Cute house to fix up? Check.Sexy, grumpy neighbor who is going to get in the way of your plans? Check. Unfortunately.Grace Travis has it all figured out. In between finishing school and working a million odd jobs, she’ll get her degree and her dream job. Most importantly, she’ll have a place to belong, something her harsh mother could never make. When an opportunity to fix up—and live in—a little house on the beach comes along, Grace is all in. Until her biggest roadblock moves in next door.Noah Jansen knows how to make a deal. As a real estate developer, he knows when he's found something special. Something he could even call home. Provided he can expand by taking over the house next door--the house with the combative and beautiful woman living in it.With the rules for being neighborly going out the window, Grace and Noah are in an all-out feud. But sometimes, your nemesis can show you that home is always where the heart is.“This is a novel you'll want to read over and over again.” - USA Today

    Frankly, she’s over it. Georgie loves planning children’s birthday parties and making people laugh, just not at her own expense. She’s determined to fix herself up into a Woman of the World... whatever that means.Phase one: new framework for her business (a website from this decade, perhaps?)Phase two: a gut-reno on her wardrobe (fyi, leggings are pants.)Phase three: updates to her exterior (do people still wax?)Phase four: put herself on the market (and stop crushing on Travis Ford!)Living her best life means facing the truth: Georgie hasn’t been on a date since, well, ever. Nobody’s asking the town clown out for a night of hot sex, that’s for sure. Maybe if people think she’s having a steamy love affair, they’ll acknowledge she’s not just the “little sister” who paints faces for a living. And who better to help demolish that image than the resident sports star and tabloid favorite?Travis Ford was major league baseball’s hottest rookie when an injury ended his career. Now he’s flipping houses to keep busy and trying to forget his glory days. But he can’t even cross the street without someone recapping his greatest hits. Or making a joke about his… bat. And then there's Georgie, his best friend’s sister, who is not a kid anymore. When she proposes a wild scheme—that they pretend to date, to shock her family and help him land a new job—he agrees. What’s the harm? It’s not like it’s real. But the girl Travis used to tease is now a funny, full-of-life woman and there’s nothing fake about how much he wants her...

    It’s unjustified and ridiculous, but I have to take his side. Also ridiculous? How bad I have it for her. My Lauren radar goes off the second she steps in the building. Did I mention we work together and her dad’s the boss? Yeah, she’s so off-limits I might as well start running now and never come back. Except, her family is like family to me. So, I’ll do whatever it takes to stick around, even if she hates my guts.Lauren… I date guys nothing like Clay on purpose. I will not let my old crush on him get the best of me. It’s going on the list of things I’ve outgrown and will deny ever having, like the Justin Bieber poster I used to keep on the back of my door. It doesn’t matter that I’ve caught Clay looking at me like he’s a jewel thief and I’m a precious gem encased in glass. He’d never choose me over my brother, or his job, or his enjoyment in teasing me. Avoiding Clay is easy, until the day I realize my dad’s asked for Clay’s help in checking up on my dates. No stinking way.

    Why she hates me, I don't know. What I do know is that Willa is the kind of chaos I don’t need in my tidy life. She’s the next generation of women’s soccer. Wild hair, wilder eyes. Bee-stung lips that should be illegal. And a temper that makes the devil seem friendly. She’s a thorn in my side, a menacing, cantankerous, pain-in-the-ass who’s turned our Business Mathematics course into a goddamn gladiator arena. I'll leave this war zone unscathed, coming out on top…And if I have my way with that crazy-haired, ball-busting hellion, that will be in more than one sense of the word.  Willa Rather than give me the lecture notes I missed like every other instructor I’ve had, my asshole professor tells me to get them from the silent, surly flannel-wearing mountain man sitting next to me in class. Well, I tried. And what did I get from Ryder Bergman? Ignored. What a complete lumbersexual neanderthal. Mangy beard and mangier hair. Frayed ball cap that hides his eyes. And a stubborn refusal to acknowledge my existence. I’ve battled men before, but with Ryder, it's war. I’ll get those notes and crack that Sasquatch nut if it’s the last thing I do, then I’ll have him at my mercy. Victory will have never tasted so sweet. Only When It’s Us is a frenemies-to-lovers, college sports romance about a women’s soccer star and her surly lumberjack lookalike classmate, complete with a matchmaking professor, juvenile pranks, and a smoking slow burn. This standalone is the first in a series of new novels about a Swedish-American family of five brothers, two sisters, and their wild adventures as they each find happily ever after.

     Especially not a man like handsome, arrogant Connor Pratt. AKA the huge PITA who’s currently crashing in my spare room. AKA my brother’s best friend since they were about six. AKA the one guy who still makes me feel like an awkward tongue-tied loser. But when Connor moved in, I got a glimpse of another side of him. Because, like me, Connor’s going through a nasty break-up. And, like me, he’s just doing whatever he can to get through it. Unfortunately, his method involves drinking alarming amounts of whiskey and watching a lot of, um … movies … that make every inch of my skin flush. I’m just trying to be helpful when I tell him that he should try my method: copious amounts of baked goods, sappy romantic comedies, and late nights spent whining with girlfriends. But I should have known Connor would take that as a challenge. Now, he says he’ll try my way of dealing with a break-up … but only if I agree to try his. Six month's rent to the person whose method works best. We call it the break-up bet. And I’m going to win. Except right now, it feels like there’s a whole lot more at stake than just rent money…

     It’s been a decade since I’ve seen him, but our years on opposite coasts were less of a lasting peace and more of a temporary cease-fire. Now that we’re both back in our small town, I know Lucas expects the same old war, but I’ve changed since high school—and from the looks of it, so has he. The arrogant boy who was my teenage rival is now a chiseled doctor armed with intimidating good looks. He is Lucas Thatcher 2.0, the new and improved version I’ll be competing with in the workplace instead of the schoolyard. I’m not worried; I’m a doctor now too, board-certified and sexy in a white coat. It almost feels like winning will be too easy—until Lucas unveils a tactic neither of us has ever used before: sexual warfare. The day he pushes me up against the wall and presses his lips to mine, I can’t help but wonder if he’s filling me with passion or poison. Every fleeting touch is perfect torture. With every stolen kiss, my walls crumble a little more. After all this time, Lucas knows exactly how to strip me of my defenses, but I’m in no hurry to surrender. Knowing thy enemy has never felt so good.

    He’s not going to be the jerk who messes around with his best friend’s little sister, so he keeps his feelings bottled up and settles for acting as her protector instead.Andie Lockhart’s dreamed of kissing Wyatt for as long as she’s known what kissing is. But since he’s dated nearly every woman in town but her, she’s long since accepted he’ll never see her as anything more than his best friend’s tomboy little sister.When a real estate developer threatens the beloved old house Andie inherited from her grandmother, her white knight Wyatt swoops in with his handyman skills to save the day. But the more time they spend working on the house together, the harder it becomes to ignore their irresistible attraction.Until the night an accidental kiss blows the lid off those feelings they’ve both kept buried.After that, things between them get a lot hotter—and a lot more complicated. Forbidden love, broken promises, family secrets, and jealousy all threaten to tear them apart. If he intends to hold on to the woman he loves, Wyatt will have to put everything on the line.My Cone and Only is book #1 in the King Family series set in the small town of Crowder, Texas, home of the King’s Creamery ice company. Each book is a standalone, full-length novel that follows one of the six King siblings as they find and fight for love.

    College. The place where all bets are off, and I’ve managed to redeem myself.There’s only one problem, my new roommate, Troy, is football royalty and looks like he stepped off the set of an Abercrombie shoot.Doesn’t matter, I cook a mean breakfast for his panty parade, and we get along well.And anyway, this year I got the girl. And she’s perfect.That’s right. Theodore Houseman, former band geek, now marching band rock star has finally landed the girl of his dreams.Everything is perfect.That is, until Troy takes a good look at her.I’m not going down without a fight. As a matter of fact, I’m not going down at all. As glorious as these days may be for my all-star roommate, Laney is my end game. I may not know much about play strategy, but I’ve been the good guy my whole life. I’ve been listening and I know exactly what women want. Framed in a picture standing next to me, Troy may seem like Mr. Perfect, but he’s underestimating the guy on the right. Spoiler alert: In this story, the underdog is going to win.

    Now in their thirties, the four are as close as ever, Thursday pub trivia night is sacred, and Eve is still secretly in love with Ed. Maybe she should have moved on by now, but she can’t stop thinking about what could have been. And she knows Ed still thinks about it, too.But then, in an instant, their lives are changed forever.In the aftermath, Eve’s world is upended. As stunning secrets are revealed, she begins to wonder if she really knew her friends as well as she thought. And when someone from the past comes back into her life, Eve’s future veers in a surprising new direction...They say every love story starts with a single moment. What if it was just last night?

    Kara Sullivan’s life is full of love—albeit fictional. As a bestselling romance novelist and influential bookstagrammer, she’s fine with getting her happily-ever-after fix between the covers of a book. But right now? Not only is Kara’s best friend getting married next week—which means big wedding stress—but the deadline for her next novel is looming, and she hasn’t written a single word. The last thing she needs is for her infuriating first love, Ryan Thompson, to suddenly appear in the wedding party. But Ryan’s unexpected arrival sparks a creative awakening in Kara that inspires the steamy historical romance she desperately needs to deliver. With her wedding duties intensifying, her deadline getting closer by the second and her bills not paying themselves, Kara knows there’s only one way for her to finish her book and to give her characters the ever-after they deserve. But can she embrace the unlikely, ruggedly handsome muse—who pushes every one of her buttons—to save the wedding, her career and, just maybe, write her own happy ending?"A fun and sexy romp, with chemistry that gave me all the feels!" —Jennifer Probst, New York Times bestselling author of Our Italian Summer"Add this book to your TBR list immediately!" —Sarah Smith, author of Faker

    She’s had more jobs than she can count, and she plans to move as soon as the curtains fall on her less-than-minor stage role at The Barter—the oldest live performance theater in the US. But just when it’s time to move on again, Bree’s parents make her an offer: hold steady for a full year, and they will give her the one thing she's always wanted—her grandmother’s house. Her dreams are coming true . . . until life at the theater throws her some curve balls.And then there’s Chip McBride—her handsome and infuriating next-door neighbor.Chip just might be the only person whose stubborn streak can match Bree’s. She would move heaven and earth to have him off her cul-de-sac and out of her life, but according to the bargain she’s struck, she cannot move out of her house and away from the man who’s making her life miserable. So begins Bree’s obsessive new mission: to drive Chip out of the neighborhood—and fast.Bree isn't the only one who’s a tad competitive, and Chip is more than willing to fight fire with fire. But as their pranks escalate, the line between love and hate starts to blur—and their heated rivalry threatens to take a hilarious, heartwarming, and romantic new turn. A sweet romantic comedy that can be read as a standalone.Book length: 77,000 words.

    Swiping right has replaced getting swept off your feet and good old-fashioned romance has become, well, old-fashioned.A writer for a popular website, love becomes the last thing on her mind when impending layoffs threaten her job. As Julia searches for the ultimate pitch to impress her boss, she stumbles upon a resort offering guests a chance to live out their romantic comedy dreams. Real life dating is so bleak, who wouldn't want to spend a week in a fantasy rom-com world with your best friends?At the resort, Julia literally falls into a not-quite-meet-cute involving an aggressive seagull and an adorably awkward guy named Luke who is also participating in the rom-com experience. Julia hides the fact she is there to do a story, but Luke harbors a few secrets of his own. Among further encounters with thieving seagulls, a gaggle of corgis, kisses in the rain, and even a karaoke serenade, their feelings deepen quickly. But could their love be real when they haven't been honest about their true identities? Once the fantasy is over, can they have a relationship in the real world?

    But lately it's been a constant clash between her and her newest colleague, Dominic Yun, who's fresh off a journalism master's program and convinced he knows everything about public radio.When the struggling station needs a new concept, Shay proposes a show that her boss green-lights with excitement. On The Ex Talk, two exes will deliver relationship advice live, on air. Their boss decides Shay and Dominic are the perfect co-hosts, given how much they already despise each other. Neither loves the idea of lying to listeners, but it's this or unemployment. Their audience gets invested fast, and it's not long before The Ex Talk becomes a must-listen in Seattle and climbs podcast charts.As the show gets bigger, so does their deception, especially when Shay and Dominic start to fall for each other. In an industry that values truth, getting caught could mean the end of more than just their careers.

    Perfect apartment, perfect office, perfect life. And now, the perfect vacation is planned to honor Singles Day. After all, what's better than celebrating her pride in being single? Because who needs a man anyway? They have zero taste in quality television, leave the toilet seat up, and sleep with your best friend. No thanks. Her life is fine just the way it is.As the owner of a now-dormant bed & breakfast, Lucas Croft's life is simple and quiet. It's only him and his five-year-old daughter, which is just the way he likes it. Because who needs a woman anyway? They nag you to clean up your stuff, want the toilet seat put down, and expect the dishes to be done the same day the meal is cooked. No thanks. His life is fine just the way it is.But when Paige books a room that Lucas' well-intentioned sister listed without his knowledge, their two worlds collide. If they can survive the week together, they just might discover exactly what they've both been missing.

    So when her father dies just five months after a lung cancer diagnosis, she sets aside her dreams of pursuing her passion for art to take over his Midtown Manhattan champagne shop. She soon finds out that the store’s profit margins are being squeezed perilously tight, and complicating matters further, a giant corporation headed by the impossibly handsome, but irritatingly arrogant Sebastian Andrews is proposing a buyout to turn the store into a parking garage. But Gracie can’t bear the thought of throwing away her father’s dream like she did her own.Overwhelmed and not wanting to admit to her friends or family that she’s having second thoughts about the shop, Gracie seeks advice and solace from someone she’s never met—the faceless “Sir”, with whom she connected on a blind dating app where matches get to know each other through messages and common interests before exchanging real names or photos.But although Gracie finds herself slowly falling for Sir online, she has no idea she’s already met him in real life…and they can’t stand each other.