PART 164 It might be interesting to share how we pulled off living in Italy for part of the year. I will post some steps and what we are learning along the way. We love every minute of it, and what was once a dream is our life! We live in Tuscany in the Fall, then back again in the Spring, and in California for the rest of the time (in a previous blog, I explained why we live in Italy only part of the year). Step 1: As we explore areas and towns in Italy, we discover some gems worth sharing. Some are well-known tourist magnets, and others are lesser-known but always amazing. This week, let's explore the ancient Abbey in Abbadia San Salvatore in Tuscany Step 2: History and Experience We had visited the Abbey at Abbadia San Salvatore before, but only briefly. Without the historical context, we hadn't fully grasped what we were seeing. So when Sandro, an excellent realtor and good friend, invited us on a guided tour with a local historian, we eagerly accepted. The Abbey sits at the edge of the town's historical center. Our guide was already waiting when we arrived—young, knowledgeable, energetic. After a warm welcome and some small talk about California, we began the tour. What followed brought the stones alive. It started with a tree. Step 3: Origins In 743, King Ratchis of the Lombards reported having a vision of Christ above a white fir tree. He ordered a monastery built on the site to commemorate it. The Abbey was constructed around the tree itself, and the stone opening from which it emerged is still visible today. A painting in the right transept's side chapel depicts this founding moment. The location proved strategically important. It sat near the Via Francigena, the major pilgrimage route from Canterbury to Rome, and the steady flow of pilgrims and merchants led to settlements growing up around the Abbey. Step 4: Some history The Abbey is a significant historic monument with a rich and complex history. Adjacent to the church is a mysterious crypt featuring 32 unique columns of unknown origin (more information below). The Abbey of San Salvatore underwent renovations in 1035, with additional restorations occurring in the 1930s and 1970s. The interior of the Abbey follows a classic Latin cross layout with a single nave. In the two transepts of the cross, there are two chapels: the Chapel of the Madonna della Pieve on the left and the Chapel of the Holy Savior on the right. Notable works within the church include: A polychrome wooden crucifix from the late 12th century. A painting depicting the Legend of Duke Ratchis (1652-1653) by Francesco Nasini. A painting representing the Martyrdom of Saint Bartholomew (1694) by Francesco Nasini. Older than the church, the crypt likely dates back to the 7th century. It features thirty-two columns adorned with beautifully crafted capitals. These unique capitals showcase various designs, including animals, plants, and geometric patterns. For nearly a thousand years, the Abbey housed the Codex Amiatinus, also known as the Amiatina Bible, the oldest manuscript copy of the Bible in Latin. A museum preserves and displays liturgical furnishings from the Abbey and nearby churches in the cloister. One significant artifact is the reliquary bust of St. Mark the Pope, along with several reliquaries containing relics of other saints, which can be viewed up close. Step 5: Cool things. The crypt is the coolest feature of the Abbey. Each column is unique—human figures, natural motifs, and one carved with the mysterious "knot without beginning or end." Beyond the architecture, the space carries a palpable sense of sacredness. What struck me most was the round hole in the ceiling where the fir tree once grew. The monks built the entire monastery around it, preserving the legend in stone. The tree is long gone, but its absence feels almost as powerful as its presence must have been. Upstairs in the church, I found myself drawn to the 12th-century crucifix. Our guide pointed out something I might have missed: "Note that this is not a suffering Christ but a triumphant one. In fact, this is one of the very first depictions of Christ triumphant on the cross that we have." Once he said it, I couldn't unsee it—the peacefulness in Christ's expression, the calm instead of agony. Insights. We often drive to distant corners of Tuscany and beyond, chasing historical and cultural sites. But this visit reminded us that some of the richest experiences are right in our backyard. With a guide's help, we discovered the story behind the stones—and that's what gives a place like the Abbey its meaning. More next time. SECOND EDITION NOW ON SALE FOR $2.99! "She Seduced Me: A Love Affair with Rome." https://a.co/d/4Bx0Eh3 . Amazon Italy- my book "Lei mi ha sedotto. Una storia d'amore con Roma": https://amzn.eu/d/13nuZCL .

Wine, Olives, and 12 Acres Near Montalcino This week we're doing something different. A friend of mine, Sandro Marucci ( read my interview with him here ) from Eco Casa Immobiliare in Abbadia San Salvatore, is representing a property that caught my attention—interesting enough that I wanted to write about it. It's a working farm in Tuscany, in Montenero d'Orcia, a quiet village perched between the Val d'Orcia and the Maremma—off the tourist trail but close to everything that makes this region famous. The listing price is €750,000. The Property Here's what you get: two renovated apartments totaling 238 square meters, with five bedrooms and two bathrooms between them. One apartment has three bedrooms, the other has two bedrooms plus a study. Both have porches with views of the surrounding countryside. Below the living quarters are production rooms for wine and oil, set up for both making and selling. The property sits on 12 acres of land including woods and—here's the interesting part—500 olive trees. Energy class G, which is common for older rural properties in this area. Many buyers in this market budget for efficiency upgrades as part of their plans. The Location Montenero d'Orcia is a frazione of Castel del Piano, in the province of Grosseto. Population around 250 people. It sits on a rocky spur of volcanic origin at the intersection of three distinct landscapes: the Val d'Orcia to the north, the Maremma to the west, and Monte Amiata to the east. The village is about 14 kilometers from Castel del Piano and 44 kilometers from Grosseto. More importantly for wine lovers, it's only about 14 kilometers—a 25-minute drive—from Montalcino. The River Ombrone is all that separates this property from some of the world's most famous Brunello vineyards, including Castello Banfi. Transportation: Nearest airports: Perugia (85 km), Florence (100 km), Rome Fiumicino (145 km) No train station. The closest useful one is Grosseto, about an hour away Buses exist but are limited You need a car. No way around it. The Wine and Oil Angle This is what makes the property special. Montenero d'Orcia sits within the Montecucco DOC, a wine region that's been quietly gaining respect. The DOC was only established in 1998, with a DOCG for Sangiovese added in 2011. It's sandwiched between Brunello di Montalcino and Morellino di Scansano—good company. The wines here share a lot with Montalcino: volcanic and sandstone soils, Mediterranean climate moderated by Monte Amiata's cooling influence, and Sangiovese as the primary grape. Critics note Montecucco Sangiovese tends to be darker and slightly more tannic than its famous neighbor. About 68% of production in the zone is organic. The olive oil situation is equally compelling. This area produces Olivastra Seggianese DOP, an indigenous cultivar that grows only at the foot of Monte Amiata. Five hundred olive trees is a serious grove—enough to produce oil commercially, not just for personal use. The Museum of Vine and Wine is actually located in Montenero d'Orcia itself, which tells you something about the village's identity. The Village Montenero d'Orcia has Etruscan origins, but it became strategically important in the medieval period. The Aldobrandeschi family built fortifications here, and later it became a battleground between Siena and Florence. You can still see the 10th-century walls, a 13th-century Sienese fortress (the Cassero Senese, rebuilt in the 15th century), and the 12th-century Pieve di Santa Lucia, which contains a wooden crucifix attributed to Ambrogio Lorenzetti. It's intimate. A cluster of stone houses on a rock, looking out over three valleys. The kind of place where neighbors become friends, where community still means something, and where the nearest shops are a short drive away in Castel del Piano. Who This Property Is For The listing puts it well: "ideal for those dreaming of a residence in Tuscany, for agricultural entrepreneurs, lovers of oil and wine, or for those who wish to change their life and combine residence with a hospitality or production activity linked to the territory." This property makes sense if you want to: Run an agriturismo.  Two apartments means you can live in one and rent the other. The production facilities give guests something to experience beyond just sleeping in the countryside. Location near Montalcino helps with marketing. Produce wine and oil commercially.  The infrastructure exists. The terroir is legitimate. Montecucco is an up-and-coming denomination with room to grow. Five hundred olive trees can produce real quantity. Live in authentic rural Tuscany.  The genuine article, with the peace and tranquility that comes with it. This property is best suited for those who value peace and privacy over walkable amenities, and who are comfortable with agricultural life or willing to arrange management for the olive grove. The Price For €750,000, you're getting two livable apartments, production facilities, and 12 acres of productive agricultural land near one of Italy's most prestigious wine regions. Properties with serious olive groves in this area don't come up often. For comparison, you'd pay significantly more for something similar closer to Montalcino proper, and you'd be buying into a saturated market. Here you're in Montecucco—less famous, but that also means less competition and lower land prices. The Verdict This property makes sense for:  Serious agricultural entrepreneurs. Someone with capital and interest in wine/oil production. A buyer who wants to run an agriturismo with authentic local products. Anyone who appreciates the charm of a close-knit community. Consider your lifestyle:  This property rewards those who enjoy solitude, have flexibility with agricultural commitments, and appreciate the rhythms of rural life. Best suited for:  Those seeking authentic rural Tuscany rather than a more urban or tourist-oriented experience. The listing talks about "slowing down" and "letting yourself be guided by the authentic rhythms of the land." That's exactly what you'd find here. Montenero d'Orcia offers a genuine change of pace for those ready to embrace it. More next time. For more information on this property: https://www.ecocasaimmobiliare.it/web/immobile_dettaglio.asp?cod_annuncio=2532676&language=eng&force=1 Video tour: https://www.youtube.com/watch?v=8xPRFKH4G4k

PART 163: It might be interesting to share how we pulled off living in Italy for part of the year. I will post some steps and what we are learning along the way. We love every minute of it, and what was once a dream is our life! We live in Tuscany in the Fall, then return again in the Spring, and spend the rest of the time in California (as I explained in a previous blog, we only live in Italy part of the year). Step 1: As we explore areas in Italy, we discover some gems worth sharing. Some are well-known tourist magnets, and others are lesser-known but always amazing.  This week, let's examine the costs associated with renovating a house in Italy. Note that the focus of this blog is primarily on the cost of materials rather than contractor or labor costs. Step 2: Occasionally, blog readers send me suggestions for future posts, and this is one of them. I appreciate these suggestions. Here is the reader's question and context: "I am open to renovations, especially since I come from a family of builders. However, I would like to gain an understanding of the actual costs involved. For example, I'm interested in the cost per square meter to replace tiles, install new roofing, or add a small bathroom in my apartment. Additionally, I'd like to know how plumbers charge—do they bill by the hour or by the job? I'm also curious about the costs of replacing windows and shutters. Even rough estimates would be helpful." Step 3: I do not know the precise numbers for most of these questions, but I can share some of our experiences that may clarify some of the answers. Step 4: Cost of materials The cost of materials for a home renovation varies based on the specific choices made. Recently, we completed a home renovation in Tuscany, gaining valuable insights throughout the process. One of the most significant lessons we learned was that we wasted a lot of time searching for materials. This was mainly because we were unsure where to find tiles, faucets, bathroom vanities, kitchen cabinets, and other essentials. We visited numerous small businesses, big-box stores, and unique shops, and consulted with many people about where to source these materials. I want to share some of the lessons we learned during this journey. Step 5: Start from the basics and work your way up If I'm starting a house renovation with a fixed budget and looking for materials, I would begin at Tecnomat, similar to Home Depot in the US. The advantage of pricing materials at a store like Tecnomat is that I can establish a baseline for the costs of basic materials. The store offers a wide range of products, including tiles, showers, and staircases. We are about to begin our second renovation and have already completed the following step: I created a spreadsheet listing all the materials I need, such as toilets, sinks, mirrors, faucets, paint, and more. Then, I visited Tecnomat to input the prices of these materials into the spreadsheet. This process provides a clear understanding of the baseline costs. However, this method may not be effective if I'm renovating a space that requires new walls, plumbing, electrical work, or structural changes. This may also not apply if a contractor is purchasing the materials and including them in his charges. More on that later. Link to Tecnomat: https://www.tecnomat.it/it/prodotti/?srsltid=AfmBOooG6nUyMvm-FNL59F73mjg4MfPUHmRxT6O5FKXgu2IJJgFIflqq Step 6: Working my way up Once I have my baseline materials from Tecnomat, I will be able to assess how much of my budget remains. This allows me to start substituting the basic materials selected at Tecnomat for more specialized items that may be more expensive. Step 7: Purchasing a Kitchen Buying a kitchen in Italy can be a straightforward process, as kitchens are typically sold as complete units that include appliances. Many larger kitchen distributors also offer installation services and plumbing connections to ensure everything is properly set up. Similar to other countries, the cost of a kitchen varies based on the type and manufacturer. To estimate the cost of a kitchen, one can start by exploring options at big-box stores in Italy. Mondo Convenienza offers a variety of affordable choices.: https://www.mondoconv.it/cucine.html?srsltid=AfmBOooS1_uHo7YpR590BYXmnpX9VLp4Gkx-NQ3P75W2tv0BDnMaFBuO Next, consider mid-range or higher-end options like Scavolini, which provides more stylish designs: https://www.scavolini.com/it/cucine IKEA is another popular option; however, our experience with their kitchen planner in Florence was disappointing. The planner did not listen to our preferences and presented a design that did not meet our needs. https://www.ikea.com/it/it/customer-service/services/planning-consultation/#db2b95d0-e7e0-11ec-a0d5-e1fc3d38e3c9   Additionally, Italy boasts numerous upscale kitchen showrooms that feature modern and sleek designs, typically located in major Italian cities. All of these retailers offer kitchen planning services and will provide an estimate once you've chosen your cabinets and countertops. Step 8: Contractor Costs The cost analysis for renovations can be quite complex, especially when it comes to larger projects such as roof replacements, adding a bathroom, or major renovations involving walls, drywall, plumbing, and other elements. The costs for these projects can vary significantly based on location and the specific type of work being performed. In our experience, the plumbing work we had done was paid by the job rather than by the hour, which is a different practice from that in the US. The costs in Italy were generally lower for similar work compared to the US. We undertook several renovation projects, including adding a bathroom, demolishing our old kitchen to install a new one, replacing a bathtub with a shower, and other related work. One of the key factors that contributed to the smooth progress of our renovations was having an honest, knowledgeable, and professional realtor. He has lived in our area his entire life and genuinely cares about his work and the relationships he builds. He referred us to two trusted contractors and an architect, with whom we initially met over Zoom and then in person to discuss, finalize, and agree upon a budget and timeline for the work. I can't emphasize this enough: in Italy, everything relies on relationships. This principle is essential. Surprisingly, the cost of adding a bathroom, swapping our windows for double-pane models, installing a new kitchen, and painting the entire interior of the house turned out to be less than what it would have cost in the US. Sometimes my partner would express disbelief, saying, "How can it cost that little? Are you sure?" However, it's essential to note that we reside in the Monte Amiata region of Tuscany, which is situated outside the major tourist areas. As a result, costs for housing, labor, and services, etc, tend to be lower than in more tourist-heavy locations. Step 9: Where does that leave me? The reader might be wondering, "You're not providing any facts or numbers. What does that mean for me?" That's a great question. It means that both the reader and future home renovators have a starting point to begin their journey. While I can't predict labor costs or material prices for various regions in Italy—or even within our own area—I can share our experiences which can help illuminate ones first steps. Here's a summary of the steps one could follow: 1. Price out materials at large home improvement stores. 2. Visit specialty stores to replace some basic items with higher-end options, like special tiles. 3. Seek referrals from trusted locals for contractors, architects, and laborers. 4. Interview the referrals, either in person or via Zoom, using Google Translate if needed. Direct contact is essential. Step 10: Being Present I have known a few people who delegated their house renovations to a local contractor, returned to the US, and found that the renovation was moving slowly or not progressing at all. We decided to be present during our renovation. In fact, we lived in the house while it was happening, which I wouldn't want to do again! However, we found that being present was essential. It kept the work moving, allowed us to resolve issues quickly, and ensured that the flow of materials continued without interruption. For example, during the renovation of our main bathroom, we suddenly realized that the tile chosen by the contractor for the shower would not match the existing wall tile. Since tile installation was scheduled to begin the following afternoon, we woke up early, drove two hours to Tecnomat, purchased the matching tile, and returned just in time for the contractor to install it. This is how renovations go—unexpected issues arise that need to be addressed. If I am not present, things take longer, and problems are not resolved promptly. Being present during the renovation helps move it forward. Insights: I am no expert on home renovation in Italy, but hope that our experiences can benefit others and that they will join us on this adventure. More next time. My new novel is on sale now for $2.99! "Onward: A Life on a Sailboat" is a tale that will draw the reader to the Amalfi coast, the deserts of Algeria, the south of France, and beyond. https://a.co/d/3hhJkxE Amazon Italy- my book "Lei mi ha sedotto. Una storia d'amore con Roma": https://amzn.eu/d/13nuZCL .

PART 158 It might be interesting to share how we managed to live in Italy for part of the year. I will post some steps and what we are learning along the way. We love every minute of it, and what was once a dream is our life! We spend the fall in Tuscany, then return in the spring, and spend the rest of the time in California (as I explained in a previous blog, we only live in Italy for part of the year). Step 1: As we explore areas in Italy, we discover some gems worth sharing. Some are well-known tourist magnets, and others are lesser-known but always amazing.  This week, let's explore sports and Monte Amiata. Step 2: Our home We purchased a home in the Monte Amiata region and are discovering various sports activities in our area. Since we love an active lifestyle, here are some of the sports activities we have found so far. Step 3: Walking and riding Besides daily gym workouts, walking, hiking, and biking have become my most consistent forms of exercise. In California, I ride my bike most evenings; in Tuscany, I take an hour-long walk before or after dinner. Both clear my head, get my heart rate up, and never feel like a chore. Even in our own town, the views and small details along the way keep each outing interesting. I almost always lose weight when I’m in Italy, and all that walking is surely part of the reason. Step 4: Skiing and snowboarding Monte Amiata offers 10 kilometers of alpine ski slopes and features 8 lifts. Additionally, trails are available for both cross-country skiing and snowshoeing, offering excursions that can be enjoyed during the day or at night. The ski resorts at Monte Amiata typically operate from late December to mid-March. We haven't had the chance to go skiing or snowshoeing in our area yet, but it is on our bucket list. We both prefer cross-country skiing. Step 5: Hiking and Nature Trails During the summer, the mountain offers numerous hiking and nature trails that lead to panoramic viewpoints, lush forests, and unique volcanic formations. There are 19 signposted routes throughout the woods, covering a total of about 210 kilometers. These trails can be explored on foot, horseback, or by mountain bike. Recently, the trails have been renovated, offering options for all levels of fitness, from easy to challenging. We haven't yet attempted the most extended and most demanding route: the Anello del Monte Amiata (The Ring of Mount Amiata). This trail is over 27 kilometers long and takes approximately 12 hours to complete. However, there are many shorter trails and walks through the beech tree forests. Longer walks in the woods provide an excellent opportunity to connect with nature, especially in the Monte Labbro Nature Reserve, the Amiata Wildlife Park, and the WWF Bosco Rocconi Oasis. We enjoy taking the ski lift to the top of Amiata and then hiking back down, which is a very easy hike. In the heart of the Monte Amiata park, a nature trail extends north-northeast from the Podere dei Nobili. This path is rich in vegetation and is crossed by the Onazio stream. It features wooden guides, fords, and signposts indicating the various plant species found along the way. Step 6: Cycling and Mountain biking For cycling enthusiasts, Monte Amiata offers a wide range of experiences, from challenging climbs to relaxed rides through lush countryside. You can pedal beneath the canopy of beech trees or follow roads that wind through sun-drenched valleys. The Monte Amiata Bike Park is especially popular with mountain bikers, offering trails for all skill levels, along with chairlift and shuttle access to the upper slopes. One of the most striking mountain bike trails runs directly beneath a chairlift near Hotel Le Macinaie. It’s common to see riders heading up the lift with their bikes, then racing back down the trail. While it looks a bit too demanding for me, it’s hard not to admire how much fun it seems to be. For those who prefer road cycling, the mountain is equally rewarding. Scenic routes such as the Strada della Castagna and the Strada del Vino di Montecucco wind through areas rich in natural beauty and history, passing chestnut forests, vineyards, and small villages scattered across the slopes. Step 7: Camping Whenever we drive through Monte Amiata, we come across campgrounds where locals and visitors spend their days or weekends. While camping might not traditionally be classified as a "sport," it certainly encourages an active lifestyle, so I am including it here. There are numerous local campgrounds available online where you can set up a tent, park a trailer, or rent a cottage. Step 8: Hot Springs Is sitting in a hot spring a sport? Let's say yes because it's possible to swim. The area around Monte Amiata is famous for its natural hot springs, including Bagni San Filippo, where visitors can enjoy a relaxing soak in thermal waters. But where does this steam and hot water come from? Monte Amiata has not erupted in approximately 300,000 years, making it a dormant volcano. However, volcanic activity still bubbles away 3 to 7 miles below the surface. This underground process provides southern Tuscany with some of its most well-known hot springs, such as Saturnia, Bagni San Filippo, and Bagnore. At Bagno Vignoni, visitors can admire a 16th-century collecting basin filled with water containing a mix of sulfur compounds, bicarbonates, and sulfates. It takes approximately ten years for this water to percolate underground and travel over forty kilometers from Monte Amiata before it reaches the surface. Whether for sport, health, or historical reasons, the hot spring areas in Monte Amiata are definitely worth a visit. Step 9: Gyms Gyms are practically everywhere in Italy. Even though we live in a fairly small town, there are two gyms in our area, with another one soon to open. Working out regularly is a great way to consistently focus on fitness, participate in sports, set goals, and stay in shape. Exercising is a sport in itself, as it emphasizes the development of one's physical abilities. One of the added benefits of regularly going to the gym in our area of Tuscany is that we have met and developed relationships with many interesting people, both locals and expats, who we would not have met otherwise. Insights: We are only beginning to explore life in the Monte Amiata area. Since we aim to maintain an active lifestyle, exploring the sporting activities available in Amiata is one of our first steps. More next time. My new novel is on sale now for $2.99! "Onward: A Life on a Sailboat" is a tale that will draw the reader to the Amalfi coast, the deserts of Algeria, the south of France, and beyond. https://a.co/d/3hhJkxE Amazon Italy- my book "Lei mi ha sedotto. Una storia d'amore con Roma": https://amzn.eu/d/13nuZCL .

Part 161: This week, let's explore some of the advantages of living in a small town in Italy. It might be interesting to share how we pulled off living in Italy for part of the year. I'll post some steps and what we're learning along the way. We love every minute of it, and what was once a dream is now our life. We live in Tuscany in the fall, return again in the spring, and spend the rest of the year in California (in a previous blog, I explained why we live in Italy only part of the year). Step 1: Discovering Italy As we explore different areas, we continue to find gems worth sharing. Some are well-known tourist magnets, while others are small, quiet surprises that reveal themselves slowly—but all of them are amazing. Step 2: Big City Life I lived in Rome for eight years and loved every minute of it. Coming from Sacramento, the city felt like an entire universe—alive with history, art, and possibility. I still return often and feel a deep affection for its chaos and beauty. When my partner and I chose Italy, we debated whether to live in a big city or a smaller town. Since my partner preferred something quieter, I agreed to give small-town living a try—a compromise that took some adjustment, but has since become a gift. Step 3: Small-Town Living in Puglia We wanted to build our life in Italy around friendships, so we chose Galatone in Puglia—home to several friends who had already made the move. We rented a recently renovated house from a local friend and began navigating daily life, one surprise at a time. Spontaneity:  In the small town in Puglia where our friends lived, life ran on spontaneity. An invitation to pizza or a festival might come just hours before it started. I'm not naturally spontaneous, but we learned to say yes—and that openness gave us some of our most unforgettable experiences. A base for exploration:  We'd imagined our home as a base for exploring Italy and beyond. A car was essential—we grew comfortable navigating narrow streets and roundabouts. We came to know southern Puglia well, driving its coast and countryside, and flew to Budapest for a taste of somewhere farther. But tucked into Italy's heel, the rest of Europe was a long way by road. The beach:  In the warmer months, life in Puglia revolves around the beach—our friends went nearly every day. The coastline is stunning, but after a while we grew restless. It all felt too familiar, too much like southern California. We'd come to Italy for something different. Step 4: Small-Town Living in Tuscany When we moved north to Tuscany, small-town life took on new shades. Mountains:  Monte Amiata rises above the quaint villages of southern Tuscany—an extinct volcano cloaked in one of Europe's largest beech forests. In summer, hiking trails wind through chestnut and beech woods to the summit, where the views stretch across the Val d'Orcia and all the way to the Maremma. In winter, the mountain becomes Tuscany's unlikely ski destination, with downhill and cross-country slopes threaded through the trees. It's modest compared to the Alps, but it's ours—and it's fifteen minutes away. We love to hike there whenever we can. Santa Fiora:  Like in Puglia, we're settling in a small town—Santa Fiora, in southern Tuscany. It's a quiet medieval village perched on the slopes of Monte Amiata, with a history that stretches back centuries; Dante mentions it in the Divine Comedy. The central piazza sits in the shadow of the old Sforza castle, and at the edge of town, the Peschiera—a Renaissance garden built around the springs of the Fiora River—is one of the loveliest spots in all of Tuscany. It's a quiet and lovely place, but its position opens up much to explore beyond its borders. Our days here have a rhythm: coffee at our local hangout (after the gym!), a stroll through the historical center, and in the afternoons, a walk down to the Peschiera. A base for exploration:  France is only five hours by car; the Dolomites and northern lakes an easy drive. Closer to home, weekend trips to Pienza or Siena remind us that Tuscany itself is an endless museum. Step 5: Advantages of Small-Town Living For us, the main draw of small-town living is feeling connected to other people—and making friends here has been far easier than it ever was in Rome. Just as in Puglia, we found that community here isn't unique to one town—it runs through all of Tuscany. From our local priest to our neighbors to our workout buddies at the gym, friendliness and openness run through everything. Shop owners remember your name; contractors become friends. Even the dreaded bureaucracy that many expats lament has gone smoothly for us. Local friends and tradespeople all know each other, and those connections helped our renovation approvals glide through. When we renovated our kitchen, the store owner and our contractor already knew each other—trust is simply built into the way things work. I always tell people thinking of moving to Italy: everything here runs on relationships. Here, community isn't an abstract idea—it's the person at the post office who helps you fill out a form, or the realtor who calls your contractor directly when something breaks. It's the faces you see every day at your coffee hangout, acquaintances who slowly become friends. Your neighbors take an interest in your life, and the lady at the checkout counter tells you about her adventures in New York. These relationships make daily life easier, but more than that, they make it richer—and here, we've found they come naturally. Step 6: Limits of Small-Town Living Of course, small-town life has its limits. A car isn't optional—it's your passport to everything beyond the piazza. A hospital, mall, or train station will probably mean a drive, and for those accustomed to everything being nearby, that takes adjustment. Cultural life requires effort too. In Rome, I loved stepping outside my door and stumbling onto a concert in a grand church, or a world-class exhibition near Piazza Venezia. In Florence, the Uffizi is a walk away. In a small town, these things mean a drive, and that was hard for me at first. Many small towns also face a demographic challenge: younger people often leave for larger cities in search of work, leaving behind an older population. Some towns feel quiet during the week, a few almost deserted. And the quiet itself can take getting used to. After Rome's noise and energy, a Tuscan or Pugliese evening at first felt almost too still. Local festivals bring the streets to life, especially in warmer weather, but between them, the calm is real. Insights After years in Rome, I've come to value the slower pace, the familiar faces, the way things get done through trust rather than pressure. And the big city is never far. Occasionally I want to immerse myself in Roman life again—the culture, the street life, the excitement—and a train ride later, I'm there. But I'm always content to return to our town, where I breathe deeper in the air of peace and beauty. More next time. My new novel, "Onward: A Life on a Sailboat," is now available for $2.99 — a tale that carries readers from the Amalfi Coast to the deserts of Algeria, the south of France, and beyond . https://www.amazon.com/stores/author/B00A504PO2?ccs_id=1c4c55aa-ab34-4f92-a017-a5299f59f0c5

PART 160: It might be interesting to share how we pulled off living in Italy for part of the year. I will post some steps and what we are learning along the way. We love every minute of it, and what was once a dream is our life! We live in Tuscany in the Fall, then return again in the Spring, and spend the rest of the time in California (as I explained in a previous blog, we only live in Italy part of the year). Step 1: As we explore areas in Italy, we discover some gems worth sharing. Some are well-known tourist magnets, and others are lesser-known but always amazing.  This week, I will share our adventure as we hiked to the Vitaleta Chapel in the Val d'Orcia in Tuscany. Step 2: Iconic One of the most iconic places in Tuscany is the Vitaleta Chapel, perched atop the rolling hills of the region. I had seen it on postcards, in paintings, and in photographs, but experiencing it in person felt like stepping into another world. During our first visit to Tuscany several years ago, we stumbled upon the chapel by chance. We had left the main street and were exploring small dirt and gravel roads without any particular agenda, eager to discover what lay ahead. Then, in the distance, we spotted it. "Very cool! Let's go see it!" my partner exclaimed. We turned around and made our way toward the picturesque sight of cypress trees surrounding the old stone chapel. On the day we visited, there were no other tourists around; the chapel was closed, and the adjacent building's restaurant was not yet open. We parked the car, took a short walk, and stood on the hill next to the chapel. And then we listened. Looking around, we found ourselves surrounded by golden rolling wheat fields swaying gently in the breeze. It felt like a sacred moment, a beauty so overwhelming that we dared not disturb it with words. "This is so beautiful it's almost ridiculous," I finally said, breaking the silence. "It's like we've stepped into another universe," my partner added. I had seen photos of Tuscany before and often wondered what the hype was about. But now, standing in that place, I understood. Step 3: An unexpected encounter Yesterday, we decided to return to the Vitaleta Chapel, but instead of just parking nearby, I wanted to go for a hike. As soon as we spotted the chapel in the distance, we pulled over near a few cars parked by what seemed to be a trailhead. The hike looked to be about 45 minutes long. There was a weathered sign indicating an agriturismo nearby, although we didn't pay much attention to it. We started down the cypress-lined gravel road, encountered a few tourists taking photos, and took some pictures of our own. We continued on, going down and then up toward the Vitaleta Chapel in the distance. At one point, we lost the path and found ourselves on the grounds of the agriturismo we had seen earlier. (For those unfamiliar, an agriturismo is an independently owned farm that the owners have chosen to use, at least partially, for accommodation purposes.) We stood in front of a beautiful rustic brick and stone house with stunning views across the hills, with the Vitaleta Chapel visible in the distance. "Wouldn't it be amazing to stay here, watching the sun rise and set over these hills and seeing the stars appear above the chapel?" I blurted out. Before my partner could respond, we turned to see an older woman coming down the stairs, looking down at us. "Buon Giorno!" she greeted us warmly. "Give me a minute, and I will be right down!" she said. We introduced ourselves and mentioned where we were headed. She kindly showed us where the path continued around the agriturismo and then onward toward the chapel. Before we left, she shared her story with us. https://www.agriturismopoderino.it/ Step 4: The family and the Agriturismo Poderino There was a profound connection between us and the owner of Poderino as we inquired about her history, family, and business. At one point, she was in tears as she shared the tragic stories of losing both her husband and one of her children. It might be best for me to convey her thoughts in her own words: "We have been running this farm for over 40 years, and my husband and I started the agriturismo together. After he passed away, my son took on many of the responsibilities, but then he unexpectedly passed away as well. This is a beautiful location, and we love it here, but now it's just me. My daughters have gone off to college and started families of their own. In this area, I have been unable to find anyone to hire to help me, not even on a part-time basis. My greatest fear is that this agriturismo will end up abandoned. We produce oil and other farm products, but there really isn't enough money in agriculture to sustain us, so we rely on agriturismo. It is truly a beautiful place, and I hope that you will return." Our 15 minutes together were filled with emotion, and we continue to carry her hopes and dreams with us. This is the link to this incredible agriturismo: https://www.agriturismopoderino.it/ Step 5: The hike onward We left the agriturismo and hiked toward the chapel, traversing fields, crossing a small creek, and ascending toward our destination. The hike was a bit more strenuous than I had anticipated, and my knee was sore the next day, but it was definitely worth it. The Vitaleta Chapel area has undergone changes since our last visit: the chapel is now often open to visitors and is frequently used for weddings. The previously closed beautiful buildings now house a modern café run by a group of young people, serving sandwiches. On the upper floor, an exclusive gourmet restaurant with just six tables is located, open by reservation only. The area has become increasingly well-known and is often filled with visitors. When we arrived, it seemed that a wedding had just taken place, as well-dressed guests were lingering and taking photos. I stepped into the chapel, which had a plain and somewhat disappointing interior. Afterward, we bought a €5 soda at the café and sat facing the rolling hills of Val d'Orcia. It truly is a fantastic place. Step 6: Our return We embarked on the rocky path leading back to our car, taking care to pace ourselves as the ups and downs of the hike left me feeling winded. Before long, we arrived at our car and paused to gaze back at the agriturismo, surrounded by the cypress trees near the Vitaleta Chapel. "That was an amazing and unique experience," my partner remarked. More next time. My new novel is on sale now for $2.99! "Onward: A Life on a Sailboat" is a tale that will draw the reader to the Amalfi coast, the deserts of Algeria, the south of France, and beyond. https://a.co/d/3hhJkxE Amazon Italy- my book "Lei mi ha sedotto. Una storia d'amore con Roma": https://amzn.eu/d/13nuZCL .

PART 166: It might be interesting to share how we pulled off living in Italy for part of the year. I will post some steps and what we are learning along the way. We love every minute of it, and what was once a dream is our life! We live in Tuscany in the Fall, then back again in the Spring, and in California for the rest of the time (in a previous blog, I explained why we live in Italy only part of the year). As we explore areas in Italy, we discover some gems worth sharing. Some are well-known tourist magnets, and others are lesser-known but always amazing.  Step 1: Getting Started This week, I want to share what we learned during our renovation journey in Italy and a few online resources that helped along the way. I hope they help you also! A blog reader recently asked for recommendations on resources for renovating a home in Italy. What follows is a mix of what worked for us and what we wish we’d known sooner. This isn’t an exhaustive list, but rather a collection of the most practical and time-saving lessons from our own experience. If you have others, please share them in the comments! Step 2: Wise.com Many expats we’ve met swear by Wise.com  for transferring funds to Italy, but what we didn’t expect was how helpful their research-based articles would be. I first came across Wise while trying to understand the financial side of our renovation project, and it turned out to be a great resource. Wise is one of the most reliable platforms for moving money to Europe, but beyond its banking features, it also offers valuable guides for anyone planning a move or already living abroad. One particularly helpful article from 2024 breaks down typical renovation costs in Italy. Though written for a UK audience, it’s broadly applicable and provides useful ballpark figures for flooring, roofing, and interior work. It also covers hiring contractors, understanding taxes and fees, and estimating the costs of a new roof, kitchen, or bathroom. Link:   wise.com/gb/blog/renovating-property-italy Step 3: Protected Structures Before we began any work, we checked whether our property was classified as a protected structure ( immobile vincolato ). It turned out it was—which meant we had to obtain special permits and approvals before doing anything. Our architect took care of everything—from paperwork and permit requests to coordinating inspections—and, to our surprise, secured all the necessary approvals within a week. The experience reminded us that in Italy, as in many places, strong relationships can make the process flow more smoothly and efficiently. If you’re planning a similar project, check early whether your home falls under historical protection laws. You may need special permits even for small changes like painting shutters or replacing windows. Step 4: Labor As in any country, labor costs in Italy vary depending on region, demand, and project scope. We learned to always get referrals and multiple estimates before hiring. Our realtor introduced us to a trusted contractor, and after several Zoom meetings, he visited the property, provided detailed quotes, and finished everything within budget. Our contractor and architect already had a close working relationship, and because of this, the work went smoothly. Having local professionals who were well connected to the resources in our community really helped the whole process. Depending on your renovation, you might work with: Architect (architetto):  Required for major renovations that change structure or layout. They design the project, manage permits, and oversee work to ensure compliance with building codes. Surveyor (geometra):  A blend of engineer and building supervisor. They handle smaller renovations, technical drawings, and local approvals. In small towns, a good geometra often knows everyone at city hall—a big help when you need signatures fast. Contractor (muratore):  The person or team doing the physical work. A reliable contractor can make or break a renovation. Ours also connected us to local suppliers we would never have found on our own. Some contractors handle everything—from electrical to plumbing and construction—streamlining the process. Electrician (elettricista):  The electrician installs and updates electrical systems, ensuring they meet Italy’s strict safety standards. After completing the work, they issue a Dichiarazione di Conformità , a certification that the system complies with national codes. In many renovations, they also connect heating or solar systems. Plumber (idraulico):  The plumber installs and maintains all water, heating, and sometimes gas systems in the home—from bathrooms and kitchens to radiators and boilers. They also issue a Dichiarazione di Conformità  certifying that their work meets national safety standards. In some cases, the contractor is also a qualified plumber, which can simplify coordination and keep the project moving smoothly. Hiring professionals from your local area helps enormously—they know the regional rules, suppliers, and how to navigate local bureaucracy. Step 5: Materials and Tecnomat When we first began our renovation, we spent weeks driving from one small specialty shop to another, looking for tiles, faucets, and fixtures. Only later did we discover Tecnomat —Italy’s equivalent of Home Depot or Lowe’s. “Wow, we could have saved so much time if we had come here first,” my partner said as we explored the aisles. Tecnomat carries everything from toilets and showers to tiles, lumber, and lighting. They also have specialty items you can custom order. Even if you’re not in Italy while planning your renovation, browsing the Tecnomat website can be a great starting point. Checking prices for items like toilets, showers, and sinks helps you estimate costs and set a realistic materials budget. Now that we are beginning our second renovation project in Italy, starting at Tecnomat is giving us an even clearer sense of pricing and helping us refine our budget with confidence.. Link:   tecnomat.it Step 6: Specialty Items Once the basics were decided, we wanted to find some distinctive pieces—unique tiles for the kitchen backsplash, bathroom vanities with good storage, and a particular kitchen faucet. Many specialty shops in our area are small, family-run businesses without websites, yet they offer treasures you won’t find elsewhere—antique furniture, hand-painted tiles, and artwork perfect for old stone walls. Visiting them became part of the fun, as each shop revealed something unexpected. When all else failed, we turned to Amazon Italy, where we found a few light fixtures we couldn’t locate in any store. Combining these online discoveries with local finds gave our renovation a blend of practicality and personality. Step 7: Historical Center Challenges Our home, built in the 16th century, is located in the historical center of our town—a setting full of charm but also challenges. Because cars can’t reach our narrow street, we had to hire workers to carry materials by hand—from cabinets to bathroom fixtures—which added time and cost we hadn’t anticipated. Living and renovating in a historical center also means adapting to its rhythms—limited access, narrow passageways, and the need to work around centuries-old walls. Delivery access is another factor to consider; even small logistical issues can impact labor time and expenses. Step 8: Learning from Others Talking to locals and others who have renovated before us was invaluable. People who have already gone through the process often share insights you won’t find online. Even a simple renovation can become complicated in Italy’s maze of regional rules and traditions. One helpful guide we found is here:   propertyguides.com/italy/news/7-steps-to-a-stress-free-renovation Renovating a house in Italy has been a journey of discovery for us at every step. While this post doesn’t list every online resource, I hope these insights help anyone planning their own Italian renovation—whether from abroad or right here in Italy. More next time. My new novel is on sale now for $2.99! "Onward: A Life on a Sailboat" is a tale that will draw the reader to the Amalfi coast, the deserts of Algeria, the south of France, and beyond. https://a.co/d/3hhJkxE Amazon Italy- my book “Lei mi ha sedotto. Una storia d'amore con Roma”: https://amzn.eu/d/13nuZCL .

PART 155: It might be interesting to share how we pulled off living in Italy for part of the year. I will post some steps and what we are learning along the way. We love every minute of it, and what was once a dream is our life! We live in Tuscany in the Fall, then return again in the Spring, and spend the rest of the time in California (as I explained in a previous blog, we only live in Italy for part of the year). Step 1: As we explore areas in Italy, we discover some gems worth sharing. Some are well-known tourist magnets, and others are lesser-known but always amazing.  This week, let's explore some of the discoveries we've made in Tuscany by following our instincts. Step 2: Planning and Spontaneity Although I like to think of myself as a free spirit and a spontaneous person, I have to admit that I am more of a planner. At the beginning of each day, I prefer to have a clear plan for what I want to accomplish. My partner, on the other hand, is the more spontaneous type. When he suggests an impromptu activity, he often says, "I know you're going to say no at first, but please just think about this…" When it comes to exploring Tuscany, we sometimes plan our activities, but other times we embrace spontaneity. Let's focus on the spontaneous side of our adventures. Step 3: Dirt roads "I've never seen a dirt road that I wouldn't turn onto," my partner often says. Another one of his expressions is, "I would never pass up a road that says 'private road'; it means there's something good to see." Sometimes I've clutched the seat in fear as we ventured down those roads, but I have to admit we have encountered some incredible sights. Step 4: The first time You can't truly experience Tuscany without a car; that's just a fact. When we visited the region for the first time a few years ago, we rented a car in Rome and drove north. I had done some research and had a list of the main towns and sights to see. However, on the second day, my partner, true to form, suggested, "Let's just drive and see where we end up." I reluctantly agreed. We started on the main roads for a while, but then he spotted a dirt and gravel road off to the right. He swerved onto it, and we bumped along the rural path through the Tuscan hills. After a few minutes, we encountered no cars or people (it was summer), and we continued on until we reached the top of a hill. We parked the car on the side of the road, got out, and walked across the fields to the summit. Turning in a circle, we took in the breathtaking view: swaying golden fields, cypress trees, and distant farmhouses. "Listen!" I said. The breeze flowing through the fields created a calming, almost magical sound that I can't quite describe. It felt as if we were inside a grand church or cathedral; we looked around but didn't want to speak. After a few moments, my partner remarked, "Now I see why so many people want to come to Tuscany! Photographs don't do it justice." He was right. We were isolated on that road, enveloped by the beauty of Tuscany, experiencing what makes this place unique in the world. Step 5: Discovering towns Sometimes these dirt roads lead us to towns, while other times we stay on the paved road, see a cool town on a hilltop, and drive over to investigate. Some of the towns we have discovered are: Step 6: Montemerano We had never been to the thermal spas at Saturnia, so we decided to drive there after our morning coffee. It was a spur-of-the-moment decision, and we didn't know where the famous thermal spas were or if the town was worth visiting. We found a parking spot in the historical part of Saturnia and started to follow a path down towards the spas, but it looked like a long way. "Is this the way to the thermal waters?" we asked an Italian couple walking on the same path. "Yes, you can walk down this path; it is about a 45-minute walk, and then you have to come back up again. It's better if you drive; there is a big parking lot there." That seemed reasonable. I then asked, "Is the town of Saturnia worth exploring?" The kind woman shrugged her shoulders. "There is nothing very special about the town of Saturnia; if you want to see an incredibly charming place, go to Montemerano. It is very close by, and you won't regret it." We thanked them, jumped in our car, and drove down to the thermal spas. When we arrived at the parking lot, it was packed. Cars circled like vultures, waiting for someone to pull out. While my partner hunted for a space, I got out to pay for a few hours of parking. At the machine, a small group ahead of me was struggling to figure it out. When they finally moved on, I stepped up and tried my luck—but even after feeding in my coins three times, the screen flashed the same message: payment rejected. The rate was 2.50 euros an hour, and I had enough coins to cover it, but the machine refused every one. Frustrated, I walked back to the car. "Do you want to just go to the town that couple mentioned instead?" I asked. I hopped in, and we were on our way to Montemerano. After we parked and walked through the stone entrance, it felt like we had stepped onto a movie set. We were surrounded by breathtaking views, charming stone buildings, and cobblestone streets. It reminded us of Montichiello but without the crowds of tourists. We visited the Church of San Giorgio, a 14th-century parish church located in the village. Restored in 1980, it features remarkable artworks, including Sano di Pietro's "Madonna on a Throne with Child and Saints" and the intriguing "Madonna della Gattaiola," attributed to the anonymous Maestro di Montemerano. The village dates back to the Middle Ages. It was originally owned by the Aldobrandeschi family in the 13th century, then passed to the Baschi family from Orvieto in the 14th century, before being conquered by the Republic of Siena in the 15th century. We had an amazing time and stopped to eat at an outdoor restaurant, where we enjoyed fantastic tagliatelle with ragù. Step 7: Montefollonico We decided to visit Montepulciano one day since we had only been there once and wanted to explore the town more thoroughly. However, we didn't realize that a festival was taking place that day, and we soon found ourselves stuck in a massive traffic jam, surrounded by people searching for parking. Although it was only 10 in the morning, we realized we would never find parking and made it our goal to escape the overcrowded town. We ignored Google Maps, which kept trying to direct us back into traffic, and headed toward San Quirico. Once we got out of the traffic in Montepulciano, we discovered an incredible country road with sweeping vistas of farms, vineyards, and rolling hills. At one point, we spotted an interesting historical church on a hill, surrounded by a charming stone village. "Let's go see what it is," I suggested. We drove along the road, turned right, and parked our car. By chance, we had found Montefollonico. Monetfollonico is a peaceful village that remains largely undiscovered by tourists. Its ancient walls encompass charming examples of beautiful architecture, including the Romanesque Church of San Leonardo and the 12th-century Church of San Bartolomeo, which is possibly the oldest in the region. The Palace of Justice and the entire village are also worth a visit. As you wander through this town, you'll be inspired by its medieval character, stunning views, and the absence of large tourist crowds. We promised ourselves that we would return. Step 8: Sant'Angelo in Colle (Hamlet of Montalcino) We had passed through this town multiple times on our way to Montalcino, and each time, we agreed we needed to learn more about it. So, two days ago, we decided to jump in the car and drive over. Sant'Angelo in Colle is a stunning medieval village located in the Val d'Orcia Natural Park, which is a UNESCO World Heritage Site. At an elevation of 450 meters above sea level, it offers breathtaking views of the surrounding landscape and Mount Amiata. The village began as a border castle for the Municipality of Siena in 1265. It has retained its original layout, featuring circular streets. At the center of the village is the Romanesque Church of San Michele Arcangelo, which boasts impressive entrances and several old frescoes from the fourteenth and fifteenth centuries. The large tower at the entrance once served as a military fortress. We parked at the bottom of the hill and walked along Via del Sole to Piazza Castello, taking in the sights along the way. We enjoyed a delightful lunch at Trattoria Il Pozzo, where the service was excellent, the food was fantastic, and the views of the piazza were incredible. Step 9: Castello di Poggio alle Mura (Banfi Castle) As we drove home from Sant'Angelo in Colle, we spotted a stunning castle rising from a hill amidst the vineyards of the Banfi wine company. Intrigued, we turned around and headed toward the fairytale-like building. Located in the beautiful Montalcino region, just 16 kilometers from the center of Montalcino, Castle Poggio alle Mura, or Castello Banfi, was built in 1438 on a hill overlooking the Orcia and Ombrone rivers. Although there are no records confirming its origins, it is believed to have originally been the site of a Lombard watchtower, with its first fortified structure dating back before the year 1000. Today, the castle houses a luxury hotel, restaurants, and a wine shop. It is renowned for its impressive wine cellars and high-quality wines that reflect its medieval charm and rich winemaking tradition. We chose not to participate in a wine tasting or have lunch, instead opting to explore the grounds and soak in the stunning views, promising to return. Although there is a glass museum on-site, we found that no tickets were being sold that day. Unexpectedly, while other places were crowded that Sunday, the castle grounds were mostly empty. Visiting this castle is definitely worth it. Insights: Exploring Tuscany aimlessly opens one up to new experiences and discoveries. We will continue to take gravel roads and, occasionally, the "private" streets! More next time. My new novel is on sale now for $2.99! "Onward: A Life on a Sailboat" is a tale that will draw the reader to the Amalfi coast, the deserts of Algeria, the south of France, and beyond. https://a.co/d/3hhJkxE Amazon Italy- my book "Lei mi ha sedotto. Una storia d'amore con Roma": https://amzn.eu/d/13nuZCL .

PART 162:  It might be interesting to share how we pulled off living in Italy for part of the year. I will post some steps and what we are learning along the way. We love every minute of it, and what was once a dream is now our reality! We live in Tuscany in the fall, then return again in the spring, and spend the rest of the time in California. As I explained in a previous blog, we only live in Italy part of the year, but it's become an integral part of our lifestyle. As we explore different areas in Italy, we discover gems worth sharing—some are well-known tourist magnets, others are lesser-known but always extraordinary. Interview: The Future of Sustainable Real Estate in Italy This week, we explore why our Tuscan realtor has pivoted to focus on environmentally sustainable real estate markets in Italy. Step 1: Introduction We conducted an exclusive interview with Sandro Marcucci, founder of Sustainable Real Estate Agencies and President of the Sustainable Real Estate Agents Network. Sandro helped us navigate buying and selling our home in Tuscany—he's an exceptional English-speaking agent with extensive experience helping international buyers find their perfect Italian property. Step 2: Understanding Sustainable Real Estate Question:  Sandro, what exactly is the sustainable real estate market? Can you explain the concept and provide some examples? Sandro's Response: Thank you for that question, Mark. First, let me clarify what "sustainable" means in real estate. Traditional real estate focuses primarily on location, price, and aesthetics. Sustainable real estate goes far deeper—it considers a property's long-term impact on three interconnected areas: Environmental Sustainability : How does this property affect the planet? This includes energy efficiency, renewable energy systems, sustainable building materials, water conservation, and minimizing the carbon footprint. Economic Sustainability : Is this investment financially sound long-term? We look at energy cost savings, property value retention, maintenance costs, and how sustainability features affect resale value. Social Sustainability : How does this property benefit the community? This covers supporting local economies, preserving cultural heritage, enhancing neighborhood livability, and ensuring housing accessibility. Our Sustainable Real Estate Agencies network focuses on revolutionizing the real estate profession itself, not just selling "green" buildings. We're not simply marketing energy-efficient homes or Class A properties—our vision is transforming how real estate agents view their role in sustainable development. In our program, agents receive specialized training beyond standard certification requirements. This enhanced education covers these three sustainability areas in depth, and upon completion, our association awards a certificate recognizing them as "Sustainable Real Estate Agents"—a new professional designation. We integrate ESG (Environmental, Social, and Governance) principles into daily practice, applying these concepts to all property types through our innovative "Real Estate Sustainability Report." This holistic approach is groundbreaking—nothing comparable exists in Italy or internationally. Step 3: Market Transformation Goals Question:  What changes in the real estate market do you hope to achieve through this program? Sandro's Response: Our project has two primary objectives: First, to elevate the reputation and professionalism of Real Estate Agents as a career category. In Italy, our profession often faces negative stereotypes and lacks the professional recognition it deserves—something I'll explain more about later. Second, to drive practical change—encouraging property owners to make energy-efficient improvements while educating both clients and professionals about the full scope of sustainability: environmental protection, economic benefits, and social responsibility. These goals reflect a larger shift happening in business today. We're moving away from the old model of "profit at any cost" toward what I call sustainable profitability—where companies succeed financially while also benefiting society and the environment. In economic terms, we're transitioning from Homo Economicus  (the idea that people are purely self-interested) to Humanistic Capitalism (where business considers human welfare and environmental impact alongside profits). Our program aims to be part of this vital transformation. Step 4: Broader Impact and Vision Question:  Beyond agent training, what other objectives does your program have? How will this impact buyers, sellers, and properties? Sandro's Response: Excellent question! Our vision extends far beyond training. We've established a non-profit association that creates and participates in sustainability-focused events, collaborating with organizations that strengthen local communities and social cohesion through awareness campaigns. For real estate transactions, we help both sellers and buyers understand that a sale isn't just a transaction—it's a step toward improving quality of life. Our ultimate goal is reducing environmental impact while fostering community connections and promoting well-being in the neighborhoods where these properties are located. Step 5: Personal Motivation for Change Question:  What prompted you to change your approach to the industry? Sandro's Response: Two key factors drove this transformation. First, the real estate profession lacks sufficient respect in certain Italian circles. Media portrayals often depict us negatively or mockingly, and unprofessional behavior from some colleagues damages our reputation and undermines our work's value. Second, I've always prioritized environmental respect, energy conservation, ethics, and social-economic equity in both my personal and professional life. These factors combined inspired me to develop this revolutionary project for the Italian real estate sector—creating a model we can eventually export internationally. Step 6: Italy's Sustainable Real Estate Landscape Question:  Can you describe the current sustainable real estate market in Italy? Sandro's Response: Italy has a unique challenge: we have a vast stock of beautiful, historic buildings that consume significant amounts of energy to heat and cool. The Scale of the Problem:  Currently, 60-70% of Italian homes fall into the lowest energy efficiency ratings—think of buildings that require high heating bills in winter and can be difficult to keep comfortable in summer. Most of our housing stock consists of either historic buildings or structures built before 1976, when Italy first enacted energy-saving building codes. Why Improvements Are Difficult:  Many of these properties are challenging to retrofit for energy efficiency. Historic buildings face technical obstacles—you can't simply add modern insulation to a 15th-century palazzo. There are also legal restrictions: buildings protected by cultural heritage laws (what we call "fine arts" constraints) have strict limits on what modifications are allowed, even for energy improvements. The Positive Changes:  Despite these challenges, there's real momentum building. The Italian government has introduced substantial tax incentives in recent years to encourage energy renovations—these programs are still active and provide significant financial support for improvements. For example, the "Superbonus" program has offered up to 110% tax credits for qualifying energy efficiency improvements, meaning homeowners can actually receive more back in tax benefits than they spend on renovations. While the percentage has been adjusted over time, substantial incentives remain available for improvements like solar panels, heat pumps, and building insulation. For new construction, the standards have dramatically improved: since 2021, all new buildings must be constructed as "nearly zero-energy buildings" (NZEB), meaning they produce almost as much energy as they consume. Step 7: International Appeal Question:  What attracts foreign buyers to Italy's sustainable real estate market? Sandro's Response: Foreign buyers come to Italy primarily for the beauty, culture, and lifestyle—energy efficiency isn't usually their first concern. However, our sustainable approach appeals to a growing segment of international buyers who are becoming more environmentally conscious and financially savvy. What These Buyers Value:  Many foreign clients, especially from Northern Europe and North America, are already familiar with energy-efficient building practices in their home countries. When they see our sustainability certifications and energy reports, they immediately understand the long-term benefits: lower utility costs, better comfort year-round, and higher property values. These buyers also appreciate working with professionals who demonstrate expertise beyond just showing properties. They want agents who can explain technical aspects, understand renovation potential, and guide them through Italy's complex building regulations—particularly when historic properties are involved. The Broader Appeal:  There's also a values-driven component. Many international buyers are motivated by the desire to make responsible choices that benefit both the local community and the environment. They see sustainable real estate investment as a way to contribute positively to the regions they're choosing to call home. Our comprehensive approach gives them confidence that they're making an informed decision, not just an emotional one based on a beautiful view or charming village. Conclusion: The Future of Italian Real Estate Sandro's vision represents more than just a business model—it's a blueprint for transforming how we think about property ownership in one of the world's most historically rich real estate markets. By weaving together environmental responsibility, economic wisdom, and social consciousness, his Sustainable Real Estate Agents Network addresses the unique challenges of Italy's ancient building stock while meeting the evolving expectations of modern buyers. For international buyers considering Italian property, this approach offers something invaluable: the ability to fall in love with Italy's timeless beauty while making choices that align with contemporary values. Rather than forcing buyers to choose between charm and efficiency, or between personal dreams and environmental responsibility, Sandro's model shows how these elements can work together. As Italy continues to balance preservation of its magnificent architectural heritage with the demands of sustainable living, pioneers like Sandro are proving that innovation doesn't mean abandoning tradition—it means honoring it more thoughtfully. For anyone considering property investment in Italy, whether as a primary residence or vacation home, the sustainable approach offers not just a house, but a conscientious way to become part of Italy's ongoing story. The future of Italian real estate isn't just about finding the perfect property—it's about finding the perfect way to be responsible custodians of this remarkable landscape for generations to come. Further Information Learn More About Sandro's Work: Sustainable Real Estate Agents Network Sustainable Real Estate Agent Program EcoCasa Real Estate Sandro Marcucci on LinkedIn Ready to explore sustainable real estate opportunities in Italy? These resources provide a deeper look into the innovative approach that's transforming how we think about Italian property investment.

PART 157: It might be interesting to share how we pulled off living in Italy for part of the year. I will post some steps and what we are learning along the way. We love every minute of it, and what was once a dream is our life! We live in Tuscany in the Fall, then return again in the Spring, and spend the rest of the time in California (as I explained in a previous blog, we only live in Italy part of the year). Step 1: As we explore areas in Italy, we discover some gems worth sharing. Some are well-known tourist magnets, and others are lesser-known but always amazing.  This week, let's dive into our second house renovation project in Italy, which we are about to start. Step 2: Background If you follow this blog, you are already up to date on our first house renovation in Italy. Our life in Italy has evolved naturally over time. Initially, we rented a place in Puglia for a few weeks, where our friends lived. This turned into another rental for the summer, and eventually, we stayed there for a year. After much soul-searching, we concluded that Tuscany would be a better fit for us. While we loved the beach life in Puglia, we found it too reminiscent of Southern California, our home. We ultimately decided to move closer to the historical and cultural sites that interest us, as well as to other European countries that are easily accessible by car. We purchased an incredible 16th-century house in Tuscany, where we lived until recently. We have now sold that property and are preparing to embark on our second renovation project in the area. Step 3: First reno project When we decided to renovate our historical home in Arcidosso, we wanted to preserve its charm while updating the amenities to suit the needs of two Californians. We had no intention of flipping the house; we planned to enjoy it ourselves. Having renovated two houses in California, we had some understanding of the process. However, we were unfamiliar with sourcing materials in our area and contracting trustworthy workers for the project. Fortunately, we had two excellent realtors—who are now our friends—who connected us with a contractor, architect, and other skilled craftsmen. One aspect of the renovation that went smoothly was the quality of the workmanship. Our contractor took charge and was determined to complete the project before we returned to California. Our architect was knowledgeable about local codes, enabling him to submit the necessary paperwork for the renovation and obtain approval within a week. Meanwhile, our realtor assisted us with additional connections, like internet services, green energy companies, etc. But our main challenge was sourcing materials. In any renovation, the number of decisions can be overwhelming: Which tiles should we choose? What appliances do we need? Where should we place the outlets? How do we address various issues? What shower base and door should we select? What type of water heater is best? I could go on and on. Although our contractor had his own sources for materials, their selections didn't always align with our vision. For instance, his choices for the two showers were perfect, but the options for bathroom vanities did not provide the storage space we required. Additionally, we had a specific type of tile in mind that would harmonize with the existing wall tile in one of the bathrooms, which we couldn't find among his suggestions. Early in the renovation, we realized we needed to visit stores almost daily to explore materials and bring our preferences to our contractor's attention. This was where we lost a significant amount of time. We scoured small specialty shops for tiles, faucets, electric outlet covers, lighting fixtures, shelving, mirrors, and countless other items. After searching local shops, we drove to Florence and visited Technomat, a store similar to Home Depot, where we discovered renovation materials that weren't available in our area. For lighting fixtures, however, we hit a dead end. We envisioned a rustic Tuscan industrial style, but only found super modern or overly traditional options. Eventually, we turned to Amazon in Italy and found the exact look we were looking for. By the time the renovation was halfway completed, we had figured out where to find materials: specialty stores for some items, Technomat for others, and online retailers for specific needs. We hadn't planned to replace the kitchen when we bought the house, but once we started using it, we realized it didn't meet our needs. We asked around and traveled many kilometers to visit kitchen stores until we found one that fit our design and budget. Ordering materials at the last minute often led to delays. For instance, it took a month for our kitchen to arrive and a week for our shower doors to come. When we ran out of materials, work had to stop until the deliveries arrived, which wasn't an efficient way to move the project forward. We learned a great deal during this renovation, and as we begin our second reno project, we can approach it more efficiently. Step 4: The question When my partner asked me, after the renovation was completed, if I would consider selling the house, buying a bigger renovation project, and starting all over again, I said, "No way!" However, after a couple of weeks, I began to reflect on the idea. We could put our knowledge to good use, tackle a larger renovation project, and end up with a bigger house. At a certain point, I said, "Well…maybe." That "maybe" eventually turned into a "yes," and now we have sold that house and are starting our second renovation project in Italy! Step 5: What is it? We are about to buy (as of this writing) and renovate a property located near our current home. This property is part of a six-unit building and is conveniently owned by one of our contractors, who will be working with us on its renovation and subsequent purchase. What does the property look like? It resembles a large, empty cement box with windows and no charm. The space has been completely gutted and is awaiting someone to breathe new life into it. With our first property, the challenge was to maintain its charm while updating the amenities. In contrast, the challenge with this new property will be to infuse it with charm while installing the necessary amenities. Currently, it lacks a kitchen, bathrooms, and showers; it simply consists of rooms and windows. Can we take on this project? Will it be too much for us? I believe we can handle it. Step 6: Our method I tend to be quite methodical. I developed this approach as a teacher; it was essential for managing grading, correcting papers, meeting with students, and handling numerous assignments. I established a system to ensure I covered all my bases. As we embark on this new renovation project, even before making a purchase, we took measurements and created a floor plan. We used this plan to visit our local kitchen cabinetry store with our contractor to design the kitchen. We also digitally arranged the furniture on the floor plan to determine the best locations for outlets. Additionally, we figured out a solution for the washer and dryer. We even revisited some of our favorite stores to select tiles for the kitchen and bathroom, as well as lighting fixtures and faucets. Now, instead of scrambling, we have each room planned out along with all its materials before we have even closed on the house. We know where to source every piece of material we will need. With the materials chosen and lined up, the contractor in place, and the permits secured from the local government office, we are ready to proceed. This renovation should go much more smoothly than our first one. And if it doesn't, you will be the first to know. More next time. My new novel is on sale now for $2.99! "Onward: A Life on a Sailboat" is a tale that will draw the reader to the Amalfi coast, the deserts of Algeria, the south of France, and beyond. https://a.co/d/3hhJkxE Amazon Italy- my book "Lei mi ha sedotto. Una storia d'amore con Roma": https://amzn.eu/d/13nuZCL .

PART 154: It might be interesting to share how we pulled off living in Italy for part of the year. I will post some steps and what we are learning along the way. We love every minute of it, and what was once a dream is our life! We live in Tuscany in the Fall, then return again in the Spring, and spend the rest of the time in California (as I explained in a previous blog, we only live in Italy for part of the year). Step 1: As we explore areas in Italy, we discover some gems worth sharing. Some are well-known tourist magnets, and others are lesser-known but always amazing.  This week, let's explore why we decided to start living in Italy before we had figured out all the ins and outs. Step 2: Longing As our lives became stable in Los Angeles, with our careers progressing, our friendships solidified, and our annual vacations planned, we began to wonder: is this enough? The feeling that our established daily life in California might not be sufficient started with a subtle sense of discomfort. Don't get me wrong; we love our life here, our friends, and our healthy routines. However, there was an underlying sense that there must be something more. Eventually, this seed of discomfort grew into a deep longing for an undefined "something more." One afternoon, everything crystallized when my partner asked me, "What do you think about living in Europe after you retire?" I was taken aback; I had never considered it before. But as I reflected on his question, I realized it was the answer to that longing I had been feeling. Step 3: Lost friends I once had a friend whose friendship I treasured. We were certain our bond would last forever—that we'd grow old together, sharing our lives through whatever came our way. Then he died suddenly. His death shook me deeply, and it took time to process the loss. But losing him taught me how precious and fleeting life is. My friend's passing forced me to reconsider everything. If life was this short, I didn't want to wait for the conventional retirement timeline. Instead of working the typical 31 years in the pension system, I decided to retire after 25. This meant I needed to accelerate my career—taking on extra responsibilities and pursuing promotions to boost my salary and, consequently, my pension benefits. Even if early retirement meant a smaller monthly income, I was willing to make that trade-off. My partner and I realized we'd been guilty of the same postponement. We agreed to stop putting off our dreams and start pursuing them immediately. While I was still working, we tested the waters with a two-week winter trip to Italy. The experience was transformative enough that we returned the following summer, renting a place in Puglia for several months to see if we could handle a longer commitment to Italian life. After I retired, we took the leap: signing a year-long lease on an Italian house. Though we only lived there four to six months annually—splitting our time between two extended stays—it felt like the beginning of something bigger. As I've written about elsewhere, we eventually purchased our own home in Tuscany. Step 4: Local friendships We had no idea how anything worked in Italy before we began our long-term stay there. Whether it was getting medical care, signing a lease, or paying bills, we were entirely in the dark. However, we had already established friendships in Puglia, where we started our journey. As we spend more time in Italy, it becomes increasingly clear that many processes rely on relationships. Whether it's navigating bureaucracy, finding a doctor, or discovering an excellent plant nursery, our local friends consistently help us along the way. Although we are often confused by the different ways things are done in Italy compared to California, our local friendships have made the transition smooth and stress-free. We have learned that building relationships is essential for establishing a life in Italy. These connections often begin with simple conversations—whether it's with the checkout lady at the supermarket, fellow expats at the gym, or our local butcher and baker. Taking the time to connect with others is its own reward; building local relationships can also help as we learn to navigate life in another country. Step 5: Learning Our mindset gradually shifted from "We need to have everything figured out before taking the next step" to "Learning along the way is part of the adventure." When we started in Puglia, we had no idea we'd eventually end up in Tuscany. Puglia made sense as our first step—we already had friends there, and the lifestyle felt familiar after Southern California. But after a couple of years, we realized it wouldn't be our permanent base in Italy. Those years weren't wasted time; they taught us what we actually wanted from our Italian experience. Eventually, Tuscany became the obvious choice because it put us closer to the historical sites, cultural centers, and international destinations we wanted to explore. The relationships we've built in Tuscany have proven just as valuable as those in Puglia. Recently, I needed medical care in Italy and had no clue how to navigate the system. Again, figuring it out as we went worked in our favor. I reached out to a friend in Tuscany who's both a doctor and a regular at our local gym. He helped me get the care and medication I needed. This experience reinforced what we've learned: when you're living in Italy—whether full-time or part-time—learning as you go isn't just inevitable, it's part of what makes it an adventure. Step 6: Not all or nothing I've written a few blogs on the "all or nothing" mentality because it was a significant obstacle for us. When we first considered moving to Italy, we spent months trying to figure out how to take the leap. We needed to understand how to obtain residency, buy a home, fulfill our obligations in California, get a visa, and navigate EU healthcare, among other things. We continually hit a brick wall because we couldn't find a way to fulfill our obligations in California while living in Italy full-time as residents. Then it dawned on us: it doesn't have to be all or nothing. We could adhere to the rules of the Schengen Zone (see my blog on this) and spend part of the year in Italy. The solution we came up with was to spend two to three months in Italy twice per year while maintaining our residency in California. This approach simplified the process, allowing us to fulfill our commitments in California. Once we realized that it didn't have to be all or nothing and that we could create a solution for living in Italy that suited us, the next step was easy: purchasing the plane ticket and making it happen! Step 7: Open to adventure Entering a situation without fully understanding all its complexities has tested our need to feel in control, especially when there are many factors beyond our reach. However, learning to let go and trusting that things will unfold as they are meant to has been beneficial. Cultivating local friendships, asking for help when needed, and being willing to adapt our desire to live in Europe to our particular circumstances has allowed us to view this experience as a learning adventure. Rather than trying to control it, we aim to experience it and remain open to whatever comes our way. Ultimately, we hope to be changed by this journey. More next time. My new novel is on sale now for $2.99! "Onward: A Life on a Sailboat" is a tale that will draw the reader to the Amalfi coast, the deserts of Algeria, the south of France, and beyond. https://a.co/d/3hhJkxE Amazon Italy- my book "Lei mi ha sedotto. Una storia d'amore con Roma": https://amzn.eu/d/13nuZCL .

PART 152: It might be interesting to share how we pulled off living in Italy for part of the year. I will post some steps and what we are learning along the way. We love every minute of it, and what was once a dream is our life! We live in Tuscany in the Fall, then back again in the Spring, and in California for the rest of the time (in a previous blog, I explained why we live in Italy only part of the year). Step 1: As we explore areas in Italy, we discover some gems worth sharing. Some are well-known tourist magnets, and others are lesser-known but always amazing.  This week, let's explore how I can change my dream of moving to Italy into a reality. Step 2: What I learned from my students I learned a lot from my students during my 25 years of teaching social studies in Los Angeles. I favored project-based learning over test-driven methods, and my students often enjoyed the sense of accomplishment that came from completing a poster about World War II, a booklet on the history of Rome, or a class presentation on the French Revolution. However, at the beginning of my teaching career, I faced some challenges. Many students would say, "Mr. T, this is too hard! It's too much. I can't do it!" For a 16-year-old, creating a booklet or an extensive informative poster can seem like a monumental task, leading some to give up before they even started. I found myself wondering, "What am I doing wrong?" Eventually, I realized I needed to break projects into smaller, manageable steps so that students could feel a sense of mastery by tackling them bit by bit. Thus, I introduced the concept of "chunking" into my classroom. Instead of announcing at the beginning of class, "Today you will work on your informative poster on the history of Rome!" I switched to a more structured approach: "Today you will use your notes to write six sentences about the beginnings of Rome, including the legend of Romulus and Remus." This particular poster had six written components and three artistic ones. By working on it in the classroom over seven days, my students were able to complete it successfully. Chunking. Establishing a life in Italy can seem impossible, daunting, or confusing. However, if we "chunk" the process into smaller steps, it becomes entirely doable. We navigated these steps on our journey to Italy, sometimes out of order and occasionally backtracking. Here, I will lay them out logically. Step 3: Non-committal first steps The initial steps are exploratory. This means I am conducting research from home, and this phase starts not with Italy, but with self-reflection. Step 4: What am I looking for? The very first step is to reflect on myself and my interests. We initially skipped this step when we moved to Italy, thinking that simply being in the country was enough. However, we later realized we needed to reassess our direction. Let me explain. We initially moved to Puglia, where our friends lived, as it seemed like a logical starting point. We rented an apartment from a friend and stayed there—first for two weeks, then for a summer, and eventually we leased for a year, returning twice a year for 2-3 months each time. While in Puglia, we hadn't really focused on what we were looking for in Italy. Puglia felt comfortable for us since its beach lifestyle was similar to life in Southern California, where we are from. However, it started to feel like we were replicating our California life instead of embarking on something new. A local friend in Puglia pointed this out to us: "I see you guys as more interested in cultural and historical sites than in beach life. I think you should consider moving further north, perhaps to Tuscany, which is closer to the things you are interested in." This comment resonated with us because it was true. We found ourselves more attracted to the hilltop towns of Tuscany and cities like Florence, Siena, Assisi, and Pienza rather than spending our days lounging on the beach. We realized it was essential to take a moment to ask ourselves, "What are we really looking for?" The first step in planning a life in Italy is to determine what I am looking for. This will guide my choices of destinations. Am I interested in culture and history, or do I prefer nature and mountains? Do I enjoy beautiful beaches or vibrant cities? Clarifying my preferences will help me identify the areas in Italy that would suit me best. My interests may evolve and change throughout this journey. After living in Rome for eight years as a student, I desired a city bustling with street life. However, I soon realized that vibrant street life was primarily found in larger cities, which were beyond our budget. Consequently, my desire for bustling streets diminished in importance as other priorities took precedence. From the beginning, I knew I wanted to live in a town where I could walk to get coffee or a meal, but some of our friends preferred places outside of town, in the countryside, because that aligns with their lifestyle. Determining whether I want to live in a town or city versus the countryside is also an important consideration in this process. Step 5: Renting or buying? When we began our experience of living in Italy, we chose to rent a place from a friend. This decision turned out to be fortunate, as we eventually decided to leave Puglia and settle in Tuscany. If we had purchased a property in Puglia, the transition would have been much more complicated. However, we have known others who took the plunge and bought homes in Italy rather than renting. There is no right or wrong choice here. Reflecting on whether to rent or buy a property in Italy is an important, non-committal second step in the process. I spent a significant amount of time exploring real estate websites, looking at both properties for sale and rental listings. After living in Italy and gaining insight into how the market operates, I've realized that connecting with a local, trusted real estate agent makes navigating the rental and home buying process much more manageable. A good agent often has knowledge of rental options that are not widely advertised and is more familiar with the intricacies of the real estate market. If you're uncertain about whether to rent or buy, that's completely fine. We had similar doubts when we first visited Tuscany. We kept both options on the table and maintained an open mindset about what our experience there would reveal. Perhaps keeping both options—renting or buying—open, is a wise next step. Step 6: Limitations If I haven't addressed this before, now is the time to reflect on my limitations. Do I want to live in Italy full-time or part-time? What obstacles might I face with either option? If I choose to live part-time, am I familiar with the regulations of the Schengen zone? If I opt for full-time residency, have I researched the requirements for obtaining residency? This is the moment to do my homework. Initially, we believed we would live in Italy full-time and conducted extensive research on how to make it work. However, we faced numerous obstacles due to our commitments here in California that we couldn't escape. Eventually, we realized that it didn't have to be an all-or-nothing scenario. We could follow the Schengen zone rules while retaining our residency in California, allowing us to stay in Italy for up to 90 days within 180 days. Step 7: Budget To save time, the next step is to create a budget. Whether I am renting or buying, establishing a budget at this stage can be very beneficial. For renting, I need to determine how much I can afford to pay each month. I should also consider the cost of utilities. A trustworthy local realtor can provide valuable information on this. For buying, I need to identify my price range and consider whether I could make an all-cash purchase. Having a budget in mind will help me avoid wasting time exploring cities or areas that are beyond my financial means and may highlight other potential locations that I hadn't previously considered. So, the task is to come up with a budget for what I can afford for housing in Italy. Step 8: Areas or towns that fit my criteria This step is still part of my homework, and I can begin it now, even before visiting Italy. Once I have clarified my interests and worked out a budget, the next step is to identify which areas meet those two criteria. I will come up with three towns or areas to consider. To start, I can explore real estate websites to see which locations fit both my budget and interests. There are several sites available, but I prefer https://www.casa.it/ . Since there isn't an MLS in Italy, I will need to contact individual realtors for properties I am interested in. At this stage, reaching out to individual realtors for more information can provide insight into the real estate market in my chosen areas and help me find a reputable realtor to work with. It's important to remember that a town that seems perfect on paper may not be the right fit for me in reality, so it's essential to keep an open mind. There was a town in Tuscany that I felt confident about: it met our budget, was located in our desired geographical area, and had all the necessary amenities. However, when we visited, we sensed a "vibe" that didn't feel right, and we noticed some shabby areas that I hadn't anticipated. As a result, we decided to remove it from our list. Nevertheless, I'm glad we explored this town because it helped clarify what we were looking for. Step 9: Expat forums This step involves connecting with real people who live in the area I'm interested in to learn about their experiences. By learning from others' experiences, I can save time. Joining expat forums for the town or area is a beneficial next step. Through these forums, I can gain insights into the local amenities, the mindset of the residents, the expat community, local festivals, hiking or sports activities, cultural sites, and more. Step 10: Time to visit! This non-committal micro-step involves planning a vacation of one or two weeks in an area of interest. It's important to select a base town and be open to visiting at least three surrounding towns for comparison. The purpose of this visit is to gain a sense of the town, its people, and the quality of life, as well as to explore the housing options available (both for buying and renting). This step also includes reaching out to real estate agents in advance to schedule visits to properties that are for sale or rent. Even if I am not ready to make a decision yet, gathering information is beneficial. What if I really love a town that fits my budget, but the housing options are subpar? In that case, I can save time and emotional energy by letting go of that option early. Becoming familiar with the town, meeting locals and expats, visiting housing options, and getting a feel for the vibe of the area are all essential parts of this step. Step 11: Start over: re-evaluate After visiting the town or area I am interested in, it's time to start over with a re-evaluation. Experience is the best teacher—this is a lesson I learned from my students. When we approached the social studies unit on the Renaissance, my students seemed disinterested in events that happened so long ago. We took turns reading from their history books, but it was boring for them—and honestly, it was boring for me too. Using a series called "History Alive!", I created a virtual tour of Florence for my classroom. We developed 7-8 stations that small groups of students could visit to complete tasks or gather information. One station focused on "Brunelleschi's Dome," where students stood in a circle, supporting one another to form a dome. This hands-on activity helped them understand the engineering principles behind the dome's construction. At another station, students watched a two-minute video about Michelangelo's Statue of David, followed by a quick drawing activity in their notebooks based on what they had seen. Another station showcased some of the art found in the Uffizi Gallery. By the end of the class period, students had virtually visited the main sites of Florence, and in the days that followed, their interest in the subject grew. History had truly come alive for them. This engaging approach is similar to the process one might experience when discerning the idea of living in Italy. Do I still want to live in Italy full-time, part-time, or has my perspective changed? After experiencing a few towns or areas, has my focus shifted, or do I still want to concentrate on the same location? Has my budget changed? Has my idea of the type of house I am looking for evolved? Am I considering a free-standing home, a condo, a historical property, or a modern one? What other needs have emerged? These are all questions worth considering now that I have some experience, which will provide me with a clearer idea of what I am looking for. Step 12: Stay in my chosen area for 1-3 months I am ready to take a bigger step, which will feel natural after I have gone through the previous stages. Once I identify an area that might suit me, I plan to visit and stay there for 1 to 3 months. During this time, I will make an effort to get to know the locals and become familiar with the day-to-day aspects of living there over a more extended period. The dynamics of living in a town are entirely different from vacationing there. Staying for an extended period will clarify whether the amenities of the town will work for me. For example, since we go to the gym every day, we want to ensure that our home is no more than 15 minutes away from a gym. When we travel, we often skip the gym, don't cook, and don't consider access to medical care, supermarkets, or long-term parking. All these factors come to the surface when one stays in one place for at least a month. Will this town work for me? Could it feel like home? Does it have what I am looking for? Only the experience of living there for 1 to 3 months will provide the answers to these questions. Step 13: Ready for the next step If I have clarity about where I want to live, and it aligns with my interests and budget, then it's time to take the next step. I will find a trustworthy realtor and discuss options for renting a place for 12 months or purchasing a property. Even if I am a non-resident and can only stay in Italy for 3 months at a time, having a stable place for an extended period allows me to start establishing a life there. I'll be able to bring items over and leave them in Italy, allowing me to immerse myself in the daily life I have longed for. This will be a natural progression rather than a leap, as it is merely the result of the steps and experiences I have had up to this point. Will I always be a part-time resident, or will I eventually live in Italy full-time? It's okay not to know the answer to that question. The experience will reveal the path. Step 13: Trusting my experience No one can dictate the kind of life, town, or house that I should prefer in Italy. While others, especially expats, may offer suggestions and advice, I need to find a situation that aligns with who I am and what I desire. Breaking down the decision to live in Italy into "chunks" makes it manageable and builds on my personal experiences. Trusting my own experiences is how I know I am making the right decision. Step 14: Summary Let's summarize the steps to this journey towards a life in Italy: Discernment: What am I looking for? Deciding whether to rent or buy (or being open to both) Limitations: Live in Italy full or part-time? My budget? Which towns fit my criteria? Expat forums Short visit Re-evaluate my criteria More extended visit: 1-3 months Sign a 12-month lease or buy More next time. My new novel is on sale now for $2.99! "Onward: A Life on a Sailboat" is a tale that will draw the reader to the Amalfi coast, the deserts of Algeria, the south of France, and beyond. https://a.co/d/3hhJkxE Amazon Italy- my book “Lei mi ha sedotto. Una storia d'amore con Roma”: https://amzn.eu/d/13nuZCL .