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  • 6 Fairbairn Court in Clarington: Bowmanville House for sale : MLS®# E12498318

    6 Fairbairn Court Bowmanville Clarington L1C 4K9
    Main Photo: 6 Fairbairn Court in Clarington: Bowmanville House for sale : MLS®# E12498318
    $665,000
    Residential Freehold
    Status:
    Active
    MLS® Num:
    E12498318
    Bedrooms:
    4
    Bathrooms:
    3
    Step into this charming 4-bedroom, 3-bathroom home, perfectly nestled on a peaceful, family-friendly court in Bowmanville. The upper level offers 2 spacious bedrooms (with the option to easily convert into 3) and 2 bathrooms, including a primary bedroom with its own 2-piece ensuite. A bright kitchen with a walkout to the deck overlooks the expansive 117.80 ft lot, providing endless possibilities for outdoor living and entertaining. The lower level boasts a large recreation room, 2 generous bedrooms, and a full bathroom. With multiple above-grade windows, the space feels open and welcoming. Theres also ample opportunity to add a kitchen, creating the potential for an in-law suite or income helper to support with mortgage payments. This home is within walking distance to the Bowmanville Valley Conservation Area and just minutes from schools, shopping, restaurants, and quick access to Highway 401. Offering space, flexibility, and a great location, this home truly has it all. More details
    Listed by KELLER WILLIAMS ENERGY REAL ESTATE
    JIM STANTON
    BEN STANTON
  • 7 Buttonbush Lane in Richmond Hill: Oak Ridges Lake Wilcox House for sale : MLS®# N12498302

    7 Buttonbush Lane Oak Ridges Lake Wilcox Richmond Hill L4E 1E7
    Main Photo: 7 Buttonbush Lane in Richmond Hill: Oak Ridges Lake Wilcox House for sale : MLS®# N12498302
    $999,000
    Residential Freehold
    Status:
    Active
    MLS® Num:
    N12498302
    Bedrooms:
    3
    Bathrooms:
    3
    4 years old house built by Award Winning Acorn Developments! Energy Star Qualified Home. Located In Prime Yonge & Bloomington. Short Distance To 404, Shopping, Restaurants, Lake Wilcox, Golf & Community Center. Minutes To The Future Bloomington Go Station. More details
    Listed by RE/MAX HALLMARK REALTY LTD.
    JIM STANTON
    BEN STANTON
  • 2151 Rodick Road in Markham: Cachet House for sale : MLS®# N12498344

    2151 Rodick Road Cachet Markham L6C 1S8
    Main Photo: 2151 Rodick Road in Markham: Cachet House for sale : MLS®# N12498344
    $2,888,000
    Residential Freehold
    Status:
    Active
    MLS® Num:
    N12498344
    Bedrooms:
    5
    Bathrooms:
    7
    Discover this luxury ***3-car garage home*** located in the prestigious Cachet community. Offers over 5,000 sqft of elegant living space with 9' ceilings on the main floor. The entire home was fully renovated and is about 10 years new, including all windows, bathrooms, and finishes, combining modern comfort with timeless sophistication. The interior features hardwood flooring throughout, 4 skylights, abundant pot lights, and a bright open layout. The gourmet kitchen showcases quartz countertops and stainless steel appliances. Upstairs boasts 5 spacious bedrooms, each with its own ensuite bath, while the finished basement includes a wet bar, ideal for entertaining. The exterior pot lights are installed for added night-time elegance. The professionally landscaped front and back yards are enhanced with beautiful composite and a 20' x 40' backyard deck, creating a private and inviting outdoor retreat. Conveniently located minutes from Hwy 404/407, T&T Supermarket, and top-ranked schools (Pierre Trudeau High School), this home perfectly blends luxury, comfort, and convenience. More details
    Listed by HC REALTY GROUP INC.
    JIM STANTON
    BEN STANTON
  • 3227 Sixth Line in Oakville: 1008 - GO Glenorchy House for sale : MLS®# W12498350

    3227 Sixth Line 1008 - GO Glenorchy Oakville L6H 0V9
    Main Photo: 3227 Sixth Line in Oakville: 1008 - GO Glenorchy House for sale : MLS®# W12498350
    $999,999
    Residential Freehold
    Status:
    Active
    MLS® Num:
    W12498350
    Bedrooms:
    4
    Bathrooms:
    3
    Newly built, the Edward model having 2058 sqft, Spacious bright Executive Townhome A True Gem in Luxury Living This exceptional, bright, and sunny 3-storey executive townhome offers an unparalleled blend of modern design and sophisticated comfort. Step inside to Main & Second floor boasts 9-foot ceiling. Second floor having open concept living and dining area is perfect for entertaining, with large windows that flood the space with natural light. The spacious layout creates an inviting atmosphere, allowing for easy flow and flexibility in how you live and entertain. The elegant living and dining spaces seamlessly connect to a large set of glass doors, leading to a generous balcony that offers a serene escape ideal for relaxing with your morning coffee or enjoying the evening breeze. The expansive outdoor area provides sample space for patio furniture and plants, bringing an added sense of luxury and tranquility to this already stunning home. The third level of the townhome is designed with comfort in mind, boasting combination of hardwood and carpet on this floor. The large, sun-filled master bedroom is a true retreat, offering abundance of space and natural light, creating the perfect sanctuary to unwind at the end of the day. The master suite also includes a spacious walk-in closet, providing ample storage space for all your wardrobe essentials. Every detail of this townhome has been thoughtfully crafted to combine luxury, functionality, and style. From the refined finishes to the spacious, airy layout, this home is designed for those who appreciate the finer things in life. Perfectly situated in a highly desirable area. This executive townhome offers the ideal balance of elegance, convenience, and comfort. Don't miss your chance to experience this exquisite property with many upgrades. A MUST SEE GEM!!!. Note: Currently Tanent is living More details
    Listed by EXP REALTY
    JIM STANTON
    BEN STANTON
  • 83 Pachino Boulevard in Toronto: Wexford-Maryvale House for sale (Toronto E04) : MLS®# E12498374

    83 Pachino Boulevard Wexford-Maryvale Toronto M1R 4J8
    Main Photo: 83 Pachino Boulevard in Toronto: Wexford-Maryvale House for sale (Toronto E04)  : MLS®# E12498374
    $1,175,000
    Residential Freehold
    Status:
    Active
    MLS® Num:
    E12498374
    Bedrooms:
    4
    Bathrooms:
    2
    LOCATION! LOCATION! LOCATION! 2 mins from HWY 401, Close to HWY 404. High demand area Wexford-Maryvale. Huge Corner/Premium Lot. Fully Upgraded newly renovated house, Open concept, big size closets, Brand NEW Basement never Lived in with Separate Entrance and high ceiling, New Roof(2021), Extra storage in Garage. Close to Public and Catholic Schools, TTC Bus routes, Shopping Malls and Parks, Minutes to Costco. More details
    Listed by HOMELIFE SIGNATURE REALTY
    JIM STANTON
    BEN STANTON
  • 3885 89 Highway in Innisfil: Rural Innisfil House for sale : MLS®# N12498396

    3885 89 Highway Rural Innisfil Innisfil L0L 1L0
    Main Photo: 3885 89 Highway in Innisfil: Rural Innisfil House for sale : MLS®# N12498396
    $1,599,899
    Residential Freehold
    Status:
    Active
    MLS® Num:
    N12498396
    Bedrooms:
    6
    Bathrooms:
    5
    LUXURIOUS BUNGLOW on 1.7 Acres, approximately 4500sft living space, Huge Living, Dinning & Family Room. Chefs Dream incredible Custom Gourmet Kitchen & high-end appliances, pot light, hardwood flooring throughout, Huge game room Hall, Sun Room, office with seperate entranc, B/I Closets,Tons of Possibility for future expansion of dwelling unit/storage unit upon permit.huge walkout basement with seperate entrance, huge window throughout with natural light all day,A second master bedroom includes its own full ensuite perfect for guests or extended family.potential to rezone to commercial by applying for zoning by law amendment, New Furnance and heat pump, minutes to highway 400, Tanger outlet mall, close to future highway 413 More details
    Listed by HOMELIFE SUPERSTARS REAL ESTATE LIMITED
    JIM STANTON
    BEN STANTON
  • 66 Merlin Street in Oakville: 1008 - GO Glenorchy House for sale : MLS®# W12498240

    66 Merlin Street 1008 - GO Glenorchy Oakville L6H 0Z4
    Main Photo: 66 Merlin Street in Oakville: 1008 - GO Glenorchy House for sale : MLS®# W12498240
    $2,088,000
    Residential Freehold
    Status:
    Active
    MLS® Num:
    W12498240
    Bedrooms:
    6
    Bathrooms:
    5
    Stunning 5-Bedroom Executive Home in The Oakes over 4500 Sq Ft of finished Luxury Living space. Welcome to this exquisite Treasure Hill Baymont Five (Elevation C), family-friendly living in the heart of The Oakes, one of Oakville's most sought-after communities.Designed with function and sophistication in mind, Exterior pot lights around home, the main floor features soaring 10ft ceilings, a spacious formal living/dining area, a private den, and an open-concept kitchen with extended cabinetry, centre island, and breakfast area all overlooking the sun-filled family room with a gas fireplace and large windows.Upstairs, 9ft ceiling you'll find five generously sized bedrooms, including a luxurious primary suite with a walk-in closet and spa-like 5-piece ensuite. Bonus, garage has a rough in EV line.The second floor also includes a convenient laundry room, two shared bathrooms, and ample closet space throughout. Located near parks, top-rated schools, and all major amenities. This is your chance to own a move-in ready home in a thriving, family-focused neighbourhood. Don't miss out book your showing today More details
    Listed by REAL AGENCY
    JIM STANTON
    BEN STANTON
  • 3 Forestgrove Circle in Brampton: Heart Lake East House for sale : MLS®# W12498442

    3 Forestgrove Circle Heart Lake East Brampton L6Z 4T2
    Main Photo: 3 Forestgrove Circle in Brampton: Heart Lake East House for sale : MLS®# W12498442
    $1,049,000
    Residential Freehold
    Status:
    Active
    MLS® Num:
    W12498442
    Bedrooms:
    5
    Bathrooms:
    4
    This home is ready for its next chapter - and all it's missing is you. Every renovation choice, from the flooring to the fixtures, was made with long-term quality and everyday comfort in mind. There's nothing left to do but move in and start enjoying the exceptional lifestyle this property offers.Whether you're looking for an upscale family home, a smart investment with rental income, or simply a place that combines luxury and practicality, this Heart Lake gem delivers it all.Homes of this calibre are rare and sell quickly - especially when they combine modern luxury, legal income potential, and an unbeatable location. Don't miss this opportunity to own one of Heart Lake's finest homes.Nestled on a quiet street in one of Heart Lake's most sought-after neighbourhoods, this stunning detached home has been completely renovated from top to bottom - with over $200,000 in high-end upgrades!Featuring:Gorgeous new kitchens (upper & basement) with gas stoves and quartz countertopsNew floors and modern open-concept layoutFour beautifully renovated bathrooms2nd floor laundry for added convenienceSteam shower for a spa-like experienceLegal basement apartment - perfect for rental income ($1700) or extended familyUpgraded heat pump system for low utility costsWhole-house water & RO filtration system, remote-control blinds, and new windows ($25K) Skylight and pot lights throughout, Close to top-rated schools, major highways, local amenities, and the beautiful Heart Lake Conservation Area. Schedule your private showing today and experience for yourself what 10+++ truly feels like! More details
    Listed by RIGHT AT HOME REALTY
    JIM STANTON
    BEN STANTON
  • 282 Earlscourt Avenue in Toronto: Caledonia-Fairbank House for sale (Toronto W03) : MLS®# W12498448

    282 Earlscourt Avenue Caledonia-Fairbank Toronto M6E 4B8
    Main Photo: 282 Earlscourt Avenue in Toronto: Caledonia-Fairbank House for sale (Toronto W03)  : MLS®# W12498448
    $1,389,900
    Residential Freehold
    Status:
    Active
    MLS® Num:
    W12498448
    Bedrooms:
    3
    Bathrooms:
    2
    Fit for a Modern Monarch - Your Noble Nest Awaits at 282 Earlscourt Avenue. Step into luxury in this fully renovated 3-bedroom, 2-bathroom gem in the coveted St. Clair West neighbourhood. From the brand-new concrete driveway (fits 3 cars!) to the double car garage and separate entrance, every detail has been thoughtfully upgraded. All hookups (gas, power, electrical) are in place for a potential basement suite conversion. The entire exterior has been reclad in sleek white stucco with 3" insulation, complemented by and flat panel iron railing, new windows and doors throughout. A striking new front addition welcomes you with oversized commercial-grade windows, slate tile flooring, built-in cabinetry, and a cherry board-and-batten ceiling. Inside, the wide open-concept main floor is perfect for entertaining, featuring a sectional-worthy living room and a dramatic custom kitchen with black onyx counters and backsplash, high-grade cabinetry, and a full suite of new stainless steel appliances. Sliding doors open to a sunny west-facing backyard with a newly built 16ft x 16ft party deck, cantilevered umbrella, privacy fencing, and direct access to the double garage. Upstairs, a custom staircase with mid-century curved railing and white oak millwork leads to a sumptuous king-sized primary retreat with built-in cabinetry, a work-from-home nook, and a 16ft x 8ft private terrace ideal for morning coffee or evening wine. Two additional spacious bedrooms and a spa-inspired bathroom with wrap around tile, backlit mirror, and ample storage complete the upper level. The fully finished basement offers leveled floors, 8 feet of custom cabinetry, a large rec room, a stylish modern second bathroom, and a laundry area with generous storage. Ask for full list of upgrades. This home is a masterclass in modern renovation - bold, beautiful, and built to impress. More details
    Listed by RE/MAX HALLMARK ESTATE GROUP REALTY LTD.
    JIM STANTON
    BEN STANTON
  • 1988 Royal Road in Pickering: Village East House for sale : MLS®# E12498436

    1988 Royal Road Village East Pickering L1V 1Y2
    Main Photo: 1988 Royal Road in Pickering: Village East House for sale : MLS®# E12498436
    $2,349,900
    Residential Freehold
    Status:
    Active
    MLS® Num:
    E12498436
    Bedrooms:
    5
    Bathrooms:
    5
    The Cornerstone of Luxury Living in Pickering Village East! Welcome to 1988 Royal Rd A Custom-Built Masterpiece Offering About 6,000 SqFt Of Luxurious Finished Living Space On A Rare Deep Lot In One Of Pickerings Most Sought-After Communities. Property Features: 4+1 Bedrooms | 5 Bathrooms, Grand Open-Concept Layout With Soaring Ceilings, Solid Plank Hardwood Flooring Throughout, Chefs Kitchen With Oversized Island, Premium Finishes, And Open Flow To Dining & Family Rooms. Elegant Gas Fireplace, Feature Wall In Expansive Family Room. Formal Living Room For Refined Entertaining & Private Primary Retreat With: Separate Seating Area, Lavish Oversized Walk-In Closet With Wakeup Station, Spa-Inspired Ensuite Bath, Three Additional Spacious Bedrooms With Access To Designer Bathrooms.Potential Rental Income Finished Basement With Large Recreation Area, Optional Home Theatre Or Gym. Pool-Size Backyard Ideal For Outdoor Enjoyment & Future Landscaping Potential. Deep Lot Offers Space And Privacy Rarely Found In The Area..This Home Combines Contemporary Elegance With Unparalleled Functionality, Designed To Impress The Most Discerning Buyers. A true Statement Of Luxury Living...Dont Miss Your Chance To Call This Exceptional Property Home. Book Your Tour Today! More details
    Listed by RIGHT AT HOME REALTY
    JIM STANTON
    BEN STANTON
  • 14 Faye Street in Brampton: Bram East House for sale : MLS®# W12498234

    14 Faye Street Bram East Brampton L6P 4M9
    Main Photo: 14 Faye Street in Brampton: Bram East House for sale : MLS®# W12498234
    $919,999
    Residential Freehold
    Status:
    Active
    MLS® Num:
    W12498234
    Bedrooms:
    4
    Bathrooms:
    4
    Welcome To 14 Faye Street, A Stunning And Rarely Offered 3-Storey End-Unit Freehold Townhouse Nestled In The Heart Of East Brampton's Prestigious Castlemore Community! This Meticulously Maintained 3+1 Bedroom, 4 Bathroom Home Boasts An Impressive 2,197 Sq. Ft. Of Upgraded Living Space, Thoughtfully Designed With Both Functionality And Elegance In Mind. Featuring 9-Ft Ceilings On The Main And Second Floors, No Carpet Throughout, And An Abundance Of Natural Light From Oversized Windows. The Main Level Offers A Spacious Office With A 2-Pc Bathroom, Ideal For A Home Office Or An Additional Bedroom. A Grand Oak Staircase Leads To The Expansive Second Floor, Featuring Separate Living, Dining, And Family Rooms, As Well As A Bright Breakfast Area With Walk-Out To A Backyard. The Gourmet Kitchen Is A Chefs Dream With Stainless Steel Appliances, Backsplash, Undermount Sink, And Faucet, Plus Ample Cabinet Space And A Large Centre Island Perfect For Hosting. The Third Floor Offers 3 Generously Sized Bedrooms, Including A Luxurious Primary Retreat With His-And-Hers Walk-In Closets And A 3 - Pc Ensuite, While The Other Bedrooms Share A Convenient Full Bath. Additional Highlights Include Premium Laminate And Ceramic Flooring Throughout, A Double Door Entry, Two Parking Spaces Including A Private Garage, And A Separate Rear Entrance To The Basement Providing Exciting Potential For A Future In-Law Suite Or Rental Income. Situated Just Minutes From Hwy 427, Hwy 407, Pearson International Airport, And With Easy Access To Vaughan, Mississauga, Bolton, And Downtown Toronto, This Home Offers Unmatched Convenience. Walking Distance To Costco, Grocery Stores, Public Transit, Schools, Parks, Restaurants, Places Of Worship, Banquet Halls, Hospitals, And All Essential Amenities. This Is An Exceptional Opportunity To Own A Spacious, Modern, And Move-In Ready Home In One Of Brampton's Most Desirable Locations. Don't Miss Your Chance...Schedule Your Viewing Today! More details
    Listed by ROYAL LEPAGE FLOWER CITY REALTY
    JIM STANTON
    BEN STANTON
  • 57 Bronze Crescent in Bradford West Gwillimbury: Bradford House for sale : MLS®# N12498290

    57 Bronze Crescent Bradford Bradford West Gwillimbury L3Z 0B1
    Main Photo: 57 Bronze Crescent in Bradford West Gwillimbury: Bradford House for sale : MLS®# N12498290
    $1,349,900
    Residential Freehold
    Status:
    Active
    MLS® Num:
    N12498290
    Bedrooms:
    5
    Bathrooms:
    4
    Beautiful 3+2 Bedrooms, 4 washrooms Bungalow with walkout basement, no Sidewalk in Bradford Ontario. Welcome to this bright spacious home situated on a 50 foot lot in one of Bradford's most desirable neighbourhoods. This bungalow features a double Car garage, double door entry aft Ceiling, Living/dining, Large family room, bright and open concept Layout, Spacious eat in kitchen, spacious 3 bedrooms, 2 full washroom on the main level and hardwood floors. Fully finished walkout basement apartment featuring a separate entrance, 2 laundry rooms. 2 additional bedrooms, 2 washrooms, perfect for in law suite or rental opportunity. Blend of comfort, functionality, versatility and investment ideal for large multigenerational families. Enjoy the comfort, space, and flexibility this home provides all within minutes of Schools, parks, shopping, restaurants and major highways. More details
    Listed by HOMELIFE/MIRACLE REALTY LTD
    JIM STANTON
    BEN STANTON
  • 79 Watney Crescent in Toronto: Glenfield-Jane Heights House for sale (Toronto W05) : MLS®# W12498276

    79 Watney Crescent Glenfield-Jane Heights Toronto M3L 2E1
    Main Photo: 79 Watney Crescent in Toronto: Glenfield-Jane Heights House for sale (Toronto W05)  : MLS®# W12498276
    $959,900
    Residential Freehold
    Status:
    Active
    MLS® Num:
    W12498276
    Bedrooms:
    5
    Bathrooms:
    3
    Welcome Home to this Lovely 4+1 Bedroom, 3 Bath Semi-Detached 5 Level Backsplit Home!!! Huge Lot with Private Driveway and Detached Garage! The Spacious Living Rm & Dining Rm has Large Windows Overlooking the Backyard Gardeners Dream! Enjoy the Seasons change under the Pergola while you enjoy a handful of ripe grapes! The Kitchen with Breakfast Area & Walk-Out is a Great Size and has a Side Door to make it even easier to bring in the groceries! The Fully Finished Lower Level has a Second Kitchen, Large Recreation Area with 3 piece Bathroom and steps up to a plus one bedroom for the In-laws! The Top Floor has 2 Bedrooms & the Spacious Primary Bedroom & a 4 piece Bath! A Fantastic Location close to Schools, Hwys 400 & 401, Parks and Walking Trails, Community Centres, Transit, Shopping & Much More! A Rare Gem! Don't Miss Out on this Opportunity!!! More details
    Listed by RE/MAX REALTY ENTERPRISES INC.
    JIM STANTON
    BEN STANTON
  • 56 Chelliah Court in Toronto: Rouge E11 House for sale (Toronto E11) : MLS®# E12494138

    56 Chelliah Court Rouge E11 Toronto M1B 0E7
    Main Photo: 56 Chelliah Court in Toronto: Rouge E11 House for sale (Toronto E11)  : MLS®# E12494138
    $1,399,000
    Residential Freehold
    Status:
    Active
    MLS® Num:
    E12494138
    Bedrooms:
    5
    Bathrooms:
    4
    "La Porte Noire" is a premier newly built custom maison within the Rouge Park area bordering Markham. Designed with real hardwood flooring, Tom Dixon-esque lights, artisanal moulding & smart appliances. Feel cozy & safe within the gated lot, while enjoying the pristine woods & no rear neighbors! Nestled within the cul-de-sac, the house stands proudly overlooking the street with a view all the way to Conlins Road. Quick highway access means less traffic & more time with family. Tons of upgrades! Mint condition as the property was maintained by previous owner's staff. Available 24/7 for showings (must be accompanied by a realtor). More details
    Listed by SUPERSTARS REALTY LTD.
    JIM STANTON
    BEN STANTON
  • 363 Crossland Gate in Newmarket: Glenway Estates House for sale : MLS®# N12494122

    363 Crossland Gate Glenway Estates Newmarket L3X 1B5
    Main Photo: 363 Crossland Gate in Newmarket: Glenway Estates House for sale : MLS®# N12494122
    $1,199,900
    Residential Freehold
    Status:
    Active
    MLS® Num:
    N12494122
    Bedrooms:
    5
    Bathrooms:
    4
    Welcome To Glenway Estates! Tucked Away In One Of Newmarket's Most Sought-After Communities, This Spacious 4 + 1 Bedroom, 3 + 1 Bathroom Home Has All The Room You Need To Live, Grow, And Entertain In Style. Step Inside To Find A Bright Eat-In Kitchen With Oversized Windows That Flood The Space With Natural Light. The Large Living Room And Separate Formal Dining Room Make Hosting Gatherings Effortless, While The Family Room With A Cozy Wood-Burning Fireplace Invites You To Curl Up On Chilly Nights. The Laundry/Mudroom Provides Direct Access To The Garage And A Separate Side Entrance, Adding Extra Convenience To Your Day-To-Day Routine. A Classic Oak Staircase Adds Timeless Character And Leads You Upstairs To Four Generous Bedrooms, A Main Bathroom, And A Spacious Primary Suite Featuring A 4-Piece Ensuite And Plenty Of Room To Relax And Recharge. Downstairs, The Fully Finished Basement Offers Even More Versatility - Complete With An Additional Bedroom, Recreation Area, Office Space, A 3-Piece Bath, And Ample Storage. And Then There's The Backyard - Your Own Private Oasis. Surrounded By Mature Trees, This Beautifully Landscaped Retreat Offers Complete Privacy And Is Designed For Entertaining Or Pure Relaxation. Enjoy Summer Days By The Saltwater In-Ground Pool, Unwind In The Hot Tub, Or Host Unforgettable Bbqs On The Expansive Deck. This Solid, Well-Maintained Home Is Ready For Your Personal Touch - A Perfect Canvas To Make Your Own. All Of This, Set In A Mature, Family-Friendly Neighbourhood Close To Great Schools, Parks, Shopping And All Amenities. More details
    Listed by RIGHT AT HOME REALTY
    JIM STANTON
    BEN STANTON
1-15/1,500
Data was last updated November 1, 2025 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.