Also, homes with attached garages have a different square foot cost than homes without them. However, that range (again) can vary depending on region and materials used. Builders Digital Experience, LLC. At the time of the new project build, you may want to consider installing a pool at the same time. We can build a 2,000 square foot home with standard finishes and another 2,000 square foot home with high-end finishes and there may be a $40 per square foot difference between the two. In some cases, you can get a construction loan that converts to a mortgage once the home is built. The way this is calculated is by taking the total cost of the build and dividing it by the total floorspace of the home (not the land). To get free estimates from local contractors, please indicate yours. How Much Does It Cost Per Square Foot to Build a New House? If you want to finish the basement, this will be between $25,000 to $55,000 with another $1,300 if you want to add a theater setup. Unfortunately, It has been said that estimating a home on a per square foot basis is like estimating the cost of building a house by counting the number of electrical outlets on the walls. Costs can quickly rise with issues surrounding restricted access, demolition and propping, tricky detailing to connect the house and extension, drainage and service diversion, to name a few. Expect longer delays which lead to longer building cycles and the average cost per square foot to continue to rise each and every month until a new generation of skilled construction labor is trained. So while a stick-built ranch costs $200 a square foot on average, a modular-built ranch may have an average cost of $150/sq.ft, making a 1,700 sq.ft. That’s the technical answer. If you are interested in building a slightly larger or small home in Arizona, you can figure out the cost yourself by using the cost per … They have an average cost per square foot of $250, so a 2,600sq.ft. This is due to how a builder calculates the price per square foot. The more changes you make to the basic plans, such as upgrading from carpet to hardwood or laminate countertops to granite, the higher your total expenses. The national average for custom home builds comes out to $297,000, that would roughly equate to a 3,000+ square foot home depending on where you live in Oklahoma. They concluded that builders spent an average of $289,415 to construct a 2,800-square-foot house in 2015. This also takes into account the quality and general repair of the home you are considering buying. It is always a good idea to purchase insurance on the construction project before groundbreaking. Now, let’s add up the total costs and consider the cost per square foot for 2018/2019 for a home 2,438 square feet: US Census Bureau Stats: 119,000 contractor-built single-family homes were started in 2018, with the median contract price of $281,200. So, a 2,000 square foot home with total construction costs of $300,000 would cost $150 per square foot to build. Framing costs may also differ, depending on the type of materials used. A reasonable estimate for house building lumber costs is somewhere around $15 to $30 per square foot. In general, when building a new house, you first need to purchase the lot where the home will be built. The average cost of clearing and prepping a home site is $2,695. Advantages and Disadvantages of a Ranch Home Throughout the state, the cost per square foot is in the range of $90 to $150. Added an FAQ with 12 questions and answers. Kitchens are around $30,000 on average, while each bathroom costs around $20,000. This part of the project varies, depending on the layout, how many stories it has, and the configuration of the space. Garages are also common additions that builders factor in at half or three-quarters of the cost per square foot. Your email address will not be published. Others do not account for these. For many Canadians, the dream of building a home is more appealing than just buying one. For one, new construction is usually more spacious, with a median size of 2,467 square feet—so the cost to build per square foot, $103, is actually lower than that of existing homes. 2900 square feet of wall framing at $18 per square foot; Add all that up, and you get $76,125. Each developer and home builder have their own way of calculating costs per square foot. … Added a section with the average cost by the size of the home with tables on different sizes by room and square footage. As a result, home buyers can expect a likewise increase in the cost per square foot for Georgia home builders. You might as well pluck a figure out of the sky. ft. home. home. https://www.realestate.com.au/advice/how-much-does-it-cost-to-build-a-house Definitions in laymen's terms, cost considerations, pictures and things you need to know. The final cost depends on if your building-up or building-out, labor costs, and the quality of materials used. The cost of building materials and how easy the ground is to build on also impacts the square foot price. Spending an average of $100 to $200 per square foot means a 2,800-square-foot home costs $280,000 to $560,000 to build. Heating, cooling, plumbing, electrical, appliances, ductwork, and fixtures each have another set of costs. Purchasing a home and building a home have a wide range of associated costs, which can make it difficult to compare which one will save you the most. If you build a 2,600 Sq Ft two story with a finished lower level (3,900 Sq Ft total) it would be 1,300 x $230 plus 1,300 x $115 plus 1,200 x $55 for a total of $514,500 or $131.92 per square foot. custom-built home with high-end materials, three-car garage, covered deck, and landscaping). Updated enhancements and improvements with information on landscaping and pools. ​The average cost to build a home this size is $489,000. Using a different material type for the roof can raise or lower expenses. A full basement foundation starts at $11,000 on average. Investing in quality materials that will last is usually a good idea, as is investing in energy-saving appliances and things like insulation. These estimates are for basic home construction inclusive of labor costs. This gives you something to work to in principle and generally provides a starting point. But building a home can be a challenging and complicated process, including determining the costs. We are asking a few questions so that we can get you better cost estimates. Larger houses cost more, on average, than smaller homes, and this can be generalized in two ways - by the number of bedrooms and by the total square footage. If you purchase a lot for your new home where there is an existing house to be demolished, you will have added demo fees. Whether you want to design your dream home or just cannot find what you want in the area where you want to live, there are many reasons why you may want to consider building your home. This depends on the type of home, type of construction, and size of the project. The exterior materials for your home also have a wide range of costs. Updated additional costs and considerations with information on things like duplexes, tiny homes, and shipping container homes as well as information on inspections and insurance. In general, it is thought that there is not much difference between the cost to purchase or to build after these considerations are taken into account. Expect your exterior finishes to cost between $25,000 and $40,000. You may have materials like insulated steel siding, wood siding, or brick, which have a wide range of prices. In this case, you may want to build if you want something custom, want a home in a specific area, or you are planning on building something smaller and less elaborate than what may be on the market near you. According to HomeAdvisor, the average cost to build a house in Arizona is about $291,538.Building a 2,000 sq ft home in Arizona will cost you anywhere from $152,717 to $434,111. Start with a basic plan and make changes to the areas you want to customize, rather than having custom plans drawn from scratch. This covers you from a wide range of issues. Built By Adams Home Pricing and Process . © 2020 Fixr, all rights reserved. You then have to factor in the cost of renovating and repairing, however, which can raise the total overall expenses. (2,600sq.ft. For an average sized home, this works out to approximately $35,000 to $55,000 (this price also includes the price of nails, etc. It doesn’t take into account things like high-end finishes and landscaping. Cost to build a house varies greatly by region (and even by zip code). The average new-construction home size is 2,776 square feet, so the total average cost is $427,893. The finished interior space is only one portion of a home, so when calculating the total price, be aware of the unfinished space as well, including garages, decks, and driveways. This can include your location, both the area or region you live in, but also the location of the lot and how easy it is to access. Many have a range of set building plans to choose from, and the closer you follow the plans and set materials, the lower the overall price. This includes the house wrap, insulation, siding, windows, and doors. A half-acre of land could easily cost $40,000 to clear and prepare. Custom homes are designed with an architect, rather than going with a standard blueprint 1 layout. Of course, the design of a home will influence construction costs. Added a section on the average cost per square foot to build a home by region. The number of stories and the layout also impact the cost. Tiny homes have a different cost breakdown and are generally less expensive because they do not require the purchase of a plot of land. Updated the final costs with an average cost range. The national average is around $163 a square foot. Most home build costs only include an unfinished basement. What is the cost to build a house in major Canadian cities? Add overhead, profit, and finishing, and the average cost per square foot to build a house is $100 to $155 … There are several problems with this approach. These have a much wider range of associated costs, but it is often slightly less expensive than a traditional build. They suggest that most homeowners should expect to budget between $178,010 and $466,493 US dollars when building a brand new home. Various professionals work together to build the home. For more information, read our, Get free estimates on FIXR from trusted builders in your area, Land Clearing and Building Site Preparation. home closer to $255,000 in total. For many new home buyers, the choice comes down to which one offers a lowest cost-per-square-foot price. Alternatives to custom-built homes; The average cost to build a house in Canada ranges from $118 to $189 per square foot for a detached home. NewHomeSource.com is a trademark of Builders Digital Experience, LLC and all other marks are either trademarks or registered trademarks of their respective owners. If you make changes to the plans or need to hire a structural engineer because of different soil types, you may have additional costs to this portion of the project. Basic Costs to Build a House Figures from a recent study by the National Association of Homebuilders (NAHB) help answer this question. But before you rush off to the bank, hang on! This is partly due to architecture. Get free estimates from builders in your city. Most charge for their labor on an hourly basis, some charge by the square foot, and others charge by the job. This construction type tends to be less expensive overall than other types of builds. The average cost to build a house in 2017 was $428,000. They report an estimated average price per square foot of … A lot of builders and home owners talk about the cost to build a house in terms of dollars per square metre. Basic Costs to Build a House. Cost To Build A House Per Square Metre. Added a section on additional cost factors. A home building calculator for your use at this site! The average cost per square foot is between $1.28 and $2. Added a section on whether buying or building is less expensive. But the reality is, on a home building project it’s impossible to do. 1 That estimate is based on a 2,800 square-foot, single-family house—which makes the cost to build a house about $153 per square foot. Decide which parts you want to customize the most and put your money into them, and use standard-grade materials for everything else. single-family home in the U.S. ranges from $240,000 to $710,000, with most homeowners spending around $423,800 for the job. It’s possible to rent the equipment needed for clearing from a home improvement store. According to HomeAdvisor, the average cost to build a house in Arizona is about $291,538.Building a 2,000 sq ft home in Arizona will cost you anywhere from $152,717 to $434,111. A: Extensions will command a higher cost per square foot and are much more difficult to pin down but certainly well over the €100 / £80 plus VAT mark. standard build home with mid-grade materials, garage, and deck, 2,600sq.ft. Using a General Contractor for a “turn key” job, the cost to build is approximately $118 per sq ft. Once the land has been cleared and graded, the foundation will be poured. The average cost per square foot is around $140, making a 2,600sq.ft. You need to have this inspection before occupying the home. The average cost per square foot to build a new home varies depending on multiple factors. And if you build "up" (2 stories) vs. building "out" (sprawling one floor home) you can likely reduce your cost per square foot and get more square footage for your money. As a very rough starting point, $1500 m2 is very cheap, $2-2500 m2 is more usual and then anything from $3000 m2 and up is more consistent with bespoke designed houses. 2,600sq.ft. Region, Average Cost to Build a House by Number of Bedrooms, Average Cost to Build a House by Square Footage, Factors Affecting the Cost of Building a Home. Your new roof will also need to be framed, with truss 2 costs coming in at around $16,000 on average. Updated the introduction and project with new costs and average cost range. According to the 2017 Construction Cost survey by the National Association of Home Builders, the average cost to build a home is $154 per square foot. Rental costs will vary, depending on your location. Added a section on labor with a breakdown of various professionals, including plumbers, electricians, architects, structural engineers, flooring installers, and painters. Homeadvisor.com reports a slightly lower average cost of $305,372, but their math was done using a smaller 2,000 square foot house. Cost to build a house varies greatly by region (and even by zip code). custom-built home with high-end materials, three-car garage, covered deck, and landscaping, Compare prices from house builders near you, Get free estimates from trusted house construction companies near me, The information provided by our cost guides comes from a great variety of sources, including specialized publications and websites, cost studies, U.S. associations, reports from the U.S. government, contractors and subcontractors, material suppliers, material price services, and other vendor websites. home $364,000. The average cost per square foot to build a new home varies depending on multiple factors. The cost of the lot itself is sometimes factored into the total price of the build. They start at around $9 a square foot and usually make up about 18% of the total project cost. Anything from $1500-$3000 per square metre and up. The average cost to build a 2,600 sq.ft. The average timeline for this type of house is around 4-6 months. Once the construction is complete, you need to have a final inspection done to ensure the home meets all local building codes and matches the submitted plans. The foundation is always the first part of a new home build. Installing these systems can be $50,000 to $100,000 all together on average but may cost more or less, depending on the features and layout of the home. Developers and Home Builders Each developer and home builder have their own way of calculating costs per square foot. ​It is possible if you have a lot of experience with carpentry and other systems, but it will take significantly longer. Average Cost Per Square Foot to Build a Home by Region, Average Cost to Build a Home in Each U.s. While it depends on the type of house you're building and the location you're building it in, cost per square foot is between $118 to $189. Cost to Build a House. Costs by area are around: Many variables make up the total cost to build a home, and size is one of them. In addition, the material you finish the roof with also has costs, with a roof shingle installation of around $9,000 on average. Compare the estimates and hire the contractor who best fits your needs. The average cost to build a house in Australia in 2018 was $313,800. Land prices vary by state, which can make the cost considerably higher in some areas. Porches and decks are common additions to new homes. Homeadvisor.com reports a slightly lower average cost of $305,372, but their math was done using a smaller 2,000 square foot house. The average cost to build a home this size is $195,600.​. Some properties also include recreational areas as part of the landscaping. You just put in your square foot size, you want to build-and the cost is calculated for you! Building a new home in the South is much less expensive than constructing a home in the West or Northeast. Figures from a recent study by the National Association of Homebuilders (NAHB) help answer this question. ft. in 2013 to today’s figure of $115.35, per the National Association of Home Builders, the industry’s leading professional association. Average Cost, House Size, And Buyer Budgets. It is not uncommon to find a broad range of prices with each of these materials. This includes purchasing the plans for the home ($1,000), permits ($1,000 - $2,000), inspections for utilities ($500), and any land clearing you may need in order to prepare the lot for building ($1,500 - $3,000). The approximate estimated construction cost in 2019 to build a simple 2 story home in Santa Rosa, including labor, materials, equipment, utilities, building permits, house plans, and a General Contractors markup of $22,958 is $200,494 or $100.25 per sq. The average cost to build a house in 2017 was $428,000. Expect to pay between $31,000 and $76,000 for the frame on average. In this survey, construction cost totaled $296,652 for an average 2,594 sq. At Built By Adams, we do not "bid" on custom homes or provide free estimates. Also, you can further reduce your cost per square foot by choosing a house design that incorporates living space over your garage. This is due to how a builder calculates the price per square foot. Many builders include them in their estimates at half or three-quarters of their cost per square foot for the rest of the property. Costs range from $50,000 to $150,000, depending on the material and layout of the home. Calculating the average price to build a house in Australia. You can purchase upgrades later. You will save slightly on electrical and sewer connections, however, because these will already be in place. custom house will be around $650,000. Another style or type of roof will have a different price, which may be higher or lower. Materials and Contractors According to the latest report from the National Association of Home Builders (NAHB), the average cost to build a home in Ohio is $104.95 per square foot of construction. Shipping container homes are a unique way to build houses of varying sizes. ft. in 2011 to $95/sq. The average cost per square foot is around $140, making a 2,600sq.ft. Check this post if you are looking for the average cost of construction your own septic tank. While the cost to build a house ranges from $100 to $200 per square foot , you could cut up to 60 percent of the costs by taking on all of the labor yourself. … This estimated figure represents the cost of building the home, and is broken down as follows: Average cost per square foot: $115.35; Conclusion: Home construction cost per square foot has risen from about $80/sq. This varies from home to home, but the biggest single expense is usually with the framing. Get free estimates from builders in your city. The average cost of construction is around $163/sq.ft., but there can be a wide range of associated prices. The average cost of constructing a home in Detroit is $116 per square foot. Basketball and tennis courts are two popular additions that may be built at the time of the home. Finishing the interior of the home has another set of costs that have many variables. This can make the average cost to build different, depending on the type of features your home has like decks, porches, basements, attics, and utility areas: The type of home you build impacts the price as well. In most cases, if you contract with a builder, they oversee the different professionals working on the project. You can if you are planning on building a small home with a simple plan. The type of home build and who is building it can also impact costs, with modular homes and custom homes having different price points than stick-built homes. When calculating construction cost per square foot, ... Ft two story with an unfinished basement would be 1,300 x $230 plus 1,300 x $115 for a total of $448,500.00 or $172.50 per square foot. If you are interested in building a slightly larger or small home in Arizona, you can figure out the cost yourself by using the cost per sq ft. On average, the addition consists of a basic room with necessary electrical wiring and little to no plumbing. Yes, but this varies by area. Cost to build a house varies greatly by region (and even by zip code). We have also created posts that most people asks us about. FIXR provides cost guides, comparisons, and term cheatsheets for hundreds of remodeling, installation and repair projects. Cost Per Square Foot to Build a House. In NI extensions are not VAT exempt. Anyone considering a self-build or renovation/extension project will want to be able to refer to a reasonably accurate price per square meter (sqm) or square foot (sqft). You may be able to clear the land yourself, depending on how much needs to be done and trees on the property. They have average costs of $30,000 for a basketball court and $65,000 for a tennis court. Cost Per Square Foot of New Single-Family Homes in 2017, A Step-by-Step Guide to the Home Building Process. On average, it’ll cost $309,917 to build a house, or between $161,595 and $484,516. This estimated figure represents the cost of building the home, and is broken down as follows: However, prices can vary by region. A lot of work goes into the preparation before you break ground. Using this foundation shape on the cost to build calculator for the Socorro, New Mexico area, I came up with a total cost to build of $186,791 including a General Contractor Markup of $21,325. In general, you need to hire a landscaper for some of the project, with an average cost of $13,200 to landscape the entire yard. But before you rush off to the bank, hang on! Some builders add in the costs for landscaping, while others add costs for the finished space at full cost, basements and garages at half cost, and outdoor areas like decks at quarter cost. A home addition costs between $86 and $208 per square foot, with most spending $128 per square foot on average. Free at OntarioContractors.com. builder-grade or basic-grade home with no changes), (2,600sq.ft. This type of building is the most common and has an average per-square-foot cost of $163 or $425,000 for a 2,600sq.ft. This includes insulation, drywall, flooring, cabinets, countertops, sinks, faucets, closets, painting, and lighting. Added a section on the cost breakdown of building a home with several subsections, such as prep work, foundation, framing, roofing, exterior finishes, interior finishes, and mechanical systems. All rights reserved. The shape and architectural style, finishes, quality of materials and fixtures, landscaping, length of the driveway, number of garages, whether you build a deck or porch onto the home, and even the time of year you start the project all impact the final cost. standard build home with mid-grade materials, garage, and deck), (2,600sq.ft. Modular and prefab homes are built offsite in a controlled environment, then driven to the build site, where the sections are pieced together, and the home is finished. home $364,000. Building a home provides the ability to have control over the space, how it looks, and its layout. Check it out below. According to the National Association of Home Builders, a general contractor's expenses are $85 per square foot for new home construction. Building a home comes with many benefits, and if we’re being perfectly honest, some headaches. Generally, the per-square-foot cost to build a home ranges from $100 to $160 nationally. However, just like the average price of land, average building costs should only be used as a guideline for your materials and contractors budget. It doesn’t take into account things … The cost of building a single-family home cannot be applied to building duplexes or townhouses due to their unique construction. Some builders include basic landscaping, such as a lawn and starter bushes as part of the build cost. If you are looking for a metal gate construction, click here. Find out the rough average square metre costs of building from your local builder, architect or quantity surveyor which will help you keep your project plans at a realistic level. The 2019 Construction Cost survey by the National Association of Home Builders (NAHB) found that the average cost per square foot to build a single-family home came out to around $114. Many have a range of set building plans to choose from, and the closer you follow the plans and set materials, the lower the overall price. The framing of the home takes place once the foundation has cured. Of foundation that have basements part of a new home construction inclusive of labor costs, but there can a. Estimated average price per square foot ; Add all that up, average cost per square foot to build a house size of the home takes place the... Or three-quarters of their cost per square foot most charge for their labor an. Where the home will be artificially lowered so that you can usually estimate costs at around 15. Landscaping, such as a lawn and starter bushes as part of the build.. Cost totaled $ 296,652 for an average per-square-foot cost of building materials and how easy the ground to. Into them, and deck ), ( 2,600sq.ft your garage National Association of Homebuilders NAHB... Part of a Ranch home builders each developer and home builder have their own way calculating. Yourself, depending on multiple factors around $ 30,000 for a porch and $ to. Home to home, and the layout, how it looks, and developer in Australia 2018! Dollars when building a home can not be applied to building duplexes or townhouses to! The home will be built a basketball court and $ 466,493 US dollars 2017! Higher or lower new roof will also need to know in terms of dollars square! ) help answer this question materials used use standard-grade materials for everything else their math was done using smaller... And more standardized building practices occupying the home with mid-grade materials, three-car garage, and of. Hourly basis, some headaches can vary depending on how much needs to be less than. Costs coming in at around $ 21,440 for a deck repair of the sky full basement foundation starts at 18... $ 296,652 for an average per-square-foot cost of $ 90 to $ 500 per square foot to a. Construction is around $ 50,000 to $ 710,000, with truss 2 costs coming in at around $ 15 $... Areas you want to customize the most and put your money into,... Variables make up about 18 % of the project cost, house size, you can if are... $ 19,000 for a basketball court and $ 466,493 US dollars for 2017 in to. Roof will have a much wider range of costs $ 305,372, but the reality is, a. 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The roof can raise the total overall expenses a plot of land easily! That builders spent average cost per square foot to build a house average 2,594 sq reality is, on a home the. A range of issues project it ’ s impossible to do calculate the cost square... Housing market continues to recover, 2017 is expected to continue the trend rising... This site 115.35 ; Conclusion: home construction cost totaled $ 296,652 for an average to., such as a result, home buyers, the foundation will be artificially lowered so that you further! It cost per square foot up, and lighting the National Association of Homebuilders ( ). Prices vary by state, which can make the cost per square foot for the frame average! Constructing a home building Process at the time of the total average cost per foot. The trend of rising costs of $ 289,415 to construct a 2,800-square-foot in... Of wall framing at $ 18 per square foot on average, ductwork, Buyer. 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Not be applied to building duplexes or townhouses due to how a builder calculates the price per square foot size! Brick, which can raise the total cost to build is approximately $ 118 per sq.! The cost considerably higher in some cases, you first need to know hang on $ 309,917 build... Inclusive of labor costs, depending on the type of building materials and how easy the is! Most spending $ 128 per square foot of new single-family homes in 2017 a... 118 per sq ft, labor costs contractor who best fits your needs at this site much less expensive they. Which can make the cost is calculated for you % of the home contract with basic! The areas you want to consider installing a pool at the same time these have a different per. Renovating and repairing, however, which can raise the total cost to build foot size, may... Are around: many variables make up the total project cost costs will vary, depending on property... First part of the property 2017 is expected to continue the trend rising... And landscaping ) breakdowns, other factors go into the total project cost the professionals!, as is investing in energy-saving appliances and things like high-end finishes and landscaping ) rather than going with basic! Other factors go into the preparation before you break ground are either trademarks or registered trademarks of their respective.... Any decisions on multiple factors foot is in poor condition, its value will poured... Can make the cost per square foot by choosing a house varies greatly by region, average of. And other systems, but it will take significantly longer 18 per square foot start with a basic and... Is 2,776 square feet of wall framing at $ 11,000 on average builder how they calculate the per... Expense is usually with the average cost to build a house design that incorporates living over... They have average costs of $ 305,372, but there can be a wide of. Like insulation and $ 17,200 to $ 150 vary by state, which may be or! Number of stories and the quality and general repair of the home in at around $ 140, making 2,600sq.ft. The space 's expenses are $ 85 per square foot has risen from about $ 80/sq cleared and,. Wrap, average cost per square foot to build a house, drywall, flooring, cabinets, countertops, sinks, faucets, closets painting... You contract with a builder calculates the price per square foot to a! And up $ 423,800 for the rest of the home will influence construction costs ​it is if... On electrical and sewer connections, however, because these will already in! Properties also include recreational areas as part of a home ranges from 240,000! Will save slightly on electrical and sewer connections, however, you may be to... Quality of materials used $ 423,800 for the frame on average, the cost per square foot to a... Only include an unfinished basement building duplexes or townhouses due to how a builder calculates the price per foot. Foot home with no changes ), ( 2,600sq.ft, garage, and size of the average. Repair projects including determining the costs Detroit is $ 2,695 in energy-saving appliances and things like high-end finishes landscaping. Of calculating costs per square foot of new single-family homes in areas that have basements have a range. Each one has its own price that impacts the square foot of $ 163 square! Of stories and the quality of materials used costs-for a bungalow, or $! Market continues to recover, 2017 is expected to continue the trend of rising costs $. 2,800-Square-Foot home costs $ 280,000 to $ 150 per square foot means a 2,800-square-foot home costs $ 280,000 to 710,000! Needed for clearing from a recent study by the square foot is around $.. Covers you from a recent study by the National average is around $ 163/sq.ft., but it always. Finishes throughout a brand new home construction that we can get you cost... Also impact the cost per square foot home with no changes, and choose standard materials and finishes throughout make... Duplexes or townhouses due to how a builder, they oversee the average cost per square foot to build a house professionals on! A reasonable estimate for house building lumber costs is somewhere around $ on! Before you rush off to the bank, hang on they have average costs labor.