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$459,000
4 Beds ⋅ 2 Baths ⋅ 220228570 MLS ⋅ 2,808 SqFt. ⋅ 7,840 Sqft. Lot ⋅ 0.18 Acres
Get ready to walk into wonderful! This stunning and spacious home in a desirable Central Point location boasts a flexible living with both a Family Room and Living room - making a perfect blend between entertaining and everyday living. Thoughtfully designed Kitchen features tons of storage, large walk-in pantry and coffee nook. Large upstairs landing can double as an office, study area or crafts area. Relax in the Primary Suite complete with ceiling fan, inviting soaking tub, walk-in shower, and large walk-in closet. Outside entertaining becomes a literal breeze under the inviting covered patio with ceiling fan. Large, fenced back garden features storage shed, leaving lots of room for raised garden beds, play area and more. Double car garage has storage shelves as well as outside possible RV parking. Located just minutes to amenities, make this one your must tour!

755 S 4th Street, Central Point
$339,000
4 Beds ⋅ 2 Baths ⋅ 220228568 MLS ⋅ 1,895 SqFt. ⋅ 9,583 Sqft. Lot ⋅ 0.22 Acres
Great opportunity in the heart of Phoenix! This 4-bedroom, 1.5-bath home offers plenty of potential for an owner-occupant, investor, rental property, or flip. The property features a durable metal roof and sits on a large lot with excellent potential to create a spacious backyard, garden, entertaining area, or other outdoor improvements. With some updating and vision, this property could be transformed into a comfortable home or a solid investment. Located in the growing community of Phoenix, you'll enjoy convenient access to local restaurants, tasting rooms, shopping, and the many amenities of the Rogue Valley. Just minutes from hospitals and Rogue Valley International-Medford Airport, with Ashland and historic Jacksonville approximately 15 minutes away. Bring your ideas and take advantage of the opportunity to add value in a desirable Southern Oregon location.

133 S Church Street, Phoenix
$400,000
4 Beds ⋅ 2 Baths ⋅ 220228567 MLS ⋅ 2,068 SqFt. ⋅ 23,522 Sqft. Lot ⋅ 0.54 Acres
Proudly sitting on the hillside of Riverview Circle stands this prominent home of 4 bedrooms, 2 bathrooms, boasting a split floor plan with a proper dining room and living room that is extended to an additional room making it a very nice flowing floor plan. The kitchen is bright and cheery with a breakfast nook and lots of windows with views of the lovely surroundings and wildlife. Primary bed and bath are very spacious. Beautiful covered front porch with latched gate, enjoy life from here!

130 Riverview Circle, Shady Cove
$96,600
220228562 MLS
Well-located small office condominium at 1762 E McAndrews Road, Suite C, Medford, Oregon. This efficient office space offers a professional setting with convenient access to E. McAndrews Road and nearby businesses, services, and major Medford thoroughfares. An excellent opportunity for an owner-user, small professional practice, or investor seeking an affordable commercial office property in a convenient Medford location. Easy access and a manageable footprint make this a great alternative to leasing. Ideal for professional, administrative, consulting, or similar office uses.

1762 E McAndrews Road, Medford
$100,000
220228559 MLS ⋅ 73,180 Sqft. Lot ⋅ 1.6800000000000002 Acres
Discover approximately 1.68 wooded acres in a peaceful rural setting near Savage Creek. This vacant parcel offers privacy, mature trees and potential for a future homesite. County Planning has confirmed the parcel was lawfully created and a dwelling may be built, subject to required permits and a setback exception. Manufactured homes are not prohibited, subject to applicable permits and approvals. Buyer to perform due diligence regarding access, zoning, septic, well/water, utilities, setbacks, fire access and development requirements. Also available as part of a larger three-parcel offering totaling approximately 3.56 acres with the adjacent home property. Parcel boundaries shown in marketing materials are approximate.

795 Savage Creek Road, Grants Pass
$134,900
220228557 MLS ⋅ 10,890 Sqft. Lot ⋅ 0.25 Acres
Nice, level 1/4 acre lot in a quiet NW Medford neighborhood, ready to build or place a manufactured home. Utilities are at the street. Very private setting would make a great location to call home or site for a builder searching for their next project. Conveniently located between Medford and Central Point, close to shopping, entertainment and medical facilities.

Elliott Avenue, Medford
$160,000
220228553 MLS ⋅ 341,510 Sqft. Lot ⋅ 7.84 Acres
Set on 7.84 private acres in beautiful Selma, Oregon and ready for your vision! A large meadow at the homesite, with well and power already in place, gives you a head start on creating something special. An established road winds through the property to a clearing at the top, offering even more possibilities for how you use the land. Just minutes from Lake Selmac Recreation Area, where you can enjoy fishing, boating, swimming, hiking, picnicking, and days spent outdoors. Convenient access to Redwood Highway (Hwy 199) keeps local groceries, shops, the Illinois Valley, and adventures to the Oregon Coast within easy reach. Homesite, private retreat, or your own slice of Southern Oregon close to the recreation of Lake Selmac. Bring your ideas and make it yours! Schedule a tour and come explore the possibilities.

Selma
$1,250,000
4 Beds ⋅ 4 Baths ⋅ 220228549 MLS ⋅ 4,856 SqFt. ⋅ 8,679,765 Sqft. Lot ⋅ 199.26 Acres
Looking for a private ranch property within 12 mins from downtown Medford? If so, this is the one for you! This beautiful property features a 3 bed + office, 3.5 bath, 4856 sq ft, 1992-built estate, 199+ acres (pasture, wooded, seasonal creek, tons of wildlife, native plants, trails, fenced), 5000 sq ft shop/warehouse, detached 4+ car garage, gated entryway, panoramic views of the valley, in-ground solar heated pool (needs TLC), & much more! A few of the many amenities the estate has to offer are 3 primary suites (main primary bedroom is extremely spacious w/ vaulted ceilings, propane stove, valley views, walk-in closet) w/ their own private bathrooms & walk-in closets, spacious living room w/ large wet bar & valley views, chef's kitchen (ample cabinetry, spacious island), central vacuum system, large deck, & much more! Roof was replaced in the last 5 years as well. Perfect opportunity for anyone that wants a large home w/ acreage in a suburb location, so contact your agent today!

6590 Hillcrest Road, Medford
$430,000
3 Beds ⋅ 2 Baths ⋅ 220228548 MLS ⋅ 1,571 SqFt. ⋅ 6,534 Sqft. Lot ⋅ 0.15 Acres
Well cared for, spacious, and move-in ready! This inviting 3-bedroom, 2-bath home offers a desirable split floor plan with a comfortable layout designed for everyday living. You'll love the beautiful coffered ceilings, new laminate flooring throughout, and the cutest bonus office/den tucked just off the laundry room perfect for working from home, crafting, homework, or creating your own quiet retreat. Pride of ownership shows throughout this well-maintained home, with spacious living areas and a floor plan that offers both functionality and privacy. Conveniently located near shopping, dining, schools, parks, and everyday amenities, it combines comfort, location, and versatility in one wonderful package.

1826 Northwood Drive, Central Point
$28,000
220228546 MLS ⋅ 25,264 Sqft. Lot ⋅ 0.58 Acres
Build your vision on this beautiful and private .58-acre residential lot located on Sunny Valley Loop, just one block from downtown Sunny Valley. With easy paved access and quick access to I-5, one of the nation's major interstate corridors, this property offers the perfect combination of a peaceful rural setting and convenience. The lot provides usable space with plenty of potential for a future home, getaway, or long-term investment. Enjoy the beauty and privacy of Southern Oregon while still being just minutes from Grants Pass. Motivated seller! Owner carry financing may be available with as little as $10,000 down. Buyer to perform due diligence regarding development, utilities, zoning, and financing terms.

Sunny Valley Loop, Wolf Creek
$333,000
2 Beds ⋅ 2 Baths ⋅ 220228544 MLS ⋅ 1,015 SqFt. ⋅ 4,791 Sqft. Lot ⋅ 0.11 Acres
Adorable, updated and move-in ready! This charming mid-century 2-bedroom, 1.5-bath home is full of personality and conveniently located near downtown Medford restaurants, theaters and shops. Professionally designed interiors blend original character with stylish updates, including decorative tile, painted accent walls and abundant natural light. The kitchen features newer appliances, ample counter space and a sweet view of the rose garden, while the dining area provides a welcoming space to gather. Enjoy off-street parking, washer and dryer, cozy gas fireplace and a detached garage/shop for added storage or workspace. Whether you're a first-time homebuyer, looking to downsize or searching for an investment with a proven rental history, Holly House offers an easy, inviting place to call home. Turnkey furniture package available.

625 S Holly Street, Medford
$429,000
3 Beds ⋅ 2 Baths ⋅ 220228542 MLS ⋅ 1,602 SqFt. ⋅ 6,534 Sqft. Lot ⋅ 0.15 Acres
Move-In Ready. Open floor plan; Great Room with vaulted ceilings, many windows to bring in the natural light. The cook will love the kitchen with Granite countertops, Island, walk-in pantry and an abundance of cabinets for all your storage needs. Range/Oven has gas cooktop. En Suite bedroom with walk-in closet, dual sinks, and step-in shower. Laundry room with cabinets and attached 2 car garage. Low maintenance landscaping with sprinklers and drip. Convenient location close to Hospital, shopping and town. District 7 Schools.

425 SE Cadet Court, Grants Pass
$514,900
3 Beds ⋅ 3 Baths ⋅ 220228540 MLS ⋅ 1,828 SqFt. ⋅ 4,791 Sqft. Lot ⋅ 0.11 Acres
Welcome home to this well-maintained 3-bedroom, 2.5-bath residence located in a desirable East Medford neighborhood. The main level features an open-concept living area and thoughtfully designed kitchen, creating an ideal space for both everyday living and entertaining. Upstairs, you'll find all three bedrooms, including the primary suite with a generously sized ensuite bathroom. Enjoy the benefits of a great neighborhood conveniently located near schools, parks, shopping, and local amenities. Don't miss out--schedule your showing today!

1175 Ashford Way, Medford
$490,000
3 Beds ⋅ 2 Baths ⋅ 220228538 MLS ⋅ 1,911 SqFt. ⋅ 936,975 Sqft. Lot ⋅ 21.51 Acres
Welcome to your own slice of Southern Oregon! Situated on 21.51 beautiful acres, this remodeled 3-bedroom, 2-bath home offers the perfect combination of comfort, privacy, and country living. Inside, you'll find warm butcher block countertops, a cozy wood-burning fireplace, and energy-efficient mini splits throughout the home. A durable metal roof adds peace of mind, while both front and back decks provide wonderful spaces to relax, entertain, and take in the beautiful surrounding views. The property also features multiple outbuildings, offering plenty of room for storage, hobbies, animals, or equipment. Best of all, the property backs up to BLM land, adding to the sense of space and privacy. If you've been dreaming of acreage, fresh air, beautiful views, and room to make a property your own, this one is ready to welcome you home!

5015 Highway 227, Trail
$385,500
3 Beds ⋅ 2 Baths ⋅ 220228539 MLS ⋅ 1,856 SqFt. ⋅ 6,969 Sqft. Lot ⋅ 0.16 Acres
Welcome to this inviting single-level 3-bedroom, 2-bath home offering comfortable living with plenty of space to spread out! The functional floor plan features a fully enclosed patio, creating valuable additional space for entertaining, hobbies or year-round enjoyment. Step outside to a spacious backyard with a concrete patio, perfect for relaxing, BBQs and outdoor gatherings. RV parking provides added convenience for your recreational vehicles, toys or extra parking. A great opportunity in Central Point with flexible indoor and outdoor living spaces!

1106 Hampton Drive, Central Point
$1,250,000
220228537 MLS ⋅ 11,761 Sqft. Lot ⋅ 0.27 Acres
Built in 2004, this well-maintained 8-plex in Central Point consists of two 4-plex buildings totaling approximately 6,656 square feet, arranged around an attractive central courtyard with mature trees, established landscaping, and clean, well-kept common areas. The property includes eight 2-bedroom, 2-bath residences, each with a primary suite, private bathroom, walk-in closet, in-unit laundry, one covered carport parking space, and a dedicated locked storage unit. A new composition roof was installed in 2026, complementing the tidy exterior and consistently maintained grounds. Utilities include public water and sewer, individually metered power, and PTAC heating and cooling. Conveniently located near downtown Central Point, the property offers easy access to shopping, schools, dining, services, Highway 99, I-5, Medford, and the Rogue Valley International-Medford Airport, creating a clean, established multifamily investment with broad renter appeal.

123 Maple Street, Central Point
$365,000
5 Beds ⋅ 2 Baths ⋅ 220228536 MLS ⋅ 1,500 SqFt. ⋅ 8,712 Sqft. Lot ⋅ 0.2 Acres
Room to spread out and truly make yourself at home! This spacious 5-bedroom, 2-bath home offers an abundance of space and flexibility for today's lifestyle, whether you need extra bedrooms, a home office, hobby space, or room for guests. Situated on a lush corner lot, the property features an attached garage, ample parking, established garden space, and a low-maintenance backyard designed for more enjoyment and less upkeep. Even better, all the homework has already been done! A pre-inspection has been completed along with repairs, giving the next homeowner added confidence and peace of mind. With generous indoor and outdoor space, a desirable corner-lot setting, and move-in-ready condition, this home is ready for its next chapter and its new owners!

401 Morningside Street, Medford
$355,000
3 Beds ⋅ 2 Baths ⋅ 220228528 MLS ⋅ 1,431 SqFt. ⋅ 6,534 Sqft. Lot ⋅ 0.15 Acres
Fantastic setting at the very end of a quiet dead end street with exceptional privacy, peaceful open space and beautiful views of Mount McLoughlin and Roxy Ann. Built in 2017 and well cared for, this inviting home offers an open great room, desirable split bedroom floor plan, vaulted and coffered ceilings, custom interior paint, can lighting and durable vinyl plank flooring. The kitchen features granite countertops, upgraded cabinets, stainless steel appliances and an eating bar. The spacious primary suite includes a walk in closet, dual sink vanity and large walk in shower. Private back door leads to a covered back patio and private backyard bordered by open fields. Outside you will also find huge gated RV parking, a two car garage, HardiePlank siding, low maintenance artificial turf, lava rock landscaping, paver area, and vinyl windows. Fully fenced back yard. A wonderful home in an outstanding setting with beautiful morning sunrise views.

8360 Kyra Lane, White City
$220,000
2 Beds ⋅ 2 Baths ⋅ 220228525 MLS ⋅ 1,736 SqFt. ⋅ 81,892 Sqft. Lot ⋅ 1.88 Acres
Opportunity on approximately 1.88 acres in the Savage Creek area, consisting of the 1.68-acre homesite plus an adjoining 0.20-acre parcel. The 2-bedroom, 2-bath residence offers approximately 1,320 sq ft and has sustained significant fire and roof damage, offering a substantial rehabilitation or redevelopment opportunity. Wooded setting with a seasonal creek and rural feel. Seller states personal property and debris will be removed with an accepted offer prior to closing unless otherwise agreed. Property is being sold as-is. Buyer to perform due diligence regarding condition, utilities, boundaries, access, permits and intended use.

795 Savage Creek Road, Grants Pass
$55,000
220228526 MLS ⋅ 42,688 Sqft. Lot ⋅ 0.98 Acres
Wake up to sunrise over the Williamson River valley - two level adjoining lots with graded south-facing for maximum solar gain, exactly what earthship and passive-solar builders spend years searching for. A level graveled driveway is cut in, a cozy loft tiny house/shed with a metal roof, already in place and a generous building pad already spans both lots. Deeded access to the Williamson River is a 2-3 minute walk away, just across the street and one lot down. Build an earthship, a conventional home, or one of each across the two parcels -- the site is ready for either.

Braymill Lot 5 & 6 Drive, Chiloquin
$300,000
2 Beds ⋅ 2 Baths ⋅ 220228523 MLS ⋅ 1,736 SqFt. ⋅ 155,073 Sqft. Lot ⋅ 3.56 Acres
Unique opportunity on approximately 3.56 acres consisting of three tax lots in the Savage Creek area. Property includes a 2-bedroom, 2-bath residence with approximately 1,320 sq ft that has sustained fire and roof damage and will require substantial repair/rehabilitation. Wooded setting with seasonal creek and additional land offered together as one package. Seller states personal property and debris will be removed with an accepted offer prior to closing, unless otherwise agreed. Property is being sold as-is. Buyer to perform due diligence regarding condition, utilities, boundaries, access, permits and intended use. Property may also be available in separate configurations.

795 Savage Creek Road, Grants Pass
$29,500
220228524 MLS ⋅ 52,707 Sqft. Lot ⋅ 1.21 Acres
This lot is set at the end of a quiet cul-de-sac and backing directly onto two already-improved sister parcels, this one-acre Waterview Way lot offers a south-facing, naturally terraced building site with sweeping views of the Williamson River, valley, and mountains -- and the river itself just a 2-3 minute walk away via the subdivision's deeded river-access. Fiber internet, deeded river access, and mountain views rarely line up this well. The natural terracing and solar orientation suit an earthship build beautifully, or a conventional home just as well - the choice is yours.

Waterview - Lot 4 Way N, Chiloquin
$499,000
4 Beds ⋅ 3 Baths ⋅ 220228514 MLS ⋅ 2,002 SqFt. ⋅ 147,232 Sqft. Lot ⋅ 3.38 Acres
Look no further for your perfect country property! Located in the highly desirable Jerome Prairie area, this spacious 2,002 sq ft home sits on 3.38 fully fenced acres and offers a great setup for horses, privacy, and beautiful surroundings. The home features 4 bedrooms and 3 full bathrooms, including a great addition with separate entrances and its own bathroom, perfect for guests, extended family, a home office, or additional living space. Step outside to a peaceful deck with incredible views, a beautiful pond, an animal stable, and plenty of room for horses and outdoor living. Additional features include irrigation rights and a two-car garage. With usable acreage, a versatile layout, and a sought-after location, this property has so much to offer!

5550 Demaray Drive, Grants Pass
$399,900
3 Beds ⋅ 2 Baths ⋅ 220228513 MLS ⋅ 1,344 SqFt. ⋅ 625,521 Sqft. Lot ⋅ 14.36 Acres
Experience ultimate privacy on this 14.36 acre property featuring apx. 1200 ft of direct river frontage. Nestled in a peaceful wooded setting is this tastefully remodeled home that showcases fresh paint, granite counters, custom hardwood cabinets, bamboo and Brazilian teak flooring. Plus, Port Orford cedar interior walls paired with drywall. Primary bedroom has tiled flooring and tiled surround on tub shower comb. and a walk-in closet. Outdoor living features a covered porch with spa. Updated main electrical service supports the property including a a 960sq ft shop an added 550 Sq ft insulated office., along with sheds and animal stalls. The grounds have two open meadows, a thriving orchard of 42 producing fruit trees interplanted with perennials.. Ideal for livestock and/or garden.

705 Lone Mountain Road, O'Brien
$749,000
4 Beds ⋅ 4 Baths ⋅ 220228511 MLS ⋅ 3,656 SqFt. ⋅ 43,560 Sqft. Lot ⋅ 1 Acres
Tucked into a beautiful park-like setting, this light, open and airy 4-bedroom, 3.5-bath home offers the rare convenience of public water and sewer in Shady Cove! Huge view windows fill the home with natural light, while reclaimed tropical hardwood floors add warmth and character. The primary suite is conveniently located on the main level, and each bedroom offers true suite-style accommodations, creating excellent potential for multi-generational living or guests. The spacious open kitchen features sleek wall mount microwave/oven combo, a cooktop and abundant storage. Additional highlights include a bonus loft office, lower-level recreation room, AND bonus room that could be a crafter's dream, expansive decks and hot tub. A detached garage/workshop offers fantastic space for projects, storage and toys, plus RV and recreational vehicle parking and a convenient pull-through driveway. Close to renowned Rogue River fishing, incredible hiking and Southern Oregon recreation!

33 Quail Run Drive, Shady Cove
$310,000
3 Beds ⋅ 2 Baths ⋅ 220228510 MLS ⋅ 1,614 SqFt. ⋅ 6,969 Sqft. Lot ⋅ 0.16 Acres
Welcome home to 334 Hanby Lane! This well-maintained 1,614 sq ft single-level home offers the ideal blend of comfort, functionality, and easy living. Step inside to an open and inviting floor plan centered around a cozy living room fireplace and serviced by an efficient heat pump for year-round climate control. The kitchen is a standout--offering abundant cabinet storage, generous counter space, and a picturesque view of Eight Dollar Mountain right from the kitchen window, all flowing seamlessly into the dining and living areas for effortless entertaining. Retreat to the spacious primary bedroom featuring its own private en-suite bathroom, while two additional bedrooms and a full guest bath provide plenty of room for family, guests, or a home office. Outside, enjoy a level, fenced backyard with ample room for pets, a garden, or unwinding on the patio. Complete with an attached 2-car garage and close proximity to local schools and downtown amenities, this move-in ready home is a fanta

334 Hanby Lane, Cave Junction
$469,000
220228505 MLS ⋅ 76,665 Sqft. Lot ⋅ 1.76 Acres
OPEN HOUSE - September 25, 3PM to 5PM. Very unique multi-family or investment property. 1.76 acres with two fully legal residences with separate addresses, plus an ADU all on one tax lot. The 1962 ranch house is 1578 Sq. ft., split floor plan with 3 bedrooms, 2 bathrooms, on a concrete slab floor. Oil stove for heat and a woodstove. Roof was replaced in 2002. The house and the ADU share the septic and a 20 GPM well (per well log). The ADU was built in 1999, is 640 sq. ft. per the seller. The ADU has a full kitchen, bathroom, and separate laundry in the garage. Oil stove for heat and wall AC. Across the field is the second residence, a 2 bedroom, 2 bathroom 1971 Manufactured home with it's own driveway, separate 20 GPM well (per well log), septic system, and garage. Fenced perimeter and cross fenced. 24 hour notice is required and Listing agent must be present for all showings. Please do not disturb tenants.

Grants Pass
$345,000
3 Beds ⋅ 2 Baths ⋅ 220228504 MLS ⋅ 1,240 SqFt. ⋅ 5,227 Sqft. Lot ⋅ 0.12 Acres
Built in 2023, this pristine 3-bedroom, 2-bathroom home delivers new-construction quality without the wait. The bright, open-concept floor plan seamlessly connects the main living, dining, and kitchen areas, making it perfect for both daily living and effortless entertaining.Step outside to a premium outdoor setup featuring a newer deck that overlooks a spacious, fully fenced yard--an ideal private retreat for pets, play, and weekend barbecues. Combining modern efficiency, stylish finishes, and an excellent indoor-outdoor flow, this turnkey home is ready for its next owner.

7920 Jacqueline Way, White City
$735,000
3 Beds ⋅ 3 Baths ⋅ 220228500 MLS ⋅ 2,103 SqFt. ⋅ 8,276 Sqft. Lot ⋅ 0.19 Acres
Impeccable views and quality updated home is ready to go! Step outside directly onto hiking trails and return to this tranquil turn-key home on the end of a dead end street! Ample parking and covered space for storage of all ski gear and all your toys, make this home a year round gem to come home to after a long day of adventure! Only 30 mins from Mt Ashland from the front door! Fully updated bathrooms, kitchen and backyard make this home completely turn-key! The expansive primary suite features a sauna, walk-in closet and private wrap-around deck. Impeccable views with an open floorplan provide ample opportunities for hosting. This rare gem of views, storage and quality upgrades is one you won't want to miss!

1750 Crestview Drive, Ashland
$1,850,000
220228499 MLS ⋅ 61,419 Sqft. Lot ⋅ 1.4100000000000001 Acres
Exclusively presented for sale: 3311 Biddle Road, a rare offering of a turn-key auto repair facility in an exceptional location. The property features substantial office space and multiple shop buildings, including 13 lifts and room to expand. The main office and shop building features ±4,500 SF across 2 levels, with a large customer lobby, waiting room, and private offices with direct access to a large workshop with multiple lifts and roll-up doors. The 2nd dedicated shop building enjoys over 4,500 SF of pure working space, with 8 lift bays and room for multiple techs. The 3rd shop is ideal for a detailing space, with good interior light and a large roll-up. The nearly 2-acre property also has a metal-framed shell which could be finished as a 4th shop, as well as a ±1,300 SF single-family house, included in the purchase price. The opportunity at 3311 Biddle is abundant - perfect for repair, sales, detailing, wraps/tints, and much more! Contact listing brokers for more info!

3311 Biddle Road, Medford

The data relating to real estate for sale on this web site comes in part from the Internet Data Display (IDX) of the Southern Oregon Multiple Listing Service. Real estate listings held by brokerage firms other than our company are marked with the IDX logo and detailed information about them includes the name of the listing brokers. The information being provided is for consumers' personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. All information subject to change and should be independently verified. Last updated: