Homes in york pa - Find single story homes for sale in York PA. View listing photos, review sales history, and use our detailed real estate filters to find the perfect home.

 
There are 3 tiny homes for sale in York County, PA. Home. Pennsylvania. York County. Tiny Homes For Sale. Showing 1 - 3 of 3 Homes. Listing Price: $52,900. 1 bed • 1 bath • 450 sqft • House for sale. 1540 BROADWAY, Hanover, PA 17331 #Big Yard +3 more. Listing Price: $55,000.. Estancia at santa clara

Search 95 Single Family Homes For Rent in York, Pennsylvania. Explore rentals by neighborhoods, schools, local guides and more on Trulia!1801 Driftstone Drive Harrisburg, PA 17110. Welcome home to Riverbend, a new Charter neighborhood offering new single-family homes in Susquehanna Township where quaint streets and timeless architecture sit against stunning hilltop views of the surrounding Blue Mountains. Riverbend features timeless streetscapes complete with privet hedging ... Zillow has 67 homes for sale in 17406. View listing photos, review sales history, and use our detailed real estate filters to find the perfect place. Find Your Ryan Homes Community. Search new homes for sale in York, Pennsylvania from Ryan Homes. We're an A+ rated home builder with 24 communities available in York. Browse by price and home type including Single Family, First Floor Owner, Active Adult, Condo, Villa, Townhome, SimplyRyan, Lifestyle. Jacobus Homes for Sale $291,706. New Salem Homes for Sale $244,633. Maytown Homes for Sale -. York Neighborhood Homes. Weigelstown Homes for Sale $250,575. Shiloh Homes for Sale $266,460. East York Homes for Sale $256,851. Stonybrook-Wilshire Homes for Sale $329,878. Springetts Manor-Yorklyn Homes for Sale $241,359.1801 Driftstone Drive Harrisburg, PA 17110. Welcome home to Riverbend, a new Charter neighborhood offering new single-family homes in Susquehanna Township where quaint streets and timeless architecture sit against stunning hilltop views of the surrounding Blue Mountains. Riverbend features timeless streetscapes complete with privet hedging ...Vacant Sites: 5+. Year Built: 1970. Number of Sites: 145. Multisection Homes: 95%. Homes w/ Peaked Roofs: 80%. Homes w/ Lap Siding: 80%. Distance to water: 1.3 Miles. Contact Community. Fill out the form below to send a message to this community and request more information on this park or schedule a tour.York PA Real Estate & Homes For Sale. 391 results. Sort: Homes for You. 19 Carlisle Ave, York, PA 17401. WEICHERT REALTORS - THE ORTEGA GROUP. $225,000. 5 bds; 2 ba; 2,754 sqft - Multi-family home for sale. 34 days on Zillow. 432 Saint Paul St, York, PA 17401. HOUSE BROKER REALTY LLC. $109,900. 3 bds; 1 ba;Home in York. 3 Beds, 2 Baths. $250,000. The Perfect Home - Home in New Oxford. 3 Beds, 3 Baths. $250,000. ... 📍 AWESOME ADAMS COUNTY PA HOMES FOR SALE UNDER $280K. $280,000. East Berlin, PA Out with the old, in with the new! Business Op in Mount Wolf. 0 Beds, 0 Baths. $600,000 ... New construction homes for sale in York, PA have a median listing home price of $245,000. There are 121 new construction homes for sale in York, PA, which spend an average of 31 days on the market ... If you're looking to build a custom home in the York, PA area, choose SDL Custom Homes! We have a variety of pre-priced, fully customizable home plans. Follow @Mavhomes. Pinterest. Call us today at (717) 258-1459 …2 bath. 2,000 sqft. 27 acre lot. 5370 Harmony Grove Rd. Dover, PA 17315. Email Agent. York rentals. Find York, PA farms & ranches for sale at realtor.com®. The median listing home price of farms ...Zillow has 941 homes for sale in York County PA. View listing photos, review sales history, and use our detailed real estate filters to find the perfect place.Homes Near York, PA. We found 24 more homes matching your filters just outside York. Use arrow keys to navigate. NEW COMING SOON 4/27 0.86 ACRES. $289,900. 3bd. 3ba. 1,456 sqft (on 0.86 acres) 1344 Snyder Corner Rd, Red Lion, PA 17356. Howard Hanna Real Estate Services-York. Use arrow keys to navigate.York Home values; Sellers guide; Selling options. Find a seller's agent; Post For Sale by Owner; Home Loans Open Home Loans sub-menu. ... 5 Bedroom Homes for Sale in York PA. 48 results. Sort: Homes for You. 1533 Camp Betty Washington Rd, York, PA 17402. KELLER WILLIAMS KEYSTONE REALTY. $299,995. 5 bds; 2 ba; 2,795 sqftShiloh Homes for Sale $262,504. East York Homes for Sale $254,014. Stonybrook-Wilshire Homes for Sale $325,654. Springetts Manor-Yorklyn Homes for Sale $239,621. West York Homes for Sale $160,635. Grantley Homes for Sale $340,082. Spry Homes for Sale $267,395. Valley View Homes for Sale $231,575.5-Bedroom Homes for Sale in York, PA. Sort. Recommended. $170,000. 5 Beds. 2 Baths. 1,584 Sq Ft. 825 S Beaver St, York, PA 17403. Nestled in the charming vicinity of York College, this newly listed gem is a welcoming blend of …The buyer will also enjoy the added assurance of a home warranty. Additionally, a garage is included with the home, providing valuable parking and storage space. Don't miss out on this amazing opportunity! $200,000. — beds — baths 2,784 sq ft 3,977 sq ft (lot) 566 W Philadelphia St, York, PA 17401. (717) 757-2717. York PA Real Estate & Homes For Sale. 321 results. Sort: Homes for You. 25 W Market St, Hallam, PA 17406. INCH & CO. REAL ESTATE, LLC. $385,000. 4 bds; 2 ba--sqft 173. York, PA Houses for Sale. Sort. Recommended. $399,900. 4 Beds. 4 Baths. 3,654 Sq Ft. 1200 Grantley Rd, York, PA 17403. This Mid-Century gem was inspired by Frank …1801 Driftstone Drive Harrisburg, PA 17110. Welcome home to Riverbend, a new Charter neighborhood offering new single-family homes in Susquehanna Township where quaint streets and timeless architecture sit against stunning hilltop views of the surrounding Blue Mountains. Riverbend features timeless streetscapes complete with privet hedging ...Search York PA mobile homes and manufactured homes for sale. Skip main navigation. Sign In. Join; Homepage. Buy Open Buy sub-menu. York homes for sale. Homes for sale; ... HOWARD HANNA REAL ESTATE SERVICES-YORK. $47,795. 2 bds; 1 ba; 784 sqft - Home for sale. Show more. 5 days on Zillow. 225 Country Ridge Dr, York, PA 17408. …View 16 homes for sale in East York, PA at a median listing home price of $284,900. See pricing and listing details of East York real estate for sale.Browse 51 York, PA houses for rent and find your perfect place. Learn More about York, PA Frequently Asked Questions Average Rent Rates What is the average monthly rent for a home in York, PA? Homes in York, PA rent between $1,036 and $1,695 per month. What is the average length of lease in ... Robert Argento Berkshire Hathaway HomeServices Homesale Realty. $622,900 Open Sat 1 - 3PM. 4 Beds. 4.5 Baths. 4,550 Sq Ft. 705 Oxford Dr Unit 39, York, PA 17406. ***This is the current model for Farmbrooke Meadows and is made available to view and for building future homes. It is not currently available for sale. Browse real estate in 17408, PA. There are 88 homes for sale in 17408 with a median listing home price of $251,900. Zillow has 46 homes for sale in Dover PA. View listing photos, review sales history, and use our detailed real estate filters to find the perfect place. And the York Peppermint Pattie originated in – you guess it – York, PA. Buying a Home in York. Luxury homes are certainly available in York – you can find homes for over $300,000 – but the median home price is a very reasonable $69,300. There are no less than 63 schools that serve the York area, both public and private.61 Homes For Sale in York County, PA. Browse photos, see new properties, get open house info, and research neighborhoods on Trulia.Beck Funeral Home is honored to serve families by offering personal and dignified funeral and cremation service in Spring Grove, McSherrystown, Hanover, East York , York , Red Lion , Dallastown , Thomasville , Hallam, PA, and all surrounding areas. CALL US AT. Spring Grove, PA (717) 225-1677.IRON VALLEY REAL ESTATE OF YORK COUNTY. $10,000. 1,398 sqft lot. - Lot / Land for sale. 105 days on Zillow. Brentwood Model At Eagles Vw, York, PA 17406. Egstoltzfus Homes Llc, BERKSHIRE HATHAWAY HOMESERVICES HOMESALE REALTY. $460,900.The. $130,000. 3 beds 2 baths 1,404 sq ft. 6 Shawna Ave, York, PA 17402. (717) 840-4848. Ranch Style - York, PA home for sale. Nestled amidst the tranquil embrace of nature, this exceptional ranch-style residence offers a harmonious blend of expansive living space and unparalleled seclusion on over 7 acres of pristine land.Springetts Retreat Springetts Retreat by Ryan Homes New homes for sale in York, PA by Ryan Homes From High $300k's - High $500k's. keyboard_arrow_right keyboard_arrow_right Springetts Retreat * Limited Information Available. Beds. 3 - 5. Baths. 2 - 4. Sq. Ft. 2397 - 5355. York, PA 17402. Single ...Browse real estate in 17408, PA. There are 88 homes for sale in 17408 with a median listing home price of $251,900.York Homes for Sale $242,204. Dover Homes for Sale $260,305. Red Lion Homes for Sale $262,320. Columbia Homes for Sale $249,262. Mount Joy Homes for Sale -. Spring Grove Homes for Sale $285,919. Dallastown Homes for Sale $245,385. Marietta Homes for Sale $270,708. Seven Valleys Homes for Sale $336,949.See the 177 available townhomes for sale in York County, PA. Find real estate price history, detailed photos, and learn about York County neighborhoods & schools on Homes.com. ... Jeremy Scheuerman Iron Valley Real Estate of York County. 2873 Woodmont Dr, York, PA 17404 / 31. $255,000 . 3 Beds; 2.5 Baths;And the York Peppermint Pattie originated in – you guess it – York, PA. Buying a Home in York. Luxury homes are certainly available in York – you can find homes for over $300,000 – but the median home price is a very reasonable $69,300. There are no less than 63 schools that serve the York area, both public and private. 15 Woodmyers Road RoadYork, PA 17403. 7 bed / 9 bath / 7,241 Sq. Ft. MLS ID: PAYK2059138. Listing courtesy of: Berkshire Hathaway HomeServices Homesale Realty. Listing sold by: Listing provided by: MDBMLS-R. open house. NEW LISTING. 316 Homes For Sale in York, PA. Browse photos, see new properties, get open house info, and research neighborhoods on Trulia. Search York PA mobile homes and manufactured homes for sale. Skip main navigation. Sign In. Join; Homepage. Buy Open Buy sub-menu. York homes for sale. Homes for sale; ... HOWARD HANNA REAL ESTATE SERVICES-YORK. $47,795. 2 bds; 1 ba; 784 sqft - Home for sale. Show more. 5 days on Zillow. 225 Country Ridge Dr, York, PA 17408. … Explore the homes with Newest Listings that are currently for sale in York, PA, where the average value of homes with Newest Listings is $245,000. Visit realtor.com® and browse house photos, view ... York Homes for Sale $242,204. Dover Homes for Sale $260,305. Red Lion Homes for Sale $262,320. Columbia Homes for Sale $249,262. Mount Joy Homes for Sale -. Spring Grove Homes for Sale $285,919. Dallastown Homes for Sale $245,385. Marietta Homes for Sale $270,708. Seven Valleys Homes for Sale $336,949.948 Homes For Sale in York County, PA. Browse photos, see new properties, get open house info, and research neighborhoods on Trulia.Beck Funeral Home is honored to serve families by offering personal and dignified funeral and cremation service in Spring Grove, McSherrystown, Hanover, East York , York , Red Lion , Dallastown , Thomasville , Hallam, PA, and all surrounding areas. CALL US AT. Spring Grove, PA (717) 225-1677.2 bath. 2,000 sqft. 27 acre lot. 5370 Harmony Grove Rd. Dover, PA 17315. Email Agent. York rentals. Find York, PA farms & ranches for sale at realtor.com®. The median listing home price of farms ...Explore the homes with Efficient that are currently for sale in York, PA, where the average value of homes with Efficient is $224,000. Visit realtor.com® and browse house photos, view details ... Coldwell Banker Realty can help you find York homes for sale, rentals and open houses. Refine your York real estate search results by price, property type, bedrooms, baths and other features. Need more information? View our York real estate offices and let us help you find the perfect property. Jeremy Scheuerman Iron Valley Real Estate of York County. $185,000. 3 Beds. 2 Baths. 2,014 Sq Ft. 1259 W Princess St, York, PA 17404. Welcome to this 3 bedroom, 2 bath duplex home in West York Schools, high ceiling throughout. Updated kitchen with eat-in bar, backsplash & pantry. Zillow has 67 homes for sale in 17406. View listing photos, review sales history, and use our detailed real estate filters to find the perfect place. West York, PA Homes for Sale. Sort. Recommended. $389,000. Studio. 6,462 Sq Ft. 1366 W Market St, York, PA 17404. Great mixed use property in West York Boro! 3 nice big 1 bedroom, 1 bathroom apartments, 3 garage/storage spaces, and over 1,000 sq. ft. commercial space with large basement. Great for your investment portfolio or user …1801 Driftstone Drive Harrisburg, PA 17110. Welcome home to Riverbend, a new Charter neighborhood offering new single-family homes in Susquehanna Township where quaint streets and timeless architecture sit against stunning hilltop views of the surrounding Blue Mountains. Riverbend features timeless streetscapes complete with privet hedging ...Search York PA mobile homes and manufactured homes for sale. Skip main navigation. Sign In. Join; Homepage. Buy Open Buy sub-menu. York homes for sale. Homes for sale; ... HOWARD HANNA REAL ESTATE SERVICES-YORK. $47,795. 2 bds; 1 ba; 784 sqft - Home for sale. Show more. 5 days on Zillow. 225 Country Ridge Dr, York, PA 17408. …Find single story homes for sale in York PA. View listing photos, review sales history, and use our detailed real estate filters to find the perfect home.72 Homes For Sale in York, PA 17403. Browse photos, see new properties, get open house info, and research neighborhoods on Trulia.Search 282 homes for sale in York, PA. Get real time updates. Connect directly with real estate agents. Get the most details on Homes.com. Find an Agent ... George Haleem Penn York Real Estate. 500 Maywood Rd, York, PA 17402 / 55. $320,000 . …Find homes for sale under $150K in York PA. View listing photos, review sales history, and use our detailed real estate filters to find the perfect place.Find Your Ryan Homes Community. Search new homes for sale in York, Pennsylvania from Ryan Homes. We're an A+ rated home builder with 24 communities available in York. Browse by price and home type including Single Family, First Floor Owner, Active Adult, Condo, Villa, Townhome, SimplyRyan, Lifestyle. Explore the homes with Garage 3 Or More that are currently for sale in York, PA, where the average value of homes with Garage 3 Or More is $245,000. Visit realtor.com® and browse house photos ... Browse York County, PA real estate. Find 20 homes for sale in York County with a median listing home price of $275,950. Realtor.com® Real Estate App. 314,000+ Open app. Skip to content. Buy.Browse York County, PA real estate. Find 62 homes for sale in York County with a median listing home price of $275,950.Discover new construction homes or master planned communities in York PA. Check out floor plans, pictures and videos for these new homes, and then get in touch with the home builders. Skip main navigation ... New Construction Homes in York PA. 108 results. Sort: Homes for You. LOT 9 Avondale Old Dutch Ln, York, PA 17402. HOUSE BROKER …York, PA Homes for Sale. Sort. Recommended. $995,000 Open Sat 1 - 3PM. 5 Beds. 4.5 Baths. 7,487 Sq Ft. 1780 Wyndham Dr, York, PA 17403.York, PA Real Estate and Homes for Sale. Virtual Tour. Pending. 707 E PRINCESS ST, YORK, PA 17403. $105,000. 2 Beds. 2 Baths. 1,429 Sq Ft. Listing by RE/MAX Patriots. …Zillow has 326 homes for sale in York PA. View listing photos, review sales history, and use our detailed real estate filters to find the perfect place. Search new listings in York PA. Find recent listings of homes, houses, properties, home values and more information on Zillow. ... IRON VALLEY REAL ESTATE OF YORK ... Homes for sale in York, PA with newest listings. 163. Homes. Sort by. Relevant listings. Brokered by Coldwell Banker Realty. new. House for sale. $550,000. 4 bed. 4 bath. …York County PA New Construction Homes for Sale / 197. $450,836 New Construction. 4 Beds; 2.5 Baths; 2,701 Sq Ft; 5125 N George St Extd, Manchester, PA 17345. This to-be-built home is the "Sebastian" plan by Keystone Custom Homes, and is located in the community of The Rolling Meadows. This Single Family plan home is priced from …York PA Newest Real Estate Listings | Zillow. For Sale. Apply. Price Range. List Price. Monthly Payment. Minimum. –. Maximum. Apply. Beds & Baths. Bedrooms Bathrooms. … See all 51 houses for rent in York, PA, including affordable, luxury and pet-friendly rentals. View photos, property details and find the perfect rental today. 301,970. Arson. 12. 32,898. Complete database of owner-listed rent to own homes in Pennsylvania. Connect directly with owners, no credit checks or banks required.Mechanicals were all recently updated and there is a great fenced in backyard with room for the pups and a garden. Convenient to everything! $254,000. 4 beds 1 bath 1,346 sq ft 7,680 sq ft (lot) 2150 Hess Rd, York, PA 17404. $285,000. 3 beds 2 baths 1,568 sq ft 0.35 acre (lot) 540 Mundis Mill Rd, York, PA 17406.YORK, Pa. (WHTM) – The American Red Cross is assisting 26 people, including 8 children, following a three-alarm fire involving six residences on Sunday night …Shiloh Homes for Sale $262,504. East York Homes for Sale $254,014. Stonybrook-Wilshire Homes for Sale $325,654. Springetts Manor-Yorklyn Homes for Sale $239,621. West York Homes for Sale $160,635. Grantley Homes for Sale $340,082. Spry Homes for Sale $267,395. Valley View Homes for Sale $231,575. Jeremy Scheuerman Iron Valley Real Estate of York County. $185,000. 3 Beds. 2 Baths. 2,014 Sq Ft. 1259 W Princess St, York, PA 17404. Welcome to this 3 bedroom, 2 bath duplex home in West York Schools, high ceiling throughout. Updated kitchen with eat-in bar, backsplash & pantry. Browse 630 homes for sale in York, PA. View properties, photos, nearby real estate with school and housing market information. The number of listings in York, PA increased by 1.7% between February 2024 and March 2024. In March 2024 median list price was $234,627 and the average listing age was 27 days.61 Homes For Sale in York County, PA. Browse photos, see new properties, get open house info, and research neighborhoods on Trulia.Explore the homes with Basement that are currently for sale in York, PA, where the average value of homes with Basement is $245,000. Visit realtor.com® and browse house photos, view details ...Browse 596 homes for sale in York and surrounding neighborhoods. Average listings price is $200,996, and median price range is $271,945 (0% M/M, -1% Y/Y). There are 341 single-family homes and 180 condos for sale in York, PA. Listings are checked in real-time to ensure the freshest data is available. Find single story homes for sale in York PA. View listing photos, review sales history, and use our detailed real estate filters to find the perfect home. York, PA Homes for Sale. Sort. Recommended. $995,000 Open Sat 1 - 3PM. 5 Beds. 4.5 Baths. 7,487 Sq Ft. 1780 Wyndham Dr, York, PA 17403.Greenspring offers thoughtfully designed upgraded one, two, and three bedroom apartments near Memorial Hospital-York in York, Pennsylvania, with the amenities and extras that make your life comfortable and worry-free. Enjoy an on-site basketball court and resort-style swimming pool as well as a newly renovated kitchen and in-unit washer and dryer.Explore the homes with Waterfront that are currently for sale in York, PA, where the average value of homes with Waterfront is $209,995. Visit realtor.com® and browse house photos, view details ...

2061 Burkholder Rd, Red Lion, PA 17356. BERKSHIRE HATHAWAY HOMESERVICES HOMESALE REALTY. $89,900. 1.99 acres lot. - Lot / Land for sale. 50 days on Zillow. 308 Avon Dr #249, Red Lion, PA 17356. Burkentine Builders, KOVO REALTY. . Log cabins for sale in wisconsin

homes in york pa

The listing broker’s offer of compensation is made only to participants of the MLS where the listing is filed. Zillow has 42 photos of this $246,900 3 beds, 3 baths, … York County, PA Real Estate and Homes for Sale. Newly Listed Favorite. 317 E HANOVER ST, HANOVER, PA 17331. $235,000 3 Beds. 2 Baths. 1,584 Sq Ft. Beth Reever Joseph A Myers Real Estate, Inc. $622,900 Open Sat 1 - 3PM. 4 Beds. 4.5 Baths. 4,550 Sq Ft. 705 Oxford Dr Unit 39, York, PA 17406. ***This is the current model for Farmbrooke Meadows and is made available to view and for building future homes. It is not currently available for sale. 5 beds 2 baths 1,844 sq ft 2,483 sq ft (lot) 619 Jessop Pl, York, PA 17401. (855) 450-0442. ABOUT THIS HOME. Cheap Home for sale in York, PA: OPEN HOUSE SUNDAY APRIL 21ST FROM 1:00-3:00! Welcome to the epitome of historic charm and modern elegance in the sought-after Springdale Neighborhood of York, Pennsylvania. 206 single family homes for sale in York PA. View pictures of homes, review sales history, and use our detailed filters to find the perfect place. Zillow has 46 homes for sale in Dover PA. View listing photos, review sales history, and use our detailed real estate filters to find the perfect place. 2 bath. 924 sqft. 225 Country Ridge Dr. York, PA 17408. View Details. Brokered by Berkshire Hathaway HomeServices Homesale Realty - East York. Mobile house for sale. $99,900. 3 bed.Browse real estate in 17408, PA. There are 88 homes for sale in 17408 with a median listing home price of $251,900.There are 3 tiny homes for sale in York County, PA. Home. Pennsylvania. York County. Tiny Homes For Sale. Showing 1 - 3 of 3 Homes. Listing Price: $52,900. 1 bed • 1 bath • 450 sqft • House for sale. 1540 BROADWAY, Hanover, PA 17331 #Big Yard +3 more. Listing Price: $55,000. Explore the homes with Garage 3 Or More that are currently for sale in York, PA, where the average value of homes with Garage 3 Or More is $245,000. Visit realtor.com® and browse house photos ... York County, PA Real Estate and Homes for Sale. Newly Listed Favorite. 317 E HANOVER ST, HANOVER, PA 17331. $235,000 3 Beds. 2 Baths. 1,584 Sq Ft. Coldwell Banker Realty can help you find York homes for sale, rentals and open houses. Refine your York real estate search results by price, property type, bedrooms, baths and other features. Need more information? View our York real estate offices and let us help you find the perfect property. 1,532 Results. York County, PA Real Estate & Homes For Sale. Add Location. Hide Map. Order By. Just Listed. 1/75. Open House. Sun 4/21 1-4. 800 Clydesdale Dr York, PA … Robert Argento Berkshire Hathaway HomeServices Homesale Realty. $622,900 Open Sat 1 - 3PM. 4 Beds. 4.5 Baths. 4,550 Sq Ft. 705 Oxford Dr Unit 39, York, PA 17406. ***This is the current model for Farmbrooke Meadows and is made available to view and for building future homes. It is not currently available for sale. Zillow has 44 homes for sale in 17402. View listing photos, review sales history, and use our detailed real estate filters to find the perfect place.York County PA Homes under $100,000. Sort. Recommended. $73,900. 3 Beds. 2 Baths. 1,680 Sq Ft. 84 Shawna Ave, York, PA 17402. Don't miss the exceptional double wide home in Mill Creek Estates. Call Us. +1 717-747-0360. Address. 212 Pauline Drive York, Pennsylvania 17402 USA, Opens new tab. Arrival Time. Check-in3 pm→. Check-out11 am. Call Us. Address. Explore the homes with Open House that are currently for sale in York, PA, where the average value of homes with Open House is $245,000. Visit realtor.com® and browse house photos, view details ...2 bath. 924 sqft. 225 Country Ridge Dr. York, PA 17408. View Details. Brokered by Berkshire Hathaway HomeServices Homesale Realty - East York. Mobile house for sale. $99,900. 3 bed.924 Sq Ft. 225 Country Ridge Dr, York, PA 17408. This mobile home, part of a senior community for 55+, boasts three bedrooms, providing ample space for residents and potential guests. With two full bathrooms, residents have access to multiple bathing options, making daily routines easier and more flexible..

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