Welcome to your private retreat nestled on a wooded 1+ acre lot, offering breathtaking views of the North Georgia Mountains from the back sun porch, private patio, and covered outdoor porch. This newly renovated home boasts modern comforts and spacious living areas. The heart of the home is the newly updated kitchen featuring an island and a large walk-in pantry, perfect for culinary enthusiasts. Relax and entertain in the large great room with a cozy wood-burning stove, ideal for chilly mountain evenings. The oversized laundry room provides ample flex space for storage or additional functionality. Enjoy the convenience of new vinyl wood flooring and plush carpeting throughout the home. Retreat to the oversized master suite, complete with a luxurious master bath featuring a large newly tiled shower, whirlpool tub, double vanities, water closet, and his and hers closets. Two additional main floor bedrooms share a jack-n-jill tub and shower, each with their own vanity and toilet areas. Park with ease in the oversized 2-car garage, and discover endless possibilities in the basement with a newly renovated full kitchen, full bath, and flexible living spaces. Embrace the tranquility of this quiet, established wooded neighborhood, where all lots are a minimum of 1 acre. Explore outdoor activities at the community ball field and playground area within walking distance, or take a refreshing dip in the neighborhood in-ground pool. Conveniently located just a few miles from the charming towns of Demorest and Clarkesville, this home offers the perfect blend of privacy and accessibility to amenities. Don't miss your opportunity to experience mountain living at its finest in this stunning ranch home. Schedule your showing today!
HANDYMAN SPECIAL!Great opportunity to renovated and move in or add to your rental (short and/or long term) portfolio. Property being sold as-is with no disclosures. Must submit proof of funds with offer. Cash or investor loans only will qualify. Please call or text Paula with any questions. Highest and best offer.
3 Waterfront Homes PLUS 1 more buidlable lot. Includes 1 finished home, 2 homes that need to be completed on 5 parcels that can be subdivided into 4 separate addresses/lots. Create your own residential community or live in you own home and rent out or sell off the rest. Or make this 3-4 homes in your rental portfolio. A true investment opportunity abounds here in North Georgia facing the Tugaloo Channel of Lake Hartwell in charming Toccoa, Georgia. This is perfect for the opportunistic investor, builder, developer or someone choosing to buy and hold. The finished home is an active income generating short-term rental/Airbnb and the 2 additional, partially finished homes plus one buildable lot are on over 1 acre of waterfront land. This location is unbeatable. Follow the stairs down to a large, covered dock suitable with a boat slip and racks for kayaks. And you are sure to catch some fish in this area off the dock or on the water. A great waterway for paddlers, as well! The finished home features 3 levels of living and multiple outdoor spaces to enjoy the wildlife all around you. Not only is this property tucked away and very quiet as you enjoy nature's calling from the wraparound porch, there is a massive patio between 2 of the homes with firepit. It is even more serene at the dock where there is no other home in view! Inside enjoy the outside with a generious amount of natural light and seasonal views of the trees and the water from the windows at the loft level down to the main level. Vaulted ceiling and open concept. The floor plans on all 3 homes are very similar and 2 of the unfinished homes can still be modified to fit your design ideas. The finished home features 2 kitchens, 3 private bedrooms and one loft that acts as an additional full bedroom plus living area combined. This home has built-in movie theater seating and sound system. 3 living spaces make this home an ideal way to spread out on all levels. The electric insert for the stone fireplace makes gathering in the open living/dining/kitchen area cozy and safe. Main level owner's suite also has a separate, exterior entrance with easy 2 steps up. The opportunity to further modernize this finished home to your liking allows for many options, and the 2 unfinished homes can be completed with the option to build yet 1 more home on the vacant buildable lot. This set up allows for multiple short term side by side waterfront rentals or to subdivided out into 4 individual lots, or complete the homes, build a 4th and sell them individually. This waterfront property area of Toccoa is close to the wonderful historic downtown Toccoa restaurants, galleries, and shops, includes a stop on the Amtrak Crescent Line, is very close to the Curahee Country Club and Golf Course, Toccoa Falls College, Tallulah Gorge State Park and many other waterfalls and trails. The Tugaloo River Water Trail, vineyards, wineries, local farms and tours and close by access to other outdoor recreational areas and parks like Lake Hartwell and its marinas, Lake Toccoa and the Links Golf Course, Toccoa Park, etc. This property and location is suitable for a long term investment or turning it around to make your profit after renovations. Listing agent is also co-owner.This is listed in the Residential Income category on FMLS. #7337364 Listing agent is also the co-owner.
DOUBLE LOTS ON LAKE HARTWELL! Find yourself lounging by your dock, pondering tough questions, like whether to take the boat out for a picnic on the water, or maybe just fire up your Bar-B-Q and watch the fun from the comfort of your spacious deck. Life is lovely on the lake in this charming 2 bedroom, 1 bath home with a nifty guest cottage. The main house has a vaulted wood great room with a large gas fireplace. A separate sunroom, entertainment or dining area looks out on the large deck, providing full views of the lake. The kitchen has stainless steel appliances, gas range, Corian countertops, plenty of cabinet space, and an adjoining laundry area. Quality vinyl tile nicely matches the rich wood interior of this well-crafted home. Master on the main features full bath en suite bath with a second bedroom in the loft above. Right beside the main house is your cozy guest cottage, a cleverly designed, complete stand-alone dwelling: a teenage dreamhouse, or an excellent In-law suite with granite countertops and LVP flooring. This great investment property includes two metal-roof houses, a large shed, and a covered boat dock on one parcel, plus a SECOND DOCKABLE LOT already perked and ready to build. This property makes a fine short-term vacation rental and provides the opportunity to develop your second lot and/or sell it for a handsome profit. Come see this lovely lakefront property. The good life is here for you! Call Michelle for your private showing 706-499-8854
SEED LAKE LIVING! This cozy and inviting 3 bedroom, 2 bathroom home is the perfect getaway for nature lovers. Nestled in the heart of the Blue Ridge Mountains, this home offers unparalleled access to the scenic beauty of the region and crystal clear waters of Seed Lake - a 240 acre lake situated directly between Lake Burton and Lake Rabun. As you step inside, you'll be greeted by the warm and inviting interior, complete with rustic finishes and charming details. The spacious living room is perfect for relaxing and enjoying the views of the surrounding landscape. The kitchen is fully equipped with modern appliances and offers plenty of counter and storage space. Primary bedroom on main floor and two additional oversized bedrooms with shared bathroom upstairs. Outside, you'll find a large screened porch & wrap around deck that's perfect for entertaining. Unfinished terrace level offers plenty of extra storage and garage space. Whether you're interested in fishing, boating, or simply relaxing by the water, this home is the perfect place to do it all. Don't miss your chance to own this incredible cabin style home on The Narrows of Seed Lake!
Welcome to this charming one-level bungalow in the heart of Toccoa, Georgia! This delightful 3 bedroom, one-bath home boasts a brand-new architectural shingle roof with a transferrable warranty, ensuring peace of mind for years to come! With newer mechanicals, windows, and siding, this property has been lovingly maintained and is ready for its new owners. Situated within walking distance of Orr Park, this bungalow offers the perfect blend of outdoor recreation and cozy living. Whether you're a first-time homebuyer looking for a starter home or an investor seeking a great opportunity as a rental, this property has something to offer everyone. Toccoa, known as the county seat of Stephens County, is a picturesque town nestled close to Toccoa Falls and the foothills of the Blue Ridge Mountains. Nature enthusiasts will appreciate the proximity to hiking trails, while those with a taste for culture will enjoy exploring specialty shops, art galleries, and nearby vineyards. This adorable home is also eligible for USDA loans! Don't miss your chance to own this adorable bungalow in Toccoa, where small-town charm meets modern comfort. Make it your own and start creating wonderful memories in this welcoming community.
Stone Porch Upgrades Almost Complete! Ask About Special Finance Options! Modifications possible with agreeable offer. Creative negotiations welcome! NEW CONSTRUCTION 1.5 Story RANCH w/BASEMENT in the foothills of the Blue Ridge Mountains. A serene retreat situated on one of the few remaining Premium CUL-DE-SAC lots with a POND VIEW. The builder spared no expense with PREMIUM FINISHES setting this home apart from others in the area. Blue Wood Pine and Tongue & Groove Pine Ceiling and Wall Accents, 12' Blue Wood Coffered Ceilings, Natural Stone Masonry Ext. & Int. Accents, LEATHERED QUARTZ COUNTERTOPS throughout, Maytag Stainless Steel Appliances, Under Cabinet Kitchen Lighting, Belgard Pavers on Terrace Level Patio, TANKLESS WATER HEATER, on CITY SEWER and so much more! Come see all this exquisite home in Sweetgrass has to offer!
COME QUICK! This is a great rehabbed house with a ton of bonuses and character. This property is in downtown Toccoa on a quiet street, walkable to downtown. This property has a ton of character - from a metal roof, to the fireplace, to the hardwood floors, new appliances, and more! This would make a great starter home or a great rental property for an investor. This one will not last long! Bring your offers quickly! Short-term owner financing may be available with a substantial down payment and interest only payments. Submit proposals if that is desired. [All information is deemed reliable but not guaranteed. Seller to choose closing attorney and title insurance company. Seller will not turn on utilities not already on for an inspection.]
QUICK MOVE-IN!!! ***BUILT BY EMC HOMES GA** $10,000 CREDIT TO USE ANYWAY BUYER WANTS & AN EXTRA $2500 BROKER CUT w/Builder's Preferred Lender. The Basement Ivey Plan. Lot #20. This House has been Professionally staged to help show off the vision of living in it. 2 Story with 3 bedrooms, 2.5 bathrooms with 1742 sq ft over a full unfinished daylight walk-out basement. Open concept with eat-in kitchen open to family room with an electric fireplace. Kitchen has wrap around white cabinetry for plenty of storage, upgraded granite countertops and Whirlpool Gold stainless steel appliances. Upper Level contains a spacious Primary bedroom with tray ceiling, and Primary bathroom with separate shower and soaking tub, and a dual vanity with cultured marble countertop. There are two ample sized secondary bedrooms sharing a full size hall bathroom featuring a cultured marble countertop vanity and a shower/tub combo, along with laundry room on same upper level. . ***PHOTOS ARE OF ACTUAL HOUSE*** ***Property does qualify for $0 Down 100% USDA Financing***Settled in Northeast Georgia near the South Carolina border, Quail Forest is a quaint community in Toccoa offering affordable ranch and two-story homes. You'll love the serene setting of small-town living, away from the hustle and bustle of the city. With local attractions like Toccoa Falls, the Currahee Vineyard and Winery, the Historic Ritz Theatre, and a short drive to the beautiful Lake Hartwell. Making Toccoa a great place to call home.
Atop it's private 1 acre lot, nestled in the hardwoods & laurel you'll find this charming 3BR, 2.5 bath country Clarkesville gem. Custom built in 2001 with function and a growing family in mind, this home features an open plan with fantastic flow. Follow the warm natural hardwood floors to the front formal living room which could make for a great home office. The large separate dining room leads into the eat-in country kitchen with extra breakfast bar seating. The split floorplan design makes for a secluded oversized master suite on main with tray ceilings, ensuite with double vanity, separate soaking tub and walk-in shower, and walk-in closet. The large bonus room can easily function as 4th bedroom. Beyond the bonus room is a large, unfinished dormered attic space offering the potential for additional finished living space. The powder room, two secondary bedrooms, and large laundry room with loads of extra storage make for easy single-level living. Enjoy nature or evenings of entertaining from the rocking chair front porch, covered grilling deck, or cozy screened porch. Quiet cul-de-sac street with no HOA. Buyer has option to purchase the neighboring 1.3 acre undeveloped lot to ensure additional privacy or potentially develop. Minutes from Downtown Clarkesville, Cleveland, Mt. Yonah, and many more N GA attractions. Brand new roof installed March 2024!
QUICK MOVE-IN!!!***BUILT BY EMC HOMES GA** MOHAWK LAMINATE HARDWOOD FLOORING THROUGHOUT MAIN LEVEL & UPPER LEVEL. ALSO $10,000 CREDIT TO USE ANYWAY & an EXTRA $2500 BROKER CUT w/Builder's Preferred Lender. The Ivey Basement Plan. Lot #14. 2 Story with 3 bedrooms, 2.5 bathrooms with 1742 sq ft over a full unfinished walkout daylight basement. Open concept with eat-in kitchen open to family room with an electric fireplace for those cool nights. Kitchen is quite spacious with wraparound white cabinetry, kitchen island, upgraded granite countertops, and Whirlpool Gold stainless steel appliances, and recessed lighting to help accent all this beauty. There's also a walk-in pantry, and half bath with pedestal vanity. Leading up to the Upper Level, there are laminate hardwood stairs, then there's the spacious Primary bedroom suite with tray ceiling, and Primary bathroom with separate enclosed shower and soaking tub, and an adult height dual vanity with cultured marble countertop, as well as a very large walk-in closet with wraparound ventilated shelving. On the other end of the upper level here are two ample sized secondary bedrooms sharing a full size hall bathroom with cultured marble countertop, along with laundry room. NO CARPET FOUND IN THIS HOUSE! EASY MAINTENANCE LAMINATE HARDWOOD FLOORING THROUGHOUT. Partially wooded backyard. Yard is landscaped and fully sodded. ***PHOTOS ARE OF ACTUAL PROPERTY/HOUSE*** ***Property does qualify for $0 Down 100% USDA Financing***Settled in Northeast Georgia near the South Carolina border, Quail Forest is a quaint community in Toccoa offering affordable ranch and two-story homes. You'll love the serene setting of small-town living, away from the hustle and bustle of the city. With local attractions like Toccoa Falls, the Currahee Vineyard and Winery, the Historic Ritz Theatre, and a short drive to the beautiful Lake Hartwell. Making Toccoa a great place to call home.
Investors or buyers wanting to add some sweat equity into this 2-bedroom, one bath home in Toccoa. Home has been cleaned out and is ready for the rehab.No blind offersq
Beautiful 4 bedrooms 3 1/2 bathrooms plus a bonus room with 3.44 acres of land and a workshop building for extra storage. This home has recently been remodel with new custom kitchen Island and cabinets, stone counter tops, brand new appliances, flooring, interior and exterior paint. All this with easy access to bypass for easy commute to work. This home is a must see!
Sweet and just refreshed bungalow from 1939 features stunning hardwood floors, tall ceilings, and huge windows. The screened-in front porch is perfect for relaxing. Fenced in large and level lot. All new appliances, just been installed. The sellers are offering a $4,000 move-in allowance to replace windows or towards closing costs.
Introducing a truly enchanting retreat nestled on 1.19 acres of secluded beauty. Step into this captivating hand-hewn cabin, a rustic masterpiece built in 1992 that has been thoughtfully and gorgeously updated. The charm emanates from every corner, with a stone-stacked chimney that warmly beckons you to cozy up by the crackling fire. Embrace the serenity of your own private oasis, complete with a stocked pond. Picture yourself casting a line and reeling in the day's catch, or simply basking in the peaceful ambiance that only a secluded pond can offer. With no prying eyes and an aura of complete privacy, this property is a sanctuary for those seeking solace. This extraordinary cabin is a haven for nature lovers and a testament to timeless craftsmanship. Its unique character and secluded location create a haven of tranquility that feels worlds away, yet is conveniently accessible. Don't miss the opportunity to make this hidden gem your own. Welcome to your private retreat, where memories are waiting to be woven into the fabric of its story
Excellent 1st time buyer opportunity, gorgeous renovated ranch 3 bdr and 1bath. Side entrance has a wheelchair ramp. This home has lots of major upgrades: brand new main water line, all HVAC ducts installed new, water heater is NEW, all new light fixtures inside and out. Living room with large new windows and real fireplace. Completely new decks build front and back with new railing and light fixtures. Kitchen features new paint cabinets, new counter tops, new appliances, island and breakfast area. Main bedroom with walk-in closet. The renovation includes: new paint inside/outside and all trim, new light fixtures, new floors, new bathroom vanity with new sink and faucet and new toilet. Entire house has a new engineered hardwood floors installed. New large DECK build with new paint, new front steps with new railing. House comes with 2 sheds. Nice spacious fenced backyard plenty room for playground. Great location. Do not miss this one!
This beautiful A&R community home is move in ready! This is the last remaining home in the Harvest Church subdivision. This Oakwood split level plan has an open and inviting living room with fireplace, white cabinet kitchen, granite countertops and stainless appliances. Large owner's suite with 2 closets and trey ceiling. Downstairs you have an additional owner's suite with bath and walk in closet. Laundry room downstairs. Additional unfinished storage area. Back deck is a perfect place to relax or entertain. Call today! This one will not last! Great incentives with our preferred lender Casey Simmons, NMLS# 2303959 with Homeowner's Financial Group. * stock photos*
Four-sided painted brick ranch home! No detail of this rehab has been missed. Hardwood floors, huge windows, and sunlight welcome you to this perfect home in the quiet Clearview subdivision of Toccoa. Walk into the large entrance hallway to enjoy the wood-burning fireplace that joins the dining room and large living room. The butcher block breakfast bar frames the huge kitchen with plenty of storage, a pantry, floating shelves, and almost new appliances. The garden room in the back of the house has French doors to the level backyard with a fire pit for your next party. The sunroom in the front could serve as a huge den, office, or 4th bedroom with a large walk-in closet. 2 huge bedrooms share a remodeled bathroom. The private owner's bedroom in the back has a roomy ensuite bath. A garden shed in the back of the property is included. This property is being sold "AS-IS".
Call for Lender Incentives on this Property! Welcome to your next vacation retreat or year round home nestled in the gorgeous landscape of Rabun County! This stunning property boasts 2+/- acres of pristine, wooded beauty providing you with the ultimate private retreat. Handicapped-accessible this home offers both functionality and space with its 4 bedrooms and 2 baths. As you step inside, you'll be greeted by an open and inviting layout with easy an easy flowing floor plan. The oversized kitchen is a culinary enthusiast's paradise, featuring a central island for extra seating, ample counter space, and storage galore. The heart of the home is the family room, complete with a cozy gas fireplace that's perfect for those chilly evenings as well as loads of natural light flooding the space, creating a warm and welcoming atmosphere. The open views from the kitchen make this space ideal for entertaining friends and family. For formal gatherings, you have a separate dining room that is perfect for those holiday gatherings or intimate family dinners. The master bedroom is a true sanctuary, offering a spa-like master bath where you can unwind and relax in style. The secondary bedrooms are equally spacious and come with roomy closets, ensuring comfort for everyone. Step outside onto the large front porch or beautiful back deck and soak in the breathtaking views of your peaceful paradise. Whether you're sipping your morning coffee or hosting a BBQ, these outdoor spaces are perfect for enjoying the serenity of your surroundings. The property's infrastructure is well-maintained, with the HVAC system serviced in 2022, the well serviced in April 2023, and the septic system pumped in March 2022. Plus, the newer metal roof, just 8 years old, adds durability and aesthetic appeal. As an added bonus, you're just minutes away from the stunning Lake Burton, Seed Lake, and Lake Rabun. Imagine all the swimming, boating, and fishing adventures that await you in these pristine waters of North Georgia. Don't miss out on this opportunity to own your own piece of heaven in Rabun County. Schedule a viewing today and start living the life you've always dreamed of!
Freshly paved to enhance your outdoor gatherings or equipment storage, this simple yet inviting home immediately captures attention with its blend of rustic charm and modern comforts. This cozy two-bedroom, two-bathroom house is optionally furnished for your convenience, featuring a welcoming gas stone fireplace that enhances both the living room and eat-in kitchen. The kitchen shines with granite countertops, durable luxury vinyl plank flooring, and modern stainless steel appliances. High-speed internet is available throughout the home, ensuring connectivity at all times. Adjacent to the main house, a charming cottage serves perfectly as an in-law suite, home office, or guest house. Outdoor enthusiasts will appreciate the property's camper hookups with a dump station and a 50 amp power source. A spacious 30 x 30 workshop, insulated and heated, complete with a 220V service, supports all your projects. The property's appeal is further enriched by a gently flowing creek and its proximity to Murray Cove boat ramp, just a quarter mile away, offering effortless access to water activities and tranquil relaxation.
The Mayfield II plan built by My Home Communities. Located just minutes from the beautiful scenery of Toccoa Falls and a quick drive over to Lake Hartwell, you have the best of both worlds! This stunning 4 bedroom, 2.5 bath home embodies modern elegance and comfort. As you step inside, you're greeted by an inviting open floor plan, seamlessly blending living, dining, and kitchen areas. The kitchen boasts state-of-the-art stainless steel appliances, adding a touch of sophistication to your culinary endeavors. The spacious master suite is a true oasis, featuring a tranquil spa-like bathroom designed for relaxation. With its sleek walk-in shower and luxurious garden tub, unwinding after a long day becomes a rejuvenating experience. Each additional bedroom offers ample space and natural light, creating cozy retreats for family members or guests. Whether you're enjoying a quiet evening indoors or entertaining friends and family in the beautifully appointed living spaces, this home offers a perfect balance of style and functionality for modern living. Ask about our 5.99% rate promo and $5,000 in closing cost with use of preferred lender with contract binding by 05/31/2024.
The Baxley plan built by My Home Communities. Welcome to your north Georgia retreat! Located just minutes from the beautiful scenery of Toccoa Falls and a quick drive over to Lake Hartwell, you have the best of both worlds! This 4 bedroom 2.5 bath plan is the epitomy of southern living in style! Outfitted with a flex room at the front, this can be whatever your heart desires. Formal living room? Library? Dining? You name it! The open floor plan feel makes hosting a breeze with a kitchen adorned with the latest stainless steel appliances that looks over into the family room. With stairs at the rear, space is maximized and keeps your home feeling airy and open. Upstairs you'll find 3 secondary bedrooms plenty big enough for anything you need. Tucked quietly away is the large master SUITE with private spa oasis accompanied with a garden tub, perfect for relaxing after a hard day, and a walk in shower. The only question is... do you have enough clothes to fill the ginormous closet?? Ask about our 5.99% rate promo and $5,000 in closing cost with use of preferred lender with contract binding by 05/31/2024. USDA approved!! *Secondary photos are stock photos*
The Preston plan built by My Home Communities. Located just minutes from the beautiful scenery of Toccoa Falls and a quick drive over to Lake Hartwell, you have the best of both worlds! This gorgeous floor plan capitalizes on space and functionality from the minute you walk in the front door. Welcoming you with a large flex room up front, you have the capability to transform your area into a formal dining area, study, formal living room, or anything else your heart desires. Proceding down the hall, you are greeted with a bright and airy open floor plan. The culinary paradise of a kitchen sparkles with the newest stainless steel appliances as it looks out into the expansive breakfast and family room areas. Upstairs you will find a paradise that compliments but rivals the space of the main floor. With a large master bedroom fit for the president outfitted with tray ceiling, and a spa like bathroom with garden tub and walk in shower, you are bound to be WOW-ED! The other three secondary bedrooms are not to be looked over as they also have ample space for kids, guests, etc. Don't miss out on the limited opportunities in this community! Ask about our 5.99% rate promo and $5,000 in closing cost with use of preferred lender with contract binding by 05/31/2024.
The Windhurst plan built by My Home Communities. Welcome to your north Georgia retreat! Located just minutes from the beautiful scenery of Toccoa Falls and a quick drive over to Lake Hartwell, you have the best of both worlds! This gorgeous two story paradise is waiting for you to call it home! Entering through the front, you are welcomed by a cozy dining area connected directly to the kitchen - making dinner time a breeze. Your capable culinary space features all stainless steel appliances with a bright and airy lookout into the family room. Stairs at the rear of the home provide that WOW factor to any guest that you may have. Proceding upstairs and right off the landing, you will find your private presidential suite with attached spa-like bathroom featuring a garden tub and walk in shower. Might we also mention there is NO lack of space in this closet! Your secondary bedrooms are the perfect size for kids, a home office, workout room, library, man cave, YOU NAME IT! Located on a beautifully landscaped lot, you won't want to miss this. Ask about our 5.99% rate promo and $5,000 in closing cost with use of preferred lender with contract binding by 05/31/2024. USDA approved!! *Secondary photos are stock photos*
The Melrose II plan built by My Home Communities. Welcome to your north Georgia retreat! Located just minutes from the beautiful scenery of Toccoa Falls and a quick drive over to Lake Hartwell, you have the best of both worlds! This 4 bedroom 2.5 bath home features a spacious open floor plan that beckons light from every corner. Boasting all granite countertops, gorgeous LVP flooring, and sparkling stainless steel appliances, this is one that you won't want to miss. Upstairs you'll find that you lack no space with the perfectly sized bedrooms outfitted for kids, a home office, a workout room, or anything else you may require. The owners suite is like an all inclusive resort suite with large windows, tray ceiling, and a spa like bathroom with walk in shower and garden tub. Ask about our 5.99% rate promo and $5,000 in closing cost with use of preferred lender with contract binding by 05/31/2024. USDA approved!! *Secondary photos are stock photos*
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