In August 2012, a 19-year-old student from Guangdong arrived from the Dominican Republic to Montreal with $23,800 in euros and U.S. dollars stuffed into his backpack. Four months later, Zhang Guanqun purchased an 8,500-square-foot mansion in Coquitlam, B.C., for $2.1 million.
It was only one of Zhang’s many multimillion-dollar transactions while attending Coquitlam College. From about 2012 to 2015, Zhang would funnel at least $33.75 million in electronic funds and cash through Canadian and Hong Kong bank accounts.
As it turned out, however, the Canada Border Services Agency and Fintrac, Canada’s anti-money laundering watchdog, had long been monitoring Zhang’s movements. They watched his parents, too. While living in Markham, Ont., they were wanted in China for allegedly defrauding 60,000 investors of about $200 million in a pyramid scheme, according to filings in a Federal Court case involving a refugee claim by the parents.
The filings by CBSA and Fintrac, whose accusations were not ruled on by the court, reveal details of the complex investigation. Zhang, now 28, successfully fought a deportation case based on CBSA accusations that he was involved in money laundering schemes and transnational organized crime.
“The amount of funds that Zhang has been involved in receiving and transferring wire transfers is truly astonishing,” an October 2015 forensic accounting report filed with the court in CBSA’s case states.
“The currency transactions were larger than one would expect, from an unemployed student.”
Over 600 pages in the CBSA filing mostly focus on Zhang and related cases against his parents, Wang Zhenhua and Yan Chungxiang. The couple arrived in Canada six months after Zhang landed in Vancouver, and right away, according to Fintrac records also filed in the Federal Court proceedings, they appeared to be using real estate, shell companies and foreign citizens in elaborate steps of money laundering.
“The following activity raises red flags for layering (a type of money laundering) and potential tax evasion because of a high volume of wire transfers from a foreign jurisdiction and from different individuals were received,” one Fintrac report on Wang and Yan said.
CBSA and Fintrac also found it suspicious that Yan Chungxiang and Wang Zhenhua — who also went by the Dominican name of “Antonio” — used a number of aliases.
CBSA’s files names dozens of people in China, Canadian law firms, a prominent federal Liberal Party organizer and even a Dominican Republic official in the country’s visa renewal department. They also outline a much broader concern of capital flight from China and secretive offshore banking routes through Hong Kong and Caribbean tax havens, which allow corruption suspects to spirit their gains abroad, buy passports of convenience, and hide dirty money in Canadian real estate.
The CBSA files provide a rare glimpse into an opaque business model increasingly cited in examinations of Canadian real estate, in which relatives use foreign students as fronts to funnel wealth into condos and mansions.
Closing submissions underway in B.C. money laundering probe
Evidence in B.C.’s current inquiry into money laundering, the Cullen Commission, asserts the occupation of “student” is often used to buy luxury real-estate in B.C. In one example, commission lawyers found that a landowner in China accused of bribery — now facing deportation hearings in Vancouver — had transferred at least $114 million from a Chinese province into British Columbia through Hong Kong currency exchanges with links to organized crime.
The man and his family members — whose identities were redacted in Cullen Commission documents — bought at least $30-million worth of B.C. property, and the corruption suspect’s daughter bought a $14-million Vancouver mansion, listing her occupation on the land title as “student.”
A leaked June 2008 Bank of China report, cited by the Cullen Commission, draws the same conclusion. A study on “Methods of Transferring Assets Outside of China by Chinese Corruptors” suggests that offenders ask relatives, especially their children, to study or work in the places where they live. They also use students to buy “immovable assets” including homes.
(Critics have noted assertions on corruption from Chinese state-owned entities and regulators sometimes need to be viewed with caution, because the Chinese state often uses its justice system for political objectives.)
Transparency International Canada, the anti-corruption watchdog, has studied luxury real estate trends in Vancouver, and finds that “student” buyers were a significant concern. Executive director James Cohen, who scanned some of the Guanqun Zhang case files obtained by Global News, said “this is a case study pointing to a model we have been red-flagging for a while now.”
Money trail starts near Beijing
In February 2011, from their office in Tianjin, a port city near Beijing, Zhang’s parents, Wang Zhenhua and Yan Chungxiang, started an investment and consulting company, Yingxin Equity Investment, and began raising funds.
But within months an investor complained to police, according to a case summary from China’s Public Security Bureau (PSB), filed in the Federal Court proceedings by CBSA, and in September 2011 police started probing suspicions that Yingxin was a pyramid scheme. One month later, Yan travelled from Shenzhen to Hong Kong. And in December 2011, police arrested Wang Zhenhua on allegations he fraudulently “seduced” thousands of Chinese citizens to invest in Yingxin Equity.
Wang, a tall man, uncharitably described as “fat” in PSB reports, was released on bail in January 2012, and travelled to Hong Kong. It was Wang’s first step, alleged in an Interpol Red Notice, in “absconding” to Canada.
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In April 2012, their son landed at the Vancouver airport, presenting an international student visa. He had briefly studied at a Catholic high school in New Jersey, and was then set to study at Coquitlam College. In this suburb just east of Vancouver, he purchased a mountainside mansion — complete with six bedrooms and seven bathrooms — with more than $2 million.
And immediately after Zhang landed, in the space of about 14 weeks, the student received at least $10.2 million from companies controlled by his parents in Singapore and Hong Kong. His parents would soon follow him to Canada.
Federal court records indicate that the couple arrived in September 2012, entering with visas issued by the Canadian embassy in the Dominican Republic. In the same month, back in Wang’s home province of Jilin, one of his co-accused was sentenced to four years in prison “for participating in Yingxin Company’s pyramid selling activities,” PSB documents indicate.
Wang and Yan resided in Markham, Ont., where they set up a company called MixCulture Capital with a local couple from China.
MixCulture’s mission was unclear. On one hand, it purported to promote tourism through the celebration of Chinese, Canadian and Dominican traditions. It was also described as an investment fund for a $5.3-million parcel of properties purchased by Wang and Yan in Tweed, Ont., a bucolic setting south of Algonquin Park. In another iteration, it was supposed to be a currency exchange and money transfer business, according to Ontario civil court records in a case where Wang and Yan claimed to have been defrauded.
But when relations between MixCulture’s directors went sour in late 2013, according to CBSA filings, one of the directors, Chen Xi, reported to York Regional Police that Wang and Yan had transferred from $40 to $50 million to their son, and Chen alleged the funds involved “fraud and money laundering.”
Fintrac filings show that also in late 2013, Zhang Guanqun started wiring massive funds out of his accounts, completing $17.5 million in transfers in four months, to accounts in Hong Kong, Saint Kitts and Nevis, Markham and Vancouver.
Meanwhile, CBSA flagged transactions between MixCulture and Glenis Guzman, a Dominican Republic official responsible for visa renewals at the country’s embassy in Ottawa. A Fintrac suspicious transaction report says that in November 2013, Guzman was wired $20,000 from MixCulture.
The official immediately attempted to withdraw US$20,000 cash, the report says, telling her Bank of Montreal branch she needed to send the funds to the Dominican Republic. Instead, the branch provided Guzman a US$20,000 bank draft, payable to an Ottawa currency exchange.
An investigation connected the funds from MixCulture to fraud, and since Guzman moved the funds through her account with complex steps that appeared to be a money laundering technique known as “layering” — a Fintrac report filed in court named her as a suspect in washing MixCulture’s proceeds.
Cullen Commission to reconvene to hear key witness
Ontario court records show that Wang and Yan obtained temporary resident visas for Canada in the Dominican Republic in September 2013, and that they arrived in Canada on November 30, 2013, two days after MixCulture transferred US$20,000 to Guzman’s accounts.
In response to questions from Global News on the case, the Dominican Republic stated: “Mrs. Guzmán Felipe concluded her posting at the Embassy of the Dominican Republic in Canada in July 2018, therefore we will forward your message to the Department of Legal Affairs of our Ministry of Foreign Affairs to open an investigation on this matter.”
According to the Fintrac filings, Wang and Yan set up multiple Canadian bank accounts, informing bankers they were real estate tycoons with decades of experience in China. And they purchased at least seven properties in Ontario alone.
The Fintrac records also say MixCulture, its directors, and Guanqun Zhang were involved in $86-million worth of Canadian transactions. Wang — the father — received 29 wire transfers from 29 different Chinese people to an HSBC account, in several days.
All the transactions were related to students, and purportedly to fund tuition, travel and living expenses. In another Fintrac report, investigators noted it was highly unusual that Wang received 200 wire transfers to his CIBC account from dozens of different people in China.
These transactions raised “red flags for layering [a money laundering technique] and potential tax evasion,” Fintrac records say.
Evidentiary phase of Cullen Commission wraps
As CBSA watched with mounting suspicion, they hired a forensic accountant to audit Zhang’s banking.
In October 2015, the report, filed in the Federal Court proceedings, concluded Zhang’s purchase of a $2.1-million home in Coquitlam, which he sold for $1.9 million in under two years, was “highly suspicious, and could be considered an attempt to integrate funds which he had received from his parents.”
It was one of at least five properties Zhang purchased in B.C., including a mansion in Richmond that Zhang bought for $3.15 million, land titles filed in Federal Court show.
The accountant also found that Zhang’s transfers of $4.9 million to a British Virgin Islands-registered company appeared to be “smurfing” — a money-laundering technique “often used to break up the amount of cash deposit into smaller amounts to avoid government reporting requirements or reduce suspicion at the local bank,” the report said.
Fintrac also flagged another transfer: $4.5 million to a company in Barbados, ranked among the world’s top-15 countries for suspected money-laundering transfers.
CBSA’s forensic analysis spotlighted several other people involved in Zhang’s transfers. One was a Saint Kitts lawyer named Fitzroy Eddy, who received a US$10,387 wire transfer from Zhang’s CIBC account. Online records in the “Paradise Papers” — a database of leaked records related to offshore banking — show a man named Fitzroy Eddy providing offshore trust account and immigration-investment services. The address from the papers shows up on Zhang’s wire transfer.
Eddy did not respond to emails and phone calls requesting comment from Global News.
The accountant also zeroed in on a relationship between Zhang Guanqun, a “businessman” from Shenzhen named Jiuju Wang who banked in Hong Kong, and Xin (Richard) Zhou of Thornhill, Ont.
At the time, Xin Zhou was on the payroll of Ontario’s provincial Legislative Assembly as a “community outreach” official under the government of former Ontario Liberal premier Kathleen Wynne, a Fintrac report says. A Fintrac disclosure adds that Zhou’s reported annual salary in Canada was $26,000.
In 2014, Zhou was also fundraising co-chair for the federal Liberal Party, his LinkedIn profile says. Zhou briefly rose to prominence as a pivotal community organizer for Justin Trudeau’s 2016 campaign. In a few months, from 2013 to early 2014, Guanqun Zhang sent $2,999,985 to Richard Zhou. He also wired $6.3 million to Jiuju Wang in Hong Kong. And Jiuju Wang sent Zhou $800,000 from Hong Kong.
A Fintrac suspicious transaction report found Richard Zhou’s “account activity is inconsistent with customer’s stated occupation … (and Zhou’s bank) was unable to ascertain source of funds, (of) incoming and outgoing wires to unknown third parties and business entities.”
Fintrac also flagged $522,985 coming from Zhou’s accounts to a number of immigration and litigation law firms.
According to Fintrac, these incoming and outgoing transactions raised suspicions, but when Zhou’s bank asked him to explain “he refused to provide details or his relationship to the remitters.”
When Zhou’s bank pressed him on “the source of the incoming wires,” he explained that “the nature of his business is to provide assistance to overseas students with arranging housing needs and school applications.” The court did not rule on the allegations regarding Zhou. Zhou has not yet responded to multiple requests for comment from Global News on email and phone.
Since CBSA detained them in 2014, Wang Zhenhua and Yan Chungxiang have fought deportation, including filing a civil case that accused unidentified CBSA officers of wrongdoing. Court filings show from 2015 to 2018, agents searched and questioned Zhang whenever he re-entered Canada.
In March 2016, Zhang returned from a shopping trip in Washington state, and a CBSA officer reported that his phone texts showed that he had bought a condo for $366,000 in Richmond, just outside Vancouver, using a local lawyer. When Zhang returned to Vancouver from Hawaii two months later, a search of his phone showed he had recently purchased 2,000 shares of the Canadian pharmaceutical company Valeant, in a $168,000 transaction.
Lorne Waldman, who represented Wang and Yan in their refugee claim, said he no longer represents the couple and he could not comment on their case or point to another representative for them. Global News could not get a response from three other lawyers that have represented the couple.
From 2016 to 2018 Fintrac continued to watch Zhang closely, reports show, flagging $7.29 million worth of transactions, in 27 electronic fund transfer reports and one suspicious transaction report. In 2018, CBSA prepared an inadmissibility report against Zhang which was referred to the Immigration and Refugee Board for deportation.
In response to questions from Global News, Guanqun Zhang’s immigration lawyer Lawrence Wong noted that in July 2021, a federal court judge set aside Public Safety Canada’s decision to send Zhang to an admissibility hearing on money-laundering suspicions. The decision granted Zhang a judicial review of CBSA’s case and did not rule on Fintrac’s allegations.
Wong, who was asked to comment on Fintrac records regarding Zhang and connecting his client to Richard Zhou and others named in the transaction reports, disputed Fintrac’s evidence as disputed and inaccurate.
“Fintrac documents appear to be your principal source and they are pure unsourced hearsay,” a lawyer responding for Wong stated. “They were given no weight by the Federal Court and after the Federal Court set aside the Minister’s Delegate referral; the Minister’s Delegate decided not to do another referral by closing its file. The court’s decision has brought the process to an end.”
In a response, Fintrac would not answer specific questions about its reporting in the Zhang case, but stated, “Fintrac’s financial intelligence is accurate and valued by Canada’s law enforcement and national security agencies.”
New testimony contradicts testimony of former B.C. finance minister at inquiry into money laundering
CBSA said it would not comment about ongoing cases.
But according to Clarence Lo, the CBSA officer who concluded the allegations Zhang was engaged in money laundering were sufficiently well-founded to refer to the Immigration and Refugee Board, the case boils down to whether the international student was “merely” following his parents’ directions, or knew what he was doing, while “actively involved in the receiving or transferring since his arrival in Canada (of) tens of millions of dollars.”
“The numbers on the Fintrac reports are hard to ignore,” Lo wrote in his December 2017 deportation recommendation. “It takes a fairly smart individual with financial savvy to complete that many wire transfers of substantial amounts over a long period of time.”
© 2021 Global News, a division of Corus Entertainment Inc.
For China, reining in real estate a high-stakes balancing act – Aljazeera.com
China’s bid to rein in its debt-ridden property market has become a high-stakes balancing act: clamp down on excessive real estate construction without squeezing so hard that it sends developers under.
Even as Beijing doubles down on reducing the Chinese economy’s reliance on the country’s vast real estate sector, authorities are loosening restrictions on lending and home approvals to avoid a market collapse amid a liquidity crisis that has pushed developers such as China Evergrande Group close to bankruptcy.
Bank credit is being rolled out to property firms at a higher level than in any period during the second quarter or third quarter, according to data collected by China Beige Book International, with mortgage lending in October increasing to 200 billion yuan ($31bn) from 150 billion yuan ($23.5bn) the previous month.
In Chengdu, the capital of the southwestern province of Sichuan, officials are accelerating approvals for home sales and property loans, while easing restrictions on using proceeds from pre-sales. Because cash-strapped developers have become reluctant to make bids for land – which are a key revenue source for municipalities – some cities have begun relaxing rules for land parcel sales.
“Beijing wants to ensure that there’s sufficient liquidity to maintain construction in the property sector,” Janz Chiang, an analyst at Trivium China in Beijing, told Al Jazeera. “But it also doesn’t want a sudden flow of easy credit – the very practice it has been trying to stamp out for years. So, their challenge is to find out where that magic point between sufficient liquidity and preventing a reinflation of the property sector will be.”
Shehzad Qazi, managing director of China Beige Book International, told Al Jazeera there were signs of increased borrowing across the economy as a whole.
“Property firms are actually leading the pace with bond issuances as well,” Qazi said. “Not only are they seeing recovery in lending through banking channels, but they are also clearly being provided the space to sell bonds to plug the holes in their businesses too.”
Qazi said that keeping track of non-bank lenders would be a key indicator of the market’s direction going forward.
“In the third quarter, we saw historic levels of non-bank lending in the sector with 46 percent of all loans taken by property firms coming from shadow lenders such as trust companies or small loan firms,” he said. “The state-controlled banks were not loaning to private companies at all, so they had to resort to non-bank lenders.”
Nonetheless, Beijing has indicated it will not deviate from its “houses are for living, not for speculation” campaign.
In an essay earlier this month, Vice Premier Liu He said officials should “focus on stabilising land prices, house prices, and stabilise expectations,” in order to “solve household’s housing problems and promote the healthy development of real-estate companies”.
“Top officials have made it crystal clear that they are satisfied with their policies and have also consistently reiterated their intentions to cool the market,” said Chiang.
“While they are most likely to continue with their policy trajectory to cool the property market, we expect some degree of credit control loosening from banks after regulators indicated that their excessive reactions to policies are to blame for the slowdown.”
China’s real estate sector accounts for more than a quarter of the nation’s economy, which officials have cast as a threat to economic stability. Eight of the 10 most-indebted property developers are based in China, and Beijing was aware of the problem of overleveraging even before Evergrande’s debt binge sent investors reeling.
In August 2020, Beijing began restricting borrowing with the “three red lines” policy, which stipulates that developers looking to refinance need to have a 70 percent ceiling on liabilities to assets, excluding advance proceeds from projects sold on contract, a 100 percent cap on net debt to equity, and a cash to short-term borrowing ratio of at least one.
The restrictions have contributed to a fall in new construction, house sales and house prices this year. Growth in real estate investment, which peaked at 38.3 percent in January, dropped to 21.6 percent in April, 10.9 percent in July, and 7.2 percent in October.
“There is the realisation that the former growth model – which involved high levels of debt, high levels of investment, and high levels of growth – doesn’t work anymore,” said Qazi. “Beijing realises that it needs to shift to a more sustainable model, which means a slower pace of growth.”
But Qazi said Beijing appeared to be taking a flexible approach to restructuring the sector.
“Beijing is working with local governments in some 200 cities where Evergrande has unfinished projects,” he said. “They’re creating task forces to evaluate the status of these unbuilt properties and transfer them to new developers so Chinese households are delivered what they’ve paid for. Here the government is adopting a flexible policy vis-a-vis leverage, by allowing for the outstanding debt on these properties to stay off those developers’ balance sheets.”
‘Balanced and sustainable growth’
Sam Xie, head of research at CBRE China, told Al Jazeera that while there were signs banks had expedited loan approvals for reasonable financing needs, he did not expect any major loosening of lending in the near term.
“The policy stance remains that ‘housing is for living in, not for speculation’, and the ‘three red lines’ remain firmly in place to curb excess speculation and overleveraging in the sector,” Xie said.
According to CBRE, Chinese-listed developers will have almost $100bn in corporate bonds expiring in the next two years.
“As such, highly leveraged developers are expected to continue their focus on offloading non-core assets and put off any aggressive expansion plans while the authorities’ emphasis remains on balanced and sustainable growth,” Xie said.
Chiang, the Trivium China analyst, said Beijing’s policy was driven by a long term view of the market.
“Regulators likely believe that once the temporary correction blows over, the sector will be healthier than before, which is precisely what they have been working towards for years,” she said. “Policymakers won’t let this crucial sector starve to death, so some policy rejiggering is possible and looks increasingly probable. We have seen some level of easing up, such as encouraging developers to issue bonds on the interbank market. Still, an all-out U-turn on tight property policy is not in the cards.”
Savills and SRS Real Estate Partners Form Strategic Alliance – Canada NewsWire
“The United States is one of the biggest retail markets globally with estimated retail sales expected to total nearly $4.5 trillion in 2021, making the US a key target for expanding international brands,” Mitchell E. Rudin, Savills North America chairman and CEO, commented. “We already have one of the strongest retail teams in Canada. Aligning with SRS, a widely respected and accomplished national retail advisory firm, deepens our capacity for solving clients’ real estate challenges and cultivating a formidable global retail presence in the US also.”
With more than 300 professionals across 27 offices, SRS is the largest real estate firm in North America dedicated solely to servicing retail clients. In the last 12 months, SRS has represented over 1,100 clients and completed more than $4.5 billion in transactions while currently representing more than 1,700 property listings. The firm’s US client experience includes representing 83 of the top 100 restaurant chains, 74 of the top 100 retailers, and 49 of the top 100 retail owners.
“We are excited to strengthen our alliance with Savills – a globally-respected real estate advisor,” said Chris Maguire, CEO and chairman of the board for SRS. “This alliance is the latest example of SRS evolving to meet growing client needs. For our clients whose needs extend beyond retail and outside of the US, this is big news. We’ve taken meaningful steps to ensure consistent delivery of service across both firms so that you have a strategic partner you can trust for all of your real estate needs.”
Globally, Savills has positioned itself as a leader in the retail sector. In the last 12 months alone, the Savills Prime Global Retail Team have been involved in some of the most high-profile flagship retail transactions internationally, including 711 Fifth Avenue New York, 777 Saint Catherine in Montreal, the renowned Topshop building on Oxford Street in London and 270 Orchard Road in Singapore. On the occupier side, the team is working with some of the most interesting and evolving brands in the retail sector, including the likes of Restoration Hardware, Ralph Lauren, JD Sports and Polestar.
“We are thrilled with the opportunities this alliance has instantly created for us,” said Jordan Karp, executive vice president and head of retail services, Savills Canada. “Savills clients will receive extended, best-in-class service and advisory south of the border as a benefit from this alliance.”
About Savills Inc.
Savills helps organizations find the right solutions that ensure employee success. Sharply skilled and fiercely dedicated, the firm’s integrated teams of consultants and brokers are experts in better real estate. With services in tenant representation, workforce and incentives strategy, workplace strategy and occupant experience, project management, and capital markets, Savills has elevated the potential of workplaces around the corner, and around the world, for 160 years and counting.
SRS Real Estate Partners is the largest real estate company in North America exclusively dedicated to retail services. Headquartered in Dallas with more than 25 offices worldwide, SRS’ strong reach and international presence provide the company with unparalleled knowledge both globally and domestically. As a result, clients of SRS have a competitive edge through a full range of offerings including brokerage services, corporate services, development services, and investment services. Since its inception in 1986, SRS has built a strong foundation in the retail real estate world and grown into one of the industry’s most influential and respected leaders. Our success is measured in the achievement of our clients’ objectives, satisfaction and trust. For more information, please visit srsre.com.
For further information: Media Contact: Michael A. Lassiter, Vice President, Corporate Communications & Engagement, E: [email protected], T: +1 202 624 8539; Media Contact: Christina Wezwick, Director of Communications, E: [email protected], T: +1 214 560 3215
Grand County real estate sales, Nov. 21-27 | SkyHiNews.com – Sky Hi News
Grand County’s real estate transactions Nov. 21-27 were worth more than $16.4 million combined.
• Soda Springs Ranch Filing 2, Unit 1, TRT B – Michael Smith and Cathy Walton Smith to Michael and Michele DeGroen, $365,000
• Silverado II Condo Unit 214, Bldg 2 – Nicole and Jeffrey Kaiser to Richard Steven Barr Revocable Living Trust, $440,000
• Base Camp 9200 Second Replat Unit B2 – Sandhills Capital LLC to Eric Taylor and Stacey Miller, $395,000
• Val Moritz Village 1st Filing Lot 7, Block 4 – James V Dunphy Trust to Robert and Samantha Baumgarten, $88,000
• Riveracres 2nd Addn Mountain Meadows Lot 6, Block 5 – Robert and Sherry Millard to Meghan and Joshua Herald, $397,000
• Rabbit Ears Village Subdivision Lot 108 – G Daniel Whittaker to David and Monica Baker, $26,750
• Pines at Meadow Ridge Court B, Unit 10 – PI In The Sky LLC, PI Sky LLC to Shannon and Melissa Carver, $627,000
• Hi Country Haus Bldg 20, Unit 3 – Cizek Living Trust to Lynnda Gies, $515,000
• Shores of Shadow Mountain FP Lot 33 – Dana and Ralph Johnson to Jon and Kimberly Bourgain, $112,000
• Winter Park Highlands Unit 1, Lot 51 – Martin and Joy Nee to Martin Nee, $577,100
• Soda Springs Ranch Filing 2, Unit B1, TRT D – Michael and Claudia Dore to Elaine and Jay Menardi, $360,000
• Bussey Hills Subdivision Block 4, Lots 4-6 and 19-23; SEC 14 TWP 2N R 76W Partial Legal – Lorraine Bishard to Mark Bishard and Kathleen Drulard, $225,000
• Village at Elk Track 2nd Filing Grand Elk Ranch & Club Lot 21 – Philip and Joan Kluge to Susan Campbell, $875,000
• Granby Ranch Filing 6, Lot 21 – Bruce Hartley to Jason and Jennifer Newcomer, $80,000
• Trail Creek Estates Lots 16, 30 – Robert and Linda Spaet to Joseph and Jessica Mahoney, $175,000
• Gore City Addn to Kremmling Block 8, Lots 1-18 – Robert Smith to Lone Tree Trust LLC, $725,000
• Blue Valley Acres Unit #2, Lot 2, Block 2 – Tyson and Christy Parrott to Ryan Landis, $515,000
• 448 Condominiums Unit 302 and Storage Unit #1 – Virga Corporation to Glenn, Jackie and Heather Weissinger, Matthew O’Leary, $461,510
• 448 Condominiums Unit 102 and Storage Unit #2 – Virga Corporation to Matthew and Katherine Holden, $466,200
• 448 Condominiums Unit 203 and Garage Unit #3 – Virga Corporation to Gary and Mary Gatchell, $722,224
• 448 Condominiums Unit 103 and Garage Unit #6 – Virga Corporation to Carolyn Flynn, $719,852
• 448 Condominiums Unit 301 and Garage Unit #2 – Virga Corporation to Nicole Conard and Joseph Kuntner, $604,895
• 448 Condominiums Unit 201 and Garage Unit #4 – Virga Corporation to John Bobola and Kristin Johnson Bobola, $675,550
• Lofty Pines Store Exemption TRT 1; SEC 24 TWP 3N R 76W Partial Legal – Lonewolf Properties LLC to T Grand Lake Cabins LLC, $675,000
• SEC 32 TWP 2N R 76W Partial Legal – Troy Nelson to Phillip and Sarah Martin, $645,000
• Ten Mile Creek Estates Lot 18; SEC 29 TWP 1N R 76W Partial Legal – Jayson and Hannah Harris, Angela Kennedy Toon Revocable Trust to Garry and Carrie McLelland, $337,500
• East Mountain Filing 9, Lots 44, 44G – Daniel and Elba Brosious to Patrick Lavin and Jennifer Anderson, $881,600
• Moraine Park Lot 36 – Brian and Sofia Fisher to Cooljest Enterprises LLC, $182,000
• Hi Country Haus Bldg 9, Unit 4 – Dan and Martha Hedrick to Cameron and Jessica Curtis, $490,000
• Meadows at Grand Park Filing 1, Lot 64 – Grand Park Homes LLC to Peter and Seon Comeau, $1,056,983
• East Mountain Filing 6, Lot 117 – Jon and Caroline McClurg to Hallie and Kerry Veith, $1,050,000
• Base Camp One Condos Unit 315R – Robert and Rachel Leahy to Roni and Brittany Szigeti, $549,000
• 448 Condominiums Unit 202 and Storage Unit 3 – Virga Corporation to Theresa Lotspeich and Jeffrey Harrington, $445,300
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