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  • 20 Beaumont Drive in Ajax: Central West House for sale : MLS®# E12808146

    20 Beaumont Drive Central West Ajax L1T 1R8
    Main Photo: 20 Beaumont Drive in Ajax: Central West House for sale : MLS®# E12808146
    $1,165,000
    Residential Freehold
    Status:
    Active
    MLS® Num:
    E12808146
    Bedrooms:
    4
    Bathrooms:
    4
    Open House! Sunday February 22, 2-4 p. Welcome to 20 Beaumont Drive in Ajax. A pristine, fabulously maintained home tucked away in a quiet enclave, yet just minutes from everything you need. If you've been searching for the perfect blend of comfort, style, uniqueness and location, this may be the one.The main floor offers an impressive open concept layout designed for both everyday living and entertaining. The stunning Dream kitchen is truly the heart of the home, featuring two island counters, luxurious quartz countertops, a huge pantry, stainless steel appliances, and a top-of-the-line exhaust fan. Whether hosting family gatherings or preparing weeknight meals, this space delivers both function and elegance.The living room makes a dramatic statement with its added floor-to-ceiling fireplace, vaulted ceiling, and sunken design that creates warmth and architectural interest. The separate sunken family room features a cozy wood-burning fireplace - perfect for relaxing evenings at home. Upstairs, you'll find four spacious bedrooms and 2 beautifully renovated bathrooms. The oversized primary suite is a true retreat, complete with a large walk-in closet outfitted with custom organizers and a luxurious ensuite featuring a separate shower and soaker tub.The finished basement offers additional open concept living space with a gas fireplace and abundant storage, ideal for a recreation room, home gym, or office. There is a 3 piece washroom as well. For added safety the basement also has an Egress window, Located close to excellent schools, parks, shopping, dining, transit, and easy access to Highway 401, this home offers exceptional convenience for commuters and families alike. Just minutes to Ajax GO Station and waterfront trails along Lake Ontario, you'll enjoy both urban accessibility and natural beauty. Homes rarely come available in this secluded little pocket - don't miss out! More details
    Listed by REMAX CONNECT REALTY
    JIM STANTON
    BEN STANTON
  • 8 Belmont Street in Toronto: Annex House for sale (Toronto C02) : MLS®# C12808204

    8 Belmont Street Annex Toronto M5R 1P8
    Main Photo: 8 Belmont Street in Toronto: Annex House for sale (Toronto C02)  : MLS®# C12808204
    $2,100,000
    Residential Freehold
    Status:
    Active
    MLS® Num:
    C12808204
    Bedrooms:
    3
    Bathrooms:
    3
    Nestled in the prestigious Yorkville neighbourhood, this exquisite renovated 1880s heritage townhouse masterfully blends the charm of an English country cottage with modern luxury. Showcasing the highest standards of craftsmanship, this three-level residence offers over 2,000 square feet of refined living space, where warmth, character, and European-inspired sophistication abound. The thoughtfully designed interior features antique elm flooring, limestone gas fireplaces, custom millwork and soaring ceilings that flood the home with natural light. Every detail reflects a commitment to timeless quality and elegance. The main floor welcomes you with a gracious foyer leading to a formal living room highlighted by a bay window and limestone fireplace. A bespoke library, complete with intricate millwork and built-ins, opens through French doors onto a balcony overlooking the serene greenery of Ramsden Park. A stylish powder room with imported Parisian wainscoting adds to the charm of the home. The home features a country-style eat-in kitchen, equipped with an iconic AGA stove, walk-in pantry, Belgian blue stone countertops, custom cabinetry, elm ceiling beams, and heated French limestone floors. The adjacent dining and family rooms (or optional guest bedroom) flows into a landscaped, French-inspired garden. The serene primary bedroom features custom built-ins, a walk-in closet. There is a spa-like five-piece bathroom with Carrara marble and limestone. The second bedroom features wood-panelled cathedral ceilings, skylight, and Juliette balcony overlooking treetops, offering a tranquil hideaway. Designed with flexibility in mind, the home accommodates 2 to 4 bedrooms and includes the rare convenience of two-car parking via the laneway. Ideally located just steps from Yorkville's renowned boutiques, fine dining, top-rated schools, parks and has easy access to Rosedale Subway. More details
    Listed by RE/MAX REALTRON REALTY INC.
    JIM STANTON
    BEN STANTON
  • 9 Cooperage Lane in Ajax: Central House for sale : MLS®# E12808250

    9 Cooperage Lane Central Ajax L1S 0E8
    Main Photo: 9 Cooperage Lane in Ajax: Central House for sale : MLS®# E12808250
    $735,000
    Residential Freehold
    Status:
    Active
    MLS® Num:
    E12808250
    Bedrooms:
    3
    Bathrooms:
    2
    Gorgeous freehold townhome in the heart of Ajax offering bright, functional multi-level living with abundant natural light and private balconies. This beautifully maintained home features 3 spacious bedrooms and 2 full bathrooms, including a stunning primary retreat with his & her closets, private balcony, and a 4-piece ensuite. Modern kitchen complete with quartz countertops, stylish backsplash, and stainless steel appliances. Recent upgrades include fridge & stove (Dec 2021 - extended warranty until Nov 2026), dishwasher (2024 - in warranty until Dec 2026), epoxy-finished 2-car tandem garage (2023), and updated flooring on the 2nd & 3rd floors (2022). Unbeatable location just off Salem Rd & Hwy 401 - directly across from Life Time and minutes to Ajax GO Station. Only 3 minutes to Costco, Walmart, The Home Depot, Canadian Tire, Iqbal Foods, and Panchavati Supermarket. Steps to grocery stores, dining, parks, and schools. Includes a 2-car tandem garage with full epoxy flooring. POTL fee includes water, snow removal, and lawn maintenance - offering added convenience and low-maintenance living. A perfect blend of comfort, style, and unbeatable convenience in one of Ajax's most desirable locations! More details
    Listed by ROYAL LEPAGE IGNITE REALTY
    JIM STANTON
    BEN STANTON
  • 19 Lundy Drive in Markham: Box Grove House for sale : MLS®# N12808246

    19 Lundy Drive Box Grove Markham L6B 0G1
    Main Photo: 19 Lundy Drive in Markham: Box Grove House for sale : MLS®# N12808246
    $1,199,000
    Residential Freehold
    Status:
    Active
    MLS® Num:
    N12808246
    Bedrooms:
    3
    Bathrooms:
    3
    Welcome To 19 Lundy Drive - An Exceptionally Clean And Meticulously Maintained 3 Bed 3 Bath Home Located On A Short, Quiet Street In A Family-Friendly Neighbourhood, In Highly Desired Boxgrove. No Sidewalk! Smoke-Free And Pet-Free, This Home Offers Pride Of Ownership Inside And Out. The Main Floor Features 9-Foot Ceilings With Crown Mouldings, Gleaming Solid Oak Hardwood Flooring Throughout, And An Elegant Oak Staircase. The Upgraded Kitchen Features Tall Maple Cabinetry With Extended Cabinets, Quartz Countertops, Stone Marble Backsplash, A Large Pantry, And New Stainless Steel Appliances, Including A Brand-New Fridge And Dishwasher, Making It Both Stylish And Highly Functional. The Home Offers 3 Spacious Bedrooms, A Convenient Second-Floor Laundry Room, And Direct Interior Access From The Garage. Additional Highlights Include Central Vacuum, An Automatic Garage Door Opener With Keypad And Two Remotes, And A Security Camera System For Added Peace Of Mind. The Unfinished, Clean, And Dry Basement Provides Excellent Potential To Finish To Your Taste, With Additional Cold Storage Space. Outside, Enjoy Beautifully Landscaped Gardens, A Sheltered Front Porch, And A Private Backyard Featuring A Stone Patio With Pergola And A Solid Cedar Shed-Perfect For Relaxing Or Entertaining. Ideally Located Just A 10-Minute Walk To Walmart And Shopping Mall, 3-5 Minutes Drive To Hwy 7 & 407, And Close To Public Transit, Schools, Recreation Centre, Hospital, Library, And Community Amenities! Don't Miss This One! More details
    Listed by ONE PERCENT REALTY LTD.
    JIM STANTON
    BEN STANTON
  • 5272 Brookwood Court in Mississauga: East Credit House for sale : MLS®# W12808172

    5272 Brookwood Court East Credit Mississauga L5V 2N8
    Main Photo: 5272 Brookwood Court in Mississauga: East Credit House for sale : MLS®# W12808172
    $999,000
    Residential Freehold
    Status:
    Active
    MLS® Num:
    W12808172
    Bedrooms:
    5
    Bathrooms:
    4
    Move-in ready 2-storey semi on a quiet Mississauga court! Featuring 3+2 bedrooms, 4 bathrooms,and a finished basement with a separate entrance, this home offers space for family or multi-generational living. The main floor includes a practical living and dining area, perfect for everyday comfort and entertaining. The second level offers three generously sized bedrooms, while the finished basement provides additional living space with two bedrooms, a 3-piece bathroom, and a kitchen, ideal for extended family, guests, or a home office setup, and steps from parks, schools, shopping, and transit. Prime location near Terry Fox & Southfork. Don't miss this rare opportunity: a perfect blend of space, location, and lifestyle. More details
    Listed by RE/MAX PREMIER INC.
    JIM STANTON
    BEN STANTON
  • 5285 Durie Road in Mississauga: East Credit House for sale : MLS®# W12808174

    5285 Durie Road East Credit Mississauga L5M 2K2
    Main Photo: 5285 Durie Road in Mississauga: East Credit House for sale : MLS®# W12808174
    $599,000
    Residential Freehold
    Status:
    Active
    MLS® Num:
    W12808174
    Do not miss this exceptional vacant land opportunity at 5285 Durie Rd, ideally positioned in a thriving Mississauga community with incredible development potential. Proposed lot frontage of 9.00m with a lot area of 342.90 sq m (3,690.95 sq ft), part of a Committee of Adjustment approved consent to sever into 6 lots for 3 pairs of semi-detached homes. Zoned RL and ready for your vision. Savvy buyers will recognize the value of securing this lot in a neighbourhood surrounded by existing homes and strong real estate fundamentals. Minutes to Streetsville Village, Streetsville GO Station, Erin Mills Town Centre, Credit Valley Hospital, top rated schools and beautiful Credit River parklands. Easy access to Highways 401 and 403 rounds out this outstanding investment opportunity. More details
    Listed by SAM MCDADI REAL ESTATE INC.
    JIM STANTON
    BEN STANTON
  • 5287 Durie Road in Mississauga: East Credit House for sale : MLS®# W12808180

    5287 Durie Road East Credit Mississauga L5M 2K2
    Main Photo: 5287 Durie Road in Mississauga: East Credit House for sale : MLS®# W12808180
    $599,000
    Residential Freehold
    Status:
    Active
    MLS® Num:
    W12808180
    Rare opportunity to build in one of Mississauga's most established neighbourhoods starts here! This vacant land at 5287 Durie Rd offers a proposed lot frontage of 9.00m with a lot area of 342.90 sq m (3,690.95 sq ft), forming part of a Committee of Adjustment approved consent to create 6 lots for 3 pairs of semi-detached homes. Zoned RL, permitting semi-detached dwellings. Whether you are a builder, investor or end user looking to design your dream home, this is a rare chance to break ground in a prime location. Steps to Durie Road amenities, minutes to Streetsville GO Station, Erin Mills Town Centre, Credit Valley Hospital, top rated schools and the scenic Credit River trail system. Quick access to Highways 401 and 403 makes this an unbeatable location. More details
    Listed by SAM MCDADI REAL ESTATE INC.
    JIM STANTON
    BEN STANTON
  • 15 Brookbank Court in Brampton: Heart Lake East House for sale : MLS®# W12808198

    15 Brookbank Court Heart Lake East Brampton L6Z 3G4
    Main Photo: 15 Brookbank Court in Brampton: Heart Lake East House for sale : MLS®# W12808198
    $1,299,900
    Residential Freehold
    Status:
    Active
    MLS® Num:
    W12808198
    Bedrooms:
    5
    Bathrooms:
    4
    Welcome to this exceptional 4-bedroom home, perfectly situated in one of Brampton's most exclusive neighbourhoods just off Conservation Drive. Thoughtfully upgraded throughout, the residence showcases a fully renovated gourmet kitchen with a gas stove, stainless steel appliances, granite countertops, and abundant oak cabinetry. The spacious primary suite offers a cozy wood-burning fireplace, an oversized walk-in closet, and a beautifully updated 6-piece ensuite with heated floors, while a newly renovated 4-piece bath serves the second floor. Separate living and family rooms are connected by a striking two-sided wood-burning fireplace, with the family room enhanced by soaring vaulted ceilings and elegant French doors. From the breakfast area, step outside to a professionally landscaped backyard featuring a two-tiered patio, sparkling inground pool, underground sprinkler system, and interlocking walkways. The finished basement adds even more living space with a recreation room warmed by a gas fireplace, a sitting and gaming area, a 3-piece bath with air-jet tub, a cold cellar, and extensive pot lighting with upgraded fixtures, all complemented by generous storage. Laundry can easily be relocated to the main floor mudroom, with plumbing and electrical connections already in place. Additional highlights include newer windows, a roof replaced in 2024, and a large pie-shaped lot with tasteful landscaping. Close to scenic trails and Heart Lake Conservation Area, this beautifully decorated home offers warmth, elegance, and functionality-an outstanding property that truly deserves your attention. More details
    Listed by RE/MAX REAL ESTATE CENTRE INC.
    JIM STANTON
    BEN STANTON
  • 40 Albert Street S in Kawartha Lakes: Lindsay House for sale : MLS®# X12808242

    40 Albert Street S Lindsay Kawartha Lakes K9V 3G7
    Main Photo: 40 Albert Street S in Kawartha Lakes: Lindsay House for sale : MLS®# X12808242
    $479,900
    Residential Freehold
    Status:
    Active
    MLS® Num:
    X12808242
    Bedrooms:
    4
    Bathrooms:
    3
    Opportunity knocks at 40 Albert St S! This home offers incredible potential for the right buyer looking to add value and make it their own. Featuring a detached garage with plumbing, brand-new windows, fully fenced property and a charming covered front porch entry, some of the groundwork has already been laid. Inside, you'll find a beautiful staircase that adds warmth and character, along with a functional, open concept layout, soaring ceilings and lots of natural light. A blank canvas to bring your vision to life! A standout feature is the in-law suite with a separate entrance, ideal for multigenerational living, extended family, or flexible living arrangements with the potential for a separate kitchen, washroom and bedroom. With generous space and a central location close to everyday amenities, this property is an excellent opportunity to create something truly special. More details
    Listed by AFFINITY GROUP PINNACLE REALTY LTD.
    JIM STANTON
    BEN STANTON
  • 1674 Heathside Crescent in Pickering: Liverpool House for sale : MLS®# E12808258

    1674 Heathside Crescent Liverpool Pickering L1V 5V6
    Main Photo: 1674 Heathside Crescent in Pickering: Liverpool House for sale : MLS®# E12808258
    $1,625,000
    Residential Freehold
    Status:
    Active
    MLS® Num:
    E12808258
    Bedrooms:
    4
    Bathrooms:
    4
    Welcome to one of Pickering's most sought-after neighbourhoods, where location, privacy, and lifestyle blend effortlessly. Set on an exceptionally private, tree-lined lot, this stunning family home offers a backyard retreat that is truly rare. The fully fenced in-ground pool - complete with a slide - brings a sense of fun and nostalgia that makes summers unforgettable. A spacious deck overlooks the serene yard, creating the perfect backdrop for entertaining, relaxing, and making lifelong family memories. Inside, the home continues to impress. Thoughtfully designed with generous principal rooms and an abundance of natural light, it strikes the perfect balance between refined elegance and everyday comfort. The updated kitchen serves as the heart of the home, ideal for gathering and hosting, while direct garage access and two separate staircases to the finished basement offer both practicality and flexibility. The lower level provides additional living space and a full bathroom - ideal for guests, teens, or extended family. Upstairs, the primary suite is a true sanctuary. Featuring a beautifully renovated ensuite with a separate soaker tub, heated floors, a heated towel bar, and a cozy gas fireplace, this retreat offers spa-like comfort with every detail thoughtfully considered. A spacious walk-in closet completes the space, making it both luxurious and functional - the perfect place to unwind at the end of the day. An extended driveway accommodates six vehicles or more, making hosting effortless. All of this, just minutes from top-rated schools, parks, shopping, transit, and every amenity you could need. A rare opportunity to own a private, family-focused retreat in one of Pickering's most desirable communities. More details
    Listed by RE/MAX HALLMARK FIRST GROUP REALTY LTD.
    JIM STANTON
    BEN STANTON
  • 87 O'Connor Crescent S in Richmond Hill: North Richvale House for sale : MLS®# N12808252

    87 O'Connor Crescent S North Richvale Richmond Hill L4C 7N9
    Main Photo: 87 O'Connor Crescent S in Richmond Hill: North Richvale House for sale : MLS®# N12808252
    $1,298,000
    Residential Freehold
    Status:
    Active
    MLS® Num:
    N12808252
    Bedrooms:
    4
    Bathrooms:
    3
    Discover an exceptional opportunity at 87 O'Connor Crescent, located in the heart of Richmond Hill's highly sought-after North Richvale community. This detached 4-bedroom, 3-bathroom home sits on a rare 43 x 132 ft premium deep lot, offering outstanding outdoor space and long-term potential. Well maintained and filled with natural light, the home features a bright, spacious layout that feels warm and welcoming from the moment you enter. It is comfortably move-in ready and can be enjoyed exactly as it is, while still offering the opportunity to renovate or customize over time to reflect your own style and vision. The semi-finished basement offers a blank slate to create and design according to your needs. The deep, private backyard is a standout feature, offering exceptional space and privacy with endless possibilities for outdoor living and future growth. Situated in a family-friendly neighbourhood known for top-rated schools, including Alexander Mackenzie High School and St. Anne Catholic Elementary School, and close to Major Mackenzie Drive, Bathurst Street, parks, trails, recreation facilities, GO Train, VIVA Transit, and major commuter routes. Police, Fire Station, Library, Hospital, and Sue's Market are all just minutes away. A rare opportunity on a premium lot in one of Richmond Hill's most established and desirable communities. More details
    Listed by COLDWELL BANKER THE REAL ESTATE CENTRE
    JIM STANTON
    BEN STANTON
  • 4 Ken Davie Gate in Georgina: Keswick North House for sale : MLS®# N12808294

    4 Ken Davie Gate Keswick North Georgina L4P 0J5
    Main Photo: 4 Ken Davie Gate in Georgina: Keswick North House for sale : MLS®# N12808294
    $999,000
    Residential Freehold
    Status:
    Active
    MLS® Num:
    N12808294
    Bedrooms:
    4
    Bathrooms:
    3
    Welcome to 4 Ken Davie, Treasure Hill Built Bay Hill model, Elevation "C" **2067 Sq,Ft. ** Home Featuring 4 Spacious Bedrooms And 3 Modern Bathrooms With Bright, Open Concept Layout, This Home Offers Plenty Of Room For Family Living And Entertaining. The Sleek Kitchen Comes Equipped With Brand New Appliances While The Large Living And Diving Areas Are Perfect For Gathering. Upstairs, The Bedrooms Provide Peaceful Retreats With Ample Closet Space, Including A Primary Suite With 5 Piece Bath. This Homes Boasts A Fresh, Clean Feel Throughout, With Modern Finishes And Natural Light. In Every Room. Situated In A Quiet, Family-Friendly Neighborhood, Close To Shops And Highway Access. In Every Room. Situated In a Quiet, Family-Friendly Neighborhood, Close To Shops And Highway Access. This Is The Perfect Place To Call Home! Schedule Your Viewing Today. **Taxes not yet assessed. **Separate side entrance to basement** More details
    Listed by RE/MAX PREMIER INC.
    JIM STANTON
    BEN STANTON
  • 2255 Douglas Avenue in Innisfil: Alcona House for sale : MLS®# N12808296

    2255 Douglas Avenue Alcona Innisfil L9S 2C5
    Main Photo: 2255 Douglas Avenue in Innisfil: Alcona House for sale : MLS®# N12808296
    $1,119,000
    Residential Freehold
    Status:
    Active
    MLS® Num:
    N12808296
    Bedrooms:
    4
    Bathrooms:
    3
    Set on a 67 x 201 ft treed corner lot in one of Alcona's most sought after neighbourhoods, this 3+1 bedroom, 3 bathroom home offers space, privacy, and the kind of layout that truly works for real life.The wrap around porch is more than curb appeal. It is where morning coffee tastes better and summer evenings stretch a little longer.Inside, the heart of the home is the kitchen. Quartz countertops, a generous centre island, and open sightlines to the living and dining areas make it easy to host, connect, and keep everyone close. Hardwood and engineered hardwood flooring bring warmth and character, while main floor laundry and inside entry from the heated garage make everyday routines seamless.Upstairs, the primary suite feels like your own quiet corner of the house. A spacious walk in closet and a spa inspired 5 piece ensuite create a space to slow down and reset. Hardwood flooring sits beneath the carpet, giving you options for the future.The partially finished basement adds flexibility with a large additional bedroom, recreation space, and plenty of storage. Perfect for guests, teens, a home office, or simply extra room to spread out.Outside, mature trees frame the yard and provide privacy you simply cannot recreate in newer builds. Perennial gardens return year after year with minimal upkeep. A gas BBQ hookup, no sidewalk cutting into the driveway, and the added space of a corner lot are details that matter.Located minutes from Innisfil Beach Park, Lake Simcoe, the boat launch, dog beach, parks, and quick access to Hwy 400, this is a home that balances comfort, location, and long term value.Basement interior area: 1,366.36 sq ft including unfinished space. More details
    Listed by RIGHT AT HOME REALTY
    JIM STANTON
    BEN STANTON
  • 1905 Webster Boulevard in Innisfil: Alcona House for sale : MLS®# N12808300

    1905 Webster Boulevard Alcona Innisfil L9S 2A6
    Main Photo: 1905 Webster Boulevard in Innisfil: Alcona House for sale : MLS®# N12808300
    $870,000
    Residential Freehold
    Status:
    Active
    MLS® Num:
    N12808300
    Bedrooms:
    5
    Bathrooms:
    4
    Beautifully maintained former model home in the heart of Alcona, just minutes from Lake Simcoe! This bright, open-concept bungalow features 9' flat ceilings, fresh paint, and brand-new laminate flooring throughout. Renovated washrooms and a modern eat-in kitchen with granite counters and S/S appliances. Walk out to a massive 14'x32' deck overlooking a private, treed greenbelt-no rear neighbors! King-sized primary bedroom with W/I closet and ensuite. The fully finished basement boasts a separate concrete side entrance, perfect for extended family. Move-in ready, filled with natural light, and close to schools, parks, and beaches. A must-see! More details
    Listed by FIRST CLASS REALTY INC.
    JIM STANTON
    BEN STANTON
  • 7118 Yonge Street in Innisfil: Rural Innisfil House for sale : MLS®# N12808316

    7118 Yonge Street Rural Innisfil Innisfil L9S 4P3
    Main Photo: 7118 Yonge Street in Innisfil: Rural Innisfil House for sale : MLS®# N12808316
    $1,349,000
    Residential Freehold
    Status:
    Active
    MLS® Num:
    N12808316
    Bedrooms:
    5
    Bathrooms:
    3
    Windows & Doors (2025), Exterior Paint, Fully Redesigned With Contemporary Finishes And Neutral Tones. Soaring Ceilings On 3.1 Acres Backing Onto Woodlands. Open-Concept Layout With Engineered Hardwood, Smooth Ceilings, And Large Porcelain Slabs Throughout. Primary Suite Offers A 4-Piece Ensuite With Freestanding Tub, Glass Shower W/ Bench & Stepless Entry, Bidet, Heated Floors. Chef's Kitchen Features 6 Appliances, 9.5-Ft Quartz Waterfall Island, Ample Cabinetry, Wine Cabinet & Bar Fridge. Living Room Boasts Cathedral-Style Led Kissed Oak Wall, 72-Inch Fireplace, 3 New Skylights. Lower Level Includes 2 Bedrooms, 3-Pc Bath, Theater Room W/ 98-Inch Fireplace, Oak Wall, Porcelain Slabs, And Bar. Outdoors: Interlocked Walkway/Patio With Fireplace & Built-In Bench (Some Trees Removed). Super Close To Ymca, City Hall, Private School, Next To Upcoming Hospital. Extras: 1 Roughed-In 3Pc Bath. More details
    Listed by RE/MAX WEST REALTY INC.
    JIM STANTON
    BEN STANTON
1-15/1,500
Data was last updated February 21, 2026 at 06:15 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.