my $clmnVal = 'La Conner….Shelter Bay Fee Simple';

if ( grep $_ eq $clmnNm, @smblClmns ) {
  $clmnVal = smblRpr( $clmnVal );
}


  sub smblRpr {
    my $strng = $_[0];

    my %smblCO = (
      'xE2' => {
        '\xE2\x80\x9A' => '‚',
        '\xE2\x80\x9C' => '“',
        '\xE2\x80\x9D' => '”',
        '\xE2\x80\x9E' => '„',
        '\xE2\x80\x93' => '–',
        '\xE2\x80\x94' => '—',
        '\xE2\x80\x98' => '‘',
        '\xE2\x80\x99' => '’',
        '\xE2\x80\xA0' => '†',
        '\xE2\x80\xA6' => '…',
        '\xE2\x84\xA2' => '™'
      }, 
      'xC2' => {
        '\xC2\xA9' => '©',
        '\xC2\xAE' => '®',
        '\xC2\xB1' => '±',
        '\xC2\xBC' => '¼',
        '\xC2\xBD' => '½',
        '\xC2\xBE' => '¾',
        '\xC2\xB0' => '°'
      }
    );

    if( $strng =~ /\xC2/ ) {
      my $C2 = $smblCO{'xC2'};
      while ( my($bytes, $replc) = each %$C2 ) {
        if( $strng =~ /$bytes/ ) {
          $strng =~ s/$bytes/$replc/g;
        }
      }
    }   
    if( $strng =~ /\xE2/ ) {
      my $E2 = $smblCO{'xE2'};
      while ( my($bytes, $replc) = each %$E2 ) {
        if( $strng =~ /$bytes/ ) {
          $strng =~ s/$bytes/$replc/g;
        }
      } 
    }
    return $strng;
  } # end smblRpr