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Bungalows for sale in Toronto West


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  • 97 Westhampton Drive in Toronto: Kingsview Village-The Westway House for sale (Toronto W09) : MLS®# W12948496

    97 Westhampton Drive Kingsview Village-The Westway Toronto M9R 1Y1
    Main Photo: 97 Westhampton Drive in Toronto: Kingsview Village-The Westway House for sale (Toronto W09) : MLS®# W12948496

    97 Westhampton Drive Toronto M9R 1Y1 Kingsview Village-The Westway

    $1,099,888
    Residential Freehold
    Status:
    Active
    MLS® Num:
    W12948496
    Bedrooms:
    6
    Bathrooms:
    2
    This beautifully renovated home is ideal for 2 families. The layout is perfect for privacy with its 2 separate laundry & separate entrance. Home is well maintained with an excellent layout. If you are a 1st time buyer looking for a 'good deal' then this home is for you!! Located close to TTC, walking distance to schools, parks, and shopping. Quick access to major highways makes commuting a breeze. Show and Sell!! More details
    Listed by SNOBAR REALTY GROUP INC.
    LISTING DETAILS
    JIM STANTON
    BEN STANTON

  • 2 Birch Tree Crescent in Toronto: Mount Dennis House for sale (Toronto W04) : MLS®# W12942450

    2 Birch Tree Crescent Mount Dennis Toronto M6M 2K8
    Main Photo: 2 Birch Tree Crescent in Toronto: Mount Dennis House for sale (Toronto W04) : MLS®# W12942450

    2 Birch Tree Crescent Toronto M6M 2K8 Mount Dennis

    $868,000
    Residential Freehold
    Status:
    Active
    MLS® Num:
    W12942450
    Bedrooms:
    3
    Bathrooms:
    2
    Beautifully renovated detached home on a quiet street, just minutes from Mount Dennis Station (Eglinton LRT Line 5) and the GO Train, offering excellent convenience for commuters. Fully renovated inside and out in 2025, the home features modern finishes and a brand-new kitchen. The main floor offers two bedrooms, while the versatile basement provides flexible space for a third bedroom, home office, or recreation area. Ideal for small families or professionals seeking a move-in ready home with low property taxes and minimal maintenance. Set on a well-maintained property with strong curb appeal, this home offers a rare opportunity to own a detached property with low property taxes and minimal maintenance. The separate basement entrance provides added flexibility for extended family use or future income potential. The spacious basement (approx. 29 ft x 14 ft) offers ample room for a recreation zone, easily accommodating a pool table, ping-pong table, or home gym. Located in the vibrant Mount Dennis neighbourhood, you're close to parks, golf, the Humber River, shops, restaurants, and transit. A turnkey alternative to condo living, offering more space, privacy, and long-term value. More details
    Listed by HELEN MCINTYRE
    LISTING DETAILS
    JIM STANTON
    BEN STANTON

  • 32 Renfield Street in Toronto: Brookhaven-Amesbury House for sale (Toronto W04) : MLS®# W12943370

    32 Renfield Street Brookhaven-Amesbury Toronto M6M 4V4
    Main Photo: 32 Renfield Street in Toronto: Brookhaven-Amesbury House for sale (Toronto W04) : MLS®# W12943370

    32 Renfield Street Toronto M6M 4V4 Brookhaven-Amesbury

    $898,880
    Residential Freehold
    Status:
    Active
    MLS® Num:
    W12943370
    Bedrooms:
    4
    Bathrooms:
    3
    Welcome to 32 Renfield Street - a rare opportunity in the heart of Brookhaven-Amesbury. Sitting on an impressive 30ft x 125 ft lot, this detached bungalow offers remarkable potential for families, investors, and builders looking to create their ideal home. The property features a spacious main floor layout with a large living and dining area, two balconies, three bedrooms on main floor and 1 bedroom in basement, and a separate walkout basement ready for reconfiguration for a basement apartment, extended family use, or future income potential. The home is being sold as is, making it a perfect blank canvas for those seeking to redesign, rebuild, or transform. Solid structure, excellent lot depth, private driveway with parking for four vehicles, a single-car garage, and a generous backyard add to the appeal. Located on a quiet, family-friendly street close to parks, schools, transit, shopping, and major highways. A standout opportunity with endless possibilities. Build new, renovate, or re-imagine- 32 Renfield is ready for its next chapter. More details
    Listed by HOMELIFE ALLCITY REALTY INC.
    LISTING DETAILS
    JIM STANTON
    BEN STANTON

  • 23 Tumpane Street in Toronto: Downsview-Roding-CFB House for sale (Toronto W05) : MLS®# W12943088

    23 Tumpane Street Downsview-Roding-CFB Toronto M3M 1L5
    Main Photo: 23 Tumpane Street in Toronto: Downsview-Roding-CFB House for sale (Toronto W05) : MLS®# W12943088

    23 Tumpane Street Toronto M3M 1L5 Downsview-Roding-CFB

    $1,099,999
    Residential Freehold
    Status:
    Active
    MLS® Num:
    W12943088
    Bedrooms:
    3
    Bathrooms:
    2
    In a Very Desirable Quiet Neighborhood - Detached Bungalow - Raised with Stucco Exterior and Custom Built Brick Detached Garage ( 50ft x 125ft Lot ) Well maintained home, Large Kitchen area with Granite counter top, Side Bay Window and Vinyl Windows throughout the home, Good size Family room and 2 Bedrooms and 4 Piece Bathroom on main floor. Basement fully finished with Laminate flooring, Open concept Rec room with custom Brick Gas Fire Place, also in Basement 3 piece Ensuite, Good sized Bedroom and large Laundry room leading to Custom built Cold Cellar. New Ashphalt Shingled Roof was added to the Home and Garage in 2024. Custom Built Cold Cellar with Custom Built Green House on Top at Back of House. Minutes away from TTC, and Hwy Access to 401/400 - Close to Humber Hospital, various Shopping Centres including Yorkdale, near by Schools, Community Centres and numerous Dining options More details
    Listed by CENTURY 21 ATRIA REALTY INC.
    LISTING DETAILS
    JIM STANTON
    BEN STANTON

  • 29 Fulwell Crescent in Toronto: York University Heights House for sale (Toronto W05) : MLS®# W12943466

    29 Fulwell Crescent York University Heights Toronto M3J 1Y4

    29 Fulwell Crescent Toronto M3J 1Y4 York University Heights

    $1,199,999
    Residential Freehold
    Status:
    Active
    MLS® Num:
    W12943466
    Bedrooms:
    3
    Bathrooms:
    2
    Solid Brick Detached Home On A Premium Double, Pool-Sized Lot! Well Maintained And Move-In Ready, Offering 3+2 Bedrooms And 3 Bathrooms-Ideal For Growing Families Or Multi-Generational Living. Functional Layout With Spacious Principal Rooms And Hardwood Floors Throughout. Quality Built Home With Pride Of Ownership. Separate Entrance To Basement, Offering Excellent Potential For Additional Income Or In-Law Suite. Double Car Garage With Ample Driveway Parking. Large Front And Backyard Provide Excellent Space For Gardening, Entertaining, Or Future Pool Potential. Located On A Quiet, Family-Friendly Street, Just Steps To A Scenic Ravine-Perfect For Nature Walks And Pet Owners. Close To Parks, Schools, And Amenities. Great Opportunity To Own A Solid Home On A Generous Lot With Potential To Customize To Your Taste! More details
    Listed by RE/MAX WEST REALTY INC.
    LISTING DETAILS
    JIM STANTON
    BEN STANTON

  • 33 Islay Court in Toronto: Humbermede House for sale (Toronto W05) : MLS®# W12944522

    33 Islay Court Humbermede Toronto M9M 1V4
    Main Photo: 33 Islay Court in Toronto: Humbermede House for sale (Toronto W05) : MLS®# W12944522

    33 Islay Court Toronto M9M 1V4 Humbermede

    $1,179,900
    Residential Freehold
    Status:
    Active
    MLS® Num:
    W12944522
    Bedrooms:
    4
    Bathrooms:
    2
    33 Islay Crt is a typical Bungalow built in 1966, 3 Bedroom + 1, with a Finished Basement walkout to a beautiful Ravine setting. Very well-maintained Pride of Ownership makes this area very popular and in demand home situated on a quiet cul-de-sac, great to raise a family. Freshly Painted Main Floor, Hardwood throughout. Replaced with New Fixtures, Door knobs, New Railing in the Front Covered Porch, Spacious 2 car garage complimented by a New electric powered D/Door and updated Electrical Panel Box to code. Main level, you'll find three generous bedrooms with a common four-piece bathroom shared with primary ensuite. The lower level offers above-grade windows, Parque Flooring throughout a spacious recreation area, an additional bedroom and bar area, with potential to create an in-law suite. Water source close by. Abundance of storage three-piece bathroom across from laundry Room, with a walk-in shower. Located on a culd-de-sac great for children playing outdoors. Enjoy the privacy of a Ravine setting, Humber River at your door step. Close to parks, TTC, LRT, Schools, and Private School(Nile Academy)along with community conveniences shops, grocery, and entertainment. More details
    Listed by RE/MAX REALTRON REALTY INC.
    LISTING DETAILS
    JIM STANTON
    BEN STANTON

  • 143 Grandravine Drive in Toronto: York University Heights House for sale (Toronto W05) : MLS®# W12948208

    143 Grandravine Drive York University Heights Toronto M3J 1B3
    Main Photo: 143 Grandravine Drive in Toronto: York University Heights House for sale (Toronto W05) : MLS®# W12948208

    143 Grandravine Drive Toronto M3J 1B3 York University Heights

    $939,000
    Residential Freehold
    Status:
    Active
    MLS® Num:
    W12948208
    Bedrooms:
    4
    Bathrooms:
    3
    Stunning & Turn-Key Raised Bungalow in North York! This meticulously maintained semi-detached home offers a perfect blend of modern luxury and functional design. Featuring immense pride of ownership, the home boasts a high-end 2018 renovation including a gourmet chef's kitchen with a massive social island, premium stainless steel appliances, and extensive cabinetry. The bright, open-concept main floor is finished with engineered hardwood, pot lights, and a designer fireplace mantle (2024).Versatile Living & Income Potential: The fully finished lower level features a true separate side entrance, a second full kitchen with a gas stove and new 2024 fridge, a large bedroom, and a spacious recreation room with new 2022 carpeting-ideal for an in-law suite or rental potential.Top-Tier Upgrades & Exterior Oasis: Enjoy a private, deep lot (142 ft) professionally landscaped with interlock stone (2020), a cedar perimeter fence (2021), and a smart in-ground sprinkler system front & back (2018/19). Smartphone-controlled garage motor.Location Highlights: Perfectly situated just steps from Grandravine Park, TTC/Subway stations, and York University, with lightning-fast access to Highways 401 and 400. More details
    Listed by KELLER WILLIAMS REFERRED URBAN REALTY
    LISTING DETAILS
    JIM STANTON
    BEN STANTON

  • 42 Forty First Street in Toronto: Long Branch House for sale (Toronto W06) : MLS®# W12942650

    42 Forty First Street Long Branch Toronto M8W 3N6
    Main Photo: 42 Forty First Street in Toronto: Long Branch House for sale (Toronto W06) : MLS®# W12942650

    42 Forty First Street Toronto M8W 3N6 Long Branch

    $1,099,000
    Residential Freehold
    Status:
    Active
    MLS® Num:
    W12942650
    Bedrooms:
    2
    Bathrooms:
    2
    New Buyers, Contractors, Investors....Welcome To 42 Forty First St. Nestled In Sought-After Long Branch District, South Of Lake Shore Blvd W. Situated On A Large 40 X 120 Ft Spacious Lot With Many Mature Trees. Live In, Rent, Or Build Your Dream Home! This Bright, Skylit Bungalow, Approx. 1000 Sq Ft, 1+1 Bedroom, Includes Slate Floor Entrance, Hardwood Floor Living Rm, Kitchen With Ceramic Floor And Backsplash, Double Sink And Bar Sink, Solid French Door Walkout To Beautifully Covered 13 X 12 Ft Deck, Separate Entrance To Potential Basement Apartment. It's Perfectly Located Near Marie Curtis Park, For Nature Enthusiasts, And The Waterfront, With Scenic Biking Trails And Picturesque Walking Paths. Commuting Is A Breeze With Easy Access To Major Routes, Including The 427, QEW, 401, And Walking Distance To The TTC, Pearson Airport. Steps To Marie Curtis Sandy Beaches, Children's Playground And Water Park, Restaurants, Transit, Go Station. Must See! More details
    Listed by KELLER WILLIAMS PORTFOLIO REALTY
    LISTING DETAILS
    JIM STANTON
    BEN STANTON

  • 191 Alderbrae Avenue in Toronto: Alderwood House for sale (Toronto W06) : MLS®# W12946016

    191 Alderbrae Avenue Alderwood Toronto M8W 4K4
    Main Photo: 191 Alderbrae Avenue in Toronto: Alderwood House for sale (Toronto W06) : MLS®# W12946016

    191 Alderbrae Avenue Toronto M8W 4K4 Alderwood

    $959,988
    Residential Freehold
    Status:
    Active
    MLS® Num:
    W12946016
    Bedrooms:
    2
    Bathrooms:
    2
    Located On a Quiet Etobicoke Street, In a Desirable Alderwood Neighbourhood, This Lovely Home Has Been Extremely Well Maintained, and Loved by the Same Family Since the Day it was Built. With Plenty of Amenities in the Area, Such as Great Schools, Public Transit, Parks, Shopping , Restaurants and Even A Wonderful Rec Center Nearby, This House is Ideal For a Young Family Looking to Raise Their Family in a Safe Community, or Even A Retired Couple Looking to Be in The Alderwood Area. The House Itself is a Traditional Layout, Can Accommodate Parking for 4 Cars, and Also has a Detached Garage for Parking or Additional Storage. Travel is Convenient, as Major Highways are Also Within Close Driving Distance. Ready For a New Family to Make it Their Home More details
    Listed by CENTURY 21 REGAL REALTY INC.
    LISTING DETAILS
    JIM STANTON
    BEN STANTON

  • 53 Vanguard Drive in Toronto: Islington-City Centre West House for sale (Toronto W08) : MLS®# W12943698

    53 Vanguard Drive Islington-City Centre West Toronto M9B 5E8
    Main Photo: 53 Vanguard Drive in Toronto: Islington-City Centre West House for sale (Toronto W08) : MLS®# W12943698

    53 Vanguard Drive Toronto M9B 5E8 Islington-City Centre West

    $1,068,000
    Residential Freehold
    Status:
    Active
    MLS® Num:
    W12943698
    Bedrooms:
    5
    Bathrooms:
    2
    Welcome to 53 Vanguard Drive, a fantastic home with a renovated basement with separate entrance located on a child-friendly cul-de-sac in an excellent family neighbourhood. The main floor has a great Living and Dining Room with a west-facing picture window letting in lots of natural light. The eat-in Kitchen has plenty of cabinet space, gas stove, and breakfast area. Down the hall is a Primary Bedroom with a large closet with custom organizers. You also have very spacious 2nd (also with closet organizers) and 3rd Bedrooms next to a full bathroom with laundry. Down the stairs and through a separate side entrance is a completely renovated basement that has to be seen. This bright and open concept space has a wide open living area along with a modern Kitchen with Quartz countertops. You'll also find two additional bedrooms, full 3-Piece upgraded bathroom, and a separate Laundry Room. With potlights, above grade windows, and wide plank vinyl flooring there are so many great options for this space. Enjoy the outdoors and upcoming warmer weather with a fenced-in yard and private driveway. Conveniently located in Etobicoke's desirable Eatonville neighbourhood this home is ideally situated close to highly regarded schools, parks, shopping, trails, public transit, and more! Also located minutes to major highways (401, 427, & QEW), Sherway Gardens, and Pearson airport. There is so much to love! Make an appointment to see this beautiful home today! More details
    Listed by PANORAMA R.E. LIMITED
    LISTING DETAILS
    JIM STANTON
    BEN STANTON

  • 17 Beaver Bend Crescent in Toronto: Eringate-Centennial-West Deane House for sale (Toronto W08) : MLS®# W12944140

    17 Beaver Bend Crescent Eringate-Centennial-West Deane Toronto M9B 5P7
    Main Photo: 17 Beaver Bend Crescent in Toronto: Eringate-Centennial-West Deane House for sale (Toronto W08) : MLS®# W12944140

    17 Beaver Bend Crescent Toronto M9B 5P7 Eringate-Centennial-West Deane

    $1,325,000
    Residential Freehold
    Status:
    Active
    MLS® Num:
    W12944140
    Bedrooms:
    3
    Bathrooms:
    2
    Welcome to this beautifully renovated light and bright 3-bedroom bungalow in prime West Deane location. Situated on an over-sized 55 x 132 lot on a quiet street just steps from the fabulous West Deane Park and walking/biking trails along Mimico Creek. An amazing place to raise a family, near excellent schools (steps to Josyf Cardinal Slipyj Catholic School), greenspace and recreational options. You will love the open concept chef's kitchen featuring a custom maple wood topped center island with bar stool seating, spot lighting, modern cabinets, built-in stainless steel appliances, custom range hood and Ceasarstone counters. The home boasts fully updated bathrooms on both levels, most closets equipped with motion sensor lighting, and a cozy wood-burning fireplace in the large bright rec room. The open living-dining-kitchen area has a sliding door walk-out to side deck perfect for outdoor dining and bbqing! This impeccably well maintained home is nicely landscaped and sits on a level pool-sized lot with mature shade trees front and back. Just a short walk to a public pool and outdoor rink. Great for commuters with easy access to public transit, major highways, and Pearson Airport. More details
    Listed by RE/MAX PROFESSIONALS INC.
    LISTING DETAILS
    JIM STANTON
    BEN STANTON

  • 1 Loyalist Road in Toronto: Kingsway South House for sale (Toronto W08) : MLS®# W12944794

    1 Loyalist Road Kingsway South Toronto M9A 3P2
    Main Photo: 1 Loyalist Road in Toronto: Kingsway South House for sale (Toronto W08) : MLS®# W12944794

    1 Loyalist Road Toronto M9A 3P2 Kingsway South

    $1,319,300
    Residential Freehold
    Status:
    Active
    MLS® Num:
    W12944794
    Bedrooms:
    2
    Bathrooms:
    1
    Sought after Location! Steps to Donnybrook Park, Tom Riley Park and trails, Montgomery's Inn and Farmers Market, Memorial Pool Etobicoke Collegiate Institiute, Arena, Recreation Centre, Brentwood Library, Islington Village. Easy Access To Subway, Transit, Islington Golf Course, This Charming 2 Bedroom Bungalow brick home is ideallly located in the prestigious, Kingsway South neighbourhood. Features update kitchen and main 4 piece bathroom. Large windows allow the sun to stream through. Living Room has hardwood floors, a fireplace and crown moulding. From the Kitchen you can cook and watch the activity in the backyard at the same time. The home is on a mature, landscaped lot with a frontage of 47 ft X 110ft feet deep. A wonderful lot for entertaining. Home has a private driveway and garage, Kingsway shopping and trendy cafes and restaurants. The subway is a 15 minute walk. The lot is also large enough for an addition to home or new build. Family friendly amenities. Close to walking and cycling trails, More details
    Listed by RE/MAX PROFESSIONALS INC.
    LISTING DETAILS
    JIM STANTON
    BEN STANTON

  • 65 Hadrian Drive in Toronto: Elms-Old Rexdale House for sale (Toronto W10) : MLS®# W12947950

    65 Hadrian Drive Elms-Old Rexdale Toronto M9W 1V6
    Main Photo: 65 Hadrian Drive in Toronto: Elms-Old Rexdale House for sale (Toronto W10) : MLS®# W12947950

    65 Hadrian Drive Toronto M9W 1V6 Elms-Old Rexdale

    $899,000
    Residential Freehold
    Status:
    Active
    MLS® Num:
    W12947950
    Bedrooms:
    4
    Bathrooms:
    2
    Welcome to this warm and inviting 4-bedroom bungalow, where comfort, flexibility, and future potential come together effortlessly. Nestled on a quiet, family-friendly street and perfectly positioned across from a school and park, this is more than just a home-it's a lifestyle designed for connection, convenience, and peace of mind. Step inside and imagine the possibilities. The spacious layout offers room for growing families, while the separate entrance to a thoughtfully designed lower level opens the door to income potential or seamless multi-generational living. With a second kitchen, an expansive open-concept recreation space, abundant storage, and a 3-piece bath, the basement is ready to adapt to your vision-whether that's extended family, rental income, or your own private retreat. Outside, enjoy the rare convenience of parking for up to four vehicles, plus a garage-perfect for busy households or hosting guests with ease. What truly sets this home apart is the care behind the scenes. The big-ticket updates have already been done for you, offering confidence and long-term value: copper plumbing, upgraded electrical, a newer roof, and recently replaced furnace, air conditioning, and water tank. You can move in knowing the essentials are already taken care of. And when it comes to location, it doesn't get more connected. Walk to nearby shopping, Costco, and transit, or enjoy quick, almost effortless access to Highways 401 and 427, putting the entire city-and Pearson Airport-within easy reach.Whether you're looking to invest, accommodate extended family, or simply settle into a home with heart and potential, this property offers a rare opportunity to create something truly special. Thank you! More details
    Listed by RE/MAX REALTY ENTERPRISES INC.
    LISTING DETAILS
    JIM STANTON
    BEN STANTON

  • 493 Jane Street in Toronto: Runnymede-Bloor West Village House for sale (Toronto W02) : MLS®# W12938106

    493 Jane Street Runnymede-Bloor West Village Toronto M6S 4A1
    Main Photo: 493 Jane Street in Toronto: Runnymede-Bloor West Village House for sale (Toronto W02) : MLS®# W12938106

    493 Jane Street Toronto M6S 4A1 Runnymede-Bloor West Village

    $699,000
    Residential Freehold
    Status:
    Active
    MLS® Num:
    W12938106
    Bedrooms:
    3
    Bathrooms:
    2
    Offers welcome anytime! Sweet starter home close to great restaurants, Jane subway, parks, excellent local schools. For nature lovers, close to High Park or enjoy a hike along the Humber Trail to Old Mill! A permitted professional extension in 2022 included a 2nd full bathroom with heated floor, new front mudroom, freshly painted exterior and a paved rear yard. Key systems updated; roof (2024) central a/c and rented hot water tank (2021), furnace (2017). Legal front pad parking, 2nd parking available via street permit. More details
    Listed by ROYAL LEPAGE SIGNATURE REALTY
    LISTING DETAILS
    JIM STANTON
    BEN STANTON

  • 34 Belleglade Court in Toronto: Humbermede House for sale (Toronto W05) : MLS®# W12939068

    34 Belleglade Court Humbermede Toronto M9M 2W4
    Main Photo: 34 Belleglade Court in Toronto: Humbermede House for sale (Toronto W05) : MLS®# W12939068

    34 Belleglade Court Toronto M9M 2W4 Humbermede

    $1,148,800
    Residential Freehold
    Status:
    Active
    MLS® Num:
    W12939068
    Bedrooms:
    4
    Bathrooms:
    2
    ATTENTION Investors Or Anyone That Wants Help Paying Their Mortgage. Live In One Unit, Rent The Other & Help Pay Your Mortgage! Welcome to 34 Belleglade Court, a truly exceptional residence in North York. Currently Renting For Appx $2900 Upstairs & Appx $1800 For The Lower Unit. This Renovated Property Has 2 Separate Living Units. Upstairs Has 3 Large Bedrooms, Freshly Painted in 2025, New Hardwood Floors 2025, Two New Kitchens 2025, main kitchen has a stunning 9' Island, Renovated Bathrooms, Pot Lights, Large Windows. Lower Walkout Unit Has Been Fully Renovated in 2025, Features 1 Large Bedrooms, 1 Upgraded Washrooms, Kitchen With Open Concept To Living Area. Currently Being Rented (Tenants Willing To Stay Or Leave). Both Units Have Their Own Laundry Area. Roof Was Replaced In Appx 2021, Parking For 7 cars Cars, Both Units Have Access To Large Yard. located near top schools and amenities, this home also includes two separate laundry rooms, making it ideal for an in-law suite. This rare find wont last long schedule your showing today! More details
    Listed by ROYAL LEPAGE CITIZEN REALTY
    LISTING DETAILS
    JIM STANTON
    BEN STANTON
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Data was last updated April 2, 2026 at 04:15 AM (UTC)
This website may only be used by consumers that have a bona fide interest in the purchase, sale, or lease of real estate of the type being offered via the website. The data relating to real estate on this website comes in part from the MLS® Reciprocity program of the PropTx MLS®. The data is deemed reliable but is not guaranteed to be accurate.
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This website may only be used by consumers that have a bona fide interest in the purchase, sale, or lease of real estate of the type being offered via the website. The data relating to real estate on this website comes in part from the MLS® Reciprocity program of the PropTx MLS®. The data is deemed reliable but is not guaranteed to be accurate.