My Listings
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Active
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235 Taylor Road, Waxahachie, TX 75165
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· 3 Beds
· 3 Baths
· 3,771 Sq.ft.
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$2,100,000
- Rare 64 Acre Luxury Waterfront Ranch Estate has a Private approximately 40 Acre Lake. Escape to your own private Texas paradise! This extraordinary 64 acre ranch in Waxahachie offers an unmatched blend of space, privacy, and natural beauty, anchored by a breathtaking, 20 acre private lake. Framed by a picturesque, heavily treed landscape, this one of a kind property is a dream for outdoor enthusiasts, offering premier fishing, boating, wildlife viewing, and spectacular sunset views right from your backyard. At the ...
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Active
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1819 W Belt Line Road, Cedar Hill, TX 75104
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· 4 Beds
· 3 Baths
· 3,100 Sq.ft.
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$899,000
- Perched on one of the absolute highest elevation points in all of DFW, this custom 3,100 sq. ft. gated estate delivers complete seclusion, breathtaking elevation, and resort-style living. Set atop a rolling hill enveloped by dense trees, this home offering total privacy. Arrive via a 1,100 ft private winding driveway through lush trees. Once at the top, enjoy unobstructed, panoramic views stretching for miles taking in Cedar Hill State Park, Joe Pool Lake, and clear to the Downtown Fort Worth skyline. Experience va ...
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Active
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4003 Mescalero Court, Mansfield, TX 76063
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· 5 Beds
· 4 Baths
· 5,146 Sq.ft.
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$870,000
- Experience grand-scale living in this 5,146 sq. ft. estate in the Bower Ranch community. Situated on a cul-de-sac lot, this 2-story residence offers a blend of luxury and comfort. The floor plan features 5 bedrooms and 4 full baths, including a primary retreat and a downstairs mother-in-law suite with an attached full bathroom. The first floor includes a formal dining room with vaulted ceilings and custom crown molding, breakfast nook, and a flex room ideal for an office or study. The kitchen features a large islan ...
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New
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7231 Judy Drive, Ovilla, TX 75154
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· 4 Beds
· 2 Baths
· 2,778 Sq.ft.
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$620,000
- Custom-built, well-maintained, and zoned to Midlothian ISD, this Ovilla home has room to live, work, and play! Inside, you’ll find 4 bedrooms, 2 full baths, and 2 half baths. The flexible study works as a home office or a formal dining room. The Kitchen has a spacious layout with an island, smooth-top range, large walk-in pantry, and huge breakfast bar. Plenty of room for holiday cooking and gatherings. Media room with plenty of space for movie nights or game days. The projector, screen and surround sound audio s ...
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Active
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3189 NW County Road 1110, Corsicana, TX 75110
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$599,000
- 33.65 fenced acres near Emhouse, ready for hunting, homesteading or both! This off-grid property gives you room to raise animals, fish your own pond and live life on your own terms. Plenty of open grazing land for your cattle, horses and goats. The barn works well for horses, cows, goats and chickens. With plenty of pasture, your animals have room to roam. Plus, two ponds, one stocked with catfish and other fish.The west side of the property is wooded and home to deer and other wildlife. There are no utilities on t ...
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Active
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0 Johnson Lane, Ovilla, TX 75154
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$400,000
- Rare 5.8-Acre Opportunity in Red Oak ISD!! This level 5.8-acre lot sits on the Ellis County side of Johnson Lane and is ready for you to build your dream home. With wide-open space and room to spread out, there’s plenty of space for a barn and pasture for cows and horses, making it ideal for anyone looking for a country lifestyle. Utilities are available at the street, and a septic system will be needed. Located in the sought-after Red Oak ISD, this is a land opportunity that doesn’t come along often. Bring you ...
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Active
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301 Quail Run Road, Red Oak, TX 75154
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· 4 Beds
· 3 Baths
· 2,667 Sq.ft.
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$335,000
- Fresh Opportunity in Red Oak! If you've been waiting for the right combination of space, location, and value, this is it! Situated on a desirable corner lot with easy access to I35, this well maintained home offers a quick commute to the DFW Metroplex while providing plenty of room for everyone. Designed with flexibility in mind, the first floor features a spacious living area, two dining areas, a private office, and a split bedroom layout with the primary suite, two additional bedrooms, and a full guest bath. The ...
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New
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412 Overland Trail, Cedar Hill, TX 75104
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· 3 Beds
· 2 Baths
· 1,732 Sq.ft.
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$305,000
- Move-In Ready Home in Cedar Hill, TX! Welcome home to 412 Overland Trail. This inviting 3-bedroom, 2-bathroom home offers 1,732 square feet of comfortable living space and a 2-car garage. Fresh updates make this home even more appealing! Enjoy fresh paint, newly installed flooring, and a roof that is only one year old!
Built in 2000, this home features a formal dining room, perfect for family dinners and entertaining guests. The layout makes sense and flows easily throughout. Step outside to the large, shaded, fen ...
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Active
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0 Southwick Drive, Palmer, TX 75152
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$300,000
- Discover the perfect opportunity to build your dream home on this expansive 4 plus acre lot located in the heart of Ellis County. Enjoy the tranquility of rural living, while still being close to nearby amenities. This land is primed and ready for your vision, whether it's a cozy family residence or a sprawling estate. Horses, chickens and cattle are allowed. No HOA and No city taxes. Water and Electric available. Don’t miss out on this incredible chance to build your dream home!
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Active
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716 Griffith Park Trail, Alvarado, TX 76009
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· 3 Beds
· 2 Baths
· 1,657 Sq.ft.
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$297,000
- This beautifully maintained home is move-in ready! With quick access to I-35W and Hwy 67, your commute is easy and convenient.
You’ll find an open-concept layout featuring a modern kitchen with an island, breakfast bar, granite counters, smooth-top range, built-in microwave, and spacious walk-in pantry. The dining area is ideal for family meals or casual entertaining, and the living room offers comfort and flexibility for your lifestyle. The private primary suite boasts a large walk-in shower and dual walk in c ...
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Active
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2603 Searcy Drive, Dallas, TX 75211
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· 3 Beds
· 1 Bath
· 1,120 Sq.ft.
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$250,000
- Oversized corner lot in the heart of Oak Cliff! A welcoming front porch greets you and your guests as soon as you arrive. Inside, the layout is easy and practical. 3 bedrooms, 1bathroom include a kitchen with plenty of cabinets, a gas range, and room for a full-size washer and dryer. Dining area that's great for hosting and entertaining. Flexible room next to the dining area, good for a home office or a second living space. Split-bedroom floor plan for added privacy. The fully remodeled bathroom has a tiled shower ...
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Active
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1451 Lakeview Court, Cleburne, TX 76033
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$225,000
- Beautiful treed corner lot ready to build your dream home! Almost 6.5 acres of nature lovers delight with wildflowers and rolling terrain. Located minutes from Cleburne State Park. Electric is available.
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Active
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Lot 80 Diamond Point PT, Corsicana, TX 75109
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$174,900
- Discover the perfect place to create your custom dream home on this beautiful residential lot located in a prestigious gated community. The property has already been cleared, giving you a head start on bringing your vision to life. Enjoy the best of lake living with private marina access, perfect for boating, fishing, and relaxing weekends on the water. Build a two-story home and take advantage of potential second-story lake views, while a peaceful pond on the property adds natural beauty and charm to the setting. ...
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Active
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502 Pine Trail Drive, Allen, TX 75002
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· 2 Beds
· 2 Baths
· 1,027 Sq.ft.
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$161,000
- Investor Special or Great Opportunity for a Buyer Ready to Add Their Personal Touch! Conveniently located with easy access to major freeways, shopping, and schools, this 2-bedroom, 2-bath half-duplex offers a desirable split-bedroom floor plan for added privacy. The spacious living area features a vaulted ceiling, creating an open and airy feel. Major updates bring peace of mind, including a new HVAC (Heat Pump) in May 2022, new windows in Feb 2023, a new water heater in May 2025, 2 new hard-wired smoke detectors i ...
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Active
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Lot 36 Griffing Avenue, Midlothian, TX 76065
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$40,000
- Residential lot ready for you to build your dream home! Located in Midlothian School District. Utilities are available. Easy access to 67
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Active
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220 Hollywood Drive, Glenn Heights, TX 75154
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· 3 Beds
· 2 Baths
· 1,408 Sq.ft.
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$2,000
- Don't miss this well maintained 3 bedroom, 2 bath home that's ready for its new tenant! Fresh interior paint and beautiful new vinyl flooring give this home a clean, modern feel. The spacious living area features a cozy wood burning fireplace, perfect for relaxing or entertaining. The functional floor plan offers plent of storage. Step outside to enjoy the fenced backyard with plenty of room for pets, play, or outdoor gatherings. Conveniently located with easy access to Highway 35, shopping, dining, and everyday co ...
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Pending
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408 N Parkway Drive, Alvarado, TX 76009
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$225,000
- One acre has traffic counts of aprox 6000 per day. Zoned C-2 Buildings are tear downs. Gas, Water and electric currently on site.
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Pending
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512 Matterhorn Street, Cedar Hill, TX 75104
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· 3 Beds
· 2 Baths
· 1,356 Sq.ft.
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$206,000
- Perfect for first-time buyers or investors looking to add to their portfolio! This affordable 3-bedroom, 2-bath half duplex in Cedar Hill is move-in ready and conveniently located near major shopping, dining, and freeway access. Offering approximately 1,358 sq. ft., this well-maintained home features a functional split-bedroom floor plan designed for comfort and privacy. Recent updates completed in 2024 include new flooring, upgraded appliances, updated electrical fixtures, resurfaced kitchen countertops and baths, ...
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Active Under Contract
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605 Dusty Glen Trail, Midlothian, TX 76065
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· 4 Beds
· 3 Baths
· 2,825 Sq.ft.
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$470,000
- Welcome to this beautifully maintained, move-in ready home located just minutes from major freeways, top-rated schools, and everyday shopping. Built by Bloomfield Homes, this impressive property combines quality construction with thoughtful upgrades and modern efficiency. With over 2,800 square feet, this 4 year-old home offers a flexible layout designed for both everyday living and entertaining. A private study provides the perfect space to work from home, while the luxury vinyl flooring throughout adds durability ...
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Sold
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215 Fred Lane, Ferris, TX 75125
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· 4 Beds
· 2 Baths
· 1,826 Sq.ft.
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Sold price unavailable
- Affordable and Move-In Ready in Ferris! Located just minutes from I-45, local schools, and shopping, all with NO HOA! Situated on an oversized lot, this refreshed 4-bedroom home features fresh interior paint and updated carpet throughout done in September 2026. The open kitchen boasts granite countertops, a breakfast bar, ample cabinet storage, and a built-in microwave. Relax in the comfortable living area featuring a cozy fireplace. Desirable split-bedroom floor plan provides ideal privacy. The primary suite offer ...
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Sold
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510 N D Ranch Road, Maypearl, TX 76064
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· 5 Beds
· 3 Baths
· 1,904 Sq.ft.
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Sold price unavailable
- Exceptional Land Deal! A Rare Find That Won’t Last! Discover the perfect blend of natural beauty and convenience with this 41-acre parcel featuring breathtaking rolling terrain, a charming creek, and pristine fenced pastures. Enjoy tranquil pond views and mature trees lining the fences, creating a serene setting for relaxation and outdoor activities. Whether you envision a private homestead, a working ranch, livestock grazing, or a peaceful retreat, this property offers endless possibilities.Buena Vista-Bethel SU ...
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Sold
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7057 Ridge Crest Drive, North Richland Hills, TX 76182
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· 3 Beds
· 2 Baths
· 2,675 Sq.ft.
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Sold price unavailable
- Well maintained home in North Richland Hills located in a cul de sac with a functional layout and convenient location. Features include an open living area, plus a kitchen with ample cabinet space, center island, and adjoining dining area. A second living area provides flexible space and offers direct access to the covered back patio, supporting indoor outdoor living. A dedicated office offers a private space for work or study. The primary suite includes a private bath with dual sinks, separate shower, and walk in ...
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Sold
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123 Crestpark Drive Unit 36, Cedar Hill, TX 75104
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· 3 Beds
· 2 Baths
· 2,580 Sq.ft.
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Sold price unavailable
- Enjoy the freedom of low-maintenance living without giving up space or comfort in this beautifully maintained home, perfectly situated in a desirable 55+ gated community. Designed with ease and everyday living in mind, this home features a spacious open floor plan that feels welcoming from the moment you walk in. The oversized living area is ideal for both relaxing and entertaining, complete with a gas fireplace and plenty of room for gatherings. The delightful kitchen offers everything you need, smooth top range, ...
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Sold
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102 Silver Creek Drive, Duncanville, TX 75137
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· 3 Beds
· 1 Bath
· 1,280 Sq.ft.
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Sold price unavailable
- Affordable Duncanville Home on an Oversized Corner Lot! Don't miss this well maintained 3 bedroom, 1.5 bath home priced at just $250,000! Situated on a large corner lot, this home offers plenty of outdoor space and a spacious fenced backyard perfect for entertaining, pets, or play. The large eatin kitchen provides ample room for family meals, while the oversized utility room includes extra space for a freezer, additional storage, or a hobby area. A 2 car garage adds convenience, and the home's easy access to major ...
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Sold
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7310 Flameleaf Place, Dallas, TX 75249
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· 3 Beds
· 2 Baths
· 1,412 Sq.ft.
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Sold price unavailable
- Opportunity Awaits! Spacious Layout located in Cedar Hill ISD! Bring your decorating ideas and vision to this fantastic 1,412-square-foot home! This property offers a solid foundation and a versatile floor plan ready for your personal touch. The heart of the home is a massive living area featuring a classic brick wood burning fireplace, perfect centerpiece for cozy evenings. Check out the expansive eat in kitchen provides ample space for casual dining and meal preparation after a long day. Designed for privacy, th ...
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Sold
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2005 Pelican Drive, Mansfield, TX 76063
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· 5 Beds
· 4 Baths
· 3,887 Sq.ft.
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Sold price unavailable
- Open house Saturday June 27th ,2026 12PM to 2PM! Don't miss this stunning, gently lived-in 2-year-old home offering 3,886 square feet of luxury living in one of Mansfield's most desirable communities! Designed for both everyday comfort and entertaining, this impressive home features a chef inspired kitchen with gas cooktop, double ovens, oversized island, quartz countertops, 42 inch cabinetry, and abundant workspace and storage. The formal dining room is perfect for hosting holiday gatherings and special occasions. ...
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Sold
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2605 Gills Crossing Court, Alvarado, TX 76009
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· 4 Beds
· 2 Baths
· 1,960 Sq.ft.
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Sold price unavailable
- Country Living on 1 Acre in Alvarado! Escape the hustle and enjoy the peace and privacy of this well maintained 4 bedroom, 2 bath manufactured home nestled on a spacious 1-acre lot located cul-de-sac street. The oversized living area features a cozy wood burning fireplace, creating the perfect gathering space for family and friends. The bright eatin kitchen offers plenty of room for everyday meals and entertaining. HVAC replaced in 2024 and Foundation done in 2025.Outside, you'll find a 2 car carport, a fenced back ...
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Sold
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1825 Callender Hill Road, Mansfield, TX 76063
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· 3 Beds
· 2 Baths
· 2,157 Sq.ft.
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Sold price unavailable
- Immaculate one owner custom home in an established Mansfield neighborhood, ready for new owner. This 3 bedroom, 2 bath, 2 car garage home offers a functional and flexible layout ideal for today’s lifestyle. Updated kitchen features granite countertops, stainless steel appliances, and 42 inch wood cabinets, opening to a spacious living area with wood floors, recessed lighting, and a gas fireplace. Large formal dining area plus a second living space perfect for a home office, study, or flex room. Split bedroom floo ...
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Sold
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103 Comfort Court, Waxahachie, TX 75165
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· 4 Beds
· 2 Baths
· 1,681 Sq.ft.
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Sold price unavailable
- Affordable and move in ready with no HOA!! Nestled on a quiet cul-de-sac in desirable Waxahachie, this charming home offers comfort, convenience, and value. The spacious living room features a brick woodburning fireplace, creating the perfect space for relaxing or entertaining guests. The kitchen is equipped with granite countertops, stainless steel appliances, a smooth top range, builtin microwave, and plenty of workspace for meal preparation. Enjoy meals in the separate dining area overlooking the backyard.The sp ...
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Sold
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215 Roma Drive, Duncanville, TX 75116
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· 3 Beds
· 2 Baths
· 2,428 Sq.ft.
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Sold price unavailable
- Opportunity awaits in the heart of Duncanville! Situated on a desirable corner lot, this spacious home offers great potential for investors or renovators. The nicely updated kitchen features granite countertops, updated cabinetry, a large center island, stainless steel appliances, and a gas range. The oversized living room is anchored by a beautiful brick gas-start, wood-burning fireplace, creating a warm and inviting gathering space. Updated hall bath. Versatile second living area is perfect for a game room, homes ...
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Sold
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2459 Creekwood Drive, Cedar Hill, TX 75104
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Sold price unavailable
- Welcome to the prestigious, gated community of The Timbers of Lake Ridge. Located within the highly acclaimed Midlothian ISD, this exceptional creek lot offers the rare opportunity to bring your own builder and design a custom estate tailored to your lifestyle.The property features mature trees, a tranquil creek setting, and all utilities already in place—allowing for a seamless building process. Enjoy the privacy and exclusivity of luxury living while remaining conveniently located approximately 45 minutes from ...
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Sold
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309 Cole Lane, Midlothian, TX 76065
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· 3 Beds
· 2 Baths
· 1,534 Sq.ft.
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Sold price unavailable
- Open House 6-13 Cancelled l Welcome to MidTowne Midlothian! This charming Craftsman style home offers the perfect blend of character, comfort, and low maintenance living. Gently lived in and move-in ready, this energy efficient home features an open-concept design with beautiful wood flooring throughout the main living areas. The spacious kitchen boasts stainless steel appliances, a smooth-top range, abundant cabinet storage, a breakfast bar, and gas plumbing available for those who prefer cooking with a gas stove. ...
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Sold
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2964 Mirado, Grand Prairie, TX 75054
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· 4 Beds
· 3 Baths
· 3,484 Sq.ft.
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Sold price unavailable
- Experience luxury, comfort, and executive style living in this immaculate one owner custom home located in one of Mansfield ISD’s most desirable areas! From the moment guests enter, the dramatic spiral staircase creates an unforgettable first impression and sets the tone for the quality throughout. Designed for both entertaining and everyday living, the stunning chef’s kitchen features knotty alder 42-inch cabinetry, gas cooktop, double ovens, oversized pantry, butler’s area, and a massive island perfect for ...
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Sold
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548 Hay Meadow Drive, Waxahachie, TX 75165
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· 3 Beds
· 2 Baths
· 1,816 Sq.ft.
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Sold price unavailable
- Charming, Move-In Ready Home with NO HOA in Waxahachie! This beautifully maintained 3 bedroom, 2 bath, -car garage home offers a bright, open layout with abundant natural light and flexible living spaces. A welcoming front porch leads into an inviting interior featuring an oversized front room that can serve as a home office, formal dining, or second living area. Spacious kitchen is the heart of the home, complete with granite countertops, a large island with breakfast bar, stainless steel appliances, and a smooth ...
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Sold
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5909 Fm 2415, Alvarado, TX 76009
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· 4 Beds
· 2 Baths
· 1,836 Sq.ft.
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Sold price unavailable
- Discover the perfect blend of comfort and country living in this beautifully designed doublewide mobile home built in 2021 situated on a fully fenced 1-acre lot. This 4 bedroom home offers spacious living with a variety of modern amenities. The 2nd living area features ceiling fan recessed lighting, providing a warm and inviting atmosphere perfect for entertaining. Cook in style in the open kitchen equipped with an island, smooth top range, and built-in microwave. A convenient farm sink and shelving in the pantry. ...
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Sold
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2601 Mintwood Place, Arlington, TX 76016
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· 3 Beds
· 2 Baths
· 1,298 Sq.ft.
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Sold price unavailable
- Don’t miss this fantastic opportunity to own a home with incredible potential on a larger corner lot! This property is perfect for buyers looking to build sweat equity while enjoying the peace of mind that many of the big-ticket items have already been completed. Recent improvements include some updated major mechanical systems and a new roof 2026, helping reduce the worry of costly system updates. Even better, the home comes with a lifetime transferable foundation warranty, providing long-term confidence for the ...
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Sold
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349 Pebblebrook Lane, Glenn Heights, TX 75154
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· 3 Beds
· 2 Baths
· 1,743 Sq.ft.
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Sold price unavailable
- Ready for a new owner! Large eat in kitchen with smooth top range, breakfast bar plusnew vent hood. Formal dining area could be study. The large living features window seat, lots of windows and a fireplace. New roof Feb 2026. Recent paint and flooring downstairs. Huge fenced backyard with plenty of room for a pool. Red oak ISD
If you’ve been dreaming about owning your first home, this beautiful affordable 2-story in Glenn Heights is ready for you! Designed with space and comfort in mind, this home offers a lar ...
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Sold
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4613 Great Plains Way, Mansfield, TX 76063
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· 5 Beds
· 4 Baths
· 4,440 Sq.ft.
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Sold price unavailable
- Bower Ranch beauty in Mansfield, TX! This elegant two-story spans 4,440 sq ft with 5 bedrooms and 4 full baths, perfectly designed for everyday living and memorable entertaining. Grand entry showcases a wrought-iron dual staircase and well-maintained hardwoods. Formal living and dining provide flexible gathering spaces, complemented by a dry bar under the stairs with generous storage. The oversized kitchen impresses with granite countertops, dual ovens, built-in microwave, 6-burner gas range, and a large walk-in pa ...
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Sold
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310 Katherine Court, Duncanville, TX 75137
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· 3 Beds
· 2 Baths
· 1,284 Sq.ft.
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Sold price unavailable
- Affordable Opportunity in the Heart of Duncanville! Tucked away on a quiet cul-de-sac lot, this 3 bedroom, 2 full bath, 2 car garage home is full of potential and ready for your personal touch. Featuring a formal living area or study, this flexible floor plan works well for today’s lifestyles. The eat in kitchen includes a gas range. A covered patio overlooking a large, fenced backyard, perfect for relaxing, entertaining, or future outdoor upgrades.This home is ideal for buyers looking for an affordable option th ...
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Sold
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1208 Neptune Drive, Cedar Hill, TX 75104
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· 3 Beds
· 1 Bath
· 1,011 Sq.ft.
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Sold price unavailable
- Opportunity knocks in Cedar Hill! This 3-bedroom, 1.5-bath home offers strong investment potential with a functional layout and a 2-car front-entry garage. Perfect for your next rental, flip, or long-term hold strategy. Situated on a large lot with a spacious fenced backyard, this property provides added value for tenants seeking outdoor space and privacy. The home is conveniently located with easy access to Plummer Elementary School. Cash or Conventional only
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Sold
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5001 Bayonne Drive, Rowlett, TX 75088
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· 4 Beds
· 2 Baths
· 2,417 Sq.ft.
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Sold price unavailable
- Location! Location! Stunning backyard with a large covered patio overlooking a sparkling inground gunite pool and attached hot tub. Seller offering up to $16,000 toward buyer’s closing costs with an acceptable offer! Step inside to an open, inviting layout. The eat-in kitchen features a breakfast bar and flows into a spacious living area with a brick, gas-start fireplace perfect for cozy evenings. A formal dining room adds space for entertaining. The primary suite is conveniently located downstairs and offers dua ...
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Sold
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413 W Kennedale Parkway, Kennedale, TX 76060
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· 3 Beds
· 1 Bath
· 1,092 Sq.ft.
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Sold price unavailable
- Property to be sold as is, seller will do no repairs. 3 bedroom, 2 bath property. Could be sold with adjacent 8 acre commercial property.
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Sold
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7167 Winterberry Drive, Dallas, TX 75249
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· 3 Beds
· 2 Baths
· 1,443 Sq.ft.
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Sold price unavailable
- To be sold as is. Seller will do no repairs. Electrical panel has been updated and fence is a few years old. Large living area has corner wood burning fire place. 3 bedroom 2 bathroom, 2 car garage with a huge backyard. Seller will review all offers on Dec. 1, 2025.
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Sold
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4233 W Fm 917, Joshua, TX 76058
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· 3 Beds
· 2 Baths
· 1,216 Sq.ft.
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Sold price unavailable
- Ready for new owner! Affordable home on 1 acre has been retrofitted. 3 bedroom, 2 full bathroom has a split bedroom floor plan. Eat in kitchen with breakfast bar, smooth top range and built in microwave. Open living area great for family living! Fenced backyard has 21 x 18 workshop, Tornado shelter and another shed plus has fenced area for your chickens. Easy access to Chisholm Trail Parkway (CTP).
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Sold
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1607 Sparta Drive, Duncanville, TX 75137
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· 4 Beds
· 3 Baths
· 2,638 Sq.ft.
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Sold price unavailable
- Looking for your dream home? This absolutely stunning property has everything you’ve been searching for and more! Completely remodeled in 2017, it’s packed with modern features and stylish finishes. Gorgeous Kitchen features durable and elegant quartz countertops, Viking 6-burner gas range perfect for cooking enthusiasts, allowing for multiple dishes to be prepared simultaneously. stainless steel appliances, built-in hutch great for displaying dinnerware or serving essentials and a huge island for all your culi ...
