First-Time Homebuyer Smart Moves for 2026: Top 5 Things You Must Know Before Buying a House

In this episode of the Be The Solution Podcast, host Maria Quattrone sits down with Elma Guardiani to break down the Top 5 Smart Moves First-Time Homebuyers Must Make in 2026.

With rising prices, competitive markets, and fluctuating interest rates, first-time buyers need strategy—not guesswork.

Maria and Elma walk through exactly what buyers must do before even stepping into a home—and how preparation can be the difference between winning and losing in today’s market.

If you are a renter thinking about buying in 2026, this episode is your roadmap. 

Top 5 Smart Moves for First-Time Homebuyers in 2026

1️⃣ Get Pre-Approved — Not Just Pre-Qualified

2️⃣ Know Your True Monthly Payment

3️⃣ Understand Your Local Market

4️⃣ Work With a Full-Time, Experienced Agent

5️⃣ Be Ready to Act Quickly

Maria reflects on:

• Pre-Docusign days
• Paper contracts
• Driving deposits in person
• No GPS

Technology makes the process easier today—but preparation and skill still matter. 

Best Quotes

Elma Guardiani:

“You don’t want to be house poor — know your true monthly payment before you fall in love with a home.” 

Maria Quattrone:

“There’s never been a closing that didn’t start with a conversation.” 

Connect with Maria Quattrone:
Facebook: Maria Quattrone
LinkedIn: Maria Quattrone
YouTube: Maria Quattrone
Instagram: @maria_quattrone
TikTok: mariaquattronerealestate
Website: MQrealesate.com
Office number: 215- 607-3535

Transcript

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Cold Open & Welcome

Maria Quattrone 0:01

Friends, thank you for tuning in again to the Be the Solution podcast. And I'm your host, Maria Quatroon. And today I have Elma. Oh my god. Let me stop. Let me stop. I'm starting again. Apple, Apple, cut that out the first 25 seconds. One, two, three. Good morning, friends.

Why First-Time Buyers Wait

Maria Quattrone 0:24

I'm so excited today on the Be the Solution podcast. I'm rehost Maria Quatron and I have Elma Guardiani on with us. And we are going to unpack. She loves working with first-time homebuyers. And we're going to unpack today the top five things that you need to know as a first-time homebuyer in today's market in 2026. Welcome, Elma.

Elma Guardiani 0:53

Thank you so much for having me. It's been a pleasure getting to know you this past year. And I'm excited to be on your podcast, Be the Solution.

Maria Quattrone 1:01

It's be the solution. So that's what that's what it's all about, be the solution. Now, gosh, you've been in the business now five years, right? Correct. Five years. And I'm sure over the last five years you've heard many people say they're waiting to buy. Correct. They're waiting to buy.

Elma Guardiani 1:24

If you look over the inventory is not going up.

Maria Quattrone 1:28

So it's it's crazy. And the rates, the rates are the rates. So you got to figure out a solution to get into a home because we know that people that own homes have more net worth than somebody who rents. Right. And so it's like the very first step to building your wealth. Right. Uh so that someday you can retire or do whatever you want with the house.

Elma Guardiani 1:52

But right, or run it out and continue moving along. And um, I think I have I focused actually this year on getting a list of all my tenants that I've helped throughout the years with their addresses and trying to be kind of stay on top of them this year and say, hey, do you think it's time to just start?

Step One: Get Pre-Approved

Elma Guardiani 2:10

So one of the top thing, number one, which every agent will agree, I'm sure you'll agree to, is you have to get a pre-approval. You have to talk to a lender before anything else, because that just gives you the knowledge that you need. And also you might need some time to boost your credit score. And unfortunately, there's a lot of hackers out there that, oh, pay me to boost your credit score. You don't need to do that, you just need to speak to a lender. And the lender can tell you, yes, if you pay this off by this time and work with you. So it could even take six months to actually be able to even start looking. So that's why it's a lot of information. But I think that that's what I keep telling all the renters. If you're interested this year, just fill out an application, um, you know, with yourself, with your partner, whatever you're deciding to do, and see if you even qualify. And then if not, the lender will let you know what you need to do to get there.

Maria Quattrone 3:09

Absolutely.

Full Underwriting For Strong Offers

Maria Quattrone 3:10

So I think one of the things also in this process that's most important is to be fully underwritten. Right.

Elma Guardiani 3:18

Yes. A lot of my clients that come to me from my referral partners are, and that gives us such a sense of peace when we go out to see homes. I can relay that to the listing agent and let them know, hey, they're good to go. And that way the buying process is a lot smoother once you start looking. It's like, and then it can happen fairly quickly. So um the other thing that I think first-time home buyers need to know is that even before we go to physically see a home, I do like to connect with the lender and have them see what their monthly payment would be, because sometimes that is not what the buyer is thinking in their mind. They just think, oh, I'm approved, and great, I like this house. It's in the budget that they said, but then when you look and you see, oh, the taxes are this much and the insurance will be this much, and it's it, it's it's not feasible. And they want to be able to go to dinner once a week or once a month, something, and you don't want to have a payment that is too much. So

Know Your True Monthly Payment

Elma Guardiani 4:25

right, we call it house poor. You don't want to be house poor. No, you do not want to be house poor. And I've learned that the hard way. So I did take people out. Oh, um, approval. And then when it came down to putting the offer in, and I and we did the they were like, Oh my god, I don't want to pay that much. And I was like, Oh, I gotta do this backwards now. More information, more knowledge. And if it doesn't work, then we can go back to the drawing board and figure out what will.

Maria Quattrone 4:48

Well, it's really important because the last thing you want to do is show somebody a home. And as realtors, we've all had this happen before. You show them a home, it's uh whatever, $450, and they love it, and then they realize that they don't want to pay the monthly payment. No, and now it's really hard for them to find another home because the home that they want that they can afford and want to pay the budget per month is not the 450 home. So now you're looking at homes that could be 350, right? Or yeah, between 350 and 4, and that is not the same quality of house that you're ready at. So now they're disappointed, probably aren't gonna sell them anything, right? And there's no need for it. So it really is the attention to detail in the very beginning. You know, you want to go slow and get everything ready, all your ducks in the line, and then it goes really fast because when you see that house and that things speed up.

Elma Guardiani 5:52

That's actually um another part of the things that I was gonna say as well. The top things is um basically, yes, it it's steps, you have to take it step by step. And as if you have a good agent, your agent will be there to guide you every way. Um, but once you get everything together, you can be in the home in 30 days. So that like, you know, if your offer is accepted. So that's the part where like people are like, oh my God, that quickly, like, yes, that's how it is. You know, if we go see a house home Wednesday, March 1st, you could possibly be making settlement April 1st. So um that's something that I feel like first-time home buyers aren't really aware of. Um, and I like like it brings them a little bit of stress because it's like, oh my God, this is real, this could really happen this fast. But also, if you're looking in the right area and

Go Slow First, Then Move Fast

Elma Guardiani 6:40

the opportunity presents itself, you have to take advantage of it too, you know.

Maria Quattrone 6:44

Well, because you don't want somebody else to buy that house. Right. And also it might be a while before the next one comes up that meets your criteria, right? So, you know, we don't know when inventory is gonna come. There is a way to tell a little bit is something um we see over 30 years of looking at it that once a listing comes up in one area within the next couple weeks, usually two more also come up in the same neighborhood. Okay. So that's also something um for them to be aware of. But, you know, generally if it's in a hot spot, right? For example, where we are in graduate, it's hot. The market is still very much a seller's market, and we still have less than two months inventory here. So you have to be able to jump on that house right away.

Elma Guardiani 7:35

Well, because you're in a walkable area. Um, my area right now, I'm in Packer Park and it's near the stadiums, and it's actually been rising in the past year. Like, you know, we're getting top dollar right now, and I think it's because people like the neighborhood feel here, and we have parking, which is a big deal. Um, so I've seen a shift there where the prices have risen too. But that's I think number four is understanding the market in the specific area because it is crazy out there between the Philadelphia area, Delaware County area, New Jersey, it's completely different. So if someone's looking

Reading Micro-Market Conditions

Elma Guardiani 8:15

for something, and since I do have the dual license, I always have to explain that area is completely different from what we've been talking about. You know, it's it's it section by section, like, and you can't, it's it's hard to predict, but um, it's hard working with people that want to possibly see both states because it all depends on you know what's going on specifically in that area. It's like I feel like it's it's been a little bit crazier since when I first started. Do you agree? Like five years ago, it was just craziness because it was the interest rates were low and it was just all around crazy. But now it's a little bit like in Philly, you can certain areas you do have it's a buyer's market.

Maria Quattrone 8:56

Yes, and that's why it's critical to understand the market statistics in any given Zucco, right? How much inventory is on the market and explaining it and buyers to understand up front, like, listen, in this area that you're looking, it's only two months of inventory, right? And that means that you you're probably pay asking or above, and you need to put that offer in as soon as possible. Now, I think people looking right now is still an opportunity over the next month or so to make be negotiate right on the properties because of the timing, too.

Elma Guardiani 9:29

It's not just market, it's winter, and families right, don't want to uproot their kids right now with school. I try to explain that to some single people. I'm like, you have an advantage that you know you can look now, don't wait till spring, because that's when the families start looking, and then you have more competition. And then before you know you, because you know, June is a big month because June is the biggest month of closings, right?

Maria Quattrone 9:52

In our in our so we see the most amount of closings in the month of June, and usually the least amount in December and January, right? So it's we are seasonal here, and part of that is because families who are moving kids want to be settled for the holidays. People are August, they want to be moved into their house at the latest, latest August. And if they have to do

Seasonality And Buyer Advantage

Maria Quattrone 10:20

repairs or anything, they're closing in June. And because they want to, you know, get ready before the next school year starts, which is very important.

Elma Guardiani 10:27

I think they're trying to get into that school district, which is a big deal, you know. The kid is about to be in kindergarten. I'm working with a client right now, and that there's a little bit of pressure there because I told her, let's look last year, and now she's like panicking a little bit because it's it's coming, you know. School starts this September, so we have to work, and the market is still crazy. This is for Jersey, like beyond crazy.

Maria Quattrone 10:49

Um, yeah, if you want to buy a house in Haddonfield, good luck.

Elma Guardiani 10:53

Yeah, that's true. Um, but yes, the more I mean, I think understanding the market, and and then also it's because it is so different. So um, but that's why um obviously my number five is you have to get find yourself a realtor that is full-time. I really think that that's super important. I think that's one of the first questions that a buyer in this market should ask their agent, are you full-time? Because if they're not, it's gonna be rough. You know, I don't know how people do this and do something else, you know, and do it right because it's nonstop 24-7, like trying to keep, you know, everything together and make sure that you're not missing a moment. Because if you do, you look could literally miss out on a house. For example, yeah, I just feel like my mind is always, you know, on real estate and how to help. And I even texted my sister-in-law that's looking, and I was like, oh my God, this house is perfect for you. And then when I went to go to sleep, I woke up and I was like, oh my God, that's not gonna be available for this open house. It's gonna be gone. And sure enough, I called the agent and it is, it was gone. He had a contract out, and I was like, Well, it was, you know, good price, good street. It had everything, and there hasn't been many like completely

Why Your Agent Must Be Full-Time

Elma Guardiani 12:10

redone in the area. And I just had that feeling, and I was like, I don't know, like, I'm so sorry. I had an inkling that you know it wasn't even gonna make it to the open house. So um, yeah, it's you just someone that's going to definitely put their best foot forward and have the time to do so because timing is everything in this business. You could miss a house just from one day.

Maria Quattrone 12:33

That is very true. And you know, on the flip side of it, I still represent a lot of sellers. I'll say to them, do not not accept an appointment. Like that could be a buyer that would should have your house and could have bought your house. And I know from when I represented a ton of buyers earlier on in my career, and they were coming in for the weekend. You know, they're they're moving Boston because they're getting uh here in Philadelphia at Jefferson, and they came in for the weekend. We had, I don't know, 12 houses or something to see, and a couple of them we couldn't get in, and they bought a house that weekend, and a couple of them could have been that house. It was a great house, but we were declining the showing, right? And so, you know, sellers also need to understand that every showing is critical. We only need one to sell the house. We need one buyer at one set house, right? So we don't know when they're coming, we don't know where they're coming from specifically, but we have to be prepared. And the same thing on on the buyer side is like if a house comes up, I say it's it is people don't understand it, it's it really is a 24-hour a day type of business, and you need to be prepared. Yeah, and I agree with you, Elma. Um, it's very difficult to be especially a buyer's agent not working full time, right? And I don't know how even a listing agent would do it, but especially from the buyer side, because the house could come up right now, it could be listed on the MLS and

Experience, Deals, And Communication

Maria Quattrone 14:20

showing start today, and the first you can get in there with them is for tomorrow. Fine, you can get to see the house. But if you're working all weekend long in some other job and you can't show them till Monday or Tuesday, that's a disservice to that client, and on top of that, the transaction usually is really bad for somebody who's working like a nine to five.

Elma Guardiani 14:44

Yeah, I think there should be a rule where if you have to sell a certain amount to keep your license every year, it'll weed out a lot of people. What do you think that number should be? I think 10. Okay, I think that's fair, and obviously you have to give it a little bit of time for newer agents, you know, like brand new brand new, maybe like a training phase, and then once it gets to a certain year, you have to sell 10 to keep your license. I think that should be the new rule.

Maria Quattrone 15:10

It's crazy out there, and it's not not unless you're non-selling, unless you're like a manager or something, or right, right, right.

Elma Guardiani 15:18

Or obviously there's the option to be in referral status, which makes more sense, you know. Um, but yeah, I mean, when I first started five years ago, I took it on full time and I was like, I'm gonna give it my all. And if it doesn't work out, I'll do something else. But I couldn't when I got into it, I was like, this is full-time work. And even though, you know, I don't have to clock in anywhere nine to five, it's mentally 24-7. You can't clock out because if you do, you could just mess up everything. And it's something that um I mean, I do love the fact that I can make my own schedule and I am my own boss, but it in the other sense, it's also like a lot of on you all the time, you know, mentally to retain. And that's why I have a lot of notes and I like to write things down to keep you know track of everything. Um

Modern Buyer Consults And Tools

Elma Guardiani 16:10

well, that's good.

Maria Quattrone 16:11

Yeah, it's it's important how we I focus on how can I get just a little bit better every day. Yeah, even after so many years, 22 years in the industry, and you're 23.

Elma Guardiani 16:23

Yeah, that's awesome. That's something to be proud of.

Maria Quattrone 16:26

Yeah, well, you're you know, it doesn't kill you, makes you stronger.

Elma Guardiani 16:31

Right. And every every time you go through a hurdle, you learn and learn and learn.

Maria Quattrone 16:37

Which is we do, and I think that's the that's in this business is that you know, doing transactions and doing a lot of transactions teaches you right because you walked through that before and you know how to navigate it. The problem is when you don't do enough transactions, you don't know how to navigate it, and then the deal experience, right? Yeah, and the deal that could have easily went through blows up because you don't know how to explain it properly to your buyer or your seller, right? And give them the confidence that they need to know that you got them, you're the professional, you know exactly what to do, and if you don't, you're gonna find it out, right? And I think that's you know one of the challenges. So I you know I agree it's really important. You know, if you're a buyer in this market that you are interviewing that agent, did they do a buyer consult with you? Like, how do you prepare about your buyer consult? That's something that I think very even though everybody's supposed to be doing it, I still don't think everybody does it.

Elma Guardiani 17:37

Right. So um, I actually have a podcast up on YouTube. Um, I only have three episodes on it. Um, I'm gonna hopefully focus more on that. It's it's very consuming. Um, but I have an episode on there where it's a complete guide for first-time home buyers, and it's about 30 minutes long. Um, and I that's part of my consultation because I was on the phone doing that, like that's a guide. And I realized the one day, I think I did it last July, and I was on or um, I'm sorry, like almost two years ago, and I was on the phone all day in the car talking to three different first-time home buyers, saying the same thing for about 25 minutes. And I was like, I need to figure out a way to just, you know, technology is great now. So I created the video and then I have the conversation. Um, I ask a few questions. Um, I let them ask any questions that they might have. And then I say, I'm gonna send you the video when you have time, whenever it works for your schedule. Please review it. And that's it's just so much help of, you know, having to repeat myself on the phone. And I feel like

Old-School Real Estate War Stories

Elma Guardiani 18:45

they're and they're seeing how they're seeing me now, you know, like on the screen, they're getting my personality and they're just learning the steps of it, the guide. It's just so that's been super helpful. And I think that's made a difference because it's saving me time and they can do it at their leisure. They could go on the treadmill and you know, watch it. They can go um in their car and just listen to it. So that's been helpful. Um, and yeah, I mean, it's a lot of information. It's a lot of information for first-time home buyers.

Maria Quattrone 19:14

Well, I think it's great. You send it to them, they can take notes, they can re-watch it. Right. You know, they're not gonna, and then write their questions down for you, and then you have your follow-up with them. And this way, if they if it's it, if it's overwhelming for them, they can stop it and then re-watch it again. Right. And you know, do it on at their at their leisure, so to speak. Right, right.

Elma Guardiani 19:38

So and I think that that's that's the important part too, is that if you have an agent that does this full-time, they will be able to guide you step by step throughout the entire process. I try not to overwhelm my clients because there is just so much information, like you know, between just getting the pre-approval, the market information, then the offer information, how to understand all these different things, and then explaining the appraisal and what happens if this comes back low and this, and just a lot of information. So I do like to take it step by step because I do think that that's helpful. And I explained that to them in the beginning, like, you know, watch this video, but obviously I'm gonna be here step by step, like from A to Z to finish everything and make sure that everything goes well. Um, but again, I just couldn't imagine someone who doesn't do this full time doing that because it's a lot of work, you know, it's a lot of steps, it's a lot of guidance that you have to provide. And um, if you have a good agent that's on top of it and you know, follows through and does exactly what they say they're gonna do and communicates, you're good, you know. So that's that's definitely um important. But the most important thing is speaking to a lender first, and an agent that has experience can also set you up with one too, you know, that that they might I feel like everyone is is different. Um, with the lender, I kind of base it on what they the buyer needs if I need to recommend and like their personality too, you know.

The 2026 First-Time Buyer Playbook

Elma Guardiani 21:10

You don't want to set up a person that doesn't like speaking on the phone with some before that only likes to speak on the phone. That's not gonna end well. So um, do you find that when you when first starting out that you always had your go-to people that it worked with?

Maria Quattrone 21:26

So it was a little bit different back then because we weren't texting. I gotcha, and email was only used for documents, daringly, right? We didn't have DocuSign, right? Oh my god, you have to do everything in person, everything had to be done in person. Wow, I would love you. Should do a segment on that, just bring it back. So, Elma, you want an offer the listing agent is in Hustleton Avenue in Feasterville. The offers are due Friday night. You're driving there, I'm driving there Friday night. At seven o'clock in the rain to drop off an offer in person with the pay attached to it. If the client just came in and I had to go over paperwork for an hour and a half and then drive an hour and then drive an hour back. Wow. That's that's I'm an agent in 2026. It was a lot harder back then. Wow. And it was a lot harder to do, you know, a lot of business. Like we worked, I tell everybody who's getting into this business, plan to work every day for five years, like daily. Right. You know, and I'm not saying you can't take any time off or anything like that. You better have some people who can back you up if you're not on a team. Right. And you know, that's what I did. Like I worked pretty much every day for at least five years. But you know, it's all what you want it to be. Nobody has to do that. I I did it because I believe that if I put the time in early, I gain enough momentum to start to have business just organically also come to me, right? Which did you know, but it's in the very beginning, you know, putting that time because you have

Drive-Bys, Blocks, And Fit

Maria Quattrone 23:10

to learn, you know, no, you have to learn the streets, you need to learn where you're going. We didn't even have GPS.

Elma Guardiani 23:16

Right, you had MapQuest. I was gonna ask that question. Hold on, my dog is growling. Steven, can you stop, honey? I'm recording. So, um, did you have like a pirate with the printouts and figuring out where to go?

Maria Quattrone 23:30

Yes, so I can't imagine that I would get lost all the time, and I then you didn't have a cell phone to call the person. I had a cell phone, but oh my goodness, but you know, if you're on the cell phone and you're supposed to be driving, right, and I would be on the phone negotiating and driving and miss the turn because I have the map quest in my hand, right? So it was a lot different, yeah, a lot different, no docu sign. Wow, you know, we had to go um a lot of times and pick up keys at offices, right? Right, they didn't there's still a brokerage that does that. We won't mention them. There's two actually. Oh god, they need to get with the times, rentals, and then another one, yeah, local here, right in Philly. Right, I know it's crazy, but that's purposeful because agents are like, Well, I don't feel like the key, I'm not gonna right.

Elma Guardiani 24:27

They don't want to work with other agents, co-op so yeah. I mean, that's so impressive. I I think you should definitely do an episode on that because that would be like bringing it back in time, and I would love to be the one asking you the questions because it's so it's to me um how it's evolved, and now it's a lot easier, you know. Oh, we can certainly do that. We'll set it up and can you on my show. That would be perfect.

Maria Quattrone 24:56

So before we wrap up, top five things for buyers for 2026

Timing The Market After Super Bowl

Maria Quattrone 25:00

is number one, you gotta get a pre. You you have to get pre-approved with a lender that the agent knows and trusts. That's critical. Yeah, critical. Two, you need to know what the payment's gonna be, right? Right. Number three of the taxes, the mark, yes. You need to to have a realtor that works full time and that knows what they're doing, right? That's super important. And number four, you better be ready to shop. I say bring your checkbook. Well, now we do wires, but right, it's the whole idea of bring your checkbook. So, you know, planting the seed of you're you're gonna buy a house today. It doesn't take months to buy a house. You can go out one time and see the house. If you've done all that work in the beginning and the the details done up front, you can buy a house on one day. I think something else that's really important, Elma, is if you don't like the block, we do not need to see the house.

Elma Guardiani 25:58

So you should check out the houses before you reschedule the appointment. I've been doing that more and more. I'm like, drive by, you know, they're like, How's the neighborhood? And you know, it depends on what you're looking for, like exactly. But I always say just drive by first and let me know if it works. Because if it does, great, we'll check it out. And if it doesn't, then we know to move on.

Maria Quattrone 26:17

Yeah, they might not like that house because they don't like the house next to it, or there's a train across the street, you know, or a badega on the corner with people hanging out, you know, and they don't want to be in that kind of neighborhood. And that's hey, that's to each of their own. We can't decide for them. That's why it's this is part of the homework, right? Right. Our is not to decide, our job is to facilitate a sale, right? And make sure that everything goes as smoothly as possible in this critical. Right. We are the guide. You're in the ship, you're in the ship, and then you know, I think uh the last thing you said was that they is is making sure you have the right people all around in your corner, yeah, and you're ready to go. And I think preparation is and anything is a key to success. So the more you can do up front and be ready to rock and roll, and knowing what the marketplace is in that market, is it two months of inventory, is it 10

Wrap-Up And Next Conversation

Maria Quattrone 27:20

months of inventory? Right, that's going to tell you how you can negotiate the offer. And so I think telling people, sharing with them up front that listen, if a house comes on the market here, it ain't staying on the market for less from a week in this area, but in this neighborhood, there's a lot of houses that we can negotiate, right?

Elma Guardiani 27:41

So and I live ones that have been been on the market for over 150 days, and then all of a sudden you go show and they're like, We have three offers, and you're like, What? I guess everybody had the same thought.

Maria Quattrone 27:52

It does happen sometimes, it does, it happens a lot, which is so bizarre, especially this time of the year because December people were blah blah blah, right? Not really shopping, doing Christmas and holiday and panic business stuff and whatever, and then New Year's and then cold. So people are they're starting antsy, and our market in Philadelphia generally breaks right after Super Bowl. So we've one week week coming, yeah, to get it all rest dialed in.

Elma Guardiani 28:23

Yeah, and good thing that I mean, not good thing, but last year the Eagles were in the Super Bowl, so Philly was on a standstill. No one wanted to do anything until after that game. At least now people are like, okay, let's go see places. Exactly and not distracted, exactly.

Maria Quattrone 28:39

I know I was sad that they didn't get make it, but that's their own fault. They effed up, and uh it's always next year. That gives us focus.

Elma Guardiani 28:47

Yes, it does. Well, thank you so much for having me.

Maria Quattrone 28:49

Oh, my pleasure. It was great having you on as a first-time guest. And then next time you'll be interviewing me.

Elma Guardiani 28:57

Yeah, we gotta talk about the old days. I love that. It's it brings it together, you know, and it makes it such a story for you to to tell and have it like locked and sealed forever. That like a time capsule.

Maria Quattrone 29:09

It is a time capsule.

Elma Guardiani 29:11

Well, let's do it. Alrighty, sounds good. Thank you so much for having me. Have a great day. I have to show a few houses, put a few offers in. Hope you're busy today, too.

Maria Quattrone 29:21

I am doing like marketing things like this. I'm going on a radio show with Aurel Signhouse. I'll be on WPHT at 1 p.m. That's all so. Now, in 10 minutes, I'm going to be getting in the car to drive to Langhorn.

Elma Guardiani 29:34

Oh, be careful driving out there in the snow.

Maria Quattrone 29:37

Yeah, yeah, it's good.

Elma Guardiani 29:40

Thank you. Alrighty, have a good one. Bye, everyone.