It was named for Lord Jeffrey Amherst.The below results are primarily rent to own homes in : Amherst is home to 125,786 residents who have a median household income of $71.105. The town’s population is more educated than the overall New York State populace. More than half of Amherst residents hold a bachelor’s degree or higher.Indeed, when looking to rent in Queens, NY, you can expect to pay as little as $1,380.00 or as much as $3,860.00, with the average rent median estimated to be $2,540.00. The good news is that finding an affordable and desirable property to rent in Queens, NY -- whether it’s apartments, townhomes, condominiums or single-family homes -- is made ...Find rent to own homes near you in Westchester County, NY! Rent to own property listings and houses available in Westchester County, NY. Get property details and more with HomeFinder. Call today and find your perfect Westchester County home.Check out Fulton, NY rent to own homes for sale, which may include auction properties, for sale by owner, and more. Showing 1 - 44 of 440. Rent To Own Single Family Home. Auburn, NY 13021. 2. 2. 1160 ft 2. 1850. 1 of 9 Rent To Own Multifamily (2 - 4 Units) Cato, NY 13033. 3. 1. 0 ft 2. 1 of 15 ...Rent-to-own offers potential home buyers many benefits, which include building non-cash equity, hassle-free buying without competition, and saving time. Access to Other Exclusive Property Listings With your RentBeforeOwning.com trial membership, you will have access to millions of properties, including Lease To Own homes, Owner Financed homes ...Zillow has 21298 homes for sale in New York NY. View listing photos, review sales history, and use our detailed real estate filters to find the perfect place.A rent to own program is a great option for buying the property, especially for those who don’t have enough money to make a down payment to own a home. However, anyone who is looking for rent to own homes in Ontario, or any other place, should be aware of the entire process. It’s an agreement between the buyer and the seller where … Search New York rent to own homes, including single family homes, condos and townhouses. View listing photos and nearby rent to own homes. Find your next home on HomeFinder. Housing "rent to own" in New York City. see also. Your OWN TH to rent! 4BR, 2800SF, simply splendid. $15,000. Cobble Hill ... Rent- to-Own Opportunity: Charming Home in a Desirable Location! $1,999. Bronx Rent- to-Own Opportunity: Charming Home in Desirable Location! $1,500. Bronx ... The median home value is $133,300 and just over half the people own their homes. The median rent is $877. Westvale is also considered to be one of the best suburbs in New York. There are nearly 5,000 residents here, many of whom are young professionals and retirees. The median home value is $149,200 and nearly all residents own their homes. The ... To buy a house, you (1) look at the homes available for purchase, (2) pick the house you want, (3) pay the seller the cost of the home and (4) you get the house. That’s the basic gist of the traditional home buying process. All the steps of the traditional home buying process are present in the rent to own process.Find rent to own homes near you in Fulton County, NY! Rent to own property listings and houses available in Fulton County, NY. Get property details and more with HomeFinder. Call today and find your perfect Fulton County home.Housing "rent to own" in New York City. see also. Your OWN TH to rent! 4BR, 2800SF, simply splendid. $15,000. Cobble Hill ... Rent- to-Own Opportunity: Charming Home in a Desirable Location! $1,999. Bronx Rent- to-Own Opportunity: Charming Home in Desirable Location! $1,500. Bronx ...Find rent to own homes and real estate properties in Yonkers, NY. Get details property information, photos of the home, and information about living in Yonkers with HomeFinder. ... New York, NY 10029 $26,679 /mo Rent to Own. 4 Bd | 4 Bath | 4,300 Sqft View Details 108Th, NEW YORK, NY 10025 ...Rent-to-own is when a tenant signs a rental agreement or lease that has an option to buy the house or condo later -- usually within three years. The renter's monthly …Complete database of owner-listed rent to own homes in New York. Connect directly with owners, no credit checks or banks required. Albany, NY is a great place for affordable rent-to-own homes! With a median household income of over $48,512 and a median rent of $992, the Albany, NY rent-to-own market is more affordable than the traditional housing market which has shown tremendous growth across the U.S. and with it, aggressive competition for home purchases. Rent-to-Own Homes in Utica, NY: What You Need to Know. Known as the Handshake City for its welcoming atmosphere, Utica, New York is a small city of a little more than 62,000 residents. Located in the Mohawk Valley in Oneida County, the city first began to make its mark at the time of the American Revolution. Housing Availability Albany, NY is a great place for affordable rent-to-own homes! With a median household income of over $48,512 and a median rent of $992, the Albany, NY rent-to-own market is more affordable than the traditional housing market which has shown tremendous growth across the U.S. and with it, aggressive competition for home purchases. The free listings on our site are usually rent to own by owner, so deals are more reasonable and trustworthy than big company lease to purchase properties are. Whenever you’re ready just look for lease-option or lease-purchase homes near me on the Rent to Own Labs website. 14221. 14224. 14225. Find rent to own homes and real estate properties in Rochester, NY. Get details property information, photos of the home, and information about living in Rochester with HomeFinder. ... Healthcare is 2% lower than the national average. When compared to New York City, Rochester’s overall cost of living in 56% lower, and housing is 80.1% lower ...Find rent to own homes near you in Schenectady County, NY! Rent to own property listings and houses available in Schenectady County, NY. Get property details and more with HomeFinder. Call today and find your perfect Schenectady County home.So, let’s say the home is worth $200,000 and the rent is $2000. The owner will also require a 5% option fee ($10,000) but agrees to put 20% of the monthly rent payment into escrow. So, after 4 years, you would have the $10,000 you put down, plus an additional $19,200 in escrow. This would go toward the final purchase price of the home ...Check out Bronx County, NY rent to own homes for sale, which may include auction properties, for sale by owner, and more. Showing 1 - 44 of 440. Rent To Own North Riverdale Townhouse/Condo. Bronx, NY 10471. 4. 2. 1580 ft 2. 1962. Rent To Own North Side Single Family Home. Mount Vernon, NY 10552. 4. 4. 2000 ft 2. 1930 ...Rent to Own Homes in Staten Island. Staten Island is a vibrant and ever-changing borough of New York City, known for its many appealing neighborhoods, relatively affordable homes and prime location. The borough is also appreciated for its plentiful and historic transportation options, including the popular Staten Island Ferry.Contact the owner of the property to work out an agreement directly. HousingList offers more than just rent to own, HUD, and foreclosure homes. We also have an on-site housing guide full of information on credit scores, building equity, and how the renting and buying process works to help you on your journey to home ownership.Complete database of owner-listed rent to own homes in Norwich, NY. Connect directly with owners, no credit checks or banks required. Login. Rent To Own. New York. Norwich. Norwich, NY. Rent to Own Homes in Norwich. 726 Listings Found. Verified. Conkey Avenue Norwich, NY 13815. $606 /mo. 3 Beds | 2 Baths |Zip Codes in Broome County, NY 13744 Rent to Own 13754 Rent to Own 13760 Rent to Own 13790 Rent to Own 13903 Rent to Own 13905 Rent to Own Resource Center Mortgage 6. 1,283. 32,898. Complete database of owner-listed rent to own homes in Yonkers, NY. Connect directly with owners, no credit checks or banks required. Find rent to own homes near you in Westchester County, NY! Rent to own property listings and houses available in Westchester County, NY. Get property details and more with HomeFinder. Call today and find your perfect Westchester County home.A rent-to-own agreement in New York is a deal where a tenant commits to renting a property with the option to buy it in the future. Each contract has two main components: the lease-option and the lease-purchase. With a lease-option, the tenant pays an initial option fee, which is typically non-refundable, and gains the right to buy the …View Details. $933 /mo Rent to Own. 3 Bd | 1 Bath | 1,232 Sqft. View Details. Find rent to own homes near you in Dutchess County, NY! Rent to own property listings and houses available in Dutchess County, NY. Get property details and more with HomeFinder.The median home value in North Carolina is just over $200,000, and industry analysts expect these values to increase. Home prices can vary greatly across the state, though. Asheville's median home price is more than $300,000, but Fayetteville's median home price is just over $120,000. In the state's most popular cities, median home prices range ... Search New York rent to own homes, including single family homes, condos and townhouses. View listing photos and nearby rent to own homes. Find your next home on HomeFinder. Find rent to own homes and real estate properties in Troy, NY. Get details property information, photos of the home, and information about living in Troy with HomeFinder. ... Rent-to-Own Homes in Troy, NY: What You Need to Know. When Henry Hudson sailed up the river that would bear his name, he ended his exploration in 1609 at the location that ...payment of rent or any other allowed charge, or other breach of this Lease, Landlord shall have full rights to terminate this Lease in accordance with New York State law and re-enter and re-claim possession of the leased premises, in addition to such other remedies available to Landlord arising from said breach.RentUntilYouOwn.com provides thousands of rent to own and owner financed listings throughout the country. Long-Term Contracts and Negotiable Terms. Typically, a longer option period will allow more time to qualify for a mortgage while you are leasing the home. Keep this in mind when you are negotiating with the homeowner.Baldwinsville, NY is a great place for affordable rent-to-own homes! With a median household income of over $68,630 and a median rent of $896, the Baldwinsville, NY rent-to-own market is more affordable than the traditional housing market which has shown tremendous growth across the U.S. and with it, aggressive competition for home …The typical homes included in their Miami-Dade rent-to-own program are 2-4 bedrooms with 1,400 – 2,500 square feet and upgraded kitchens and bathrooms. They also partner with larger rent-to-own programs like Divvy and help with the application process to provide homeowners even more options to find the perfect residence.Rent-to-Own Homes in Schenectady, NY: What You Need to Know. Schenectady combines lush nature, rich history, and world-class shopping and dining seamlessly. With a population of 66,135, it’s New York’s ninth-largest city. Schenectady’s History Local news is delivered through the Syracuse New Times.The below results are primarily rent to own homes in Onondaga County, NY: 1208 Listings Found. Verified. Hillsdale Syracuse, NY 13206. $300 /mo. Search all the latest Rent to Own Homes in New York. There are more than 18,962 rent to own homes currently on the market. Try out homes and neighborhoods without the buying commitment by choosing a rent to own property. Select a county below and start searching today! Complete database of owner-listed rent to own homes in New York. Connect directly with owners, no credit checks or banks required. Login. Rent To Own. New York. Rent to Own Homes in New York. 24796 Listings Found. Verified. Shore Rd Apt 5 Brooklyn, NY 11209. $4,107 /mo. 2 Beds | 1 Bath | 1,200 Sqft. More Details.View Details. $2,655 /mo Rent to Own. View Details. $2,000 /mo Rent to Own. 3 Bd | 2 Bath | 1,200 Sqft. View Details. Find rent to own homes and real estate properties in Watertown, NY. Get details property information, photos of the home, and information about living in Watertown with HomeFinder.Check out Amsterdam, NY rent to own homes for sale, which may include auction properties, for sale by owner, and more. Showing 1 - 44 of 440. Rent To Own Single Family Home. Castleton On Hudson, NY 12033. 6. 2. 2856 ft 2. Rent To Own Townhouse/Condo. Amsterdam, NY 12010. 5. 2. 3016 ft 2. Rent to Own Homes in New York, NY. There are 1,174 rent to own listings in New York, NY. These rent to own properties include single-family houses, condos, apartments, duplexes, and townhouses. Buying a rent to own property is a great option because there is no commitment to purchase. Albany, NY is a great place for affordable rent-to-own homes! With a median household income of over $48,512 and a median rent of $992, the Albany, NY rent-to-own market is more affordable than the traditional housing market which has shown tremendous growth across the U.S. and with it, aggressive competition for home purchases.Jersey City’s condo market is booming, with dozens of new waterfront and downtown developments giving house hunters have 642 condo units and 421 homes to consider. The average $339,697 sales price of a home in Jersey City is only slightly higher than the average $328,356 sales prices in all of New Jersey. When you compare sales price per ...Median rent rate is $772, while median house price is $110,300. Only 7 new homes were built in 2012, and another 7 in 2011. Due to a large college population, the area has one of the highest rental rates in the state at 55 percent of the population, or roughly 14,578 people.Finding affordable Bronx, NY rent-to-own homes has never been easier! Bronx, NY 10471 4 Beds, 2 Baths 1,580 Square Feet, Year Built: 1962 1,580 Square Feet Year Built: 1962 Rent-To-Own View Details 1 of 5 Hastings-On-Hudson, NY 10706 1 Bed, 1 Bath 776 Square Feet, Year Built: 1925 776 Square Feet Search New York rent to own homes, including single family homes, condos and townhouses. View listing photos and nearby rent to own homes. Find your next home on HomeFinder. Rent to Own Homes in Staten Island. Staten Island is a vibrant and ever-changing borough of New York City, known for its many appealing neighborhoods, relatively affordable homes and prime location. The borough is also appreciated for its plentiful and historic transportation options, including the popular Staten Island Ferry.Rent-to-own is when a tenant signs a rental agreement or lease that has an option to buy the house or condo later -- usually within three years. The renter's monthly …Indeed, when looking to rent in Queens, NY, you can expect to pay as little as $1,380.00 or as much as $3,860.00, with the average rent median estimated to be $2,540.00. The good news is that finding an affordable and desirable property to rent in Queens, NY -- whether it’s apartments, townhomes, condominiums or single-family homes -- is made ...Check out Amsterdam, NY rent to own homes for sale, which may include auction properties, for sale by owner, and more. Showing 1 - 44 of 440. Rent To Own Single Family Home. Castleton On Hudson, NY 12033. 6. 2. 2856 ft 2. Rent To Own Townhouse/Condo. Amsterdam, NY 12010. 5. 2. 3016 ft 2.Poughkeepsie, NY is a great place for affordable rent-to-own homes! With a median household income of over $47,008 and a median rent of $1,127, the Poughkeepsie, NY rent-to-own market is more affordable than the traditional housing market which has shown tremendous growth across the U.S. and with it, aggressive competition for home … Baldwinsville, NY is a great place for affordable rent-to-own homes! With a median household income of over $68,630 and a median rent of $896, the Baldwinsville, NY rent-to-own market is more affordable than the traditional housing market which has shown tremendous growth across the U.S. and with it, aggressive competition for home purchases. There is also a lot of population separation between Nassau and Suffolk Counties, and most New York City residents have their opinion on which is better. Finally, there are some barrier islands that are also technically included in Long Island's boundaries.The below results are primarily rent to own homes in : 120 Listings Found. Rent-to-Own Homes in Utica, NY: What You Need to Know. Known as the Handshake City for its welcoming atmosphere, Utica, New York is a small city of a little more than 62,000 residents. Located in the Mohawk Valley in Oneida County, the city first began to make its mark at the time of the American Revolution. Housing Availability New York City, a bustling metropolis that is home to over 8 million people, offers a diverse range of housing options.Among these, rent-to-own homes present a unique opportunity for potential homeowners. This alternative path to homeownership allows individuals to rent a property with the option to buy it after a certain period, providing … The borough was named after a Dutch city known as Breukelen and is bordered by the borough of Manhattan.The below results are primarily rent to own homes in : 11039 Listings Found. Verified. 60th Street Brooklyn, NY 11204. $859 /mo. 10K+ Rent to Own Homes for Sale in New York on ZeroDown. Browse by county, city, and neighborhood. Filter by beds, baths, price, and more.You want to avoid this. Rent-to-Own can make sense in theory, but in practice in the US it has been historically linked to scams, and predatory landlord-tenant relationships due to 1) the types of people to whom rent-to-own has appealed and 2) lack of regulations.. Most often these types of agreements have the tenant paying above market rent and possibly …Rent to Own Homes in New Mexico. New Mexico is a southwestern state positioned between Arizona, Texas and Colorado. Mexico is just south of this state, and the northwestern corner of the state connects with the southeastern corner of Utah. This part of the United States is known for intense heat, expansive deserts and picturesque …There are 241 rent to own listings in Yonkers, NY. These rent to own properties include single-family houses, condos, apartments, duplexes, and townhouses. Buying a rent to own property is a great option because there is no commitment to purchase. If the home or area doesn't work out, you can move on without anything locking you down into ...Check out Suffolk County, NY rent to own homes for sale, which may include auction properties, for sale by owner, and more. Showing 1 - 44 of 440. Rent To Own Single Family Home. Mastic, NY 11950. 3. 1. 0 ft 2. 1940. Rent To Own Single Family Home. Deer Park, NY 11729. 3. 1. 942 ft 2. 1953.Contact the owner of the property to work out an agreement directly. HousingList offers more than just rent to own, HUD, and foreclosure homes. We also have an on-site housing guide full of information on credit scores, building equity, and how the renting and buying process works to help you on your journey to home ownership.3 days ago · There are 10K+ rent to own homes for sale in New York. Home. New York. Rent To Own Homes For Sale. Showing 1 - 18 of 10K+ Homes. Listing Price: $779,990. Buffalo, NY is a great place for affordable rent-to-own homes! With a median household income of over $39,677 and a median rent of $801, the Buffalo, NY rent-to-own market is more affordable than the traditional housing market which has shown tremendous growth across the U.S. and with it, aggressive competition for home purchases. Find rent to own homes and real estate properties in Rochester, NY. Get details property information, photos of the home, and information about living in Rochester with HomeFinder. ... Healthcare is 2% lower than the national average. When compared to New York City, Rochester’s overall cost of living in 56% lower, and housing is 80.1% lower ...Complete database of owner-listed rent to own homes in New York, NY. Connect directly with owners, no credit checks or banks required.3. You pay an option fee. You’ll also pay an “option fee” when renting a rent to own home. This is also negotiable, but is usually about 1% (but can be as high as 5%) of the purchase price—up front. It is a one-time, non-refundable fee that gives you the option to buy the home at an agreed upon price in the future.The average house price is $124,200 and the median list price per square foot in Binghamton Metro is $80. This is much lower then the New York average of $172! Rent to own houses are a viable option for many people in popular neighborhoods like The First Ward and the West Side. The Parlor City!Check out Fulton, NY rent to own homes for sale, which may include auction properties, for sale by owner, and more. Showing 1 - 44 of 440. Rent To Own Single Family Home. Auburn, NY 13021. 2. 2. 1160 ft 2. 1850. 1 of 9 Rent To Own Multifamily (2 - 4 Units) Cato, NY 13033. 3. 1. 0 ft 2. 1 of 15 ...You can find rent-to-own apartments at 100 Barclay Street, One Manhattan Square, 196 Orchard, 298 East Second Street (Houston House) and 21-30 44th Dr. in Long Island City (Corte), which The New …With a rent-to-own property, a buyer may pay an option fee, also called “option money” or “option consideration.”. It’s an upfront, nonrefundable fee paid to the seller. While the fee amount is negotiable, it’s usually 2% – 7% of the property's value. The fee gives the buyer the exclusive right to buy the property later. Rent-to-Own Homes in Albany, NY: What You Need to Know. Albany, located in the north of the state, is the capital of New York, and home to more than 98,500 residents. Located approximately 150 miles north of New York City, Albany is a blend of both modern and historic, cosmopolitan, and classic. Which is better than selling the home cheap and competing with bank-owned foreclosed homes that sell for less than market value. Sign up for one of our free listings so that potential buyers can find you when they look for rent to …Find rent to own homes near you in Westchester County, NY! Rent to own property listings and houses available in Westchester County, NY. Get property details and more with HomeFinder. Call today and find your perfect Westchester County home.Check out Liverpool, NY rent to own homes for sale, which may include auction properties, for sale by owner, and more. Showing 1 - 44 of 440. Rent To Own Single Family Home. Auburn, NY 13021. 2. 2. 1160 ft 2. 1850. Rent To Own Liverpool. Single Family Home. Liverpool, NY 13088. 5. 4. 2045 ft 2.Search all the latest Rent to Own Homes in New York. There are more than 18,962 rent to own homes currently on the market. Try out homes and neighborhoods without the buying commitment by choosing a rent to own property. Select …Explore new worlds from the comfort of home, discover excitement wherever you roam! Sign up for emails or text messages and receive a promo code that lets you start your new lease for just $1!*. Product exclusions and other restrictions apply. Aaron's has the best furniture, electronics, appliances, computers and more with affordable payments.Check out Suffolk County, NY rent to own homes for sale, which may include auction properties, for sale by owner, and more. Showing 1 - 44 of 440. Rent To Own Single Family Home. Mastic, NY 11950. 3. 1. 0 ft 2. 1940. Rent To Own Single Family Home. Deer Park, NY 11729. 3. 1. 942 ft 2. 1953.
Search New York rent to own homes, including single family homes, condos and townhouses. View listing photos and nearby rent to own homes. Find your next home on HomeFinder. . Phone booths for sale
Which is better than selling the home cheap and competing with bank-owned foreclosed homes that sell for less than market value. Sign up for one of our free listings so that potential buyers can find you when they look for rent to …Rent-to-Own Homes in Utica, NY: What You Need to Know. Known as the Handshake City for its welcoming atmosphere, Utica, New York is a small city of a little more than 62,000 residents. Located in the Mohawk Valley in Oneida County, the city first began to make its mark at the time of the American Revolution. Housing AvailabilityEasy to Own Homes Inc. manages Syracuse, NY suburbs rental homes and rent to own homes. Easy to Own Homes Inc. [email protected]. 315-458-7047 (P) 315-546-2106 (F) Call Now. Press 'ALT' + 'M' to access the Navigational Menu. Then use the arrow keys to move through the menu items. Lease Option/Rental … Greece, NY is a great place for affordable rent-to-own homes! With a median household income of over $67,500 and a median rent of $833, the Greece, NY rent-to-own market is more affordable than the traditional housing market which has shown tremendous growth across the U.S. and with it, aggressive competition for home purchases. The town is home to about 65,000 residents living among the city’s 11 square miles. Locals enjoy access to a number of employment options. General Electric’s... Read More. 1634 Listings Found. Verified. Terrace Schenectady, NY 12306. $1,199 /mo. 3 Beds | 2 Baths. Which is better than selling the home cheap and competing with bank-owned foreclosed homes that sell for less than market value. Sign up for one of our free listings so that potential buyers can find you when they look for rent to …Divvy in the press. Divvy is proud to be included on Time’s list of the 100 Most Influential Companies of 2022. “Innovative technology that’s simplifying and opening the real estate market to a new generation.”. “Reimagining [rent-to-own] by offering aspiring homeowners more say and more financial leverage.”.So, let’s say the home is worth $200,000 and the rent is $2000. The owner will also require a 5% option fee ($10,000) but agrees to put 20% of the monthly rent payment into escrow. So, after 4 years, you would have the $10,000 you put down, plus an additional $19,200 in escrow. This would go toward the final purchase price of the home ... Browse rent to own homes in New York, NY, current as of April 2024. HousingList offers the largest database of rent to own listings. Get into a home while you build your credit. Median rent rate is $772, while median house price is $110,300. Only 7 new homes were built in 2012, and another 7 in 2011. Due to a large college population, the area has one of the highest rental rates in the state at 55 percent of the population, or roughly 14,578 people.In New York City, the typical household can reasonably afford to rent a $1,750 apartment, according to city estimates. But the median rent in market-rate New …North Syracuse, NY is a great place for affordable rent-to-own homes! With a median household income of over $57,125 and a median rent of $877, the North Syracuse, NY rent-to-own market is more affordable than the traditional housing market which has shown tremendous growth across the U.S. and with it, aggressive competition for home …New Rochelle, NY is a great place for affordable rent-to-own homes! With a median household income of over $81,735 and a median rent of $1,537, the New Rochelle, NY rent-to-own market is more affordable than the traditional housing market which has shown tremendous growth across the U.S. and with it, aggressive competition for home …Check out Amsterdam, NY rent to own homes for sale, which may include auction properties, for sale by owner, and more. Showing 1 - 44 of 440. Rent To Own Single Family Home. Castleton On Hudson, NY 12033. 6. 2. 2856 ft 2. Rent To Own Townhouse/Condo. Amsterdam, NY 12010. 5. 2. 3016 ft 2. View Details. $6,503 /mo Rent to Own. 2 Bd | 1 Bath | 950 Sqft. View Details. $7,971 /mo Rent to Own. 2 Bd | 2 Bath. View Details. Find rent to own homes and real estate properties in Yonkers, NY. Get details property information, photos of the home, and information about living in Yonkers with HomeFinder. Here’s what you’ll need to qualify for Divvy: Minimum FICO score of 550*: Even if you’ve hit a few bumps in the road, Divvy could be the right partner for you. Once you’ve moved into your home, we’ll pair you with a free credit counselor to help you get ready for your own mortgage. Minimum monthly household income of $2,500: Adding a ... Find rent to own homes near you in Suffolk County, NY! Rent to own property listings and houses available in Suffolk County, NY. Get property details and more with HomeFinder. Check out Yonkers, NY rent to own homes for sale, which may include auction properties, for sale by owner, and more. Showing 1 - 44 of 440. 1 of 5 Rent To Own South Ardsley Multifamily (2 - 4 Units) Hastings-On-Hudson, NY 10706. 1. 1. 776 ft 2. 1925. Rent To Own North Riverdale ....
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