All posts by Mark Moffa

Zoom Event: The Importance of “Home” as a Safe Haven

Space: The New Currency

What happens when people decide that home is now more important than ever?

Unique Homes is hosting an online event on Tuesday, Sept. 22 at 12 pm EST. 

Industry-leading real estate, design and home comfort professionals gather to discuss how the pandemic has made homes more of a safe haven than ever before.

Is this merely a continuation of an existing “staycation” trend, or something entirely different?

To Join: Please register here. You will receive a confirmation email with the details to participate.


  • Mauricio Umansky, CEO of The Agency, as he talks about resort markets where people are staycationing, and trends in buyers and renters due to COVID-19.
  • Anelle Gandelman of A-List Interiors and Andy Hernan, president of Griffin Pools in Lakeland, Florida, as they describe the latest requests for luxurious outdoor spaces.
  • Kim Frechette from tub manufacturer Americh and Mitch Altman, third-generation CEO of ThermaSol, will discuss wellness trends and how these Made-in-America companies are helping homeowners create spa-like experiences at home.


  • Chuck Cary from Kohanaiki in Hawaii 
  • Courtney Hampson from Palmetto Bluff in South Carolina
  • James Torrance of Keller Williams Reserve in Palm Beach Gardens, Florida
  • Frank Aazami of Russ Lyon Sotheby’s International Realty in Scottsdale, Arizona
  • Helen Riley with Simply Vegas Real Estate in Henderson, Nevada
  • Carrie Wells with Coldwell Banker Mason Morse in Aspen, Colorado 
  • Chris Bernier, with Churchill Properties in Beverly, Massachusetts

(Photo by Jessica Peterson, Courtesy of Frank Aazami)

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Managua Heights to Sell at No-Reserve Auction

Carlsbad, California, September 11, 2020 — Never has there been a better time to elevate your lifestyle to the ultimate in luxury living than with the awe-inspiring panorama of Managua Heights. This perfectly positioned estate is nestled into the rolling hills of the affluent neighborhood, lovingly referred to by its residents as La Costa, in Carlsbad, California. A true masterpiece of Tuscan architecture and unparalleled location, Managua Heights combines privacy and a safe community with spectacular views and the ideal locale for raising a family. Supreme Auctions will offer the property through a luxury no-reserve auction on October 10 in cooperation with Mike Smith of Affinity Hills Realty.

“From its early days as being known as the playground for the rich and famous, including the original Rat Pack, the La Costa community is not only sought after for its location, and stunning views, but the best day spas, resorts and golf courses in Carlsbad,” stated Jennie Heal, President of Supreme Auctions. “The attractions of La Costa are distinct in nature and provide the perfect distractions for a family with varying interests. Whether you prefer the tranquility of the beautiful Pacific Ocean beaches, the allure of the Carlsbad Flower Fields, or family adventure amusement parks, this North County San Diego area delivers in every direction.”

Managua Heights provides an escape from the ordinary throughout its spacious design with multiple bedrooms and bathrooms, custom kitchen, formal living and dining rooms, family room, library/study, expansive patio area with solar-heated saltwater infinity-edge pool and spa, cabana, and of course, exquisite views.

“This property is truly magnificent,” stated listing agent, Mike Smith. “Attention to detail is found everywhere and at every turn. Managua Heights feels like a grand estate hidden in a pocket away from the stress of the world. What is very unique about a home of this size is that the owner can host large gatherings, but it never loses its intimacy. There are plenty of spots to curl up with a good book and favorite drink.”

Managua Heights is perfectly situated for family fun and adventure within the highly sought-after North County of San Diego. Better known as “The Village by the Sea,” the city of Carlsbad has long been recognized for being a charming European-style town combined with the conveniences of a large city. The downtown area is filled with the unique offerings of antique stores, boutique shops, and sidewalk cafes. As you wander throughout the town, you will delight in the discoveries, including miles of pristine coastline and beaches.

Style, fun and culture are just a few of the words that describe the allure of Carlsbad, California. Managua Heights will draw you in with its elegance and incomparable views but will make you want to stay with its warmth and charm!

“This home provides private canyon views on .86 of an acre,” stated the current owner, John Pullman. “There are over 1,000 square feet of office and deck space on the second floor, which allow for work/life balance and gorgeous views of the bird sanctuary nearby, lush pine trees and Southern California. Combine that with being conveniently located to everything you could ever want. Managua Heights is just moments away from some of the best schools the area has to offer and ten short minutes to shopping and 15-minutes from the beach!”

Managua Heights will be sold at a luxury no-reserve auction on October 10, 2020. To learn more and preview the property, contact Supreme Auctions at (866) 929-2243 or visit

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Tony Gonzalez Mansion Lists for Almost $30 Million

Hall of Fame NFL tight end Tony Gonzalez is listing his Beverly Hills mansion with Bob Hurwitz of Hurwitz James Company for $29.988 million.

Four years in design and construction, this truly spectacular Georgian Transitional estate by architect Philip Vertoch and interior designer Lada Webster was completed in December. Gonzalez purchased the property as a teardown in 2016 for $7.1 million.

“It is a spectacular and unique estate on two-third of a flat acre in the most exclusive area of Beverly Hills, designed and built over 4 years with no limits to cost of finishes or quality of construction,” Hurwitz says. “Tony and October Gonzalez worked with the architect and designer to create the ultimate home that reflects their lifestyle, combining the ultimate in family living, complete with an incredibly charming playroom for their kids, and massive in home ‘classroom/Zoom room” with everything required for intimate entertainment or a gathering of hundreds of guests.”

The estate has a seven bedrooms and eight full and four half baths in nearly 13,000 square feet. There are also four fireplaces and an elevator that services all three floors, including a subterranean parking garage that holds up to eight cars. The property is being offered fully furnished.

“If you could look up consummate indoor/outdoor living in the dictionary you would see this house,” Hurwitz says. “Entire walls of Fleetwood glass doors disappear into walls to open up the entire first floor, including the chef’s kitchen, family room, formal dining room and fabulous pub room to the back of the estate, with sprawling grounds, tennis court, sparkling pool and spa, and a fantastic pool house with a complete bar and separate gym.”

In conjunction with his marketing team, Hurwitz has established a reputation for success that has built Hurwitz James Company into a global brand, with $3 billion in luxury estate listings in the U.S. and a dozen other countries.

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Port Aransas, Texas Part of Rising Demand for Living in More Suburban, Rural Texas

The rise of Coronavirus cases hasn’t stopped primary home buying in less populated suburban or rural areas as the housing market recovers from pandemic-induced shutdowns, a new study reveals.

The small, quaint Texas Gulf Coast beach town of Port Aransas, for instance, attracts buyers within convenient driving distance (a few hours) from Austin, San Antonio, Houston, Dallas and Corpus Christi (some 20 miles away). Commercial air service is also available 30 minutes away at Corpus Christi International Airport.

Set along 18 miles of uninterrupted wide beachfront on Mustang Island, Port A (as it’s affectionately called) is known for its low density, plenty of open green space, protected natural surroundings and high-quality, low-rise properties — many with plenty of indoor and outdoor space and beachfront property between them.

Families and couples will discover a more laid-back, friendly, small-town vacation atmosphere with comfortable home office space as more professionals shift away from traditional office buildings in larger cities. They can send their kids to an “A” Rated School District by the Texas Education Agency, while Port A is also home to the prestigious University of Texas, Marine Science Institute, whose main campus is in Austin.

Port A’s culture  also creates  a better environment for social distancing versus many typical high density beach towns, known for strips of closely built high rise, block-style hotels and condos. Alternatively, Port A includes such properties as:

  • Cinnamon Shore, an upscale 1,000-acre master-planned beachfront, family- and pedestrian-friendly community that will add Cinnamon Shore South, a $1.3 billion, 300-acre expansion that will more than quadruple the existing community. It will include luxury homes, Town Center residences, community pools, a dining district with several restaurants, a retail destination and a health and wellness center.
  •  Sunflower Beach Resort & Residences is nestled among 50 acres of protected dune preserves and features beach homes, several lots, The Row Family Villas townhomes, luxury beach cabins at The Camp, and 21 single level poolside condos. The next two phases at The Camp Luxury Cabins and the first Pool Residences condo building will be breaking ground in the coming months.  The first townhome building is nearing completion and shaping up to be a statement craftsman style vacation ownership opportunity. 

Claimed to be the state’s original “ISLAND LIFE” destination, Port A has long been recognized as a top deep sea fishing destination for its proximity to deep water on the edge of the continental shelf, while also offering outstanding bay fishing in the waters surrounding Mustang Island.

Home to hundreds of permanent and migrating birds, Mustang Island features six sites along the Great Texas Coastal Birding Trail. Home owners can also swim, surf, fish, hike, bike and kayak at Mustang Island State Park, or see stunning views of the island’s massive wetlands at the Port Aransas Wetland Park.

Getting around by open-air golf carts is a big part of Port A’s culture, where drivers and passengers inhale fresh air and are less confined to traditional cars. Another big cultural aspect is a strong sense of community with numerous civic organizations and houses of worship.

Below: The new Cinnamon Shore South development. (At top: A 3-story, 3275 sq. four-bedroom, four full bath, 2 half bath beach home at Sunflower Beach, designed by Trademark Home Designs.)

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No-Reserve Auction August 20 – Chicago’s Gold Coast

Chicago, IL, July 22, 2020 — Perfectly located in the city’s Gold Coast neighborhood of Lincoln Park near Lake Michigan in Chicago, Illinois, the residence (named Astor Terrace), is located in a quintessential area filled with history, and renowned neighbors. With a rare, private and secluded courtyard terrace garden, the property offers endless possibilities and the optimal canvas for a dream home creation for the most discerning of homeowners. Supreme Auctions will offer the property through a luxury no-reserve auction in cooperation with Alex Wolking with Keller Williams Chicago-Lincoln Park on August 20, 2020.

“Originally designed and built in 1891 for Charles Valette Kasson by the famed architects, the Pond & Pond Brothers, this home has been upkept with the greatest of care,” stated Jennie Heal, President of Supreme Auctions. “In addition to the historical prestige, Astor Terrace is located in one of Chicago’s most renowned treasured residential communities. The Gold Coast neighborhood possesses a quiet atmosphere filled with tree-lined streets, stately homes and numerous connections to the city’s past, that include the original Playboy Mansion and many influential families’ homes, including the current residence of Governor Pritzker.”

Astor Terrace is the epitome of brilliance and majesty for the affluent individual in search of privacy and comfort. Nestled on two city lots, an addition in 1930 combined the neighboring home, and in 1940 the property underwent an extensive renovation. The home encompasses six bedrooms, multiple bathrooms, formal living and dining rooms, kitchen, library, casual den, maid/caretakers quarters, wine cellar, unfinished basement and a rare private perennial garden terrace courtyard. This unique residence is perfect for raising a family, hosting friends and family, and enjoying life to the fullest.

“This home has a sense of timeless grace,” stated current owner, Margaret Elliott. “It is a relaxing place to be while being immersed in the city. Lincoln Park’s proximity to beaches, Lake Shore Drive and Michigan Avenue, places this house in the best neighborhood and best street in Chicago to soak in all that the city offers.”

Astor Terrace has an excellent location within the northern suburbs of Chicago to take in all the splendor that surrounds you. Lincoln Park is conveniently located at the north end of the street from this home, which provides easy access to outstanding public and private schools, all the while being one of the most coveted blocks in the city. The charming Astor Street district was designated as a Chicago landmark in 1975 and is ideal for a leisurely stroll under the tree canopied street. Additionally, some of the city’s best retail establishments and restaurants are all within walking distance.

“The house has been meticulously cared for by the same family for over 62 years, and the sense of pride in ownership definitely shows,” stated Alex Wolking, listing agent. “It’s almost like a suburban home in the city. The garden is truly a one-of-a-kind space, especially in Chicago, where private outdoor space is unheard of.”

Astor Terrace will be sold at a luxury no-reserve auction on August 20, 2020. To learn more, contact Supreme Auctions at (866) 929-2243

Buyers Premium 12%.

Disclaimer : The property is listed for sale by Alex Wolking (Lic: 475.156836 ) of Keller Williams Chicago – Lincoln Park (Lic: 481.012589 ). Data not verified/guaranteed by MLS. Users are responsible for verifying all information for total accuracy. Supreme Auctions, LLC is the provider of auction marketing services with Co-Listing Agent and Auctioneer Daniel Mahaney (Lic:471.018153/441.001277).
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Exceptional Luxury in Michigan

Jeff Leonard of Advanced Realty Global represents exceptional lifestyles and waterfront properties in West Michigan. Some of the stunning properties he represents include:

Cooper Castle — La Joie De La Maison — On one of the highest elevations in Kalamazoo, this re-mastered Tudor classic offers breathtaking valley views, 25 forested acres, gated access, groomed trails, a tennis court, refurbished swimming pool, and a remodeled kitchen and master bath. There has been a sundry of interior and exterior improvements in 2019 and 2020, and over a quarter mile of new driveway. Additionally, there is potential for helicopter access. Offered for $1.375 million. For more information, contact Jeff at 269-281-3954.

Eagle Lake Estate — With over 483 feet of sandy frontage and 3.7 acres on beautiful Eagle Lake in Paw Paw Township, this 6,600-square-foot, all-brick custom home is one of the finest estate residences available on any inland lake in Southwest Michigan. There were many updates, renovations and new features added in 2019. For more information visit or Offered for $1.65 million.

Gull Lake Island House — When ordinary isn’t your style, come discover what makes The Little Island in Gull Lake Southwest Michigan’s most enchanting and desirable vacation destination. Enjoy private island paradise. For more information, visit or Offered for $699,000.

America’s Third Coast, Lake Michigan — On a winding road, in a gated community, through densely forested dunes is a simple rustic bungalow. It sits on a low-bluff, picturesque site just waiting for your story to unfold. Condé Nast Traveler voted the Lake Michigan shoreline as one of the best beaches! Own your little piece of paradise. For more information, visit Offered for $795,000.

Rural Private Getaway — Get back to the basics and self-sufficient living. This casually sophisticated Tudor-style home is surrounded by 40 beautiful acres in a rural farming community. Accessory buildings, fenced pastures, woodlands, tillable acreage and frontage on US Hwy 131 make this parcel ideal. It is conveniently located approximately 30 miles from the Michiana border and about 20 miles to Kalamazoo. For more information visit  or Offered for $875,000.

Willow Lake Sportsman’s Club/Private Homestead Estate/Business Opportunity — With all the privacy of a desert island and with all the potential conveniences of a 5-star resort, this incredible 218-acre private residential estate or multi-dimensional business opportunity offers insane potential. It is unparalleled in Southwest Michigan. It includes an 8,800-plus-square-foot lodge, a 12-plus-acre private Cotherman Lake, 5,200-square-foot pole barn, tillable acreage, woodlands, grasslands, undulating terrain, some marshland and over 600 feet on Spring Creek. For more information visit or Offered for $2.65 million.

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A Priceless Mount Rushmore View

The first thing you notice is the view through the 13-foot-tall bank of windows that lines the entire south side of the house. The hills and rock formations against the vivid blue sky are what gave the home its name: Seven Peaks.  

“Then, after you’ve soaked in that spectacular view, when you turn to face the west, it just keeps getting better!” say owners Karen and Steve Kowalke. “Because there’s Mount Rushmore clearly visible! Morning is the best time to appreciate that view, as the rising sun hits the faces on the monument. But evening is great too, because the monument is lit up. And when they shoot off Fourth of July fireworks on top of the monument, we don’t have to go anywhere to enjoy the spectacle!”

Yet as amazing as that sounds, the owners believe it was something else that earned their home a “House of the Week” feature. “We think it was probably the tower that caught the attention of The Wall Street Journal,” they say.

The guest “tower” beside the main home is made to look like the Harney Peak lookout tower; it has living spaces on the first two levels and a 360-degree viewing deck on the top with a spiral staircase connecting all. The tower is connected to the main house via a bridge, so access is easy between the two buildings.  

While unbelievable views and a unique tower might entice a buyer, it’s probably the finer details of this home that will win someone’s heart for good. Entering the home through a massive glass door designed by Thomas Schwaiger from California, and go through a barn-style hanging custom sliding door to the open kitchen/dining/living room area with solid scraped hickory floors and a vaulted wood ceiling that continues out over huge deck.

The kitchen has custom cupboards from Dakota Cabinets, granite countertops, a copper sink, breakfast bar, Hammerton lighting pendants, a custom rangehood by Creative Iron Works and more. The living area is centered around a custom fireplace with stonework by West River Masonry and a custom designed hood and doors.

Yet despite all of that, when asked of their favorite details, the property owners speak of the community.

“Our home is located within the 80-acre Lakota Lake Encampment development, which was developed to preserve wildlife movement, provide privacy between lots and protect the environment,” they say. “All 18 property owners have access to a community lodge where they can host events, grill on the deck, sit around a fire or just meet other neighbors for a talk overlooking the garden. And, an old cave on the property has been converted to a wine cave where owners can store wine at a constant 57 degrees, and have a tasting at the picnic table outside the mine!  Plus, we’re surrounded by natural forest so there are all kinds of hikes starting from or very close to the property.”

Whether reading a book in the living room next to the fire on an evening with a slight chill to the air, or hunkering down in the bedroom —which feels almost like a tree house sanctuary among the pines with views of the night stars after dark — Seven Peaks provides the details, comfort, peace and community needed to feel at home.     

This property is listed by Faith Lewis of Keller Williams Realty Black Hills for $1.599 million. 

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You Have Arrived: Frank Aazami and the Private Client Group

Those who know us have seen that the Private Client Group brand at Russ Lyon Sotheby’s International Realty has a passion for offering first-class service coupled with top-tier print to web marketing exposure of our listings.

Your trust and commitment to working with us has given us a ranking as the No. 1 Sotheby’s International Realty team in Arizona — and No. 9 team worldwide in 2018. Our properties have historically sold at the highest values within the shortest time. Our successes have also set us apart by conversing with and serving collectors and trendsetters who are connoisseurs of Sotheby’s International Realty fine living lifestyle from around the globe.

Click here to view Frank’s ELITE agent ad in Unique Homes ELITE 2020.

Click here to view Frank’s info on the Unique Homes Elite page.

Our ability to elaborate on topics that matter most to our clientele has truly defined who our members are: We like to say they are veterans of making dreams come true. Our exclusive partnership with media giants has also helped us assemble the content within this issue that we hope you’ll enjoy. These efforts have garnered savvy and refined international buyers for our properties.

We achieved our reputation by affiliations—best practices and best strategies to sell a home—not just to “list a home,” but to sell a home not merely by “showing it.” The Private Client Group expansion and footprint in over 75 international luxury markets will promote and unite the best sales our market can earn. Earlier this year, we set the record for selling the highest residential sale ever recorded on the Arizona Regional MLS.

When you’re ensconced in that unique experience of a property, particularly one that has been the labor of passion or love, the home almost becomes a window to the soul. To have the opportunity in understanding the life journey within a home is exactly why it’s so easy for us to become passionate about real estate.

The Private Client Group is ready to make your real estate journey a memorable experience… all by design, not by luck. We very much look forward to personalizing our extensive services for you.

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How To Make Your Home Sports-Friendly

By Jordan Fuller
Golf Expert / Editor-in-Chief
E: |

Whether you’re looking to add a basketball or tennis court, or something more adventurous like a putting green, home golf simulator or bocce ball court, having the ability to play these sports while at home can provide countless hours of enjoyment.

Here are a few ideas that can convert that downtime into a fun time.

Tennis Court

If tennis is your game, and you have the room, a backyard tennis court can be a convenient solution for stepping up your game. Traditionally, tennis court surfaces are made from clay, grass or asphalt, all of which are available for backyard construction.

Opting for synthetic grass makes a better option for an all-weather court, providing a lower-impact playing surface that can be easier on your ankles and knees. Another benefit of opting for artificial turf for your court is that it can be easily converted into something else if your interests shift. 

Keep in mind that tennis courts take up more space than almost any other common backyard sports court, so unless you have an unused space that is at least 130 feet long, a backyard tennis court might not be an option.

Basketball Court

Most homeowners with a driveway, and kids, will have a basketball hoop assembly of some sort. Of course, there are ways to take that to another level. If you went ahead with the tennis court and opted for an asphalt surface, the same area can be utilized as a full-court basketball court as well.

However, if you’re only interested in a half-court setup, you’ll only need about 50 feet of court space in front of the hoop, and about 40 feet of overall width to provide the realistic feel of being on the hardcourt.

There are several options for surfaces available, with court designs and graphics to suit your style.

Baseball/Softball Batting Cage

Depending upon the available size of your project, there are batting cage setups that range from a full-length pitching distance to a shorter, screen protected delivery. 

Pitching machines are now readily available from simple, self-fed models to those with sophisticated automatic feeds. It’s probably a good idea to incorporate some artificial surface for the batters’ boxes to provide a level, sturdy, and most importantly durable spot to take your swings.

Golf Simulators and Putting Greens

Installing an outdoor putting green is a great addition for any golfer’s backyard, particularly if you are wanting to work on your short game and is a great way to get your kids interested in taking up the game. 

Artificial turf is a common choice for most at-home greens and is the best way to ensure a proper putting surface without the maintenance that comes along with using natural grass. If you’re looking for an all-year option, there are many indoor putting greens available as well.

For those seeking a more advanced golfing experience while at home, indoor golf simulators have become increasingly popular. Golf simulators have revolutionized how golfers experience the game, and playing and practicing indoors is now more realistic than ever. Simulators allow for a good game of golf regardless of the weather. There are many options to suit all purposes and budgets.

Interesting read: 5 Trends In Kid Bedroom Decor

Bocce Ball Court

Bocce ball is an easy, low-impact game enjoyed by players of every age, making it a popular choice for many backyards. Courts for bocce ball can be made of clay or by manufactured grass, which provides an easily maintained, level surface that is necessary for a good game of bocce.

An advantage to a bocce ball court is that it can be installed in an underused area of your yard, and without much maintenance can give a lush, green appearance when not in use. The long and narrow dimensions of the playing court allow for some flexibility in locations, and many players opt to install them in little-used side yards.

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Finish This Castle in the Sky

In 1859, Charles Dickens wrote, to begin A Tale of Two Cities: “It was the best of times, it was the worst of times.” Millennium, a property near Sturgis, South Dakota, that is unlike any other, is built to allow its owner to enjoy the best of times, while being prepared for the worst of times.

Partially completed and marketed as an amazing mansion, museum, place of worship or retreat, the first thing that strikes a visitor is the beautiful 360 acres of varied terrain. Long-range views, meadows, pine and scrub oak, and a large artesian-water-fed pond provide for the ultimate in year-round wildlife habitat. But Millennium is unique not only because of its setting. The home is designed to last 1,000 years.

“My wife and I have traveled extensively and with my medical missionary experiences have been to many uncommon locations, such as Mongolia, Cambodia, Western Africa and Vietnam,” says owner Edward J. S. Picardi. “We wanted to create something which would be a monument to the World — and one which would last, really last.”

The Millennium’s basement (basically a 5,000-square-foot safe room) is in place and is supported by 48 subterranean pillars and reinforced with rebar every 4 to 8 inches, both vertically and horizontally. The large four pillars in the center are 30 inches in diameter and extend to 24 feet below the surface. The main open level is graced with beautiful ornate columns and dividing walls.

“My wife and I traveled to various regions to view structures that have withstood time,” Picardi says. “We examined the Great Wall of China, examined both the exteriors and interiors of over a dozen pyramids in Egypt, countless Roman, Greek and Trojan ruins and even the Taj-Mahal. I took what they did and utilized modern building techniques to make something which will last just as long.”

 Picardi talks at length about both the location and the construction of the Millennium. “It is located, quite literally, in the center of the nation. In fact, the ‘Geographic Center of the Nation Monument’ is about 15 minutes west of the Millennium.” Also, he adds, “It is located in the most geological stable regions in the USA. There are no earthquakes here.”

For Picardi, his engineering background is a source of pride and came in handy as he worked on Millennium.

“The four center Roman columns, which extend over 25 feet below the ground level, are designed to each support over 75 tons by the sides alone. That doesn’t even include the load support from the ground underneath the columns,” he says. “There is so much steel reinforcement within the walls that there is a magnetic compass deflection of about 30 degrees inside the structure. For that reason I embedded a compass relief showing true north in the concrete.”

For the best of times, Millennium’s location is perfect for enjoying the sheer beauty and natural diversity of this region. “Devil’s Tower, Mt. Rushmore, the Black Hills, the Bad Lands National Park are all in this vicinity and are all quite breathtaking. Being nestled on the east side of the Black Hills helps block the winter storms which originate in Wyoming and creates a more temperate climate, Picardi says.

And for the worst of times? “The foibles of both human nature and Mother Nature have not escaped me,” Picardi says. “As there has never been a 1,000-year period of peace since the dawn of man, I considered such issues in the construction.”

This property is listed by Faith Lewis of Keller Williams Realty Black Hills for $3.8 million. 

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