luxury houses for sale Jarrell, United States
House Jarrell (United States)
13.6 Acs of Unrestricted property with a comfortable 2000 SF, 4BD, 2BA Double-wide in a private shaded setting. Partially wooded site with nice pastureland in back - bring your horses! Agricultural exemption in place. City waterline with over 500 ft frontage offers many possibilities for development in the booming community of Jarrell. Located near new Double Creek elementary. RV padsite with seperate septic. Storage containers convey. Road improvements coming. Shown by appointment - call agent
…By Annonceur International
15 listings near Jarrell
House Georgetown (United States)
Tucked away in a desirable Georgetown setting, 1209 Half Hitch Trail offers a well-maintained residence backing to a natural greenbelt, a feature that is not commonly found in the community. The backyard provides ample space for future enhancements, whether envisioning a pool, expanded outdoor entertaining area, or additional landscaping to further enjoy the peaceful setting. Inside, the home is filled with natural light and features an open-concept kitchen complete with KitchenAid appliances, including the refrigerator. The spacious laundry room includes the washer and dryer, while the water softener also conveys for added convenience. The covered back porch overlooks the natural landscape and greenbelt area near Berry Creek, creating a relaxing outdoor retreat with added privacy. Conveniently located near Legacy Hills Golf Club and just minutes from the booming Williams Drive corridor in West Georgetown, the home offers easy access to shopping, dining, schools, and everyday conveniences. Outdoor enthusiasts will also appreciate the short drive to Lake Georgetown for hiking, boating, and recreation.
…By Kuper Sotheby's International Realty
House with pool Salado (United States)
Set within the coveted, gated enclave of The Creeks of Salado, this extraordinary 5,470-square-foot custom residence presents an exceptional synthesis of architectural elegance, effortless livability, advanced technology, and thoughtful sustainability. Privately positioned on a remarkable 1.93-acre corner lot, the single-story estate was conceived for homeowners who appreciate uncompromising craftsmanship, generous proportions, and the quiet luxury of a home designed around the way modern life is lived. Constructed of enduring custom stone beneath a distinctive metal roof, the residence marries timeless Hill Country character with sophisticated energy efficiency. Mature native shade trees and drought-tolerant landscaping create a private, established setting, while expansive outdoor living spaces embrace the property's resort-like centerpiece: an in-ground pool with a separate spa. Deep, covered porches envelop the pool area, creating an extraordinary setting for both intimate evenings and grand-scale entertaining. A built-in outdoor gas fireplace and custom barbecue, complemented by bespoke tile counters, transform the shaded porch into an inviting outdoor kitchen and gathering space. Inside, the home unfolds with a graceful, highly functional floor plan encompassing five bedrooms and five baths, with an emphasis on privacy, accessibility, and seamless movement throughout. The split-bedroom primary suite offers a serene retreat apart from the secondary bedrooms. Accessed by wide hallways and entries, each bedroom enjoys the luxury of an en-suite bath, ensuring comfort and privacy. At the heart of the residence, the chef's kitchen and adjoining butler's pantry combine refined aesthetics with sleek utility, outfitted with premium Bosch and Sub-Zero appliances. The living room provides a warm focal point with its elegant gas fireplace, while throughout the home, technology is discreetly integrated for effortless control. Wi-Fi-enabled PowerView motorized shades, Haiku ceiling fans, irrigation, and exterior lighting, together with a sophisticated zoned Sonos sound system, allow virtually every element of the home to respond to modern living at the touch of a button. The property's accommodations extend well beyond the main residence. A substantial four-car garage, finished with durable epoxy flooring, provides exceptional vehicle and storage capacity. Accessed from the garage and pool is a private 2-story guest quarters, offering a bedroom, full kitchen, bathroom, and living room in a self-contained setting ideal for extended family, guests, a caretaker. Behind the scenes, the home is engineered for comfort, resilience, health, and efficiency. A comprehensive suite of systems includes an electronic indoor air cleaner, fresh-air ERV recirculation system, indoor humidity control, whole-house water filtration, monitored whole-house and guest-suite alarm systems, an indoor storm shelter, backup generator, and solar battery storage. Together, these features provide a rare level of preparedness without sacrificing the elegance or comfort of the living environment. The historic village of Salado is midway between Austin and Waco, offering the charm of a small Texas town with convenient access to major cities via Interstate 35. Located in Bell County, Salado is known for its rich Texas history, scenic Salado Creek, art galleries, wineries, craft breweries, local dining and entertainment, and unique boutiques. The community also offers acclaimed schools and access to Mill Creek Country Club, a private 27-hole golf course featuring three nine-hole courses, tree-lined fairways, and picturesque creek views. With its blend of history, culture, recreation, and small-town charm, Salado is a wonderful place to call home.
…By Kuper Sotheby's International Realty
House Georgetown (United States)
Set on just over an acre in one of Georgetown’s most up-and-coming communities, 1134 Woodpark Lane offers space, privacy, and exceptional versatility. Conveniently located near H-E-B at Parmer Ranch and major developments such as Heirloom, envisioned as Georgetown’s second downtown. The home features solar panels, a whole-home generator, a dedicated shop with an electric garage door and an additional manual garage bay, a dog run, and storage for lawn equipment. All bedrooms are located on the main level, while upstairs offers a spacious bonus room, full bathroom, and additional storage. The heavily wooded backyard creates a private natural setting with plenty of room to grow and make the property your own.
…By Kuper Sotheby's International Realty
House Salado (United States)
Set within the gated community of South Shore Estates in Salado, this estate offers an exceptional blend of space, privacy, and beauty. The 3.58 acres features a traditional hill country home that sits at the end of a secluded easement drive, behind its own private gate, creating a rare double-gated setting. The residence showcases timeless curb appeal with Austin stone and a metal roof, blending classic Texas character with enduring quality. Inside, hard tile floors span the entire downstairs, offering both durability and easy maintenance. The primary suite is privately tucked at the back of the home and features a spa-like bath with a large walk-in shower, double vanities, and a spacious closet. A fourth bedroom downstairs includes a built-in desk and private full bath, ideal for guests, multigenerational living, or a dedicated office suite. The kitchen serves as the heart of the home, complete with updated stainless steel appliances, a center island, under counter wine refrigerator, and seamlessly flows into the main living and breakfast areas. The expansive panoramic window views keep you connected with the abundant nature that makes this home special, providing ample natural light. Just beyond, the covered back porch overlooks the sparkling pool and distant views of Stillhouse Hollow Lake, perfect for anytime relaxation. Designed for both comfort and versatility, the property includes a four-bay loafing shed (that could easily convert to horse stalls), an extended RV park pad, workshop, propane tank, and whole-house Generac generator. Living here means embracing the lifestyle surrounding Stillhouse Hollow Lake, known for boating, fishing, paddleboarding, kayaking, and scenic shoreline trails. The charming Village of Salado offers boutique shopping, art galleries, local dining, and community events, while nearby Temple and Belton provide additional retail, medical, and entertainment options. With convenient access to major corridors, Austin, Waco, and Fort Cavazos are all within comfortable reach. This estate delivers refined country living, equestrian potential, and gated privacy, all in one of Salado's most desirable communities. Contact me for more details or to schedule a private tour.
…By Annonceur International
House Georgetown (United States)
Mid Century Modern lovers will enjoy this beautifully updated single-story home set on a spacious 1/3 acre lot with no HOA. Shaded by mature trees, the inviting front porch welcomes you home, while the private backyard is outfitted with covered and open patios, automated string lighting, a productive fig tree, and plenty of room to enjoy fully fenced yard. Spacious living and dining area anchored by a dramatic floor-to-ceiling stone fireplace, vaulted ceilings with exposed beams, luxury vinyl plank flooring throughout, plantation shutters across the front of the home and decorative lighting. Large kitchen offers custom-painted cabinetry, granite countertops, and an adjacent flex space perfect for a breakfast area or sitting room. Primary suite with 2 closets and updated bath with granite countertops, custom cabinetry, and a large soaking tub with tile surround. Two additional bedrooms share an equally impressive jack and jill bathroom. Another modern convenience is the dedicated laundry space inside the home. Energy-efficient windows and doors and foam attic insulation are already in place, while other significant improvements include a UV light in the HVAC system for improved air quality, and a recently installed Kinetico water softener which conveys. Also included is a built-in whole home sound system, just bring your receiver. Extra-deep 2-car garage offers a workbench, overhead storage, and direct access to backyard with watertight storage shed. Fenced side yard with double-gate access provides an ideal space for a dog run, boat or trailer parking, or additional storage. Located just minutes from the shops, restaurants, and entertainment of historic downtown Georgetown, Costco, Wolf Ranch shopping center, and more, this move-in-ready home combines thoughtful updates, exceptional outdoor living, and the freedom of living without HOA restrictions. ASK ABOUT SPECIAL LENDER FINANCING.
…By Kuper Sotheby's International Realty
Farmhouse Salado (United States)
Secluded at Salado's western edge, this lakeside property is a hunting, fishing and ranching paradise. Overlooking the shimmering waters of Stillhouse Hollow Lake, this extraordinary 34-acre property is far more than a home, it is a rare and storied piece of Texas heritage. Built in the 1960s and overlooking what was once the Lampasas River, this land carries the legacy of the historic Chisholm Trail, where cattle drives once carved their path through the heart of the state. The rustic 2-bedroom, 1-bath residence, used as a weekend getaway and cattle ranch, offers a quiet, unassuming retreat, allowing the land itself to take center stage. From its vantage point, the property captures sweeping views of the lake, now a premier fishing destination, while preserving the sense of seclusion and privacy that makes it feel worlds away. What makes this offering truly exceptional is its provenance. This acreage sits on what was once the original road descending to the river along the Chisholm Trail, placing you in direct connection with one of the most iconic chapters of Texas history. Opportunities to own land with this level of historical significance, natural beauty, and uninterrupted acreage are exceedingly rare. The cattle still graze. The deer and turkey still play on this agricultural exempt and fenced land. The land fans out as it backs to Stillhouse Hollow Lake, affording direct access to more than 2,000 acres of public shoreline to explore. Renowned for its clear waters and fabulous fishing, the Army Corps of Engineers-managed lake is your neighbor and your imagination is your only limit. Salado's historic Main Street and golf course are minutes away. Whether you envision a private escape, a legacy ranch, or an investment in a one-of-a-kind setting, this property stands as a trophy holding, where history, landscape, and solitude converge. Own a piece of the trail. Own a piece of Texas.
…By Kuper Sotheby's International Realty
House with terrace Georgetown (United States)
Experience elevated lock-and-leave living in this exceptional four-story brownstone overlooking the tranquil greenbelt. One of only 121 residences in this highly sought-after mixed-use community, this home was originally finished out for the owner, resulting in a level of quality, customization, and attention to detail rarely found in comparable properties. The thoughtfully designed interior features hardwood flooring throughout, elegant 4-inch wood plantation shutters on all windows and doors, ceiling fans in every room, and a stylish recessed in-wall fireplace that anchors the living area. The gourmet kitchen is equipped with stainless steel appliances, while the primary suite offers enhanced comfort with a premium Toto Washlet toilet. The 4th floor patio has a pergola with electronic privacy screen. An elevator provides convenient access to all four levels, and the attached two-car garage offers secure parking and additional storage. Other added conveniences include: Reverse Osmosis Water Filter, Water Softener, Whole Home Surge Protector. Items to convey: Washer/Dryer, Refrigerator, Sonos Sound System. Beyond the residence, enjoy a true walkable lifestyle with five restaurants, a coffee shop, spa, retail shopping, OrangeTheory Fitness, and medical offices all within the community. The adjacent Sheraton Hotel adds convenience for guests, while outdoor enthusiasts will appreciate direct access to Georgetown’s renowned 36+ miles of hike and bike trails. With low property taxes, exceptional amenities, greenbelt views, and a maintenance-free lifestyle, this brownstone offers the perfect blend of luxury, convenience, and carefree living.
…By Kuper Sotheby's International Realty
House with pool Hutto (United States)
12.42 Acres of San Gabriel Riverfront - With Every Luxury Already BuiltPrivate beach. Resort-style pool. A 4,400+ sq ft home. And a tax-advantaged foothold in one of Central Texas's fastest-growing corridors. This is the kind of property that simply doesn't come back on the market. The landNearly 500 linear feet of San Gabriel River frontage give way to a private beach - a rare luxury even among acreage properties of this size. The land carries full agricultural exemption, delivering meaningful annual tax savings while preserving the open, rural character of the grounds. The homeThe main residence spans 4,446 sq ft across 5 bedrooms and 5 bathrooms, designed for both comfortable daily living and effortless entertaining. Soaring ceilings, bay windows, and a chef's kitchen set the tone throughout. The main-floor owner's retreat offers convenient single-level living, while a private home office and attached workshop cater to those who work from home. Above the 3-car garage, an independent 896 sq ft guest apartment adds flexibility for extended family, long-term guests, or rental income. Outdoor living Sparkling pool Professional landscaping Covered entertainment porch Private beach on the river Practical extras 3-car garage Climate-controlled storage room Attached workshop 896 sq ft guest apartment LocationTucked away enough for complete privacy, yet strategically close to everything that matters.11 mi Samsung Taylor7 mi Hutto16 mi Round Rock35 mi Downtown Austin
…By Annonceur International
House with pool Hutto (United States)
Nestled on nearly 6 acres, this property offers the perfect blend of privacy, natural beauty, and versatility. Surrounded by rolling hills, mature landscaping, and scenic views, this peaceful retreat offers room to relax, entertain, and enjoy the outdoors. The main home features 3 bedrooms, including a spacious primary suite on the main level, along with a dedicated office and versatile flex space. The main house is equipped with a working generator for added peace of mind. Outdoor living shines with ponds, lush gardens, natural landscaping, and a swimming pool. Whether you're relaxing on the front porch with your morning coffee or taking in a Texas sunset, every corner of this property invites you to slow down and enjoy the view. A standout feature is the impressive 2,000 square foot workshop, offering abundant space for tractors, equipment, storage, hobbies, or projects. Complete with roll up doors on both ends for easy access, the workshop also includes a climate controlled office, making it ideal for a home business, workspace, or managing projects year round. Above the oversized 3 car garage, a separate 1,000 square foot studio apartment includes a full bathroom and kitchenette, perfect for guests, extended family, a home business, creative studio, or additional workspace. Combined with the main house, the property totals approximately 4,300 sq ft, 4 bedrooms, and 3.5 baths. If you've been dreaming of starting a small business, there is plenty of room here to bring that vision to life, whether it's a workshop trade, a creative studio, or something entirely your own. With plenty of room to roam, natural beauty, and exceptional versatility, this unique property offers endless possibilities. Despite its tranquil country feel, the property offers convenient access to Georgetown, Taylor, Austin, Samsung, Tesla, and Austin Bergstrom International Airport, making it easy to enjoy both peaceful living and a convenient commute.
…By Annonceur International
House Georgetown (United States)
Set on 1.14 peaceful acres in Georgetown, Halcyon is a warm modern estate defined by exceptional craftsmanship, natural materials, and an unmistakable sense of calm. Designed by architect Shawn Hood and built by Grand Endeavor Homes in 2024, the single story residence offers 4,036 square feet, four bedrooms, four full and two half baths, and a three car garage within The Canyons at HCH Ranch. From the moment you enter, the quality of the home is immediately apparent. Soaring ceilings reach 16 feet in the main living space, while expansive Andersen windows fill the interiors with natural light and frame the serene surroundings. Level 5 walls, eight foot solid core doors, custom lighting, and wide plank European white oak floors create an atmosphere that feels both refined and inviting. The main living room is anchored by a statement fireplace and opens naturally to the kitchen, dining area, and outdoor living spaces. Designed for both daily living and large scale entertaining, the kitchen features rift-cut white oak cabinetry, Silestone Corktown Suede countertops, a Sub Zero refrigerator and beverage refrigerator, a Wolf six burner range with double ovens, a Wolf microwave, two Miele dishwashers, two sinks, and an oversized walk in pantry. The adjoining laundry and mudroom offer generous storage, a utility sink, and space for an additional refrigerator. The primary suite is privately positioned in its own wing of the home. Sound deadening insulation enhances the sense of retreat, while the bathroom features Italian tile, a soaking tub, walk in shower, dual vanities, a dedicated makeup vanity, and a spacious walk in closet. Each secondary bedroom is ensuite with its own walk in closet, providing exceptional comfort and privacy. Additional living spaces include a dedicated media room with vaulted beamed ceilings and an AV closet, as well as a flexible gym that may also serve as a private office or studio. A separate office or library near the main living area provides another quiet workspace with the opportunity for custom built ins. A Sonos sound system extends throughout the kitchen, patio, primary bedroom, and primary bathroom. The outdoor living area continues the home’s emphasis on comfort and entertaining. Retractable shades allow the covered patio to be enjoyed throughout the year, while the outdoor kitchen is equipped with a 36 inch DCS grill, 30 inch griddle, Zephyr beverage refrigerator, and sink. A second fireplace may be used with wood or gas, and the patio is prewired for electric heaters. Beyond the covered patio, the expansive backyard provides ample room to create a custom pool and sport court. An additional dwelling unit is permitted, and the property also offers the opportunity to add a separate two car garage, allowing future owners to expand the estate according to their needs. More than $195,000 in landscaping complements the home’s Lueders stone exterior and hail rated tile roof. Thoughtful infrastructure includes spray foam insulation, three HVAC zones, two Navien tankless water heaters, whole home water filtration and softening, Spectrum fiber internet, an electric vehicle charging outlet, and prewiring for a pool and whole home generator. Halcyon pairs its peaceful acreage setting with exceptional convenience. The newly opened H-E-B and Costco, Target, Lake Georgetown, Wolf Ranch, the Georgetown Square, and Highway 183 Toll are all within easy reach, with many of west Georgetown’s newest shopping and everyday conveniences approximately ten minutes away. Quietly sophisticated and exceptionally well built, Halcyon brings together thoughtful architecture, elevated materials, flexible living spaces, and extraordinary attention to detail in one of Georgetown’s most serene settings.
…By Kuper Sotheby's International Realty
House Georgetown (United States)
A refined residence backing directly to the greenbelt in Cimarron Hills Country Club, this one-of-a-kind home is thoughtfully composed for everyday comfort and elevated entertaining. Offering four bedrooms, four and a half baths, and a three-car garage, the home blends elegant finishes with intentional architectural detail throughout. At the heart of the home, the kitchen anchors the main living spaces and is complemented by a dedicated interior bar that opens through a custom casement window to the covered patio and pool beyond. This architectural pass-through creates a seamless connection between indoor and outdoor living, allowing effortless service to the patio while maintaining uninterrupted views of the pool and greenbelt. The result is a natural gathering point designed for both hosting and relaxed day-to-day living. Adjacent to the pool, an attached flexible suite expands the living footprint and may function as a study, guest retreat, or secondary primary suite, all positioned to capture peaceful views of the pool and greenbelt. The upper level features a dedicated media room, offering a comfortable and secluded space for movie nights, gaming, or casual entertaining away from the main living areas. Designed with both style and peace of mind in mind, the home is equipped with a whole-house Generac generator and oversized propane tank, ensuring uninterrupted comfort year-round. The layout is distinctive, inviting, and perfectly suited for everything from intimate evenings to larger gatherings. The Flint Ridge Preserve is a residence with presence, privacy, and personality, set within one of Georgetown’s most sought-after country club communities.
…By Kuper Sotheby's International Realty
House with garden Harker Heights (United States)
Great opportunity for investors or buyers looking to add their personal touch. This 3 bedroom, 2.5 bathroom two story home features a functional layout with a spacious primary suite conveniently located on the main level, along with tile and carpet flooring throughout. The generously sized backyard provides plenty of room for outdoor enjoyment, gardening, or entertaining. Situated in a desirable location, this property offers excellent potential and is priced accordingly to allow for updates and improvements. Whether you’re looking to expand your investment portfolio or create a home tailored to your style, this property presents a value packed opportunity with plenty of upside.
…By Kuper Sotheby's International Realty
Property Belton (United States)
Welcome home to this beautifully designed 5-bedroom, 2.5-bath residence that perfectly blends comfort, style, and functionality. From the moment you step inside, you'll appreciate the rustic stained concrete floors that flow seamlessly throughout the entire home, creating a modern look that's as durable as it is easy to maintain. At the heart of the home is a spacious galley-style kitchen thoughtfully designed for both everyday living and entertaining. Featuring granite countertops, stainless steel appliances, abundant custom cabinetry, expansive workspace, and an oversized walk-in pantry, this kitchen is a dream for any aspiring home chef. It opens effortlessly into a generous dining area with peaceful views of the backyard, making every meal feel special. The impressive 24' x 17' living room offers an inviting space for gatherings, and is enhanced by elegant crown molding, rounded corners, and an abundance of natural light streaming through energy-efficient tilt-sash windows. Retreat to the secluded primary suite, where you'll find a relaxing escape complete with ensuite bath featuring a large double-sink vanity, a garden soaking tub, and a separate walk-in shower. Situated on a desirable lot with no back neighbors, this property offers added privacy and a tranquil outdoor setting. With its versatile floor plan and thoughtful design throughout, this home is ready to welcome its next owners.
…By Kuper Sotheby's International Realty
House Georgetown (United States)
Stunning contemporary custom home set on over an acre in the gated community of Gabriel’s Overlook. Tucked among mature trees, this private, picturesque lot offers a serene retreat with exceptional curb appeal, highlighted by a beautifully landscaped front yard, expansive driveway, and inviting wraparound porch designed to take in the peaceful surroundings. Inside, the main level showcases white oak flooring, soaring vaulted ceilings with exposed beams, and a wall of floor-to-ceiling windows that flood the great room with natural light. The open-concept design seamlessly connects the gourmet kitchen to the oversized living area, perfect for both everyday living and entertaining. Ideal for multi-generational living, the main floor also features a private in-law suite complete with its own living room. The primary suite is a true sanctuary, offering large windows overlooking the wooded backyard, a spa-inspired bath with a freestanding soaking tub, oversized walk-in shower, and a spacious custom closet. Upstairs, you’ll find a media room, game room, and three generously sized bedrooms, each with its own en-suite bathroom, providing comfort and privacy for family and guests alike.
…By Kuper Sotheby's International Realty
Farmhouse with garden and pool Liberty Hill (United States)
For more information: www.montageranch.com Montage Ranch is set across 15 private acres just outside Georgetown, offering a rare combination of land, privacy, and a residence designed to fully engage with its surroundings while remaining within reach of Austin. Built by Sendero Homes and designed by architect Rob Sander, the home spans over 7,500 square feet, balancing scale with a layout that supports both everyday living and large-scale entertaining. The approach creates an immediate sense of arrival, with a long drive, circular entry, and expansive views across rolling pastureland. With agricultural exemption in place and open land surrounding the home, the setting delivers a sense of space and quiet that is increasingly difficult to find at this scale and proximity to Austin. Native wildlife moves freely throughout the area, reinforcing the connection to the land and the surrounding Hill Country landscape. Inside, the home is grounded in natural materials and thoughtful craftsmanship. Acacia hardwood floors, travertine tile, plaster walls, and custom alder cabinetry create a warm, refined interior, while ceiling heights ranging from 10 to 12 feet and architectural details like beams and groin vault ceilings add depth throughout. The kitchen serves as the center of the home, featuring double islands, Wolf and Sub-Zero appliances, a farmhouse sink, and generous prep space that allows it to function seamlessly for both daily living and entertaining. The primary suite offers privacy and scale, with dual closets, separate water closets, a walk-through shower, and a soaking tub, creating a space that feels intentional and removed. Secondary bedrooms are oversized and well-appointed, while additional spaces including a dedicated office or optional bedroom, a substantial utility room with built-in storage, and a mudroom designed for daily function support the way the home lives. The outdoor experience is a defining element of the property. A fully covered structure with exposed trusses extends the living space outdoors, complete with a wraparound bar, outdoor kitchen, dining area, and wood-burning fireplace, designed to host effortlessly in every season. The pool and spa are positioned just beyond, offering a clean, understated design that complements the surrounding landscape and keeps the focus on the land. A detached structure serves as a media room or guest retreat with its own living area, kitchenette, bedroom, and bath, creating flexibility for hosting and extended stays. Extensive garage and storage capacity allow for everything needed to support both daily living and a land-driven lifestyle, from vehicles to equipment and recreational use. Supported by a high-producing private well, multiple HVAC systems with zoned control, propane service, septic system, and integrated Control4 audio and visual, the property is designed to function as seamlessly as it presents. Montage Ranch is an opportunity to own a private, well-designed estate with meaningful acreage and the ability to live expansively just outside of Georgetown. Additional acreage is available, offering the potential to further expand the footprint, enhance privacy, or create a larger long-term land holding.
…By Kuper Sotheby's International Realty
Receive by email any new listing that may match your search criteria
Your criteria :
- For sale
- Jarrell, United States, +30 km
- Houses
By validating this form, you accept the general conditions of use of Le Figaro Properties.