douse it before any wood could get burned.

“Oh, good idea!” Maura said. “Why don’t we act as an emergency water tower until the professors arrive? And why don’t we do it from the safety and non-bobbing branch of that tree?”

“Do you get motion sickness?” Jane asked, steering the broom to the sturdy branch Maura had indicated. She looked quite relieved to sit on it, and Jane joined her. “I’m sure Madam Pomfrey must have something for that.”

“I suppose she may; it’s never been enough of an issue for me to seek any kind of treatment.”

“Mm. So what’s your first name, Isles? McGonagall wasn’t informal enough to say.”

“Maura,” came the reply, as she calmly took her turn dousing a skrewt. “Merlin’s beard, did you say Hagrid bred these things? I thought hybridization of such dangerous animals was illegal - and this must have fire crab in it somewhere.”

“Eh, it’s a hunch. We’ve got a good family friend back in the states who’s pretty fond of magical creatures himself - I think he owns every edition of every book Newt Scamander ever published,” Jane chuckled. “He’d never heard of blast-ended skrewts, and when I described them to him he said he thought they sounded like a mix of fire crab and manticore.” She laughed again. “I still can’t believe you didn’t hear about these last year, I mean even if you weren’t in class with them! Didn’t any of your friends tell you about 'em?”

“No,” was Maura’s curt reply. She didn’t have friends so much as classmates and suite mates, but there was no reason to tell a near-stranger that. To avoid further prying, she deflected: “What about McGonagall’s Casanova comment, care to defend that?”

“She’s exaggerating,” Jane scoffed.

“What exactly is she exaggerating?”

“Heh. I wouldn’t have thought it was in the nature of a Ravenclaw to like gossip,” Jane said, flipping Maura’s house scarf with the tip of her wand - which would have been innocent enough if she hadn’t just been using the wand to spritz a skrewt and forgotten to end the charm. “Whoops!” she laughed as Maura sputtered, using the dry part of her scarf to wipe her face. “That was an accident, I swear!”

“I’ll believe that if you’ll explain McGonagall’s comment.”

“Why do you care?”

“I find you very physically attractive and your personality intrigues me, so I thought I might ask you out. But if you’re a playboy or you only date boys, I won’t waste my time.”

Jane was stunned by the forthright nature of this answer, and Maura wouldn’t have been so blunt if she hadn’t worried that lying would lead to her fainting and falling into an angry mass of skrewts.

“Uh…well, first of all I’m about as interested in dating guys as I am in dating a blast-ended skrewt,” Jane said. “And McGonagall is just being funny. She’s uh… caught me in a couple of um, compromising positions with some girlfriends in the past.”

“Where were you that a teacher would - never mind, I don’t want to know,” Maura said, although her imagination had gone into hyper speed painting a very enticing picture of Jane, sweaty and breathing heavily and STOP, WHAT IF SHE CAN PERFORM LEGILIMENS AND IS READING YOUR MIND?!  "Girlfriends plural, you say?“ Maura managed.

"I mean, not at the same time. I’m .. assuming you wouldn’t be into that?”

“I’ve never given it much thought,” Maura said, growing redder at the bait dangling in front of her mind’s eye. “But I think for now I can say no.”

She was relieved to see professors McGonagall, Grubbly-Plank, and Flitwick arrive just then. Grubby-Plank let loose a long, loud rant of swear words she’d have likely reined in if she’d realized two students were in a nearby tree.

They watched the teachers work for a while, then Jane said, “In case you were wondering, I’m not seeing anyone right now, and I would be interested in getting to know you better in a non-emergency situation.”

There are some things you can’t share without ending up wanting to ask someone on a date, and corralling blast-ended skrewts is one of them.

#rizzles #jane rizzoli #maura isles #ficlet #hp au