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Santa Clara Home Sales November 2009

Friday, December 4th, 2009

Home sales for the month of November. As expected the holiday season has arrived and the number of home sales are winding down. A good sign is that inventory is also winding down and buyers are trying to take advantage of low rates. This has resulted in a number of multiple offer situations and a number of homes selling close to or over asking.  As long as inventory maintains reasonable levels we can expect a good 2010.

List Price Street Address DOM Sale Price Close Date
1
$535,000
988 SUNSET DR 10 $527,000 11/25/2009
2
$437,500
1563 EISENHOWER DR 4 $480,000 11/17/2009
3
$1,170,000
1044 GARRITY WAY 11 $1,140,000 11/24/2009
4
$639,000
1406 BARBARA DR 13 $611,000 11/18/2009
5
$875,000
3252 LOMA ALTA DR 11 $900,000 11/20/2009
6
$509,000
2631 MONTICELLO WAY 19 $522,950 11/18/2009
7
$520,000
2646 DONOVAN AVE 15 $575,000 11/18/2009
8
$749,000
782 CORNELL DR 13 $725,000 11/17/2009
9
$400,000
761 CLYDE AVE 8 $500,000 11/12/2009
10
$349,950
2474 CRYSTAL DR 7 $390,000 11/23/2009
11
$799,888
2997 TAPER AVE 9 $812,000 11/16/2009
12
$849,000
380 HILLSDALE AVE 8 $868,000 11/6/2009
13
$780,000
2017 GAMMELL BROWN PL 10 $770,000 11/3/2009
14
Price reduced from $775,000 (-$80,000) $695,000
2291 DOLORES AVE 22 $706,000 11/16/2009
15
$669,000
2180 AGNEW RD 14 $655,000 11/10/2009
16
$525,000
2132 SAN RAFAEL AVE 9 $514,000 11/9/2009
17
$699,000
759 BAYLOR DR 16 $699,000 11/5/2009
18
Price reduced from $625,000 (-$26,000) $599,000
263 MARIA ST 38 $562,500 11/19/2009
19
$625,000
1743 WADE AVE 4 $630,000 10/30/2009
20
$759,950
4130 TOBIN CIR 13 $767,000 11/9/2009
21
$449,000
938 LEITH AVE 8 $490,000 10/30/2009
22
Price reduced from $799,500 (-$50,000) $749,500
3042 RYAN AVE 52 $745,000 11/25/2009
23
$549,950
930 ELIZABETH DR 22 $570,000 11/6/2009
24
$695,000
1754 SANTA CLARA ST 27 $674,000 11/23/2009
25
$499,000
639 ARMANINI AVE 15 $489,000 10/30/2009
26
$530,000
3672 BETH CT 9 $565,000 11/3/2009
27
$988,000
1187 DOYLE CIR 10 $965,000 11/13/2009
28
Price reduced from $875,000 (-$35,500) $839,500
2871 PRUNERIDGE AVE 58 $821,000 11/10/2009
29
$525,000
2211 SAN RAFAEL AVE 31 $520,000 11/10/2009
30
Price increased from $639,000 (+$160,000) $799,000
3479 MAURICIA AVE 28 $720,000 10/30/2009
31
$578,000
220 WESTRIDGE DR 5 $600,000 10/6/2009
32
Price reduced from $625,000 (-$15,000) $610,000
3581 EARL DR 62 $600,000 11/25/2009
33
Price reduced from $549,999 (-$50,000) $499,999
1237 SCOTT BL 95 $465,000 11/25/2009
34
$529,000
648 ROBIN DR 58 $510,000 10/13/2009
35
Price reduced from $819,000 (-$20,000) $799,000
721 RIDGE RD 97 $791,000 11/13/2009
36
$368,000
2444 CRYSTAL DR 20 $392,000 10/30/2009
37
$549,000
785 PINEVIEW DR 141 $549,000 10/29/2009
38
Price increased from $619,000 (+$10,000) $629,000
3036 TAPER AVE 90 $580,000 11/10/2009
39
$499,000
2695 PHILLIPS AVE 10 $425,200 11/20/2009

Take a quick look at current home inventory levels as of November 27, 2009.  Santa Clara single family home inventory has been droping as the year has progressed.

Inventory for homes in SANTA CLARA, CA All ZIP Codes

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Santa Clara Home Sales October 2009

Thursday, November 12th, 2009

The month of October saw 44 homes sell in Santa Clara which was 30% lower than the previous month which saw 65 homes sell. The market has been hot in October with many of the listings sold within 2 weeks of being on the market and many with multiple offers.  The month also saw a number of short sales close that had been on the market 300 days.  Currently the Santa Clara market has 78 homes on the market.  This number I estimate will drop to the 50’s by the end of the year.  Most of the current homes on the market are lingering listings.  Very few new listings are coming out and most are rough properties.  Another interesting note is the number of price reductions are fewer than last month’s.  October saw 22% of the closed listings experience price reductions, where September experienced 32%.

The fed is indicating that they will keep rates down, congress and the president have extended the first time home buyer credit and have even extended it to higher income households.   With low rates and low inventory we may be info a very competitive market in 2010 full of multiple offers and rising prices.

We are midway through November now and many homes that have not sold in the prior months have gone into contract, a sure sign of the market heating up.

List Price Street Address DOM Sale Price Close Date
1
$321,500
2572 AMETHYST DR 9 $385,000 9/22/2009
2
$365,900
2452 PAINTED ROCK DR 8 $365,000 9/30/2009
3
$387,900
4669 SNEAD DR 23 $450,000 10/23/2009
4
$389,000
1755 FRANCK AVE 6 $450,000 10/27/2009
5
$399,900
1373 LAS PALMAS DR 7 $410,000 10/30/2009
6
Price reduced from $480,000 (-$60,000) $420,000
2140 MONTEREY AVE 315 $460,000 10/23/2009
7
$424,900
1779 EBERHARD ST 12 $450,000 10/15/2009
8
$432,500
840 BAIRD AVE 24 $481,000 10/9/2009
9
$490,000
1124 JACKSON ST 0 $490,000 10/27/2009
10
$499,000
1837 WADE AVE 8 $545,000 10/16/2009
11
$525,000
465 SARATOGA AVE UNIT QUIET END 10 $526,000 9/28/2009
12
$529,000
606 N MONROE ST 1 $529,000 10/23/2009
13
Price reduced from $549,000 (-$10,000) $539,000
2968 CHROMITE DR 77 $512,000 10/1/2009
14
$545,000
3343 SNIVELY AVE 5 $545,000 10/14/2009
15
$549,000
2202 PEACHTREE LN 25 $536,400 10/12/2009
16
Price increased from $549,888 (+$62) $549,950
1851 CATHERINE ST 317 $540,000 9/24/2009
17
$550,000
2443 BORAX DR 10 $775,000 10/14/2009
18
$564,900
3878 WILLOW WAY 11 $569,000 10/5/2009
19
$566,000
3361 TRACY DR 6 $690,000 10/15/2009
20
$575,000
759 LAYTON ST 21 $570,000 10/16/2009
21
$588,000
2347 OSBORNE AVE 8 $585,000 10/1/2009
22
$599,000
3433 LONDONDERRY DR 9 $620,000 10/1/2009
23
Price reduced from $649,888 (-$50,000) $599,888
2331 REGINA CT 215 $560,000 9/29/2009
24
$625,000
732 FLANNERY ST 8 $599,000 10/6/2009
25
$649,950
2062 CALABAZAS BL 17 $630,000 10/23/2009
26
$659,000
734 RIDGE RD 8 $695,000 10/28/2009
27
$675,000
2495 BENTON ST 33 $668,000 10/1/2009
28
$678,000
601 CAMINO DR 20 $650,000 10/1/2009
29
$689,000
769 BAYLOR DR 6 $705,000 10/16/2009
30
Price reduced from $750,000 (-$51,000) $699,000
654 TULANE DR 93 $671,000 9/30/2009
31
$779,000
4360 LAIRD CIR 14 $765,000 10/30/2009
32
Price reduced from $799,950 (-$20,000) $779,950
3020 PRUNERIDGE AVE 48 $765,000 10/1/2009
33
Price reduced from $799,000 (-$10,000) $789,000
3754 PRUNERIDGE AVE 53 $760,000 10/3/2009
34
Price reduced from $899,000 (-$100,000) $799,000
1350 VIA DONDERA 56 $750,000 10/8/2009
35
Price reduced from $835,000 (-$35,050) $799,950
781 CORNELL DR 46 $785,000 10/2/2009
36
$801,888
416 GIANNINI DR 108 $685,000 10/9/2009
37
$838,000
2380 SUNNY VISTA DR 17 $765,000 10/9/2009
38
Price reduced from $859,000 (-$112) $858,888
155 RODONOVAN DR 123 $770,000 10/16/2009
39
Price reduced from $899,000 (-$24,000) $875,000
932 GARRITY WAY 35 $855,000 10/15/2009
40
$895,000
4321 MARSTON LN 9 $890,000 10/23/2009
41
$899,980
4304 MARSTON LN 7 $906,000 10/1/2009
42
$998,000
1022 BRACKETT WAY 25 $1,017,000 10/16/2009
43
$1,029,000
1158 DOYLE CIR 50 $1,005,000 10/16/2009
44
$1,050,000
1260 HARRISON ST 11 $900,000 10/16/2009

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Two Recent Santa Clara Home Sales with FHA Loans

Wednesday, October 14th, 2009

FHA Loans and Selling a Home with FHAFor those who are not aware FHA is a the only really viable loan solution for those who are considering buying a home right now with no more than 3.5% down. This may come as a shock to some, but yes people are still buying homes with very low down payments, and the government is insuring them. Restrictions and guidelines are tough so most realtors prefer not to have to deal with FHA especially on the selling side. They require additional appraisals, the home must be free of termites, all appliances must be working, chimney must be in tact, no roof leaks, over all the home must be in good and livable condition before close. Also the transaction may take a bit longer depending on the lender you use and if they are set up for FHA and have their own underwriters. Also is very difficult to sell a home over appraised value with an FHA loan. FHA has a special addendum that sellers and buyers are required to sign that absolves the buyer from any liability if the home does not appraise for the purchase price.

2070 Columbus Place
2070 Columbus Place – Santa Clara – Darvon Park

Recently I closed two listing transactions with FHA loans. The first was a nice well maintained home in Santa Clara in Darvon Park. The buyers really wanted the home and before we could get a open house done they sent us a good offer and my seller’s accepted it. It was a roller coaster ride from there, with several extensions to the contract, but nonetheless it closed and a very deserving family bought the home.

445 Jefferson Street - Santa Clara - Old Quad
445 Jefferson Street – Santa Clara – Old Quad

The other transaction was an older home in the Old Quad of Santa Clara. It had its fair share of problems but went through the FHA process with an approval. Due to the price of the home being under $400K a majority of the buyers were FHA and the likelihood was that we would have to sell it FHA. One thing about FHA buyers is they will generally pay more than non FHA due to the fact that their supply of homes is more limited than buyers using conventional loans. With that said, be sure to have an accurate assessment of your home’s value because regardless of what the buyers offer, FHA will not lend and will absolve the buyer from any liability if the property does not appraise for the purchase price.

Although some sellers and agents may consider them to be a hassle, but FHA loans do close. Its important to be patient with the process, allow substantial time for contingencies, and set your expectations accurately and it should close.

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Santa Clara Sold Homes September 2009

Tuesday, October 13th, 2009

September saw 65 home sell in Santa Clara as the market continued to pick up. October also shows no signs of slowing down either as Santa Clara homes continue to sell quickly. In my last two listings Hillsdale and San Rafael I have had multiple offers, the open houses were crowded, and even listings that were previously quiet are getting more and more traffic. Buyers seem very anxious and persistent to go out and buy a home. Inventory however has creeped its way back up above 90 homes after breifly going down as low as 70 homes.

I expect Santa Clara home inventory to drop as we progress into the holidays but this is an important variable to monitory. To view more Santa Clara stats be sure to sign up for my weekly stat report.

List Price Street Address DOM Sale Price Close Date
1
Price reduced from $374,900 (-$30,000) $344,900
3119 AGATE DR 228 $340,000 9/3/2009
2
$359,950
1194 LEXINGTON ST 39 $380,000 8/31/2009
3
$373,900
2637 ICEFIELD CT 93 $355,000 8/28/2009
4
$379,900
2191 FRANCIS AVE 42 $402,000 9/23/2009
5
Price reduced from $399,900 (-$10,000) $389,900
1333 KIELY BL 79 $375,000 9/4/2009
6
Price reduced from $475,000 (-$76,000) $399,000
2357 VARGAS PL 148 $425,000 9/11/2009
7
$399,000
445 JEFFERSON ST 25 $400,000 9/10/2009
8
Price reduced from $410,000 (-$10,500) $399,500
49 LINDEN DR 74 $380,000 9/1/2009
9
$399,900
2871 MONROE ST 6 $462,000 9/3/2009
10
Price reduced from $559,998 (-$159,999) $399,999
490 MONROE ST 41 $520,000 9/17/2009
11
$399,999
3057 MONROE ST 11 $450,000 9/28/2009
12
$408,375
2292 BENTON ST 34 $460,000 9/22/2009
13
$419,500
2108 HOOVER DR 13 $500,000 9/17/2009
14
Price reduced from $469,900 (-$39,900) $430,000
3173 CABRILLO AVE 306 $460,000 9/17/2009
15
Price reduced from $460,900 (-$22,000) $438,900
1360 VIA DONDERA 66 $405,000 9/11/2009
16
$468,000
2163 AMETHYST DR 11 $493,000 9/18/2009
17
$474,500
2038 SAN RAFAEL CT 94 $470,000 9/18/2009
18
Price increased from $459,000 (+$30,000) $489,000
1876 FILLMORE ST 13 $487,250 9/23/2009
19
$494,505
1854 CATHERINE ST 66 $494,000 9/25/2009
20
$499,000
1183 ALICE DR 15 $485,000 9/3/2009
21
$499,900
2028 LOS PADRES BL 33 $500,000 9/25/2009
22
Price reduced from $566,500 (-$66,600) $499,900
1510 NELSON CT 175 $532,000 9/9/2009
23
Price reduced from $579,950 (-$69,950) $510,000
1784 LOS PADRES BL 21 $510,000 9/18/2009
24
$515,000
2885 STEVENSON ST 9 $640,300 9/17/2009
25
$525,000
1234 FAIRFIELD AVE 40 $518,000 8/29/2009
26
Price reduced from $547,500 (-$22,500) $525,000
2188 SANTA CRUZ AVE 59 $515,000 9/11/2009
27
$532,500
1999 LARSEN PL 23 $520,000 9/29/2009
28
$539,000
2516 ROSE WAY 40 $585,000 9/23/2009
29
$544,500
841 BAIRD AVE 22 $538,500 9/30/2009
30
$549,950
716 KIELY BL 9 $612,000 9/15/2009
31
$555,000
2707 DONOVAN AVE 43 $530,000 8/27/2009
32
Price reduced from $588,000 (-$15,000) $573,000
2051 BOHANNON DR 19 $515,000 9/4/2009
33
$575,000
3429 FOWLER AVE 21 $542,000 9/15/2009
34
$579,950
2381 CORY AVE 65 $545,000 9/2/2009
35
Price reduced from $599,000 (-$19,000) $580,000
2417 HOMEWOOD DR 114 $550,000 9/15/2009
36
$585,000
2720 COLUMBUS PL 5 $605,000 9/10/2009
37
$595,000
3481 SAN MARCOS WAY 51 $595,000 8/31/2009
38
$599,000
346 PINEVIEW DR 9 $599,000 8/21/2009
39
Price reduced from $620,000 (-$21,000) $599,000
3879 DE LA CRUZ BL 314 $620,000 9/18/2009
40
Price increased from $559,900 (+$40,000) $599,900
3495 FOREST AVE 21 $550,000 9/4/2009
41
$599,900
1971 HASTINGS CT 20 $606,000 9/9/2009
42
Price reduced from $629,000 (-$20,000) $609,000
3515 CECIL AVE 82 $609,000 9/1/2009
43
$610,000
947 MADELINE LN 8 $650,000 9/9/2009
44
$618,000
570 PARK CT 8 $630,000 9/1/2009
45
$620,000
2199 KINGSBURY CIR 12 $610,000 9/18/2009
46
Price reduced from $650,000 (-$20,100) $629,900
1091 JEFFERSON ST 43 $615,000 9/9/2009
47
Price reduced from $649,000 (-$10,000) $639,000
2937 FRESNO ST 84 $635,000 7/30/2009
48
$639,900
1995 MURGUIA AVE 14 $600,000 9/21/2009
49
Price reduced from $739,000 (-$99,050) $639,950
4433 LAIRD CIR 188 $639,950 9/9/2009
50
$659,900
3035 DIBBLE CT 17 $605,000 9/17/2009
51
$695,000
283 REDWOOD AVE 9 $738,500 9/4/2009
52
$699,000
833 LIPPERT PL 6 $678,000 9/22/2009
53
$699,000
290 HILLSDALE AVE 1 $731,000 9/4/2009
54
$719,999
2310 GIANERA ST 9 $730,000 9/2/2009
55
Price reduced from $779,000 (-$30,000) $749,000
3869 MELODY LN 80 $726,488 9/15/2009
56
Price reduced from $799,900 (-$49,950) $749,950
2571 DIXON DR 71 $740,000 9/18/2009
57
$769,000
121 BRIAN LN 14 $755,000 9/22/2009
58
Price reduced from $799,000 (-$21,000) $778,000
4337 WATSON CIR 57 $755,000 9/1/2009
59
Price reduced from $839,000 (-$40,000) $799,000
2975 RIDGE CT 55 $787,500 9/25/2009
60
$799,000
196 RODONOVAN DR 37 $801,000 9/11/2009
61
$799,500
1123 LOYOLA DR 15 $770,000 9/9/2009
62
$832,589
469 OAKWOOD DR 16 $760,000 9/11/2009
63
$850,000
3313 GENEVA DR 36 $802,775 9/29/2009
64
$899,000
4214 MARSTON LN 8 $880,000 9/1/2009
65
$1,148,000
301 MADRONE AVE 23 $1,030,000 9/9/2009

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Sold Homes in Santa Clara June 2009

Sunday, July 12th, 2009

  MLS Num List Price Street Address DOM Sale Price Close Date
1   80925307
  $1,298,000
2660 IVERSEN CT 5 $1,265,550 6/26/2009
2   80925215
  $529,000
1960 SANTA ROSA CT 7 $550,500 6/30/2009
3   80924562
  $545,000
2232 SCHOTT CT 7 $550,000 6/30/2009
4   80923857
  $523,888
1681 BERNA ST 20 $480,000 6/24/2009
5   80923927
  $599,950
1236 LOS PADRES BL 6 $590,000 6/26/2009
6   80923945
  $650,000
3456 FORBES AVE 5 $660,000 6/19/2009
7   80923348
  $658,000
1942 DE LA PENA AVE 8 $666,066 6/24/2009
8   80923545
  $619,000
2819 SYKES CT 6 $650,000 6/30/2009
9   80923387
  $560,000
1922 HARRISON ST 7 $560,000 6/25/2009
10   80923349
  $699,950
4744 CHEENEY ST 8 $710,000 6/25/2009
11   80922699
  $550,000
613 LOS PADRES BL 10 $575,000 6/16/2009
12   80922174
  $649,988
1950 SANTA CRUZ AVE 7 $650,000 6/3/2009
13   80922154
  $489,950
571 N MONROE ST 5 $501,000 6/19/2009
14   80920940
  $699,988
757 E RIVER PY 7 $715,000 6/4/2009
15   80921074
Price increased from $459,900 (+$39,100) $499,000
2105 MENZEL PL 9 $490,000 6/8/2009
16   80920981
  $898,888
140 ARCADIA AVE 8 $888,000 6/10/2009
17   80920839
  $780,000
421 RADCLIFFE DR 21 $765,000 6/10/2009
18   80920546
  $619,000
1225 CHAPEL DR 0 $625,000 6/16/2009
19   80920002
  $599,950
644 CLARA VISTA AVE 20 $580,000 6/29/2009
20   80919492
  $501,900
1739 LAINE AVE 17 $525,000 5/27/2009
21   80919252
Price reduced from $749,000 (-$30,000) $719,000
1973 LIBERTY ST 50 $700,000 6/29/2009
22   80918734
Price reduced from $719,800 (-$20,000) $699,800
626 SALBERG AVE 35 $685,000 6/19/2009
23   80918536
  $599,995
2377 FORDHAM DR 6 $620,000 5/21/2009
24   80918040
  $540,000
2384 WALNUT GROVE AVE 30 $490,000 6/12/2009
25   80917964
Price reduced from $659,000 (-$11,000) $648,000
3576 SUNNYDAYS LN 40 $630,000 6/24/2009
26   80917633
  $719,950
407 LUTHER DR 29 $719,000 6/22/2009
27   80917749
Price reduced from $799,900 (-$21,100) $778,800
222 RODONOVAN DR 28 $757,200 6/11/2009
28   80917380
  $598,000
2307 KENWOOD AVE 19 $560,000 6/9/2009
29   80916885
  $434,900
4646 ARMOUR DR 12 $430,000 6/3/2009
30   80916768
  $682,000
1820 LOS PADRES BL 53 $635,000 6/26/2009
31   80916257
Price reduced from $384,900 (-$57,735) $327,165
2512 GLADE DR 43 $330,500 6/19/2009
32   80916230
Price reduced from $949,000 (-$50,000) $899,000
4178 MARSTON LN 52 $850,000 6/30/2009
33   80916212
  $449,950
2941 MONROE ST 14 $440,000 6/3/2009
34   80915954
  $499,900
2374 FATJO PL 15 $498,500 6/1/2009
35   80915956
  $499,900
1910 NELSON DR 22 $547,000 6/10/2009
36   80915395
  $675,888
1427 LOYOLA DR 62 $660,000 6/30/2009
37   80914773
  $699,000
3725 DANIEL WAY 17 $700,000 6/9/2009
38   80914940
  $440,000
560 SARATOGA AVE 6 $452,000 6/19/2009
39   80913928
  $609,000
333 JEFFERSON ST 58 $575,000 6/23/2009
40   80913443
Price reduced from $725,000 (-$25,050) $699,950
939 CAPITOLA WAY 57 $688,888 6/19/2009
41   80913129
Price reduced from $499,500 (-$50,000) $449,500
2318 W HEDDING ST 40 $429,400 6/18/2009
42   80911718
  $510,000
868 LEITH AVE 65 $510,000 6/12/2009
43   80911290
Price reduced from $589,000 (-$20,000) $569,000
2278 TULIP RD 32 $550,000 6/9/2009
44   80910709
Price reduced from $999,000 (-$5,000) $994,000
967 E RIVER PY 81 $902,500 6/18/2009
45   80910550
Price reduced from $499,000 (-$20,000) $479,000
879 TAMARACK AVE 37 $479,000 4/23/2009
46   80909417
Price reduced from $427,500 (-$27,600) $399,900
556 CHAPMAN CT 44 $382,500 6/5/2009
47   80908906
Price reduced from $389,500 (-$15,580) $373,920
973 LAURIE AVE 48 $395,000 6/3/2009
48   80907720
Price increased from $749,850 (+$100) $749,950
1007 JULIE CT 83 $735,000 6/19/2009
49   80907613
  $459,950
1991 BRIARWOOD DR 35 $451,000 6/18/2009
50   80907840
  $549,950
2348 GLENDENNING AVE 36 $555,000 6/3/2009
51   80906919
Price reduced from $589,000 (-$30,000) $559,000
1065 HARRISON ST 108 $452,000 6/30/2009
52   80849697
Price reduced from $499,900 (-$31,000) $468,900
1449 MADISON ST 128 $481,000 6/15/2009
53   80848835
Price reduced from $1,065,000 (-$6,000) $1,059,000
1138 DOYLE CIR 131 $1,000,000 6/5/2009
54   80848660
Price reduced from $545,000 (-$66,000) $479,000
725 LOS OLIVOS DR 175 $489,000 6/19/2009
55   80834702
Price reduced from $483,000 (-$10,000) $473,000
905 FREMONT ST 278 $400,000 6/22/2009
56   80824182
Price reduced from $431,000 (-$6,000) $425,000
4637 DEMARET DR 261 $425,000 4/13/2009
57   80822202
Price reduced from $545,000 (-$95,000) $450,000
1070 MARYANN DR 277 $442,000 6/2/2009

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