This is a highly upgraded and superbly maintained 4 BD, 3 Bath pool home with Mountain Views and lush landscaping in the middle of the complex.. This one has gated RV parking with hook ups and is completely paved. Some of the unique features of this home compared to others of the same model are a built in lighted bar with wine frig and wet bar in the great room, half walls installed to separate the living areas, a huge concrete patio cover with skylights, rain gutters front and back (only house in here I know of with them!), lots of added landscape lighting, low maintenance yard with automatic sprinklers and drip system, an outdoor shower by the pool, a built in natural gas BBQ with cover and mister hook ups, water feature behind pool, and newly sand blasted pool tile. Gas log Fireplace in LR and crown molding throughout. New water heater was installed recently. Kitchen features granite counters, stainless steel appliances, center island with storage, a large pantry, and 50 amp plugs. The 2 car garage is finished and has work benches and a sink. There are 2 working fountains, one in front and one in back. This gated community has tennis courts, basketball court, playground, picnic area, pools and spas, and roving patrol. Low HOA dues: 145. Great location just off Palm Canyon and close to the Tram, shopping, dining, and entertainment. Fee Simple land (NO lease)

REAL ESTATE INVESTORS wanting Palm Springs Exposure for Vacation Home or Rental - Look No Further.*For REAL ESTATE INVESTORS or 1031 Exchange Sellers: This Palm Springs property meets all your rental investment requirements: *Lowest-Priced Gated Community with Amenities in Palm Spring,8 Pools / Spas; *Tennis, Pickleball, & Basketball Court.*Duplex-like Condo with only one shared wall, private, large back and side yards.*Attached Garage.*All tile throughout.*Updated Stainless Appliances and brand New HVAC system*2 Spacious Bedrooms and all-tile bathrooms*turn-Key Furnished with kitchen supplies, linens, etc.*'Just Bring Your Toothbrush'-kind of rental, across the street from the Pool!,*Beautifully landscaped 'entertainer's dream' backyard. *This property is also available to rent from April 1st to April 31st for $4,000.00 30 days minimum and $3,000.00 6month*For Those Wanting a VACATION HOME in Palm Springs:*This property welcomes you, luxurious condominium effortlessly blends comfort and style, large patio doors flood the space with natural light.*kitchen equipped with stainless appliances & quartz counters.*Fully equipped and turn-key furnished with all the essentials for comfortable living, including high-quality appliances, furniture, and electronics.*Located in a sought-after Palm Springs neighborhood where residents have easy access to amenities, entertainment, and dining options given its prime location, close to Downtown Palm Spring

Are you ready to start living the good life? This Tierra Linda floor plan in the gated community of Mountain Gate provides the perfect setting to enjoy the indoor/outdoor lifestyle the desert is famous for. Inside, this home offers three generous bedrooms, two bathrooms, upgraded tile flooring in the common living areas, 9' ceilings, and a generous, open concept living room/kitchen complete with a fireplace. Out back is a wonderfully protected private oasis complete with its own PebbleTec pool and spa. And as if that isn't enough, this home also offers a very private front courtyard that provides the perfect location for evening entertaining or enjoying the morning sun. Recent upgrades include a new primary shower enclosure, pool pump, pool heater, pool salt generator, water softener and recessed lighting in the kitchen and living room. Mountain Gate offers three community pools and spas, two tennis courts, and much more. Best of all this community is a short drive from all the dining and shopping downtown. Don't wait to see this beautiful home. Call today to schedule a private showing.

Welcome to this beautifully updated Ranch style home with a Mod flair in Palm Springs! Spacious 1844 sq ft with 3 beds and 2 full baths. Bright and open floorplan, featuring a kitchen with quartz countertops and all stainless steel appliances. Primary suite with direct access to backyard. Covered patio with ample space to dine and entertain. Sparkling pool and spa with mountain views. Custom firepit with seating area. Recent upgrades include new HVAC and new pool pump and heater. No HOAs and you own the land!

MAJOR PRICE REDUCTION TO $399,000! Welcome to Sunrise Palms, one of the few gated Palm Springs communities offering enormous yards with attached garage and driveway. This home has been exquisitely remodeled ready for you to call home. Perfect for entertaining, the living, dining and kitchen areas are seemlessly connected with direct access to the large covered patio. The beautifully remodeled kitchen has white flat-panel cabinets, stone counters, full-tile backsplash with new stainless appliances (range, microwave, dishwasher and refrigerator). There is new luxury vinyl flooring throughout, new ceiling fans, LED recessed lighting, new paint, new thermostat, new water heater and dual paned windows. There is a newer garage door too. The primary bedroom is oversized with huge walk-in closet and direct access to the backyard. The attached primary bathroom has been completely upgraded with dual sink vanity with Carrara marble counter, all new fixtures and gorgeous shower with custom tile. The second bedroom has a large wardrobe closet, ceiling fan and fresh paint. The hall bathroom has new paint and a new faucet. The enormous private yard features a patio cover right off the living room plus tons of grass for pets. Sunrise Palms is 10 minutes to downtown Palm Springs, and has an onsite manager, 8 pools/spas, basketball courts, tennis and pickleball courts. Hurry on this unique opportunity to purchase an amazing property! Palm Springs living doesn't get any better than this!

Bright and charming 2 bedroom, 1 bath condo located within the gated community of Sunrise Palms. This move-in ready unit comes equipped with vinyl and tile flooring throughout, renovated kitchen including stainless steel appliances and granite counters, updated bathroom with frameless glass shower and mosaic rock tile, crown molding, and new garage door with smart app. Enormous private yard, large walk-in closet in the primary bedroom, and indoor laundry facilities round out the list of amenities. The spacious, desert-friendly yard with spectacular mountain views and vinyl fencing is ideal for pet owners or enjoying the Palm Springs lifestyle. The community provides an onsite manager, 8 pools/spas, basketball courts, tennis and pickleball courts. Property is being offered fully furnished and includes all appliances.

If you have been searching for a short term vacation rental home (STVR) to purchase, STOP! Look no further. Located in the Racquet Club East neighborhood of Palm Springs, this beautifully renovated south-facing pool home is ready for immediate occupancy! A sophisticated renovation with a Palm Springs vibe that includes a 620 sq ft fully insulated bonus/flex room with a separate HVAC system, separate electrical panel and plumbing that could be used as a pool house, gym, workshop or whatever your imagination can think of! As you enter the home, you notice the smooth wall texture throughout the home's walls and ceilings. Updated dual-paned windows, a striking black tiled fireplace and a thoughtfully redesigned kitchen steal the spotlight. A true Chef's kitchen: professional grade convection range and hood with expansive counter space to create amazing meals and memories. Featuring a pantry, white marble quartz countertops, chic white cabinetry and a stunning blue tile accent, this kitchen seamlessly blends indoor elegance with outdoor charm. The primary bedroom has views of the sparkling pool and boasts its own remodeled bathroom with walk-in shower. The south-facing backyard beckons year-round enjoyment under the sun while relaxing in a refreshing Palm Springs pool with a tanning shelf. Views of the San Jacinto Mountains are ideal, and the low maintenance desert landscaping completes the vibe and feel of this amazing property.

Live Auction! Bidding to start from $1,250,000! Buyers do not need to wait for auction date to submit an offer to stop the auction - loan or cash. Welcome to your dream oasis in the heart of Palm Springs! This exceptional property boasts unparalleled mountain views and is conveniently located close to Downtown Palm Springs and the airport, offering the perfect blend of tranquility and accessibility. Situated on a spacious lot, this unique residence exudes meticulous attention to detail. Recently remodeled throughout with state-of-the-art technology, it features a brand-new oversized Pebble Tech pool (with cooling system for hot summers) and spa, ideal for luxurious relaxation or entertaining guests. Embrace outdoor living with a built-in BBQ, perfect for al fresco dining against the backdrop of stunning mountain vistas. Privacy and security are paramount, with a 6-foot block wall enclosing the property and remote blackout shutters ensuring peace and tranquility when desired. Designed with entertainment in mind, this home is a true haven for hosting gatherings. Enjoy leisure activities such as mini-golf, a sports court, game room, and gym, providing endless opportunities for fun and relaxation. Impeccably furnished by local designers who draw inspiration from Palm Springs' vibrant lifestyle, fashion, and culture, this residence offers a visually stunning and cohesive aesthetic. Sold turn-key, the property comes fully furnished, ensuring immediate enjoyment and convenience for its new owners. With ample parking available, including space for multiple vehicles, this property offers the ultimate blend of luxury, comfort, and entertainment, promising a lifestyle of unparalleled sophistication in one of Palm Springs' most desirable locations. Desert Park Estates is at full saturation for short term rental permit. Buyer is responsible to research short term rental feasibility and apply to be on the waiting list. Click here for more information: https://www.palmspringsca.gov/government/departments/special-program-compliance/vacation-rentals/applying-for-a-vr-certificate

Situated in a serene, family-friendly neighborhood of Racquet Club Estates, this home spans 1,627 square feet and features three bedrooms and 3 bathrooms, ensuring ample space and privacy for all.This home has a Control4 smart home system. Manage security cameras, the smart air conditioning, and built-in surround sound with ease, creating an environment that caters to your comfort and peace of mind.The master bedroom and bathroom is highlighted by a brand new standalone bathtub, offering the perfect retreat after a long day. The home's mid-century modern architecture is complemented by a minimalistic interior design, providing a timeless backdrop for your personal style.Your private outdoor paradise awaits with a newly added swimming pool and jacuzzi, set against the backdrop of a gas fire pit for those cool Palm Springs evenings. Entertain guests in style in the outdoor kitchen, complete with a built-in grill and sink, or relax under the shade of the new cabana on the patio.Located moments from the vibrant heart of downtown Palm Springs, this home offers the ideal combination of quiet residential living and access to city conveniences.Welcome to your dream home in Palm Springs.

Beautifully remodeled condominium with modern design and convenient Features. This stunning condominium has undergone a recent remodel, presenting an attractive and contemporary living space. The kitchen boasts quartz countertops, providing both elegance and durability. Laminate flooring throughout the living, dining, and kitchen areas enhances the overall aesthetic, creating a cohesive and inviting atmosphere.The bathrooms have also been thoughtfully renovated, offering a modern touch and tile flooring for easy maintenance. With 1 bedroom and 2 bathrooms, the second room has been converted to office with bathroom, the closet is now a bathroom can be used as the buyer sees fit. The permits have been acquired by the seller and have received final inspection signature with the city for the second bathroom. This condo offers ample space for comfortable living. Notable features: tile flooring in bathrooms for a clean and stylish look. Modern design, creating a sleek and sophisticated ambiance. Wired for electrical car charger for eco-conscious convenience. Step outside to a beautifully redone backyard with synthetic grass, making it low-maintenance and environmentally friendly. The drip system for the plants ensures a lush and thriving outdoor space, perfect for relaxation or entertaining guests. New vinyl fence installed. This incredible condo presents an amazing opportunity for various buyers. Don't miss out on the chance to own this exceptional home. The community features multiple tennis courts, multiple basketball courts and 8 pool and spa areas. The furniture is included in the sale price complete move in ready. PRICE DROP Amazing Deal don't miss this opportunity won't last long at this price.

Welcome to Cielo Place at Verano! This recently developed community in the heart of Cathedral City is the epitome of desert paradise living. This move in ready single-family residence is well appointed with 3 bedroom + loft, 3 bathroom, and an open floor plan that offers a seamless flow between living, dining and kitchen areas. The kitchen is perfectly equipped with modern stainless appliances and ample storage. The spacious bedrooms and bathrooms are carefully designed to create both functionality and tranquility.In between the home and the detached 2-car garage, you will enjoy a private outdoor open space. This 'Smart Home' features Kwikset Z wake electronic deadbolt, Skybell plus video doorbell and Qolsys IQ2 touch screen control panel just to name a few.The Palm Springs International Airport and Downtown Palm Springs are just minutes away. The HOA dues of $180/month includes a dog park and a playground, a community pool and a fitness center.Furniture is available outside of Escrow. Don't miss out on this great opportunity to own a piece of desert paradise that you can call home.

Welcome to this charming home offering picturesque views of the mountains from the front porch. Go inside to discover a formal living room or den off the entry, perfect for relaxation or work. A hallway off the entry leads to a primary suite with an ensuite bathroom with a soaking tub, separate shower, and dual sink vanity. A barn door separates the primary suite from the bathroom, giving added privacy.A second primary suite with attached bathroom is privately situated at the back of the home, with a slider door to the enclosed patio. Outside, the low-maintenance courtyard patio is ideal for outdoor gatherings - it even includes a Jacuzzi tub for quiet moments of relaxation. Parking is made easy with the attached 2-car garage. A third bedroom and bathroom in the home sits between the two master retreats.The kitchen offers granite tile counters and a stainless steel refrigerator. Community amenities include a pool & spa, fitness center, guest parking, clubhouse, and playground, ensuring endless opportunities for recreation and entertainment.

THE ONE YOU WERE WAITING FOR! This lovely home, was completely remodeled to live in (Not your normal flip). The seller's upscale selection was with the idea of living in this amazing elegantly renovated property. Therefore, if you are looking for the nicest property in the neighborhood without having to worry to spend the time and money to get on a renovating project. Look no farther. This was close to half a million dollar renovation. You will be amazed by how inviting the open space and layout is; three of the four bedrooms, connect directly to the back yard through their glass sliding doors providing easy access to the outdoor bar, grill, fire pit, pool, jacuzzi and patio and spectacular views to the San Jacinto Mountain. The Primary bedrooms are in opposite ends providing privacy and serenity for your guest/your family and friends. Inside you find a fully remodeled chef's kitchen with a super size waterfall island, catering and matching the vast open space in the dining and living room. This home is one of the biggest models in the very desired Desert Park Estates (This neighborhood is currently the most desired neighborhood/most homes sold by neighborhood in Palm Springs), also it is up and coming with a great number of homes being for sale after remodeled and many more currently under their remodeling stages. Come see it, you will love this home! Fall in love with the nicest remodeled home in the neighborhood!

Discover the epitome of Palm Springs living in this stunning Mid-century modern oasis. Solar-owned and featuring a whole house water filtration system, this entertainer's dream home boasts a new private swimming pool, cabanas, and a poolside Sunroom. Enjoy breathtaking mountain views and Palm Tree-lined streets in the coveted Desert Park Estates. Indulge in a gourmet kitchen, master suite with French doors, and a color-changing fireplace. With ample parking, low-maintenance landscaping, and luxurious lighting, this residence offers the quintessential Palm Springs lifestyle.

Newly built in 2021 this spacious 4-bedroom, 3-bath home is situated on a wide corner lot in the desirable Verano development in Cathedral City. Perfect for a growing family, you'll have all the room you need. Relax in the inviting, landscaped back yard, featuring a beautiful gazebo on an extended concrete patio. What's more, your 2-car garage is completely drywalled in. Amenities abound in this development, including the clubhouse, park, tennis court, pool and spa. Verano is known for attracting home buyers who want convenient access to Palm Springs and all it has to offer -- resorts, shopping, dining, spas, casinos, music, entertainment and more. Enjoy resort-style living for an amazingly low HOA. This must-see home won't last long! This home qualifies for the Community Lending Program, providing a discounted rate or lender credit to homebuyers! Discuss this with your lender or mine for details and requirements.

Palm Springs Country Club condo that is ready to put your own finishing touches to it.Interested parties can overbid via videoconference in bankruptcy court on May 8, 2024 at 9:00am. For a minimum overbid of $270,000. Not less than 48 hours prior to the hearing you must deliver: 1.) Cashiers check in amount of $8,100 payable to Bradley D. Sharp, Chapter 11 Trustee; 2.) Written proof of ability to close escrow unconditionally in a form acceptable to trustee; 3.) A written offer to purchase on the form attached as exhibit to the sale motion. All contingencies must be waived and escrow shall close 14 days after entry of court order approving sale. Call listing agent for copy of disclosures and trustee's motion to confirm sale of real property sale subject to bankruptcy court approval and overbid.

Welcome to the Palm Springs Counrty Club.This 2 bedroom, 2 baths, single level end unit condo with 3 patios is located in Phase 3 .It offers a spacious living /dinning area with a large patio for your enjoyment with mountain views . The Kitchen has a large pantry with a newer refrigerator and dishwasher. A Halo filtration system was installed in 2020 . The En suite has a walk-in closet with beautiful mountain views and private patio.Guest bedroom also has its own patio.The grounds of the complex are very well maintained .The HOA includes gated community, cable, internet, water ,trash, saltwater pool jacuzzi, landscaping.This condo would make great weekend getaway ,vacation rental, or a full time residence .Close to Uptown Palm Springs with awesome restaurants and shops and beautiful golf courses near by.Don't let this one get away.

Located close to downtown Palm Springs, experience luxury living in this beautiful and immaculate home situated in the serene Mountain Gate Community. Built in 2006, this immaculately maintained 3 bed 2 bath home flaunts an entertainer's dream backyard, complete with a 2015-built pool, spa, waterfall, and a built-in BBQ. Enjoy evenings under the patio cover surrounded by palm trees. Inside, you'll find an open kitchen, complete with granite countertops & island, opening to a living room adorned with a cozy stack stone fireplace. Featuring ceiling fans in every room, and solar system fully paid for, this turnkey home ticks all the right boxes. Bonus! PAID FOR SOLAR! To top it off, the Mountain Gate community boasts 2 pools, dog parks, tennis and basketball courts, greenbelts, and breath-taking mountain views. Come live in a home where every day feels like a vacation.

$50,000 PRICE IMPROVEMENT!!!Indulge in the elegance of this 4-Bed, 2-bath resort home situated in the safe and beautifully maintained, gated community of Mountain Gate. Million-dollar Views, extensively upgraded, with an open and spacious floor plan, high ceilings and chef's kitchen. The primary suite is a sanctuary - large walk-in closet, dual vanity and direct access to poll/spa. The great room welcomes you with its' large entertaining and dining spaces. Thoughtful separation of bedrooms provides comfort and privacy for guests. An outdoor oasis awaits; take in the views floating on your private saltwater pool or take a swing on the 3-hole putting green - a yard built to ensure the ultimate desert lifestyle experience - including a spa-like outdoor shower, Security system, cameras with motion detection and 2-way conversation. In addition to central A/C, this energy efficient home includes oversized OWNED Solar. (34 panels/12.9 kW) installed less than two years ago. A Smart Home controls thermostats, lights, cameras and pool from your phone, A new concrete pad for your luxury RV is included! Community amenities include: tennis courts, scenic walking paths, pool/spa, parks playgrounds and breathtaking mountain vistas. RV Access and parking. Covered Patio. Low HOA dues of $144 and minutes from Downtown Palm Springs.Open House Saturday March 2 11-3.

Contemporary remodeled home located in Desert Park Estates. This home is in move-in condition and is sold furnished per inventory list, with someexclusions.The spacious kitchen features Granite countertops, stainless steel appliances, center island with waterfall side, recessed lighting and is open to the living room with views to the pool & backyard. Living room has a fireplace with a large TV and a sliding glass door to the yard & pool area. Primary bedroom has a large walk-in closet, ceiling fan and access to the backyard. Bathroom has a contemporary tiled shower stall and the toilet has its own separate area with its own door. Both bathrooms have granite countertops. Guest bedrooms are spacious with ceiling fans. Second bathroom is located in the hallway next to the laundry room, with access to the yard. The large backyard has a replaster pool with newer tile, pool equipment, and a newer gas line. There is a solid patio covering along the back of the house and wonderful mountain views, the property also has low maintenance landscaping.Newer dual pane windows are throughout the home. Outdoor shower, retractable clotheslines and storage shed. Desert Park Estates is close to the Uptown area with many restaurants and entertainment, This is a very well maintained home and great for entertaining. No HOA fees and you own the land.

This Palm Springs Country Club condo is a fantastic opportunity! With its 2 bedrooms, 2 baths, and single-level layout, it offers convenience and comfort - completely upgraded! Opportunity for Short Term Rental - Approved with HOA. The patios provide ample space for outdoor enjoyment, complete with mountain views. The spacious living/dining area is perfect for entertaining or relaxing, and the large kitchen with a pantry, newer refrigerator, and dishwasher makes meal preparation a breeze. The en suite bedroom features a walk-in closet and a private patio with stunning mountain views, while the guest bedroom also has its own patio for added privacy and relaxation. The complex's well-maintained grounds, gated community, and included amenities such as cable, internet, water, trash, saltwater pool, and jacuzzi make for a comfortable and enjoyable lifestyle. Whether you're looking for a weekend getaway, a vacation rental investment, or a full-time residence, this condo offers versatility and convenience. Its proximity to Uptown Palm Springs with its array of restaurants and shops, as well as nearby golf courses, adds to its appeal. Purchase completely furnished and make it your own short term rental or weekend retreat - You decide!

Welcome to this fully REMODELED mid-century ALEXANDER 3 bedroom 2 bath Home, built in the highly coveted Racquet Club Estate neighborhood, with stunning views of the SAN JACINTO Mountains. Brand new pool and spa with city permits. This home is perfect for your first home or investment property. Home has been renovated from top to bottom. Brand new Pex plumbing, and new Recessed lights throughout the home. Master bathroom is very luxurious with beautiful His & Hers blue shaker cabinet with gold finishes, A HUGE BEAUTIFUL walk-in shower with modern freestanding tub. MASTER BATHROOM IS A MUST SEE!! Brand new tile flooring throughout the house. New paint inside and out. Every window is equipped with shutter blinds. Fully remodeled OPEN kitchen with classic white cabinets, quartz countertops, and BEAUTIFUL BACKSPLASH. Brand new dishwasher, stove, and hood range. Large island with breakfast bar and waterfall look, with pendant lights hanging over, perfect for any gatherings! A huge backyard with Gazebo and firepit perfect for family gatherings. Home is currently listed on AirBnB with very high occupancy rate. Home comes fully furnished, inside and out. No fee land or HOA, you own the land. This unique home can be your own personal retreat or income generating Airbnb / VRBO vacation rental.

Beautifully Remodeled 4 Bedroom, 2 Bath Home on Fee Simple Land. Double pane windows. Newly refinished polished concrete floors throughout. Offered furnished. Kitchen features newer cabinets, recessed lighting, stainless steel appliances and large island with waterfall countertop. Large Primary bedroom, ensuite remodeled bath with access to the backyard. Living area French doors open to the covered outdoor dining area with kitchen window pass thru, outdoor shower, heated pool and spa, grassy side yard & mountain views. Lemon, tangerine and grapefruit trees. Electrical panel is upgraded & solar ready. Two storage sheds on the property. This is a magical desert oasis you must see!

Escape to your own oasis in the heart of Palm Springs! This enchanting 3BR/2BA home is a true gem. With the beautifully landscaped, low maintenance exterior and incredible views, you will never want to leave. The inviting living space features high vaulted ceilings and double sliders to the patio. With its open floorpan the living & dining room overlook the backyard, while the large kitchen island allows for entertaining your guests. Other features are newer wood like tiled floors, interior and exterior paint as well as a large laundry room. The bedrooms are all well sized off the hallway. A refreshing pool and spa await, surrounded by the tranquility of the meticulously landscaped backyard. Perfect for lazy afternoons, poolside gatherings, or simply basking in the sunshine. Indulge in the master suite, a sanctuary of relaxation boasting not only a sliding glass door for seamless outdoor access but also an expansive master bath with a touch of opulence. The luxurious free standing tub & walk-in shower w/ wall of glass adds a touch of sophistication to your daily routine, creating a spa-like experience. The front yard landscaping was designed with low maintenance plants and has a beautiful desert vibe. With the beautifully landscaped, low maintenance exterior and incredible views, you will never want to leave. Other features of this home are a 2-car garage for parking out of the sound & storage. No expenses were spared owner just installed new (2023) installed roof top Solar Panels. What are you waiting for ? Perfect as a primary, secondary or investment home as this Fee land home w/ no HOA. Come and see why this is not just a home but a lifestyle!

Designer renovation of Mid-century modern open concept. The ultimate Palm Springs entertaining home with walls of glass allowing views galore of the mountain. Located in the coveted Quail Point neighborhood, this open floor planned home is ready for fun in the sun. Updated baths, new flooring vaulted ceilings and professionally landscaped backyard with pebble tech pool and elevated spa. The three bedrooms in this home provide comfortable accommodations for family and guests alike, each bedroom has ceiling fans. The primary bedroom suite is a true retreat, featuring a generously sized bedroom & bath with direct access to the pool. Enjoy the outdoor shower in your yard with high hedges for ultimate privacy. Downtown shopping, dining and nightlife is just minutes away, as is Palm Springs International Airport and the 10 freeway. HOME IS AVAILABLE FULLY FURNISHED AS SHOWN, MOVE RIGHT IN OR START RENTING IT OUT IMMEDIATELY. Situated on nice deep lot this perfectly situated pool home was built for entertaining with its solid patio cover. The backyard has easy access from the street and the backdrop of the mountains lends to its postcard ready orientation. With fee simple land ownership (no land lease here)