luxury apartments / penthouses for sale Texas, United States

This exceptional unit features one of the most desirable floorplans, offering two spacious primary bedrooms, each with its own en-suite bathroom. From the front door, you'll enjoy a direct path to the expansive back patio, perfect for outdoor relaxation. The first floor showcases stunning engineered wood floors, while the second floor is adorned with brand-new carpet for added comfort. Unwind in the generous living room, which opens up to your private patio. The community itself is a haven, boasting a fantastic pool and abundant green spaces for your enjoyment.

Sought after floor plan on 14th floor with panoramic downtown views. Two balconies. Freshly painted, new carpet in bedrooms. Two primary baths and closets. Secondary bedroom and bath. Designed with an European flair. Large kitchen with Berloni Italian cabinets. High-end appliances. Wall of custom built-ins. Located in iconic Bayou Bend Towers. Off main streets on 3+ acres, the setting offers beautiful gardens, privacy and unobstructed views. Full service building, world-class gym, walk to Memorial Park, minutes from downtown or Galleria. Ready for your personal touch.

Excellent investment opportunity in the highly sought-after Lochwood neighborhood of East Dallas! Located at 11315–11317 Lochwood Blvd, this well-maintained full duplex features two spacious 2-bedroom, 1-bath units offering a combined 2,322 sq ft. Unit 11315 offers approximately 1,183 sq ft, while Unit 11317 offers approximately 1,139 sq ft. Both units feature generous room sizes, functional open living areas, and comfortable layouts with excellent rental appeal. The property has been updated and thoughtfully improved with fresh paint, new flooring, and mechanical and cosmetic improvements completed in 2021. Each unit includes covered rear parking with carport and garage space, plus access to a large wooden deck overlooking the fenced backyard. Both units are currently tenant occupied, providing immediate rental income. Unit 11315 is currently month-to-month, offering added flexibility for a buyer, while Unit 11317 is leased through June 2027. Great opportunity for an investor or future owner-occupant looking to live in one side and lease the other. Ideally situated near White Rock Lake, the Dallas Arboretum, parks, trails, shopping, dining, and Downtown Dallas. A rare opportunity to own an income-producing full duplex in desirable Lochwood with flexible future use and long-term investment potential.

There is something wonderfully timeless about life on Normandy Avenue. Beneath a canopy of mature trees in the heart of University Park, the full duplex at 4109 and 4111 Normandy offer the kind of setting that feels almost idyllic: children riding their bikes to Bradfield Elementary, heading to the neighborhood YMCA for a soccer game, or spending a summer afternoon at the University Park pool. Highland Park Village, with its celebrated shopping and restaurants, is just minutes away, yet at home, life feels tucked into a close-knit neighborhood of tree-lined streets, beautiful homes, and generations of memories. Built in classic Tudor style and lovingly cared for through the years, this charming full duplex offers remarkable flexibility in one of Dallas' most coveted neighborhoods. Its position on the block is particularly appealing, with generous spacing between the property and its neighbors to the east creating an uncommon sense of openness and breathing room. A welcoming front porch overlooks beautiful landscaping filled with shade trees and perennials, creating the perfect spot for a morning cup of coffee or an evening visit with neighbors. The downstairs residence offers two bedrooms and two baths, generous room sizes, beautiful hardwood floors, and tall nine-foot ceilings. A remodeled kitchen complements the home's original character, while a back deck extends the living space outdoors. Upstairs, a second two-bedroom, two-bath residence feels almost like a home in the treetops. Hardwood floors flow through the spacious living and dining rooms, while windows frame views of the leafy canopy surrounding the property. An additional light-filled bonus room, wrapped in windows, offers wonderful flexibility as an office, nursery, exercise room, or creative space. At the rear of the property is a three-car garage with an additional finished space above. With hardwood floors, a kitchenette, and a half bath, this wonderfully versatile area has served as both an office and a dance studio, with possibilities limited only by imagination. Perhaps most compelling is the opportunity itself. Keep the property as a full duplex and enjoy its investment potential. Live in one residence while leasing the other. Explore converting the property into a single-family home, or envision an entirely new home in this exceptional University Park setting. However its next chapter unfolds, the location is difficult to replicate. University Park has long been one of Dallas' most sought-after places to call home, with its own highly regarded school district, police and fire departments, beautiful parks, neighborhood amenities, and an enduring sense of community. This is a place where children can grow up riding bikes beneath the trees, neighbors know one another, and some of life's simplest routines become treasured traditions. 4109 and 4111 Normandy offer not simply a property, but the opportunity to become part of a neighborhood and a way of life that generations of Dallas families have loved.

1174 Oak Grove Avenue presents a rare opportunity to own within a thoughtfully curated collection of three residences in a prime 78702 location. Developed by TOPOS Collective with interiors by Veronica Avery, the collection blends timeless architecture, elevated finishes, and thoughtful functionality just moments from Downtown Austin and East Austin's celebrated restaurants, coffee shops, parks, and entertainment destinations. Residence One offers 1,681 square feet with three bedrooms, two-and-a-half bathrooms, a private pool, and thoughtfully designed living spaces that balance everyday comfort with effortless entertaining. Residence Two spans 1,532 square feet and features two bedrooms and three-and-a-half bathrooms, delivering a flexible floor plan with elevated design details and a strong connection to indoor-outdoor living. Residence Three encompasses 1,975 square feet with three bedrooms, two-and-a-half bathrooms, a private pool, and expansive living spaces designed to maximize natural light, functionality, and modern living. A rare offering in East Austin, 1174 Oak Grove Avenue presents an opportunity to own within one of the city's most compelling new residential collections.

Welcome to 901 Shady Ln, a thoughtfully designed two-unit development by TOPOS Collective, with architecture by Kelley Design Group and interiors curated by Veronica Avery. Estimated completion is Fall 2026. Both residences showcase luxury designer finishes throughout, an abundance of natural light, and impeccable craftsmanship and quality from this highly regarded build team. Unit #1 offers 1,819 square feet with 3 bedrooms and 2.5 bathrooms, set on a private corner lot with a huge yard and private pool, ideal for outdoor living and entertaining. Unit #2 spans 2,047 square feet with 4 bedrooms and 3 bathrooms, featuring an individual, separate driveway, sizeable backyard, and private pool. A rare opportunity to own two distinct homes with intentional design, functional layouts, and elevated living in a prime Austin location.

Welcome to 2411 N. Hall Street, Unit 31, a stylish townhome in the heart of Dallas. A beautifully landscaped walkway leads you to the front door and creates a warm first impression. Inside, the first floor features new hardwood floors in the entryway and guest bedroom. The second level offers an open-concept layout with a spacious living, dining, and kitchen area that's perfect for everyday living and entertaining. The kitchen includes granite countertops, stainless steel appliances, a walk-in pantry, and a large island with breakfast bar seating. The third floor is home to the private primary suite, along with a flexible office or den space ideal for working from home or relaxing. One of the home's standout features is the rooftop deck, complete with an outdoor kitchen and hot tub. It's the perfect place to unwind and enjoy views of the downtown Dallas skyline in the evening. Additional features include a gated entrance, attached two-car garage, and a location just steps from popular shopping, dining, and entertainment.

Smart, efficient, and unbeatably located — Unit #708 at The Shore Condominiums is the kind of property that just makes sense. This 503-square-foot studio-style residence has been thoughtfully updated with a newly remodeled bathroom, offering clean, modern finishes in a low-maintenance package that's ready to move into or lease out immediately. Set in the heart of the Rainey Street Historic District along Lady Bird Lake, this is a rare entry point into one of downtown Austin's most walkable, amenity-rich neighborhoods — steps from the hike-and-bike trail, waterfront green space, and the city's best dining and nightlife. Whether you're a student close to campus and downtown internships, a young professional wanting low-upkeep city living, or an investor eyeing strong rental demand, #708 delivers. The Shore's lower-than-average HOA fees make this an especially efficient hold, pairing affordability with resort-style perks: a lap pool with cabanas, private access to the Hotel Van Zandt pool, a fitness center, and 24-hour concierge. And with no rental cap restrictions, owners have full flexibility to lease at will — a meaningful advantage in a building where demand consistently outpaces comparable downtown inventory. Right-sized, recently updated, and positioned in one of Austin's most in-demand waterfront pockets — #708 is an easy way in.

Experience modern urban living in this brownstone-style townhome in the heart of Dallas’ Farmers Market District, one of Downtown Dallas’ most vibrant and walkable neighborhoods. Offering exceptional value, this is one of the best-priced homes in the neighborhood, combining luxury, location, and flexibility. Designed across four thoughtfully planned levels, this spacious residence features 3 bedrooms, 3.5 baths, and a versatile floor plan ideal for today’s lifestyle. The private first-floor en-suite bedroom is perfect for guests, a home office, fitness studio, or multigenerational living. The second level features an open-concept living, dining, and kitchen filled with natural light from expansive windows overlooking tree-lined streets. The well-appointed kitchen offers abundant cabinetry, generous prep space, and seamless flow for entertaining, complemented by a convenient powder bath. The third floor includes additional private bedroom suites, while the fourth-floor loft is ideal as a media room, game room, office, or second living area. Step onto the private rooftop balcony and enjoy stunning Downtown Dallas skyline views, perfect for morning coffee or evening gatherings. Enjoy a truly walkable lifestyle with the Dallas Farmers Market, Harwood Park, Main Street Garden, Deep Ellum, and countless restaurants, coffee shops, breweries, and entertainment venues just steps away. You’ll also appreciate close proximity to the Dallas Arts District, Downtown Financial District, Baylor University Medical Center, and major employers, with easy access to I-30, US-75, I-35E, and DART rail. Whether you’re seeking a primary residence, lock-and-leave city home, or investment opportunity, this exceptional townhome delivers outstanding value in one of Dallas’ fastest-growing urban neighborhoods. With its flexible floor plan, quality construction, unbeatable walkability, and best price in the neighborhood, this is Downtown Dallas living at its finest.

A contemporary, naturally-lit end unit that faces West with a rooftop terrace and view of the Dallas skyline located just steps away from Henderson and Lower Greenville's restaurants and shopping. As you come upstairs, tall ceilings and windows invite you into living room and kitchen. The kitchen offers lots of cabinets for storage and space to cook and entertain with its quartz countertops. The gas stove and cooktop feature a built-in griddle with a custom-fitted wood cutting-board cover. Other features throughout the home include custom lighting with Phillips hue bulbs and Philips hue wireless sensors, motorized shades, and a temperature controlled storage unit. Unit 105 of 1865 Summit Condos consists of five units, privately secured with an electric gate. Each unit has its own attached 2 car garage and private, fenced, gravel side yard. Unit 105 has installed security motion sensor lights at their entry and garage. See Transaction Desk for Offer Instructions and other documents.

Located along Lady Bird Lake in the heart of the Rainey Street Historic District, The Shore Condominiums offer an exceptional opportunity for downtown living as the market enters its next phase. As interest rates begin to trend downward and buyer confidence rebuilds, pricing today reflects a compelling entry point ahead of renewed competition. Unit #1201 is a west-facing 1-bedroom, 1-bath residence offering sweeping, elevated views of Lady Bird Lake and the downtown skyline from a private balcony. This home has been meaningfully upgraded throughout: a marble-tiled bathtub and shower and updated hardware bring a refined, spa-like finish to the bath, while the kitchen island now features an oversized granite top that extends past the base to create a comfortable ledge for casual seating — ideal for morning coffee or entertaining. Custom fabric shades and new lighting fixtures round out the updates, giving the space a polished, turnkey feel. A deeded storage unit adds valuable extra space rarely found at this price point. The Shore is known for its investor-friendly structure, including no rental cap restrictions and lower-than-average HOA fees, alongside resort-style amenities: lap pool with cabanas, private access to the Hotel Van Zandt pool, fitness center, 24-hour concierge, and direct access to the hike-and-bike trail. The surrounding neighborhood just got even better. The newly completed $25 million expansion of the Emma S. Barrientos Mexican American Cultural Center has officially reopened its doors, and it's a genuine amenity for Shore residents. The refreshed campus now includes a light-filled children's education wing, art and dance studios, a library and media room, and a community gallery showcasing local artists. Outside, the new Perez-Ramos Plaza connects the center to the hike-and-bike trail beneath a dramatic 80-foot shade structure, surrounded by native gardens and elevated overlooks — all just steps from your front door and a short stroll along the water. It's a rare kind of neighbor: a cultural landmark that adds daily green space, programming, and community energy to everyday lakeside living. With downtown Austin poised for renewed momentum, Unit #1201 presents a strategic opportunity to secure location, elevated views, and an upgraded lifestyle now — before increased buyer activity tightens inventory and competition returns. This is urban lakeside living, thoughtfully updated and well-timed.

Unit 2046 at Travis Oaks offers a quiet, tree-filled setting just off South Congress, with downtown Austin visible beyond the rooftops. One of only four loft-style units in the community, the two-level layout is bright and open, with a soaring living room ceiling, abundant natural light and a balcony overlooking the surrounding treetops. The fully remodeled kitchen features white cabinetry, sleek dark countertops, stainless-steel appliances and a subway tile backsplash. New flooring runs throughout the main level, and the open kitchen connects naturally to the living space, creating an easy flow. The upstairs vanity and sink have also been updated. Outside the gates, much of what makes this stretch of South Austin appealing is accessible on foot or by bike. Neighborhood favorites The Meteor, June’s and C-Boy’s are all nearby, along with the new H-E-B and Crux, while bike lanes and easy connections make downtown and the rest of the city straightforward to reach. Back at home, heritage oaks shade the community grounds, with a pool, grilling areas, EV charging, Google Fiber and a private quarter-acre dog park for residents. The unit also includes a covered parking space, dog run and storage unit. HOA dues cover water, trash, roof and landscaping. A thoughtfully updated home base in one of Austin’s most recognizable neighborhoods, with the best of South Congress just beyond the gates.

As you drive through the gates at this Tarrytown condominium you'll know that you are arriving at a special location. The private courtyard entry is equipped with an outdoor kitchen and two seating areas. The ideal spot to begin and end your day! Upon entering the property you are met with a light filled foyer that is adjacent to the garage. The second level is where you'll find the living, dining, kitchen and powder room. A large fireplace is the focal point of this area. It is the ideal entertaining area with a sleek kitchen that includes a large island, abundant storage, dining room with a serving bar, and living space for entertaining and/or relaxing. Upstairs you will find the laundry space, guest suite with a private bath, and the primary bedroom and bath. The primary is a retreat to quiet luxury with a spacious bedroom equipped with motorized shades covering the windows. The light filled bathroom has a large shower, walk in closet, and double vanity. The finishes were all thoughtfully curated. The garage provides extra storage for your bikes and kayaks. This sought after location is convenient to Muny, Enfield park, and the hike and bike trail. There is easy access to MoPac, downtown, Town Lake, and all that Tarrytown offers.

Welcome to 116 Cressida Cove, a spacious home designed for comfortable family living and effortless entertaining. Tucked privately into a cul-de-sac, the home offers a peaceful setting with a large backyard, plenty of room to enjoy the outdoors, and no neighbors directly to the rear. Inside, the open-concept kitchen provides abundant storage and flows seamlessly into the family room, creating a welcoming central gathering space for everyday living and entertaining. Generous living areas throughout the home provide the flexibility and space today's buyers are looking for. Enjoy all the amenities the Sonterra community has to offer while being conveniently positioned with great access to major Austin-area thoroughfares. With its spacious layout, private cul-de-sac setting, and expansive backyard, 116 Cressida Cove offers an ideal combination of comfort, convenience, and room to enjoy life at home.

Amazing town house/Condo located in the heart of The Heights. This two bedroom one and a half bath home is totally turnkey. Quartz countertops and all appliances convey with the sale of the property, including clothes washer and dryer. This is a corner unit with a great rear view of the woods and ravine. Assigned two car carport and the subdivision has it's own pool. This one is ready to move in.

Sleek, cozy and composed—this stand-alone condominium lives like a single-family home in a modern version of Mayberry, where neighbors know one another and community still matters. Set in Craig Ranch, McKinney, an upscale, state-of-the-art country-club setting in one of the nation’s fastest-growing cities, the home offers resort-style living at a refreshingly approachable price—with an easy lock-and-leave lifestyle. The private first-floor primary suite feels wonderfully tucked away, with a spa-like bath and oversized closet. At the heart of the home, the open kitchen and dining space invites everyone to gather around its expansive island. High-end appliances, marble, granite and abundant light cabinetry bring both polish and practicality, with storage to spare. Upstairs, the grand staircase leads to an ideally sized game/billiards room and a truly special media room that can be completely closed off. Sink-in loungers, tables, projector and screen make movie nights effortless. Flexible auxiliary rooms can serve as two additional bedrooms—or an office, craft or workout space plus a separate second ensuite. The corner lot adds a sense of openness outdoors. The extended covered patio is a welcome escape from Texas heat, with room for gardening, pets and play. And just beyond the back door ... a 9,000-square-foot clubhouse, flowing pool/spa and best-in-class fitness center serve as the ideal setting for an active social calendar. Town center, hospital, soccer fields, golf, shopping, dining and entertainment are all close by, with Frisco, Plano and Allen seamlessly connected.

Beautifully renovated corner residence at Parc V in the heart of Montrose, offering panoramic western views, beautiful afternoon light and spectacular sunsets. This stylish one-bedroom features engineered wood floors, an extended quartz peninsula, induction cooktop, stainless appliances, wine refrigerator, generous storage and a designer bath with walk-in shower. A rare in-unit washer/dryer connection with combo unit adds everyday convenience. Floor-to-ceiling glass opens to a private west-facing balcony overlooking the treetops and iconic gold dome of the Annunciation Greek Orthodox Cathedral. Parc V features a recently installed full-building generator, pool, fitness center, resident lounge and one parking space per driver occupant. Monthly HOA dues include electricity, water, sewer, trash and other utilities, with Wi-Fi excluded. Ideally located near the Menil Collection, museums, dining, shopping and the best of Montrose.

Charming 2 bedroom, 2 bathroom upper-level condo in the sought after Tanglewood area! This great roommate-plan unit features fresh paint and new carpet throughout, gleaming parquet wood floors in the living and dining areas, and a wood-burning fireplace. The spacious living room flows into a formal dining area with a pass-through to the kitchen. Kitchen boasts quartz countertops, white cabinetry, full appliance package including refrigerator, and a stacked washer and dryer — all included! Both bedrooms offer adjoining bathrooms and walk-in closets. Private balcony off the kitchen plus an additional storage closet. Ceiling fans throughout. Covered carport parking. Community amenities include pool, tennis courts, clubhouse and controlled access gates. HOA covers water, sewer, cable TV, lawn care and exterior maintenance. Zoned to Briargrove Elementary. Walking distance to Tanglewood Park, top dining, shopping and entertainment. Don't miss this move-in ready gem!

Perfectly situated on the TOP floor of St. Bendict's Lofts in the heart of the King William Historic District, this spacious open floor plan offers character and modern luxury accentuated with industrial concrete floors, soaring ceilings, and abundant light shining in from the expansive windows throughout. The open living /dining floor plan with two bedrooms and a third flex room being a study or bedroom, 2 bathrooms, and a beautiful kitchen with ample storage, makes living and entertaining a breeze. Bosch appliances, quartz countertops, and abundant cabinets make the kitchen organized and offer a true chef's kitchen. The resort-style pool, grilling area, and fantastic fitness center, coupled with the remarkable Ocotillo landscaping, give this community a very welcoming feel. Two assigned covered parking spaces are included. The location cannot be beaten, just steps away from the Riverwalk, Blue Star Arts Complex, and famous Southtown dining options and nightlife. If you have dreamed of a home in the center city, this will be the one!

Welcome home to this beautiful, well-maintained townhome nestled in the desirable Tanglewest community. Quiet and private, the front door opens directly onto a lush green space, offering serene views and easy access to the neighborhood pool and clubhouse just steps away. Inside, enjoy crown molding throughout and durable wood-like tile flooring across the main level. The expansive living room flows into a dedicated dining area, perfect for entertaining. The light-filled kitchen features a custom seller update - a convenient bar area with built-in storage. A main-floor powder bath and utility room add everyday functionality. Upstairs, the primary bedroom boasts a generous walk-in closet and en-suite bath, as well as two additional bedrooms and a full bath. Step outside to your private patio, ideal for relaxing outdoors. Complete with low-maintenance living and covered parking for two cars, this turnkey home offers exceptional convenience and comfort.

Welcome to 4401 Speedway, Unit 207, a charming 1-bedroom, 1-bath condominium tucked away on the second floor of North Fork Condominiums in the heart of Hyde Park. Featuring fresh interior paint and updated flooring, this move-in-ready home offers an ideal combination of location, convenience, and low-maintenance living. Perfectly suited for a professional looking to enjoy everything Central Austin has to offer or a student seeking close proximity to the University of Texas, Unit 207 puts you in the middle of one of Austin’s most established and walkable neighborhoods. Step outside and enjoy a short walk to Shipe Neighborhood Park and Hancock Golf Course, along with Hyde Park’s collection of longtime Austin eateries, coffee shops, and neighborhood favorites. The private balcony overlooks toward Shipe Park, providing a peaceful outdoor space and a welcome sense of tranquility despite being just minutes from the energy of Central Austin. The second-story location adds to the tucked-away feel while keeping you connected to everything that makes Hyde Park such a desirable place to call home. For buyers seeking an affordable entry into Central Austin, a lock-and-leave lifestyle, or a conveniently located property near UT, look no further than Unit 207 at North Fork Condominiums.

Move-in ready and ideally located, 3204 Menchaca Drive, Unit 313 offers an excellent opportunity to enjoy the convenience and lifestyle of Central Austin. Located within The Ivy Condominiums, this well-positioned unit comes complete with all appliances, making the transition to your new home easy from day one. Perfect for a professional looking to take advantage of everything downtown Austin has to offer or a student seeking convenient access to Austin’s universities and colleges, Unit 313 combines location, accessibility, and low-maintenance living. The Ivy offers a tranquil, gated community environment with controlled access and a community pool—a welcome retreat just minutes from the energy of the city. Take a short walk to South Lamar and explore some of Austin’s classic local eateries, coffee shops, entertainment, and neighborhood favorites. With convenient access to downtown, major thoroughfares, and many of the destinations that make South and Central Austin so desirable, Unit 313 offers an opportunity to enjoy the Austin lifestyle without sacrificing comfort or convenience. Whether you're looking for a primary residence, a lock-and-leave home, or simply a great location in the heart of the city, this move-in-ready condominium is ready to welcome you home.

Elevated high above the Dallas Arts District, Residence 2802 at Museum Tower offers an exceptional combination of privacy, generous living spaces and dramatic views. This rare three-bedroom, three-bath residence is wrapped in floor-to-ceiling windows, creating light-filled interiors and an extraordinary vantage point from one of the building’s highest residential floors. Private elevator access opens directly into the residence, creating an intimate sense of arrival and setting the tone for sophisticated high-rise living. Expansive living and dining areas are framed by walls of glass, while the three-bedroom floor plan provides beautifully proportioned spaces for everyday living, overnight guests or a private study. Located in the heart of the Dallas Arts District, Museum Tower offers an urban lifestyle just moments from Klyde Warren Park, renowned cultural destinations, restaurants and Dallas’ financial district and the Texas Stock Exchange. Museum Tower offers residents an exceptional collection of amenities and services, including 24-hour concierge and valet, resort-style pool, great lawn, fitness center, saunas, guest suites, and dog park. World-class dining, shopping, and entertainment are moments away, offering a truly walkable and sophisticated urban lifestyle.

Spacious 2/2 corner residence with Galleria skyline views. Large living room, dining room and breakfast room. Primary suite with walk-in Programme Martin closet system, updated bathroom with seamless glass shower. Full size stacked washer/dryer. Large walk in storage closet. Full service high rise living with doorman, valet, porter, 24 hour security and heated pool. Convenient location within close proximity to shopping, dining, the Texas Medical Center, Downtown and the Galleria.

Ascend to a life above it all in this premier downtown high-rise, where 24-7 concierge service curates a seamless, lock-and-leave lifestyle in the sky. Perched on the 18th floor, this refined pied-à-terre captures a poetic balance of glittering skyline views and tranquil park serenity. Bathed in natural light, the open-concept design unfolds with effortless grace, where generous living spaces meet modern sophistication. Underfoot, luxury white oak waterproof flooring lends warmth and continuity, complemented by fresh contemporary paint and stainless-steel appliances—creating a residence that is both timeless and turnkey. The bath offers a quiet moment of retreat, while AT&T Fiber and a dedicated garage parking space ensure everyday ease. Whether a second home or an executive sanctuary, this intimate “jewel box” places you just steps from the rhythm of fine dining, culture, and nightlife. Indulge in a collection of resort-inspired amenities: attentive professional staff, private theater, conference space, state-of-the-art fitness center, and a shimmering pool framed by lush, landscaped grounds with inviting gathering spaces—an elevated lifestyle where every detail feels considered.