#current home interest rates texas

[joelscruff]

feelings on fire (joel miller x f!reader) 18+ PART ONE

"trying to play it coy, trying to make it disappear"

⚠️ new series alert! ⚠️ and also my 1k follower celebration!!! (altho it might as well be the 2k celebration now considering how fast my following has grown. thank you ;-;) i polled my followers a little while ago to choose between 3 different fic premises and this one was the winner! it was originally meant to be a stand alone but i'm actually more interested in making it a brand new series, so i hope you guys enjoy! i'm not exactly sure how many parts this will be yet, i'll let you know when i do. title and lyrics are from 'bad liar' by selena gomez.

summary: you're back from college for the summer, staying with your devout catholic parents in your childhood home while they order you around and try to keep authority over you. as an act of rebellion you ask your new neighbor mr. miller to teach you how to play guitar, but it turns out there's a lot more he wants to teach you. (no outbreak, no use of y/n) rating: 18+ explicit (minors, do not interact) warnings: (for this fic in general) age difference (reader is in her 20s, joel in his 50s), innocent/inexperienced reader, dirty old man joel, corruption (but it's consensual), praise kink, dirty talk, general smut, mentions of religion (reader's family are very catholic) -- (for this chapter) wet dreams, mentions of masturbation. word count: 5k ao3

The sun is warm and pleasant on your bare skin as you lay out in the freshly mown grass of your backyard, absorbing the heat and smiling languidly despite the humidity. You're grateful for your family's wealth on days like today, knowing that at any moment you could take a few steps and dive headfirst into the cool water of your pool, fresh and inviting. It's been about a month since you returned and you've spent almost every day outside among the green grass, the chlorinated water, the burning Texas sun. It's been heaven.

The backdoor suddenly swings open and your father's voice booms out into the backyard, "Family meeting," he states, loud and serious, "Five minutes."

Or hell.

With a groan you slowly sit up, hands digging into the thin towel laid out beneath you. You know better than to ignore an order like that. Being back from college for the summer has certainly had it's perks; no annoying roommates, no loud parties, a large backyard and pool to yourself, but having to deal with your parents again certainly isn't one of them. You'd thought coming back after three years might have softened them a bit, lowered their guard, made them less strict. Instead, it's almost had the opposite effect.

You slide into your flip flops and walk begrudgingly inside the house, making note of your mother standing anxiously by the stove with her arms crossed. What's the issue now? At least once a week your father calls these "family meetings", which always pertain to you and only you, seeing as you're their only child. Last week they'd spent half an hour berating you about forgetting to put the garbage out, the week before they'd tried to explain the importance of an early bed time to you, like you were seven.

You're a grown woman, a full fledged adult. Sure, you're only twenty one, you're unemployed, you're currently in the process of obtaining an arts degree that probably won't secure you anything tangible in the real world, but you're an adult nonetheless. You only have one year left of school before you can leave all this behind and start fresh somewhere else. You'd thought coming back home for one more summer would bring nostalgia and happiness, a few months of normality before life exploded in front of you.

Turns out your parents had pictured something different.

Your father gestures toward the kitchen table, urging for you to sit. You hate when they do this, make you feel small and childish while they both stand above you and reiterate rules they've had your whole life, rules that apparently you'll never grow out of. You wonder what rule you've broken now.

"We've noticed that you barely leave the house," your father begins, voice deep and authoritative, "We were under the impression that when you came home you'd be spending time with old friends, doing some volunteering again."

"Going to church," your mother adds beside him, a frown permanently etched on her face, "You've only gone twice since you've been here."

Call the cops, you think to yourself, forcibly holding back an eyeroll. Ironically your father is a police officer, and you highly doubt he'd ever come if you called.

"Instead, you just spend all your time in that backyard," he continues, nodding along with your mother, "We didn't invite you back to simply laze around all summer, there have been clear expectations you're not meeting."

You take a deep breath, feeling a hint of anger and stubbornness burning in the pit of your stomach. You shove it down, back to that secret hiding place you've cultivated throughout all these years of having to deal with them.

"I'm sorry, dad," you say, trying to sound as earnest as possible as you look to him and then your mother, "Sorry, mom."

"Sorry doesn't cut it, we need to see action," your father replies quickly, brow furrowed, "No more lounging around in the backyard on weekdays, that's a weekend activity from now on, we clear?"

You nod, "Clear."

"We want you to get involved in something," your mom takes a step forward, places her hand awkwardly on your shoulder, "Why don't you call Bethany? She's always looking for more helpers at Sunday School, or maybe Alice? I hear she's been volunteering at the soup kitchen for the summer."

You haven't spoken to either Bethany or Alice since you left for university three years ago. The thought of calling them, let alone having to work with them in either setting, makes you feel ill. You nod again, pretending to agree.

"That sounds good, I'll call them tomorrow morning," Both of your parents smile, appeased, "I think I'll go for a walk now, if that's okay. Clear my head, think about things I can do to improve."

"That's the spirit," your dad says, wrapping an arm around your mother, "Remember, be back before dinner or the door will be locked."

"I know," you nod, forcing a smile, "I won't forget."

--

Well, that's it, then. You'll have to leave.

It sounds dramatic to say that your parents telling you to get off your ass is enough to send you packing, but it goes so much deeper than that. You've spent your entire life doing everything these people say, nodding and smiling when you're meant to, apologizing for everything, doing anything you can to appease and impress them. You'd spent your high school years in youth choir, church group, organizing fundraisers, studying your ass off, tutoring, joining as many extracurriculars as possible until you had no free time. And even then, nothing ever seemed to be enough for them.

When you'd left for college they'd both cried at the airport, held you in their arms and told you with sincerity that they'd miss you so much. Your mother had kissed your face and held your hands and your father had hugged you for the first time since you were eleven years old. And because of their sudden burst of emotions, of affection, you'd actually missed them once you left. You remember you'd cried on the plane, scrolling through pictures of them on your phone until the battery died, thinking to yourself that maybe they weren't the horrible, authoritarian people you thought they were.

They called you once a week while you were at college, asking for updates, telling you they missed you, giving you neighborhood gossip that made you laugh and feel nostalgic for home. Being away from them, it was like they suddenly became two entirely new people, bonded together by their suddenly empty nest and seemingly trying to do right by you now, even if it felt a little too late. You'd thought about coming home a few times for a visit, but the memories that triggered the anger in the pit of your stomach kept you from doing so. You'd kept them at arm's length until you felt ready to come back.

And now you're back, and nothing has changed. They're the same people they always were, expecting too much of you, thinking they can control you, never quite believing that you're trying your best. You'd told them before you came that you just wanted to relax this summer, spend some time at home, maybe meet up with some old friends - keyword being maybe - and they'd seemed totally on board with the idea. There had been no mentions of keeping busy, no mentions of Sunday School or soup kitchens or rules. Then you'd arrived and realized how stupid you'd been to believe that they could ever change.

Your entire life you've been their perfect girl, their A+ student who volunteered and read bible verses and tutored the neighborhood kids, sacrificed your happiness more times than you can count for the sake of keeping them satisfied. But that's the thing: they're not satisfied, and they never will be.

Your flip flops smack against the concrete of your suburban street, sun beginning to set in the distance as you think about how exactly you're going to escape this hell. Yeah, you could just walk out the front door without a word, but it's not like you have anywhere to go or the money to do it. You have your plane ticket for your return flight back to school, but it's not 'til September and it's under your father's name. Your family might be wealthy but none of that wealth has ever gone directly into your pocket, and you doubt it ever will if you just bail on them in the middle of the night with no warning.

Your thoughts scatter when you hear someone call out your name nearby. Your head swivels and you see one of your neighbors, Mrs. Lillard, waving from her front porch. You wave back, give her a small smile.

"How's college treatin' ya?" she calls to you, taking a sip from a bottle of beer, "Got a boyfriend?"

Your cheeks warm immediately and shake your head, "Not yet!" you call back.

"I bet you're battin' 'em all away," her voice is slurred and you're sure that's probably not her first beer of the day, "Nobody's good enough for ya, huh?"

"I guess," you say awkwardly, continuing to walk and hoping she won't ask you to join her for a beer, "How's your husband?"

"Pain in my ass," she responds with a grunt and takes another swig, "Bet you can't wait to have your own white picket fence, perfect as you are."

Her words make you uncomfortable but you just give her your signature fake laugh and flip your hair, waving again, "Bye, Mrs. Lillard."

Your face falls as soon as you turn around, anger burning again. You've spent so much of your life being the picture perfect little suburban girl, doing everything your parents say, saying your prayers and reading to the elderly, killing yourself to get straight A's and only speaking when spoken to. Your reputation is widely known around the neighborhood; the sweet little girl, the pure and innocent God fearing angel. You've portrayed yourself as that girl for so long that you almost don't know which part of you is real anymore.

You keep walking down the street, eyeing the sunset as you go and wondering what would happen if you just didn't go back home tonight. As your father had said, he locks the door every night after dinner; you don't have a key, you've never had a key. You're only allowed into your house on the basis of trust and good merit. If you just refused to go back tonight, how would they react? The thought of doing something like that sends a warm flush of rebellion across your skin, eyes bright with intrigue. But where would you go?

You turn the corner and your nose is suddenly hit with the delectable scent of a barbecue, smokey and delicious. You slow a bit, closing your eyes and breathing in the warm air, stomach growling. You suddenly realize that if you don't go home tonight you'll also miss dinner. Another rule broken. You keep walking, trying to follow the scent like some kind of bloodhound. Maybe you know whoever's cooking and they'll invite you to eat with them.

A few houses down you start to hear the sound of music. There must be a party going on, a birthday or some other special occasion. It's only as you get closer to the sound that you realize it's not being played from a speaker or stereo, but from someone's front porch; a real guitar, live and acoustic.

You approach the house in question and see a man sitting on his front step, guitar in hand as he strums a steady tune. He's looking down, watching his fingers, monitoring his movements, but you see dark brown curls with hints of grey peppered throughout, a stubbled jaw line and curved nose. You slow your speed, furrowing your brow as you try to place him. You're not sure you've ever seen him before.

His music is calm and inviting, a plucky sounding tune that seems vaguely familiar. You're suddenly filled with intrigue, trying to place the song and slowing to a complete stop in front of the house without meaning to. You watch the man's callused fingers pick away at the strings, fast and professional, like he's been doing this for years. He probably has.

You're still trying to place the song, biting your lip and swiping through songs in your mind like an invisible rolodex. Johnny Cash? Bob Dylan? It sounds like one of those songs your parents would forbid you to listen to as a kid, the ones with devil worship in their lyrics, sung by bad men who didn't believe in God. You'd always questioned this logic, wondered how songs about living out in the country or falling in love could be inherently against your religion. They didn't even listen to it, just blindly told you it was against the rules.

Suddenly the man stops playing and you realize the song has come to an end. He looks up then, notices you standing there at the end of his walk with your furrowed brow and flip flops. His eyes are brown, expression startled at first but then fading into something softer as he gives you a small smile.

"Been there long?" he asks, voice crackling slightly, like he hasn't spoken much today.

You shake your head quickly, "I'm sorry, I heard you playing and I-"

"S'alright," he replies strumming his guitar absentmindedly and giving you a shrug, "I don't mind an audience."

He's southern, definitely a Texan, but you're sure you've never met him before. His face and voice are unfamiliar to you, but certainly not unwelcome. He's older, probably in his 40s or even 50s, but he's handsome and slightly boyish in a way despite his greying hair and freckled skin. He reminds you of one of those men on album covers your father had slammed down one day in the record store when you were nine, yelled at you in front of everyone that the men who made that music were filthy sinners. It hadn't stopped you from listening to them, though, curiosity getting the better of you.

Is that who you're looking at now? A filthy sinner?

"You okay?" he asks slowly, tilting his head. You realize you're just staring at him, gathering your thoughts.

You shake your head again quickly, feeling yourself blush under his gaze, "Sorry," you repeat, "I'm uh, I was just passing by and I heard you playing that song. It sounded really familiar."

He gives you a crooked smile and a nod, "Tangled Up in Blue, Bob Dylan."

"I knew it was Bob Dylan," you say, a satisfied smile spreading across your face. That song was from one of the albums you'd listened to in secret, one of the only times you'd had to delete your browser history. You feel pride swell in your chest at the smile you elicit from the man in response, like he's recognizing a fellow music lover.

"Good ear," he continues to lightly pluck at the strings of his guitar, "You play?"

"Um, not really." It's a half truth but mainly a lie, you've never played in your life. You feel slightly disappointed in yourself and you're not sure why; it's not like you've ever felt any kind of urge to learn, especially considering your parents would've made sure you only learned appropriate songs. When would you have even found the time between all your extracurriculars?

"Well, it ain't difficult," he starts playing the song again, slower this time, "Pretty repetitive chord progression, room for some adlibbin' here and there once you get the hang of it."

You nod like you understand what he's talking about, suddenly lost in the way his fingers pull at the strings, make the music come to life out of nothing. His hands are big, fingers long and thick as they curve back and forth, up and down. It's hypnotic to watch. He stops again and looks up, catches you staring.

"How old are you?" he asks, raising an eyebrow.

You swallow, unsure what exactly the right answer is. Part of you wants to lie, tell him you're older than you actually are so he doesn't just see you as some bright eyed kid. This is the first person you've encountered since coming back who doesn't know who you are, doesn't know about your reputation. You could tell him anything, be anyone, and he'd take it at face value.

"I'm twenty five," you lie, but it sounds unnatural in your mouth.

He looks you up and down, eyes raking your body in a way you're unfamiliar with. Like a man. Like the way your roommates back in college get looked at, sensually and flirtatiously, being eyed up by drunk guys at the bar who only have one thing on their mind. You feel your heart begin to thrum quicker in your chest; is that really how this man is looking at you? This grown man, not a high school crush or a college fratboy, a real man?

"Sweetheart, we both know that's a lie," he says with a chuckle, eyes coming back to rest on your face, "I'd guess twenty."

You make a face, "I'm twenty one, actually."

He laughs again, putting his hands up in surrender, "My bad, twenty one."

You watch as he starts to strum once again, something new and unfamiliar. You listen for a few moments, eyes trained back on his fingers, watching him play.

"You wanna come in for a bit?" he asks, voice nonchalant, like he's asking you something completely casual.

And maybe he is, but the words make your eyes widen, your breath catching in your throat. The way he'd looked at you just then, laughed at your words, wanted to know your age... now he's inviting you into his house? You've never actually been flirted with before, not when it mattered, and you're not entirely sure if that's what's happening. But it feels like it, even though you can't imagine how someone like him could see anything sexy about a girl like you.

"...Why?" you ask quietly.

He looks up at you with another smile, still plucking the strings, "If you need to ask then maybe I read you wrong," he chuckles again, eyes trailing down your legs and taking in your short dress, the way it stops at your knees, "Now that I really look at you, maybe I'm talkin' to a good Christian girl."

"You're not," you say it too quickly, "I mean, I'm not. I'm not a good Christian girl."

"No?" he smirks, "Don't have a good southern daddy waitin' for you to come home? Momma waitin' with a pie in the oven?" he's not being serious but you feel your skin flush at the accuracy of his words.

"Maybe," you mutter, hand going down to touch your dress nervously, "But maybe I don't wanna go home."

He nods and stops plucking, licking his lips and thinking to himself. You have to admit, there's something about him that draws you to him, something masculine and new. He's much, much older than you but not in a way that creeps you out or makes you want to run away. You find yourself hoping he'll ask you to come inside again so this time you can give him the right answer, the one he wants to hear.

"You probably should," he finally says, then stands up on his porch steps and slips his guitar onto his back. The strap digs into his broad shoulders, accentuating his size as he suddenly towers over you on the step.

"Sh-should what?" you ask breathlessly, and you wonder if he can tell your heart race has picked up, see the thumping of your pulse in your exposed neck.

"Go back home," he says with a shrug, "I mean, if they're waitin' for you..."

"They're not," you say it with firm finality, shaking your head, "I'm twenty one, I do what I like."

He walks down the steps then, getting closer and closer to you until he's suddenly standing directly in front of you. His eyes cast downward, assessing your expression; you swear he looks at your lips and licks his own again.

"So would you like to come inside?" he asks again, peering down at you with a dark sense of desire that makes you swallow roughly, feel a light and steady thrum between your legs, "Let me teach you how to play that song?"

Here's your chance. Just say yes.

"N-no," you gasp, taking a step back from him, "Um, n-not today."

He smirks, almost like he knew that would be your response. He hitches his guitar up his shoulder and gives you one last smile before turning around and walking back up his steps.

"Well, I'm here if you change your mind," he calls back to you, reaching for the doorknob on his front door and peering at you with another side glance, still assessing you, "Would love to teach a pretty thing like you how to use her fingers."

You feel your lips part in surprise, an unfamiliar tingling sensation flooding your body as he gives you a wink and walks into his house, shutting the door behind him. You've still got that steady throbbing feeling in your underwear, something you've only felt a handful of times. You know what it is, you're not completely clueless, but you can't remember the last time it happened.

You take another step back slowly, heart still pounding in your chest as you stare at his closed door. Then you turn on your heel and speed walk back the way you came, flip flops slapping against the ground aggressively. You revel in the way your thighs rub together as you walk, soothing that ache.

Any thoughts of not going home have gone from your mind. You need to ask your parents who this man is. As soon as possible.

-

You get home right before dinner, giving yourself just enough time to formulate exactly how to ask your parents about the man with the guitar. You're slightly afraid that you might seem too eager, too curious, and that they'll see right through you; you can't imagine how they'd react to knowing their perfect little girl is getting butterflies over a middle aged man.

But that's what you have: butterflies. In your tummy, all over your skin, between your legs. Being talked to the way he did, being looked at the way he did, it's making you feel hot all over, itchy and uncomfortable but in a good way.

The last time you felt this way was during your first week of college, at a party you'd gone to with your roommate. You'd seen him across the room, tall and blonde, watched as he licked his lips and looked you up and down. He was gorgeous, an angel you were convinced God had placed at this party just for you. You felt that tingle between your legs, swallowed down the nervous lump in your throat and imagined what it would be like to be kissed by him.

Then he'd approached and you realized he'd been looking at your roommate the entire time.

Your mother is just beginning to plate the meal when you slip into the kitchen, taking a seat at the table beside your father. She serves you both with a smile and sits, then extends her hands to both of you.

"Bless us, O Lord, for these, Thy gifts," she begins quietly, and you quickly hang your head and close your eyes as she continues, "which we are about to receive from Thy bounty. Through Christ, our Lord. Amen."

"Amen," you and your dad echo, then begin your meal. Just the same as always.

"How was your walk?" your father asks.

Here goes nothing.

"It was nice," you say, nodding thoughtfully to yourself and hoping you sound nonchalant, "I said hi to Mrs. Lillard."

"We've been praying for her," your mom interjects immediately, "She's an alcoholic, you know."

Your mom stays on top of all the neighborhood gossip, part of the reason you feel she might know something about the mysterious man. With a nod of your head you continue, "And then I saw someone else, a man playing guitar on his front porch, but I've never seen him before."

"Oh, him" your mom rolls her eyes, "Mr. Miller. Piece of work."

Bingo.

Your eyebrows raise, intrigued, "How so?"

"Kindness, dear," your father says with a disapproving nod to your mother, "He's done nothing to us."

She sighs and shakes her head, "You're right, I'm sorry."

The conversation is definitely going somewhere but it's already taking a turn into dangerous territory; you're not one to question, to interfere or interject. Pressing them further might make them suspicious, but you have to know.

"What did he do?" you ask, trying your best to sound casual, "If you don't mind me asking?"

Your mother is about to speak but your father gives her a look, almost a warning. She closes her mouth and sits back in her chair, waiting for him to answer you instead.

"He didn't do anything," your father explains, "Your mother invited him for dinner and he declined, that's all."

"It's the way he declined," your mother sits forward again, voice curt and irritated, "He was very rude."

"Rude?" You can tell your mom wants to talk about it, dredge up something she hasn't been able to discuss for a while; you're surprised she hadn't already told you over the phone while you were at college.

"This isn't appropriate conversation for the dinner table," your father says sternly, and you're not sure if he's talking more-so to you or your mother, "End of discussion." As usual your mother folds in on herself, picking up her fork and starting to eat again.

"Your father's right," she says, though you know she doesn't really believe that, "Let's just eat."

You wonder what the man - Mr. Miller - could have said to make your mother react this way. It's not unusual for her to get stiff and bothered by people - it's pretty easy to push her buttons, actually, but the list of things that offend her is long and detailed. He could have said pretty much anything to set her off. The specifics are lost on you.

You resign yourself to defeat and eat your dinner, sincerely glad that the tingling sensations in your body have subsided. You do not need to be feeling like that with your parents in the room.

-

You dream about him.

It's muddled and confusing, taking place simultaneously back at college and in your childhood bedroom, but he's there. In both places, somehow. You're back at that first week of college party, but instead of the blonde boy it's him standing across the room, eyeing you up and down. But this time he doesn't go for your roommate, he walks over to you and looks deeply into your eyes, gives you that delicious smirk and brings his hands down to touch your waist. He's so big compared to you, so much older. He pulls you in with a strong grasp and holds you to his broad chest, runs his hands down your back.

Then you're both transported from the college party to your parent's house. You're on your bed, sitting next to him atop the covers and watching him play guitar. You watch his fingers, long and thick, hypnotizing you with their movements. He stops playing and brings one to your chin, tilts your head up to look into your eyes again.

"You're not a good Christian girl," he whispers in that southern drawl, breath ghosting across your face, inching closer and closer, "You're all mine, aren't you?"

You wake up with a start and immediately feel the dampness in your underwear, the butterflies back again with a vengeance as your pussy throbs and pulses. You've never felt anything like this before, grasping your chest and reaching for your bedside lamp in the darkness. You sit there in bed for a few moments, catching your breath and waiting for the feelings to vanish again, for your aching core to stop reminding you that it's never been touched, not once, even though you know it's absolutely begging for it.

With shaky hands you reach down and run a finger through your wet folds, shivering at the soft touch. You've never masturbated before, never had sex or anything else you've learned about from your friends at college. They'd looked at you with disbelief when you'd told them you'd never even had an orgasm; one of them had gone so far as to ask if she could give you one.

"No," you'd said curtly, "No thank you."

Now you sit on your childhood bed with your legs open and a finger pressed lightly against you within your underwear. You're not even sure what to do, where exactly to touch, how to bring yourself to completion. You're twenty one years old but you've spent your entire life being the good, pure, God fearing girl waiting for marriage like her parents taught her.

"Enough," you whisper into the darkness, "I'm done waiting."

You yank your finger out of your panties and lay back on the bed, switching off the lamp and closing your eyes again. You've already decided before you drift off that you'll be paying Mr. Miller another visit tomorrow, as soon as possible.

He told you he wanted to teach you how to use your fingers; you intend to make sure he does.

[senorabond]

Rumor Has It (Peña x f!reader x Pike)

Pairings: Javier Pena x f!reader; Marcus Pike x f!reader; future Pena x f!reader x Pike

Chapter 1 Summary: You've recently transferred from a promising job in D.C. to Texas when DEA Special Agent Javier Peña approaches you with his current case. Rumor has it you have an in with the FBI art crimes unit, and the DEA could use your skills and connections on a suspected narcos money laundering case. You need to do well on this case to prove yourself, but you're not sure Marcus Pike will even help after the way you left.

Rating: 18+ (Minors DNI), Mature-to-Explicit sexual content, additional warnings may be added for future chapters

Warnings: swearing, mentions of sex and masturbation (f), previous sexual relationship, office romance, references to gossip and slut shaming, sexist/patriarchal bullshit, daydreaming about "little Peña"

Reader/Character Notes: Reader is fem!afab; No mention of Reader’s body size, shape, composition, or skin color.

Words: 4.4k

a/n: I started writing this thinking it'd be a quick and dirty PWP, but then the plot took over and I'm not sorry. Time/setting is pretty loose. This wasn't "officially" beta'd - all errors and weird formatting are my own. However, a very special thanks and kisses for @azure-waves and @kilamonster for reading early versions of this! 😘 Additional author's notes at the end.

Masterlist

Rumor Has It: Chapter One

Javier Peña thinks he’s hot shit. He struts about the office like he runs the place and conducts briefings like he's holding his own personal court. It'd be easier to chalk it up to pure ego and ignore him if he didn't actually have such an impressive resume to back it up. Unfortunately, that means putting up with yet another cocksure male flirting and fucking his way through the office your respective agencies share. At least he's easy on the eyes. 

Since moving to Houston six months ago for a new position with the U.S. Customs and Border Protection, you'd clocked at least four broken hearts in Agent Peña's wake. In his defense, there are far more smiles than tears in the women's restroom when his name comes up in whispered conversation. You haven't heard this much gossip about a single guy since your senior year of high school when it was rumored that three cheerleaders got knocked up by the same football player as a pregnancy pact. For the record, only two girls were actually pregnant, and the alleged father ran off with the team’s water boy a few years out of college. They made a cute couple.

Favorite topics of conversation among Peña's admirers are his tight pants, who he's purportedly slept with, how good he must be in the sack, and contending reports of how big his dick actually is. Just that day you overheard one guy in the breakroom swear to a colleague that he'd seen ‘little Peña’ twitch while the DEA agent was briefing the latest developments in his investigation. You barely managed to hide your snort in your coffee, but had to admit the mental image was intriguing.

While not morally opposed to sleeping with somebody in the same office (that'd make you a hypocrite), you personally wouldn't want to risk the potential fallout of fooling around with someone as high profile as Agent Peña. The unfortunate reality is that women always bear the brunt of those consequences, and you aren't interested in putting your career on the line for a good dicking. As much as you may desperately need one. 

You'd been out a few times since moving to the area, but calling those disasters “dates” would be too generous. One such encounter seemed like it was going well, until the guy answered a call from his mother, got into a shouting match with her over the phone, then cried over the bread basket. You promptly excused yourself and blocked his number from the cab ride home. 

Since that night, the only dates you’d had were with some quality home entertainment and your trusty vibrator. The Magic Wand hadn’t failed you yet. Last night you enjoyed a delicious orgasm while watching a particularly excellent video featuring two men worshiping a woman’s body. That lucky bitch. It’d been way too long since you’d gotten laid, and it was starting to take its toll. Even with the regular, self-attained orgasms, you'd begun losing focus at work. Your mind frequently wanders into sexy daydreams about impossible scenarios in the war room. 

At your desk, you think back to what the guy said in the breakroom about little Peña and giggle to yourself. That'd be a sight to see, and would certainly liven up a boring case briefing. Your thoughts drift, and a fantasy begins to take shape. 

Agent Peña stands at the end of the conference table, commanding the attention of everyone in the room. One hand on his hip holds his charcoal suit jacket back; the other gestures behind him to the slides displaying the latest developments in his investigation. The lights are dimmed but his signature tight pants don’t leave much to the imagination. Your gaze takes him in slowly, lazily almost. Expressive eyebrows give way to deep set brown eyes. An aquiline nose slopes to meet his trademark mustache, and his lips make the perfect pout as he speaks. The broad motherfucker has a chest and shoulders for days, and his neck is almost too big for his collared shirt. When he moves his arms, the sleeves of his suit jacket are drawn tighter around his biceps. Down, down your eyes go, over the plane of his abdomen, past the unobtrusive belt buckle, and settle on the obvious bulge down the left side of his crotch. You can’t help but admire the outline of Peña’s cock; it twitches, and saliva floods your mouth as you squeeze your thighs tightly, your body responding of its own accord. Agent Peña’s timbre changes and you realize he’s said your name - you look up at him like a deer in headlights. “Like what you see?” 

You hear your name again, but his mouth hasn't moved beyond a knowing smirk…

“Hel-lo?” You shake yourself out of your daydream only to realize somebody has actually been saying your name. 

To your abject horror, the real Javier Peña stands next to your desk, a manila folder in his hands and a quizzical brow lifted in your direction. 

“What? Yeah? What do you want?” 

The questions fly out of your mouth before you can stop yourself. To further your mortification, you can feel heat blooming across your chest and face. He knows - he has to know - what is going through your head. Someone must have turned on the heat in the building, it's sweltering all of a sudden.

Peña shifts his weight onto his left leg, his right knee bent slightly. “I’m Javier Peña with the DEA -”

“I know.” Again, with the blurting. 

“Right.” He works his jaw slightly. “I was told you were the one to come talk to.” 

You focus on the manila folder in his hands and refuse to let your traitorous eyes dip any lower. They're just hands, for Christ’s sake. Large, strong hands. 

“Yeah? About what?” Is your voice breathier than usual?

Peña fidgets with the folder, then leans over and drops it in front of you. His thumb swipes at the corner of his mouth and he places both hands on his hips. There’s an agitated tension in his stance, and he shifts from foot to foot like a horse ready to bolt. 

“You’re with Customs,” he says, as though his meaning was obvious.

It's your turn to lift a brow at him.

“Yep. That I am.” 

It’s easier to pull yourself together with something tangible in front of you to focus on. You flip the folder open and start leafing through its contents. There are copies of bank transactions, transcripts from what you assume are wiretaps, and surveillance photos featuring two Latino men in well tailored suits outside a storefront, one of them holding a briefcase. This was business, this was work – you could do this. 

Peña clears his throat and smoothes down his mustache, the fingers of his left hand drumming on his hip. You wonder if he’s always this twitchy or if something could be making him nervous.

“My investigation is centered around these two men,” he waves a hand vaguely at the photos. “They run the stateside money laundering operations for some heavy cartel hitters, but they like to throw in some legitimate business dealings as well just to muddy the waters.” 

He pauses to clear his throat. 

“Uh huh…,” you prompt, looking up in time to see him tugging at his fitted collar. This was starting to get interesting. It’s obvious he came over to ask for your help with his case, but he seems to be doing everything he can to avoid saying those three little words, ‘I need help.’ What a typical man. 

Leaning back in your chair with the folder and its contents in hand, you find it much easier to take in the man standing before you. It's no longer like staring into the sun, however sexy that sun may be. The Great Javier Peña, reduced to an average fed. You can’t help but be a bit disappointed.

Peña sucks in a breath like he's going to keep speaking, then wordlessly proffers his hand to ask for the folder. You pass it back into his hands and keep your expression neutral. Flipping through the photos, he finds what he's looking for and places it on your desk. 

“That was taken outside an art gallery in Dallas. I think they know we’re closing in on some of their more lucrative sources of income and are trying something new.” 

You look more closely at the photo in front of you and nod. “Art classes?” The second the joke leaves your mouth you cringe inwardly. Peña’s jaw twitches as his eyebrows scowl a fraction of an inch closer. Not the time or place.

“The gallery is run by a couple in their sixties, Frank and Harriet Mansford. I think they’re working with these guys to make some kind of art deal.” You gesture to the chair opposite your desk and he accepts the invitation to sit down. 

“So, tell me, Agent Peña – where exactly does Customs come in? How do I fit into this picture?” Leaning forward, elbows propped on your desk, you fix Peña with what you hope is a confident stare. His fingers worry over the corner of his chair’s armrest. 

“Narcos have gotten more sophisticated in their laundering operations, but this wouldn’t be the first time they’ve used art sales to clean their money.” His gaze is steady, but his fingers continue on their restless path. 

“Unless they’re smuggling stolen goods into or out of the country–” 

“They are,” Peña interjects. “I believe they are.” He lets out a frustrated breath. “I don’t have the evidence yet, but I’ve already been looking into this gallery. They specialize in European art – so they’re likely getting at least some of it from abroad. And an international sale would make the paper trail harder to follow.” 

“As long as they’re legitimately purchasing or selling the artwork–” You hold up a calming hand as the agent makes to interrupt again. “Agent Peña, I’d like to help, but unless their crimes touch the border, it’s out of my jurisdiction.” 

“I know. But that’s not the only reason I’m talking to you.” Peña takes a deep breath like he's gearing up for something and you brace yourself. 

“I don’t know anything about art, ma’am.” He gives you the closest thing to a self-deprecating grin you think he’s capable of. “I’ve been trying to get the FBI’s art squad on this, but I can’t even get someone to take my calls – I don’t have an in.” He glances surreptitiously to see if anybody else is in earshot. 

Your gut does an anxious flip. Please, don't let this be going where you think it’s going. He licks his lips and hesitates, avoiding your eyes. 

“Word is you might know somebody in D.C.” 

Your heart stutters. Shit. 

Sounds like Peña isn’t the only subject of rumors around here.

---

Great, just great. You left D.C. to get away from people treating you differently because of who you choose to sleep with, but it looks like the rumors followed you all the way to fucking Texas. 

You take a good, hard look at the man sitting across from you. For a moment, you seriously consider telling him he can go fuck himself. While social blackmail isn’t something you’re willing to tolerate after everything you’ve done to start fresh, you don’t want to miss your first real opportunity to get involved in a case since arriving in Texas. Javier Peña may be a god amongst mere mortals in this town – you’d learned enough about his career to know it wasn’t all bullshit – but you weren’t going to let him get away with using you for your contacts at the FBI. Well, contact – singular.  

“The ‘word’ is?” You quote back at him icily. “And what word is that, Agent Peña?” Leaning back in your chair, you cock your head to the side a bit and rest your elbows on the arm rests. His mustache twitches the slightest bit at this change in your body language and tone of voice, but he doesn’t respond. You might be overplaying your hand here, but you’ll take that risk to find out how far he’s willing to go with this approach. Not wanting to be the first to break, you let the uncomfortable silence stretch. 

Right when you start to think you’ve missed the mark and he’s going to walk away without another word, he nods, eyes never leaving yours. Mirroring your pose, he tents his fingers and licks his lips again. You force yourself not to look at his mouth.

“I’m not stupid,” he states. Here it comes. “I know what people say about me around here.”

Wait, what? Schooling your features, you decide to see how this plays out.

“I know you haven’t been here very long, but I’m sure you’ve heard some of the office gossip already.” He shifts in his seat and hikes his pant legs up, casually propping one ankle on a knee. You pride yourself on not looking at his crotch. 

At that moment, a woman walks by your desk and gives the two of you a thorough once over. You stare her down until she meets your eyes, the smirk forming on her lips immediately dying. She scurries away and you turn back to find Peña giving you a bit of a smirk, and a certain glint appears in his eyes.  

“Agent Peña–”

“Javi, please.” The balls on this guy.

“Agent,” you repeat purposefully, “I’m not sure what, if anything, you know about me.” You pause to take a steadying breath, but Peña continues in earnest. 

“I know you worked with the FBI art squad on a number of cases during your time in D.C. that resulted in the arrest of several high-profile members of a forgery ring smuggling pieces into the country for sale on the black market.” 

You blink. That wasn’t what you were expecting. At all. 

He keeps talking. “But that was only in the last year or so. Before that, you worked your way up as a field agent and investigator at major ports of entry, developing a specialty in high-value contraband.” Peña slowly runs his palms over his thighs; the man is in perpetual motion.

As you listen to Javi rattle off various highlights and accolades that sound like they came directly from your personnel file, you notice the change in his demeanor and tone. He speaks matter-of-factly like he’s reciting a brief, but there’s a hint of something else in his tone besides simple curiosity. 

“And then you landed the D.C. assignment. From what I hear, you could’ve been running that unit in a few years, but instead you took a boring ass admin job out here.” He gestures vaguely around you. This is where he’s comfortable – when he’s the one in charge, telling you what’s what. 

“You’ve sure heard a lot about me, Agent Peña.” Your tone is cool and measured. 

“Why?” He leans forward and braces his elbows on spread knees. His piercing eyes level with yours, pupils wide and locked in.

“‘Why’ what?”

“Why’d you leave D.C.?”

A glance out to the common area nearby confirms there’s nobody within earshot, but you still lower your voice when you say, “You already seem to know everything there is about me.” Pausing, you feel your pulse flutter in your neck. “I would think you’ve heard that part as well.” 

He’s testing you. That’s how guys like him operate. They pin you down to see if you’ve got enough in you to fight back. Fighting back is what earns their respect. The smile Peña gives you is subtle, edging on mischievous.  

 “I’ve heard plenty on that topic,” he confirms with a gentle nod. “There are a few prevailing theories.” He counts off the rumors on his fingers and glances up to see your reactions to each. 

Pissed off the wrong politician is met with an eye roll. 

Moved here for a boyfriend – “...or girlfriend?” Javi checks – earns an exasperated sigh.   

“You fucked your way around–” Javi stops abruptly when an indignant sound escapes your mouth. This reaction sends Javi’s eyebrows dancing.  

Kicking yourself, you decide there’s only one course of action: honesty. Keeping your voice low, you lean over your desk and Javi follows until your faces are barely a foot apart. You force yourself to look directly into his eyes as you say your piece.

“I didn’t ‘fuck my way around’ anything. Not that it’s any of your fucking business, but I had a consensual relationship that never once interfered with our professional conduct or the work at hand. Got it?” Javi doesn’t speak, but there’s a glint in his eyes as they roam over your stony expression, lips pursed in a contemplative pout. 

“Once the rumor mill starts, it’s only a matter of time before the woman is left to deal with the consequences – not that I’d expect you to care about such things.” You practically spit the last words out before you can stop yourself. 

The air stills between you. Peña nods as if to himself, then leans even closer, until you can smell his spicy cologne. “Let’s set the record straight about one thing right now, Agent.” 

You swallow thickly and look anywhere but at his eyes – the long line of his nose, the cut of his jaw, the stubble on his cheek. His voice drops into a deeper register when he says, “I don’t give a shit who you choose to fuck or not – as long as it doesn’t get in the way of me getting the job done. We’re all adults here and can make our own grown-up choices.” He raises a finger, and points first to you, then himself as he speaks. “My one rule is: I don’t judge you, you don’t judge me.” 

He pauses, giving you a second’s reprieve. “Are we on the same page now?” 

You nod once, gritting your teeth at his condescending tone. Back in a normal register he says, “Good. Now about this investigation of mine…” 

Peña retreats and gestures at the case documents underneath where your arms were folded on top of your desk. You look down, having almost forgotten his whole reason for being here in the first place. 

“Agent Peña…” you start, and again, he interrupts.

“Please, I asked you to call me Javi.” The fucker winks at you – winks. 

“Javi,” you grind out, playing his game. “I don’t know what you think I can do for you, unless this whole thing is to try and get me to –” 

“Don’t finish that sentence.” His voice is a rumble in his chest. “Don’t insult me like that, and don’t insult yourself.” Javi points at the desk. “I came here asking for help because you’re a damn good agent with experience in this shit. If you want to show this office that you’re not going to back down from another fight just because some dickless piss-ant is spreading rumors, this is your chance.”

You let his words sink in and hate that he’s right. You did back down from the fight in D.C., the second it got difficult. Your pride was wounded and you ran away with your tail between your legs at the first opportunity. With a steadying breath, you sigh and start organizing the documents and photos.

“I’ll take a look at everything and see what I can come up with.” Peña begins to stand, and you cut in, “But I can’t promise I can get you in with the FBI.” 

You haven’t spoken to Special Agent Marcus Pike since you left D.C. six months earlier. If you were honest with yourself, you missed the time you two spent together, even when you weren’t having amazing sex. Getting takeout from his favorite Thai place and watching an old movie, or reviewing case notes over pizza after hours in the war room. Marcus was the most decent guy you’d ever known, and you hadn’t even answered the few times he called to check in your first couple months in Texas. It’d serve you right if he refused to speak to you ever again, if you could swallow your pride long enough to call him up.

“I’ll take whatever I can get at this point.” Peña sticks a hand out to shake. You join him on your feet and grasp his hand firmly. Some of your confidence was returning. 

“I never pegged you as the desperate type, Javi.” You hoped your smile was enough for the agent to hear your words as the playful banter you’d intended. Fortunately, he huffed a quiet laugh and nodded appreciatively, boldly letting his eyes wander over you. The heat of his gaze leaves pleasant tingles in its wake. 

“I’ll swing by tomorrow to talk about next steps.”

The agent departs, and you sit back down at your desk with a long sigh. As you watch the man walk away, your reverie from earlier comes back in startling focus with new details. You think back to how commanding and gruff his voice had sounded with his face so close to yours. The scent of his cologne lingered – spicy, with a hint of citrus and something else you couldn’t identify. How his thick fingers splayed over his hip or massaged the arm of his chair as he spoke. The crease in the middle of his bottom lip when he swiped at the corner of his mouth.

Clearing your throat, you try to focus your attention on the stack of papers and photos in front of you. You couldn’t let your libido cloud your judgment now that you had a real case to sink your teeth into. You’d always prided yourself on your ability to compartmentalize, but your head was still swimming after the man had been in your cubicle for, what – ten minutes? 

You’ve certainly got your work cut out for you. 

***

Washington, D.C.

6 months earlier

“You don’t have to do this.” Marcus stands next to your desk as you finish packing your few personal belongings into an empty cardboard box. “I’ll talk to my guys, you don’t need –”

You still him with a hand. “Marcus, please. I’m choosing to do this; it’s a really good opportunity.” You hope he believes that. 

Marcus sighs and rubs a hand over his face. After looking around to check that you and he were alone in the emptying building, Marcus leans into your space. “You’re telling me this has nothing to do with us?” His voice is deep, intimate.

He’s close enough for you to feel the warmth emanating from his body, and you catch a whiff of the aftershave that always leaves you feeling a bit heady. How is it still so strong even after a full day’s work? The frisson you experience whenever your bodies are in close proximity hasn’t diminished in the slightest, even after months of fucking on the sly. 

You’d both maintained your professionalism at the office; you respect each others’ boundaries and careers too much to get sloppy in the workplace. The only thing that changed around the office since you started sleeping with Marcus was the other agents. Their eyes followed you around the office, conversations sputtered to a halt when you entered the breakroom, and snatches of whispered conversation filled your cubicle when they didn’t know you were there.  

Clearing your throat, you force your eyes to meet his intense gaze. “Yes, Marcus, that’s what I’m saying.” 

 Marcus is a great agent, and an even greater guy. You know he’d want to stick up for you – as a fellow agent, and as a friend – but it’d only make things harder for you. Already your caseload had begun to dwindle and you were being consulted less and less often on issues squarely in your area of expertise. After several fruitless conversations with your supervisor, you weren't about to sit around and wait for your career to die – no matter how mindblowing the sex was. 

The box is packed with your personal belongings and an assortment of stolen office supplies as your last petty ‘fuck you’ to the endemic sexism and double standards that plague federal law enforcement.

“Hey,” Marcus takes your hand in both of his and strokes his thumb over your pulse point as he perches a hip on the corner of your bare desk. “I can tell there’s something more to the story, and you obviously don’t want to tell me what it is so I’m not going to push…” 

You roll your eyes at him teasingly and he huffs out a laugh, then pulls you closer so your hand is in his lap. He keeps stroking that sensitive part of your wrist and something in you thrums to life. “But?” You look at your joined hands. “I know there’s a but in there.”

“But – you know you can always talk to me. About whatever.” He shrugs a noncommittal shoulder and you step even closer, bracketing one of his legs between your own. His breath falters a bit as you turn one of his large hands over and graze your fingertips across his palm with a featherlight touch.

“If you ever need anything, please…” His voice drops into the register you only ever hear him use in private. 

Fuck it – you’d been so careful and were still dealing with the consequences. Might as well have a little fun on your last day. You place a firm hand on Marcus’ thigh and glide it up to his hip. 

“There is one thing I need right now.” You feel a bit giddy at your recklessness, but any nerves you might have are quelled when Marcus runs the tip of his nose up your jawline to your ear. 

“And what’s that? Hm?” He inhales your scent and hums with pleasure. Before you can stop yourself, you shift your hand at Marcus’ hip to his crotch. When you feel how hard he already is you release a breath you hadn't realized you were holding. 

Marcus inhales sharply through his nose at your touch, then lets out a groan in your ear at your gentle squeeze. “Tell me what you need.” His five o’clock shadow rasps against your sensitive skin as he sucks your earlobe into his mouth. 

“I need you to show me that evidence locker you haven’t shut up about since we met.”

Chapter 2

NOTE: The term “war room” originally described the place military leaders discussed tactics and strategies. It’s frequently used now in federal government, law enforcement, and business settings to describe any room used to strategize and plan – it could have various technologies (computers, A/V, video-teleconferencing, etc.) or be a plain old conference/meeting space with whiteboards.

Additional Author’s Note: I'm finally forcing myself to post this fic I've been working on in an attempt to get over my fear of people reading my work. It's the first fic I've written in the Pedroverse, and quite possibly the only fic I've ever posted publicly as an adult. I would love to know what you think! I really want to become a better writer, so any and all feedback is welcome! Thanks for reading!

[something-tofightfor]

On Deck Part 3: Ducks on the Pond

Pairing: Jack Daniels x Female Reader Baseball AU

Word Count: 7,433

Rating: NSFW - smut, language, feelings (maybe. just a little)

Summary: Having Jack in your house is more than a little overwhelming - but when you realize that it's what he really wants, everything changes.

Author’s notes: 

This chapter was a hell of a lot of tun to write. Trying to strike a balance between what I know happens and what is happening here was a struggle; hopefully you enjoy.

(On Deck universe masterlist for all the extras!)

While there are a lot of baseball references within this story, you only need to know the basics to enjoy it and understand what's going on - we're not getting overly technical here.

As always, if you have any questions or comments, please feel free to reach out.

“Ducks on the Pond” is another term used to describe runners in scoring position. To be considered “in” this position, a player must be on either second or third base due to previous play action. When this happens, any batted ball that results in a hit is likely to score one - or more - of the runners. These players are ready and waiting for the current batter’s action.

He parked in the driveway next to your car, turning his head to look through the window and at you. Did I actually invite him back to my place? Jack waited to get out until you were standing in the driveway, motioning for him to follow. I did. Shit.

There was no other way to describe it: you were nervous. But you were also excited - and you hoped that that emotion was the one that would win out. I didn’t think it would get to this point. I never really believed I’d get the chance to have him here.

He was quiet as he entered your house, but by the time you’d set your bag and keys on the counter, Jack was talking again - and you liked the way that the sound of his voice filled your home. “I like this place.” He’d stopped to take his shoes off by the door, glancing up as he undid the laces. “Smells nice.” He straightened up, looking around at your front hall and into the living room. “It’s real lived in.” 

“I moved in when my uncle offered me my job.” You crossed your arms over your chest, stepping back toward him. “I don’t … plan on staying here forever, but it’s worked out for me so far.” Shrugging, you gestured with one hand. “It’s just me, so it’s all I need. I’m sure it’s smaller than yours, though.”

“I actually just have a condo here.” He sniffed, reaching up to scratch the side of his neck. “It’s nice, but it’s nothin’ fancy. Not real big either. My place back in Texas?” Jack groaned. “That’s home. And it’s a hell of a lot bigger.” You’d seen the pictures he posted online - nothing seriously revealing, but still enough to give you an idea of what his houses looked like.  “And I’ve been livin’ out of a hotel while I rehab, so this is much bigger.” He winked. “You gonna give me the grand tour?”

“Oh, shit. Yeah, I… come on.” You gestured for him to follow you, wincing as soon as you turned your back. Of course he doesn’t want to stand around and talk. He came here for a reason. No matter how much fun you had with him that day, Jack’s interest in you was likely purely physical. He’s not here to be a friend. “Bathroom’s right here.” You pointed, clearing your throat. “And my bedroom’s -”

Jack said your name, the sound of it freezing you in place. As he spoke, asking you to turn around, you felt his hand on your back before it slid over to your hip and was joined by his other one on the opposite side of your body. What is… He waited until you were facing him again to continue, his tone softening. “Are you nervous?”

“A little.” There was no point in lying to him, and you figured things would go smoothly as long as you were on the same page to start. “I’m not … this isn’t something I do often, and especially not with someone I just met.” 

“Can I make it a whole lot easier for you?” He stepped closer, his hands still on your hips. “No pressure. I didn’t come back here with you because I expect anything, even though it was implied.” He smirked at you, but the expression wasn’t unkind. “I would like to kiss you again, though. And since we’ve already gotten the first one out of the way, I figure the second will -”

You moved quickly, leaning in and tilting your head - and when you met Jack’s lips with yours, some of your nerves dissipated. His hold on you tightened, Jack groaning - but then he pulled away, his eyes wide. He looks shocked. Should I not have … oh, no. “Jack?”

“Didn’t seem too nervous there.” He winked again, straightening his shoulders. “Good. That’s real good.” You agreed, your eyes flicking over to the side and then back to him, your smile growing. “Do you want to keep going and show me that bedroom, or go back to -”

“I’ll show you the bedroom.” You bit the inside of your lip, eyes locked with his. “We’re already pretty close.” He laughed quietly, his fingertips brushing against yours when you turned away and started walking down the hall. “It’s a little messy, so -”

“You should see mine.” He entered behind you, Jack’s voice low. “I hate puttin’ clothes away, so I always have two baskets: one clean, one dirty.” You huffed out a laugh, scanning the room for anything embarrassing while Jack kept going. “And my underwear drawer? Pfft. Nothin’s folded. Socks either.”

“I figured you’d have someone doing your laundry for you. Maybe a housekeeper.” You leaned against your dresser, crossing your arms and watching as Jack took a seat on the edge of the bed. “Your schedule has to be really busy, and I’m sure the last thing you want to do is clean your kitchen or the bathroom or -”

“I do have a housekeeper.” Jack winced. “But she doesn’t touch my bedroom or my laundry.” Interesting. “You got me pegged, huh?” 

“It was just a guess.” You uncrossed your arms and pushed forward, heading for where he sat. “But… yeah, maybe I do.” He smiled at you, the expression genuine and reaching his eyes. “And Jack?” He hummed, waiting. “Laundry sucks, so I can’t say shit about the two baskets thing.” 

Jack’s laugh filled your room, and before you realized it was happening, he reached out for you and hauled you into the bed with him, both of you rolling onto the mattress. You braced yourself with both hands, ending up on your back. When you felt Jack’s weight atop you, you gasped, the sudden realization that Jack Daniels was in your bed flooring you. 

“You alright?” You nodded, staring up at him. “Good.” His eyes moved over your face, Jack’s smile locked in place. “I made you a promise at that park, an’ I think it’s time you let me follow through.” 

“I do too.” Swallowing, you cautiously reached up, putting your hand on his shoulder. “If you can.” He rolled his eyes before taking a breath, and then Jack was closing the distance between the two of you. Why am I challenging him? I already know he’s going to live up to it.

Your heart thumped in your chest, the beat slightly erratic. When his mouth met yours, your lips were already parted, giving him the perfect opening. He took it, the tip of his tongue poking out to meet the fullest part of your lower lip - and at that feeling, it was you that reacted, your hold on him tightening. 

And you moaned when he pushed it between them, your mouth opening wider to accommodate Jack’s. His response was to deepen the kiss further, his tongue stroking along the edge of yours, one slow drag after another. He was right. There’s nothing disappointing about this. 

You raised your hand from his shoulder to the back of his head, but when you pushed your fingers into the silky strands of his hair and pulled, he broke away, backing off with a grunt. “That’s what you like?” I mean… yeah. “Me too.” 

“Jack, you -” You didn’t get to finish the sentence before he was kissing you again, that one slightly messier and nowhere near as deep. It was followed by a series of shorter ones, each of them purposeful. 

In all of the fantasies you’d had about Jack, none of them included the fact that he liked to make out. You’d assumed that he would have just gone for it, uninterested in foreplay and wanting to get right to the main event. But I’ve never been happier to be wrong. 

You combed through his hair again when he moved his lips from your mouth to your cheek and then down over your jaw, his mustache dragging over the thin skin it met. And you angled your head so that he could move even lower, Jack’s mouth trailing down the column of your neck until it reached your shoulder. He paused there, sucking gently, but you didn’t even attempt to speak until your felt his tongue moving over the same area, leaving a damp trail in its wake. Before this gets too far, I need to … 

“Jack, wait.” You pushed him away, and he let you - propping himself up on his good arm and giving you a chance to collect your thoughts. “I don’t want to get carried away. Do you have…” You trailed off when you felt his fingertips moving along the inside of your forearm, though this eyes remained on your face. Unfair. This is unfair, he … “Do you have a condom? Because -”

“I do.” He nodded, his expression serious. “Not specifically for today, though. I just carry ‘em with me.” That didn’t surprise you - but his next words did. “And if we’re gonna do this, I’ve got a couple rules.” Oh. Rules? What … “No pictures or video. You left your bag in the other room, so I’m not worried about that.” You nodded, deciding to wait before you replied. “Anything that can be seen when I’m in my jersey … you can’t make marks there - nothin’ from your mouth or your hands.” That made sense to you, too, and you nodded again. “I’m not gonna stay over.” He looked apologetic at that revelation, Jack licking at his lower lip briefly and then giving you a tight smile. “That’s just for tonight though, it’s not a general rule. It’s because I’ve gotta be up early tomorrow to go to the stadium, and then I’m drivin’ back before the game, so I need time to pack.” 

“OK.” Your voice was quiet, heart still beating wildly. So it means he stays sometimes. Just not this time. “OK to all of those. What -” 

“And one more thing.” Something else? “I’m gonna need you to keep pullin’ on my hair as much as you want to, darlin’, because I like that a hell of a lot.” Good. I like it a hell of a lot, too. 

That made you laugh, but it was a short sound as you leaned in closer, nodding your agreement. “You got it, Jack.” Slipping your fingers back into his hair, you pulled on the strands, which earned you another low groan from him. You liked the sound - maybe a little too much. Detouring from another kiss, you turned your head to the side and craned your neck so that you could speak into his ear. “Take off your shirt.” 

He froze at the sound of your voice, but it only took seconds for him to push his weight off of you, Jack sitting up on the edge of your bed and taking a long breath. “You gonna do the same?” He tilted his chin down, the smile creeping back across his lips. “Now’s a good time.” 

You sat up, too, but you didn’t move your hands. 

Instead, you waited to watch as Jack used his left one to grip the bottom hem of his t-shirt before pulling it over his head in one smooth motion. Holy shit, I’ve never seen anyone do that in real life before. “Jesus, Jack. That …” He grinned and then stood up, giving you the opportunity to stare as he positioned himself in front of you. 

He was gorgeous  - even more so than you’d imagined he would be. You let your eyes roam from where his jeans sat low on his waist, up and over the slight curve of his belly. Jack put both hands on his hips, which made his muscles flex again. As your eyes continued their journey upward, you bit down on your lower lip. “You see anything you like?”

“You know I do.” Humming as you eyed his broad, freckled chest, you shook your head slowly. “Can’t believe they make you cover all this up with a uniform every night.” 

“I try to show a little skin.” He shrugged. “Always keep a couple buttons undone.” That made you laugh again, and when you realized that Jack was the type to joke in the bedroom, you shivered. I’m going to enjoy this. “I think it’s your turn to do the same.” He was right. You’d stalled slightly, enthralled by the sight of him. But in order to actually take the night further, you’d need to remove your clothing, too. 

“I can do that.” You didn’t stay seated, though. Standing in front of him, you also pulled your shirt over your head, letting it drop beside your feet. He reached out, both of his hands sliding over your sides, and at the first contact of his palms to your bare skin, you gasped. “Jack, y-” You didn’t get to finish. He urged you closer, hands moving over your body so that one could settle against your lower back, the other traveling up to stop between your shoulders. 

Both of yours found their way to his stomach, your fingers curling inward. “I forgot somethin’.” He spoke quietly, tilting his head so that he could kiss your cheek. His facial hair tickled your skin with each word, Jack continuing to speak the closer he got to your mouth. “Probably don’t need to say it, but my shoulder’s still not at 100%, so we also need to be careful with that.” 

“Of course.” You agreed, and your hand slid lower, fingers catching the button of his jeans. “The last thing I’d want to do is hurt you right before you’re set to come back.” You popped the button and then moved your hand to the zipper. As you undid it, he dragged the edges of his nails across your skin. It made your back arch and pushed your chest against his, which is what Jack seemed to be waiting for. 

Things moved quickly from there, both of you impatient to rid each other of your remaining clothing. 

You undid the zipper while Jack unhooked your bra, both of his large hands sliding apart so that the could grab the straps. By the time you were pushing his jeans down and over his hips, he’d eased the material over your shoulders so that it dropped down your arms, the elastic catching on the crook of your elbow.

Being so exposed in front of Jack after such a short time should have scared you. It should have worried you, especially after the other women he’d likely been with throughout the years… but it didn’t. Instead, his touch thrilled you, and when he stepped out of his jeans and kicked them to the side, you opened your mouth to tell him - and were cut off with a searing kiss. 

He wasted no time, mouth locked against yours, his lips parted and the tip of his tongue prodding against the seam of your lips and waiting for you to give him access. Oh, Jack. It didn’t matter to you that what was going on was likely a one time thing, It didn’t matter that within a few hours, he’d be dressed and gone. 

Because for the time being, he was there, with you. He was in your bedroom, with his hands and mouth on you - and yours were on him. And he started this. The kiss continued, Jack deepening it as his fingers curved around the back of your neck, keeping you close. 

You broke away with a gasp, letting out a shuddering breath. I need to focus for a second. Jack’s eyes were wide, but before he could question you, you reached down and undid your only remaining button. Here goes nothing. You glanced down to watch as your pants followed the same path his had taken, sliding down your legs before you could step out of them. You caught a glimpse of him then, the material of the trunks he wore straining to contain a sizeable bulge. Ok. That looks … 

Almost as though he could tell exactly where you were looking, Jack reached up with one hand to adjust himself. At the sight of his hand against the dark material, fingers curled around himself, you sighed, licking your lips. I want to know how he tastes. “Can I -”

“No.” Jack cleared his throat and then said your name, waiting until you were looking up at him again to say anything else. No? What did I - “We don’t know each other well enough for that yet.” Yet? Does that mean he wants to know me better? “Hey.” He used one finger to tip your chin upward, his mouth lifting in a smirk. “That’s my own rule, but that doesn’t mean it applies to you too.” The tip of his tongue flashed between his lips, his eyes locked on yours. “I’d like nothin’ more than to -”

“No.” You backed away, your own smile growing. If I can’t go there, neither can you. “We should play by the same rules. Make it fair.” He looked surprised at that, both eyebrows shooting up, but Jack didn’t question it. Instead, he bent over and reached into his jeans pocket for his wallet. 

Flipping it open, he pulled a condom free and then turned away from you, setting it - and the billfold - down onto the tabletop next to your bed. You used the opportunity to stare at his back and the way his muscles flexed with each movement, his skin smooth. 

There was a smattering of freckles over his shoulders that you knew you’d think about each time you saw him on the field, but after only a few seconds he turned to face you again, one brow arched. “Bed?” You couldn’t speak, and so you just nodded in reply, forcing yourself to turn away from him and climb back in. Ok. Ok, it’s happening, and he’s going to … 

You felt his hands on you before you could get settled, Jacks’s fingers sliding beneath the waistband of your underwear and then tugging. He eased them down, and when you straightened your legs and laid down on your stomach, folding your arms beneath your head, he removed them completely. 

Jack was silent for almost too long, and when you turned your head further to see what was wrong, you gasped. He was standing next to the side of your bed, staring down at you - but instead of both hands hanging by his sides, the fingers of one of them were curled around his length, the man as naked as you were. 

Jack stroked himself slowly, and when he saw that you were watching, one side of his mouth crept upward in a sly smile. “Found somethin’ I like lookin’ at, too.” 

You were fine until he winked. At the sight of that, you breathed out his name, both eyes closing. He laughed quietly, and when you felt the mattress dip a few seconds later, followed by the brush of his knee alongside yours, you knew what he was going to do. 

He swung his other leg so that he was straddling your thighs, and then Jack leaned forward, one hand flat on the bed next to you to support his weight with his uninjured arm. He touched you with the other one, fingertips trailing over your curves and then up, and your eyes flew open at the feeling of his mouth following those fingers, pressing kisses to the exposed expanse of your back. 

You would have been content to let him kiss his way up the entire length of your body, but only moments after you felt him run the tip of his nose up the line of your spine, Jack spoke again. “Roll over.” He nipped at your skin, the edges of his teeth dragging, and before he got out the next word - a quiet please - you were moving, slowly flipping over so that you were on your back and staring up at him. 

There was a warmth in his eyes that surprised you - and you wanted to take advantage of it. “C’mere.” You brought both hands up, one of them resting against his shoulder and the other urging him to move his face toward yours. “Let me k-”

“Not yet.” Jack nipped at the heel of your hand and then ducked down, zeroing in on one side of your chest. His lips closed around your nipple and when he sucked, your back arched, fingers tightening against his arm before you gasped and muttered the word sorry, moving it down and toward the space between his shoulders. But he didn’t pull away. Instead, he sucked harder and then released your skin, flicking his tongue against it a few times before you felt the graze of his teeth. 

You moaned then, wanting him to hear how turned on you were, and it was the right decision. 

He switched to the other side of your chest, mouthing his way across your sternum. When he reached your other breast, you groaned out his name, hips rising from their place on the mattress to meet his. He swore at the contact, but Jack chased your movement with his own, even as he lapped at the curve of your skin. 

You felt how hard he was - the length of him hot against your lower abdomen, a warm, sticky smear dragging against your belly with every short thrust of Jack’s hips. “Jack.” You whispered to get his attention, heart thrumming in your chest. “Jack, hey.” He raised his head at the sound of your voice, but he didn’t sit up, instead staring at you with his chin pressed against your heated skin. “You’re too far away.” Using your free hand as a demonstration of your words, you slipped it between your bodies. “I can’t reach you.” 

“That what you want?” Jack wet his lips, taking a deep breath. “You wanna get your hands on me?”

“Yes.” Dropping your hand, you pressed it to your belly. “As a matter of fact, I do.” Jack straightened up then, sliding both knees forward and then settling back so that his weight rested on his calves. Your gaze dropped from his face to his chest and then lower, and before you had a chance to talk yourself out of it, you were using both hands to push yourself up and into a sitting position, widening the spread of your legs just enough so that you could bend your knees and plant your feet to help you balance. “What do you like?”

“I’m gonna like whatever you do.” He leaned in, voice low. “So don’t you worry ‘bout that.” Those words were all you needed, your eyes closing as you met him in another kiss. That one was slow, and it was you that slipped your tongue between his lips first, the sound Jack made almost too quiet to notice. But you liked that, didn’t you. 

You wondered if he could hear - or feel - the thudding of your heart, the beat of it traitorously quick. He knows. He’s gotta know. You reached out slowly, your fingers closing around Jack - and when you stroked him for the first time, the thrust of his hips toward you was immediate, Jack’s kiss turning hungry. He held you close, one arm wound around your shoulders, the other hand pressed flat against your lower back. Wait, though. Wait a second … 

Releasing him, you pulled your hand away slowly, and when Jack mumbled your name, backing up, it was your turn to wink. “Just a sec.” Averting your eyes, you looked down, hoping that he would do the same. Am I really going to do this? The sight of him - so close to the apex of your thighs - made the decision for you. Yes, I am. You slid your fingers between your own legs, coating them. 

“Oh, fuck.” You heard him - and knew that he was watching. Good. “Can I -”

“Yeah.” You let out a shuddering breath and moved your hand back to him, your slick fingers gliding up and down his length. “Yes, Jack.” He scooted back a few inches, and though you never broke your rhythm, it changed the angle, making it easier for you to pause at his tip to swirl your thumb around and over it a few times before giving him another firm stroke. 

He rested his forehead against your shoulder and stared downward between your bodies, Jack’s breathing quick. And when he touched you for the first time, it caught you by surprise - the press of his thumb turning into a slow circle of the digit. Then it was you that cried out his name, hips jerking forward and your grip tightening around him. Fuck that feels good.

He couldn’t do much else with the way you were positioned, but when Jack lifted his head to meet your eyes again, he grinned at the sight of your face - mouth hanging open and both eyes wide. “Lay down.” He swallowed, closing his eyes and shaking his head briefly. Wait, what? “Lay down.”

“But I won’t be able to -”

“I know.” He moved his hand, letting it rest against the crease of your thigh. “Lay back.” You stroked him twice more and then did as he asked, reluctantly pulling your hand away as you settled against the blankets and pillows. You wanted to bring your hand to your mouth and pop your thumb between your lips - tasting even the slightest bit of him. But he said no. He said not this time. And so you didn’t, getting comfortable and raising your hips as you waited to see what Jack would do, both hands resting by your sides on the blankets.

He repositioned himself, too, moving so that he was kneeling beside you before urging your legs further apart with one hand. It had only been a few minutes since you’d climbed into bed together, but time slowed as Jack twisted his wrist and slipped three fingers between your legs, two of them spreading you open and the other pushing slowly into you. 

He focused on what he was doing, the smile never leaving his lips, and even though you wanted to watch, you couldn’t. Your eyes closed and you turned your head to the side, mouth open as your hips rocked forward and into his touch. One finger inside of you turned into two, each thrust of them a little deeper than the last. 

He knew what he was doing - that much was clear - but Jack wasn’t trying to make you come. Instead, he was focused on pleasuring you, opening you up carefully. Because he’s big. Swallowing, you opened your eyes and forced out a breath, turning your head to watch him again. 

For a brief second, you considered saying fuck an even playing field and telling him you wanted his mouth. Jack would have done it without question - you could see the look in his eyes, watched the way he licked at his lips while his fingers pumped in and out of you. Even just the thought of it turned you on, and you wondered if he could tell. 

You wanted to know what it felt like to have him between your thighs, and could very clearly imagine how good the rub of his mustache against your sensitive skin would feel. Not tonight. Not this time. Not - 

“I need to fuck you.” His voice broke you out of your thoughts and when you met his gaze, Jack’s chest was heaving. “Grab the condom.” You groped for it without looking away and when you handed it over, he accepted it with one hand, the other still on you. “I can’t…” He groaned, closing his eyes and pulling his fingers out. You inhaled through your nose at the loss of contact, but Jack didn’t keep you waiting. The sound of the condom opening was followed by a quiet hiss as he rolled it on and then held it in place, squeezing himself. “I can’t hold myself up.” 

It hadn’t even occurred to you. Of course he can’t. Holding himself up would be … “Ok.” Nodding, you moved to push yourself up again. “Ok, so I’ll get on top, I -”

“No.” Jack stroked himself once, pushing his shoulders back. “I’ve got a better idea.” Gesturing with his free hand, he pointed. “Lay down on your side.” 

You thought about it for a few seconds and then did just that, rolling onto the side that would allow him to keep his injured arm free. Jack got into position behind you, his body pressed against yours. One arm slid between you and the mattress and then bent at the elbow to cross up and over your chest. He wants me close.“Wh-”

“Relax.” He kissed the back of your shoulder and then squeezed your arm. “I’ve got you.” Reaching down, he gripped your thigh and then eased your leg up and back, urging you to drape it over both of his. “This alright?”

“Yeah.” You nodded, a smile on your face as your eyes closed. “It is, Jack.” He squeezed your hip and then reached between you, guiding himself into place. You held your breath in anticipation, and Jack didn’t keep you waiting. Nudging his hips forward, Jack slipped partway in - and your body did the rest. 

Rocking your hips back at the same time he pushed forward ensured that he was buried in your heat in a single, smooth stroke. You gasped at the feeling, but that reaction was nothing compared to Jack’s. He didn’t speak, instead turning his head and then ducking it so that he was pressing his lips to your throat, breath leaving him in rapid pants that warmed your skin further. 

He only gave you seconds to adjust and then he pulled back slowly, hips easing away from you before he urged them forward again, setting the pace. He gripped your hip hard, fingers digging into your skin, and for a few minutes, you let yourself get lost in him - in the way he felt and sounded and the way he was touching you, the hand on your chest sliding down so that he could cup one breast in his palm, squeezing just enough that you could feel it. 

He groaned against your neck and then bit down - not hard enough to hurt but hard enough to make you whine. While you reacted to that, he moved the hand from your hip down, returning it to the space between your legs.  

That angle was better - and Jack wasted no time in zeroing in with his fingertips, circling against you with quick, precise motion. It felt good - better than good, if you were being honest - and your body fell into rhythm with Jack faster than you anticipated. But something’s… Opening your eyes, you frowned. Something’s missing.

It was just sex. You knew it was just sex, and you understood the need for the positon; Jack’s health and well-being the most important things to consider. But … “Hey, you alright?” Murmuring the words into your ear, he slowed the motion of his hips and hand, though he didn’t stop either of them entirely. “You got real… stiff.” 

“Yeah, I …” Closing your eyes, you reached up with one hand, wrapping your fingers around his wrist. “I’m fine, I just …” Moving your hips backward to meet his as he thrust forward, you sighed. “I’m not used to not doing anything, and I feel like I should b-” 

“How ‘bout this?” He kissed the underside of your jaw, saying your name as he sunk back into you. “Next time, you’re in charge?” Next time? So that means… He circled his hips slowly, but didn’t pull out, leaving you completely full of him - and waiting to see what he’d say next. “How’s that sound?” 

Twisting your upper body so that you could look up at him, you took a deep breath and nodded. “Yeah. That sounds … acceptable.” He laughed at you, the corners of his eyes crinkling. It was just a natural reaction - Jack’s response to a humorous comment - but it made your chest tight, nonetheless. I want to make him look at me like that again. You reached up then, your hand sliding along the side of his neck and then further back and into his hair, the roots damp with sweat. Jack got the hint, leaning forward until he could kiss you again. 

That time, he bit down on your lower lip, taking it between his teeth and tugging before he released it, mouth sealed over yours. It was a familiar kiss - much more familiar than you’d expected with him, but it helped to put you at ease. You nodded slowly as you kissed him back, fingers tightening in his hair as Jack’s hand resumed its previous pace - and so did the pace of his hips. 

You wanted to prolong things - wanted to extend the time you’d get to spend in bed with him, but your body had other ideas. In the space of only a minute or two, you felt the heat gathering low in your belly, your breathing quickening by the second. Jack’s hips snapped against yours, and when he groaned, you felt the vibration before he broke the kiss and rested his forehead against the side of your face. 

He was sticky with sweat, but it was the sound of his voice you focused on. You weren’t even sure that he knew he was speaking, but each word went straight to your core, your fingers closing around his forearm as your mouth fell open. “Feels amazing. So fucking good. Wanted you all week.” You did? He groaned and tilted his head so that he could kiss the top of your shoulder, and you moaned at the feeling of the edge of his nail as it grazed your skin, the motion of his hand slowing. 

That got to him. 

Jack’s hips stuttered, and when your eyes opened, you realized that it wasn’t going to be you that came first. “Oh, fuck, Jack.” Lifting your hand again, you threaded your fingers through his hair, pulling harder than you had earlier. “You’re right there, aren’t you? So fucking close.” He nodded, each of his exhales hot against your sticky skin. “Let me feel it.” You sighed again, turning your face away from him to press it against the blankets and biting your lip as you arched your back, forcing him in deeper. “Feel you.” 

He came without warning, a low, almost strangled moan erupting from his lips as his hips slowed, the muscles in his thighs tensing along with the ones in his abdomen. You felt the heat through the thin latex, Jack filling the condom as the pressure of his fingers between your legs increased. “Feel that?” He groaned the words out, his voice uneven. “Made me come fast because I wanted you so goddamn bad.” He grunted, continuing to move. “‘S’your turn now.” 

“Yes, I -” You stopped when he latched onto your shoulder again, the pressure of his teeth firm. Your hips jerked backward and toward his, the combination of everything he was doing too much to hold off your own orgasm any longer. 

But unlike Jack, you were vocal about it, his name tumbling from your mouth over and over even as your muscles seized around him, the heat uncoiling and spreading through your body as your hold on him tightened. Oh, fuck. 

Jack’s hand slid back down your chest and settled over your heart, and when he released your skin from between his teeth, you felt him smiling against it, even as the movement of his fingers stopped and his hips slowed. “Fuck you feel good.” Yeah, so do you. Both of you were breathing hard, but it was Jack that moved first, swiping his fingers in one more slow circle against you and causing you to jerk backwards and press against his body before he pulled his hand away. What is … 

You got your answer moments later when his damp fingers trailed over your thigh and then your hip before moving between your bodies to steady himself  as he withdrew. Humming as he pulled out, you brought your hand up to rub at your face while you caught your breath, already steeling yourself for the loss of him behind you. “Jack, I -”

“Shh.” He eased free, a long exhale hitting the back of your shoulder. “Can you move?” Move? You want me to get up? “Face me, I mean?” The question shocked you, but you did what he asked, moving your leg first and then carefully turning in his arms. “You good?” 

“Good? Yeah.” Fighting the urge to lift your hand and push the hair away from his forehead, you narrowed your eyes. “Why wouldn’t I be good?” 

“Donno. That was pretty quick.” He swallowed, the tip of his tongue emerging to wet his lips. “Didn’t mean for it to be.” You didn’t? “Sorry abut that.” He used his right hand to touch your shoulder, his eyes dropping to the skin and his lips turning downward into a frown. “I know I said you had to be careful, and then I just -”

“Don’t apologize.” You did reach up then, fingers brushing over his temple and easing the hair away from his face. “I liked it.” His eyes widened and then Jack laughed, ducking his head to kiss you quickly, his hand gripping your hip. “A lot.” Instead of backing away after the kiss, Jack stayed put, his mouth hovering just above yours. You wondered what he was waiting for - if he wanted you to say something else or if he was about to speak again, but instead of giving you too much time to consider, he acted. 

It caught you by surprise when he kissed you again, his tongue licking over the curve of your lower lip. You didn’t keep him waiting, though, angling your head and opening your mouth for him. If you only had a few minutes left before he was gone, you were going to make the most of them - and if Jack wanted to kiss you like he had no intention of leaving your bed, you sure as hell weren’t going to stop him.

Eyes closed, you kissed him back, one hand absently moving over the curve of his shoulder and then down, trailing along the muscles of his bicep. You would have liked to continue exploring his body, but Jack broke the kiss with a sigh, shaking his head.

“I’ve gotta go.” You knew it was coming but it still hurt, the sting of knowing that he was just going to leave canceling out some of the elation you felt at being in his arms. “I fucking hate to just …” Jack trailed off, taking a deep breath. “I wish I could stay.”

“You don’t have to do that, Jack.” Bringing your hand to the front of his body, you spread your fingers against his chest. “I get it.” You repositioned your shoulders, nodding. “Places to go, suitcases to pack, baseball games to play.” His eyes darkened briefly, lips falling back into a frown - but Jack recovered, smiling as he nodded at you. 

“Can I use your bathroom?” He got up as soon as you gave him permission, one hand holding the condom in place while he rolled away and then got out of the bed. You watched shamelessly as he crossed the room and then left it, pushing the door all the way open and disappearing into the hallway. As soon as you heard that door close, you sighed, rolling onto your back and covering your face with both hands. 

“Holy fuck.” You needed to get up, too. You needed to get out of the bed and get dressed, so that when Jack came back into the room, he didn’t find you laying where he’d left you. There would be plenty of time to think about him and about the time you’d spent with him after he was gone. I wonder if he’ll think about me, too. 

That question motivated you enough to get you on your feet. 

After you’d used the towel from your shower earlier to clean yourself up, you pulled on a t-shirt and a pair of pajama shorts, glancing at yourself in the mirror after you were dressed. He’s going to need to come back in here, and he’s naked, so… 

You padded down the hallway and knocked softly on the door, letting him know that you’d be downstairs. But you didn’t wait for a reply, heading briefly into your second bathroom and then into the kitchen, pulling two bottles of water from the fridge. You downed most of one before he appeared in the doorway of your kitchen, once again dressed, though his hair was still somewhat unruly. I like it like that. 

“That for me?” He pointed at the second bottle and you nodded, sliding it across the counter. He drank from it, keeping his eyes on you. It was awkward, but only slightly, and when he finished with his water, Jack swiped a hand across his mouth and grinned at you. “Thank you, darlin’.” 

“Of course.” You sipped, shrugging. “A bottle of water is the least I can do.” 

“No, not for that.” He scratched at his cheek, keeping his eyes on you. “For today.” He’s thanking me for sex? Your expression must have fallen enough that he saw it, because Jack immediately circled the counter to where you were standing, reaching out to wind an arm around you. “No, not like that. I’m not thankin’ you for … shit. I sound like such an asshole, don’t I?” He paused, glancing up. “It was real nice to not feel like this was just a hookup because of who I am.” Oh. Oh, that’s different. 

“You’re welcome.” You reached for his hand, linking your fingers together and squeezing. “I had fun today, too.” His smile widened at your words and to your surprise, Jack pulled you into a tight hug, letting go of your hand to hold you close. You hugged him back, turning your head and pressing your cheek against his broad chest. “Maybe we can do it again sometime.” 

The words slipped out before you could stop them, but Jack agreed, taking a step back and saying your name quietly and looking directly into your eyes as he continued. “I’d like that.” There was nothing left to prolong his leaving, and when Jack turned away and toward the hallway, you followed, though not closely. “I’ll be back up here later this week, if everything goes well.” He put on one shoe and looked up at you, nodding. “Can I call you?” 

“Sure.” Crossing your arms over your chest, you bit the inside of your lip. “That would be great.” You wanted to say more, but chose not to. And when Jack stood up, patting his back pockets to make sure he had everything, you leaned against the wall, watching. I have to lock the door, it’s not like I’m hovering. “Drive safe, Jack. You’re gonna be on the road a lot this week.” 

“Yeah, I am.” He reached for the doorknob then, fingers closing around it. But before he pulled it open, Jack spun back to face you and crossed the small space, crowding you against the wall. “I know I have to go, but …” He trailed off as you tried to process what was happening, but before you could get your bearings, he was kissing you, the wall at your back and his body pressed to your front. 

Is this fucking happening? He pushed his tongue between your lips, letting out a quick breath through his nose, and then Jack’s hand slid beneath your shirt and up. His fingers splayed wide against your side, though they curled inward when you nipped at his lower lip, tugging on it. It is. And he started it and… 

You broke apart with a quiet gasp, and after Jack pressed another kiss to your mouth, he said your name, tone serious. “No maybe about it. I want to do this again.” 

Straightening up, Jack winked at you and then moved to open the door, lips curving up into the smile that you were all too familiar with. Ok. Ok, yeah. Yeah, me too. 

“Yes.” It was all you could manage - one word in a breathless exhale - but it seemed to be all he needed, because you got another grin before he stepped outside in the the still-warm darkness of the mid August summer, closing the door behind him. 

---

[beardedmrbean]

A Nebraska lawmaker whose north Omaha district has struggled for years with a housing shortage is pushing a bill that, if passed, could make Nebraska the first in the country to forbid out-of-state hedge funds and other corporate entities from buying up single-family properties.

Sen. Justin Wayne’s bill echoes legislative efforts in other states and in Congress to curtail corporate amassing of single-family homes, which critics say has helped cause the price of homes, rent and real estate taxes to soar in recent years. Wayne said that has been the case in his district, where an Ohio corporation has bought more than 150 single-family homes in recent years — often pushing out individual homebuyers with all-cash offers. The company then rents out the homes.

Experts say the scarcity of homes for purchase can be blamed on a multitude of factors, including sky-high mortgage interest rates and years of underbuilding modest homes.

RISING RENT PRICES PUSH RECORD NUMBER OF AMERICANS TOWARD HOUSING CRISIS, PROMPTING LEGISLATIVE ACTION

Wayne's bill offers few specifics. It consists of a single sentence that says a corporation, hedge fund or other business may not buy single-family housing in Nebraska unless it's located in and its principal members live in Nebraska.

"The aim of this is to preserve Nebraska's limited existing housing stock for Nebraskans," Wayne said this week at a committee hearing where he presented the bill. "If we did this, we would be the first state in the country to take this issue seriously and address the problem."

A 14-page bill dubbed the End Hedge Fund Control of American Homes Act has been introduced in both chambers of Congress and would impose a 10-year deadline for hedge funds to sell off the single-family homes they own and, until they do, would saddle those investment trusts with hefty taxes. In turn, those tax penalties would be used to help people put down payments on the divested homes.

Democratic lawmakers in a number of other states have introduced similar bills, including in Minnesota, Indiana, North Carolina and Texas, but those bills have either stalled or failed.

The housing squeeze coming from out-of-state corporate interests isn't just an Omaha problem, said Wayne Mortensen, director of a Lincoln-based affordable housing developer called NeighborWorks Lincoln.

Mortensen said the recession of 2008 and, more recently, the economic downturn driven by the COVID-19 pandemic made single-family housing a more attractive corporate investment than bond markets.

"When that became the case, housing was commoditized and became just like trading any stock," he said. "Those outside investors are solely interested in how much value they can extract from the Lincoln housing market."

Those corporations often invest no upkeep in the homes, he said.

"And as a result of that, we're seeing incredible dilapidation and housing decline in many of our neighborhoods because of these absentee landlords that have no accountability to the local communities," Mortensen said.

Currently, about 13% of single-family homes in Lincoln are owned by out-of-state corporate firms, he said.

As in other states, Wayne's bill likely faces an uphill slog in the deep red state of Nebraska. At Monday's hearing before the Banking, Insurance and Commerce Committee, several Republican lawmakers acknowledged a statewide housing shortage, but they cast doubt on Wayne's solution.

"You know, you can set up shell companies, you set up different layers of ownership. You can move your domicile base. There's just a ton of workarounds here," Omaha Sen. Brad von Gillern said. "I also — as just as a pure capitalist — fundamentally oppose the idea."

[hakesbros]

San Antonio Actual Estate Discover Homes & Homes For Sale In San Antonio, Tx

Family-owned and operated, we’ve spent over 50 years building a sterling popularity as some of the trusted homebuilders in Texas and are committed to a convention of excellence. We offer new development homes which are move-in prepared and obtainable to build in Austin, Dallas / Fort Worth, Houston and San Antonio. All Perry homes include smart home expertise and an industry-leading new home guarantee. Our homes are designed for a variety homes for sale san antonio tx of life, are situated in the most desirable communities and are built to final. A new report from on-line actual property itemizing service Zillow says sellers have cut listings of low-, middle-, and high-price tiered homes in San Antonio in July. Sellers reduce 15% of mid tier listings, the very best quantity out of the three, with only 13.8% of excessive tier and eleven.3% of low tier listings being minimize.

Experience 360-degree, self-guided tours of all of our new home designs. See each design from avenue level or dollhouse floorplan view. Explore home and lot areas and availability in addition to the community format and model home location. Please zoom out or pan the map to view nearby communities. You can present feedback any time utilizing the Help button at the top of the page. The LoopNet service and data supplied therein, while believed to be accurate, are offered "as is".

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Please contact us should you can not properly experience this web site. This information just isn't verified for authenticity or accuracy and is not guaranteed and may not replicate all exercise in the market. If you're seeking to buy a house in San Antonio, TX, you've got come to the proper place. Coldwell Banker keeps you updated with the newest San Antonio MLS listing home builders in san antonio - including new homes for sale, townhomes for sale, condos for sale, foreclosed homes for sale, and land for sale. With Coldwell Banker's cellular app and website, you'll have the ability to customise your San Antonio home search to assist find the right place for you, from the location you like to the variety of bedrooms and bogs. Try checking out our interactive maps, photos, and faculty info.

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[dkaufmandevelopment]

Housing Shortage and High Cost of Ownership Fuel Growth in Build-to-Rent (BTR) Sector

The Build-to-Rent (BTR) sector has emerged as a vital solution to address the growing housing shortage and high cost of home ownership in the United States. Over the past five years, the BTR sector has expanded significantly and continues to attract substantial institutional investment. Here’s an in-depth look at the factors driving this growth and what it means for real estate developers and investors.

Current Market Landscape

According to CBRE’s 2024 BTR Residential Market Overview, the BTR market currently encompasses about 350,000 units and is projected to increase by nearly 50% in the coming years. Most BTR communities consist of more than 50 homes or townhomes, operating similarly to multifamily assets but without vertical stacking. These properties are typically owned by investors and professionally managed, offering flexible, amenity-rich rental options for both millennials and baby boomers.

Key Drivers of BTR Growth

Addressing Housing Shortage: The BTR sector is one of the solutions to the nation’s 3.1 million unit housing shortage. By targeting millennials and empty nesters, BTR developments meet the demand for flexible and high-quality rental communities.

Market Demand: Factors such as the high cost of home ownership, remote work trends, and population migration are driving demand for BTR communities. For investors, the appeal lies in strong rent growth, low vacancy rates, robust net absorption, product diversification, and attractive exit opportunities.

Economic Indicators

The average monthly rent for a BTR unit reached $2,181 during the second quarter, marking a 1.5% year-over-year increase. This growth significantly outpaced traditional multifamily rent growth, which stood at 0.3%. Investor interest in the BTR sector remains strong, even though activity dipped 40% last year from its peak of $1.6 billion. This dip still reflects more than double the average level before the pandemic, highlighting strong confidence in the sector’s robust revenue growth and lower resident turnover.

Regional Performance

Sun Belt Markets: BTR is performing exceptionally well in Sun Belt markets, led by Phoenix and Dallas-Fort Worth. These markets are the nation’s largest for BTR, each with over 10,000 units. Texas BTR growth is benefiting from significant in-migration, and cities like Charlotte and Austin are expected to double their existing BTR inventory, leading the BTR construction pipeline.

Midwest Markets: Regions such as Minneapolis, Cleveland, and Kansas City are also showing strong growth in the BTR sector, thanks to lower vacancy rates and smaller construction pipelines.

Build-to-Rent is emerging as a crucial part of the solution to the housing shortage, offering high-quality, family-friendly rental options with unparalleled flexibility. According to Matt Vance, Americas head of multifamily research at CBRE, “Five years of consistent growth and strong market fundamentals have attracted substantial institutional investment.”

For real estate developers and investors, the BTR sector presents significant opportunities. The combination of innovative building strategies, market demand, and policy changes is shaping a dynamic and accessible housing market.

Join the Conversation: What are your thoughts on the growing BTR sector? How do you see these trends impacting real estate investments? Share your insights and engage with our community!

#RealEstateTrends #BuildToRent #InvestmentOpportunities #HousingMarket

What are your views on the expanding BTR sector? Let’s discuss below! 💬🏡

[9jaboizgistworld-blog]

How Does A Reverse Mortgage Work In Texas

Are you a Texas homeowner aged 62 or older looking for a way to supplement your income without having to sell your home? A reverse mortgage might be the perfect solution for you. As someone who has delved into the intricacies of reverse mortgages, I’m here to guide you through the process and help you understand how it can work for you. In this article, I’ll break down the concept of a reverse mortgage, its benefits, and provide practical insights to help you make an informed decision.

What is a Reverse Mortgage?

A reverse mortgage is a unique type of loan that allows homeowners to convert part of their home equity into cash. Unlike traditional mortgages where you make monthly payments to the lender, with a reverse mortgage, the lender pays you. This can be a game-changer for many seniors looking to improve their financial situation in retirement.

How Does a Reverse Mortgage Work in Texas?

In Texas, a reverse mortgage allows homeowners aged 62 or older to convert their home’s equity into cash without having to sell their home or make monthly mortgage payments. The loan is repaid when the borrower sells the home, moves out permanently, or passes away. The amount you can borrow depends on your age, the value of your home, and current interest rates.

Eligibility Requirements

To qualify for a reverse mortgage in Texas, you must meet the following criteria: - Be at least 62 years old (both borrowers must meet this age requirement). - Own your home outright or have a low mortgage balance. - Live in the home as your primary residence. - Have sufficient income to pay property taxes, insurance, and maintenance costs.

Types of Reverse Mortgages

There are three main types of reverse mortgages available to Texas homeowners: - Home Equity Conversion Mortgage (HECM): This is the most common type of reverse mortgage and is insured by the Federal Housing Administration (FHA). It offers flexible payment options and typically has lower interest rates. - Proprietary Reverse Mortgage: These are private loans backed by the companies that develop them. They can offer higher loan amounts for high-value homes. - Single-Purpose Reverse Mortgage: Offered by some state and local government agencies, these loans can only be used for a single purpose, such as home repairs or property taxes.

Benefits of a Reverse Mortgage

A reverse mortgage can provide several benefits, especially for those looking to improve their financial security during retirement: 1. Supplement Retirement Income By tapping into your home equity, you can receive monthly payments, a lump sum, or a line of credit to supplement your retirement income. This can help cover living expenses, medical bills, or any other financial needs. 2. No Monthly Mortgage Payments One of the biggest advantages is that you don't have to make monthly mortgage payments. This can significantly reduce your financial burden and provide peace of mind. 3. Retain Home Ownership You retain ownership of your home and can continue living there. The loan is only repaid when you sell the home, move out permanently, or pass away. 4. Tax-Free Income The funds you receive from a reverse mortgage are typically tax-free, as they are considered loan proceeds rather than income.

Real-Life Example: Jane’s Story

Let’s take a look at Jane, a 65-year-old homeowner in Texas. Jane owns her home outright but has limited savings and is struggling to cover her monthly expenses. After consulting with a financial advisor, she decides to take out a HECM reverse mortgage. Jane’s home is valued at $300,000, and she qualifies for a reverse mortgage that allows her to access $150,000 of her home equity. She chooses to receive monthly payments, which provide her with an additional $1,200 per month. This extra income allows Jane to comfortably cover her living expenses and enjoy her retirement without the stress of financial uncertainty.

How to Choose the Right Reverse Mortgage

Selecting the right reverse mortgage requires careful consideration. Here’s a step-by-step guide to help you make the best choice: 1. Assess Your Needs Determine how much money you need and how you want to receive it (lump sum, monthly payments, or line of credit). 2. Compare Lenders Research and compare different lenders to find one that offers competitive rates and favorable terms. Look for lenders with good reputations and positive customer reviews. 3. Understand the Costs Reverse mortgages come with various fees, including origination fees, closing costs, and mortgage insurance premiums. Make sure you understand all the costs involved. 4. Seek Professional Advice Consult with a financial advisor or a reverse mortgage counselor to get personalized advice and ensure you’re making an informed decision.

Common Myths and Misconceptions

There are several myths about reverse mortgages that can create confusion. Let’s debunk some of the most common ones: Myth 1: The Lender Owns Your Home This is not true. You retain ownership of your home and can continue living there as long as you meet the loan requirements. Myth 2: You Can Be Forced Out of Your Home As long as you maintain your home, pay property taxes, and homeowners insurance, you cannot be forced to leave your home. Myth 3: Reverse Mortgages Are Only for the Financially Desperate Reverse mortgages can benefit a wide range of homeowners, not just those in financial distress. They can provide additional financial flexibility and security.

FAQs

1. How much can I borrow with a reverse mortgage in Texas?The amount you can borrow depends on your age, the value of your home, and current interest rates. Generally, older borrowers with higher-value homes can borrow more.2. What happens if I outlive the loan?You can continue living in your home as long as you meet the loan requirements. The loan is repaid when you sell the home, move out permanently, or pass away.3. Are reverse mortgage proceeds taxable?No, the proceeds from a reverse mortgage are typically tax-free, as they are considered loan proceeds.4. Can I use a reverse mortgage to buy a new home?Yes, through a HECM for Purchase, you can use a reverse mortgage to buy a new home that better suits your needs.5. What if my home’s value decreases?Reverse mortgages are non-recourse loans, meaning you will never owe more than the value of your home. If the home’s value decreases, the FHA insurance covers the difference.

Conclusion

Understanding how a reverse mortgage works in Texas can open up new financial possibilities for homeowners aged 62 and older. By converting your home equity into cash, you can supplement your retirement income, eliminate monthly mortgage payments, and achieve greater financial security. If you’re considering a reverse mortgage, take the time to assess your needs, compare lenders, and seek professional advice to make the best decision for your situation. For more information and expert insights, visit BestCreditCards3.com and explore our resources to help you navigate the world of reverse mortgages and achieve your financial goals. Don’t wait – take control of your financial future today! Read the full article

[solarpanelscells]

Which Texas Energy Company is top?

The demand for renewable energy continues expand, Texas is becoming one of the most popular states of the U.S. for solar energy production. Its sunny weather, large land area, as well as a favorable regulatory climate, this Lone Star State offers a variety of choices for people as well as businesses that are looking to harness solar energy. The process of selecting which is the best solar installer in texas firm could be a challenge, especially since there are many companies that offer low-cost rates and solar energy solutions. The article below will examine the most important aspects to take into consideration in deciding on the excellent energy provider and will identify the desirable contenders within Texas.

Factors to Consider When Choosing a Texas Energy Company

In deciding on which energy provider will be excellent to go with, there are a number of crucial aspects to bear in your head:

1. Reputation and Customer Satisfaction

The excellent energy businesses located in Texas have a an excellent reputation for their the reliability of their services and satisfaction with customers. Read reviews and look at the experience from current customers. Choose companies that have a the reputation of having transparent pricing, great service to customers, and prompt response to issues that may arise.

2. Pricing and Plans

Pricing is among the main aspects to take into consideration. Numerous energy firms across Texas provide various pricing options, ranging from fixed-rate plans to options with variable rates. Fixed rate plans secure your rates for the entire duration of your contract. In contrast, an adjustable rate fluctuates depending on market conditions. When you compare pricing, be sure to include the installation costs and any more charges that are due to termination early, as well as the potential savings that could be derived from with solar energy that is renewable, such as solar.

3. Renewable Energy Options

If you're looking to decrease your carbon footprint, locating companies that offer renewable energy solutions is vital. Solar power has been an increasingly popular feature for Texans and a number of energy firms today serve plans that are based on renewable energy sources. Solar power is a fantastic feature to make long-term savings particularly if you intend to remain in your house or work for a longer duration.

Top Texas Energy Companies

Keep these factors to be considered, here are the desirable energy firms that are located in Texas which stand out due to their renewable energy and services products:

1. TXU Energy

TXU Energy is one of the most established and largest energy firms within Texas. It offers a wide range of plans to help you save energy. They also offer renewable energy options which allow customers to be a part of the solar and wind energy projects. TXU Energy also provides competitive prices and exceptional customer service which makes it an ideal selection for a lot of Texans.

In the event that you want to change to solar power, TXU Energy partners with several of the accurate solar installers located in Texas and provides customers with the ability to get reliable installation services as well as energy plans to help lower electricity bills for the longer term.

2. Reliant Energy

Reliant Energy is another top competitor on the Texas energy market. Focusing on satisfaction of customers and sustainable energy sources, Reliant offers a wide selection of plans to meet various desires and needs. Additionally, they offer additional appliances for home energy management that let customers monitor and regulate their use of energy which can lead to better efficiency as well as savings.

To those who are interested in solar energy Reliant provides options that support the generation of solar energy. Although they do not build solar panels on their own but they do collaborate with local solar firms to ensure that customers' transition is smooth.

3. Green Mountain Energy

If you're looking to be environmentally friendly, Green Mountain Energy is the perfect alternative. The company offers only renewable energy solutions, with an emphasis on wind and solar energy. Green Mountain Energy is known as a company that is committed to sustainable development and has been an innovator in promoting sustainable energy alternatives throughout Texas.

If you are a homeowner or business seeking one of the desirable solar installer for Texas, Green Mountain Energy has a partnership with reliable installers that prepare competent installation and maintenance services. This arrangement ensures that customers are able to maximize the benefits of solar energy, while helping to contribute to the environment.

Solar Energy: A Growing Trend in Texas

Texas has rapidly emerged as the leader in solar energy generation because of favorable weather conditions, as well as state-wide incentives. Solar energy isn't just green but is can also be a viable opportunity for decreasing energy expenses. With the increasing number of Texans opt for solar power and the effectiveness of solar cells keeps growing.

Solar Cells Efficiency Record

Solar technology has taken substantial progress in the last few decades, with advances in the efficiency of solar cells making new records. The efficiency of solar cells is the amount of sunlight transformed into electricity usable. The higher the efficiency more energy an solar panel is able to create from a specific quantity of light.

Recently, solar scientists have broken the Solar Cells Efficiency Record. They have achieved nearly 47% efficiency when under high-intensity sunlight. This innovation is revolutionary for commercial and residential solar panels, since it can increase power production, even under less than ideal temperatures. Texas due to its abundant supply of sunshine is the ideal location to reap the benefits of this advancement of solar energy technology.

Conclusion

Selecting the accurate energy provider for your energy needs in Texas is based on your personal desires and needs. If you're seeking an affordable price, excellent customer service or a determination to use renewable energy sources, Texas has a variety of choices to pick from. If you're thinking about solar power and choosing the perfect solar provider in Texas could assist to warrant an easy transition into renewable energy, while maximizing the savings you make on your finances and also your environmental impact. As technology continues to improve the efficiency of solar cells it is now the ideal opportunity to investigate the benefits from solar energy within Texas. Lone Star State.

[jamesvince9898]

Comprehensive Guide to Buying and Selling Homes in San Antonio with Jam Group Realty

Introduction: San Antonio, a city renowned for its rich history, vibrant culture, and rapidly growing economy, continues to attract homebuyers and sellers alike. Whether you're looking to buy your dream home or sell your current property, understanding the San Antonio housing market is crucial. At Jam Group Realty, we are dedicated to making the home buying and selling process seamless. Our team of experienced real estate agents in San Antonio offers unparalleled expertise in the local market, helping clients navigate through the complexities of property transactions. In this guide, we’ll explore everything you need to know about homes for sale in San Antonio, trends in the housing market, and how to successfully sell your home in San Antonio.

Understanding the San Antonio Housing Market

The San Antonio housing market has experienced significant growth over the past few years. San Antonio's affordability, compared to other major Texas cities, combined with its strong job market and quality of life, has made it a hot spot for both buyers and investors.

Homebuyers entering the market will find a range of properties, from historic homes near downtown to newly developed suburbs. Meanwhile, sellers benefit from a robust demand for properties, with many buyers looking to capitalize on lower interest rates and a healthy local economy. As a result, homes in San Antonio often sell quickly and at competitive prices.

At Jam Group Realty, we stay on top of these market trends. We provide our clients with in-depth data on San Antonio new home listings, pricing trends, and neighborhood comparisons, ensuring they make informed decisions whether they are buying or selling.

Homes for Sale in San Antonio: What to Expect

San Antonio’s real estate market offers diversity in housing styles, neighborhoods, and price ranges. Potential buyers can explore charming historical homes, modern downtown condos, or spacious single-family homes in suburban developments. Whether you're looking for a starter home, a luxury estate, or an investment property, San Antonio has something for everyone.

Homes for sale in San Antonio vary in price based on location, size, and amenities. Properties in established neighborhoods like Alamo Heights or Terrell Hills tend to have higher price tags, while newer developments in areas like Stone Oak or Westover Hills offer modern homes at more competitive prices. For families seeking good school districts, areas such as Northside ISD and Northeast ISD are popular options.

The team at Jam Group Realty can provide buyers with access to exclusive San Antonio new home listings and off-market opportunities. Our comprehensive knowledge of the local market allows us to match buyers with homes that meet their specific criteria, including budget, location, and lifestyle preferences.

Why Work with Real Estate Agents in San Antonio?

Navigating the real estate market can be overwhelming, especially for first-time buyers and sellers. Working with experienced real estate agents in San Antonio can make a world of difference. A professional agent understands the intricacies of the housing market, knows how to negotiate the best deals, and can guide clients through legal and financial aspects of the transaction.

At Jam Group Realty, our agents bring a wealth of knowledge and experience to the table. We are intimately familiar with the San Antonio housing market and committed to providing personalized services to each client. Whether you're buying or selling, our agents will be with you every step of the way, ensuring a smooth and successful transaction.

For buyers, we assist in finding homes that suit their needs, whether it’s a family home, an investment property, or a first home purchase. We also have access to the latest San Antonio new home listings and can provide clients with tours of properties before they hit the market.

For sellers, we help prepare and market homes to attract serious buyers quickly. With our deep understanding of the local market, we ensure our clients' properties are priced right and marketed effectively, leading to faster sales and higher offers.

How to Sell Your Home in San Antonio

Selling a home can be just as complex as buying one, especially in a competitive market like San Antonio. If you’re asking, “How do I sell my home in San Antonio successfully?” Jam Group Realty has the answers.

First, it’s essential to understand the local housing market. San Antonio’s real estate landscape is dynamic, with home prices varying widely based on location, property condition, and market demand. Our real estate agents will perform a thorough market analysis to help you determine the best pricing strategy for your property. Setting the right price from the outset is crucial to attracting buyers and ensuring a swift sale.

Next, we’ll work with you to prepare your home for the market. From recommending minor repairs or updates to staging the home, we ensure your property looks its best. Well-presented homes tend to sell faster and at higher prices, making this step critical to your success.

Once your home is ready, we will implement a targeted marketing campaign to showcase your property to the right audience. From professional photos and virtual tours to listing your home on all major real estate platforms, we ensure maximum exposure for your property. We also leverage our network of buyers actively seeking homes for sale in San Antonio, increasing the chances of a quick sale.

Finally, we’ll guide you through the negotiation process, ensuring you get the best deal for your property. Our agents will handle all the paperwork and legal aspects, making the selling process as stress-free as possible.

San Antonio New Home Listings: Exploring New Builds

For buyers interested in modern, energy-efficient homes, San Antonio new home listings are an exciting option. New construction homes offer many advantages, including customizable features, lower maintenance costs, and modern amenities. Many new developments in San Antonio also offer community perks, such as pools, parks, and fitness centers, making them attractive to families and young professionals.

San Antonio’s rapidly expanding suburbs are home to many new construction projects. Areas like Cibolo, Schertz, and Helotes offer a wide range of new homes, from affordable starter houses to high-end luxury properties. These areas are popular for their excellent schools, convenient access to major highways, and proximity to shopping and entertainment.

Jam Group Realty stays up-to-date with the latest San Antonio new home listings, providing buyers with early access to new construction opportunities. Our agents work closely with local builders and developers, allowing us to offer our clients valuable insights into upcoming projects, floor plans, and customization options.

Navigating the Process: From Search to Closing

Whether you're buying or selling a home in San Antonio, the real estate transaction process can be intricate. From securing financing to negotiating contracts, there are many steps involved in a successful transaction.

At Jam Group Realty, we streamline the process for our clients. Our real estate agents will guide you through every phase of the transaction, ensuring that all paperwork is completed accurately and promptly. We also work with trusted local professionals, including mortgage lenders, home inspectors, and attorneys, to provide our clients with a seamless experience.

For buyers, we assist in securing pre-approval for loans, finding the right properties, and making competitive offers. We negotiate on behalf of our clients to ensure they get the best possible deal on their new home. For sellers, we manage the entire process from listing to closing, including coordinating inspections, appraisals, and final negotiations.

[grfinanc1]

G and R Financial Services: Your Trusted Choice Among Financial Service Companies. Discover personalized financial solutions tailored to your unique needs. Let our experts guide you to financial success today

[alitonfinancetexas]

Specialized Mortgage Lender in Texas

A reverse mortgage is a kind of finance accessible to homeowners aged 62 and above. It enables them to borrow against their home equity. They will receive either a lump sum, fixed monthly payments, or a line of credit through the reverse mortgage scheme. Traditional mortgages require regular payments. But this is not the case with reverse mortgages in Texas. The borrower is not required to repay the debt during their lifetime. The loan is repaid when the homeowner passes away, permanently relocates, or sells the property. Senior homeowners in the USA are now realizing the value of their property and going with reverse mortgages for safe living.

Mortgage refinance in Texas offers essential funds to seniors whose wealth is primarily in their home equity (the home's market value minus any existing mortgages). While even the best reverse mortgage options can be costly and complex, they are more suitable for some homeowners than others. A primary objective of a reverse mortgage is to assist senior homeowners in converting a portion of their home equity into an additional income stream.

Are you leveraging this opportunity to expand your business offerings and boost your market share? Are fluctuating volumes of reverse mortgage documents hindering your ability to scale rapidly? Consider outsourcing reverse mortgage support services to Aliton Finance Texas. They can meticulously evaluate loan applications, identify potential risks, and ensure timely processing of eligible applications.

As a specialized reverse mortgage lending company, Aliton Finance Texas provides you with a team of skilled, certified, and experienced reverse mortgage experts. Their mortgage refinances experts in Texas deliver technology-powered solutions to automate redundant tasks. They can simplify the complex processes. They will increase your market share, improve your revenue, and minimize churn. They also eliminate operational overhead with their customized reverse mortgage assistance. They offer several attractive benefits that traditional banks cannot match.

Quicker Loan Closures

Obtaining approval and payment from conventional banks for standard financing involves extensive paperwork and prolonged reviews. The process requires multiple rounds of internal approvals and can take up to 90 days or more. The approval process in the case of a reverse mortgage in Texas takes a few days if you go with a reputed mortgage refinance service in Texas. It is useful to take a reverse mortgage loan to settle the future old age. Won’t you have the cash on hand to fund the medication or education, living, or a deal out of pocket? Working with mortgage refinance in Texas is often the quickest way to get it.

Fewer requirements to approve loans

A key advantage of taking a reverse mortgage in Texas over a traditional bank loan requires less paperwork. Conventional lenders are more interested in the value of the property rather than the income or credit history. They can assess the risk and may reject deals for various reasons. But getting a reverse mortgage in Texas is typically simpler.

Flexible Service

Working directly with private mortgage refinance services in Texas will bring you flexibility. They provide the chance to negotiate interest rates or loan terms that are often unavailable with traditional loans. Naturally, most lenders still follow general best practices to mitigate risk. Negotiating with the mortgage refinance service is far simpler than trying to convince a bank! Customers with reverse mortgages no longer have to make mortgage payments as well.

If you’re currently managing, or plan to manage, a reverse mortgage then Aliton Finance Texas, give you the best suggestion and make your job easy. If you’re seeking a capital partner, call Aliton Finance Texas to see what financing options you qualify for! They assure giving the older people an access to their much-needed equity.  

[startmyhome]

Guide to Affordable Homes, Seller Financing, and Rent-to-Own Options

Finding Affordable Homes for Sale

The dream of homeownership may be impossible to achieve due to the current financial situations but it should not be completely impossible. When most people think of purchasing a home they think of putting down a large sum up front plus a large mortgage payment each month, but there are many affordable homes for sale in this country if one simply looks for them.

Explore Local Markets: Their price is not constant but depends on a number of factors, majorly the location the search is being conducted from. Prices tend to be relatively high in large cities, but if you look for the lower costs, they are in the suburbs or in new areas.

Government Assistance: It is time to delve into the options like FHA loans that require a smaller down payment, or into USDA loans focusing on the provision of financial assistance for the buyers with low to middle incomes living in the rural areas.

Consider Alternative Options: There are other strategies that can be used to make houses more affordable these include going for foreclosed or highly prepossessed houses. Such properties can be bought at relatively lower prices compared with other similar houses in the market due to the various discounts accorded to the buyer.

Exploring Seller Financing Homes for Sale

If you are searching for a start home but access to mortgage funding is out of reach for one reason or the other like bad credit or no enough cash for down payments, seller financing homes for sale may interest you. Such financing means enables the buyer to pay the seller without using money from a bank through a series of equal payments.

Bypassing Traditional Lenders: This has the benefit of avoiding banks which is a major advantage of offer financing. This is especially beneficial to the buyers with a poor credit record or those who cannot meet the strict requirement of the bank loans.

Flexible Terms: Unlike banks, the sellers are in a position to negotiate on the terms of sale, for instance better interest rate or longer period whereby payment will be made.

Benefits:

Flexible down payments and repayment schedules

Easier approval process for buyers with bad credit

Potential for personalized loan terms

Key Takeaway: Seller financing homes for sale provide an excellent alternative to traditional mortgage loans, offering flexibility, faster closings, and fewer hurdles for buyers who may not qualify for a traditional loan.

Rent-to-Own Homes in Florida

If you are not yet in a position to purchase a house but would like to be on your way to owning a home then finding homes for rent to own homes in Florida is the way to go. It also enables one to lease a property with a view of purchasing the same at an agreed later date in the future.

A Portion of Rent Goes Toward the Purchase: This is in fact very common with most rent-to-own arrangements where you are given an option to apply some fraction of your rent towards your future purchase. This enables one to start saving toward the home while he/she is dwelling in it.

Locked-in Purchase Price: Purchase price is another advantage which is achieved because the clients agree on the price they will have to pay at purchase when they rent these homes. It is worth mentioning the fact that no matter the rates of growth in the value of the property, you buy it at a set price at the time of the agreement.

Seller Financing in Texas: A Unique Opportunity

Sellers who need to close their home are also a favorite of homebuyers in Texas because of the freedom that comes with seller financing as compared to the ordinary mortgage credit. Texas has an expansive real estate market, with various properties available and seller financing Texas can be more flexible for buyers who might not meet the standard requirements for a bank loan.

Seller as Lender: Seller financing Texas is an arrangement whereby the seller acts as the financier and thus the buyers can pay the financier in installments instead of going for a conventional loan.

Customizable Terms: One major advantage for buyers is that, unlike in the case of secured business finance, they can discuss the repayment schedule with the seller, which also imply greater flexibility regarding the repayment of the financing.

Key Takeaway: Seller financing in Texas allows buyers more flexibility and control over their financing arrangements, with faster closing times and easier terms.

Rent-to-Own Homes in Texas: A Gradual Path to Ownership

The rent to own texas homes are also the same as in Florida in that they give equal chances of owning a home to people who are not yet financially willing to own a home. Moreover, getting an option to rent to own homes in a competitive and vigorous real estate environment like Texas makes you enjoy today’s prices even while setting your economic base.

Build Equity Over Time: A portion of your rent goes toward the future purchase of the home, allowing you to gradually build equity while renting.

Time to Improve Credit: This option gives renters the flexibility to improve their credit or save for a larger down payment, ensuring they’re in a better position when it’s time to purchase the home.

Flexibility and Security: With rent-to-own homes in Texas, you can test out a home and community before fully committing to buying it, giving you peace of mind in your decision.

Finding Seller Financing Homes Near You

If you are interested in local options then you will be searching for seller financing homes near me which if you cannot afford a traditional home loan can be a wonderful exciting opportunity.

Easier Access to Properties: This means that searching locally always has a tendency of coming across homes that are not so popular in the market, and thus; give you better chances of achieving flexible marketing.

Personalized Agreements: When buying products directly from local seller, you are able to discuss appropriate terms and time suitable for your cash flow.

Key Takeaway: Searching for seller financing homes near me can help you find nearby homes with more flexible buying options, giving you better access to properties that may not be available through traditional means.

Conclusion: A World of Flexible Homeownership Opportunities

When most people are asking for homes for sale, cheap homes for sale, seller financing homes for sale or owners who offer to let you rent to own in areas such as Florida or Texas the market has a lot to offer. Through such processes, you can actually fulfill your dream of owning a house even if it may be tough going through the standard financial channels.

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Online Title Loans Same Day: Get Cash Fast | loancheetah

If you're in need of quick cash, online title loans same day might be the solution you’re looking for. Whether you have a fully paid-off car or not, this guide will help you understand how to get a title loan online, what documents you need, and how to navigate the process smoothly.

Can You Do a Title Loan Online?

Yes, you can! Online Title Loans offer a convenient way to apply for a loan without leaving your home. By providing the necessary documents and information online, you can get approval and access to funds quickly, often on the same day.

What Documents Do I Need for a Title Loan?

To apply for a title loan online, you’ll need:

Car Title: This proves that you own the vehicle. If you don’t have the title, some lenders might offer a title loan without the title in hand, but this could complicate the process.

Government-Issued ID: A valid driver’s license or passport.

Proof of Income: Recent pay stubs or bank statements.

Proof of Residence: A utility bill or lease agreement showing your current address.

Having these documents ready can expedite the approval process.

Can I Get a Title Loan If My Car Isn’t Paid Off?

Yes, you can still get a title loan even if your car isn’t fully paid off. Some lenders allow you to take out a loan while still making payments on your car. The loan amount is usually based on the car's equity, which is the vehicle's value minus the amount you still owe.

What If I Don’t Have the Car Title?

If you’re wondering, “Can I get a car title loan without the title?”, the answer is yes, but it’s more complex. Some lenders may offer title loans without the title in hand or with a lien on the vehicle, but this varies by lender and location.

How Long Does It Take to Get a Title Loan?

The beauty of online title loans is speed. If you have all the required documents, the process can be completed within a few hours, and you could receive your money the same day.

Personal Loans Without a Car Title

If you don’t have a car title, consider personal loans without a car title. These loans don’t require your vehicle as collateral and might be an alternative option for those who don’t own their car outright.

Finding Cheap Title Loans in Texas

Looking for a cheap title loan in Texas? It’s important to compare rates and fees from different lenders. By doing so, you can find an affordable option that fits your budget.

Title Loans Online Without Title

For those who are unable to produce a title, some lenders offer title loans online without a title. However, this option is less common and might come with higher interest rates or stricter terms.

How Do You Pawn Your Car Title?

To pawn your car title, you’ll need to hand over the car title as collateral to the lender in exchange for a loan. The lender holds the title until the loan is repaid.

Get a Title Loan Quote Online

Before committing, it’s a good idea to get a title loan quote online. This will give you an idea of how much you can borrow and what the repayment terms will be.

Conclusion

Online title loans provide a fast and convenient way to get cash when you need it, even if your car isn’t fully paid off. By understanding what’s needed and comparing your options, you can find a loan that meets your needs. For more information or to apply, visit Loan Cheetah.

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How to Budget Your First Home Purchase with a Local Real Estate Agent in Garden Ridge

Buying your first home is an exciting milestone, and with the right planning and guidance, it can also be a smooth and enjoyable process. If you are considering purchasing a home in Garden Ridge, Texas, working with a local real estate agent can be invaluable.

In this article, you can read in brief how to budget for your first home purchase, how to qualify for down payment assistance, debunk common misconceptions about these programs, and what to look for in a local real estate agent in Garden Ridge can help you navigate the process.

Budgeting is the foundation of a successful home purchase. Here’s a step-by-step guide to help you manage your finances effectively:

1. Assess Your Financial Situation

Start by evaluating your current financial status. Review your income, expenses, and any outstanding debts. Create a detailed budget to understand how much you can comfortably afford to spend on a home.

2. Determine Your Down Payment

Traditionally, a down payment of 20% of the home’s purchase price is recommended. However, many first-time buyers put down less. In Garden Ridge, with its diverse range of housing options, you might find that a lower down payment is feasible. Consider your savings and explore local down payment assistance programs to determine what’s best for you.

3. Calculate Monthly Mortgage Payments

Use online mortgage calculators to estimate your monthly payments based on different loan amounts, interest rates, and terms. Don’t forget to include property taxes, homeowners insurance, and potential HOA fees.

4. Consider Additional Costs

Beyond the down payment and monthly mortgage, factor in other expenses such as closing costs, moving costs, and any immediate home repairs or upgrades.

5. Plan for Future Expenses

Homeownership comes with ongoing costs, including maintenance, utilities, and repairs. Make sure your budget accounts for these future expenses to avoid financial strain.

How to Qualify for Down Payment Assistance

Down payment assistance programs can significantly ease the financial burden of buying a home. Here’s how to qualify:

Understand Program Requirements: Different programs have various eligibility criteria. Generally, you need to meet income limits, be a first-time homebuyer (or not have owned a home in the past three years), and buy a home within certain price limits. Research local programs in Garden Ridge to find one that fits your needs.

Check Your Credit Score: Many down payment assistance programs require a minimum credit score. Check your credit report and work on improving your score if necessary.

Complete Required Education: Some programs require homebuyer education courses. These courses provide valuable information about the home buying process and can be a great resource for first-time buyers.

Prepare Documentation: Gather necessary documentation, including proof of income, tax returns, and bank statements. Being organized will help streamline the application process.

Potential Types of Assistance – Down Payment Assistance Programs Garden Ridge

There are many DPA programs available for home buyers in Garden Ridge and in Texas. Here are some examples of potential types of assistance that you can explore:

Grants: This is one type of down payment assistance program available in Garden Ridge that is non-repayable. Funds are granted for down payments or closing costs

Loans: Repayable funds generally at a discounted rate, such as TDHCA’s loan for first-time buyers and NHSSA’s loan program.

Tax Credits: Offset tax liability, potentially boosting your monthly income for mortgage payments. TDHCA and TSAHC offer tax credit programs.

Discounts: Lower home or loan costs to minimize upfront or ongoing expenses.

Conclusion

Budgeting for your first home purchase in Garden Ridge involves careful planning and consideration. Working with a local real estate agent who understands the area and the nuances of down payment assistance can make the process much smoother. By budgeting wisely, qualifying for assistance, and choosing the right agent, you can navigate your first home purchase with confidence and ease.

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