Podcasts about condo

On this episode, Steve Richards interviews book publicity veteran Brian Feinblum, founder of Book Marketing Buzz Blog. and one of the most respected voices in book marketing. They discuss today's publishing landscape, how authors can get published, and what promotional strategies still deliver results.Brian Feinblum, the creator and author of BookMarketingBuzzBlog, was the chief marketing officer for the nation's largest book promotions firm, Media Connect, and has been involved in book publicity and marketing since 1989. He has served several book publishing companies as a publicist, book editor, and acquisitions editor. Brian, who earned a BA in English from Brooklyn College, became a published author in 1995 when he penned The Florida Homeowner, Condo and Co-Op Handbook. He resides in Westchester, New York with his wife, two children, and an 80-pound American Bulldog.#bookmarketing #bookmarketingbuzzblog #podcast #speakingofwriterspodcast

Steven Rinella talks with Janis Putelis, Brody Henderson, Randall Williams, Phil Taylor, and Corinne Schneider. Topics discussed: A snow goose with an underbite; Steve betting on NFL teams because their mascots have grrrr; how dolphins always steal the spotlight; how it's just not "huckle bearer"; the trials and tribulations of butchering elk in an apartment building; hunting advice needed and given; how Colorado has now classified bison as wildlife; and more. Connect with Steve and The MeatEater Podcast Network Steve on Instagram and Twitter MeatEater on Instagram, Facebook, Twitter, and YouTubeSee omnystudio.com/listener for privacy information.

Free guide to to Save Your Family Money in 2026 (10 more tips!)Are you making the most common money-draining mistakes families run into when planning a Hawaii trip in 2026?With rising costs and new fees starting January 1st, families are trying to stretch their budgets without watering down the experience.

In this episode, Anderson CPA Barley Bowler and attorney Eliot Thomas, Esq., tackle year-end tax planning strategies and answer listener questions on a variety of critical topics. They explain the new rules for research and development cost deductions following recent legislation, including the choice between immediate 100% deduction or five-year amortization for domestic R&D. Barley and Eliot cover the 72T procedure for penalty-free early IRA withdrawals, the strategic benefits of qualified opportunity zone investments for deferring capital gains, and how to use IRA funds without penalty for first-time home purchases. They discuss the complex rules for deducting expenses on mixed-use vacation homes, calculating tax-free administrative office reimbursements, and essential year-end action items including payroll, bonus depreciation, solo 401K contributions, and charitable giving strategies. Tune in for expert advice on maximizing deductions before December 31st! Submit your tax question to taxtuesday@andersonadvisors.com Highlights/Topics: "What are research and development costs? How are they deducted?" - Domestic R&D costs can now be 100% deducted immediately. "What expenses that I incur on behalf of my employer can I deduct on my personal 1040 tax return?" - Very limited options exist; reimbursement from employer is best approach. "Can you please explain what a 72T procedure is?" - Take equal IRA distributions before 59.5 without 10% penalty. "I am considering investing in an opportunity zone fund to defer capital gains. What are some top items I should be thinking about?" - Consider fund structure, compliance requirements, and ten-year holding period benefits. [33:35] Title Question "How can I be exempt from paying the IRS the penalty of using my retirement money to buy a condo?" - First-time homebuyers can withdraw $10,000 from IRA penalty-free. "Are expenses such as real estate property taxes and home improvements deductible on vacation homes that are used both for personal and rental purposes?" - Personal use over 14 days limits deductions to rental income. "I'm attempting to calculate the reimbursements for our administrative office. How do I calculate, how much can I reimburse myself for tax-free every year?" - Calculate square footage percentage times home expenses for reimbursement amount. Resources: Schedule Your Free Consultation https://andersonadvisors.com/strategy-session/?utm_source=can-you-use-retirement-money-for-a-condo-without-the-penalty&utm_medium=podcast Tax and Asset Protection Events https://andersonadvisors.com/real-estate-asset-protection-workshop-training/?utm_source=can-you-use-retirement-money-for-a-condo-without-the-penalty&utm_medium=podcast Anderson Advisors https://andersonadvisors.com/ Toby Mathis YouTube https://www.youtube.com/@TobyMathis Toby Mathis TikTok https://www.tiktok.com/@tobymathisesq Clint Coons YouTube https://www.youtube.com/@ClintCoons  

Dans ce nouvel épisode hors-série, à l'occasion de la sortie du film La Condition le 10 décembre 2025 au cinéma, nous avons le plaisir d'échanger avec Jérôme Bonnell, réalisateur et scénariste, et Léonor de Recondo, autrice du roman Amours dont le film est adapté.Un grand merci à Jérôme Bonnell & Léonor de Récondo d'avoir répondu à nos questions, ainsi qu'à Camille de l'agence Déjà Le Web d'avoir permis cet entretien.Cet épisode hors-série a été réalisé et animé par Victoire Bocquillon.

The brain matter has slapped on the floor! Condo has been shot in the stomach! Sarah can see again and he's behind you! And the Doctor does a little British Gas engineering...

Links & ResourcesFollow us on social media for updates: ⁠⁠Instagram⁠⁠ | ⁠⁠YouTube⁠⁠Check out our recommended tool: ⁠⁠Prop Stream⁠⁠Thank you for listening!

Anti-cop activists are demanding Seattle cops be held accountable for shooting an armed man. Condo prices in King County have dropped significantly. Guest: Dave Reichert reacts to the rumors of Gary Ridgeway’s potentially imminent death. // Big Local: The City of Olympia has voted to remove their Flock camera system. A puppy was found zip-tied and sealed inside a suitcase in a dumpster but thankfully has been rescued and recovering. // You Pick the Topic: A European country is suffering from a lack of men, which is leading women to ‘hire’ husbands to do chores around the house.

Send us a textIn this special year-end episode, host Donna DiMaggio Berger and producer Claude Jennings cut through the noise and reveal the real shifts that changed how community associations operate—from high-stakes legal challenges to the everyday pressures managers and volunteer directors face on the ground. This isn't just a recap. It's a reality check.Donna and Claude revisit their most talked-about conversations of the year, including:Building a company worth selling — insights from a top property management leader on culture, systems, and long-game strategy.A former Florida Condominium Ombudsman who demystified what meaningful government support should look like.A Shark Tank founder whose flood-ready product offers communities a rare gift: storm prep that actually works.They also spotlight two sleeper-hit episodes that delivered outsized value:A pest control strategist explaining modern, low-toxicity treatments and how understanding pest behavior can save buildings money, time, and disruption.An etiquette expert who reframed neighbor conflict as a communication skill—not a personality flaw—and showed how diplomacy, positive intent, and smart email habits can avert half your headaches.A guest who revealed the common gaps in most communities' screening and security protocols and how to address them.One of the year's most sobering discussions came from immigration attorney Ira Kurzban, who explained why every association needs a well-defined ICE response protocol—long before it's needed. And yes, Donna and Claude revisit the throughline in almost every episode: Artificial Intelligence. Is the guest's industry going to be impacted by AI, what can AI do well, what it can't, and why “AI wrote it” is not a substitute for human judgment.If your community is ready to shift from reactive crisis management to proactive prevention, this 2025 wrap-up pulls together the year's most powerful lessons into clear, actionable takeaways you can put to work immediately—whether you're a board member, manager, or industry professional.Related Links:Firm Bio: Donna DiMaggio BergerPodcast: Take It To The Board's 100th Episode Milestone— From Building Castle Group to Industry Icon: A Conversation with James DonnellyPodcast: Important Insights from Florida's Former Condominium OmbudsmanPodcast: Storm-Ready in Seconds: How Shark Tank's StormBag Is Changing Hurricane and Severe Weather PrepPodcast: Monsters In The Walls — Pest Control Truths for Condos and HOAsPodcast: Mind Your Manners: Restoring Respect in Condo, Cooperative and HOA CommunitiesPodcast: Screening Vendors and Service People for Enhanced Security

It's Ticked Off Tuesday, and Jared is hearing 4 new complaints! First, we hear about his condo management miscommunications. Then we go into listener emails. A listener sold an air purifier to a friend's mom and now is somehow stuck mailing a random remote to a stranger? Then, someone is frustrated with UberEats tipping because it keeps messing up their orders. Next, a cat owner is annoyed that friends keep giving cheap toys that break and leave glitter everywhere. And finally, a listener who loves hosting is tired of Thanksgiving food being boring and wants it to taste better.Eat smart @ http://factormeals.com/jtrain50off & use code jtrain50off to get 50% off your first box, plus Free Breakfast for 1 year.

Greg Brady spoke to Bill Stewart, Fire Chief for the Toronto Fire Services from 2003 to 2012 about Toronto building fires like a ‘cigar burning slowly' with no timeline to extinguish. Learn more about your ad choices. Visit megaphone.fm/adchoices

Resale HDB flats crossing the million-dollar mark were once rare outliers but for younger buyers today, they’re becoming a genuine part of the search. As price gaps narrow between larger resale flats and smaller new condo units, more first-timers are asking whether private property now makes better sense, or if public housing still offers the stronger long-term value. Nicholas Mak, Chief Research Officer at mogul.sg joins the Breakfast Show to unpack what’s driving this shift, how consumer psychology shapes perception of the “million-dollar threshold”, and the trade-offs young couples face as they weigh space, lifestyle, and future needs. We also explore whether renting is increasingly becoming a viable strategic option in today’s market.See omnystudio.com/listener for privacy information.

Greg Brady spoke to Bill Stewart, Fire Chief for the Toronto Fire Services from 2003 to 2012 about Toronto building fires like a ‘cigar burning slowly' with no timeline to extinguish. Learn more about your ad choices. Visit megaphone.fm/adchoices

Send us a textIn this week's episode, David takes on one of the most divisive questions in Toronto real estate: is the current condo market a rare buying opportunity? Examining the stalled pre-construction condo market, the federal government's lack of a housing plan, the peak-to-trough decline in prices, and the math behind a real-life investment example, David makes a case for why resale condominiums are positioned for long-term upside, and why today's declining condo market will set up the next condo boom five years from now.In This Episode:02:10 — Why Buyers Wait for the “Way Up”05:05 — Peak Pricing and the Pre-Con Bubble07:28 — From 2021 Frenzy to 2025 Stagnation09:11 — Absorption Rates Collapse11:31 — Urbanation Data & Cancellations17:37 — Government Housing Promises Walked Back24:25 — Doing the Math at Today's PricingSupport the showSubscribe and Follow:Toronto Realty Group WebsiteToronto Realty Group YouTubeToronto Realty Blog InstagramToronto Realty Blog TwitterToronto Realty Blog Facebook

Contact Marko Gelo, he's a Mortgage Broker!604-800-9593 cell/text Vancouver403-606-3751 cell/text CalgaryCall Marko via WhatsApphomefinancingsolutions.caCLICK HERE to be redirected to Mortgagenomics Canada Podcast YouTube ChannelCLICK HERE to be redirected to the blog version of this episode.CLICK HERE to download Marko's award-winning Mobile Mortgage App! Hosted on Acast. See acast.com/privacy for more information.

Holidays With Cousin Liz: Part 2. Liz has a present for Chris. Based on a post by storyteller 19. Listen to the Podcast at Steamy Stories. We watched TV together for an hour, mostly in silence, which was rare for Liz, who loved to talk during TV and movies. Nearly the whole time, I was hard, but as turned on as I was by having Liz close again, I also didn't want to try and force things by starting something with her prematurely. It felt right to be holding Liz, and I didn't want to rush things. When it was nearly ten, Liz turned off the TV. She reached up and grabbed at my face and gently caressed it. I looked down at her, and we looked into each other's eyes. Her face was lit by the warm glow of the fireplace. She looked so beautiful. I leaned in and we kissed each other, slowly and sensually. This seemed so different from how she was last night, but not better or worse. Last night, we acted like we satisfied a hunger after starving, but on that second night together, we started out slower and more sweetly. We sat on the couch, making out for nearly a half-hour. Liz broke the kiss, and we looked into each other's eyes in the dimly lit room. Liz stood up and grabbed the fireplace poker. she stirred the remnant pieces apart and the fire transformed to a red glow. She adjusted the damper to a slight ventilation and put the tool away. Turning to me, she smiled, then grabbed my hand. I got up and then she led me into her bedroom. Liz closed the door and locked it. She went back to kissing me, pressing me against the wall. Once we were behind closed doors, she continued our liplock while she swiftly unbuckled, unsnapped, and unzipped my jeans. Swiftly she reached down into my bozers and quickly found my straining erection, and started jerking me off. I kissed down Liz's neck, sucking hard on it and making her moan. I kissed down her collarbone and the top of her chest, pulling at her Aerosmith T-shirt to kiss more of her chest. Liz pulled off her shirt, and I kissed her cleavage. She swiftly unhooked her bra and shrugged it off so that I didn't even have to pause on my way down to her nipples. I licked around her areola and then flicked my tongue across one of her nipples. As she started to moan, I latched onto her tit and began to suck on it, causing her to moan even louder. Liz ran her free hand through my hair. I took nearly all of a tit into my mouth while lapping against it with my tongue and then sucked on it, pulling on her sensitive nipples. I switched back and forth between each of her tits. Liz pulled her hand out of my pants and slipped them down further. Once they were loose, she pulled me back up to kiss her. She flicked her tongue across my lip, and then I met her tongue with mine, and we started to french kiss. Liz pulled my college sweatshirt shirt up and over my head. Once my shirt was on the floor, she sucked and nibbled my lip, and then started to kiss down my neck, rougher than she was last night. I was afraid that she was intentionally trying to leave me a hickey from how hard she was sucking on my neck. Even though it would be so stupid, I wanted some physical mark to prove to myself that this was happening with my beautiful cousin a second night in a row. Liz kissed her way down my chest. When she got down to my stomach, she pulled my pants the rest of the way down, along with my boxers. My rock-hard cock sprung up, nearly smacking Liz on the mouth as she dropped down to her knees. I slipped my feet out of my pants and kicked them away. Liz grabbed my pants and kicked them against the crack in the door, hiding that the lamp light was on. She wrapped her hand around my rigid phallus and held it at its base. Her other hand cupped under my ball-sack and fondled the two boulders within. I shivered in pleasure when Liz looked up at me with those beautiful eyes of hers and kissed the tip of my cock. She seemed to make out with it as she kissed, licked, and sucked on the top of my cock. Everything she did felt great, and being able to better see her doing it, made it feel even better. She skilfully rubbed her tongue along the sensitive frenulum while her lips locked tightly, to hold my glans ridge captive to her lustful intents. Then she leaned down and pressed her tongue onto my ball sack, licking against my balls. I hadn't been expecting her to do that, and I couldn't help but moan. Liz took one of my balls into her mouth and sucked on it. It made me feel vulnerable to her passions, but it also felt so good that it almost hurt. Liz knew just the right amount of pressure to use. She stroked me in long slow strokes as she sucked on my balls, first one, then the other, and then both at the same time. Most girls I had been with usually ignored my balls if they even gave me a blowjob, so I wasn't used to having so much time spent on them. After sucking on my balls for a few minutes, Liz put her lips back onto my cock, only this time she started to take me all the way into her mouth. In one quick motion, she took my entire length into her mouth. I moaned as she took me effortlessly into her throat. Liz held there for a minute and then slowly pulled back off my cock to catch her breath. My entire cock was coated in her saliva. Liz took a couple of breaths and then took me back into her mouth. She started to blow me quickly, her lips sliding up and down my cock effortlessly; her tongue rubbing me in a firm swallowing motion, over and over. Liz would alternate from looking down at what she was working on; and looking up at me while she blew me. When she looked me in the eyes, it turned me on so much, but it also seemed oddly intimate, and I felt slightly vulnerable as we looked at one another. After blowing me for a couple of minutes, Liz took me back all the way into her throat and held my cock there again. While I was deep inside of her, she rapidly stroked at the underside of my cock with her tongue. She kept me inside of her mouth for a minute and a half and then pulled back from my cock with a gasp. I thought she would go back to blowing me, but instead, Liz stood up, grabbed my cock, and walked towards the bed. Liz undid her pants with her other hand, and dropped them to the floor as she walked. She lay down on her back and pulled me on top of her, kissing me deeply, I straddled over her, our naked bodies pressed against each other. She reached down between us, grasped my cock, and started to rub it against her cunt lips. I froze up at the warmth and softness of her cunt. Liz nestled my cock between her cunt lips. "I want you inside of me," Liz breathed in between kisses as she started to move so that her cunt rubbed against the tip of my cock. "I want you, too," I said and then, in a moment of honesty, added, "I have wanted you for so long." "I know. Why do you think I have teased you so much all these years?" Liz said, raising her lips so that the head of my cock slipped ever so slightly more inside of her. "To annoy me?" I asked. "That's part of it." Liz laughed. "But the other reason is that I have wanted you too," Liz said. I had one last moment of doubt if I should do this or not. Liz nibbled my earlobe. "I want you to fuck me." There was so much desire in Liz's voice. I didn't know what to say to that, but I knew what I could do in response. Going All The Way. I inched forward to both enjoy this moment and make it easy in case Liz decided to change her mind. She kept on kissing me, so I continued to press forward. I slowly worked my way inside of her. She was tight and incredibly wet. It was hard not to just thrust all the way inside of her. Being inside of Liz felt so good for so many reasons. When I bottomed out inside of her, she let out a little gasp, her body arching in pleasure at the contact of me deep inside of her. I froze in place for a moment to take in the sensation of her cunt wrapped around my cock. After getting used to the fantastic feeling of her cunt I pulled nearly all the way out and then thrust back into her quickly. Liz let out a satisfied moan when she took me fully inside of her. I tried to start off slow, but Liz humped up against me, meeting my downward thrusts. It felt too good for us to take it slow, and before long, we were fucking quickly. She held onto my shoulders, holding her body up off the bed to give her better space to thrust back up against me, or she clenched at my ass, pulling me in deeper with each thrust. Fucking Liz felt so right. It seemed like we instantly knew what the other one was going to do before they did it. Every thrust was timed perfectly to ensure the highest amount of pleasure between us. It didn't take me long to work up a sweat, my body feeling both hot and cold. I was starting to get a little out of breath. If we kept up at this pace, I wouldn't last for as long. I was glad for the release from the previous night, without which I would have come instantly when I first entered her. Liz stopped humping up against me and pressed her hand against my chest. I got off her, and she pushed me down onto my back and straddled me. She held my erection in place just at the entrance of her cunt, and then she lowered herself, taking my entire cock in one quick motion. Her cunt felt even better in this position. Liz leaned down and kissed me as she started to rock her ass up and down, working my cock against the top of her snatch as she rode my cock. I laid there for a couple of minutes, enjoying the feel of Liz perfectly riding my cock. I grabbed her perfect ass and could feel her muscles tighten and loosen as she humped me. I rocked my hips in time with her. Before long, we worked our way back to the quick pace we had built up to before. Liz started to moan more and took shallow breaths as we continued to fuck. It felt good, but it was too good; I could feel each stroke bringing me closer to an orgasm. I didn't want to cum before Liz got off. There was no guarantee that anything would happen again between us. If we were going to break this taboo together, I wanted to make sure to make this the best sex possible. Without breaking the rhythm of riding my cock she pushed on my chest and straightened up so that she was straddling my cock. Immediately her cunt felt even tighter around my cock as she continued to ride me. We both moaned at the same time. Liz pulled up so that just the tip of my cock was inside of her, and then she slammed down, taking it all in at once before pulling right back up and doing it again. I grabbed at her hips and used them to help me better slide in and out of her. Every few strokes, when Liz would take me all the way inside of her, she wouldn't pull back off immediately; instead, she would do a little grinding against me so that my cock pressed even more against her cunt walls. After a few times of doing that, Liz added that grinding motion as she went up and down on my cock, making it feel even better with each stroke. I loved the way her tits bounced as she rode up and down on my cock, and the way her face would contort in pleasure when I timed a thrust perfectly or hit her in a new sensitive spot. I was getting too close to my orgasm, but Liz seemed to be breathing heavier. She started to rub at her clit while supporting herself by leaning back onto the bed with the other hand, so I hoped that she was close enough to cum before me. It gave me a better view of my cock disappearing in and out of her tight cunt with her leaning back. My cock was soaked in her juices and made me slide in and out of her with ease. She started to rock back and forth on my cock, and her fingers rubbed furiously against her clit. Liz's moans got so loud that I was afraid that we would wake up our family, but at this point, I was too far along to do anything to stop. "Awe Chris, that's it, fuck me harder," Liz said. I held onto her hips tighter and started to fuck her even harder. "Yes, yes, yes, fuck me," Liz moaned. I knew that if we kept up like this, our family would hear. I sat up and pulled Liz off me. "Why?" She asked in a huff. I pushed her down on all fours, moved around behind her, put my hands on her hips, and then entered her fully from behind in rough thrust. Liz let out a pleasure-filled, "Oh," as I bottomed out inside of her. Liz arched her ass up against me and pressed her face down onto the bed. I had dreamed about taking Liz from behind for so long, and now that I was close to cumming I made sure to enjoy my fantasy come to life. Liz started to hump back against me. I could hear her moaning loudly into the bedding. I was surprised by how much her muffled moans turned me on. I felt her place her hand back onto her clit, and she started to rub it again. I could hear Liz's muffled moans get even louder, and then she stopped humping against my cock. She pressed her cunt back against me, taking my cock inside of her and then rocking randomly against it as her orgasm hit. As she came, I stopped holding back. I thrust into her a few more times, and with a grunt, I started to cum inside her. I held onto Liz's hips to steady myself as my body went numb with pleasure as I shot my loads inside of her as we came together. Liz's random humps slowed down as her orgasm passed, and she slowly rode my cock. When she finally stopped, I pulled out of her and laid on the bed beside her, catching my breath. Liz stayed like that for a moment with her ass up in the air, and then she laid on her side facing me. We scooted towards each other and wrapped our arms around each other. We lay like that for some time. "That was;" I started to say but didn't know the words for it. Liz leaned forward and kissed me sweetly. "I know," she said. I lay there not believing what finally happened when suddenly a thought interrupted my bliss, and I nearly jumped out of bed. Liz placed one of my hands between her tits and cradled it there with her hands as I wrapped my other hand around her. Her heart was beating so fast, just like mine. "What?" Liz asked. "I came in you, I shouldn't have done that, if you get," Liz put a hand to my chest and a finger to my lips. "Calm down. I wanted you to do that, it makes it feel even better, and I am on the pill, so you don't have to worry," Liz said. "Oh, okay, good," I said, embarrassed by my outburst, and wrapped my arms back around Liz. "Merry Christmas," Liz said. "Yeah, the best merry Christmas," I said with a smile. A few minutes later, Liz got up and grabbed the towel that I had used earlier in the day. "I will be right back. I am going to go clean up," Liz said and walked out of the room. There was a bathroom right across from the bedroom, but I still thought it was crazy that Liz walked out of the room naked. I lay there with my fingers laced behind my head as I stared up at the ceiling, a smile on my face as I rode the post-sex endorphin rush. Liz stepped back inside and gently closed the door behind her. I watched as she walked towards me and climbed into bed, trying my best to ingrain the image of her naked body into my memory. Liz climbed into bed beside me, rested her head on my chest, and pressed her body against me. I held her with one arm and played with her hair. I knew she was awake for a time, but neither one of us said anything. Before long, I heard her start to snore loudly against my chest, so loud that it woke me up when I was nearly drifting off to sleep. I smiled and lay there for a few minutes, holding her and listening to her snore. Couch Time. When I was starting to drift back off to sleep, even with her snoring, I knew that I better move out to the living room before I fell asleep with Liz again. After that night's physical exertions, I doubted that I would be able to wake up again this morning. I carefully got out of bed to not wake Liz again, but I knew that she was a deep sleeper. My theory had always been that her snores made her deaf to the world as she slept. I pulled the blanket over her and tucked her in. After I got dressed, I kissed on the top of her head. I grabbed my blanket and managed to sneak a pillow again off the bed, and I went back out to the living room. It took me some time to fall asleep even though I was exhausted. I wanted nothing more than to go back into the room and sleep beside Liz but knew that I couldn't. After some tossing and turning, I finally fell asleep. I woke up to someone kissing me. I opened my eyes, and Liz beamed down at me. "Good morning," Liz said. It was still so early that the sun hadn't fully started to rise. "Good morning," I said. I sat up, and Liz climbed onto my lap. She wrapped her arms around my neck and held me tightly as she kissed me deeply. As we kissed, my fear that last night was going to be the only time we had sex evaporated. Liz kissed me like how you kissed a lover, and while I didn't know what exactly was going to happen in the future, I knew that the last couple of nights wouldn't be stand-alone events. "My family is on their way to say goodbye, and then I am going to head back to the hotel with them to pack up my stuff." "Oh," I said. Liz lived in Portland, several states away from her family. "So, my flight leaves later today, but I was wondering, since you don't have school for a few weeks, if you wanted to come and visit me," Liz asked, looking down as she spoke. I realized that she was nervous about asking me this. My fearless cousin Liz, nervous at asking me to visit her over my Christmas break. If I hadn't just had sex with Liz the night before, then seeing her nervous about something would have been the craziest thing that happened to me this weekend. I didn't say anything for a moment, and she looked up at me expectantly. "While I mean, I did have some plans," I said. When she started to pout, I couldn't go on with it, "Yeah, I can come to visit you." "You jerk, you were just stalling," Liz said as she threw her arms around me and gave me another huge kiss. I already had morning wood from when I woke up, and I got even harder as Liz started to dry hump me. I began to play with her tits when we heard footsteps coming down the steps. She jumped off me and gave me one last peck on the lips before running back into the guest room. I smiled. I was so used to seeing Liz be sarcastic and aloof; it was odd seeing this sweet side of her. I thought about that for a bit as I laid back down to look like I was still asleep. Liz took a shower first. When she emerged, she was wearing one of my T-shirts without asking, but I loved seeing her in it, so I didn't say anything to her. By the time I took a shower, more family had shown up, including Liz's. They stayed for a couple of hours to have a small breakfast and coffee before they were going to head back to the hotel and pack up. Liz and I spent every possible moment together. Not only did she give me her phone number to make sure we kept in better touch, but she also took my phone and added her Snapchat and Instagram accounts to my phone. I rarely used the apps, and I told her so, but she told me I better use them to talk to her; otherwise, I would regret it. I knew that we would see each other again soon, but I didn't want to see her leave. I walked her and her family to their rented car when it was time for them to drive back to the hotel. Our hug goodbye lingered until we reluctantly let go. As Liz was getting in the car, she checked her purse and said how her phone wasn't in it and that she must have left it in the guest room. She said she would be right back to her family and asked me to come with her to call her phone with mine. "So, where did you last see it?" I asked Liz when we walked into the room. "Right here in my bag," Liz said, holding up her phone. "Why did you say you didn't have it?" I asked her. "So that I could give you a proper goodbye," Liz said as she hugged again, but this time also kissed me. We kissed deeply for several minutes, neither one of us wanting to break off the kiss. Our kisses started to die down, and we tried to stop, but we kept on doing small kisses. We were both left panting when we finally pulled apart. "I want you so badly again," Liz said as she rested her head on my shoulder. "Me too. I don't want to see you go." "Promise you will visit me soon." "I promise," I said, already planning on seeing her as soon as possible. We walked back out to our gathered family. "Sorry it took so long. I had my phone on silent," Liz said as we walked back up. Liz gave me one last hug and then got into the car, and they drove away. I watched them leave, feeling an odd sense of loneliness. I went back to the guest room and laid in the same bed that we had had sleepovers in together when we were kids, the same bed that last night we had sex for the first time in. I pressed the pillow that she laid on last night against my face and inhaled her scent. I lay on my back and pressed the pillow to my face, and inhaled. I felt my phone go off in my pocket. I checked it, and Liz told me that they had made it back to the hotel. She asked me what I was doing, and I told her how I was lying in bed. She called me lazy, and I asked her how I could be both lazy and an overachiever at the same time? She somehow avoided answering me, even though I was confident that I was bringing up a good point. I stayed one more day at my grandparents with my family, and then the next day, I drove home. I wasn't expecting Liz and I to text so much back and forth after we left, but we ended up being in contact the entire time they headed to the airport and after. It was nice having someone to text like that and to talk on the phone with. I was surprised when she texted me later that night and asked if I could talk on the phone. I knew that she hated talking on the phone. I usually didn't like talking on the phone much either, but I enjoyed talking with Liz. She kept on dancing around talking about what happened between us. She would make our conversations sexual first, but any time I tried to speak to her about anything, she would change the subject, teasing me yet again. Texting and talking to Liz over the next couple of days became one of my new routines and habits. Every night we talked to each other, even if it was just for a few minutes and to say goodnight, and every morning we left a good morning text message for each other. I hadn't talked to anyone like this in nearly a year. I had forgotten how easy it was to be in constant communication with someone and yet still be left wanting more of them. We maintained several conversations at once between texts, DM's, and Snapchat messages. Liz liked to send me pictures of herself in whatever cute or sexy outfit she was wearing and random pictures of her making funny faces. I had never really used Snapchat much before that, so sometimes I would be at a loss as to what to send her back, but I enjoyed her attention. Occasionally she would send me sexy pictures. She liked to do this at random times with no prompting, so a couple of times I was with friends or was in the middle of doing something in public, and I would open up a message from her, and there would be my nearly naked hot cousin. She had a knack for sending me those pictures at the most inopportune times. I would compliment her pictures and tell her how beautiful I thought she was, and she would thank me, but when I would ask to see more in another picture, she would playfully refuse or say how if I wanted to see more of her again, then I had to visit her. I was already planning to celebrate New Year's with her, so she didn't have to keep on pestering me about going to visit her, but I had to be honest. The more she teased me, the more I did want to go see her again.  Portland for New Years. The drive from my Boise college dorm to Portland, was about five hours. It went by slow thanks to a few places where the road got backed up because of accidents. I should have known that something would happen to slow me down because of how badly I wanted to see Liz. I would text her every now and then when I made a stop or those times when I was backed up in traffic. She thought it would be a good idea to spam my phone with a mix of cute and sexy near-nude photos. I told her how if she didn't stop distracting me, I would never make it in time today, and she would have to go to the New Year's party all alone. I was joking, but Liz did show a little restraint and stopped sending me so many pictures after apologizing. She was just so excited to see me again. We acted like it had been years since we last saw each other instead of only a few days. We talked on the phone for the last hour of my drive. After making another reference to our taboo insest tryst, Liz finally confronted the issue. Chris, can you cite even one religious text which forbids cousins from marital relations? I mentally scanned my memories of so many years of sunday school, Bible Quiz, and countless sermons. I came up empty on actual biblical text! "Liz!" I exclaimed. "You're right! There is no such prohibition. There are countless state statutes, and exaggerated genetic narratives of birth defects. But the Bible is not banning cousins." "Yeah," Liz added. "One of my roommates is also a recovered religious addict. She found out that Isaac and Jacob both married their cousins. And Abraham married hhis half-sister." No way!" I blurted out. "But then came Mosaic Law and some restrictions were added. Yet nothing in the old or new testament bans cousins, period!" Liz emphasized. "That's what really undermines sincere people, in their spirituality, Liz. Organized religious structures and added rules where God simply gives us principles to honor." Then the conversation transitioned to some churches teaching that birth control is sin. Then what kind of sexual expressions are sin. Liz said that some churches teach that oral arousal is sodomy, because a homosexual expresses affection in that way. "Generally, churches really get hung up about sex, and it drives away people. The people often don't have a disdain for God, just a deep disappointment with organized churches." Traffic got cogested as I got closer to Portland, and I got off the phone. I made it into the city around four in the afternoon. I was impressed with the city and found it beautiful. When I pulled into the front of Liz's apartment building, I texted her that I was there, and she met me downstairs. When she saw me, she screamed my name and ran towards me and jumped into my arms and kissed me as I started to say hello back to her. I held her tight, and we stayed like that as we got our fill of each other's touch again. "I am so glad you are here," Liz said as she grabbed my hand and led me upstairs towards her apartment. Her apartment was comfortably furnished with a mix of secondhand and new looking furniture. "How was the drive?" Liz asked. "Long," I said. "Do you want to go lay down for a bit? We have some time before I have to get ready," Liz said. Napping is Code For getting some. "Yeah, that sounds great," I said. I set my bag down when we went into her room. She had a comfortable looking twin bed in the far corner of her room. The moment we were alone inside, she started to kiss me again, only this time there was more desire in her kisses. We held each other close and explored each other's bodies. I should have known what Liz had meant by asking me if I had wanted to go to bed, but sometimes it was hard for me to acknowledge that my favorite cousin and the girl that I had been talking to so much recently were the same person. When we talked to each other, for the most part, I stopped seeing her as my relative and instead saw her as the beautiful and amazing girl she was. Liz led us over to her bed and sat me down at the edge of it. While we continued to kiss, I slipped a hand underneath her shirt. She sighed when I slipped my hand inside her bra and started to play with her nipple. Liz started to undo my fly and slipped her hand inside my pants. I moaned when her hand wrapped around my erection. I missed her touch so much. Finally being able to kiss her, touch her, and be touched back was almost too much to handle. We both had been wanting each other so badly that it seemed like neither one of us was going to try and tease the other one now that we were finally together in person. I Liz pulled her shirt off and unclipped her bra, revealing her perfect perky tits. I took her closest nipple into my mouth and sucked hard on it. "Chris," Liz sighed as I flicked my tongue across her nipple and sucked on as much of her tit as I could fit into my mouth. She pulled my cock out and started to jerk it off even better as I leaned over and began to suck on her other tit. Her hand felt so good, working its way up and down my shaft. Just about every girl I had been with in the past had been needlessly too rough or too gentle when they jerked me off. Liz seemed to know the exact amount of pressure needed to please me. Liz kissed me, biting at and sucking on my bottom lip. I broke the kiss and went back to sucking on her tits, this time nibbling on her nipple and pulling on it harder as I latched on. This made Liz moan the loudest yet, and I made sure to remember that for later. Liz pulled me away from her tits and made me lean back. She leaned down and took my entire cock into her mouth in one quick movement. I leaned back and groaned as she deep throated me, just like she had last time. Liz quickly bobbed her head up and down, swirling her tongue along my shaft and every now and then focusing on the tip of my cock, sucking hard and licking it. If she kept it up, I knew that I wouldn't handle it much longer. I ran a hand through her hair and started to guide her movements. As I began to take control, Liz seemed to blow me with even more passion. I tested this out by starting to thrust up into her mouth slightly while also holding her head. Liz let out a moan when she had my entire cock in her mouth. Her moan's vibrations felt so good on my cock that it caused me to moan as well. Now that I knew she liked me taking control, I started to thrust up more into her mouth, fucking her mouth as she blew me. A couple of times, she gagged on my cock when fucked her mouth too hard, and I said sorry, feeling bad that I did that, but she didn't say anything, instead just going back to taking my cock into her mouth. I was a little more careful after that, but she seemed to enjoy me fucking her mouth. This was something that I had often fantasized about when getting blow jobs from girls in the past, but they had never seemed to like it, and I wouldn't try and force them to do something that they were not comfortable with. I thought that I was going to be coming like that, but Liz had other plans. Liz stood up in front of me and undid her pants, dropping them onto the floor and stepping out of them, spreading her legs slightly, revealing her tight cunt right in front of my face. I leaned forward and kissed it. Liz braced herself by placing her hands on my shoulders. As I went from kissing her snatch to licking along her lips, I felt Liz tremble as I stuck my tongue inside of her. I probed my tongue inside of her, doing my best to lick at different spots and in different rhythms to pleasure here. I worked my tongue in deeper, and finally, with my face pressed right against her mound, I stuck my tongue as far as it would go. I inhaled the intoxicating scent of her snatch, wishing that I never had to go so long without being able to smell and taste it again. I had always loved the smell of a girl's cunt, and Liz's cunt was top shelf compared to the girls I had been with in the past. As I ate Liz out, she moaned my name and placed one hand at the back of my head, pushing me into her so that I could eat her out even deeper. Liz started to grind against my tongue as I tongue fucked her. She let out these cute little moans and mewling sounds that urged me to keep it up. She relaxed her grip on my head a little, and I licked up along her entire cunt, pulling my tongue away so that it just barely flicked across her clit as it passed it. Liz shook at the small contact, clenched her fist in my hair, and pushed my mouth into her cunt all at the same time. I licked along her cunt again, this time sinking my tongue into her. Liz started humping even harder against my mouth, and she moaned louder. Liz pushed my head into her, and with one last rocking of her hips, Liz cried out my name and started to cum. She tried to pull me away, but I leaned forward to keep on licking her clit as her orgasm rocked her body. After a minute, she fell back down to the bed, gasping as she got her breath. My cock was throbbing at this point. I had been so close to cumming when Liz stopped blowing me, and I was dying for a release. I started to jerk off, idly at first as I waited for her to recover, but then quicker as I realized that it was going to take Liz some time to recover. She opened her eyes and saw what I was doing. She looked mesmerized as she watched me. I got a thrill at being watched by her. I had thought about her so many times before when I was masturbating, so having her amazing naked body to look at while I was doing it was almost surreal. Liz idly run her hands up and down her own body, gently rubbing her tits. She saw how intently I watched as she pulled on a nipple. "Do you want to cum on them?" Liz asked. I felt my cock twitch when she said that. "Yes," I groaned. Liz pressed her tits together, playing rougher with them as she watched me. Now that I had an endgame, I sped up, trying to come as fast as possible. I could feel my orgasm building up. I managed to stroke myself a few more times, and then with a moan, I started to cum. My first load hit right between her tits, hitting with such force that most of it bounced up onto the hollow of her neck. I angled my cock down, and my next loads landed right on top of her tights. I continued to jerk off as I came, milking as much of my cum out as I could. Her tits became coated in my cum. I couldn't believe how erotic of a sight it was to see my cum pooling between her tits and clinging to her nipples and nipple piercings. When I finished cumming I fell onto the bed beside Liz. My whole body felt warm, and I breathed heavily. Liz lay there with me until I fell asleep. I don't know how long she let me sleep, but by the time I woke up from Liz kissing me sweetly, she had taken a shower and was in the middle of getting ready. "Wake up sleepyhead, we have to get ready for the party." Being Liz's Party Date. When I was showered and dressed, I hung out with Liz as she got ready. I hadn't realized just how much work and time went into her getting ready. It was odd seeing Liz become even more radiant as she did her hair and put on her makeup. When she was ready, I couldn't believe that such a beautiful girl wanted to spend New Year's Eve with me. She was dressed all in black, wearing a low-cut dress that barely went past the middle of her thighs. All she wore to keep the cold at bay was a black leather jacket and black stockings. She wore high heels that made her already fantastic body even more shapely. We took a Lyft to her friend's party. It was in a large Condo on one of the top floors of a new looking building. The party was crowded by the time we got there. There were so many beautiful women there. It made me think that maybe all of the most beautiful people in Portland were attending the party. It seemed like we couldn't go five minutes without someone greeting Liz. It was nice seeing that Liz was so popular. I knew that she had a hard time making friends back in high school. We spent time drinking, dancing, and talking to all of Liz's friends. I noticed some of her friends checking me out, and they seemed flirty. I wondered if Liz would get jealous. It's not like we were dating, nor could we openly date, but I didn't want to do something dumb and ruin what was going on between Liz and me. The night passed by quickly as we partied. Liz kept on dragging me off to the dance floor. It didn't take me long to drink enough to stop resisting. The more we drank, the more risqu Liz danced with me. I tried to slow things down since we were in public, but she didn't seem to care. While she pushed the line of what we should do in public, she didn't cross it. Liz's friends joined us on the dance floor. I found myself surrounded by beautiful women as they danced around us. Every now and then, Liz would break away from me to dance with one of her friends. I couldn't take my eyes off them as Liz and her sexy friends would grind against each other. Sometimes one of her friends would dance with me. One of them, a petite redhead named Claire, seemed the most interested in me because she kept dancing with me. Once I realized Liz wasn't going to get upset at me dancing with them, I embraced how provocative they were with me. It was an odd feeling as I realized how much one of them was flirting with me. After not being with a girl for so long, it felt strange to have so much attention from these sexy women. Midnight approached, and everyone started to count down together. Liz held my hand as we counted down. When it was midnight, she turned towards me. It was dumb, I know, but I was too drunk to care. I wanted to make Liz my midnight kiss. I was about to kiss her when one of her hot friends kissed her deeply. I felt left out when Claire was suddenly right next to me. We kissed. It felt good, but all I wanted to do was kiss Liz as soon as I could. We stumbled up to her apartment. I tried to will myself to sober up as I helped Liz upstairs. I couldn't remember the last time that I got this drunk. Drunk Liz was flirtier and sweeter than when she was sober. She told me how happy she was that I visited her and how much she had been missing me. I carried Liz to bed and dropped her on top of it. I helped her take off her high heels as she lay down. By the time I was done, she was already passed out. I had hoped that we would have sex, but I felt a little relieved that she was asleep. I was so tired and drunk that I doubted I would have performed well. I stripped down to my boxers and climbed into bed with her. She stirred and wrapped her arms around me. Sleep evaded me for a time as I thought about the past year, and all that had recently happened. It was a new year. Now that Liz and I had reconnected and developed our relationship in such a new direction, I was optimistic about what the year had in store for me. I stirred to get comfortable and must have woken up Liz because she groggily said, "Good night." "Good night." "I love you." It was something that we had always said to each other, but those three words seemed to have so much more weight now that we were in a romantic relationship with each other. I kissed her on the top of her head. "I love you too." Based on a post by storyteller 19, for Literotica.

Holidays With Cousin Liz: Part 1. Cousins reconnect over the winter holidays. Based on a post by storyteller 19. Listen to the Podcast at Steamy Stories. I was driving back from Boise, to be with family for Christmas. That semester had been my most challenging yet. I was exhausted and ready for some time relaxing with my family. We usually had the holidays at my grandparents' house in Boulder, Colorado. Being raised in the Arizona desert, I wasn't used to driving in the snow, so the last one hundred miles were slow going for me. It didn't help that it had started to snow again, adding even more snow to the roads. Initially, I planned to get to the family party hours early, but now I would be lucky if I got there before dinner. It was supposed to be less than a 12 hour drive, but that doesn't take in the factors of road conditions and holiday traffic. The snow kept falling, but I managed to make it to the house just ahead of the snowstorm's main bulk. It seemed like everyone was there already from all the cars parked in front of the house. I got out of my car shivering. My jacket barely reduced the cutting chill from icy cold wind. I walked awkwardly to the trunk and pulled out the gifts that I had for gotten. No matter how many times I was in the snow, which wasn't often, I doubted I would ever get used to it. When I was at the door, I took a deep breath. I regretted it immediately because of the frigid air. I quickly opened the door. I was hit by an immediate warmth and brightness as I stepped inside. "Let me help you with that cousin," a silky-smooth voice said to me as I walked in. My cousin Liz walked towards me from the mini sitting area that overlooked the front yard. Just looking at her filled me with warmth. Liz was the cousin that I was the closest to. We were both the only child in our immediate family. Since we were nearly the same age, we had been inseparable at family events, basically since we were born. Liz helped me put my presents under the large Christmas tree near where she had been sitting. As soon as I put the gifts down, she threw her arms around me in a tight hug. I squeezed her back. Out of my family, she had been the one I was looking forward the most to seeing. I hadn't seen her in person in a year, as we had both missed the thanksgiving get-together, this year. We texted infrequently and were friends on Facebook, but she rarely used it. "You look great," I told her. She had her blonde hair in a cute pixie cut, and it was dyed several bright colors going down to the tips. She was wearing a black jacket with a black dress under. Her ears were heavily pierced, and she had a single stud in her nose. Her parents were the extreme religious ones in the family, so they had seemed to stifle Liz her whole life with their beliefs. The moment Liz could, she got out of their household and moved in with some friends. "You're looking great too," Liz said, squeezing my broad shoulders as she pulled away from my hug. I felt my body go warm at her compliment. Liz kept her hand on my shoulders and started to guide me towards the kitchen where most of the family had gathered. "Come on, everyone's been dying to talk to Chris, the golden boy." I felt a little guilty at that, but I knew that Liz didn't mean that as an insult. She was the black sheep, and I was the golden boy. My family were happy to see me, and everyone wanted to spend the entire evening catching up. I enjoyed spending time with them, but it was Liz who I really wanted to catch up with. She spent a lot of the night around me, often raising an eyebrow or giving me a deadpan look when one of my family said something that they shouldn't have. Liz sat next to me at the dinner table, and I finally got some time to talk to her. I tried to ask her about herself, but she seemed to avoid talking about herself and gave me vague answers. We had always been close, so I started to feel confused by this, wondering if maybe in the last year we had finally grown apart. I began to get the hint and stopped bugging her about her personal life. We talked about other things, mostly books and TV shows that we had a shared interest in. Still, it seemed superficial compared to our usual winding conversations that had no limits. Taboo Topics. After dinner, we found ourselves hanging out in the garage. Liz was smoking a cigarette, blowing the smoke through a cracked door that lead to the side of the backyard. This was always the place we would run off to when we wanted to escape the rest of the family. We were doing what we always did, teasing each other. "Come on, you were the one who used to have a crush on me when we were kids," Liz said. That was something that I doubted she was ever going to let me forget about. "Hey, if I remember correctly, you were the one who always wanted to play house and insisted on being husband and wife," I said. "Only so I could kick your lazy ass out when you burned dinner or didn't wash the dishes." "The food was plastic, and we didn't have running water in our playhouse. You didn't have to make me literally sleep in the doghouse!" I said. That was before we had a firm grasp that it was a saying and not literal. "Yes, I did," She said, leaning towards me. I leaned forward. "Why?" "Because it was funny," Liz said. We were leaning so close together, and we both became quiet, which was rare for Liz once she started teasing me. I looked into her beautiful eyes, thinking thoughts that I had been suppressing for years. I couldn't look into her eyes anymore. I thought the year away from her would be enough for me finally to get over my crush on my cousin, but instead, that absence seemed to make those feelings even stronger. I looked up, and my eyes went wide at what I saw nailed above us. Liz looked up and saw what I was looking at. "Mistletoe," Liz said and looked back into my eyes. The part of my brain that held my impulses in check must have been frozen from the cold weather. There was the briefest hesitation, and then we kissed. We wrapped our arms around each other, and the kiss deepened. This is it. It's finally happening. I was surprised by how right something that was supposed to be wrong felt. Now that my urges were finally free, I slid my hand down her back and squeezed her ass through her dress. Liz let out a surprised little moan at that, and she jumped away from my hand and against me. When she settled back down, I started to massage her ass. She moaned and leaned her head back against the wall while arching her lower body towards me and pressing her pelvis into mine. I kissed down her chin and started to kiss her pale neck. With each kiss, she let out tiny little exhales that were both cute and sexy. When I reached the hollow of her neck, I sucked hard. Liz moaned louder this time and ground her snatch into me. I kissed across the front of her neck and repeated the same thing on the other side with the same result. With a finger on my chin, she guided my lips back up to hers. Her succulent lips felt better than I could have ever imagined. Liz lowered a hand down my chest. I thought she was just going to rub my chest, but her hand kept on going lower. I had only a few seconds to realize what she was doing when she grasped my erection through my jeans and rubbed it. I faltered in kissing her because of the unexpected touch. Liz used my distraction to suck on my lip. It all felt so good, and I didn't want it to end. No sooner than when I thought that then I heard one of our family members approaching. We pulled apart quickly and caught our breath as our grandma walked into the garage to get something out of the fridge in there. She said one of our uncles was leaving for the night and for us to say goodbye. "Okay grandma, we will be right there," Liz said. Our grandma left. Liz rested her head on my shoulder, and I held her lightly as we calmed down. Once calmed down, Liz pulled back. Liz looked like she was about to say something but stopped. "Come on, let's go say good night." She didn't seem her usual confident self. I didn't blame her, what we just did had crossed a line that we shouldn't have, but she didn't seem to be upset at what just happened. As I followed her inside, I noticed more sway to her stride that drew attention to her ass. We walked back in and said goodbye to the first of the family to leave. It seemed like that was the cue for others to go because the others started to follow suit. Some of my family stayed at my grandparents' house, while the rest stayed at a nearby hotel. To keep it fair, my grandparents switched out every year who got to stay at their home. My family branch were the lucky ones who got to stay at my grandparents' house that year. Within a couple of hours, the only ones left at the house were my family and Liz's. They finally decided to leave for the night and told Liz that it was time to go now, interrupting her when she was in the middle of a conversation with me. Liz gave me a look and rolled her eyes. "I will be right back." When Liz came back, she told me how her family was leaving and then just stayed with me. "Aren't you going to leave with them?" I asked, confused. "No, I think I am going to stay here and hang out with my favorite cousin." "Okay, cool," I said and smiled. I had been afraid that maybe she was freaked out by our kiss and would want to get away from me as soon as possible. "But you have to give me a ride to the hotel later," Liz added. I did my best to keep my groan inward. After the drive I had, I didn't want to drive again for as long as possible, but if it was for Liz, then I would. "Okay." Liz and I sat in the downstairs living room on a wide loveseat, near the fireplace; as we continued to talk and reconnect after a year apart. She was still elusive when I asked her what she did for work. "It's just some dumb job that I don't like to think about. "So, Do the girls put out more in college?" she asked. "What?" I asked, even though I had heard her. I got flustered as I tried to answer. Liz laughed. "Relax, I was just joking." Around nine my grandparents said goodnight and went upstairs to their bedroom. My parents went up to bed a little later, leaving just Liz and me sitting downstairs alone. Liz asked me again about my dating life. "I don't really know. I am too busy with schoolwork and football. It doesn't really leave me much room for dating," I said. "But I bet girls are throwing themselves at you," Liz said. I thought about lying to her, but we had always told each other everything. "Yeah, there have been some girls that I have hooked up with that I met at parties, but dating never works out, since I am so busy." Liz leaned forward, pressing her hands on my thigh. "Why don't you tell me about one of those times," Liz said. "What; You mean," "Tell me about one of the last times that you hooked up with a girl," Liz said. Her voice became sultry. I hesitated. "Come on, we used to tell each other everything. I told you about what a train wreck the first time I tried to give a guy a blowjob." Liz was right. We used to tell each other everything that happened in our love and sex lives. It was one of the things that had lent so much concrete imagery to my fantasies about being with Liz. "Wasn't that when his pubes got stuck in your braces?" I asked. Liz took her hand off my thigh and hit me on the chest. "At least I didn't come instantly the first time a girl touched me between my legs." "Hey, that happens to a lot of people," I said, no longer enjoying this once I realized that if I wanted to go to war with her on this, that I had probably provided her with more than enough ammunition to take me down. "See. We used to tell each other everything, the good and the bad. I miss that." Liz took my hand and squeezed it. I had been thinking about it as well. "Okay," I said. "I went to one of the fraternity houses parties last year a few nights after we lost our chance of making it to the championship." "The match against the Aztecs?" Liz asked. "Yes, I am surprised you know that." Sports was never something we talked about. "I follow some college football and watched some games. Mostly because number 48 has such a cute ass," Liz said. I couldn't help but go red in the face at her compliment. "Yeah, that game. I was upset that we had lost, so the party was a great way to blow off steam, and I was drinking a bit more than I usually did." Liz laughed but didn't say what I knew she wanted to say. Those who knew me, knew that I couldn't hold my alcohol. Chris and the Sorority Girl. "I was messing around on the dance floor, and there was this beautiful girl out of nowhere dancing right up against me. I hadn't gotten much action for a bit since I was so busy, so when a hot girl started to grind against me, I didn't question it and grinded back." Liz's hand went back to my thigh and gently rubbed it as I told my story. "What happened next?" "The songs that kept on coming up were high energy ones, and we working up a sweat as we danced together. She would press herself right up against my erection and grind back into it, or work her hand down in between us, and she would grab and rub my shaft." Liz started to rub my thigh even harder. "I had my hands on her hips, and she grabbed them and guided them to where I wanted to touch the whole time, Down to her ass which was barely contained in the shorts she was wearing, up to her tits, she wasn't wearing a bra, and then back down, only this time she pressed my hand to the front of her shorts, and I could feel how warm she was and how her wetness was starting to soak through." Liz's hand inched closer towards my cock, but stopped just a couple inches short. "I will be right back," she said and got up, just when things were getting good. Liz came back a couple of minutes later and was holding her AirPods in her hands. "Here," She said, handing me one. "What?" I asked. Liz didn't answer; she just put her AirPod in. Liz had picked an EDM, electronic dance music song. Before I could ask her what she was doing, she grabbed my hand and pulled me to my feet. I stood up, and she guided me up over to the center of the room. "Dance," Liz told me. Since I hadn't had much more than a couple of glasses of wine that night with the family, I was far from being drunk enough to dance without inhibitions, but I decided to indulge her and started to try and dance to the music. A moment later, Liz began to grind her ass against me. She turned around and looked me in the eye as she ran her hands down my broad chest and pressed her body against me. Re-enacting A Dance Scene. I realized that she was enacting my story with me. I danced with Liz, enjoying the songs that she was playing and how she moved her body. I kept my eyes on her, taking in every movement. She moved so perfectly, I wondered when she got so good at dancing. Liz used to be so uncoordinated back when we were kids. She reached down between us. She ran her fingers along my erection, squeezing gently as she did. When on the fourth or fifth song, the high beats per minute songs switched to something a bit slower, and we danced more sensually against each other. Liz guided my hands from her hips down to her ass. I squeezed. It felt as if there was no barrier between her ass and my hands with how soft the material was. I pulled her short dress up and was surprised when I didn't feel any panties on her. I felt her panty line when I had been lowering my hands, So I realized that she must have been wearing a thong. Liz's ass felt so soft and toned, she had always been skinny growing up, but now she seemed to have put on some layers of lean muscle. Liz let me play with her ass for an entire song while she rubbed my erection through my jeans. At the start of the next song, Liz grabbed one of my hands and to pulled it up and around to her front. I knew where she was taking my hand, and I tried to rush my touch along. She set the pace and made me slow down my approach to her tits. When she finally let me put my hand over one of her tits, I started to paw at it roughly in excitement but managed to get a hold of myself and begin to fondle them a bit more gently. As I enjoyed the feel of her tits and ass in my hands, I thought for a moment how this couldn't get any better. I was pleasantly wrong. When the next song started, Liz grabbed my hand from touching her ass. I found my hand pressing against her snatch through her thin dress. Warmth radiated from her cunt as she pressed her body into me. I rubbed at her cunt, and she rubbed my cock up and down, jerking me off through my pants. She began to kiss up my neck, alternating from licking gently to sucking hard. The drop in the song happened, and Liz pulled me down and kissed me deeply. As we made out while dancing, she started to grind against my erection. I felt amazing, but I knew that it was only a small sample of the pleasure she could give me. "What happened next?" Liz asked me after kissing me deeply again. "She grabbed my hand and led me to one of the empty bedrooms," I said. That's when Liz grabbed my hand and led me to the guest bedroom, locking the door behind us. It was the only bedroom on the ground level of the house. "She pushed me down onto the bed." Liz did so. "And then she took off my pants, and before I had time to even think, she had my cock in her mouth and started to blow me." I didn't know if Liz would keep up with following along with the story I was telling, but if she did, then I was going to be glad that I had chosen this one. I wondered if she would do this. Making out and grinding against your cousin was one thing, but a blowjob was crossing even further past that line that I had been staring at for years. Liz reached down and started to undo my pants. I couldn't believe this was really happening when she got my belt open and pulled my pants and boxers down. I raised my hips to make it easier. For a moment, I thought that this might all be for a prank. Liz had been teasing me for years. She had gone through some great lengths in the past to embarrass me. I knew this was a paranoid thought, but it held for a moment. My erection sprung free, close to Liz's mouth as she continued to pull my pants down. She looked down at my cock for a moment. This would be the time for her to stop before we did something that we maybe shouldn't. I wasn't going to voice any complaints, it had all felt so good and right so far, but if she was too scared to take things even further, then I wouldn't blame her. Liz leaned down and kissed the tip of my erection. She swirled her tongue around the top of my erection and then started to take me into her mouth. I let out a moan as she made it halfway down my cock and continued to take it all the way in. Liz was beautiful, and the added taboo of my cousin sucking my cock made it look and feel even better. I watched intently as Liz took my entire seven inches into her mouth. When she got to the end, she deepthroated my cock without even pausing. I moaned again. Liz slowly pulled her mouth back off it. Once back up to the top, Liz sucked deeply on my cock head, her cheeks hollowing inwards. Liz effortlessly sucked on my cock. This was the best blowjob I had ever had. She was not only skilled at doing this, but she also did it eagerly. Liz licked from the bottom to top, using her tongue piercing to trace a path up along my shaft. I shivered as she pressed the metal up along my shaft. I had always had fantasies of having a girl with a tongue piercing blow me. Liz made it to the top of my shaft and twirled her tongue around my cock again, holding eye contact with me as she did it. She then licked at the sensitive part at the bottom of my cock head. The alternating feeling of her soft, warm tongue and the smoothness of the metal there made me moan again, louder this time. "Quiet," Liz scolded me, but I could tell in her voice that she was happy that she could cause me to have such a reaction. Liz blew me to the frantic beat of the song we were listening to. It all felt and looked so good. I was getting close to cumming, but I tried to hold back. Liz started to massage my balls with one hand, jerking me off with the other. She bobbed her head and moved her hand in one motion, touching most of my cock at once. When she would stroke downward, she would let go with all but her thumb and forefinger so that she could still take nearly all of me into her mouth, and then in her upward motion would add back the fingers as she jerked me off.   Lips of Liz. "Liz, I'm getting close," I groaned. Liz redoubled her efforts at blowing me and somehow managed to blow me even better than before. A minute was all I could last with this increased stimulation, and I grunted that I was about to cum. Liz blew me even harder and took me back into her throat. The soft pressure was too much, and I started to cum. I shot my first couple of loads right into her throat. Liz swallowed a couple of times, something that felt amazing with me still in her throat. She pulled back a little so the last couple of loads filled her mouth. Liz continued to blow me while milking the last of my cum up and out before swallowing one last time. "So, how was that, compared to the girl in your story?" Liz asked as she wiped off her mouth. "That was the best blow job I ever had," I said. I was still feeling such strong bliss that I was unable to not tell the truth. I only hoped me saying that wouldn't get to her head. Liz pulled her dress over her head. She was wearing a matching lacey black bra and panties. The black lingerie looked great against her pale skin. She climbed on top of me, and we started to make out. I began to play with her tits through her bra. Liz reached back and unclipped it so that it fell off under my touch. I continued to play with her perky tits, amazed finally to be touching them directly. I played with her nipples and her nipple piercings, gently pulling on them. Liz moaned into our kiss. Liz broke off the kiss and straightened up over my mouth, bringing her tits in closer. I leaned up and latched onto one of her nipples. She moaned loudly and pulled my head against her tits. I sucked harder. Liz held my head against her tit, and I opened my mouth, sucking most of her perky tit into my mouth. I could feel the heat and wetness from her sex as she straddled against my chest. I switched over to her other nipple, sucking hard on it. Liz started to grind her cunt into my chest as I continued to suck hard on her tits. I swirled my tongue around her nipple, and she moaned loudly. I told Liz that she needed to be quiet, and she answered me by pushing me back down so that I was lying on my back. She climbed over the top of me until her snatch, in all its glory, was spread out above me. As she lowered, I eagerly leaned up and stuck my tongue in between her lips. I alternated between licking along her outer lips and slipping my tongue inside of her. Even her snatch tasted better than any other girl who I had gone down on before. I flicked my tongue up and along her clit after a couple of minutes of ignoring it on purpose. Liz's entire body shook when I finally licked it, and she pressed her snatch down onto my mouth. Each additional lick caused her a mini spasm. As I ate her out, Liz started to grind her snatch down onto my mouth, timing her movements against my licks so that there would be the most amount of contact between us. She to pressed her snatch down onto my mouth for increasing amounts of time, making it hard to breathe sometimes, but I loved having her snatch right up against my mouth. As she rode my face, I was able to stick my tongue even deeper inside of her. It seemed like the deeper my tongue went, the better her snatch tasted. Reluctantly, I pulled back to catch my breath. When I went to lick her clit, she was rubbing it. I pushed my tongue deep inside of her. I did my best to take my time and focus on how Liz responded to what I did. I wanted to make Liz cum, but I knew that this wouldn't feel good for her if I tried to rush it. She seemed to like it when I would lick along the top of her snatch, licking her clit when she moved her fingers away to let me have access to it. As her orgasm approached, I did something that I knew would surprise her. When I pulled my tongue out of her, I shifted down a little and flicked my tongue along her anus. It was a good thing that Liz had her face pushed down onto the pillow because when I flicked my tongue across it, she moaned loudly into the bedding. I licked along the edge of her anus, and she moaned again. I worked my tongue closer from the edge. When I finally pressed my tongue against the center, she shivered. I reached up and started to rub along her anus with my fingers while I went back to licking her cunt. I began to rub her rosebud right at the center and then pressed my finger inside of her. When I worked the tip of my finger inside of her, she froze up. I was afraid that I had overstepped in doing this to her. I started to pull my finger back out of her. "No, leave it in," Liz said, so I did. Liz began to hump again against my face. She moved slower as she pushed my finger slowly in and out of her ass. Liz built back up to speed, my finger working its way in and out of her. She must have done anal before because she seemed to get used to my finger inside of her quickly. Liz built back up to her orgasm and started to grind against my mouth and finger even harder. She let out a loud muffled moan, and then she shook on top of me as she came. She pressed her cunt against my mouth and her ass clenched around my finger. Liz let out one last moan, and then she went limp on top of me. Liz climbed off it and under the blankets. I didn't know what to do when she called me to join her in bed. Once I was under the covers, she pressed her naked body against me. I was grateful for her body warmth; this room was always coldest in the house. Sleep came easily to me with Liz in my arms. Christmas Morning. I woke up at five in the morning on Christmas Day, feeling incredibly warm. I wondered where the source of the warmth was coming from. As I moved my hand, I felt the suppleness of a tit. The memories of last night came flooding back. I was in bed with my cousin Liz! I knew that I should get up soon before anyone else in the house woke up and discovered Liz in bed with me. The door was locked, but if we emerged from a locked room together, that would look strange. I kept telling myself to get up and go lay on the couch, but then I would tell myself that another five minutes wouldn't hurt. Liz's naked and warm body pressed against me just felt too good. I had forgotten that Liz was a snorer, which I thought was cute but would be making fun of her for later. Finally, when it was close to six, I forced myself to get up. I grabbed a blanket from out of the closet and a pillow from the bed. It was a delicate maneuver since Liz was somehow on every pillow at once. After I managed to pull one pillow out from under her arm, I looked down on Liz's beautiful naked body; she had kicked off the covers as I went to grab a pillow. She wasn't covered in tattoos yet, but the ones she did have, looked cool and accented her pale, beautiful body. I pulled the blanket back over her and kissed her on her forehead. Her brow lost its furrow, she smiled, and stopped stirring in her sleep. I got dressed and went back to the living room with the fireplace. The couch was so plush that I fell asleep quickly. The smell of bacon frying and the sound of cooking in the kitchen woke me up. I wanted to get up and investigate, but it was so warm under the blanket. I decided to wait to get up until breakfast was fully ready. I felt someone standing over me, and then a moment later, I was being poked in the ribs. "Wake up sleepy head, breakfast is almost ready, and the whole family is almost here." I rolled out from the blanket and looked up. Liz was wearing a pink apron with white frills on the edges that contrasted with her black band t-shirt and ripped jeans that she knew drove her parents crazy. "Nice apron." "Are you sure you want to make fun of the person who is going to be serving your food?" Liz asked. "Point taken. It looks good on you." "Sure," Liz said and walked back towards the kitchen. I watched her walk, admiring the sway of her hips and the way her jeans clung to her ass. When Liz was nearly back into the kitchen, she looked around and caught me checking her out. She smiled at me, and then she was in the kitchen and then out of sight behind a counter. I had been worried that maybe things would be weird between us after what had happened between us the night before, but things seemed to be okay. I felt a weight lifted from inside as I realized what happened wouldn't drive a wedge between Liz and me. I folded up my blanket and returned it and the pillow back where they came from. Liz had left the bed unmade. I shook my head at her and made the bed back up, which was a struggle with how much she had kicked the blankets and under sheet around during the night. Once the bed was made, I used the restroom and walked into the kitchen. My entire family was there, seated at the small table or on the barstool chairs, drinking coffee or orange juice. "It's about time you are up. You never sleep in," my mom said, handing me a glass of orange juice. "It's my fault. I kept him up late last night catching up and talking," Liz said. "That's why you didn't come back to your hotel room last night?" Liz's mom asked. "Yeah, it got too late for Christo take me home, so he let me have the guest room and slept on the couch," Liz said. "We thought you went out," Liz's mom said. There was so much venom in her voice as she said that, as if going out for a night on the town was one of the vilest things she could imagine. "Geeze, mom, it's not like I am going to go out and fuck some random guy on Christmas Eve when I am in town to be with family. I spent all night with Chris, so unless you think I fucked my cousin last night, then you have nothing to worry about." The whole kitchen fell silent at this, and I nearly spit out my orange juice at what Liz just said. I guess what she said was technically true, we didn't have sex last night, but I still couldn't believe that she said that to her mom. Liz's mom did what she did whenever she got embarrassed by some vulgar thing Liz said, and she stormed away. Liz's dad gave her a look and followed his wife. It wasn't a family get together if Liz's mom didn't storm away at least once. It seemed good that the quota had been met so early in the day because the rest of the family went right back to what they were doing. When breakfast was ready, everyone grabbed a plate and went to the mountain of breakfast food to load up their plates. Christmas breakfast wasn't as formal as dinner, where we would all eat together in the dining room. The dining room and kitchen were full, so we went out to the heated porch to eat. "I still can't believe you said that to your mom," I said to Liz as we sat down. "Hey, technically, it was the truth. I am tired of her constantly trying to degrade me in front of the family just because I am not in college, not because I need to get an education, but in her words, that's where I need to be if I want to find a good man to settle down with. All she wants of me is to be some housewife. Don't even get me started on all of the times she told me I was going to be going to hell," Liz said exasperatedly. "Yeah, technically it was the truth, but still crazy that you said it," I said. I took a bite of perfectly crispy bacon. "Relax, they wouldn't put something crazy like that past me doing, but it's not like they are going to think bad of the family's golden boy," Liz said. I hated whenever she called me that, and it usually would get to me enough for me to call her something back, but I was in too good of a mood to let her goad me into one of our usual arguments. I started to talk lower and hated getting serious so suddenly, but I didn't want to leave things vague between us. If I didn't ask, I would worry all day, and I would rather face the issue than leave myself wondering about it all day. "So, you don't regret anything about what happened last night?" I asked. Liz looked like she was about to say another joke, but she seemed to change my mind when she saw how serious I was. "I don't have any regrets about last night. I enjoyed it, and you did too. What is there to regret?" "Nothing, I just wanted to make sure things are still okay between us." "Don't worry , cuz, I think things are more than okay between us." I nearly jumped when I felt Liz's hand on my thigh. Liz smiled at me, that same smile that she gave me last night when she was about to blow me. Liz rubbed her hand on my thigh. "What does that mean?" I asked. "I think you can figure it out," Liz said and pulled her hand away. "Wait, did you just use my pants as a napkin?" "Yep," Liz said as she grabbed our empty plates and got up to take them to the kitchen. After breakfast, we did the gift exchange under the large fake Christmas tree, like we always did. I thought it was a little weird that we still did this tradition even though the youngest in the family were too old for it, but no one so far had started to have kids yet. It was messed up, but most of my family had thought Liz would be the first to have a kid, from my cousins and me, most likely in high school, according to Liz's mom, but Liz seemed smart and stubborn enough to not prove them right. I loved my family, but some of them were really fucked up when it came to Liz. I always tried to be the mediator and hold the family together when there were fights, but it took a lot out of me. I had to admit that even though we were too old for some of these traditions, I still enjoyed them, even if they were also annoying. I had to be so much for so many people, back at school that it was nice to come home and just focus on how my family saw me and on myself. The version of myself that my family saw, was also tough to uphold, but it was sometimes the closest version of myself. Family Memories on video. After the present exchange, my grandparents got out the scrapbooks and home movies and reminisced about past holidays and events. Liz sat next to me, cramming me into the edge of the sofa. With so many of us in the living room with the fireplace, all the seats were full. Other chairs had been carried over from the kitchen. Liz was pressed right against me, her familiar warmth a constant reminder of last night. As the trips down the well-traveled memory lane were trodden down yet again, Liz initially tried to act like she was bored and didn't care. Before long, she joined in the retelling of family events, usually to defend herself when a story was brought up about something bad that she had done. Still, I could tell that she enjoyed spending this time with her family. Those conversations were some of the only times Liz and her mom talked to each other without any malice, as they remembered their stories. I got a warm feeling in my stomach from all of this. Some things had changed, but they were still close enough for me to be able to slip back into the nostalgia. Throughout the day, Liz would do little things to remind me of the previous night. When it was just us or when no one was looking, Liz would whisper filthy things into my ear and pat me on the ass or grab at my crotch. I would get red in the face. Every time I tried to say something to her, another family member would always pop up, so I would have to stop what I was about to say. I would give Liz a look, telling her that I would say something later, but she would just smile or shrug. She always seemed her happiest when she was messing with me. We had Christmas dinner early. This time everyone sat together at the dining room table. My grandparents said grace, and then we started to eat. I was surprised that Liz and her mom managed to get along the whole day after their argument in the morning. This second party was even better than the one the night before. Everyone seemed to be in the holiday spirit. I wanted the day to last forever, so of course, time flew by. Before I knew it, family members started to go back to their hotels, and then everyone was off to bed again. Liz chose to stay longer and hang out with me again. We found ourselves on the couch again, watching TV together. We were originally sitting on opposite ends of the couch, but the moment the last of our family went up to go to bed, Liz scooted over and lay against me. Having her be close again, and us finally be alone, made my heart thump wildly from nerves. I wondered if anything was going to happen again between us, and if so, what? I hadn't felt this nervous around a girl in years. I wrapped an arm around her, and Liz snuggled up against me. To be continued. Based on a post by storyteller 19, for Literotica. Holidays With Cousin Liz: Part 2. Liz has a present for Chris. Based on a post by storyteller 19. Listen to the Podcast at Steamy Stories. We watched TV together for an hour, mostly in silence, which was rare for Liz, who loved to talk during TV and movies. Nearly the whole time, I was hard, but as turned on as I was by having Liz close again, I also didn't want to try and force things by starting something with her prematurely. It felt right to be holding Liz, and I didn't want to rush things. When it was nearly ten, Liz turned off the TV. She reached up and grabbed at my face and gently caressed it. I looked down at her, and we looked into each other's eyes. Her face was lit by the warm glow of the fireplace. She looked so beautiful. I leaned in and we kissed each other, slowly and sensually. This seemed so different from how she was last night, but not better or worse. Last night, we acted like we satisfied a hunger after starving, but on that second night together, we started out slower and more sweetly. We sat on the couch, making out for nearly a half-hour. Liz broke the kiss, and we looked into each other's eyes in the dimly lit room. Liz stood up and grabbed the fireplace poker. she stirred the remnant pieces apart and the fire transformed to a red glow. She adjusted the damper to a slight ventilation and put the tool away. Turning to me, she smiled, then grabbed my hand. I got up and then she led me into her bedroom. Liz closed the door and locked it. She went back to kissing me, pressing me against the wall. Once we were behind closed doors, she continued our liplock while she swiftly unbuckled, unsnapped, and unzipped my jeans. Swiftly she reached down into my bozers and quickly found my straining erection, and started jerking me off. I kissed down Liz's neck, sucking hard on it and making her moan. I kissed down her collarbone and the top of her chest, pulling at her Aerosmith T-shirt to kiss more of her chest. Liz pulled off her shirt, and I kissed her cleavage. She swiftly unhooked her bra and shrugged it off so that I didn't even have to pause on my way down to her nipples. I licked around her areola and then flicked my tongue across one of her nipples. As she started to moan, I latched onto her tit and began to suck on it, causing her to moan even louder. Liz ran her free hand through my hair. I took nearly all of a tit into my mouth while lapping against it with my tongue and then sucked on it, pulling on her sensitive nipples. I switched back and forth between each of her tits. Liz pulled her hand out of my pants and slipped them down further. Once they were loose, she pulled me back up to kiss her. She flicked her tongue across my lip, and then I met her tongue with mine, and we started to french kiss. Liz pulled my college sweatshirt shirt up and over my head. Once my shirt was on the floor, she sucked and nibbled my lip, and then started to kiss down my neck, rougher than she was last night. I was afraid that she was intentionally trying to leave me a hickey from how hard she was sucking on my neck. Even though it would be so stupid, I wanted some physical mark to prove to myself that this was happening with my beautiful cousin a second night in a row. Liz kissed her way down my chest. When she got down to my stomach, she pulled my pants the rest of the way down, along with my boxers. My rock-hard cock sprung up, nearly smacking Liz on the mouth as she dropped down to her knees. I slipped my feet out of my pants and kicked them away. Liz grabbed my pants and kicked them against the crack in the door, hiding that the lamp light was on. She wrapped her hand around my rigid phallus and held it at its base. Her other hand cupped under my ball-sack and fondled the two boulders within. I shivered in pleasure when Liz looked up at me with those beautiful eyes of hers and kissed the tip of my cock. She seemed to make out with it as she kissed, licked, and sucked on the top of my cock. Everything she did felt great, and being able to better see her doing it, made it feel even better. She skilfully rubbed her tongue along the sensitive frenulum while her lips locked tightly, to hold my glans ridge captive to her lustful intents. Then she leaned down and pressed her tongue onto my ball sack, licking against my balls. I hadn't been expecting her to do that, and I couldn't help but moan. Liz took one of my balls into her mouth and sucked on it. It made me feel vulnerable to her passions, but it also felt so good that it almost hurt. Liz knew just the right amount of pressure to use. She stroked me in long slow strokes as she sucked on my balls, first one, then the other, and then both at the same time. Most girls I had been with usually ignored my balls if they even gave me a blowjob, so I wasn't used to having so much time spent on them. After sucking on my balls for a few minutes, Liz put her lips back onto my cock, only this time she started to take me all the way into her mouth. In one quick motion, she took my entire length into her mouth. I moaned as she took me effortlessly into her throat. Liz held there for a minute and then slowly pulled back off my cock to catch her breath. My entire cock was coated in her saliva. Liz took a couple of breaths and then took me back into her mouth. She started to blow me quickly, her lips sliding up and down my cock effortlessly; her tongue rubbing me in a firm swallowing motion, over and over. Liz would alternate from looking down at what she was working on; and looking up at me while she blew me. When she looked me in the eyes, it turned me on so much, but it also seemed oddly intimate, and I felt slightly vulnerable as we looked at one another. After blowing me for a couple of minutes, Liz took me back all the way into her throat and held my cock there again. While I was deep inside of her, she rapidly stroked at the underside of my cock with her tongue. She kept me inside of her mouth for a minute and a half and then pulled back from my cock with a gasp. I thought she would go back to blowing me, but instead, Liz stood up, grabbed my cock, and walked towards the bed. Liz undid her pants with her other hand, and dropped them to the floor as she walked. She lay down on her back and pulled me on top of her, kissing me deeply, I straddled over her, our naked bodies pressed against each other. She reached down between us, grasped my cock, and started to rub it against her cunt lips. I froze up at the warmth and softness of her cunt. Liz nestled my cock between her cunt lips. "I want you inside of me," Liz breathed in between kisses as she started to move so that her cunt rubbed against the tip of my cock. "I want you, too," I said and then, in a moment of honesty, added, "I have wanted you for so long." "I know. Why do you think I have teased you so much all these years?" Liz said, raising her lips so that the head of my cock slipped ever so slightly more inside of her. "To annoy me?" I asked. "That's part of it." Liz laughed. "But the other reason is that I have wanted you too," Liz said. I had one last moment of doubt if I should do this or not. Liz nibbled my earlobe. "I want you to fuck me." There was so much desire in Liz's voice. I didn't know what to say to that, but I knew what I could do in response. Going All The Way. I inched forward to both enjoy this moment and make it easy in case Liz decided to change her mind. She kept on kissing me, so I continued to press forward. I slowly worked my way inside of her. She was tight and incredibly wet. It was hard not to just thrust all the way inside of her. Being inside of Liz felt so good for so many reasons. When I bottomed out inside of her, she let out a little gasp, her body arching in pleasure at the contact of me deep inside of her. I froze in place for a moment to take in the sensation of her cunt wrapped around my cock. After getting used to the fantastic feeling of her cunt I pulled nearly all the way out and then thrust back into her quickly. Liz let out a satisfied moan when she took me fully inside of her. I tried to start off slow, but Liz humped up against me, meeting my downward thrusts. It felt too good for us to take it slow, and before long, we were fucking quickly. She held onto my shoulders, holding her body up off the bed to give her better space to thrust back up against me, or she clenched at my ass, pulling me in deeper with each thrust. Fucking Liz felt so right. It seemed like we instantly knew what the other one was going to do before they did it. Every thrust was timed perfectly to ensure the highest amount of pleasure between us. It didn't take me long to work up a sweat, my body feeling both hot and cold. I was starting to get a little out of breath. If we kept up at this pace, I wouldn't last for as long. I was glad for the release from the previous night, without which I would have come instantly when I first entered her. Liz stopped humping up against me and pressed her hand against my chest. I got off her, and she pushed me down onto my back and straddled me. She held my erection in place just at the entrance of her cunt, and then she lowered herself, taking my entire cock in one quick motion. Her cunt felt even better in this position. Liz leaned down and kissed me as she started to rock her ass up and down, working my cock against the top of her snatch as she rode my cock. I laid there for a couple of minutes, enjoying the feel of Liz perfectly riding my cock. I grabbed her perfect ass and could feel her muscles tighten and loosen as she humped me. I rocked my hips in time with her. Before long, we worked our way back to the quick pace we had built up to before. Liz started to moan more and took shallow breaths as we continued to fuck. It felt good, but it was too good; I could feel each stroke bringing me closer to an orgasm. I didn't want to cum before Liz got off. There was no guarantee that anything would happen again between us. If we were going to break this taboo together, I wanted to make sure to make this the best sex possible. Without breaking the rhythm of riding my cock she pushed on my chest and straightened up so that she was straddling my cock. Immediately her cunt felt even tighter around my cock as she continued to ride me. We both moaned at the same time. Liz pulled up so that just the tip of my cock was inside of her, and then she slammed down, taking it all in at once before pulling right back up and doing it again. I grabbed at her hips and used them to help me better slide in and out of her. Every few strokes, when Liz would take me all the way inside of her, she wouldn't pull back off immediately; instead, she would do a little grinding against me so that my cock pressed even more against her cunt walls. After a few times of doing that, Liz added that grinding motion as she went up and down on my cock, making it feel even better with each stroke. I loved the way her tits bounced as she rode up and down on my cock, and the way her face would contort in pleasure when I timed a thrust perfectly or hit her in a new sensitive spot. I was getting too close to my orgasm, but Liz seemed to be breathing heavier. She started to rub at her clit while supporting herself by leaning back onto the bed with the other hand, so I hoped that she was close enough to cum before me. It gave me a better view of my cock disappearing in and out of her tight cunt with her leaning back. My cock was soaked in her juices and made me slide in and out of her with ease. She started to rock back and forth on my cock, and her fingers rubbed furiously against her clit. Liz's moans got so loud that I was afraid that we would wake up our family, but at this point, I was too far along to do anything to stop. "Awe Chris, that's it, fuck me harder," Liz said. I held onto her hips tighter and started to fuck her even harder. "Yes, yes, yes, fuck me," Liz moaned. I knew that if we kept up like this, our family would hear. I sat up and pulled Liz off me. "Why?" She asked in a huff. I pushed her down on all fours, moved around behind her, put my hands on her hips, and then entered her fully from behind in rough thrust. Liz let out a pleasure-filled, "Oh," as I bottomed out inside of her. Liz arched her ass up against me and pressed her face down onto the bed. I had dreamed about taking Liz from behind for so long, and now that I was close to cumming I made sure to enjoy my fantasy come to life. Liz started to hump back against me. I could hear her moaning loudly into the bedding. I was surprised by how much her muffled moans turned me on. I felt her place her hand back onto her clit, and she started to rub it again. I could hear Liz's muffled moans get even louder, and then she stopped humping against my cock. She pressed her cunt back against me, taking my cock inside of her and then rocking randomly against it as her orgasm hit. As she came, I stopped holding back. I thrust into her a few more times, and with a grunt, I started to cum inside her. I held onto Liz's hips to steady myself as my body went numb with pleasure as I shot my loads inside of her as we came together. Liz's random humps slowed down as her orgasm passed, and she slowly rode my cock. When she finally stopped, I pulled out of her and laid on the bed beside her, catching my breath. Liz stayed like that for a moment with her ass up in the air, and then she laid on her side facing me. We scooted towards each other and wrapped our arms around each other. We lay like that for some time. "That was;" I started to say but didn't know the words for it. Liz leaned forward and kissed me sweetly. "I know," she said. I lay there not believing what finally happened when suddenly a thought interrupted my bliss, and I nearly jumped out of bed. Liz placed one of my hands between her tits and cradled it there with her hands as I wrapped my other hand around her. Her heart was beating so fast, just like mine. "What?" Liz asked. "I came in you, I shouldn't have done that, if you get," Liz put a hand to my chest and a finger to my lips. "Calm down. I wanted you to do that, it makes it feel even better, and I am on the pill, so you don't have to worry," Liz said. "Oh, okay, good," I said, embarrassed by my outburst, and wrapped my arms back around Liz. "Merry Christmas," Liz said. "Yeah, the best merry Christmas," I said with a smile. A few minutes later, Liz got up and grabbed the towel that I had used earlier in the day. "I will be right back. I am going to go clean up," Liz said and walked out of the room. There was a bathroom right across from the bedroom, but I still thought it was crazy that Liz walked out of the room naked. I lay there with my fingers laced behind my head as I stared up at the ceiling, a smile on my face as I rode the post-sex endorphin rush. Liz stepped back inside and gently closed the door behind her. I watched as she walked towards me and climbed into bed, trying my best to ingrain the image of her naked body into my memory. Liz climbed into bed beside me, rested her head on my chest, and pressed her body against me. I held her with one arm and played with her hair. I knew she was awake for a time, but neither one of us said anything. Before long, I heard her start to snore loudly against my chest, so loud that it woke me up when I was nearly drifting off to sleep. I smiled and lay there for a few minutes, holding her and listening to her snore. Couch Time. When I was starting to drift back off to sleep, even with her snoring, I knew that I better move out to the living room before I fell asleep with Liz again. After that night's physical exertions, I doubted that I would be able to wake up again this morning. I carefully got out of bed to not wake Liz again, but I knew that she was a deep sleeper. My theory had always been that her snores made her deaf to the world as she slept. I pulled the blanket over her and tucked her in. After I got dressed, I kissed on the top of her head. I grabbed my blanket and managed to sneak a pillow again off the bed, and I went back out to the living room. It took me some time to fall asleep even though I was exhausted. I wanted nothing more than to go back into the room and sleep beside Liz but knew that I couldn't. After some tossing and turning, I finally fell asleep. I woke up to someone kissing me. I opened my eyes, and Liz beamed down at me. "Good morning," Liz said. It was still so early that the sun hadn't fully started to rise. "Good morning," I said. I sat up, and Liz climbed onto my lap. She wrapped her arms around my neck and held me tightly as she kissed me deeply. As we kissed, my fear that last night was going to be the only time we had sex evaporated. Liz kissed me like how you kissed a lover, and while I didn't know what exactly was going to happen in the future, I knew that the last couple of nights wouldn't be stand-alone events. "My family is on their way to say goodbye, and then I am going to head back to the hotel with them to pack up my stuff." "Oh," I said. Liz lived in Portland, several states away from her family. "So, my flight leaves later today, but I was wondering, since you don't have school for a few weeks, if you wanted to come and visit me," Liz asked, looking down as she spoke. I realized that she was nervous about asking me this. My fearless cousin Liz, nervous at asking me to visit her over my Christmas break. If I hadn't just had sex with Liz the night before, then seeing her nervous about something would have been the craziest thing that happened to me this weekend. I didn't say anything for a moment, and she looked up at me expectantly. "While I mean, I did have some plans," I said. When she started to pout, I couldn't go on with it, "Yeah, I can come to visit you." "You jerk, you were just stalling," Liz said as she threw her arms around me and gave me another huge kiss. I already had morning wood from when I woke up, and I got even harder as Liz started to dry hump me. I began to play with her tits when we heard footsteps coming down the steps. She jumped off me and gave me one last peck on the lips before running back into the guest room. I smiled. I was so used to seeing Liz be sarcastic and aloof; it was odd seeing this sweet side of her. I thought about that for a bit as I laid back down to look like I was still asleep. Liz took a shower first. When she emerged, she was wearing one of my T-shirts without asking, but I loved seeing her in it, so I didn't say anything to her. By the time I took a shower, more family had shown up, including Liz's. They stayed for a couple of hours to have a small breakfast and coffee before they were going to head back to the hotel and pack up. Liz and I spent every possible moment together. Not only did she give me her phone number to make sure we kept in better touch, but she also took my phone and added her Snapchat and Instagram accounts to my phone. I rarely used the apps, and I told her so, but she told me I better use them to talk to her; otherwise, I would regret it. I knew that we would see each other again soon, but I didn't want to see her leave. I walked her and her family to their rented car when it was time for them to drive back to the hotel. Our hug goodbye lingered until we reluctantly let go. As Liz was getting in the car, she checked her purse and said how her phone wasn't in it and that she must have left it in the guest room. She said she would be right back to her family and asked me to come with her to call her phone with mine. "So, where did you last see it?" I asked Liz when we walked into the room. "Right here in my bag," Liz said, holding up her phone. "Why did you say you didn't have it?" I asked her. "So that I could give you a proper goodbye," Liz said as she hugged again, but this time also kissed me. We kissed deeply for several minutes, neither one of us wanting to break off the kiss. Our kisses started to die down, and we tried to stop, but we kept on doing small kisses. We were both left panting when we finally pulled apart. "I want you so badly again," Liz said as she rested her head on my shoulder. "Me too. I don't want to see you go." "Promise you will visit me soon." "I promise," I said, already planning on seeing her as soon as possible. We walked back out to our gathered family. "Sorry it took so long. I had my phone on silent," Liz said as we walked back up. Liz gave me one last hug and then got into the car, and they drove away. I watched them leave, feeling an odd sense of loneliness. I went back to the guest room and laid in the same bed that we had had sleepovers in together when we were kids, the same bed that last night we had sex for the first time in. I pressed the pillow that she laid on last night against my face and inhaled her scent. I lay on my back and pressed the pillow to my face, and inhaled. I felt my phone go off in my pocket. I checked it, and Liz told me that they had made it back to the hotel. She asked me what I was doing, and I told her how I was lying in bed. She called me lazy, and I asked her how I could be both lazy and an overachiever at the same time? She somehow avoided answering me, even though I was confident that I was bringing up a good point. I stayed one more day at my grandparents with my family, and then the next day, I drove home. I wasn'

Greg Brady spoke with Ron Butler, Principal Broker at Butler Mortgage about only 54 new condos were sold in Toronto last month as group warns of looming ‘industry-wide shutdown' Learn more about your ad choices. Visit megaphone.fm/adchoices

The Surfside condo collapse in 2021 precipated a number of changes to Florida's condo laws. The result has been a massive negative impact on condos across the entire state. The latest change to the regulations improves the outlook by allowing home owner associations to fund part of their reserve funds using loans and lines of credit. Previously these reserves had to be funded in cash by the unit owners, often resulting in special assessements of hundreds of thousands for each owner. ------------**Real Estate Espresso Podcast:** Spotify: [The Real Estate Espresso Podcast](https://open.spotify.com/show/3GvtwRmTq4r3es8cbw8jW0?si=c75ea506a6694ef1)   iTunes: [The Real Estate Espresso Podcast](https://podcasts.apple.com/ca/podcast/the-real-estate-espresso-podcast/id1340482613)   Website: [www.victorjm.com](http://www.victorjm.com)   LinkedIn: [Victor Menasce](http://www.linkedin.com/in/vmenasce)   YouTube: [The Real Estate Espresso Podcast](http://www.youtube.com/@victorjmenasce6734)   Facebook: [www.facebook.com/realestateespresso](http://www.facebook.com/realestateespresso)   Email: [podcast@victorjm.com](mailto:podcast@victorjm.com)  **Y Street Capital:** Website: [www.ystreetcapital.com](http://www.ystreetcapital.com)   Facebook: [www.facebook.com/YStreetCapital](https://www.facebook.com/YStreetCapital)   Instagram: [@ystreetcapital](http://www.instagram.com/ystreetcapital)  

Ron Butler, principal broker at Butler Mortgage, examines Toronto's collapsing condo market and its ripple effects across Canada's housing sector. He explains why new condo construction has ground to a halt, how resale prices are undercutting new developments, and what this means for the building industry and the broader economy. Butler also grades government responses and discusses why development charges remain a critical barrier to reviving new home construction across Canada.   The Hub is Canada's fastest growing independent digital news outlet.   Subscribe to The Hub's podcast feed to get our best content when you are on the go:  https://tinyurl.com/3a7zpd7e (Apple) https://tinyurl.com/y8akmfn7 (Spotify)  Want more Hub? Get a FREE 3-month trial membership on us: https://thehub.ca/free-trial/ Follow The Hub on X: https://x.com/thehubcanada?lang=en   CREDITS: Elia Gross - Producer & Editor Harrison Lowman - Host   To contact us, sign up for updates, and access transcripts email support@thehub.ca.

L'émission 28 minutes du 25/11/2025 50 ans de la mort de Franco : un roman entre exil familial et fantômes du franquisme50 ans après la mort du dictateur Franco, l'Espagne est toujours aussi divisée sur l'héritage laissé par le Caudillo. Léonor de Récondo, écrivaine et violoniste réputée, est née dans une famille espagnole exilée, fuyant la guerre d'Espagne en 1936. Ses racines, ainsi que la quête de la nationalité espagnole sont au cœur de son dernier roman : "Marcher dans tes pas" (éditions de l'Iconoclaste). Dans ce roman hybride, se mêlent souvenirs, imagination et poésie. Elle est notre invitée ce soir.Féminicides en hausse : à quand un électrochoc en France ?En 2024 en France, chaque jour, plus de trois femmes étaient victimes de féminicide ou de tentative de féminicide selon les données de la Mission ministérielle pour la protection des femmes (Miprof). Dans la même année, 107 femmes ont été tuées sous les coups de leur conjoint ou ex-conjoint, contre 96 en 2023. Cette hausse cache une faille collective, un manque de formation des policiers et des magistrats. Les violences faites aux femmes étaient pourtant la "grande cause nationale" d'Emmanuel Macron au début de ces deux mandats. Ce mardi 25 novembre, en cette journée nationale de lutte contre les violences faites aux femmes, deux magistrats ont remis un rapport à Gérald Darmanin, contenant dix propositions. Ils préconisent notamment la mise en place d'un “juge des VIF”, les violences intrafamiliales.On en débat avec Mine Günbay, directrice générale de la Fédération nationale Solidarité Femmes, Céline Marcovici, avocate au Barreau de Paris et Éric Corbaux, procureur général près la cour d'appel de Bordeaux.Enfin, Xavier Mauduit revient aux origines du reggae apparu en Jamaïque dans les années 1950, alors que son précurseur, Jimmy Cliff, est mort à l'âge de 81 ans. Marie Bonnisseau nous emmène dans des soirées techno traversées de flûtes et de cornemuses celtiques, qui cartonnent.28 minutes est le magazine d'actualité d'ARTE, présenté par Élisabeth Quin du lundi au jeudi à 20h05. Renaud Dély est aux commandes de l'émission le vendredi et le samedi. Ce podcast est coproduit par KM et ARTE Radio. Enregistrement 25 novembre 2025 Présentation Élisabeth Quin Production KM, ARTE Radio

Uncover the explosive Miami Fisher Island condo feud over a $180M lot, shaping the future of luxury living and regional economic stability.See full article: https://www.unitedstatesrealestateinvestor.com/miami-fisher-island-condo-feud-over-180m-lot/—Ready to kill the rat race?Listen, if you're sick of watching other people get rich while you keep grinding for scraps, this is your wake-up call.Right now, everyday people, not Wall Street, not billionaires, not trust-fund babies, are buying property, collecting rent, and stacking cash while you're stuck refreshing your bank app.You can keep working for money, or you can make money work for you.This free ⁠"Beginner's Guide to Real Estate Investing in 2025" will show you exactly how to start, even if you're broke, busy, or scared to death of losing a dime.It's short. It's simple. It's real.Go grab your copy right now before you talk yourself out of it. Start learning how real Americans are building wealth while everyone else keeps punching the clock.Download now: https://www.unitedstatesrealestateinvestor.com/freeguide/—Helping you learn how to achieve financial freedom through real estate investing. https://www.unitedstatesrealestateinvestor.com/

durée : 00:27:24 - Les Midis de Culture - par : Marie Labory - Aujourd'hui, au menu de notre débat critique, des expositions avec "Gerhard Richter" à la Fondation Louis Vuitton et "George Condo" au Musée d'Art Moderne de Paris - réalisation : Laurence Malonda - invités : Corinne Rondeau Maître de conférences en esthétique et sciences de l'art à l'Université de Nîmes et critique d'art; Stéphane Corréard Editorialiste au Journal des Arts

durée : 00:09:22 - Les Midis de Culture - par : Marie Labory - George Condo investit le Musée d'Art Moderne de Paris avec une exposition majeure qui retrace quarante ans de création foisonnante. Entre figures fragmentées, portraits déformés et expérimentations colorées, l'artiste américain révèle un univers à la fois chaotique et d'une grande finesse. - réalisation : Laurence Malonda - invités : Stéphane Corréard Editorialiste au Journal des Arts; Corinne Rondeau Maître de conférences en esthétique et sciences de l'art à l'Université de Nîmes et critique d'art

Duji is wearing Dolly Parton gloves. More than half of people lie about their financial status. The most broke Snitzer has ever been. Dinner party at the condo in Miami. Raffle tickets. Mormon magic undergarments. See omnystudio.com/listener for privacy information.

What is that white stuff in JLR's hair? Rover watches the Yarbo blow leaves. People in China are upset with a man who cryogenically froze his dead wife because he is dating a new woman. JLR cries over a movie scene. Rover and Snitzer put their Christmas trees up. President Donald Trump upset by questions from ABC News White House correspondent Mary Bruce. A twenty-nine year old woman says she is marrying her fiancé because he is rich. Faking your finances on social media. Duji is wearing Dolly Parton gloves. More than half of people lie about their financial status. The most broke Snitzer has ever been in life. Dinner party at the condo in Miami. Raffle tickets. Mormon magic undergarments. Rover hates the latest J. Crew sweater. Duji has an update on her breast burns. Concrete slide burn. JLR does his hair before talking to the sales girl. See omnystudio.com/listener for privacy information.

Duji is wearing Dolly Parton gloves. More than half of people lie about their financial status. The most broke Snitzer has ever been. Dinner party at the condo in Miami. Raffle tickets. Mormon magic undergarments. 

What is that white stuff in JLR's hair? Rover watches the Yarbo blow leaves. People in China are upset with a man who cryogenically froze his dead wife because he is dating a new woman. JLR cries over a movie scene. Rover and Snitzer put their Christmas trees up. President Donald Trump upset by questions from ABC News White House correspondent Mary Bruce. A twenty-nine year old woman says she is marrying her fiancé because he is rich. Faking your finances on social media. Duji is wearing Dolly Parton gloves. More than half of people lie about their financial status. The most broke Snitzer has ever been in life. Dinner party at the condo in Miami. Raffle tickets. Mormon magic undergarments. Rover hates the latest J. Crew sweater. Duji has an update on her breast burns. Concrete slide burn. JLR does his hair before talking to the sales girl.

Guest: Michael Geller, Ret. Architect & President of The Geller Group Learn more about your ad choices. Visit megaphone.fm/adchoices

In this conversation, Veronika discusses the significant opportunities in real estate, particularly in serving underserved communities such as military personnel and first responders. She emphasizes the importance of education and client relationships in the real estate industry, highlighting the need for agents to provide thorough explanations and support throughout the buying process. Veronika also shares insights into the investor market, discussing the preferences of different investor demographics and the importance of understanding market demands. Ultimately, she aims to build a brokerage that prioritizes service quality and long-term client relationships.   Professional Real Estate Investors - How we can help you: Investor Fuel Mastermind:  Learn more about the Investor Fuel Mastermind, including 100% deal financing, massive discounts from vendors and sponsors you're already using, our world class community of over 150 members, and SO much more here: http://www.investorfuel.com/apply   Investor Machine Marketing Partnership:  Are you looking for consistent, high quality lead generation? Investor Machine is America's #1 lead generation service professional investors. Investor Machine provides true 'white glove' support to help you build the perfect marketing plan, then we'll execute it for you…talking and working together on an ongoing basis to help you hit YOUR goals! Learn more here: http://www.investormachine.com   Coaching with Mike Hambright:  Interested in 1 on 1 coaching with Mike Hambright? Mike coaches entrepreneurs looking to level up, build coaching or service based businesses (Mike runs multiple 7 and 8 figure a year businesses), building a coaching program and more. Learn more here: https://investorfuel.com/coachingwithmike   Attend a Vacation/Mastermind Retreat with Mike Hambright: Interested in joining a "mini-mastermind" with Mike and his private clients on an upcoming "Retreat", either at locations like Cabo San Lucas, Napa, Park City ski trip, Yellowstone, or even at Mike's East Texas "Big H Ranch"? Learn more here: http://www.investorfuel.com/retreat   Property Insurance: Join the largest and most investor friendly property insurance provider in 2 minutes. Free to join, and insure all your flips and rentals within minutes! There is NO easier insurance provider on the planet (turn insurance on or off in 1 minute without talking to anyone!), and there's no 15-30% agent mark up through this platform!  Register here: https://myinvestorinsurance.com/   New Real Estate Investors - How we can work together: Investor Fuel Club (Coaching and Deal Partner Community): Looking to kickstart your real estate investing career? Join our one of a kind Coaching Community, Investor Fuel Club, where you'll get trained by some of the best real estate investors in America, and partner with them on deals! You don't need $ for deals…we'll partner with you and hold your hand along the way! Learn More here: http://www.investorfuel.com/club   —--------------------

For years, one of the driving narratives in Canadian real estate was deceptively simple: population growth equals home-price growth. Between 2021-2023, that tailwind was unmistakable — massive immigration, booming temporary residents, and a swelling demand for housing fueled price rises across the country. But that story is now changing. The latest federal budget from Ottawa projects zero population growth for the first time in modern history — a signal that the era of “Demographic Alpha” may be over.In British Columbia, the October numbers underscore the shifting landscape. Home sales across the province dropped by 10% year-over-year, with only 6,370 units sold, yet the average price ticked up to $987,600 (a modest 0.8 % increase). At first glance, that may seem counter-intuitive—especially given the drop in the Greater Vancouver region, where prices actually fell 3.4%. What it reveals is a province where local dynamics are diverging: outside the Lower Mainland some markets are still inching up.Nationally, every province except Ontario is showing year-over-year price increases. Ontario is down about 2.9%, even though pockets within have seen drops of 30 % or more. Two regions — Newfoundland and the Northwest Territories — are up more than 10%. So while the broader narrative remains “prices rising,” it's the hyper-local story that matters.Let's go back to population. For decades, Canadian real estate bulls pointed to one immutable fact: we kept growing. New people meant new renters, new buyers, new demand — the structural scarcity argument. But Ottawa's policy shift is turning the page. Between 2020 and 2024, population growth was arguably the strongest single driver of housing returns: it boosted rentals, shortened vacancy, supported pre-construction profits. Now the federal government's reduced intake of permanent and temporary residents is removing that force. Growth dropping from 3% to near zero rewrites the math of valuations.The consequences are broader than real estate: GDP growth in recent years has largely been powered by population expansion. With shrinking labour-force growth and rising youth and newcomer unemployment already flagged by the Bank of Canada, housing demand will be impacted. In effect, immigration policy is now acting as a rate hike — cooling demand without touching interest rates. For investors and developers, the easy “demographic premium” is gone.Condo starts continue to collapse. New sales of condo units have tanked, and about 18 months later condo starts follow that trajectory. We're seeing new-home construction at 15-year lows, fewer jobs in building trades, fewer units coming to market. And then there's the demographic domino effect.So what does this all mean for you—or for anyone who's betting on real estate? The thesis of perpetual population-driven housing demand is under threat. Scarcity is no longer guaranteed. The fundamentals are shifting: slower growth means slower demand, longer lease-ups, muted appreciation. For developers, investors and agents alike: adaptation is key. The era of demographic tailwinds is fading. The question now is: who will stay ahead in the new chapter? _________________________________ Contact Us To Book Your Private Consultation:

Conventional wisdom always said, it's never a bad idea to buy property. So what changed? In addition to small sizes and shoddy quality, condo sellers now have to contend with units being worth less than their mortgages.Lori Wilson reads No One Wants to Buy a Condo  About AMIAMI is a not-for-profit media company that entertains, informs and empowers Canadians who are blind or partially sighted. Operating three broadcast services, AMI-tv and AMI-audio in English and AMI-télé in French, AMI's vision is to establish and support a voice for Canadians with disabilities, representing their interests, concerns and values through inclusion, representation, accessible media, reflection, representation and portrayal.Find more great AMI Original Content on AMI+Learn more at AMI.caConnect with Accessible Media Inc. online:X /Twitter @AccessibleMediaInstagram @AccessibleMediaInc / @AMI-audioFacebook at @AccessibleMediaIncTikTok @AccessibleMediaIncEmail feedback@ami.ca Hosted by Simplecast, an AdsWizz company. See pcm.adswizz.com for information about our collection and use of personal data for advertising.

This week on Byte-Sized Insight, news reporter Vince Quill breaks down one of the most innovative treasury strategies emerging in crypto today: Grant Cardone's hybrid real estate-and-Bitcoin fund. As corporate Bitcoin treasuries expand and Web3 projects shift toward more active, onchain asset management, Cardone is experimenting with a model that fuses the stability of luxury multifamily real estate with the upside of a sizable BTC position.Vince sits down with Cardone to explore why he believes combining cash-flowing physical assets with Bitcoin creates a more resilient, scalable treasury structure. Cardone outlines how his Boca Raton project fits into the broader evolution of corporate and Web3 treasuries.Could this be the model for the next phase of treasury management, or a niche experiment?(02:16) Landing a luxury property out of bankruptcy.(03:29) Condo-conversion potential and the real estate–Bitcoin structure.(04:37) When renters become simeltanous Bitcoin investors.(06:31) The logic behind merging Bitcoin with multifamily real estate.(07:36) A consulting call worth 115 BTC that started it all.(08:32) How mixing real-estate stability with Bitcoin volatility creates a new “super-asset."(09:55) Why pure Bitcoin treasury companies may be running on fumes.(11:09) Forget gold: Cash-flowing property supercharges long-term BTC stacking.(13:22) The real reason traditional investors tune out most Bitcoin evangelism.(16:40) What a future $500K–$1M Bitcoin could mean for a hybrid real-estate fund.This episode was hosted and produced by Savannah Fortis, @savannah_fortis.Follow Cointelegraph on X @Cointelegraph.Check out Cointelegraph at cointelegraph.com.If you like what you heard, rate us and leave a review!The views, thoughts and opinions expressed in this podcast are its participants alone and do not necessarily reflect or represent the views and opinions of Cointelegraph. This podcast (and any related content) is for entertainment purposes only and does not constitute financial advice, nor should it be taken as such. Everyone must do their own research and make their own decisions. The podcast's participants may or may not own any of the assets mentioned.

On the 50th anniversary of the tragic sinking of the Edmund Fitzgerald, historian Ric Mixter—author of Tattletale Sounds: The Edmund Fitzgerald Investigations—joins John to share exclusive insights from his 1994 dive to the wreck site. Hear what he saw with his own eyes, why the crew's remains were never recovered, and the latest evidence on what truly caused the freighter to split apart. Later in the show: David Fleming, realtor and broker of record at Bosley Toronto Realty Group, explains why Toronto's condo market is softening and what renters and buyers need to know now. Lorrie Goldstein, editor emeritus at the Toronto Sun, critiques the post-budget “Ottawa bubble” and how elite insiders are distorting Canada's democracy. Learn more about your ad choices. Visit megaphone.fm/adchoices

  Will Ontario Face a Condo Shortage by 2027?

In this episode of RV Small Talk, we sit down with the innovators behind Safari Condo, a Canadian company that has redefined the way we think about RV travel. Builders of the groundbreaking Alto trailer, Safari Condo has gained a cult following for their lightweight, aerodynamic designs that are as efficient as they are beautiful. Learn how a passion for aviation led to a family business that has flourished for over 27 years. Dominique and François share the fascinating backstory of Safari Condo, from the very first prototype to the highly sought-after Alto — a model that boasts a sleek teardrop shape, retractable glass roof, and eco-friendly manufacturing. We discuss the inspiration behind the Alto's unique construction, its impressive fuel economy, and the engineering choices that make these trailers some of the most durable and innovative in the industry. Whether you're a seasoned RVer, considering your first travel trailer, or just curious about clever design, this episode dives deep into the passion and precision that set Safari Condo apart.

In this week's episode, we cover several devastating cases shaking communities across the country — a mother who killed her son the day before his 18th birthday in what she called a “death wish,” a Chicago attorney charged after his wife was found “pulverized” in their high-rise condo stairwell, and the latest updates in the heartbreaking disappearance of baby Emmanuel Haro, whose father has now pleaded guilty to his murder while the search for Emmanuel's remains continues. If you're new here, don't forget to subscribe for weekly deep dives into the darkest true crime cases: youtube.com/@annieelise  ⭐Sponsors Check out https://www.dosedaily.co/AE or enter AE to get 35% off your first subscription. 

For more than a decade, Canada's condo boom was on. Investors, at home and abroad, drove the craze over reselling preconstruction units. Rents skyrocketed, all while the condos themselves shrank in size. Today, the bubble has burst and the housing crisis continues. New condo sales in markets like Toronto and Hamilton are at 35-year lows and prices are driving potential homebuyers out of the city core. Is this actually an opportunity for developers to course correct to find “the missing middle?”Erica Alini, personal economics reporter for The Globe, explains why shoebox condos have been so appealing for North American developers, why the market for them has cratered and what needs to change to build cities with higher density at a liveable scale.Questions? Comments? Ideas? E-mail us at thedecibel@globeandmail.com Hosted by Simplecast, an AdsWizz company. See pcm.adswizz.com for information about our collection and use of personal data for advertising.

Quake discusses Busta Rhymes' ex-assistant firing back at his defamation lawsuit, Russell Simmons finally paying sexual misconduct settlements, Benny The Butcher returning fire at Freddie Gibbs by mocking robbery, ASAP Rocky getting sued for allegedly destroying neighbor's condo, the Drake & Spotify fake streams lawsuit, Big L's “Harlem's Finest: Return of the King” album review and much more.(00:00) - Intro(12:51) - Busta Rhymes' Ex-Assistant Fires Back At His Defamation Lawsuit(14:43) - Russell Simmons Finally Pays Sexual Misconduct Settlements(20:32) - Benny The Butcher Returns Fire At Freddie Gibbs By Mocking Robbery(21:52) - ASAP Rocky Sued For Allegedly Destroying Neighbor's Condo(24:02) - The Drake & Spotify Fake Streams Lawsuit Breakdown(44:46) - Big L - “Harlem's Finest: Return of the King” Album Review(01:01:21) - Billboard Hot 100

Send us a textWhat if the secret to calmer board meetings, friendlier hallways, and fewer violation letters is simpler than passing another rule or regulation? In this episode of Take It To The Board, host Donna DiMaggio Berger invites nationally recognized etiquette consultant and author Jodi R.R. Smith to unpack how “etiquette is the younger sibling of the law” and why civility is a practical and effective leadership tool for all types of community associations. From trash cans set out too early to pickleball at midnight, Donna and Jodi translate everyday friction into neighborly fixes that work in real life.Donna and Jodi walk through a proven communication playbook for big projects like concrete restoration and roof replacements: communicate early and often, explain the process in understandable terms, invite questions before votes, and host focused town halls. You'll learn how to structure meetings without turning rules into a weapon, why your strongest communicator should tackle major announcements, and how to take heated online threads offline into productive, face‑to‑face conversations.Donna and Jodi share clear guidance on shared spaces and pets—noise, waste, elevator etiquette, and the crucial distinction between service animals and emotional support animals. They also cover neurodiversity and cultural cues, showing how to adapt with kindness: narrate your intentions, choose the right medium for the message, and use asynchronous options when needed. Even travel gets a civility upgrade, with practical tips for surviving cramped flights without losing your cool.Along the way, they revive two classic habits that still matter: RSVP promptly and send real thank‑you notes. Courtesy isn't performative or old‑fashioned—it's a scalable, repeatable method for reducing conflict, protecting and enhancing community value, and making shared living spaces more comfortable. If you're a board member, manager, or resident who wants fewer blowups and better outcomes, this conversation is your field guide to everyday civility. Conversation Highlights:Why etiquette still matters in an age that celebrates bluntness and “keeping it real.Practical meeting manners: How board and membership meetings can stay civil and productiveRespectful communication during sales or rental screenings — for both interviewers and applicantsBalancing ESA (Emotional Support Animal) rights with neighborly considerationGuest etiquette in “55 and over” communities — what visiting families should knowNavigating the gray areas of shared amenities like gyms, pools, and clubhousesPickleball diplomacy: showing courtesy when games go late or lights stay onTexting with tact — the essential “dos and don'ts” of modern communicationWhen to overlook someone's bad manners vs. when (and how) to gently correct themThe one universal bad habit Jodi would fix with a magic wandRelated Links:Book: The Etiquette Book: A Complete Guide to Modern MannersResource: Mannersmith Etiquette ConsultingOnline Class: Dealing With Difficult People

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Plans by Vancouver Mayor Sim and his ABC majority to uplift the Downtown Eastside propose to increase the proportion of market rentals, water down the definition of social housing and dramatically increase allowable building heights. Critics say this amounts to a recipe for rapid gentrification and displacement of local residents. We talk with Ian Mass about this plan and much more.

So since the start of the year we've been talking about, speculating about, and gossiping about the Toronto real estate market over the course of this year. From reading off statistics we've seen, rumours we've heard from other professionals in that market, and headlines you see in the news about Toronto. Toronto real estate is ALL BAD, it's crashing, the correction after a 25 year bull run is here, and dog crate condos in Toronto is the Hindenburg that's taking everything else down with it! Well, that's all very dramatic. So we thought it best to bring in an expert in that market to break down what's really happening. Today's gueat is Alec Bowes from Indi Mortgage, a licensed mortgage broker with almost 20 years experience in the industry, who actually navigated the 2008 financial crisis, and who works in the GTA today. Please welcome Alec!Highlights of today's episode. 1.) First Time Home Buyers are no longer the driving force behind Toronto real estate prices. 2.) The market is softening with the banks being tighter on lending as you see people's appraisals actually come in below list and sale prices. 3.) The Guelph real estate market is actually in a very healthy place. Sellers are still getting their prices and buyers have time in the market to pick and choose, and negotiate a fairer market deal for themselves. 4.) Insurance fires. (Another rumour!) And so much more! Enjoy!Jason Paul902-220-7357jason@infinityrealestategroup.a@jasonpaulhalifaxrealtorAlec Bowes519-341-1299 EXT. 1alec.bowes@indimortgage.caMatt Legatto902-240-3304matthew.legatto@indimortgage.ca@mattlegatto.mortgages

It's been one year since Caitlin Tracey was found at the bottom of a stairwell in the luxury condo building where her husband, Adam Beckerink, lived in Chicago's South Loop. Caitlin's foot was severed and her body was "pulverized" from the fall. Caitlin had been the victim of domestic violence at the hands of Adam. Chicago Police now say Adam will be charged with murdering Caitlin. Law&Crime's Angenette Levy goes over the new details and how Cailtin's parents are taking Adam to court in this episode of Crime Fix — a daily show covering the biggest stories in crime.PLEASE SUPPORT THE SHOW: If you're ever injured in an accident, you can check out Morgan & Morgan. You can submit a claim in 8 clicks or less without having to leave your couch. To start your claim, visit: https://www.forthepeople.com/CrimeFixHost:Angenette Levy https://twitter.com/Angenette5Guest:Will SvilarProducer:Jordan ChaconCRIME FIX PRODUCTION:Head of Social Media, YouTube - Bobby SzokeSocial Media Management - Vanessa BeinVideo Editing - Daniel CamachoGuest Booking - Alyssa Fisher & Diane KayeSTAY UP-TO-DATE WITH THE LAW&CRIME NETWORK:Watch Law&Crime Network on YouTubeTV: https://bit.ly/3td2e3yWhere To Watch Law&Crime Network: https://bit.ly/3akxLK5Sign Up For Law&Crime's Daily Newsletter: https://bit.ly/LawandCrimeNewsletterRead Fascinating Articles From Law&Crime Network: https://bit.ly/3td2IqoLAW&CRIME NETWORK SOCIAL MEDIA:Instagram: https://www.instagram.com/lawandcrime/Twitter: https://twitter.com/LawCrimeNetworkFacebook: https://www.facebook.com/lawandcrimeTwitch: https://www.twitch.tv/lawandcrimenetworkTikTok: https://www.tiktok.com/@lawandcrimeSee Privacy Policy at https://art19.com/privacy and California Privacy Notice at https://art19.com/privacy#do-not-sell-my-info.

The Legal Team discusses the 2025 updates to the POA act.

Adam Beckerink was sentenced to 93 days in jail for a 2024 domestic violence incident in Berrien County, Michigan in which he grabbed his wife's cell phone as she tried to call 911. Caitlin Tracey was found dead at the bottom of the stairwell of Beckerink's luxury condo building in Chicago a little more than two months later in October 2024. He has now pleaded no contest to the Michigan charges as the investigation into Caitlin's death continues. Law&Crime's Angenette Levy goes through the body-worn camera footage of Beckerink's Michigan arrest in this episode of Crime Fix — a daily show covering the biggest stories in crime.PLEASE SUPPORT THE SHOW: If you're ever injured in an accident, you can check out Morgan & Morgan. You can submit a claim in 8 clicks or less without having to leave your couch. To start your claim, visit: https://www.forthepeople.com/CrimeFixHost:Angenette Levy https://twitter.com/Angenette5Producer:Jordan ChaconCRIME FIX PRODUCTION:Head of Social Media, YouTube - Bobby SzokeSocial Media Management - Vanessa BeinVideo Editing - Daniel CamachoGuest Booking - Alyssa Fisher & Diane KayeSTAY UP-TO-DATE WITH THE LAW&CRIME NETWORK:Watch Law&Crime Network on YouTubeTV: https://bit.ly/3td2e3yWhere To Watch Law&Crime Network: https://bit.ly/3akxLK5Sign Up For Law&Crime's Daily Newsletter: https://bit.ly/LawandCrimeNewsletterRead Fascinating Articles From Law&Crime Network: https://bit.ly/3td2IqoLAW&CRIME NETWORK SOCIAL MEDIA:Instagram: https://www.instagram.com/lawandcrime/Twitter: https://twitter.com/LawCrimeNetworkFacebook: https://www.facebook.com/lawandcrimeTwitch: https://www.twitch.tv/lawandcrimenetworkTikTok: https://www.tiktok.com/@lawandcrimeSee Privacy Policy at https://art19.com/privacy and California Privacy Notice at https://art19.com/privacy#do-not-sell-my-info.

The condo market has flipped firmly in buyers' favor. With 72% more sellers than buyers nationwide and rising HOA and insurance costs pushing owners to list, buyers finally have leverage to negotiate. But while prices have softened and competition has vanished, new regulations and long-term risks mean not every deal is a bargain. This episode breaks down where the market's weakest, why Florida and Texas lead the pack, and how buyers can make the most of this rare advantage. Learn more about your ad choices. Visit megaphone.fm/adchoices