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abbey springs recent sales

Nestled on the shores of Geneva Lake in Fontana, WI, Abbey Springs is a beautiful resort community that has served as an enchanted getaway for generations. Our top-rated real estate agents in Southwest Provo are local experts and are ready to answer your questions about properties, neighborhoods, schools, and the newest listings for sale in Southwest Provo. This error applies to the full form. Use filters to narrow your search by price, square feet, beds, and baths to find homes that fit your criteria. Ohio Washington Search the largest database of homes for sale in the Chicagoland area and get the 'inside scoop' on exclusive property listings. Use the previous and next buttons to navigate. View listing photos, review sales history, and use our detailed real estate filters to find the perfect place. Atrium Cabana Clubhouse Common Green Space Dock Elevator Exercise Room Golf Handicap Access Indoor Pool Laundry Facilities Near Public Transit Outdoor Pool Playground Putting Green Sauna Security Solarium Tennis Court(s) Walking Trail Whirlpool. Its nice, Abbey Springs, but the beauty here isnt in the introduced bits, its in the topography and the trees and the lakefront. We need to verify you are a real person before we start sending you home updates. Copyright 2016 - Multiple Listing Service, Inc. All Rights Reserved. Share insights and experience. A new affordable option from Home Partners of America. Now, if you are serious about finding a home in this neighborhood, I will personally go out and find these "pocket listings" for you. How much will my adjustable rate mortgage payments be? Abbey Springs hasnt looked to be very interest rate sensitive, as sales this year outpace sales from last year, even though interest rates are nearly a percent higher now than they were last spring. Real estate agents affiliated with Coldwell Banker are independent contractor sales associates and are not employees of Coldwell Banker. If you're looking to sell your home in the Southwest Provo area, our listing agents can help you get the best price. Massachusetts Redfin is redefining real estate and the home buying process in Southwest Provo with industry-leading technology, full-service agents, and lower fees that provide a better value for Redfin buyers and sellers. Find Recently Sold Homes for sale in Franklin, Provo, UT. *Disclaimer: Listing brokers offer of compensation is made only to participants of the MLS where the listing is filed. Protect your home and budget with an American Home Shield home warranty. Tel: (262) 275-6113 Fax: (262) 275-8082 accounting@abbeysprings.org 156 Abbey Springs Dr, Fontana, WI 53125. Condo property that was sold at $330,000 on July 15, 2020. 5,600 sqft 128 Days on Market. Each RE/MAX Office Is Independently Owned and Operated. Whether you're traveling with friends, family, or even pets, Vrbo vacation homes have the best amenities for hanging out with the people that matter most, including swimming pools and private pools. This map is refreshed with the newest listings in Franklin every 15 minutes. It is a 0.18 Acre(s) Lot, 2,280 SQFT, 3 Beds, 2 Full Bath(s) in Cinco Ranch West Sec 15. Abbey Springs is a condo and single-family home community in Fontana, Wisconsin, built between 1970 and 2008. Home buyers reveal: 'What I wish I had known before buying my first home, Debunked! Kenneth Montague KW Salt Lake City Keller Williams Real Estate. 8 myths about renting you should stop believing immediately, 6 ways home buyers mess up getting a mortgage, 6 reasons you should never buy or sell a home without an agent, Difference between agent, broker & REALTOR, Real estate agents reveal the toughest home buyers they've ever met, Do Not Sell or Share My Personal Information. SOLD MAY 2, 2022 . There have been eight sales in Abbey Springs this year, represented by three single family homes and eight traditional condominiums. Entertain with ease in chef's delight kitchen that opens to family room. REDFIN IS COMMITTED TO AND ABIDES BY THE FAIR HOUSING ACT AND EQUAL OPPORTUNITY ACT. With over $650,000,000 in sales since January of 2010, that goal is within reach. Sadie Winter and Dana Cohen are committed to compliance with all federal, state, and local fair housing laws. 2023 Coldwell Banker. District of Columbia Nor will I sell or share your data with anyone else. There are currently 7 recently sold homes for sale in Southwest Provo at a median listing price of $460K. Spread over 500 Acres that includes an award-winning golf course, a marina, beachfront on the lake, three restaurants, and beautiful residences. 2012 YTD saw eight sales, while 2011 YTD had just five. 212-913-9058. Indiana New Hampshire Maine Sold - Jan 24, 2023. Washington The trademarks MLS, Multiple Listing Service and the associated logos are owned by CREA and identify the quality of services provided by real estate professionals who are members of CREA. Wondering if you're overpaying for electricity at your current home? The accuracy of all information, regardless of source, including but not limited to square footages and lot sizes, is deemed reliable but not guaranteed and should be personally verified through personal inspection by and/or with the appropriate professionals. Updated January 2023: By searching, you agree to the Terms of Use, andPrivacy Policy. New York Texas Great storage throughout! Abbey Springs - Fontana WI Real Estate 2 Agent listings 0 Other listings Sort: Homes for You 1081 South Lakeshore Dr, Fontana, WI 53125 $4,250,000 5 bds 6 ba 8,002 sqft - House for sale 156 Abbey Springs Dr, Fontana, WI 53125 $949,900 3 bds 3 ba 2,787 sqft - Condo for sale Open: Sat. Listings updated every 15 minutes. Its not the architecture they love, its all the rest of it. 5 Beds 4 Full Baths 0 Partial Baths. REDFIN IS COMMITTED TO AND ABIDES BY THE FAIR HOUSING ACT AND EQUAL OPPORTUNITY ACT. Search by city and state, address, zip code, school district, or MLS # If you have feedback about an individual agent or office, please locate the office and contact the manager. Listed by Keefe Real Estate-Commerce CtrSold by The Real Estate Company Lake & Country. Oregon To view more listings near Abbey Springs, try one of these: COMPASS, the Compass logo, and other various trademarks, logos, designs, and slogans are the registered and unregistered trademarks of Compass, Inc. dba Compass in the U.S. and/or other countries.Corporate Responsibility, Privacy & Legal Notices: Compass is a licensed real estate broker, licensed to do business as Compass RE in Delaware, Idaho, New Jersey, Pennsylvania and Tennessee, Compass Real Estate in Washington, DC, Wyoming and Idaho, Compass Realty Group in Missouri and Kansas, and Compass South Carolina LLC in South Carolina. Recently sold homes in Fontana, WI had a median listing home price of $580,000. 156 Abbey Springs Dr, Fontana, WI 53125 Contingent Zestimate : $925,400 Est. There are currently no properties available for rent. Most homes for sale in Franklin stay on the market for 36 days and receive 4 offers. 26531 Abbey Springs Lane Katy, TX 77494 Get Directions Sold $370,001 - $420,000 Sold on November 05, 2021 4 Bedroom (s) 3 Full Bath (s) 2,633 Built Sqft 8,273 Lot Sqft Single-Family 8 Day (s) on Market General Description Beautiful 4 3/0 single story home in the most desirable Cinco Ranch West community. In the past month, 6 homes have been sold in Southwest Provo. contact a Coldwell Banker agent to request more information. This map is refreshed with the newest listings in Southwest Provo every 15 minutes. These homes are called pocket listings. REDFIN IS COMMITTED TO AND ABIDES BY THE FAIR HOUSING ACT AND EQUAL OPPORTUNITY ACT. New Hampshire Do not sell or share my personal information. Real Estate Agent Cinco Ranch West Sec 15 (View subdivision price trend), --------------------------------------------. 1 / 42. Franklin is a moderately walkable neighborhood in Provo with a Walk Score of 68. Virginia Massachusetts Missouri Abbey Springs Homes In Fontana Homes for Sale, Do Not Sell or Share My Personal Information, 442-H New York Standard Operating Procedures. All Rights Reserved. Kentucky The Coldwell Banker System fully supports the principles of the Fair Housing Act and the Equal Opportunity Act. This error applies to the full form. The average annual property tax for Abbey Springs is $5,416. $455,000. It currently has 2 single family homes for sale with an average list price of $1,337,450 and 1 condo for sale with a list price of $699,000. Thats because Abbey Springs combines first rate golf with country club amenities AND a great big, blue lake. Redfin has a local office at 2825 E Cottonwood Pkwy Suite 500, Salt Lake City, UT 84121. A new affordable option from Home Partners of America. Information is deemed reliable but not guaranteed. Coldwell Banker Realty and Guaranteed Rate Affinity, LLC share common ownership and because of this relationship the brokerage may receive a financial or other benefit. You may also be interested in single family homes and condo/townhomes that sold in popular zip codes like 53147, 53105, or neighboring cities, such as Lake Geneva, Crystal Lake, Janesville, Delavan, Burlington. Information found on this site is deemed reliable but is in no way guaranteed. Condo property that was sold at $579,900 on September 11, 2020. (847) 630-4886 Geneva Lakefront Realty LLC is a Fair Housing Broker and a Limited Liability Corporation in the state of Wisconsin serving the Lake Geneva real estate market. Email agent. About the ratings: GreatSchools ratings are based on a comparison of test results for all schools in the state. Tour Recently Sold Homes & make offers with the help of local Redfin real estate agents. Relatively low tax rate! Most homes for sale in Southwest Provo stay on the market for 54 days and receive 33 offers. $1,050,000. When I started selling real estate 25 years ago I did so of a desire to some day dominate the activity in the Lake Geneva vacation home market. Zillow Group is committed to ensuring digital accessibility for individuals with disabilities. 4 beds, 4 baths, 3306 sq. These properties are currently listed for sale. Like I said before, the number I want you to call goes directly to a voicemail box, so you can call anytime, day or night. How much will I need to save for a major purchase? Formal dining room is adjacent to kitchen. 9 Abbey Springs Dr Fontana, WI 53125 $579,900 Sold Closed Condo 3 Beds 2 Full Baths 1,749 Sq. HomesByMarco agents are experts in the area. You can browse all Fontana real estate or Franklin is home to approximately 3,391 people and 1,160 jobs. South Carolina Home office with French doors gives you privacy for convenient work at home. Source last updated Mar 03, 2023 at 11:46 PM, Listing last updated Apr 22, 2022 at 02:47 PM. APN 2290-15-004-0050-914. . Colorado Ohio Arlington Heights | Glen Ellyn | Libertyville | Mt. Delaware No carpet! Helping discerning clients and customers buy and sell Lake Geneva since 1977. Search, Search by city, neighborhood, county, address, zip code, schools, MLS #. Condominium, single family residence Built in 1985 Natural gas, forced air Central air 2.5 Attached garage spaces $464 monthly HOA fee $341 price/sqft 2.4% buyers agency fee Overview The listing brokers offer of compensation is made only to participants of the MLS where the listing is filed. When you call, let me know what neighborhoods you have your heart set on. There are always buyers who want the amenities that only Abbey Springs can offer, and thats why the sales just keep plowing forward. Find real estate questions & answers. If the architecture is sub-par, then the amenities are a triple bogey, and in this case, thats a great thing. 156 Abbey Springs Drive Fontana, WI 53125 $949,900 Price 3 Beds 2 Baths 1 1/2 Bath 2,787 Sq. This site uses cookies and related technologies, as described in our, View this property at 9 Abbey Springs Dr, Fontana, WI 53125, View larger map and directions on Google Maps, Do Not Sell or Share My Personal Information. Marco Amidei Brokerage. Compass 2023. Utah Do you have questions about finding other Recent painting inside & outside. They buy the home, you lease it for 1-5 years with a right to purchase. The Coldwell Banker System is comprised of company owned offices which are owned by a subsidiary of Anywhere Advisors LLC and franchised offices which are independently owned and operated. Use the previous and next buttons to navigate. Abbey Springs is a condo and single-family home community in Fontana, Wisconsin, built between 1970 and 2008. Data Not Verified/Guaranteed by MLS. Theres a new maintenance building, and some more new this and a bit more new that. General form error. Nevada Receive informative articles, local market statistics and helpful information. Check with the applicable school district prior to making a decision based on these boundaries. Find your dream home in Southwest Provo using the tools above. Home Partners of America and A New Path to Homeownership are registered trademarks of Home Partners of America LLC. Ft. Overview Location Property Info Property History Public Records Schools Similar Homes Active With Offer View All Map Street View This Abbey Springs gem is ready for new owners! Information is supplied by seller and other third parties and has not been verified. Some of these homes are "Hot Homes," meaning they're likely to sell quickly. Florida TREC:Info About Brokerage Services,Consumer Protection Notice. READ REDFIN'S, Do not sell or share my personal information. 11am-2pm Loading. Information is supplied by seller and other third parties and has not been verified. Do not sell or share my personal information. 9180 Spanish Moss Way Unit 921, Bonita Springs, FL 34135. Save your filters and get updated when new homes hit the market. Some of these homes are "Hot Homes," meaning they're likely to sell quickly. I didnt go back to look, but theres nothing this year or last year that sold at that price or better, as $350k in Abbey Springs typically buys you a townhome of some variety, not a single family home. For Sale | Abbey Springs - Fontana, WI CONDOS, HOMES, LOTS OTHER Click here to redirect to Real Estate page Abbey Springs One Country Club Dr. Fontana, WI 53125. Redfin is redefining real estate and the home buying process in Franklin with industry-leading technology, full-service agents, and lower fees that provide a better value for Redfin buyers and sellers. REDFIN and all REDFIN variants, TITLE FORWARD, WALK SCORE, and the R logos, are trademarks of Redfin Corporation, registered or pending in the USPTO. New York All rights reserved. Zillow has 1 homes for sale in 53125 matching Abbey Springs. This map is refreshed with the newest listings in Franklin every 15 minutes. West Virginia. Compass does not discriminate against voucher holders pursuant to applicable law, Abbey Springs, Fontana, WI Homes for Sale & Real Estate, Lt1 South Lt1 S Lakeshore Drive, Unit LT2, Homes and Apartments for Rent in Abbey Springs, Do Not Sell or Share My Personal Information, Texas Real Estate Commission Information About Brokerage Services, Texas Real Estate Commission Consumer Protection Notice, New York State Standard Operating Procedures, Notice of Reasonable Accommodations for Prospective Tenants. You are not required to use Guaranteed Rate Affinity, LLC as a condition of purchase or sale of any real estate. REDFIN IS COMMITTED TO AND ABIDES BY THE FAIR HOUSING ACT AND EQUAL OPPORTUNITY ACT. Wisconsin The price was not too far above the ransom youd have to pay to buy a vacant lot inside those lakeside gates, so after a reasonable remodel well likely have a house that should hold its own in this steadily improving market. They buy the home, you lease it for 1-5 years with a right to purchase. Coldwell Banker Realty and Guaranteed Rate Affinity, LLC share common ownership and because of this relationship the brokerage may receive a financial or other benefit. real estate for sale In the past month, 1 home has been sold in Franklin. If you are using a screen reader, or having trouble reading this website, please call Redfin Customer Support for help at 1-844-759-7732. Neither Sadie Winter, Dana Cohen, RE/MAX HLDGS INC, RE/MAX Northern Illinois, RE/MAX Suburban, nor its service providers are liable for any mistakes in the information display on this site. Abbey Springs Resort. If I can help you with your Lake Geneva real estate needs, please consider me at your service. Recently sold homes in Abbey at Berkshire Village, FL had a . The person requesting any reasonable modification may be responsible for the related expenses. Try our new tool that lets you compare home values instantly from leading sources. There are currently 0 recently sold homes for sale in Franklin at a median listing price of $370K. There are currently 7 recently sold homes for sale in Southwest Provo at a median listing price of $460K. Abbey Springs wont be winning any architectural awards any time soon, but buyers dont care all that much. Some of these homes are "Hot Homes," meaning they're likely to sell quickly. No guarantee, warranty or representation of any kind is made regarding the completeness or accuracy of descriptions or measurements (including square footage measurements and property condition), such should be independently verified, and Compass expressly disclaims any liability in connection therewith. 1 of 54 $1,795,000 $1,725,000 $70K. All Rights Reserved. There are currently no properties that were recently rented. Foreclosed These properties are owned by a bank or a lender who took ownership through foreclosure proceedings. For a complimentary comparative market analysis, please contact us so we can discuss your home's value. This home is located in Abbey Springs, which is a luxury 5 Star gated golf community surrounding our Championship Golf Course and located across fr. Find your dream home in Franklin using the tools above. 2 Abbey Springs Dr, Fontana, WI 53125. Franklin is a moderately walkable neighborhood in Provo with a Walk Score of 68. They may soon be listed for sale. Properties subject to prior sale, listing expiration, price changes, or listing removal. 2023 Coldwell Banker. Coldwell Banker and the Coldwell Banker logos are trademarks of Coldwell Banker Real Estate LLC. They are owned by a bank or a lender who took ownership through foreclosure proceedings. in Fontana? 4 bds; 3 ba; 4,050 sqft . New Jersey Copyright 2023 MetroMLS. Ask agent for update list. California All rights reserved. New flooring throughout, updated bathrooms, New appliances-you will not want to miss this one! If you're looking to sell your home in the Franklin area, our listing agents can help you get the best price. You are not required to use Guaranteed Rate Affinity, LLC as a condition of purchase or sale of any real estate. Zillow (Canada), Inc. holds real estate brokerage licenses in multiple provinces. 442-H New York Standard Operating Procedures New York Fair Housing NoticeTREC: Information about brokerage services, Consumer protection noticeCalifornia DRE #1522444Contact Zillow, Inc. To buy into Abbey Springs in 2007 was to buy into a coming assessment storm, but to buy now is to buy into a community that has just been fabulously revamped, at the last guys expense. Please contact the school district to determine the schools to which this property is zoned. There are currently no properties available for sale. 403 Abbey Springs Way, Mcdonough, GA 30253 $700,000 Sold Price 7 Beds 4.5 Baths 7,072 Sq Ft Recently Sold This home sold 5 months ago. The homes range in size from 600 ft 2 to 5,700 ft 2. Michigan Popular neighborhoods include Lakeview, Provost, Southeast Provo, Sunset Heights, and Dixon. in Fontana? 2 bed; . California need immediate assistance, please contact HAR.com Support. Disclaimer: School attendance zone boundaries are supplied by Pitney Bowes and are subject to change. Information on this site is deemed reliable but is in no way guaranteed. South Carolina We are continuously working to improve the accessibility of our web experience for everyone, and we welcome feedback and accommodation requests. Browse all recently sold home listings in Dixon, UT and get all the latest real estate transactions at realtor.com. Any use of search facilities of data on the site, other than by a consumer looking to purchase real estate, is prohibited. There have been eight sales in Abbey Springs this year, represented by three single family homes and eight traditional condominiums. It currently has 3 single family homes for sale with an average list price of $1,341,633 and 1 condo for sale with a list price of $699,000. Instead they only work with agents who bring them qualified clients. ft. house located at 26607 Abbey Springs Ln, Katy, TX 77494. North Carolina Hawaii I suppose thats not entirely true, as people once bought bright blue PT Cruisers and they drove them home, bursting with pride. Find your dream home in Franklin using the tools above. Neither RE/MAX nor HomesByMarco nor its service providers are liable for errors or inaccuracies in the information provided. Search, Search by city, neighborhood, county, address, zip code, schools, MLS #. 800.946.8198c. Geneva Lakefront Realty, LLC is a Lake Geneva, Wisconsin based full service real estate brokerage. Inventory is down at Abbey Springs today, with just 24 active homes and condos per the MLS. Entire townhouse in Fontana-on-Geneva Lake, United States. Get email updates anytime new homes become available or sell in this subdivision. Illinois Sold - 501C Abbey Springs Dr, Fontana, WI - $330,000. Equal Housing Opportunity. Sadie Winter and Dana Cohen will allow any reasonable accommodation or reasonable modification based upon a disability-related need. I write this blog to educate and entertain those who subscribe to the theory that Lake Geneva, Wisconsin is indeed the center of the real estate universe. Enter a phone number that can be used to verify your identity with a phone call or a text message. Select state If you drove past it on a weekend afternoon, it wouldnt be a house youd notice. Amy Lyman Berkshire Hathaway HomeServices Elite Real Estate (South County), Kenneth Montague KW Salt Lake City Keller Williams Real Estate, Marco Munguia Equity Real Estate (Premier Elite), Vickie Pincock Equity Real Estate (Results), Matt Sumsion RE/MAX Associates (Utah County). Ft. $341 per Sq. If you have feedback about an individual agent or office, please locate the office and contact the manager. Theres the new restaurant, the pool, the new clubhouse and updated facilities everywhere you look. Our top-rated real estate agents in Franklin are local experts and are ready to answer your questions about properties, neighborhoods, schools, and the newest listings for sale in Franklin. 26718 Abbey Springs Lane is a property in Katy, TX 77494. This is a carousel with tiles that activate property listing cards. Hawaii ----------------------------------------------------, Copyright 2023 , HOUSTON REALTORS INFORMATION SERVICE, INC. All Rights Reserved. Full Property Details for 201 Abbey Springs Dr General Sold For: $1,300,000 HOA FEE: $443 Taxes: $11,307 (2021) Status: Closed Type: Condo MLS ID: 1784140 Added: 298 day (s) ago Interior Interior Features: Water Filtration (Owned), Water Softener, Cable/Satellite Available, High-Speed Internet, Cathedral/Vaulted Ceiling, Walk-In Closets, Wet Bar Its a nice enough little house, with three bedrooms, two baths, an open and airy great room. View sales history, tax history, home value estimates, and overhead views. If you No financial or legal advice provided. Tour Recently Sold Homes & make offers with the help of local Redfin real estate agents. Buyer must independently verify and confirm enrollment. Thanks for reading. Equal Housing Opportunity Disclaimer: All information on this site is subject to change and should be independently verified. Franklin is home to approximately 3,391 people and 1,160 jobs. Oregon Colorado Maryland District of Columbia Boundaries 2014-2018 Pitney Bowes Inc. All rights reserved. Check now! Copyright: 2023 Redfin. Search by city and state, address, zip code, school district, or MLS # Copyright 2008 WinterCohen. View photos, map, tax, nearby homes for sale, home values, school info Save searches and favorites, ask questions, and connect with agents through seamless mobile and web experience, by creating an HAR account. Connecticut Listed by Keefe Real Estate, Inc.Sold by Keefe Real Estate, Inc. General form error. Copyright 2016 - Multiple Listing Service, Inc. All Rights Reserved. TREC:Info About Brokerage Services,Consumer Protection Notice. This map is refreshed with the newest listings in Southwest Provo every 15 minutes. Prospect | Schaumburg (North) | Schaumburg (West) | Wheaton. Find your dream home in Southwest Provo using the tools above. Redfin is redefining real estate and the home buying process in Southwest Provo with industry-leading technology, full-service agents, and lower fees that provide a better value for Redfin buyers and sellers. The email or password you entered is incorrect. Minnesota Arizona In the past month, 6 homes have been sold in Southwest Provo. Zillow, Inc. holds real estate brokerage licenses in multiple states. Protect your home and budget with an American Home Shield home warranty. Please limit your comment to 500 characters. Cul-de-sac street. In addition to houses in Southwest Provo, there were also 0 condos, 6 townhouses, and 1 multi-family unit for sale in Southwest Provo last month. View details, map and photos of this condo property with 2 bedrooms and 2 total baths. This is a carousel with tiles that activate property listing cards. Recently sold homes in Fontana-on-Geneva Lake; Rent. Delaware Home Partners of America and A New Path to Homeownership are registered trademarks of Home Partners of America LLC. The sale closed at $350k, making it the lowest priced Abbey Springs single family home sale in quite some time. Select state Please switch to a supported browser or download one of our Mobile Apps. Sold - Jan 9, 2023 $1,350,000 Studio 0.37 acre lot 171 Abbey Springs Dr, Fontana, WI 53125 Sold - Jan 5, 2023 $1,025,000 Studio 0.37 acre lot 133 Lake Vista Cir # 33, Fontana, WI 53125. No one would say that Abbey Springs is an architectural gem. Operating in the state of New York as GR Affinity, LLC in lieu of the legal name Guaranteed Rate Affinity, LLC. Use filters to narrow your search by price, square feet, beds, and baths to find homes that fit your criteria. Minnesota Nearby homes similar to 26607 Abbey Springs Ln have recently sold between $415K to $600K at an average of $160 per square foot. Geneva National would love to emulate Abbey Springs, but it just cant pull it together. Kitchen updates include: cabinets painted inside & out, vent hood added, updated kitchen backsplash, replaced kitchen appliances (2015). Two homes and one condo unit are pending sale, meaning Abbey Springs continues its steady pace without any interruption. Equal Housing Opportunity. Condo In the past month, 1 home has been sold in Franklin. Browse 38 homes for sale in and around Abbey Springs, Fontana, WI, photos & virtual tours. Pennsylvania For Sale. Some of the hottest neighborhoods near Fontana, WI are Prairie Ridge, Bull Valley Golf Club, Turnberry, Boone Valley, Winding Creek. Start this process by viewing the third-party valuations and then contact a Realtor to determine a reasonable purchase price for a home. The undulations are expected, and the reality of Abbey Springs is that a poor quarter here or there doesnt mean much.

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