Favorite Properties

Discover this beautifully remodeled 4-bedroom, 3.5-bathroom home, perfectly situated in the vibrant heart of Encino. Located just moments from the bustling Ventura Boulevard, this residence offers the ideal combination of luxury, convenience, and tranquility in a welcoming neighborhood. Inside, the home features a thoughtfully designed interior with spacious living and dining areas, perfect for entertaining or relaxing. The open-concept layout is enhanced by recessed lighting and abundant natural light, creating a bright and inviting atmosphere. A cozy fireplace adds warmth and charm to the main living area. The kitchen is a chef’s dream, featuring high-end appliances, including a six-burner stovetop, an incredible amount of storage, and sleek finishes that combine style and functionality. Each bedroom offers generous closet space, with several featuring walk-in closets, ensuring plenty of room for organization. The outdoor area is designed for relaxation and entertainment, complete with a sparkling pool, a soothing hot tub, and a patio accessible through sliding doors leading from the living space. The fenced front yard and backyard provide privacy and safety, while the driveway and connected garage offer ample parking and storage. This home’s prime location near Ventura Boulevard means you’re just moments away from the area’s best dining, shopping, and entertainment, making it the perfect balance of luxurious living and everyday convenience. Don’t miss the opportunity to make this exceptional property your own and enjoy modern living at its finest!

Welcome to Peacock Ridge, a lovely community tucked away on a quiet street off of Hawthorne Blvd and Highridge Road, just beyond Peninsula Center and Peninsula High. You'll feel like you're in a different place as you step into this breathtaking unit with floor to ceiling views of the calm, tranquil outdoors. This end unit has new flooring throughout including tile in the downstairs living area and new carpeting on the stairs and second floor. This spacious, approx 1300 sqft unit (per Assessor) has 2 bedrooms PLUS a loft, office or bonus room overlooking the dining room. Recently painted, this unit has a newer split AC/Heating unit and is flooded with natural light from the tall windows. Simply press a button and the automatic, custom window coverings magically descend for additional privacy or ascend to gaze at the evening sky. The finishing touches add a touch of class and flair to this gorgeous unit including smooth ceilings, a sparkling chandelier in the dining area, a beautiful ceiling fan in the downstairs bedroom, new light fixtures in both bathrooms and a handsome barn door for privacy in the primary bathroom upstairs. Don't miss the loft on the second floor, perfect for an office or work out room. They sky is the limit for this exquisite, quiet, end unit. Private laundry inside with "like new" washer and dryer included with the unit. Tour the entire complex to experience the calm and refreshing pool area with jacuzzi, breathtaking ocean views and secured community parking with direct access to the building. There is additional storage for your holiday decor or for the outdoor enthusiasts! Must see to appreciate all this amazing unit and community has to offer. Shopping, restaurants, and Peninsula High is a stone's throw away and the breathtaking ocean views, Ryan and Hess Park, hiking AND Trader Joes at Hawthorne and PV Drive. Make it your FOREVER HOME...

Discover an exceptional investment opportunity in North Laguna: a recently refreshed home with fully approved plans by Walter Metez Architects. A complete design package outlines a 1,688 square foot, 3 bedroom, 2.5 bath main residence with a 600 square foot ADU - an ideal coastal retreat. Located within walking distance to downtown and the beach, the current structure features an open floor plan that flows from a modernized kitchen to an outdoor deck with ocean views, showcasing vaulted ceilings, wood flooring, fresh paint, and an updated bathroom. The main level includes two bedrooms and a bathroom, while a private guest retreat on the lower level offers a kitchenette and a bath. Enjoy a tranquil backyard with a garden, plus coveted four car parking and a storage room. This is a rare chance to own a gem in one of Laguna Beach’s most prestigious neighborhoods, just moments from world-class dining, galleries, and beaches.

Welcome to this beautifully maintained 1984-built double-wide mobile home, located in the highly sought-after (and rarely available) 50+ community of Yucaipa Land Yacht Harbor! With 1,344 square feet of comfortable living space, this home offers a perfect blend of modern amenities and rustic charm, ideal for senior living! Featuring 2 spacious bedrooms and 2 bathrooms, the home boasts an open floor plan with seamless flow between the living, dining, and kitchen areas. The kitchen has been updated with rustic-look cabinets, a center island, and stainless-steel appliances, including a gas range, microwave, dishwasher, and refrigerator (all appliances remain). Central heating and air conditioning, along with double-pane windows, ensure year-round comfort and energy efficiency. The property also includes a massive carport running the full length of the home and SIX storage sheds! One of which is 15'x8' with power, heating, and cooling, making it ideal for a workshop, hobby space, or climate-controlled storage. The enclosed patio offers roughly 150 sq ft of additional living or storage space. Additional features include a large laundry room with a sink, durable shingle roof, small backyard area, ceiling fans in all rooms, hutch, and much more! Residency within the park includes access to a community pool, remotely operated front gate for extra security, clubhouse, and FREE RV storage in a gated, lighted, and camera-monitored lot. Yucaipa Land Yacht Harbor is an RV club, advertised space rent is for qualified members. Non-qualified residents pay $650/ mo. Membership requires that a buyer/ resident has owned an RV for at least 1 year and maintains ownership of an RV for at least 2 years after attaining residency.

Welcome to Skys Haven! Discover the vibrant lifestyle at Skys Haven, a premier 55 and older community with desert landscapes of Desert Hot Springs. A manufactured home with 433 certification where you own the land. Spacious property with new carpet and padding, new lvp plank floor, and new interior paint. This property is ready to move right in. Enjoy the resort-style amenities such as three pools, 2 spas, gated community, and a well-maintained clubhouse. Beautiful surroundings and stunning desert views. Experience the lifestyle you've always dreamed of at Skys Haven. Whether you're looking to relax by the pool, explore the desert, or connect with neighbors, this community is the perfect place to call home.Schedule a tour today and see for yourself why Skys Haven is the ideal choice for your next chapter! To help visualize this home's floorplan and to highlight its potential, virtual furnishings may have been added to photos found in this listing.

Explore this must-see Moonstone home! Included features: a spacious great room with added windows; a well-appointed kitchen offering maple stained premier cabinets with soft close, Miami Vena quartz countertops, buil-in stainless-steel appliances, a center island and a walk-in pantry; a main-floor bedroom and bath with shower; a large loft; an upstairs laundry pre-plumbed for a sink; and an elegant primary suite showcasing extra windows, an immense walk-in closet and a private bath with tile surround shower. This home also has 9' x 35' plank tile flooring with carpet upstairs. Home is located at the top of Terramor. Don't miss out!

Welcome home to this 3 bedroom 2 bath 1,808 sq ft single family home that is situated on a 6,928 sq ft lot on a culde sac. This home was built in 1988. This home offers an ample main bedroom and bath for your enjoyment. There is a dual sided fire place for when in need of a cozy night. The kitchen is large and open. The laundry room is located indoors for your convenience. Again, welcome home!

MANY MANY UPGRADES, INCLUDING LARGE KITCHEN, GRANITE COUNTERTOPS, VERY BEAUTIFUL HAMMERED COPPER DEEP SINK, NICE CABINETS, LARGE PANTRY WITH BARN DOOR ACCESS, TILE FLOORS, HARDWOOD ALSO, VERY NICE FAMILY ROOM WITH GARAGE ACCESS, NEWLY REMODELED BATHROOM, NICE BLOCK WALLS SURROUNDING BACKYARD.... FREEWAY ACCESS, EXTENSIVE SHOPPING AREAS, NEAR DOWNTOWN SAN DIMAS, PARKS, SCHOOLS, LIBRARY. MUCH MUCH MORE!!!

Discover a stunning two-story Craftsman home in the Mission Inn Historical District, boasting an individual designation as a Structure of Merit and qualifying for the Mills Act. This historical residence has been thoughtfully converted into a triplex. The main house features three bedrooms, one bath, indoor laundry, and a walk-in basement. The upper level has been transformed into a one-bedroom, one-bath unit with a separate entrance. Additionally, a detached garage has been converted into a studio, complete with its own entrance and parking area. This property presents a prime investment opportunity, perfect for multifamily living. Reside in one unit and lease the others, all while enjoying proximity to UCR, RCC, and the 60/91/15 freeways. Embrace a piece of Riverside's cherished history.

Great custom home on a great lot. No neighbors on one side and views from the front and back of this property for miles. Property has paid solar, pool and newer roof.

Great Investment opportunity 2 homes on 1 lot. There is a 3 bedroom,2 bath modular home that features a covered back patio, a water softener and a dog pen. and the property also has an ADU separate from the home featuring 1 bedroom , 1 bath. There is a 3 car garage and a big shed on a huge 9.11 acre lot. It was a hay yard at one time. You could have farm animals, live the country life and have shopping and restaurants within close proximity. The opportunities are endless. Property is sold as is.

Highly sought after Crescent Park 3+3 Townhome located in possibly the best area of Sylmar behind security gates. The development has beautiful grounds and green belt, Poo,l mountain views, easy fwy access and much more. Over 1,200 sqft of living space with living and dining room adjacent to kitchen. guest bath on main level, large bedrooms, to show is to sell!!! The property will be sold with tenant in the property call agent for details

GREAT OPPORTUNITY NEW PRICE. FULLY OCCUPIED. TOTAL 13 BEDROOMS AND 9 BATHROOMS. This beautiful triplex built in 2023. Big lot 8.000 sf. Zoned LCR4 Lot dimension 50x160 Located in East Los Angeles great rental area. Front unit #1031 are 5 beds 3 baths, laundry room inside, long driveway 4 cars parking. Back two units #1033-1 are 4 beds 3 baths, laundry room inside, attached 2 cars garage and additional two cars uncovered parking space. Next unit #1033-2 are 4 beds. 3 bathrooms, laundry room inside, attached 2 cars garage and additional 2 cars uncovered parking space. YEAR BUILT 2023 MAKE IT PERFECT for any investor as well as little to no maintenance for years to come since the property is in new construction condition. Each unit has separate electricity, gas, water meter and tankless water heater. TENANTS PAY UTILITIES. Low maintenance and expenses. Fenced in with wrought iron and block wall all around. ALL THE 3 UNITS TENANT OCCUPIED. Easy access to FWY 101, 710, 5, 10 and 60. Drive 10-15 minutes to downtown of Los Angeles, USC.

Ever wanted to get away from it all?... Here is your 40+ acres of freedom & glorious endless views of unspoiled nature... and still within minutes of Lower Lake and Hwy 29! This property features a newer very neat, off- grid, modern stick built home constructed in 2015 with solar and propane hook-ups for stove/range, dryer and water heater. The home is nice and bright with two spacious bedrooms, a large living area and a nicely appointed kitchen with plenty of cabinetry. Washer and dryer hook-ups are conveniently located adjacent to the kitchen. A back door from the "dining area" leads out to a wonderful spot to set up a hammock or lounge chair to take in the vistas. There is one well with a storage tank and a shared well from the neighboring 40 acres parcel with plenty of water and a large storage tank for your home and more. You'll have a 360 degree views from this hilltop property and so much room and terrain to adventure about and explore, bring your ATV and go for it! In addition to the home you also have huge metal building/shop that measures approx. 24 feet by 48 feet long and 16 to 18 feet high, complete with a 10 foot roll-up door and side entry door. It's an amazing property that you will need to see and experience. An easy drive via a graded road from Spruce Grove Rd takes you up to this spectacular property in a few minutes. An truly unique property for the person who has been searching for a lifestyle away from the crowds and with room to roam. Truly a must see!

Welcome to 425 Bakeman Ln, a beautiful two story home located in the heart of Arroyo Grande. Built in 2007, this modern architectural beauty offers 3 spacious bedrooms and 2.5 baths, providing 1,569 square feet of comfortable living space. As you step inside, you'll immediately be captivated by the open-concept layout, perfect for entertaining or enjoying cozy family moments. Abundant natural light floods every corner, creating an inviting and airy atmosphere throughout the home. The master bedroom is a true retreat, offering ample space, serene light, and a private en-suite bath. Two additional well-sized bedrooms provide plenty of room for guests or a growing family. Outside, the spacious driveway offers convenience, providing plenty of parking for you. Located in one of the most desirable areas, this home is surrounded by excellent school districts, nearby parks, and top medical facilities. Plus, you're just minutes away from the serene beauty of Pismo Beach and the vibrant life of San Luis Obispo. Enjoy weekends at local vineyards or outdoor adventures on the coast it's all at your fingertips. Don't miss the opportunity to call 425 Bakeman Ln home location, location, location!

Affordable living in Orange County awaits you at Plaza Pines Estates, a 55+ active senior community conveniently located near freeways, shopping, and dining. This roomy 2-bedroom, 2-bath mobile home features an open floor plan that flows effortlessly between the living and dining areas. Positioned near the middle of the park, it’s just a short stroll to guest parking, the pool, and the community recreation room. The home offers generous space, with lots of closet space, an interior laundry area, a wetbar, a gas cooktop, a built-in oven, and a newer heating and air conditioning unit. Additional features include a storage shed, beautiful landscaping, BBQ, and shady patio area.

Superior Shay Meadows location for this affordable and charming cabin get-a-way. Open floor plan design offers a magnificent rock fireplace in the great room setting for your family gatherings. Upgraded kitchen includes a high-end gas oven/stove, granite counter tops and wood flooring and a breakfast bar. The remodeled bathroom is delightful and there is a laundry area in the bedroom closet. Dual pain windows, custom blinds, ceiling fans, indirect lighting, T&G pine finish walls and a beautiful wood ceiling. Enjoy the backyard deck with a view of Shay Meadows and the surrounding mountains. Fenced backyard for security for the kids and pets. Excellent condition and low maintenance. The 8251 sq ft Lot is nicely treed with level parking and will accommodate an RV and your boat/trailer. Easy year-round location at the East end of the Valley with entry off HWY 38 and just minutes away from the slopes for skiing, enjoying Big Bear Lake, hiking and shopping. Turnkey package with all the furnishings negotiable in the sales price. A slice of Heaven!

Highly sought after Plan 5, corner unit in the most spacious Townhome in the fabulous community of Sea Colony in Ocean Beach/Point Loma area. Beautifully remodeled kitchen with top of the line stainless steel appliances, recessed lighting, all newer windows, A/C and heating, newer paint, water heater, garage door, upgraded electrical panel, high flow toilets and a spacious storage room and laundry room, primary bedroom even has an office space!!. All this with a two car oversized garage, street parking for guests and within walking distance to fine restaurants, and grocery shopping. Quick access to freeways, Dog park, Ocean Beach and Sunset cliffs! Community amenities include, large swimming pool, Tennis courts/ Pickleball courts, playground area for kids and a large Clubhouse to entertain friends and family! A must see home at an incredible price!

Glyfada, Greece. This stunning apartment in the Golf area of Glyfada offers the perfect balance of luxurious living and modern convenience. Boasting 196 sqm of living space, including 2 master bedrooms, 2 additional bedrooms, an open kitchen with dining space, a large living room, one more bathroom, and a WC, this apartment is the epitome of comfort and elegance.The apartment is also fully furnished and equipped with all necessary electrical appliances, making it easy to move in and start enjoying the conveniences of modern living right away. The large balconies provide ample outdoor space, perfect for entertaining or simply relaxing. The cozy fireplace adds a warm and inviting ambiance to the living room, making it a perfect spot to unwind after a long day.But what really sets this apartment apart is its location. It is situated in the Golf area of Glyfada, an exclusive neighborhood that offers easy access to the sea, as well as a wide range of dining, shopping, and entertainment options. Moreover, it is located just a stone's throw away from the new Hellinikon project, a multi-billion-euros redevelopment of the former Athens airport that is set to become a world-class destination for business, leisure, and entertainment.This apartment also includes 2 underground parking spaces and a large storage area, providing plenty of space for your vehicles and belongings.Contact us today to schedule your viewing and start living your dream lifestyle.

Superior Shay Meadows location for this affordable and charming cabin get-a-way. Open floor plan design offers a magnificent rock fireplace in the great room setting for your family gatherings. Upgraded kitchen includes a high-end gas oven/stove, granite counter tops and wood flooring and a breakfast bar. The remodeled bathroom is delightful and there is a laundry area in the bedroom closet. New air conditioning unit on the living room wall maintains comfortable interior temperatres during the warm months. Dual pain windows, custom blinds, ceiling fans, indirect lighting, T&G pine finish walls and a beautiful wood ceiling. Enjoy the backyard deck with a view of Shay Meadows and the surrounding mountains. Fenced backyard for security for the children and pets. Excellent condition and low maintenance. The 8251 sq ft Lot is nicely treed with level parking and will accommodate an RV and your boat/trailer. Easy year-round location at the East end of the Valley with entry off HWY 38 and just minutes away from the slopes for skiing, enjoying Big Bear Lake, hiking and shopping. Turnkey package with all the furnishings negotiable in the sales price. A slice of Heaven!

Diamond in the Rough! This property has soo much potential. It has a great well, 5 acres surrounded by BLM Land, very few neighbors and horse stables. It will need a complete remodel, but there is water, power and septic connected. Unilimited views and privacy. The views are protected by over 700 acres of BLM Land which surround this property. The prior owner had several horses, hens and a small garden with irrigation.

Located at the top of the gated Terramor community in a quiet culdesac! This fabulous 3 bedroom 2 1/2 bath home with a large loft and flex space on first floor, has upgrades throughout including white gourmet cabinetry, under cabinetry lighting, pendant prewire over kitchen island, S/S Appliances, quartz kitchen countertops, add'l windows, Large owner's suite featuring a large shower upgraded tile surround, laundry room sink pre plumb, ceiling fan pre wire in all bedrooms. Terramor community has amenities galore including 5miles of walking trails, ball parks, dog parks, playgrounds, a clubhouse with pool, spa, dinning fireplace, grills and much more!

Welcome to a modern, open floor plan that leads to a spacious living room, a luxuriously styled chimney, and a kitchen with a center island and an open floor plan. The kitchen is joined to the living room with a beautiful outline of ceiling trusses that remind you of a cozy cabin that accentuates the free-range layout of the home. After an inviting view of the entrance, we travel to the 3 broad and voluminous bedrooms in the main building and an additional guest back house. The back home is accentuated by a large closet and its own chimney. This gem is complimented with 2 newly renovated full-sized bathrooms where the master bathroom contains a sleek, couture-esque shower. Although the styling is that of a fancy cabin, it contains modern amenities such as central A/C, sprinkler system, separate guestroom, and parking for up to 4 vehicles with a 2-car garage. The backyard is fenced off for enhanced privacy with plenty of room for gatherings. Discovering all of its unique nooks, crannies, and commodious lodgings, we exit to the front yard where a majestic tree provides expansive shade welcoming a front yard picnic in the lush grass yard leading to the main entrance and to the right of it, the separate washroom where one can wash, dry, clean, organize, and iron clothes with ample comfort. Situated 5-10 minutes away from both the 710 and 105 freeway, this hidden treasure truly emphasizes a comfortable and generous private residence.

Custom built in 2009 with modern European and contemporary flair this Laguna Beach residence is infused with taste and design in every detail creating a unique floor plan meant for enjoyment and relaxation. Quality and sophistication strike you from the natural Italian stone stairs to the oversized Milano metal entry door that introduces the visitor to the spacious, high wood ceiling, open main floor where the living area presents a rock wall entertainment with remote controlled Napoleon Direct Vent gas fireplace and 2 water fountains with LED lights. One bedroom, one bathroom and the kitchen equipped with unique matte slate countertops, space saving cabinets, Miele refrigerator and Miele induction stove/range are located conveniently at the main level. The beautiful Carrera Italian Stone flows seemingly inside and out to the 2 oversized balconies and the entire house feels warm and welcoming due to the ambient blue/red lighting of the Vierti switches/dimmers. The uniquely designed Main Bedroom which incorporates award winning Palazzo Tub and double vessel sinks is located at the top level and boosts the most amazing views of the Pacific Ocean from San Clemente Island to Catalina, Newport Harbor, Palos Verdes all the way to Malibu Mountains in the clear days. Bottom floor presents itself with a third, good size bedroom, bathroom, laundry area, wine cellar and opens to the heated, salt-water, Hydrazo pool remote controlled with a peaceful sounding waterfall. Two car garage, water filter and softener and B&O wired speakers complete these dream house.

Escape to this gorgeous log style home, built in 2021, in Eagle Mountain Estates at the end of a cul-de-sac. The central location offers easy access to all Big Bear has to offer, including the lake, ski slopes, grocery stores, village shops and restaurants. This custom built mountain home in Fox Farm features an open floor plan great for entertaining, with a large living room showcasing a stunning rock fireplace. The kitchen boasts granite slab counters, stainless steel appliances, and beautiful knotty pine T&G ceilings. With 4 bedrooms, a game room, and a master suite on the main floor with dual sinks, this home has plenty of space for family and guests. The Jr suite upstairs offers privacy and comfort, while the laundry room conveniently located off the hallway downstairs adds a touch of convenience. Enjoy the look of wood tile in all traffic areas, adding warmth and durability to the space. The huge decks look out on a spacious Eagle Preserve giving you the feeling of seclusion. The 9 person spa has room for everyone to relax after a day on the slopes or hiking the trails. Garage has 220V Charging for electric cars. Seller also coated exterior of home for rain/snow last year. Don't miss your chance to escape the hustle and bustle and make this mountain retreat your own.

Ideally situated with east facing views of the Avondale golf course, this is a highly desirable single level unit with no one above. It is an end unit with cathedral ceilings and is the most popular floor plan in the desert falls community. The condo feels very open with an expanded back patio featuring Saltillo tile. It is perfect for entertaining and the views of the pool and golf course are fantastic. The large primary suite easily accommodates a king size bed and wall length cabinetry. The primary bathroom has been renovated by replacing the shower/tub with an easy access shower. There are two community pools are nearby, a large pool with golf course and mountain views, and a more private pool is steps away. Homeownership includes tennis/pickleball courts and a fitness center within walking distance or a quick golf cart ride. Desert falls country club is semi private and allows you to pay as you play. This unit has been a very solid air bnb rental with a strong rental history. This home is a must see.

LOOK NO FURTHER, MAKE THIS SPACIOUS HOUSE YOUR NEW HOME! FEATURES 4 BEDROOMS, 3 BATHROOMS, MASTER BEDROOM WITH ITS OWNBATHROOM! COMES WITH WOODEN FLOORS, TILE FLOORING IN THE KITCHEN, 2 CAR GARAGE AND TRADITIONAL KITCHEN. VERY LARGE LOT!COME SEE YOUR NEW HOME TODAY!

Beautiful Two-Story home in Perris! This Spacious home features Six Bedrooms and Five Bathrooms, Living Room, Family Room and Eating Area. Additionally, upstairs Laundry with a Master suite with Walking-Closet. Four bedrooms are upstairs, and two bedrooms are located downstairs. Kitchen features Granite counter tops. Large backyard and Two-Car garage. Home is near Shopping, School and Freeways.

Discover the hidden gem at 16341 Fremontia St, Hesperia, CA! This charming home is well kept, in excellent condition, and offers a solid foundation for your vision. Nestled in a peaceful neighborhood, the property boasts spacious living areas with an open floor plan, allowing for effortless flow and interaction. Enjoy the breathtaking views of the valley and desert from your covered patio, or from inside the home while you marvel at the character and warmth provided by the exposed beam wood ceilings. The yard is clean, cleared, and ready for your imagination, offering plenty of potential for customization. Freshly painted eaves, fascia, and patio enhance the home's immaculate condition. With its prime location near local schools, parks, and shopping centers, convenience is at your doorstep. The pristine state of this house provides the perfect canvas for your personal touches. Don’t miss the opportunity to transform this well-loved house into your dream home. Contact us today to explore the endless possibilities that await at this unique address.

NEW:PARTIALLY ENCLOSED GARAGE!! PRICE REDUCTION!! 55+ SENIOR MINERAL WATER POOL & SPA park! Really nice updated mobile home in Corkill Palms mobile home park! Don't miss out on this updated home with a new central AC system, all new flooring and paint! The kitchen has plenty of cabinets, its been updated with new counter tops, faucet, & new lighting. It has a cooktop, wall oven & a refrigerator. This large home has a large living room, with a dining area that has a built in hutch. There is another room off the kitchen that can be used as a family room or a formal dining room w/ a sliding glass door to the outside covered porch. The bathrooms have been updated with vanities, lighting, faucets. The guest bedroom is quite large with a ceiling fan and 2 closets. The large master bedroom has mirrored closet doors. There is also a master cool in the bedroom window to save on those electric bills. The master bathroom has a walk-in tile shower, a sit down vanity with sconce lighting, & new lighting. There is a separate laundry room with washer and dryer hook-ups and cabinets. Corkill Palms park is a active community with a clubhouse, library, billiards room, laundry mat. Best of all, it has the Desert Hot Springs HOT MINERAL WATER POOL AND SPA. People come from all over the would to soak in the hot mineral water. Some people claim that this is healing waters. All this AND low space rent. Don't miss out!!!