» Self Storage Business

Ring. Ring. Thank you for choosing 123 Self Storage.

Yeah, what is the price of a 10 x10?

Well, the price is $89 for a 10×10. Would you like to reserve that?

No, that price is way too high!

As a call center representative in the self storage industry, that price is way too high is something that we hear on a regular basis. What a lot of our customers fail to realize is that pricing is not just some arbitrary number that a manager decides to slap on to the self storage unit just because it is their favorite year or their lucky number. It happens to be a culmination of things such as competitor pricing, security features, convenience, the safety of the area itself, and more.

The facility has security features that are a main factor in price. For example, XYZ Self Storage has individual door alarms, video surveillance, and a manager who lives on site. On the other hand, 123 Self Storage has no gate, is in a bad neighborhood, and has a history of break-ins. Of course, 123 Self Storage is going to be cheaper. Less money is going into maintaining their facility. But, XYZ Self Storage is going to have to charge a higher price to compensate for the higher quality service. In addition, peace of mind comes into play. Knowing that your valuables are well protected should be valuable to a self storage customer.

Convenience makes a difference as well. Say you have found a location with great pricing that will fit your budget perfectly. But wait, this self storage facility is all the way across town. What good does a great price do if it costs your ten dollars in gas money every time you want to access your self storage unit? You might as well add that to the price of your monthly rent. For instance, you have to access your unit five times a month, at least. That is an extra 50.00 that you pretty much can add on to your rent. Not to mention the mileage fees for a truck rental, if you must go that route. It is important to weigh ALL costs, not just the rent itself.

A competitors pricing definitely has an impact on a self storage units price. Of course, while other factors are apparent in pricing, they cannot price themselves out of the market altogether also. Just like in real estate, there is a cap on pricing in different markets. Just as you cannot price identical homes in Los Angeles and Kansas City at the same prices, you cannot price identical self storage units the same as well.

When it comes down to it, a lot goes into the price of anything. Of course you are going to pay more for a luxury vehicle than you will for a compact model. The higher pricing implies a higher quality. There is no comparison! If all else fails, and the customer fails to understand what we are trying to convey we will just tell the customer to go check out the facility and see in person what they are paying for. Most of the time, they will go to the lower priced facility and be disappointed in what they find.

Self-Storage

Connecticut Car Storage

Columbia Storage

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Depending on where the facility is located geographicall,y self storage rates may change significantly. Typically, self storage rates are dependent upon the price of land in the area, the security, gate hours and set temperature of a particular facility. Rates may be found online, by calling a particular facility or by going to the self storage facility personally.

Typically, the housing and land rates are higher in states like California, New York, New Jersey, Chicago, and Florida. This is reflected by self storage rates in these areas being significantly higher. There are many reasons for the high price of both land and self storage rates in these areas. One of the most obvious reasons is the population of the city or state. On average, these cities and states have a large, increasing population. They make most of their money from the population increases and the large corporations and businesses in the area. An additional reason for elevated property and self storage rates is because of the shortage of land. Once a city or state expends all of its land space, the price of self storage and housing increases. A reason why land space may be limited may result from the geographical make up of the land. Forests, parks, mountains etc. may all take up a significant amount of space that also decreases the chances for building expansion in the area.

Self storage rates might be higher in areas that pride themselves on excellent security. Many facilities make it a priority to keep self storage customers items safe. They may have 24 hour video surveillance, an access controlled gate, door alarms and an on site manager. Other facilities may go as far as having alarms connected to the police department, or a security guard that patrols the property. All of these features require more money, so self storage rates for a highly secure facility possibly will be slightly elevated.

Temperature controlled storage facilities may also have higher self storage rates than a facility with standard, non climate controlled units. The cost of heating and cooling a large facility increases the electricity and/or gas bill. Therefore, to outweigh the costs self storage rates should be higher. The customer is receiving the benefit of their items being kept at room temperature all year around while paying slightly more.

Gate hours of a facility can vary by location and may determine the self storage rates of that facility. Many customers enjoy the benefit of having extended gate hours because of a hectic schedule or having a 24-hour ran business. An electronic gate has to be run on electricity and security should be increased to ensure the customers belongings are secure during those hours. This too may increase self storage rates of the facility.

When attempting to find self storage rates there are scores of ways to do so. One of the more popular ways in the 21st century is an online Internet search. At many different self storage sites rates are listed by the sizes and description of the self storage unit. A different way to receive rates for a self storage unit is to call the actual facility. Typically, the manager will provide the self storage seeker with additional information that may help them in their transition. If a customer is willing to visit the self storage facility, they are interested in then they have a better chance of getting more rates and seeing first hand the unit sizes.

Mystery Shopping Industry

California Furniture Storage

Frankfort Storage

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A Five by Five self storage unit with an eight foot ceiling is always in high demand at any self storage facility. It is an enormously popular size because the smaller square footage keeps the price down, and the tall ceiling accommodates a wide variety of storage needs. A 5×5 self storage unit works extremely well for people storing items from their home, their garage or their business. 

• Apartment renters often think of their 5×5 self storage unit as just an extra closet in their home. They often say that if their small living quarters had just a little more space, then it would be a perfect place to live. But a larger apartment can cost a great deal more money in rent.  Not to mention the added expenses of deposits, movers, a rental truck, and so on. It costs much less money to live in the almost-perfect apartment and just rent a 5×5 self storage unit.
• Seasonal items are an excellent example of something commonly stored in a 5×5 self storage unit. Winter clothing is packed up in the springtime and put into large plastic containers. These bins store bulky winter sweaters and coats very well and they are made to easily stack on top of each other. During autumn, the process is reversed.  Summertime clothing, pool toys, and lawn mowers are stowed away in the 5×5 self storage unit until the following spring.
• Christmas decorations are frequently put in a 5×5 self storage unit.  People who love to deck the halls during the holiday season also usually enjoy finding bargains at the day after Christmas sales. A 5×5 self storage unit is able to hold a large amount of boxes full of ornaments, blow-up snowmen, artificial trees, and the list goes on. 
• Having a new baby takes a lot of just plain stuff. There is the basinet, the crib, the changing table and the infant car seat. By itself, no one item is very gigantic, but put all together it can take up a great deal of space. This is why parents planning to have more children in the future rent a 5×5 self storage unit. It can temporarily hold all of the necessities until a younger sibling comes along, or until a larger home can be moved into.
• Because it is narrow but fairly tall, a 5×5 self storage unit works great for storing sports equipment. Skis, surf boards, canoes, bicycles, free weights, golf clubs, camping gear, they will all fit into a 5×5 self storage unit very nicely.
• Businesses and their employees also find a 5×5 self storage unit to be the perfect solution for their storage problem. Companies are able to store files and other records in the area. Renting a 5×5 self storage unit is far more cost effective than getting additional office space.
• Mechanics often spend a great deal of money on their tools, which is their stock in trade. Having a secure place to keep their investment is very important. A 5×5 self storage unit works very well for a grease monkey, whether they are a professional or just a weekend tinkerer.
• Pharmaceutical representatives frequently use a 5×5 self storage unit for their samples and displays. Spouses often do not want these work related items piling up in the home or the garage.

The 5×5 self storage unit is an extremely multipurpose sized storage space. Thinking vertical and stacking things upwards makes this unit very popular amongst a wide range of people.

Storage Unit

Alaska Furniture Storage

Franklin Park Storage

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Anyone who is at all involved in the Internet Age knows about the online community forum revolution. It is a simple classified ad site that reaches millions. Customized to hundreds of different cities, it allows users to conduct a lot of real world transactions with a click of a mouse. From real estate to musical instruments, many different products and services are being purchased, traded, and rented. Rented, you say? That is right up our alley, right? Why not use this forum, which reaches over 30 million people per month, to reach those looking for self storage? A lot of bright self storage facilities are using that to their advantage and offering information this way about renting.

Not to mention, to list self storage online in this forum is free. And who does not love free advertising? A lot of money goes into marketing to consumers. There are pamphlets, flyers, and postcards to print, commercials, radio, and print ads to produce, and phone book ads to create. It has to be a breath of fresh air to find something that reaches so many people and only takes a few creative words, a good special, and a click of the mouse to post.

Speaking of specials, many self storage facilities go as far as offering an exclusive online special, in addition to the special that the store is currently running. Something as simple as a free lock or a coupon for a few free boxes more than compensates for the free advertisement that self storage facility has received. Furthermore, the typical person that is on a classified ad forum is a bargain shopper. Telling them that they have received an exclusive special makes them feel accomplished, as if they have caught the bargain in the chase to find a good deal.

Crafting your ad is probably the most crucial element in luring that customer in to your self storage facility. The ad title is probably the most important, because if they pass by your ad, you never get to tell how great your self storage facility is. Your ad needs to stick out and set you apart from the rest of the ads. A title like Free Self Storage!!! would be great because it peaks the readers interest and they just have to click on your ad to see what you have to offer. When they actually get into the ad is when they see that you are offering a self storage unit with one month free or half off the first months rent. That is still free storage, right? In the actual body of the self storage ad, you have to be sure to give enough information, but not too much. Your goal is to get them to call you for more info. Giving information on a special, a few of the security features, perhaps a website address, and a phone number should suffice. When you actually get them on the phone, that is when the actual sale starts.

Hopefully, after reading this you will realize the appeal of advertising online in free classified ad forums. It can be a great tool to use to reach those who choose to scour the Internet for bargains first. The Internet is the first stop in shopping for anything and that is increasingly becoming the case in this day and age. Why not move self storage into the 21st century?

Texas Storage Units

StorageMart Excelsior Blvds Hopkins, MN 55343

Storage

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In addition to offering moving and storage supplies to generate added revenue, many self storage facilities also charge fees for other various services. The most common fees for self storage facilities are late payment fees but this is not a method any self storage owner or property manager prefers to add to the bottom line. In fact, late fees can even decrease revenue due to the time spent trying to collect late payments. Late fees however do have their place by encouraging the tenant to pay on time and to try and reduce lost productivity and rent.

It used to be in the old days the only way someone could pay his or her rent was to mail a check or stop by the self storage office to make a payment. This was problematic because not everyone has a checking account nor could everyone always come by when the office was open. The alternative back then was usually a drop box on the side of the self storage office. The downside of that was everyone calling on Monday to be sure if the payment was received taking up valuable time when you could be answering rental inquiries. With the onset of checking debit cards it did make it easier on the renter to pay on time by paying over the phone.

Just about everyone has some form of plastic to make payments with these days. But there are not many self storage facilities that keep a staff on 24-7. With the increase in technology there are many ways now to avoid late fees. The Internet has opened a whole new possibility for payment options among other things. Hopefully, your self storage facilities have a web site and are set up to take payments. This of course makes it simple for all parties involved although you will still have stragglers as not everyone has access to a computer.

Another solution is to partner your self storage facilities with an off-site call center.  There are numerous software programs that now make it possible for someone off-site to access accounts and post payments. For the tenant it would be just like paying with someone at the store while it frees the onsite staff to show rental units. One popular program is using software that allows communication between self storage facilities and off-site sales staff. It even allows new customers to bypass the onsite office for move-ins increasing the opportunity to make new sales. This is like doubling your staff without doubling your payroll.

Many self storage facilities charge an upfront administration fee to help offset some billing and paperwork expenses but this can be tricky as many people making inquiries might be put off for someone charging a fee in addition to rent.  The best thing is to compare with other self storage facilities you compete with to determine what to charge. A solution to charging an upfront fee is to arrange an automatic monthly debit program where you can charge a tenants credit or debit card each month. This would prevent late charges accumulating and your attempts to make collections a total win-win scenario. For those who cannot pay electronically you could still charge an upfront fee or encourage the tenant to pay a certain number of months in advance.

There are also multitudes of ways to charge fees that are not rent dependent. This brings to mind the luggage carts at major airports that for a small fee they can rent one. Many self storage facilities have inside storage where you have to go down a hallway to get to the unit so this would be an advantage.  What about 24 hour access to the self storage units? Many self storage facilities have certain time frames a tenant can come in and out with a pass code but what if someone needs 24 hour access on an occasional basis?  Charge a small fee each time a tenant accesses after normal gate hours and track it with the gate log.

If you put your mind to it there are ways to pump up profit while keeping the monthly storage unit rent competitive. Look to see what your particular self storage facilities offer that a small fee could be charged or create new ones. The one thing you do not want to do is fee people to death like many of the car rental companies do.  No one likes to rent the economy car for 19.99 a day and end up spending 75.00 a day, after fees and taxes.  This type of fee scheduling has given the car rental industry a bad reputation and you want to try and avoid that at all costs.

Oklahoma Storage Units

StorageMart Scenic Hwy Lawrenceville, GA 30045

Self Storage

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As we become more and more experienced in fielding phone calls for self storage customers, a potential pitfall is that we can become detached from the needs of the caller. This is not to say that detachment is always a bad thing. A little detachment is a good thing, as it helps keep us from being drawn completely into the callers dilemma. If you have too much detachment, it can become a hindrance. We do not want to lose empathy for the caller and their self storage needs. We have to remember that in many instances that a caller may need self storage because they are not in the strongest places in their lives.

Perhaps they are in the process of being evicted from their home, and not necessarily by their own fault. It could be that they are tenants in the property, and for whatever reason, they have to vacate suddenly. Maybe the caller needs self storage because of a disaster of some sort. The horrific hurricane that hit the south a few years ago comes to mind. However, it could be that the caller has had a house fire, or water damage, requiring them to need self storage for the remainder of their possessions. A caller could have had a death in the family, requiring self storage while the surviving relatives make arrangements to settle the estate of the deceased.  It could also be that you are dealing with an impending separation and or divorce, requiring one or both spouses to need self storage. Now it is entirely possible that you are dealing with a person that is looking forward to being free of their future former spouse, but more often than not, you are dealing with a stressful situation with emotions running high. Another possible scenario that you may encounter is a caller that needs self storage because they are trying to escape an abusive relationship. Needless to say, more often than not, this will be a situation where the self storage caller will be under a great deal of stress and anxiety.

Magnifying any of the above scenarios is the possibility that the caller is not all that fond of talking on the phone to a complete stranger in the first place.

Now in some cases the need to be empathetic will be blatantly obvious. If the caller tells you that she needs self storage because she is trying to get away from their abusive so and so of a boyfriend, then it is a no-brainer that you are going to show a little sympathy on the phone.

However, it is also possible that the caller may not be all that forthcoming over the phone as far as why they need self storage. Is the caller being short with you on the phone because he is not a nice guy to start with? Or is it that his Aunts house caught fire last night and he has got a lot on his mind while he is trying to figure out where Auntie and her five cats are going to stay. Oh yeah, and she will need self storage for the rest of the items in the house that were not damaged. 

The point is, you never know why the self storage caller is in the mood they are in when they are calling. We all know what happens when you assume why.

Louisiana Storage Units

StorageMart North Ave & Main (I-355) Lombard, IL 60148

RV Storage

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Typically, there is limited information that is received regarding contracts for self storage units. However our employees are given the opportunity to not only proofread contracts, but also learn about some of the in and outs of contracts for self storage units.  Self storage units are simple in a way in which the customer has the ability of paying a small price for storage and leaving their items in a secure place for an unlimited amount of time. But, like all businesses there are contracts that must be signed in order to inform the customer of policies and procedures for self storage units. These contracts are helpful for the reason that it supplies the customer with a hard copy of the rules and regulations of self storage units.

One interesting thing that was found in the contracts was the fact that it included the unit number, where the facility is located and the exact day that the customer rented the unit. This way the customer knows the date that they moved into their storage unit and if the store participates in anniversary billing, the customer then knows what day of the month their bill is due. The contract also includes the rules about what can and cannot be stored in the self storage unit and the consequences for storing these items. These items can range from dead or living organisms to harmful chemicals and valuables.

Storage contracts outline that the customer obligations for paying the rent on the self storage unit, while providing in detail any penalties or late fees associated with a late or missed payment. Just like a mortgage or rent on an apartment, it is the customers responsibility to make sure the payments are made promptly or eviction can and will occur. At a majority of self storage facilities, after late fees have been incurred and numerous of attempts have been made to contact the customer, an auction of the customers possessions will take place. This is not done solely for the benefit of the company, but after an extensive period of time without payment or the inability of contacting the customer the self storage unit will be considered abandoned and the necessary actions will be taken to open the space. To limit the occurrence of this event, the contracts for the self storage units explicitly state how many days the customer has to contact the store manager, remove their items, the late fees that are executed and grace periods.

Another factor that self storage contacts cover is that it states that the self storage units are for self storage only and that the owner is not responsible for any moving of items to and from the facility. Also, that the customer is responsible for any damage done to the unit by the tenant, and for all of their personal items stored in the unit. This is the reason the self storage contracts mention that valuables or items close to you should not be stored in the self storage unit.

Murfreesboro Rd Location, 2156 Murfreesboro Pike, Nashville, TN 37217

Storage Unit

Storage Space

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Self storage are units of different sizes that are rented to people who put their stuff there (personal or businesses stuff) when they need to move to a new house or apartment. Some people need self storage if their lease is expired or just because they need more room or just move their stuff  out of the way or clean out their car garage.  Self storage facilities offer a month to month service. 

They usually do first of the month billing or anniversary billing. Some facilities prorate the move in plus move out and some just prorate the move in or the move out. If the tenant or customer does not pay according with the self storage enforcement rights that are outlined within the laws of each state they put the storage in auctions or lien sales to vacate the unit. These auctions are opened to the general public.

Some self storages facilities require in-house protection plans or require the customer to use their own insurance policy. Most self storage properties offer their own warranty for a monthly rate that covers fire and forced entry theft, limited instances of water damage, like roof leaks and water pipe leaks.

Self storage companies usually offer good discounts like

• 50 percent off move in
• 1 dollar moving
• firt month free or second month free
• 20, 50 or 75 dollar coupons
• 10 percent off for seniors 
• 10 percent off for military discount
• 10 percent of students discount
• free truck moving
• free move in service 
and more

Popular unit sizes of self storage include

• 5×5 (25 square foot that is equal to a small half bathroom)
• 5×10 (50 square foot equal to a large closet)
• 5×15 (75 square foot about the size of a large walk in closet)
• 10×10 (100 square foot, which is comparable to an average bedroom)
• 10×15 (150 square foot that is equal to a large bedroom or extra small garage)
• 10×20 (200 square foot similar to a one car garage or living room)
• 10×25 (250 square foot equal to a large one car garage)
• 10×30 (300 square foot similar to a one-and-a-half car garage)

Some self storage facilities also offer locker storage units 5x5x5 (can not walk into them) and stacked storage units (ladder access and box storage only).  They also have self storage units for RV storage and boat parking and for car storage or truck storage. Some units are inside access or outside access, they also have drive up access, upstairs and downstairs and ground level units. Most multi-level self storage facilities have elevators for the convenience of the customers.

Every tenant or customer has their own lock and they can access it any time during the access hours. Some self storage facilities even offer 24 hours access.

Most of the self storage facilities have access controlled gates and many use security cameras, door alarms. Most self storage properties are fenced and lighted. Some self storage facilities have manager who lives on the site. Some offer inside parking, wine storage, trucks for rental and private mail boxes.

Some self storage facilities offer climate controlled storage units to prevent moisture problems. Climate controlled storage units are recommended for temperature sensitive items like leather furniture, art, antiques, or computer equipment.

StorageMart Federal Hwy and Atlantic Pompano Beach, FL 33062 (866) 748-6951

Storage Unit

Storage Space

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Where the Self Storage Industry Is Missing It

An article written by the president of a storage marketing firm recently appeared on a well known self storage media web page. The article gave self storage owners a healthy dose of the reality of how competitive the current self storage market has become. The article told the story of how self storage owners that once had effortless profits are now in a crowd of other local self storage facilities because supply has caught up with demand. Future tenants use Yellow Pages and more increasingly, the Internet to search for storage. Competition has created innovative marketing plans as self storage owners are all vying for higher occupancy in the same pool of tenants.

The article inspired self storage business owners to get their head in the game by aiming towards high profit and occupancy by understanding competition and implementing a strong marketing campaign. This could not be more right! The self storage industry has been found out by business owners and investors looking for profitable business. There are now more rentable square feet in the United States than ever before and the cost of renting that square foot is rising.

The article also offered some marketing insight by stating that more than 29.5 million consumers used the Internet to find self storage in 2007. It is also reported that 43 percent of consumers search online to find a local merchant. The text went on to advise that beginning guerilla warfare-like marketing strategies would bring out the top dog in the self storage industry by undermining his competition. It suggested innovation was the way to win the game.

Again, they could not be more right. Any self storage owner who plans to stay in business knows the importance of drawing consumers and advertising to their target market. The  article began with a bold statement.

Here is yet another bold statement. Self storage marketing campaigns are being undone and wasted by a huge oversight on the part of the owner or operator!

Spending thousands of dollars on just one year of Yellow Page ads is like a penny in the bucket for many self storage companies. Those one-inch ads are like a security blanket for us, and then we put a little play money into online ads or other marketing avenues.

Let us pretend for a moment that for every dollar you spend advertising your facility, one customer contacts your facility. (Yes, it is an unrealistic pretense, but that is the beauty of pretend. And it makes the math easier.) So now all your hard work has paid off and you have customers lining up outside your door for the chance to rent an empty 5×5 space.

The game is not over yet. You have not won. There is more work to be done. Who has that moment of truth with your customer? Who puts a face to the fancy web page or full-page phonebook ad? Your on-site managers do!

When it is all said and done, the most expensive marketing campaign is only as good as the manager behind the counter. What have you invested into their success? Have you trained them how to sell your storage facility? Do they know how to build agreement and gain commitment throughout their conversation in order to lead the customer to signing the dotted line? This is the blind spot in the self storage industry as a whole.

In order to make each advertising dollar worth the investment, your staff should be worth their weight in gold to your business. The only way to guarantee marketing success is to be ready to answer the phone and greet customers walking through the door. Sales training programs are the wisest investment a self storage owner could put into his business.

While that article suggests innovative marketing plans, may we suggest going completely outside the box and hitting your competitors where it really hurts, by training a fierce sales force.

StorageMart Bird Rd & SW 99th Ave Miami, FL 33165 (866) 748-6951

Self Storage

Storage Units

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How important is the appearance of a self storage facility, very important.

Looks are very important when it comes to self storage.  The way the outside of a self storage facility looks can either make or break a rental.  Someone seeking self storage, aside from making sure the facility is safe and in a convenient location, will want to make sure aesthetically the facility works for them.  Besides location being important to customers making sure that the outside of the facility is clean and attractive is a selling factor also. 

This may sound absurd but by driving by a self storage facility and the building is decrepit or that is it looks like it is falling apart and the paint is chipping away, I will probably not want to stop.  Now the aesthetics of the facility outside may or may not necessarily constitute what type of a self storage facility is being run.  Sure, the facility may be very clean an organized once inside, but if the outside of the self storage facility is not as clean and organized, someone driving by who originally had planned to stop and look at the facility, may not know that the office and even the storage units themselves are actually clean and rather nice.  Making sure the outside main office building where a prospect tenant will eventually go into and rent or where the current tenant comes in to pay their rent.  Having some minor landscape work outside always helps enhance the self storage facility grounds.  There is  that old cliche, never judge a book by its cover, however we know we all do, regardless of whether we mean to or not.  Monthly rental rates at an appealing self storage facility can be a bit higher and a tenant will not mind paying a few extra dollars per month if the facility is pleasant to the eye.  If a caller states they do not care what the facility looks like, they are kidding themselves or are trying to convince one that they do not care what the facility looks like.  In truth, a caller will mention how they drove by a facility and were very impressed at how the facility looked, without even going inside yet.   They will state that they could tell just by looking at the outside of the self storage facility it is a place they would not think twice about stopping at and renting a storage unit right there and then.  If a building and its immediate surroundings are pleasant to look at, the viewer will assume the self storage facility is safe and clean.  A storage unit is like a second garage for renters, except this second garage is not physically located at their place of residence but on the premises of the self storage facility.  When someone needs to go to their storage unit, they want to make sure it is safe, secure, clean and pleasant to look at.

Storage

Storage Space

StorageMart La Frontera and FM 1325 15601 FM 1325 Austin, TX 78728

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