How’s The Market?

Morgan Hill land along the Uvas RiverHow’s the real estate market in Morgan Hill? This article will include data, trends and statistics for both houses and condominiums/townhouses.

For the single family home segment in this “south county” town, prices are up more than 20% year over year and flat month over month. The single family home and condo market are both seller’s markets, but it’s a lot deeper for houses than for condominiums or townhomes.

The cities of Morgan Hill and Gilroy are usually a bit less in demand than parts of Santa Clara County which are either tech magnets or closer to these big businesses. So while most of the Silicon Valley has a sale price to list price ratio of anywhere from 100% to 110%, it’s generally lower here, making the home buying conditions calmer for weary buyers, though still a sellers market. Below is a chart with basic info, but to see more information, you may click on this link to see the Real Estate Report for Morgan Hill.

Trends at a Glance for Single Family Homes in Morgan Hill

Trends At a Glance May 2018 Previous Month Year-over-Year
Median Price $1,100,000 (0.0%) $1,100,000 $887,500 (+23.9%)
Average Price $1,130,880 (+0.7%) $1,122,850 $908,325 (+24.5%)
No. of Sales 55 (+17.0%) 47 50 (+10.0%)
Pending 59 (-3.3%) 61 80 (-26.3%)
Active 54 (+17.4%) 46 76 (-28.9%)
Sale vs. List Price 104.3% (0.0%) 104.3% 100.4% (+3.8%)
Days on Market 31 (-31.0%) 45 15 (+102.9%)
Days of Inventory 29 (+3.8%) 28 46 (-35.4%)

 

And the numbers from last month:

 

Trends At a Glance Apr 2018 Previous Month Year-over-Year
Median Price $1,100,000 (+10.0%) $1,000,000 $760,000 (+44.7%)
Average Price $1,122,850 (-0.4%) $1,126,810 $838,204 (+34.0%)
No. of Sales 47 (+42.4%) 33 24 (+95.8%)
Pending 61 (-12.9%) 70 65 (-6.2%)
Active 46 (+31.4%) 35 80 (-42.5%)
Sale vs. List Price 104.3% (+0.5%) 103.7% 102.4% (+1.8%)
Days on Market 45 (+92.4%) 24 27 (+70.0%)
Days of Inventory 28 (-10.8%) 32 97 (-70.6%)

 

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How’s the Cupertino real estate market?

Cupertino - view from Ridge Vineyards

Cupertino – view from Ridge Vineyards

The real estate market in Silicon Valley can sometimes be a little quirky, so I like to approach this question from a few angles. In this article I’ll make use of  my charts from Altos Research, which uses listing data (not solds) and is automatically updated every week and also monthly reports from my RE Report subscription, which uses sold data as well as active listings data. Also I’ll periodically update it with info from the MLS that I have crunched myself or anecdotal stories from those of us “in the trenches.” The article is a bit long but I think much more comprehensive giving the multiple methods of answering the question of how the Cupertino real estate market is faring.

Cupertino median list price of houses by price quartile

Often the real estate market in any given city is very different between the most expensive homes and the most affordable ones. While many Cupertino home buyers are looking for a short commute, great public schools or strong resale value, some seek a luxury property with a view in the Cupertino hills (either off of Montevina Road by Ridge Vineyards or in other lower foothills). The more moderate pricing tiers are faring better in Cupertino and in most of the valley than those in that luxury tier (think over $3 or $4 million for luxury tier in this city).

Real Estate Market Chart by Altos Research www.altosresearch.com

The last few months have had some ups and downs in pricing, but most segments of the Cupertino real estate market have seen an overall uptick since last year, even after a bit of recent price cooling. The luxury market in Cupertino had a steep rise at the start of the year, but it appears to have peaked. What if we look back more than a year? Combining the quartiles, it seems that there’s been more up than down, though buyers will be happy to see the current trend is pointing down.

Real Estate Market Chart by Altos Research www.altosresearch.com

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Leo or Leona - the mascot of Los GatosThe Los Gatos real estate market is varied from one price point or school district to the next, but over all, this is a fairly stable period with some slight warming over the last couple of months. Here are the current numbers, per my Los Gatos real estate report (click on the link for full information).

The Los Gatos Mountains are a distinctly different market and as such are covered in a separate market update, updated less frequently than here, but with live Altos charts for that area.

Los Gatos / Monte Sereno housing values and pricing trends (aka “area 16” for our MLS, zip codes 95030 and 95032) – month over month, it’s been flattening out, but still up very substantially over a year ago.

Trends At a Glance May 2018 Previous Month Year-over-Year
Median Price $2,475,000 (+2.1%) $2,425,000 $1,960,000 (+26.3%)
Average Price $2,705,630 (+3.0%) $2,626,180 $2,160,620 (+25.2%)
No. of Sales 30 (0.0%) 30 33 (-9.1%)
Pending 46 (+48.4%) 31 53 (-13.2%)
Active 74 (+27.6%) 58 80 (-7.5%)
Sale vs. List Price 103.6% (-4.1%) 108.0% 101.5% (+2.0%)
Days on Market 25 (+27.7%) 20 26 (-5.0%)
Days of Inventory 74 (+32.0%) 56 73 (+1.7%)

And the chart from last month for reference:

Evergreen area of San Jose (Silicon Valley)The Evergreen area is in the southeast foothills of San Jose and extends north toward Eastridge Mall. It includes a few zip codes – 95148, 95121, 95135, and a portion of 95138 (part is also “Santa Teresa” or “South San Jose”). There’s a lot of diversity in this region – the areas in the flatlands near the Mall, Reid-Hillview Airport, and waterpark are more modest and affordable as compared to the areas further south where you’re more likely to see luxury properties (Hillstone, Bel-Aire Estates, The Meadowlands, The Ranch on Silver Creek, Silver Creek Valley Country Club and nearby). Pricier areas feature larger lots and houses and valley or hillside views set near the golf courses (Silver Creek Valley Country Club, The Ranch Golf Club, and the Villages Golf & Country Club).

In general, Evergreen is scenic and includes many newer homes and communities. Many people enjoy the relative newness of construction and whole neighborhoods which are young, compared to the rest of Santa Clara County and Silicon Valley as a whole.

Evergreen real estate market for single family homes or houses

Please find the full report on my Real Estate Report for the Evergreen area of San Jose.

Real Estate Market Chart by Altos Research www.altosresearch.com

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How is the Campbell real estate market?How is the Campbell real estate market?  Campbell is in a fairly strong seller’s market, but like the rest of the county, is in a period of leveling off in terms of pricing, numbers of offers, and sale price to list price ratio. 

If you’re selling, perhaps a few months ago, you’d have gotten 6 or 8 offers on your well prepared, beautifully staged, and aggressively priced home for sale. Now, maybe it is 3 or 4 offers instead. The offers are often coming in with no contingencies, but there just aren’t as many.  The massive overbids are becoming a little less massive.

Part of this seems to be seasonal fluctuation. In my 25 years of selling homes in the Santa Clara Valley,  I have seen that in MOST years, late spring and early summer sees a flattening of the market, sometimes even a slight decline in pricing, after the peak months of January through April. Last year, the market was so fiercely competitive that we didn’t see that pattern at all. One statistics expert said to me that “the pattern is broken”. But – it looks to me like it’s back

Further down in this article, we’ll utilize the graphs from Altos Research, which uses list prices, and check out the trends in pricing by quartile in this zip code (meaning 4 groups based on the pricing tier from least to most expensive). Campbell condominiums and townhomes will be considered as well. And finally, a list of homes for sale in Campbell will be found at the bottom of the post.

And now –  here are some quick stats, care of my RE Report for Campbell:

CAMPBELL real estate market trends and statistics

Trends At a Glance May 2018 Previous Month Year-over-Year
Median Price $1,574,000 (+1.2%) $1,555,000 $1,250,000 (+25.9%)
Average Price $1,639,770 (+1.0%) $1,623,920 $1,273,540 (+28.8%)
No. of Sales 36 (+80.0%) 20 42 (-14.3%)
Pending 31 (+3.3%) 30 43 (-27.9%)
Active 29 (+26.1%) 23 18 (+61.1%)
Sale vs. List Price 109.7% (-2.7%) 112.7% 107.4% (+2.1%)
Days on Market 14 (+35.4%) 10 26 (-46.5%)
Days of Inventory 24 (-27.5%) 33 13 (+88.0%)

 

And last month’s chart for comparison:

 

What about the Campbell CA condo market?

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Bel Estos Drive near Carlton and Rosswood in San Jose's Cambrian areaMy Cambrian area of San Jose Real Estate Report was recently published with the updated numbers from the closed sales last month for this part of San Jose (95124 and 95118 with a little of 95008 too). Please click on the link above to see much more information there.

In this district of San Jose, we have been experiencing dreadfully low inventory of homes for sale, and buyers aren’t backing off as much as usual for this time of year – I believe because there is just a whole lot of pent up demand from upwards of two years in a deep seller’s market. What does that mean? Sellers, if you have a problem home, or one not updated or well maintained, this is the time to sell it – buyers have little to choose from so are purchasing properties that need more work than they would bother with in a more balanced market.

Want to learn more about Cambrian Park real estate, the Cambrian district, Cambrian neighborhoods, school districts and zip codes? Please also see this article: Cambrian Park: Good Schools, Low Crime, Close to Los Gatos and Campbell. Cambrian neighborhoods can be located at the menu bar: Neighborhoods –> San Jose (all areas) –> Cambrian Park (SJ).

Be sure to read to the end to see the live Altos charts too – they are near the end of the article so please keep reading into the next page!

Trends at a Glance

Trends At a Glance May 2018 Previous Month Year-over-Year
Median Price $1,396,000 (-2.4%) $1,430,000 $1,100,000 (+26.9%)
Average Price $1,425,020 (-2.1%) $1,456,070 $1,103,120 (+29.2%)
No. of Sales 72 (+10.8%) 65 57 (+26.3%)
Pending 54 (-3.6%) 56 56 (-3.6%)
Active 49 (+44.1%) 34 31 (+58.1%)
Sale vs. List Price 113.4% (-2.1%) 115.9% 105.8% (+7.2%)
Days on Market 10 (+13.4%) 9 13 (-21.7%)
Days of Inventory 20 (+34.6%) 15 16 (+25.1%)

And the chart from last month:

Generally speaking it is still a hot seller’s market and great time to sell a Cambrian home.

 Please see the whole Cambrian Real Estate Report for charts, stats and more.
Other related Cambrian district resources:
Learn about the Cambrian months of inventory, or absorption rate, by elementary school district.

The condo and townhouse real estate market for San Jose 95124 & 95118

Like most of Santa Clara County, the wild appreciation of the last 5 to 6 years in Blossom Valley seems to now be slowing, and maybe flattening.  It is possible that we have hit the “peak of the market”, but it’s also possible that this is simply a seasonal pattern. Often in late spring to early summer, we see inventory levels rise while buyers pull back. This can cause home sale prices to quite appreciating, and in some years, prices decline just a little bit. In 2017, it seemed that the normal patterns simply broke, as late in the year – November and December – buying was at a feverish pitch normally reserved for March.

About Blossom Valley

The Blossom Valley area of San Jose is on the south end of the city and covers the 95123 and 95136 zip codes. For our MLS, it’s “area 12.” A more affordable section of Silicon Valley, Blossom Valley has much to offer in addition to more reasonable housing prices. Many areas enjoy views of the Santa Teresa Foothills or the Communications Hill knolls or even the coastal foothills in the distance, as with the photo below. One corner of it sits alongside beautiful Almaden Lake, too. One corner is located at the crossroads of Highways 85 and 87, making it an easy commute destination for those working in downtown San Jose. And there’s an abundance of shopping opportunities.

Blossom Valley from the Church on the Hill

Much more could be written, but let’s now instead turn to the real estate market there.

First, “live,” automatically updating Altos Charts for San Jose 95123 and 95136 and single family homes (houses and duet homes). These use list prices, not sales prices.

The median list price of both 95123 and 95136, all prices, single family homes (houses and duet homes, if there are any).

Real Estate Market Chart by Altos Research www.altosresearch.com

Next, the median list price for just the San Jose 95123 area of Blossom Valley, and separated by price quartile:

Real Estate Market Chart by Altos Research www.altosresearch.com

And next, the median list price of just San Jose 95136 by price quartile:

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Almaden Valley homes for sale and real estate market conditionsThe Almaden Valley real estate market is still in a stable sellers market.  Appreciation is leveling off as we settle into the summer pattern of a bit more inventory and a little less buyer interest.

The Almaden Valley market is still a strong seller’s market, but a little less deep than it was earlier in the year, during the peak of the frenzy. Buyers should view this as an opportunity to get in with significantly less competition. We don’t see prices declining so much as flattening – so it’s still a fine time to sell.

Please find the current statistics for single family homes (houses & duet homes) from my Almaden Valley real estate report (click on link for more info).

Almaden Valley San Jose 95120 Real Estate Statistics At A Glance

Trends At a Glance May 2018 Previous Month Year-over-Year
Median Price $1,706,000 (+1.1%) $1,687,500 $1,396,650 (+22.1%)
Average Price $1,730,910 (-1.6%) $1,759,870 $1,440,010 (+20.2%)
No. of Sales 44 (+22.2%) 36 38 (+15.8%)
Pending 36 (+9.1%) 33 43 (-16.3%)
Active 24 (-31.4%) 35 21 (+14.3%)
Sale vs. List Price 107.1% (-0.1%) 107.3% 104.7% (+2.4%)
Days on Market 12 (+15.4%) 10 12 (-3.0%)
Days of Inventory 16 (-42.0%) 28 17 (-1.3%)

 

Trends At a Glance Apr 2018 Previous Month Year-over-Year
Median Price $1,687,500 (-2.2%) $1,725,000 $1,432,000 (+17.8%)
Average Price $1,759,870 (+0.1%) $1,757,310 $1,449,670 (+21.4%)
No. of Sales 36 (+56.5%) 23 33 (+9.1%)
Pending 33 (-13.2%) 38 31 (+6.5%)
Active 35 (+75.0%) 20 31 (+12.9%)
Sale vs. List Price 107.3% (-1.2%) 108.5% 104.2% (+3.0%)
Days on Market 10 (+48.7%) 7 10 (-0.7%)
Days of Inventory 28 (+8.1%) 26 27 (+3.5%)

 

The data shows a strong sellers market remaining fairly consistent despite lower inventory over the winter. The best homes will see multiple offers, a response to low inventory and high demand.

Altos Research charts for houses in Almaden (San Jose 95120)

Please note that Altos Research uses list prices of Almaden Valley homes for sale, not sold prices.

An overview:

90-day stats for Single Family properties in
SAN JOSE, CA 95120 as of June 15, 2018
Median List Price:$1,773,328Average List Price:$2,061,126
Total Inventory:28Price per Square Foot:$681
Average Home Size:2,650Median Lot Size:9,826
Average # Beds:4.25Average # Baths:3.55
Homes Absorbed:10Newly Listed:10
Days on Market:23Average Age:36

Real Estate Market Chart by Altos Research www.altosresearch.com

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Silver Leaf Park in the Santa Teresa area of San Jose - the proximity of parks will impact the Santa Teresa real estate market for that neighborhood

Silver Leaf Park in the Santa Teresa area of San Jose

How’s the market in the scenic Santa Teresa area of San Jose? The part of Silicon Valley is usually a bit “softer” as it’s farther from most work places and the school scores are generally not super strong, either. That being said, the Santa Teresa real estate market, like most of Santa Clara County, has been hot since before 2017. The average Days on Market are low at 10 days. The sales to list price ratio remains well over list price at 109.8%.  Santa Teresa is in a stable, hot seller’s market. Some indicators are cooling very slightly. I suspect that this is just a seasonally normal fluctuation.

Here’s quick view of the real estate statistic and trends for just the Santa Teresa area’s single family homes (houses / duet homes):

Santa Teresa real estate market stats & trends

Trends At a Glance May 2018 Previous Month Year-over-Year
Median Price $1,040,000 (+2.5%) $1,015,000 $875,000 (+18.9%)
Average Price $1,099,880 (+4.2%) $1,055,710 $885,726 (+24.2%)
No. of Sales 25 (-3.8%) 26 23 (+8.7%)
Pending 43 (+72.0%) 25 30 (+43.3%)
Active 23 (+9.5%) 21 13 (+76.9%)
Sale vs. List Price 109.8% (-3.2%) 113.4% 106.7% (+2.9%)
Days on Market 10 (+3.2%) 10 19 (-48.8%)
Days of Inventory 28 (+17.8%) 23 17 (+62.8%)

 

And from last month, for comparison, the Santa Teresa real estate market:

 

Trends At a Glance Apr 2018 Previous Month Year-over-Year
Median Price $1,015,000 (-0.7%) $1,022,500 $840,000 (+20.8%)
Average Price $1,055,710 (-1.8%) $1,075,090 $882,087 (+19.7%)
No. of Sales 26 (+30.0%) 20 23 (+13.0%)
Pending 25 (-3.8%) 26 23 (+8.7%)
Active 21 (+133.3%) 9 13 (+61.5%)
Sale vs. List Price 113.4% (+0.3%) 113.1% 106.1% (+6.9%)
Days on Market 10 (+3.8%) 9 10 (-3.5%)
Days of Inventory 23 (+73.5%) 14 16 (+42.9%)

 

You can read the Santa Teresa area real estate market report at this link if you’d like more details and statistical analysis. This particular page goes to the report for houses, but you can navigate home type to see condos/townhomes or any other area in San Jose, Santa Clara County, San Mateo County, or Santa Cruz County.

 Also, please note that zip codes don’t always relate to the districts. Zip code 95138 is a great example of that as part of it is in Santa Teresa and part in Evergreen (pricey and upscale Silver Creek). Pull up the averages for 95138 and you might think all the homes are selling for around $1.4 million. But if you look in the charming but more affordable Silver Leaf area of the same zip code, you’ll find the cost half as much – or less! So too with 95123 (though less dramatic) as about half of that is in Blossom Valley and part in Santa Teresa.
It’s good to do a lot of research, but beware the “easy answers” of price per square foot or average sales price per zip code. Often your best help will come from a highly experienced real estate professional who’s willing to help you to crunch the numbers for the Santa Teresa real estate market (boring grunt work but not actually difficult).
And don’t forget the condo market! This can be even more difficult to pin down because of the small amount of data and the wide variety of values.  Overall, it’s pretty much “holding steady” right now.
Here’s a quick look at the current Santa Teresa condo market from the RE Report data:

Trends at a Glance

Trends At a Glance May 2018 Previous Month Year-over-Year
Median Price $800,500 (+0.1%) $800,000 $630,000 (+27.1%)
Average Price $794,562 (+2.0%) $778,876 $676,000 (+17.5%)
No. of Sales 16 (+33.3%) 12 (+433.3%)
Pending (-25.0%) 12 20 (-55.0%)
Active (-60.0%) 5 (-75.0%)
Sale vs. List Price 109.8% (-1.3%) 111.2% 101.9% (+7.8%)
Days on Market (+4.1%) 7 17 (-56.6%)
Days of Inventory (-69.0%) 12 80 (-95.3%)
And the Santa Teresa real estate market chart from last month condo sales:
Trends At a Glance Apr 2018 Previous Month Year-over-Year
Median Price $800,000 (-1.2%) $810,000 $632,000 (+26.6%)
Average Price $778,876 (-4.0%) $811,500 $678,919 (+14.7%)
No. of Sales 12 (+50.0%) 8 11 (+9.1%)
Pending 12 (+20.0%) 10 13 (-7.7%)
Active (+150.0%) 2 14 (-64.3%)
Sale vs. List Price 111.2% (+3.1%) 107.9% 102.8% (+8.2%)
Days on Market (-55.4%) 16 18 (-61.0%)
Days of Inventory 12 (+61.1%) 8 37 (-67.3%)
Disclaimers made, here are some Altos Research numbers for the four Santa Teresa zip codes:

Real Estate Market Chart by Altos Research www.altosresearch.com

You’ll note that one of the four zips is super high – this is 95138, which has a number of homes in The Ranch, a subdivision in Evergreen near Silver Creek. The part of 95138 which is in Santa Teresa is considerably more affordable, well under $1 million in the vast majority of cases. So let’s take that one out so we can get a better feel for the true pricing of Santa Teresa homes.

Real Estate Market Chart by Altos Research www.altosresearch.com

Here two of the zip codes seem to be on track with each other, but 95123 is going at a different pace. Half of that area is Blossom Valley, which tends to be a stronger market. Regardless, it would seem that overall, the median list price of homes for sale in Santa Teresa has gone from the mid 700 thousands to the mid 800 thousands over the last year, now hanging out close to the 900 mark. And that’s about what I have seen, anecdotally, too.

Santa Teresa homes for sale

Interested in buying a house, townhouse or condominium in the Santa Teresa area? Below, please check out a list of available properties, listed in order of most recently added to the MLS first. Or better yet, call or email me to discuss working together!

 

  1. 3 beds, 2 baths
    Home size: 1,228 sq ft
    Lot size: 6,080 sqft
  2. 4 beds, 2 baths
    Home size: 1,542 sq ft
    Lot size: 6,229 sqft
  3. 5 beds, 3 baths
    Home size: 2,027 sq ft
    Lot size: 6,006 sqft
  4. 2 beds, 1 bath
    Home size: 816 sq ft
    Lot size: 7,278 sqft
  5. 3 beds, 2 baths
    Home size: 1,324 sq ft
    Lot size: 6,878 sqft

See all Real estate in the Santa Teresa community.
(all data current as of 6/22/2018)

Listing information deemed reliable but not guaranteed. Read full disclaimer.

Willow Glen real estate market is a strong seller's market. This Willow Glen sign is from the downtown business district.Willow Glen is perhaps the most charming residential area of the city of San Jose with its old style architecture, tree lined streets and quaint downtown area on Lincoln Avenue and nearby. For folks working in downtown San Jose, the Willow Glen area (roughly the same as 95125 zip code, though a bit of 95124 is included also) is extremely convenient.

The real estate market in Willow Glen is leveling off or flattening, just like the most of the valley. My sense is that this is a seasonal fluctuation. Last year, the housing market did not follow the regular pattern – but this year, perhaps we are settling back into exactly that.

Click for the complete Willow Glen real estate report with all of the numbers, stats and trends from the closed sales of houses for last month. Further down in this article you’ll find the Altos Research charts as well.

Willow Glen Market Trends

Trends At a Glance May 2018 Previous Month Year-over-Year
Median Price $1,607,500 (-2.6%) $1,650,000 $1,310,000 (+22.7%)
Average Price $1,749,340 (-0.9%) $1,765,470 $1,412,440 (+23.9%)
No. of Sales 66 (+4.8%) 63 79 (-16.5%)
Pending 55 (-1.8%) 56 70 (-21.4%)
Active 53 (+47.2%) 36 51 (+3.9%)
Sale vs. List Price 110.2% (+0.7%) 109.4% 103.9% (+6.0%)
Days on Market 13 (-17.0%) 15 17 (-25.7%)
Days of Inventory 24 (+45.4%) 17 19 (+24.4%)

 

And the Willow Glen real estate market chart from last month for comparison:

 

Things are similar to last month. Willow Glen is still a hot, persistent sellers market that’s slightly more competitive than a year ago.

And next, of Willow Glen condos:

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Mary Pope-Handy
Realtor
ABR, CIPS, CRS, SRES
Sereno Group Real Estate
214 Los Gatos-Saratoga Rd
Los Gatos, CA 95030
408 204-7673
Mary (at) PopeHandy.com
License# 01153805


Selling homes in
Silicon Valley:
Santa Clara County,
San Mateo County, and
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Special focus on:
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Saratoga, Campbell,
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Mary Pope-Handy's Live in Los Gatos blog won the 2007 Project Blogger contest, sponsored by Inman News and Active Rain

2007: Mary Pope-Handy and Frances Flynn Thorsen win the Project Blogger Contest for Mary's Live in Los Gatos blog. The contest was sponsored by
Active Rain and Inman News.


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