Breathtaking views*Vaulted ceilings*Wrap around deck* Mostly Pella and Anderson windows*Hardwood floors*Vaulted ceilings, upstairs spacious loft*2 separate, dry walled oversized one car garages with epoxy flooring*Kitchen with granite slab counters and island*Full basement with large above ground "daylight" windows*Spectacular 2.4 acre setting w/panoramic mountain views*Excellent closet space*Upstairs bath features heated floors and double sinks*Two fireplaces*Needs some TLC, ready for your updates/improvements and priced accordingly*

Charming Victorian house centrally located in Curtis Park Landmark District! Great location near Downtown Denver. This is an incredible opportunity to purchase this 2 story, 3 bedrooms, 2 bathrooms home. Eat-in kitchen, plenty of cabinet space with granite kitchen counter tops, formal dining room. Inviting fenced yard, features a front and back porch. Back yard provide enough space for multi parking. Property backs to an alley. Buyers and buyers agent to verified measurements, schools and taxes. Wonderful opportunity for investors! Bring your offer.

Fabulous Remodel in Park Hill. Tons of Natural Light & Open Floor Plan. New kitchen cabinets with beautiful quartz counters and Stainless steel appliances. Bathrooms are amazing w/all new vanities, counters, mirrors, light fixtures & gorgeous tile work. Additional Family room the basement along with a 3rd, 4th and 5th conforming bedroom and laundry basement. 2 car detached garage w/ alley access, new air conditioner, new carpet, new paint, new light fixtures, refinished hardwood floors, and the list goes on and on. Come see this amazing home!

Simply charming and move-in ready mountain home, lovingly cared for on over 1/3 acre! If you're looking to escape the sometimes chaotic city life and reconnect with nature, this home could be perfect for you. Amidst the natural forestry and fresh Colorado air, this cute three bed, three bath home offers more than just a place to live, but a respite from every day life. The fully fenced 1/3 acre lot is ideal for your furry friends or little ones that need a safe place to run and play all while you watch from the wrap-around deck, perfect for entertaining or sipping coffee/wine. The floor plan is perfect for one floor living; the open kitchen, living and dining space are on the main floor, soaked in natural sunlight and views of the surrounding trees. The main floor master suite, with deck access and large walk in closet, are a sanctuary where you can rest and relax at the end of the day. The lower walk-out level has two spacious bedrooms, also with walk-out access, a full bath, walk-in storage and a huge flex room- ideal for a playroom, home gym, office or theatre space. One won't have to worry about the roof/gutters (2019), water heater/dishwasher/water softener (2021) all, replaced recently. If you work from home, you can count on the excellent high-speed internet that's available here as well as great cell service for most carriers. The amenities of the city, but the serenity of the mountains, including access to world-class skiing, mountain biking, hiking and fishing, you can't really go wrong with this amazing place!

WOW!! Gorgeous home in the quiet Cloverdale West neighborhood. This beautiful BRICK-RANCH is well-maintained and features a total of 3 bedrooms, 2 bathrooms, a fully fenced backyard, a beautiful front yard, a finished basement, and 1 car attached garage with additional parking for an R/V or Boat. This beautiful property is conveniently located within walking distance of the local Elementary and Jr/Sr High Schools and just blocks from the local lake, playground, and walking trails. There is an abundance of shopping, dining, and entertainment choices nearby. The perfect home to make your own today! This won't last so act fast!!

Beautiful fully renovated 3 bedrooms, 2 baths, home in the heart of Denver, new kitchen cabinets, granite counter tops, stainless steel appliances, beautiful bathrooms, laminate flooring, new carpet, new paint inside and out, great Huge garage in the back, ready for the first time buyers, highest and best by Sunday 4/3/22 at 5:00pm

This gorgeous, newly renovated home in the well sought after Ruby Hill neighborhood is fully move-in ready! This home features 3 bedrooms, 2 bathrooms, amazing kitchen with new cabinets, quartz countertops, tile backsplash and stainless steel appliances. The kitchen opens up to the living room giving this home an open feel. Sun room along with and additional bonus room on the back of the home are perfect for a second living area. The home features new tile and carpet along with original hardwood floors which have been refinished. Additional features: new doors, trim, lighting, windows and roof along with new interior and exterior paint. New tankless water heater gives the home an added bonus! The home has a new driveway along with new concrete walkway. The home is located just a minutes from Broadway, I-25, and Santa Fe. Shopping, restaurants and breweries are nearby, or you can catch a concert at Levitt Pavilion! Or jump over to Downtown Denver which is a quick trip! Additional photos to come!

2 Bedroom/2 Bath + 2 Non-Conforming Bedrooms in Denver’s popular Harvey Park South Neighborhood. Kitchen Features: Granite Countertops and Center Island. Elevated Lot Offers Mountain Views from both Upstairs Bedrooms and the Backyard. Extended Great Room Addition Features Vaulted Ceilings, New Floors and Large Windows for Lots of Natural Light. Front Room Features Large Bay Window with Bumped Out Window Seat - Perfect for Reading a Good Book! Located Near Highway 285 and Santa Fe Drive for Easy Access to Anywhere in the Denver Metro Area. Nearby Retail Includes: King Soopers, Bear Valley Shopping Center, Home Depot, and Doghouse Tavern. Nearby Parks Include: Bear Creek Park and Harvey Park. Enjoy Backyard Entertaining Under the Gazebo or Gardening in the Raised Bed. Sitting On Super Large Lot of Over a 1/4 Acre.

This is a very nice, very well care home. Come in to the cozy living room with fire place. Updated furnace and AC Unit about a year old. The house has three bedrooms with a master and two good size rooms and. The detached garage is perfect for your vehicles or convert it into a work shop. Home is ready for your buyers. Set your appointment today.

Enjoy a coveted, large ranch on a corner lot with a spacious, newly constructed fenced-in backyard with a storage shed and expanded concrete patio! This three-bedroom, two-bathroom home offers an expansive floor plan that includes new installed vinyl flooring, all new stainless steel kitchen appliances and a beautifully remodeled master bathroom with a walk-in closet. The exterior of the home includes brand new siding, windows, a new roof and a newly installed air conditioning system. The updates to this home could not have been better thought out with no detail left untouched. Within walking distance of the newly renovated Westwood Park, this lovingly cared for home will not last long!

Welcome to your turn key, brand new construction, mountain retreat! Beautiful finishes and attention to detail, abound in this bright and airy 3 bedroom, 2 bathroom home, located on a full acre in a peaceful, secluded neighborhood of Crestone. High up in Chalet 2, and nestled among mature trees, this property boasts incomporable views and easy walking access to the major retreat centers like Vajra Vidya, the Tashi Gomang Stupa, and Cottonwood Creek Trail. Drink in the breathtaking views over the Sangre de Cristo range and star gaze over the dark night skies all from your doorstep on the paved road of Camino Del Rey. Walk from your door to hiking trails that take you into the Sangre de Cristo Wilderness area, with access to three 14 thousand foot peaks and hundreds of miles of wilderness trails.

Come check out this cozy townhome located on Serene Green Belt in Jefferson Green Community. This rare find corner unit offers abundant windows to fill your home with bright natural light from the southern exposure throughout the home. With the bedrooms being located on the upper level, you can separate your sleep space from your living & kitchen area. The upstairs level has a large bathroom adjacent to the staircase. The master bedroom has an extensive walk-in closet. In addition, you will find the secondary bedroom; both offering new beautiful vinyl flooring. Downstairs includes the kitchen with charming granite countertops, 1/2 bathroom, and comfortable living space with bright vinyl flooring. This unit comes with one detached garage spot with storage space, along with 1 reserved parking spot in the front of the parking lot, making the walk to your front door convenient. The amenities include a pool, playground, and hiking trails to enjoy the beauty that this area has to offer. Central location to Red Rocks Amphitheater, Lair'O The Bear Park, and Southwest Plaza Shopping Mall.

****This home is part of an AFFORDABLE HOMEOWNERSHIP PROGRAM through Elevation Community Land Trust (ECLT)***** Come see this beautiful unit in a duplex located in the Westwood neighborhood! This unit comes with a nice upgraded kitchen, stainless steel appliances, granite countertops, back splash, and plenty of cabinets. You will find two, modernly designed bedrooms with spacious closets. The third bedroom is a little smaller and can be used as an office or gym. Moreover, the bathroom is newly remodeled. Finally, the backyard is huge and ready for you to incorporate your own personal touch. A fence will be installed to divide the two units. Make this house YOUR home. Don’t wait, this unit has it all! Schedule your showing now!

Immerse yourself in the beauty of nature and unmatched privacy at this exquisite custom English Country house nestled in the coveted Douglass Ranch community. Beyond its stunning views and serene surroundings, this home boasts an array of amenities designed for comfort and luxury living. Wake up to the breathtaking sight of Pike's Peak turning pink with the sunrise, and unwind under a blanket of glittering stars on the expansive deck in the evenings. The living room is a cozy retreat with a gas fireplace, soaring ceilings, and captivating views that invite the outdoors in. The gourmet kitchen is a chef's delight, featuring granite countertops, a gas cooktop, ample maple cabinetry, a generously sized pantry, and stainless steel appliances. Entertaining is a breeze with an open floor plan seamlessly flowing into the formal dining room. The primary en suite bedroom is a luxurious retreat, complete with a walk-in closet and a dressing area. An additional 2 bedrooms and 1 full bathroom round out the upstairs level. The extremely large 4th bedroom/bonus room has an attached 1/2 bath and is located just steps up from the main level. The walk-out basement offers nearly 1700 square feet of unfinished space, ready to be customized to your preferences. Efficient natural gas hot water baseboard heat and Pella French Doors throughout the home ensure warmth during snowy days and create a bright, sunny ambiance throughout the year. A whole house water filter and conditioner add to the convenience of everyday living. Adjacent to the property is a vast 30-plus-acre open space, ensuring both tranquility and a sense of spaciousness. This meticulously designed home is a testament to thoughtful planning and is ideal for those who appreciate quality craftsmanship and modern comforts. Indulge in the beauty of your surroundings, the tranquility of nature, and the unparalleled comfort of this meticulously crafted English Country retreat.

Discover your mountain sanctuary in the highly sought-after Upper Bear Creek neighborhood. Nestled on just under 2 acres, this quintessential mountain home offers the perfect blend of seclusion and convenience. Just a 5-10 minute drive to downtown Evergreen, Evergreen Lake, and the Evergreen Golf Course, yet perfectly distanced to immerse yourself in nature on an elevated, forested lot with breathtaking views of Elephant Butte and the soothing sounds of Upper Bear Creek. This meticulously cared-for log home boasts an open layout with vaulted ceilings and expansive windows, filling the space with natural light. Recent upgrades include brand new carpet, bamboo floors, mid-level bathroom, kitchen cabinets, granite countertops, and modern appliances. Enjoy the outdoor features like the charming treehouse and a greenhouse for your gardening aspirations. Practicality meets luxury with ample parking space, including room for a recreational vehicle, and county-maintained roads that ensure year-round access. This home is the epitome of mountain living, offering tranquility, beauty, and modern comfort. Don't miss your chance to make this stunning property your own.

Welcome Home! Please visit www.28157lupinedr.com for a video tour, 3D Matterport Tour, pictures, floor plans with measurements and more! A sea of wildflowers greets you as you drive up to this wonderful 3 bedroom, 3 bathroom, 2382 sqft Hiwan Hills neighborhood home. The stunning flagstone entry path leads you up to the low-maintenance wrap-around composite deck, which perfectly captures the expansive mountain views. As you step into the home, you’ll appreciate the easy flow of the kitchen, dining, and living spaces which are complimented by gleaming oak floors, a gas fireplace, and large windows offering a warm flood of natural light. Continue through the first floor to the two generously-sized bedrooms, two full bathrooms, and a laundry room. The lower walk-out level of the home features a separate entrance and is perfect for a mother-in-law suite, plumbed with a sink and includes a bedroom, bathroom, and secondary living area. A two-car garage and huge finished storage space round out the lower level. The home also offers you peace of mind, with a brand new roof and new carpeting! You’ll enjoy the convenience of this central Evergreen location. A short walk brings you to Hiwan Heritage Park, downtown Evergreen, walking trails and Lariat Lodge. You're minutes by car to local dining, grocery stores and recreation - and with quick access to Evergreen Parkway it makes for an easy commute to Denver or the ski resorts! Welcome home to 28157 Lupine Drive!

Gorgeous updated 2 story home with main floor master and three car garage in sought after Indian Tree neighborhood! The entrance welcomes with you with tall, vaulted ceilings, stunning, updated wood floors and an abundant amount of natural light. Formal dining space and front sitting room with a bay window has you feeling delighted from the moment you step in. Directly adjacent you will find the beautifully updated kitchen with granite countertops, custom backsplash, stunning black stainless direct vent hood with matching appliances and modern white cabinets that include custom pull out drawers. The kitchen also features a large island and charming nook for casual meals. The home opens up to a large living room with a cozy gas burning fireplace, steps away from a three-season living space with duel access to the large back deck. The master is conveniently located on the main level with a 5 pc master bath w/jacuzzi tub, shower, 2 sinks & walk in closet. Every bathroom in the home has been updated with modern finishes and designer sinks. Upstairs you will find 2 more bedrooms joined by a Jack n Jill bath plus a loft. Fully finished basement with additional living space, plus bathroom and large room. This charming yard has a fully enclosed fence, with storage shed and beautiful mature landscaping with a perfectly manicured plant shelf. Don't miss the additional patio spaces, gazebo and included hot tub! Conveniently located near 80th & Wadsworth. Walkable to Warder Elementary. Shopping & restaurants nearby. Carefully cared for home which you will notice from the first moment you enter, until you leave. Come take a peek!

Sitting adjacent to Hine Lake in a serene setting with trails just outside your door and beautiful views of the mountains and Red Rocks, this home is not one to miss! You're welcomed outside the 3 car garage with a landscaped walkway, new exterior paint, and newer roof. Newly finished hardwood flooring and banister, new interior paint throughout, new carpet, newly remodeled bathrooms with quartz countertops, white oak wood and Toto toilets, and new window treatments are just some of the highlights of the recent updates made by the owners. The primary bedroom suite includes skylights, grain-matched walnut vanity and mirrors, and a spacious closet and full updated bathroom. The layout allows for entertaining with the kitchen attaching the two living rooms on the main level, one complete with a gas fireplace, and a guest bathroom alongside the laundry area. The kitchen is newly refaced in alder with soft-close drawers and cabinetry, has a window-side dining nook, and a gas stove (220V capable if electric is preferred). The fully finished basement allows plenty of additional comfortable living space, with a full bed and bath as well. The backyard is nestled in a private setting with low maintenance xeriscaping, shade, and a sprinkler system in front and back. The neighborhood is especially unique in that the elementary, middle and high-school are all walking distance. With quick access to the mountains, a peaceful setting with convenience to grocery stores and restaurants, and being just behind the lake with trails right outside, come see for yourself how this one checks all the boxes for exceptional living!

Located in the vibrant 55+ community of Fairway Villas, this stunning 3 bed, 3 bath ranch home offers an exceptional living experience. The open floor plan features upgraded tile flooring and baseboards throughout. The kitchen boasts an island with granite countertops, stainless steel appliances, upgraded cabinets, a large pantry, and a new double oven range. The home includes dual primary suites, each with walk-in closets, and one featuring a spa shower. Additional rooms on the main level include a bedroom, bathroom, study/den, 4-season room, family room, eating area, and an oversized laundry room. Upstairs, the smart space offers a great room ideal for guests or grandchildren, a 2nd Primary bedroom with a large closet and built-in shelving, and a full bathroom. The 3-car garage includes a built-in workshop, providing ample space for projects and storage. Outdoor living is enhanced with a front patio perfect for enjoying the Colorado sun and a large brick paver patio off the sun room Energy efficiency is a highlight of this home, with dual zoned thermostats and solar panels (lease to be transferred to the buyer). Plantation shutters add a touch of elegance throughout the home. Residents of Fairway Villas enjoy a wealth of amenities, including two clubhouses overlooking a beautiful golf course, indoor and outdoor pools, a workout area, and an activities director. This community is perfect for those who want to live and play right at home. Don't miss the opportunity to own this exceptional property in Fairway Villas!

Elegance and easy living blend perfectly in this beautifully updated 4 bed, 4 bath Two-Story home in Roxborough Village. As you enter the front door into the foyer and living room you are greeted with stunning and durable luxury plank flooring that flows throughout the main level. The spacious family room is the true centerpiece of this home headlining an exquisite custom built-in entertainment center spanning the entre width of the room. The dining area and kitchen is a perfect blend of style and functionality featuring sleek granite counters, newer stainless-steel appliances, cherry cabinets, kitchen island with bar seating, and pantry. The upper level, with newer carpet, spotlights the owner’s suite with amazing views of the foothills, a walk-in closet and ensuite bathroom with LVP flooring, dual vanities, and granite counter. Outside the owner’s suite is a full hallway bathroom and two spacious bedrooms with amazing views of the foothills and Denver. Wrapping up the interior and taking center stage is the finished basement highlighting the 4th bedroom/guest room, bathroom, and a sizable great room with endless possibilities. The exterior offers tremendous opportunity for relaxing and enjoying the Colorado weather with your favorite food and beverage. From the scenic views on the front porch to the back deck equipped with a sun repelling gazebo and relaxing hot tub. Lastly, is the two-car garage with overhead storage racks and interior entry into the kitchen. Minutes away from restaurants, shopping, Chatfield and Roxborough State Parks, Lockheed Martin, Waterton Canyon, and Arrowhead Golf Course. Tremendous outdoor opportunities available for all your outdoor passions. This turnkey home has been truly loved and is ready to welcome you home.

This highly sought after condo in Trailmark offers the perfect combination of features and amenities for any discerning homeowner. With two bedrooms, a den, and all new windows, vinyl flooring w/ 5 inch baseboards, garage door and opener, plus a stunning wrought iron railing leading up the stairs - you can't go wrong! The kitchen has all the modern features such as under-mount lighting, stainless steel appliances and plenty of workspace. A recently updated HVAC system ensures your home is running efficiently with no maintenance required. Relax on the patio surrounded by beautiful mountain views while taking in all that Jefferson County Open Space has to offer with numerous trails and just steps away from Chatfield Reservoir and Lockheed Martin. Accessible highways make this home ideal for commuters!.

Located in Colorado’s breathtaking Ute Pass area, this home is tucked into the quaint mountain town of Chipita Park, situated in a quiet neighborhood among year-round residents. Stunning mountain views, rustling aspens, and evergreen pines envelop this home in peaceful tranquility. Landscaped gardens greet you at the side-street entrance, or walk the wraparound deck through shaded aspens to the front of the home for a magnificent panorama of mountain views. The home has been gently lived in and well-loved by the same family since it was new in 1973, and is lovingly remodeled with new flooring, fresh paint, modern fixtures, and more. The sunny kitchen has a dining area with greenhouse window, and new stainless steel appliances. The rooms are large, storage is plentiful, and views from all areas of the home are spectacular! Stroll the walkout onto 2 acres of private woodlands as nature surrounds you in peace and tranquility. Two wood-burning fireplaces will keep you cozy in the winter, and gentle breezes will keep you comfortable year-round. Be sure to watch the virtual tour! A new roof was installed in 2018, as well as electrical panel in 2022. The driveway has been newly resurfaced, and an oversized 2-car garage is roomy for both cars and a workshop. This beautiful home is in the CAPP-Homes custom collection, built to exceed building requirements, and original plans are included! Enjoy mountain living year-round in the secluded and neighborly mountain community of Chipita Park!

Welcome to this peaceful home in the popular neighborhood of Marston. Upon entering you’ll notice the high ceilings and vast living space. The living room seamlessly connects to the kitchen for an open concept floorplan with a bar right in the middle, great for entertaining. Beyond the sliding glass doors off the kitchen, discover a generous patio and yard – an oasis for all year festivities. The main living room flows down to the second living room that boasts a large gas fireplace. A 3/4 bathroom, laundry room, and extra storage in the crawl space on the lower level add practical convenience. Upstairs you will find 3 generously sized bedrooms and a large, full bathroom. Highlighted features: Luxury LVP Flooring, new paint, new carpet, and new lighting, newer furnace and water heater. Marston is renowned for its proximity to hiking and biking trails, perfect for those who relish the great outdoors. Explore exciting water activities at Bear Lake during the summer. For those seeking mountain retreats, the quick access to I-70 makes this home an ideal hub for spontaneous getaways. This residence is more than just a house; it's a haven where modern elegance meets the joy of everyday living.

**Contact Lennar today about Special Financing for this home - terms and conditions apply** 55+ Gated Community at The Reserve in Green Valley Ranch! Beautiful Clubhouse and amenities -Beautiful Kingston Ranch plan by Lennar homes features 3 beds, 2 baths, study/office, great room, kitchen, unfinished basement 2 car garage! Gorgeous upgrades and finishes throughout including a slab quartz counters & island, luxury vinyl plank throughout the main floor, stainless steel appliances, carpeting and more. Lennar provides the latest in energy efficiency and state of the art technology with several fabulous floorplans to choose from. Energy efficiency, and technology/connectivity seamlessly blended with luxury to make your new house a home. Green Valley Ranch offers single family homes for every lifestyle. Close to dining, shopping, entertainment and other amenities. Don't miss your opportunity. Photos are model only and subject to change. The active adult community has private roads that are privately maintained.

Welcome to your new home in fabulous Uptown, minutes from dining, shopping, and playing right where you live! This open and airy corner condominium will delight you. Enjoy the roomy master bedroom with a walk-in closet and spacious master bath. The second bedroom is spacious too. Across from the courtyard, you can enjoy a quiet home with privacy from the street. Relax near the fireplace, and enjoy entertaining your guests in the open floor plan that flows perfectly. Gleaming hardwood floors throughout. Enjoy a rare assigned parking and storage space in this unit, no parking on the street! Don't miss out! Restaurants and markets could not be more convenient. Hop on the RTD or walk downtown in minutes from your ideally located new home.

Great Applewood location in central Lakewood. This west-facing, townhouse style unit features a large patio with privacy fence, and a covered balcony off the primary bedroom with mountain views. Three bedrooms and two bathrooms on the upper level. There is a two-car covered carport for parking. This home has been recently updated with designer carpeting and upgraded pad. All new interior paint. Updated kitchen with stainless appliances and granite countertops. New water heater in 2022. Newer central air-conditioner with three zone cooling.

PRICE REDUCED! Great value for a beautiful move-in ready residence with EnSuite Washer and Dryer! One of Morningside's popular floor plans! 2 bedroom, 2 bath end-unit with EnSuite Laundry Room, washer and dryer are included! Living Room and Primary Bedroom open to Enclosed Lanai. Ample kitchen countertops and cabinets. Open Concept Dining Area, Living Room and kitchen, perfect for entertaining. New luxury vinyl plank flooring throughout. Newly Professionally Painted, updated primary bath shower and guest bath vanity. New white 2 blinds in bedrooms. 3 wall air conditioners just serviced and in good working condition. New Electrical Panel. Morningside is an award-winning HOA community and one of Southeast Denver's finest! Rock-solid HOA, professionally managed with an on-site manager, maintenance, and housekeeping staff. The Clubhouse is in the heart of the community and just steps away from this building. It features a Fireplace Lounge, a Card-Party-Billiard Room, Fitness Centers, a Library, a Kitchenette, an Indoor Pool and Spa, Outdoor Pool with lovely grounds and grills for your Summer Barbeques! Morningside is conveniently located near I-25/Hampden, and I-225, the Southmoor Light Rail is 5 minutes away. It is an easy commute to Downtown Denver and a short drive to the Hub of Cherry Creek for fine dining and shopping! Whole Foods at Tiffany Plaza and the nearby King Soopers and Target make shopping a breeze.Enjoy Hutchinson Park and Bible Bark, just a short walk or bike ride. (Bike storage available in Garage Bike Room). Love to Golf? Kennedy Golf Course is just a few minutes away! Enjoy the lovely landscaped grounds for early morning walks and evening strolls. Come see this Morningside Residence and say Yes to the Address!

This one bedroom, one bathroom condo offers a stunning combination of modern design and breathtaking natural beauty. As you step inside, you'll immediately notice the striking vaulted ceilings which add an air of spaciousness and elegance to the living space. The open floor plan seamlessly connects the living room and kitchen, creating a perfect flow for entertaining and everyday living. The large windows and double patio doors allow an abundance of natural light to flood the room creating a warm and inviting atmosphere. One of the standout features of this condo is the awe-inspiring mountain views that can be enjoyed from both the living room and bedroom. Additional amenities of this condo include a private balcony, perfect for enjoying your morning coffee or evening cocktails while taking in the panoramic mountain views. Add in newer kitchen appliances, furnace, windows, patio doors, A/C and water heater, Brand new interior paint, carpet, dishwasher and refurbished cabinets and countertops and this home is move in ready. This unit backs to Wagon Creek Trail and Jeffco open space. Don't miss out on this one!