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$2,125,000

Just steps from beloved Terrace Park and three blocks to Solano Avenue, this 1930 Mediterranean bungalow in Albany Terrace has been lovingly held by one family for nearly three decades. Natural light fills every room, flowing over refinished hardwood floors that ground the home with warmth and character. Two bedrooms line the main level alongside a renovated bath with floor-to-ceiling tile and a Marc Newsom pedestal sink, that the sellers found it very hard to part with. At the center of it all, the thoughtfully updated kitchen gathers everyone around a generous island with cast concrete countertops, microcement backsplash, and new gas range. Sliding glass doors open to a deck overlooking a modern garden with smooth concrete terrace and lush plantings. The primary suite rises above it all-a treehouse-like retreat with views of the hills, Terrace Park, and peekaboo glimpses of the Bay and San Francisco. A quiet alcove serves as office, reading nook, or nursery, while the spa-inspired bath features a Hansgrohe multi-jet shower and floating sink. A private guest suite with separate entrance offers income potential or flexible living. Solar panels, tankless water heater, and 2-car tandem garage with workshop complete the picture. Near Marin Elementary and Albany's celebrated schools.

3 Beds ⋅ 2 Baths ⋅ EB41127124 MLS

Just steps from beloved Terrace Park and three blocks to Solano Avenue, this 1930 Mediterranean bungalow in Albany Terrace has been lovingly held by one family for nearly three decades. Natural light fills every room, flowing over refinished hardwood floors that ground the home with warmth and character. Two bedrooms line the main level alongside a renovated bath with floor-to-ceiling tile and a Marc Newsom pedestal sink, that the sellers found it very hard to part with. At the center of it all, the thoughtfully updated kitchen gathers everyone around a generous island with cast concrete countertops, microcement backsplash, and new gas range. Sliding glass doors open to a deck overlooking a modern garden with smooth concrete terrace and lush plantings. The primary suite rises above it all-a treehouse-like retreat with views of the hills, Terrace Park, and peekaboo glimpses of the Bay and San Francisco. A quiet alcove serves as office, reading nook, or nursery, while the spa-inspired bath features a Hansgrohe multi-jet shower and floating sink. A private guest suite with separate entrance offers income potential or flexible living. Solar panels, tankless water heater, and 2-car tandem garage with workshop complete the picture. Near Marin Elementary and Albany's celebrated schools.

1509 Francis St, Albany

Listed by Tiffany Lefour, (510) 912-6310 from The GRUBB Company
(If provided) CoList: from

Sold listing courtesy of Cheyenne Ward from OBOBDH

$1,275,000

First time on the market since the 1970's, this sun filled 2 bedroom, 2 bath home is the perfect place to plant roots. In one of Albany's most connected neighborhoods, right around the corner from Terrace Park, a block from Gilman Street restaurants, grocery store and bakery. Only 2 blocks to Marin Elementary School. Walkscore of 84, and an almost perfect 96 Bikescore, a Biker's paradise! Open living room and dining room with built in bookshelves. The kitchen has been updated with new countertops, new appliances and fixtures. The kitchen opens to the deck and fully fenced backyard, affords easy indoor-outdoor living. Both bathrooms have been updated with new tile, vanities and fixtures. Back bedroom has ensuite bathroom. Don't miss the garage, just waiting to be turned into an office, media room or workshop.

2 Beds ⋅ 2 Baths ⋅ EB41126729 MLS

First time on the market since the 1970's, this sun filled 2 bedroom, 2 bath home is the perfect place to plant roots. In one of Albany's most connected neighborhoods, right around the corner from Terrace Park, a block from Gilman Street restaurants, grocery store and bakery. Only 2 blocks to Marin Elementary School. Walkscore of 84, and an almost perfect 96 Bikescore, a Biker's paradise! Open living room and dining room with built in bookshelves. The kitchen has been updated with new countertops, new appliances and fixtures. The kitchen opens to the deck and fully fenced backyard, affords easy indoor-outdoor living. Both bathrooms have been updated with new tile, vanities and fixtures. Back bedroom has ensuite bathroom. Don't miss the garage, just waiting to be turned into an office, media room or workshop.

1120 Curtis St, Albany

Listed by Ann Arriola Plant, (510) 381-2101 from Red Oak Realty
(If provided) CoList: Eric Gellerman from Red Oak Realty

Sold listing courtesy of Kenneth Gendemann from COMP12

$1,300,000

First time on the market in 36+ years. This classic 1929 Albany home blends original architectural character with tasteful updates in a highly sought-after walkable location near Solano Ave shops, cafés, Gilman District retail, El Cerrito Plaza, BART, AC Transit & freeway access. Architectural details shine throughout: unique archways, original mouldings, tray ceilings, a brick fireplace and a bay window that fills the living room with natural light. Refinished hardwood floors and new stainless steel appliances complement the kitchen's vintage charm, including a pantry and an original built-in ironing board preserved in place. The large finished lower level offers flexible bonus space for a family room, office, playroom or creative use, plus a separate laundry room and extensive storage. The backyard is a whimsical private oasis with mature plantings, a swing beneath ivy, and low-maintenance landscaping in both front and back. Conveniently located near local parks, Albany schools, farm stands, and weekend community activities. A rare and special opportunity to own a home with warmth, character and space in one of Albany's most beloved neighborhoods. Open Saturday & Sunday 2-4pm

2 Beds ⋅ 1 Baths ⋅ CC41116875 MLS

First time on the market in 36+ years. This classic 1929 Albany home blends original architectural character with tasteful updates in a highly sought-after walkable location near Solano Ave shops, cafés, Gilman District retail, El Cerrito Plaza, BART, AC Transit & freeway access. Architectural details shine throughout: unique archways, original mouldings, tray ceilings, a brick fireplace and a bay window that fills the living room with natural light. Refinished hardwood floors and new stainless steel appliances complement the kitchen's vintage charm, including a pantry and an original built-in ironing board preserved in place. The large finished lower level offers flexible bonus space for a family room, office, playroom or creative use, plus a separate laundry room and extensive storage. The backyard is a whimsical private oasis with mature plantings, a swing beneath ivy, and low-maintenance landscaping in both front and back. Conveniently located near local parks, Albany schools, farm stands, and weekend community activities. A rare and special opportunity to own a home with warmth, character and space in one of Albany's most beloved neighborhoods. Open Saturday & Sunday 2-4pm

978 Peralta Ave, Albany

Listed by Raquel Louie, (510) 334-3985 from Realty One Group Elite
(If provided) CoList: from

Sold listing courtesy of Devang Parikh from OBOSIR 01

$1,372,000

Charming Albany bungalow sold off market. FOR COMP PURPOSES ONLY.

2 Beds ⋅ 2 Baths ⋅ EB41116628 MLS

Charming Albany bungalow sold off market. FOR COMP PURPOSES ONLY.

1129 Neilson St, Albany

Listed by Tiffany Lefour, (510) 912-6310 from The GRUBB Company
(If provided) CoList: from

Sold listing courtesy of Terry Solomon-Tilley from OBCOMPP

$1,670,000

Conveniently located just one block from Solano Ave., this charming 1940 traditional split level features 3 bedrooms and 1.5 bathrooms. The generously sized front porch and foyer welcome you into the light and bright interiors. Formal living and dining rooms are warmed by newly refinished wide plank oak floors. The eat-in kitchen is vintage, with a period California cooler cabinet, a Rev-A-Shelf mixer, and metal drawers for staples. A new cooktop and refrigerator accent the 60's-era double oven addition. The main level bedroom overlooks the front porch, while the nicely sized upper bedrooms are light filled. The original pink tile bathroom with separate shower and tub has been refreshed with a new pedestal vanity and wall cabinet. New laminated flooring runs through the kitchen, 3 steps down to the half bath & laundry hall, with access to the large attached garage with a new overhead door. Step into the fabulous backyard, which includes a matching auxiliary building, two patios, a landscaped pond, new redwood fencing, a gate, and a storage shed. So much potential! New main house wiring and 200 amp service, new furnace, new water main, freshly painted inside and out, new light fixtures, roof is approx. 10 years old. Near restaurants, parks, shopping and schools with a 94 walkscore

3 Beds ⋅ 2 Baths ⋅ EB41094317 MLS

Conveniently located just one block from Solano Ave., this charming 1940 traditional split level features 3 bedrooms and 1.5 bathrooms. The generously sized front porch and foyer welcome you into the light and bright interiors. Formal living and dining rooms are warmed by newly refinished wide plank oak floors. The eat-in kitchen is vintage, with a period California cooler cabinet, a Rev-A-Shelf mixer, and metal drawers for staples. A new cooktop and refrigerator accent the 60's-era double oven addition. The main level bedroom overlooks the front porch, while the nicely sized upper bedrooms are light filled. The original pink tile bathroom with separate shower and tub has been refreshed with a new pedestal vanity and wall cabinet. New laminated flooring runs through the kitchen, 3 steps down to the half bath & laundry hall, with access to the large attached garage with a new overhead door. Step into the fabulous backyard, which includes a matching auxiliary building, two patios, a landscaped pond, new redwood fencing, a gate, and a storage shed. So much potential! New main house wiring and 200 amp service, new furnace, new water main, freshly painted inside and out, new light fixtures, roof is approx. 10 years old. Near restaurants, parks, shopping and schools with a 94 walkscore

1009 Pomona Ave., Albany

Listed by Anne Keller, (510) 847-9197 from Kai Real Estate
(If provided) CoList: from

Sold listing courtesy of Xinwei Luo from OBOJR

$1,863,000

Fabulous Albany Location adjacent to Terrace Park! Light & Bright two story Bungalow with refinished matchstick hardwood floors, Tastefully Updated Kitchen, Interior and Exterior freshly painted. Newer On demand Hot Water Heater. Newer roof. Inviting Living room with Natural light, Beautiful Bay Window & the original 1930's tile on fireplace. Large formal dining room, Bonus den/family room (has low beam ceiling) Dual pane windows, Central heat, Bonus office or hobby room accessed from rear patio. 1 car detached garage with extra space and storage & off street parking. Large Lot 5,450 S.F. Close to Terrace Park, Schools, Shopping, Restaurants & Transportation. For more info: 1081Neilson.com

3 Beds ⋅ 2 Baths ⋅ EB41083788 MLS

Fabulous Albany Location adjacent to Terrace Park! Light & Bright two story Bungalow with refinished matchstick hardwood floors, Tastefully Updated Kitchen, Interior and Exterior freshly painted. Newer On demand Hot Water Heater. Newer roof. Inviting Living room with Natural light, Beautiful Bay Window & the original 1930's tile on fireplace. Large formal dining room, Bonus den/family room (has low beam ceiling) Dual pane windows, Central heat, Bonus office or hobby room accessed from rear patio. 1 car detached garage with extra space and storage & off street parking. Large Lot 5,450 S.F. Close to Terrace Park, Schools, Shopping, Restaurants & Transportation. For more info: 1081Neilson.com

1081 Neilson St, Albany

Listed by Diane Sindel-Deutsche, (510) 406-6991 from JEANS REALTY
(If provided) CoList: from

Sold listing courtesy of Karthiga Satkunanandan from OBBGRUCO

$2,550,000

An exceptional home in prime Albany location. 4 bedrooms, 3 full bathrooms, just over 2,000 SF and in stellar condition - truly turn-key & a dream for the discerning buyer! This beloved home has been updated over the years to the highest standards & it shows. Gorgeous custom open-concept kitchen is the heartbeat of the home, making entertaining and keeping an eye on little ones a breeze! 2 bedrooms & 2 bathrooms downstairs as well as a generous family space (or formal dining room) off the kitchen. Effortless flow from kitchen to outdoor eating/relaxing area with engineer-designed pergola & built-in seating makes year round outdoor meals a possibility. Upstairs find 2 bedrooms & one lovely bathroom with a sweet nook for reading & checking out the peekaboo views. With a clear pest, updated electrical & plumbing, owned solar, heat/cool pump, car charger, extensive drainage & modern foundation(s), ample storage cleverly situated throughout - this home is truly special. Sitting just around the corner from Albany's favorite pocket park, a few blocks to Solano & Gilman St shops & 2 blocks from top-rated elementary school, this is a "leave the car parked" (and plugged in!) kind of home.

4 Beds ⋅ 3 Baths ⋅ EB41070498 MLS

An exceptional home in prime Albany location. 4 bedrooms, 3 full bathrooms, just over 2,000 SF and in stellar condition - truly turn-key & a dream for the discerning buyer! This beloved home has been updated over the years to the highest standards & it shows. Gorgeous custom open-concept kitchen is the heartbeat of the home, making entertaining and keeping an eye on little ones a breeze! 2 bedrooms & 2 bathrooms downstairs as well as a generous family space (or formal dining room) off the kitchen. Effortless flow from kitchen to outdoor eating/relaxing area with engineer-designed pergola & built-in seating makes year round outdoor meals a possibility. Upstairs find 2 bedrooms & one lovely bathroom with a sweet nook for reading & checking out the peekaboo views. With a clear pest, updated electrical & plumbing, owned solar, heat/cool pump, car charger, extensive drainage & modern foundation(s), ample storage cleverly situated throughout - this home is truly special. Sitting just around the corner from Albany's favorite pocket park, a few blocks to Solano & Gilman St shops & 2 blocks from top-rated elementary school, this is a "leave the car parked" (and plugged in!) kind of home.

1047 Neilson St, Albany

Listed by Sarah Ridge, (510) 860-3435 from District Homes
(If provided) CoList: Eleanor Ridge from District Homes

Sold listing courtesy of Jonas Osmond from OBBCOL 01

$1,100,000

Location, Location, Location! Welcome to 1024 Ordway Street, a lovely 3 bedroom, 1 bath fixer-upper situated in one of Albany's most sought-after neighborhoods. Whether you're drawn to the vibrant communities of Westbrae, Northbrae, or Solano Avenue, or the serenity of Jewels Terrace Park and Memorial Park, this property offers the perfect starting point for your next project. Endless Possibilities! This contractor's special is ideal for those looking to put their personal touch on a home or seeking their next fix-and-flip opportunity. The potential is vast, and the rewards could be significant for the right buyer with a vision. Highly-Coveted Schools! Located within the Albany Unified School District, known for its exceptional educational opportunities.* *Any interested parties should verify the school district and availability, as attendance and attending the closest school is not guaranteed.

3 Beds ⋅ 1 Baths ⋅ EB41069191 MLS

Location, Location, Location! Welcome to 1024 Ordway Street, a lovely 3 bedroom, 1 bath fixer-upper situated in one of Albany's most sought-after neighborhoods. Whether you're drawn to the vibrant communities of Westbrae, Northbrae, or Solano Avenue, or the serenity of Jewels Terrace Park and Memorial Park, this property offers the perfect starting point for your next project. Endless Possibilities! This contractor's special is ideal for those looking to put their personal touch on a home or seeking their next fix-and-flip opportunity. The potential is vast, and the rewards could be significant for the right buyer with a vision. Highly-Coveted Schools! Located within the Albany Unified School District, known for its exceptional educational opportunities.* *Any interested parties should verify the school district and availability, as attendance and attending the closest school is not guaranteed.

1024 Ordway, Albany

Listed by Aida Molina-Polle, (510) 871-0177 from Red Oak Realty
(If provided) CoList: from

Sold listing courtesy of Edmond O'Sullivan from ELEVATE

$2,500,000

Function with a side of fun in this vibrant Villa. A Mediterranean lifestyle encourages a slower pace, walking amid your community, meals of fresh local ingredients consumed with friends. Imagine fresh produce from nearby Monterey Market and sharing boisterous meals in the Great room. Serve Sangria with fresh fruit from the garden, and take a siesta luxuriating to the sounds of the patio fountain. Life is easy in this completely remodeled and expanded (2013) Albany charmer, where dark floors and tall wood-beamed ceilings are softened with creamy cabinetry and travertine tile. Green and blue accents evoke the sea while two oversized green doors with clerestory windows create a fabulous connection to the lush private garden. The grand patio, centered around a serene fountain and flanked by bougainvillea, dahlias, and roses, invites leisurely afternoons and lively gatherings. Archways, balconies, and wrought iron railings create an inviting ambiance. With four spacious bedrooms and well-appointed baths, this home offers a perfect blend of comfort and style. A dedicated laundry room and one-car garage add to the ease of daily life. If "Location x 3" resonates with you - this Terrace Park neighborhood trifecta includes Northbrae/Westbrae, Gourmet District and Solano Ave.

4 Beds ⋅ 3 Baths ⋅ EB41067537 MLS

Function with a side of fun in this vibrant Villa. A Mediterranean lifestyle encourages a slower pace, walking amid your community, meals of fresh local ingredients consumed with friends. Imagine fresh produce from nearby Monterey Market and sharing boisterous meals in the Great room. Serve Sangria with fresh fruit from the garden, and take a siesta luxuriating to the sounds of the patio fountain. Life is easy in this completely remodeled and expanded (2013) Albany charmer, where dark floors and tall wood-beamed ceilings are softened with creamy cabinetry and travertine tile. Green and blue accents evoke the sea while two oversized green doors with clerestory windows create a fabulous connection to the lush private garden. The grand patio, centered around a serene fountain and flanked by bougainvillea, dahlias, and roses, invites leisurely afternoons and lively gatherings. Archways, balconies, and wrought iron railings create an inviting ambiance. With four spacious bedrooms and well-appointed baths, this home offers a perfect blend of comfort and style. A dedicated laundry room and one-car garage add to the ease of daily life. If "Location x 3" resonates with you - this Terrace Park neighborhood trifecta includes Northbrae/Westbrae, Gourmet District and Solano Ave.

1014 Ordway St, Albany

Listed by Mykah Larkins, (510) 520-6692 from BERKELEY HILLS REALTY
(If provided) CoList: Tracy Sichterman from

Sold listing courtesy of Kim Marienthal from OBBCOL 01

$2,470,000

Located in Albany's coveted Terrace Park Neighborhood, this stunningly reimagined 4 bedroom, 2.5 bath bungalow maximizes light and space, perfect for enjoying the enchanting California native garden and Bay Area's mild climate. Originally built in 1917 and elevated in 2001, the home features carbonized bamboo flooring, a board & batten entry wall of warm Douglas Fir that integrates with the stairwell and conceals a powder room and storage. The living room opens to a small deck overlooking the front garden. An open-concept kitchen with an island and dining area flows into an elegant family room with concrete floors, 13 ft. ceilings, and floor-to-ceiling windows opening to the patio. Upstairs, a light-filled stairwell leads to the primary bedroom suite with a bay window alcove and custom-tiled bathroom. Across a wood timber bridge are three bedrooms, a full bath, and a laundry room. The two rear bedrooms enjoy views of the bay, Mt. Tamalpais & Golden Gate Bridge. Mature trees and a spacious patio enhance privacy, offering direct access to Terrace Park. Situated on a premium lot near schools & Solano Ave.'s amenities, this home invites you to experience its timeless allure and exceptional sanctuary in Albany.

4 Beds ⋅ 3 Baths ⋅ EB41065834 MLS

Located in Albany's coveted Terrace Park Neighborhood, this stunningly reimagined 4 bedroom, 2.5 bath bungalow maximizes light and space, perfect for enjoying the enchanting California native garden and Bay Area's mild climate. Originally built in 1917 and elevated in 2001, the home features carbonized bamboo flooring, a board & batten entry wall of warm Douglas Fir that integrates with the stairwell and conceals a powder room and storage. The living room opens to a small deck overlooking the front garden. An open-concept kitchen with an island and dining area flows into an elegant family room with concrete floors, 13 ft. ceilings, and floor-to-ceiling windows opening to the patio. Upstairs, a light-filled stairwell leads to the primary bedroom suite with a bay window alcove and custom-tiled bathroom. Across a wood timber bridge are three bedrooms, a full bath, and a laundry room. The two rear bedrooms enjoy views of the bay, Mt. Tamalpais & Golden Gate Bridge. Mature trees and a spacious patio enhance privacy, offering direct access to Terrace Park. Situated on a premium lot near schools & Solano Ave.'s amenities, this home invites you to experience its timeless allure and exceptional sanctuary in Albany.

1014 Peralta Ave, Albany

Listed by Kevin Tannahill, (510) 813-3745 from The Agency
(If provided) CoList: Kyle Tannahill from The Agency

Sold listing courtesy of Alison Luce from OBOKWOAK

$1,900,000

Unequivocally this exceptional Albany Home shines! one of the Nicest lots and in a wonderful neighborhood this Home is Located on a Spectacular oversized Large Lot, beautifully updated throughout with great floor plan, 4 Bedrooms, 2 Bathrooms, Gleaming hardwood floors, Newer Windows, Recessed lighting throughout, Updated kitchen, New flooring, Marble Countertops, Kitchen Nook, 2 Ensuite Bedrooms with Remodeled bathrooms, Primary Ensuite Bedroom w large closet, vaulted ceiling and skylights opens out onto a huge expansive deck perfect for entertaining and to enjoy morning coffee, Rear Lot is perfect for future ADU, fully landscaped with raised garden beds , Views of city lights, Extensive Basement has huge storage area along with attached garage, Large side yard easily accommodates additional parking and driveway, Sewer Lateral Compliant, Excellent Albany Schools, Walking Distance to Gilman & Hopkins Shops, Monterey Market and Jewel Terrace Park and more...!

4 Beds ⋅ 2 Baths ⋅ CC41042577 MLS

Unequivocally this exceptional Albany Home shines! one of the Nicest lots and in a wonderful neighborhood this Home is Located on a Spectacular oversized Large Lot, beautifully updated throughout with great floor plan, 4 Bedrooms, 2 Bathrooms, Gleaming hardwood floors, Newer Windows, Recessed lighting throughout, Updated kitchen, New flooring, Marble Countertops, Kitchen Nook, 2 Ensuite Bedrooms with Remodeled bathrooms, Primary Ensuite Bedroom w large closet, vaulted ceiling and skylights opens out onto a huge expansive deck perfect for entertaining and to enjoy morning coffee, Rear Lot is perfect for future ADU, fully landscaped with raised garden beds , Views of city lights, Extensive Basement has huge storage area along with attached garage, Large side yard easily accommodates additional parking and driveway, Sewer Lateral Compliant, Excellent Albany Schools, Walking Distance to Gilman & Hopkins Shops, Monterey Market and Jewel Terrace Park and more...!

1506 Posen Ave, Albany

Listed by Lucia Blanco, (925) 575-0162 from Compass
(If provided) CoList: from

Sold listing courtesy of David Hirota from OBBREDO 02

$2,120,000

Nestled in Albany's coveted Terrace Park neighborhood, this 3-bed, 2-bath craftsman bungalow offers elegant living near Marin Elementary School, BART, parks, and Gilman and Solano Ave. shops and restaurants. Craftsmanship shines from the slate tile stairwell to the formal living room with an expansive east-facing window, inviting ample natural light. A black slate fireplace and arched entryway lead to a spacious formal dining room. Two bedrooms and a tastefully tiled bathroom lie down the main hallway, one with attic access. The bright kitchen boasts white cabinetry, Corian countertops, and custom tile flooring extending into the rear stairwell. Descending, find a primary suite with high ceilings, a small log fireplace, walk-in closet, and a custom-tiled en-suite bathroom. The ground level wows with two-story ceilings and floor-to-ceiling windows opening to the tranquil rear garden, featuring a deck and travertine tile patio-an ideal retreat. The lower level offers a versatile 442 sq.ft. space with 7ft. ceilings, windows, and access to the garage. Refinished hardwood floors, period windows, and moldings add character. The basement houses laundry and storage. This Albany gem offers timeless charm, modern amenities, and a prime location-a rare find.

3 Beds ⋅ 2 Baths ⋅ EB41038958 MLS

Nestled in Albany's coveted Terrace Park neighborhood, this 3-bed, 2-bath craftsman bungalow offers elegant living near Marin Elementary School, BART, parks, and Gilman and Solano Ave. shops and restaurants. Craftsmanship shines from the slate tile stairwell to the formal living room with an expansive east-facing window, inviting ample natural light. A black slate fireplace and arched entryway lead to a spacious formal dining room. Two bedrooms and a tastefully tiled bathroom lie down the main hallway, one with attic access. The bright kitchen boasts white cabinetry, Corian countertops, and custom tile flooring extending into the rear stairwell. Descending, find a primary suite with high ceilings, a small log fireplace, walk-in closet, and a custom-tiled en-suite bathroom. The ground level wows with two-story ceilings and floor-to-ceiling windows opening to the tranquil rear garden, featuring a deck and travertine tile patio-an ideal retreat. The lower level offers a versatile 442 sq.ft. space with 7ft. ceilings, windows, and access to the garage. Refinished hardwood floors, period windows, and moldings add character. The basement houses laundry and storage. This Albany gem offers timeless charm, modern amenities, and a prime location-a rare find.

1042 Ordway St, Albany

Listed by Kevin Tannahill, (510) 813-3745 from Compass
(If provided) CoList: Kyle Tannahill from Compass

Sold listing courtesy of Crystal Florida from SHGM06