Our design for the expansion and gut renovation of a small 1200 square foot house in a residential neighborhood triples is size, and reworks the living arrangement. The rear addition takes advantage of southern exposure with a "greenhouse" room that provides solar heat gain in winter, shading in summer, and a vast connection to the rear yard. Architecturally, we used an approach we call "willful practicality." The new soaring ceiling ties together first and second floors in a dramatic volumetric expansion of space, while providing increased ventilation and daylighting from greenhouse to operable windows and skylights at the peak. Exterior pockets of space are created from curved forces pushing in from outside to form cedar clad porch and stoop. Sustainable design is employed throughout all materials, energy systems and insulation. Masonry exterior walls and concrete floors provide thermal mass for the interior by insulating the exterior. An ERV system facilitates increased air changes and minimizes changes to the interior air temperature. Energy and water saving features and renewable, non-toxic materal selections are important aspects of the house design. Environmental community issues are addressed with a drywell in the side yard to mitigate rain runoff into the town sewer system. The long sloping south facing roof is in anticipation of future solar panels, with the standing seam metal roof providing anchoring opportunities for the panels. The exterior walls are clad in stucco, cedar, and cement-fiber panels defining different areas of the house. Closed cell spray insulation is applied to exterior walls and roof, giving the house an "air-tight" seal against air infiltration and a high R-value. The ERV system provides the ventilation needed with this tight envelope. The interior comfort level and economizing are the beneficial results of the building methods and systems employed in the house. Photographer: Peter Kubilus

2015 Builder Of The Year, Rusty Golden has hit it out of the park again in Willow Grove! Our Premier 2016 Parade of Homes house will be the talk of the town! New designer finishes includes 3cm slab Bianco Joiai marble throughout kitchen and all baths, 3cm slab White Onyx in powder room and loads of natural light to create openness by day and ambiance by night ! Full custom designed master closet system by Ultimate Closet Storage and Gabby Home designer lighting throughout. The Settlement at Willow Grove is South Baton Rouge’s most sought after subdivision and is located off Perkins Rd. between Bluebonnet Blvd. and Siegen Lane. If you love the homes on Florida's Scenic Highway 30-A, you will want to own this home! Designed by one of the South's award willing architects, Matthew Savoie has created another Rosemary Beach looking home for us here in Baton Rouge. The Mission style all-white stucco home features 3 bedrooms, 3.5 baths with 2 separate bedroom suites upstairs. The large master suite is the only bedroom down and is secluded in the rear of the home, away from traffic areas. With an incredible open plan downstairs, glass sliding doors that open into the courtyard, and finishes that are sure to impress all of your guests, you will be the proud owners of this classy home. The upstairs ultra cozy study/media room/office with fireplace features oversized "barn doors" for privacy. Gourmet kitchen features large 9' island, stainless appliances, gas range with oven, microwave, a 42” refrigerator and walk in pantry. The laundry room off the kitchen is equipped with a large counter spaces. Beautiful powder room will wow your friends, while the center courtyard area can be designed to meet your personal needs. Outdoor kitchen includes built in grill and solid slab counter. This will be another show stopper, so don't wait, come see us today!

This Shawnigan Lake acreage is an oasis away from the city, but just a short 25 min drive into Victoria. Custom-built NEWER rustic contemporary style home PLUS 2/3 income suites. The main house has a custom kitchen with modern design/colours and stainless-steel appliances, an open concept living/dining rooms, feature gas fireplace, mudroom, sunroom, laundry room, powder room PLUS a huge 1-bedroom suite with its own fireplace & walk-in closet. Upstairs the master has 15ft vaulted ceilings, a large walk-in closet & a 900sqft+ deck with an outside shower & expansive views! Upstairs also has a bedroom or great office/studio space. The coach house is above the garage/workshop/carport for RV/boat parking with a 2-bedroom suite above that has its own private deck. Also included in the sale is the very successful Goldstream Heights Nursery: an established business with everything in place for easy take over or a great chance for expansion. This offering is for someone looking for a job, home, lifestyle, privacy, sunshine & good revenue. | Karen Love (250)-727-5868 | RE/MAX Island Properties & www.KarenLove.com |

This Shawnigan Lake acreage is an oasis away from the city, but just a short 25 min drive into Victoria. Custom-built NEWER rustic contemporary style home PLUS 2/3 income suites. The main house has a custom kitchen with modern design/colours and stainless-steel appliances, an open concept living/dining rooms, feature gas fireplace, mudroom, sunroom, laundry room, powder room PLUS a huge 1-bedroom suite with its own fireplace & walk-in closet. Upstairs the master has 15ft vaulted ceilings, a large walk-in closet & a 900sqft+ deck with an outside shower & expansive views! Upstairs also has a bedroom or great office/studio space. The coach house is above the garage/workshop/carport for RV/boat parking with a 2-bedroom suite above that has its own private deck. Also included in the sale is the very successful Goldstream Heights Nursery: an established business with everything in place for easy take over or a great chance for expansion. This offering is for someone looking for a job, home, lifestyle, privacy, sunshine & good revenue. | Karen Love (250)-727-5868 | RE/MAX Island Properties & www.KarenLove.com |

Fully updated 5 bedroom/3 bathroom family home centrally located in Gordon Head’s best area. This 2 story 1973 home is situated on a quiet 10,500 square foot fully landscaped panhandle lot with underground services & views of Mt. Doug. Features include 3 bedrooms/2 bathrooms on the main (upper) floor with separate living & dining rooms and a sunroom off the kitchen. Downstairs are 2 bedrooms/1 bathroom, a large family room and a games room with services in place for a 2nd kitchen. Large 2 car garage plus additional parking on panhandle driveway. Upgrades include vinyl windows, custom blinds, laminate flooring, natural gas furnace, and more! Private, west-facing back yard enjoys afternoon sun and is perfect for summer entertaining. Close to recreation, schools, shopping, and UVIC. Further potential for a 1- or 2-bedroom suite on the lower level or a garden suite in the large backyard. | Karen Love (250)-727-5868 | RE/MAX Island Properties & www.KarenLove.com |

This Shawnigan Lake acreage is an oasis away from the city, but just a short 25 min drive into Victoria. Custom-built NEWER rustic contemporary style home PLUS 2/3 income suites. The main house has a custom kitchen with modern design/colours and stainless-steel appliances, an open concept living/dining rooms, feature gas fireplace, mudroom, sunroom, laundry room, powder room PLUS a huge 1-bedroom suite with its own fireplace & walk-in closet. Upstairs the master has 15ft vaulted ceilings, a large walk-in closet & a 900sqft+ deck with an outside shower & expansive views! Upstairs also has a bedroom or great office/studio space. The coach house is above the garage/workshop/carport for RV/boat parking with a 2-bedroom suite above that has its own private deck. Also included in the sale is the very successful Goldstream Heights Nursery: an established business with everything in place for easy take over or a great chance for expansion. This offering is for someone looking for a job, home, lifestyle, privacy, sunshine & good revenue. | Karen Love (250)-727-5868 | RE/MAX Island Properties & www.KarenLove.com |

This Shawnigan Lake acreage is an oasis away from the city, but just a short 25 min drive into Victoria. Custom-built NEWER rustic contemporary style home PLUS 2/3 income suites. The main house has a custom kitchen with modern design/colours and stainless-steel appliances, an open concept living/dining rooms, feature gas fireplace, mudroom, sunroom, laundry room, powder room PLUS a huge 1-bedroom suite with its own fireplace & walk-in closet. Upstairs the master has 15ft vaulted ceilings, a large walk-in closet & a 900sqft+ deck with an outside shower & expansive views! Upstairs also has a bedroom or great office/studio space. The coach house is above the garage/workshop/carport for RV/boat parking with a 2-bedroom suite above that has its own private deck. Also included in the sale is the very successful Goldstream Heights Nursery: an established business with everything in place for easy take over or a great chance for expansion. This offering is for someone looking for a job, home, lifestyle, privacy, sunshine & good revenue. | Karen Love (250)-727-5868 | RE/MAX Island Properties & www.KarenLove.com |

Spacious & bright 2 Bedroom/2 Bath south-facing suite, located on the west end (quiet side) of the popular Wave building. Large open concept dining/living/kitchen area with 9-foot-high ceilings, floor to ceiling windows, engineered maple floors & electric fireplace. Efficient U-shaped kitchen with beautiful stone countertops, bar seating & access from hall or living area. The large primary bedroom located on the north side of the building has 2 closets and a 4-piece ensuite bathroom. The second bedroom (no closet) currently serves as an office. 2-piece bathroom and in-suite laundry located off the main hallway. Perfect layout for someone who works from home. The sunny balcony enjoys the courtyard and City views to the south. Steel & concrete building has underground parking, storage lockers, bike parking, a large workout room & a peaceful courtyard. Fantastic location in the heart of the city, just steps from all downtown Victoria has to offer. So much more for the price than new construction - hurry in to view!| Karen Love (250)-727-5868 | RE/MAX Island Properties & www.KarenLove.com |

This Shawnigan Lake acreage is an oasis away from the city, but just a short 25 min drive into Victoria. Custom-built NEWER rustic contemporary style home PLUS 2/3 income suites. The main house has a custom kitchen with modern design/colours and stainless-steel appliances, an open concept living/dining rooms, feature gas fireplace, mudroom, sunroom, laundry room, powder room PLUS a huge 1-bedroom suite with its own fireplace & walk-in closet. Upstairs the master has 15ft vaulted ceilings, a large walk-in closet & a 900sqft+ deck with an outside shower & expansive views! Upstairs also has a bedroom or great office/studio space. The coach house is above the garage/workshop/carport for RV/boat parking with a 2-bedroom suite above that has its own private deck. Also included in the sale is the very successful Goldstream Heights Nursery: an established business with everything in place for easy take over or a great chance for expansion. This offering is for someone looking for a job, home, lifestyle, privacy, sunshine & good revenue. | Karen Love (250)-727-5868 | RE/MAX Island Properties & www.KarenLove.com |

This Shawnigan Lake acreage is an oasis away from the city, but just a short 25 min drive into Victoria. Custom-built NEWER rustic contemporary style home PLUS 2/3 income suites. The main house has a custom kitchen with modern design/colours and stainless-steel appliances, an open concept living/dining rooms, feature gas fireplace, mudroom, sunroom, laundry room, powder room PLUS a huge 1-bedroom suite with its own fireplace & walk-in closet. Upstairs the master has 15ft vaulted ceilings, a large walk-in closet & a 900sqft+ deck with an outside shower & expansive views! Upstairs also has a bedroom or great office/studio space. The coach house is above the garage/workshop/carport for RV/boat parking with a 2-bedroom suite above that has its own private deck. Also included in the sale is the very successful Goldstream Heights Nursery: an established business with everything in place for easy take over or a great chance for expansion. This offering is for someone looking for a job, home, lifestyle, privacy, sunshine & good revenue. | Karen Love (250)-727-5868 | RE/MAX Island Properties & www.KarenLove.com |

This Shawnigan Lake acreage is an oasis away from the city, but just a short 25 min drive into Victoria. Custom-built NEWER rustic contemporary style home PLUS 2/3 income suites. The main house has a custom kitchen with modern design/colours and stainless-steel appliances, an open concept living/dining rooms, feature gas fireplace, mudroom, sunroom, laundry room, powder room PLUS a huge 1-bedroom suite with its own fireplace & walk-in closet. Upstairs the master has 15ft vaulted ceilings, a large walk-in closet & a 900sqft+ deck with an outside shower & expansive views! Upstairs also has a bedroom or great office/studio space. The coach house is above the garage/workshop/carport for RV/boat parking with a 2-bedroom suite above that has its own private deck. Also included in the sale is the very successful Goldstream Heights Nursery: an established business with everything in place for easy take over or a great chance for expansion. This offering is for someone looking for a job, home, lifestyle, privacy, sunshine & good revenue. | Karen Love (250)-727-5868 | RE/MAX Island Properties & www.KarenLove.com |

This Shawnigan Lake acreage is an oasis away from the city, but just a short 25 min drive into Victoria. Custom-built NEWER rustic contemporary style home PLUS 2/3 income suites. The main house has a custom kitchen with modern design/colours and stainless-steel appliances, an open concept living/dining rooms, feature gas fireplace, mudroom, sunroom, laundry room, powder room PLUS a huge 1-bedroom suite with its own fireplace & walk-in closet. Upstairs the master has 15ft vaulted ceilings, a large walk-in closet & a 900sqft+ deck with an outside shower & expansive views! Upstairs also has a bedroom or great office/studio space. The coach house is above the garage/workshop/carport for RV/boat parking with a 2-bedroom suite above that has its own private deck. Also included in the sale is the very successful Goldstream Heights Nursery: an established business with everything in place for easy take over or a great chance for expansion. This offering is for someone looking for a job, home, lifestyle, privacy, sunshine & good revenue. | Karen Love (250)-727-5868 | RE/MAX Island Properties & www.KarenLove.com |

Spacious & bright 2 Bedroom/2 Bath south-facing suite, located on the west end (quiet side) of the popular Wave building. Large open concept dining/living/kitchen area with 9-foot-high ceilings, floor to ceiling windows, engineered maple floors & electric fireplace. Efficient U-shaped kitchen with beautiful stone countertops, bar seating & access from hall or living area. The large primary bedroom located on the north side of the building has 2 closets and a 4-piece ensuite bathroom. The second bedroom (no closet) currently serves as an office. 2-piece bathroom and in-suite laundry located off the main hallway. Perfect layout for someone who works from home. The sunny balcony enjoys the courtyard and City views to the south. Steel & concrete building has underground parking, storage lockers, bike parking, a large workout room & a peaceful courtyard. Fantastic location in the heart of the city, just steps from all downtown Victoria has to offer. So much more for the price than new construction - hurry in to view!| Karen Love (250)-727-5868 | RE/MAX Island Properties & www.KarenLove.com |

Spacious & bright 2 Bedroom/2 Bath south-facing suite, located on the west end (quiet side) of the popular Wave building. Large open concept dining/living/kitchen area with 9-foot-high ceilings, floor to ceiling windows, engineered maple floors & electric fireplace. Efficient U-shaped kitchen with beautiful stone countertops, bar seating & access from hall or living area. The large primary bedroom located on the north side of the building has 2 closets and a 4-piece ensuite bathroom. The second bedroom (no closet) currently serves as an office. 2-piece bathroom and in-suite laundry located off the main hallway. Perfect layout for someone who works from home. The sunny balcony enjoys the courtyard and City views to the south. Steel & concrete building has underground parking, storage lockers, bike parking, a large workout room & a peaceful courtyard. Fantastic location in the heart of the city, just steps from all downtown Victoria has to offer. So much more for the price than new construction - hurry in to view!| Karen Love (250)-727-5868 | RE/MAX Island Properties & www.KarenLove.com |

Spacious & bright 2 Bedroom/2 Bath south-facing suite, located on the west end (quiet side) of the popular Wave building. Large open concept dining/living/kitchen area with 9-foot-high ceilings, floor to ceiling windows, engineered maple floors & electric fireplace. Efficient U-shaped kitchen with beautiful stone countertops, bar seating & access from hall or living area. The large primary bedroom located on the north side of the building has 2 closets and a 4-piece ensuite bathroom. The second bedroom (no closet) currently serves as an office. 2-piece bathroom and in-suite laundry located off the main hallway. Perfect layout for someone who works from home. The sunny balcony enjoys the courtyard and City views to the south. Steel & concrete building has underground parking, storage lockers, bike parking, a large workout room & a peaceful courtyard. Fantastic location in the heart of the city, just steps from all downtown Victoria has to offer. So much more for the price than new construction - hurry in to view!| Karen Love (250)-727-5868 | RE/MAX Island Properties & www.KarenLove.com |

This Shawnigan Lake acreage is an oasis away from the city, but just a short 25 min drive into Victoria. Custom-built NEWER rustic contemporary style home PLUS 2/3 income suites. The main house has a custom kitchen with modern design/colours and stainless-steel appliances, an open concept living/dining rooms, feature gas fireplace, mudroom, sunroom, laundry room, powder room PLUS a huge 1-bedroom suite with its own fireplace & walk-in closet. Upstairs the master has 15ft vaulted ceilings, a large walk-in closet & a 900sqft+ deck with an outside shower & expansive views! Upstairs also has a bedroom or great office/studio space. The coach house is above the garage/workshop/carport for RV/boat parking with a 2-bedroom suite above that has its own private deck. Also included in the sale is the very successful Goldstream Heights Nursery: an established business with everything in place for easy take over or a great chance for expansion. This offering is for someone looking for a job, home, lifestyle, privacy, sunshine & good revenue. | Karen Love (250)-727-5868 | RE/MAX Island Properties & www.KarenLove.com |

Fully updated 5 bedroom/3 bathroom family home centrally located in Gordon Head’s best area. This 2 story 1973 home is situated on a quiet 10,500 square foot fully landscaped panhandle lot with underground services & views of Mt. Doug. Features include 3 bedrooms/2 bathrooms on the main (upper) floor with separate living & dining rooms and a sunroom off the kitchen. Downstairs are 2 bedrooms/1 bathroom, a large family room and a games room with services in place for a 2nd kitchen. Large 2 car garage plus additional parking on panhandle driveway. Upgrades include vinyl windows, custom blinds, laminate flooring, natural gas furnace, and more! Private, west-facing back yard enjoys afternoon sun and is perfect for summer entertaining. Close to recreation, schools, shopping, and UVIC. Further potential for a 1- or 2-bedroom suite on the lower level or a garden suite in the large backyard. | Karen Love (250)-727-5868 | RE/MAX Island Properties & www.KarenLove.com |

Spacious & bright 2 Bedroom/2 Bath south-facing suite, located on the west end (quiet side) of the popular Wave building. Large open concept dining/living/kitchen area with 9-foot-high ceilings, floor to ceiling windows, engineered maple floors & electric fireplace. Efficient U-shaped kitchen with beautiful stone countertops, bar seating & access from hall or living area. The large primary bedroom located on the north side of the building has 2 closets and a 4-piece ensuite bathroom. The second bedroom (no closet) currently serves as an office. 2-piece bathroom and in-suite laundry located off the main hallway. Perfect layout for someone who works from home. The sunny balcony enjoys the courtyard and City views to the south. Steel & concrete building has underground parking, storage lockers, bike parking, a large workout room & a peaceful courtyard. Fantastic location in the heart of the city, just steps from all downtown Victoria has to offer. So much more for the price than new construction - hurry in to view!| Karen Love (250)-727-5868 | RE/MAX Island Properties & www.KarenLove.com |

This Shawnigan Lake acreage is an oasis away from the city, but just a short 25 min drive into Victoria. Custom-built NEWER rustic contemporary style home PLUS 2/3 income suites. The main house has a custom kitchen with modern design/colours and stainless-steel appliances, an open concept living/dining rooms, feature gas fireplace, mudroom, sunroom, laundry room, powder room PLUS a huge 1-bedroom suite with its own fireplace & walk-in closet. Upstairs the master has 15ft vaulted ceilings, a large walk-in closet & a 900sqft+ deck with an outside shower & expansive views! Upstairs also has a bedroom or great office/studio space. The coach house is above the garage/workshop/carport for RV/boat parking with a 2-bedroom suite above that has its own private deck. Also included in the sale is the very successful Goldstream Heights Nursery: an established business with everything in place for easy take over or a great chance for expansion. This offering is for someone looking for a job, home, lifestyle, privacy, sunshine & good revenue. | Karen Love (250)-727-5868 | RE/MAX Island Properties & www.KarenLove.com |