20 min read Mar 21, 2022

How to Sell a House By Owner (2022 Updates)

✍️ Editor’s Note: Houzeo is America’s most advanced home selling platform. American home owners listed $3.5 billion worth of properties on Houzeo in 2021. This guide summarizes how to sell a house for sale by owner (without a Realtor) based on our experience listing thousands of properties.

How to Sell a House By Owner (2022 Updates)

U.S. home prices surged 17% in 2021. This affected the real estate commissions that skyrocketed as well. 90% of home buyers look for homes online. This opens a door of opportunities to save on real estate agent commission when selling your home by owner (FSBO) or with the help of a Realtor.

» In this guide, we’ll cover:

How to Sell a House by Owner

For Sale By Owner (FSBO) represents the home selling method where no Realtor is involved in the listing process. Here are some of the steps to selling a house by owner (without a Realtor):

1. Benefits & Risks of Selling a Home By Owner

“Should I sell my home by owner?” is the most common question asked by home sellers to avoid paying the real estate commission. When you sell your home by owner in the US, your primary goal is to save money. As a home seller, you should prep for what follows.

The complexities of selling a house by owner paperwork differ across states. Thus, it is handled typically handled by any competent title company, escrow company, or attorney based on the state regulations.

Most importantly, in our experience buyer agents are not at all averse to working with For Sale By Owner homes themselves. Here are the pros and cons of selling your own home:

Key Benefits of Selling a House For Sale By Owner (FSBO)

Savings on CommissionSelling a house by the owner can result in commission savings anywhere between 3% to 6%.
Speed to MarketFSBO websites like Houzeo will get you on the market within 24-48 hours, or faster!

👉 Explore: Houzeo Reviews: Home Selling made easier with Houzeo.com!
Control Over TransactionBy interacting directly with the buyer or buyer agent, you reduce intermediaries. That makes everything simpler. Also, there is no contract involved with regards to the listing agent when you sell a house by owner.

Key Risks of Selling Home For Sale By Owner

Hidden FeesHomeowners selling their own property usually opt for, Flat Fee MLS and FSBO companies. But, many of them are notorious for their hidden fees. Commission fees charged by them can be in the thousands.
Poor Customer ServiceIf you don’t get help when you need it, FSBO can become a very expensive experiment very fast. Be sure to read reviews to know how an FSBO site’s customer service is.

⭐ Houzeo is rated 4.9 stars on Google & Trustpilot.
Complex PaperworkReal estate transactions involve very complex paperwork when selling a house by owner or otherwise. This includes listing documents, sell by owner contracts, disclosures, closing documents, and a lot more.

» More: Best For Sale By Owner websites in America with No Hidden Fees (2022 Rankings)

2. Get Your Home Ready

Making your home look its best self works wonders. Complement every room in a way that they narrate a story, don’t let furniture consume all the space, and create a visually appealing first look.

Declutter & DepersonalizeYou want the buyers to imagine their own life in your house, not yours.
CleanScrub, shampoo, wash, and deep clean every nook of your house.
Make RepairsIf there’s anything glaringly wrong, take care of it early.
StageHire a professional stager or organize your furniture to make rooms look neat and spacious.
Repaint NeutralA fresh coat of paint can give a fresh look to your house. Neutral colors appeal to a wider range of buyers.
Add LightsNatural light helps, ensure you have open curtains and blinds. Make sure every room has ample light, and add bulbs if necessary.
Improve Curb AppealClear landscape or plant fresh flowers. First impressions are everything!

3. Taking Care of Disclosures

Disclosures are an important part of the home selling process. It is necessary to understand the various disclosures involved in selling homes by the owner as you would not get any professional help. Though the disclosures vary across states some of them may be common.

Here are some of the popular disclosures required while selling a house:

Property DisclosureIt is a document that contains all the general information about the property. This typically includes material defects, features, nature of occupancy, space to provide additional information, etc.
Flood Zone StatementThis is usually meant for properties lying in flood zone areas. The way it is included in the disclosures differs from state to state.
Lead-Based Paint HazardAs per the legal binding, for homes built before 1978, the seller should declare any lead-based paint hazards in the house.

» More: Seller’s Disclosure: What Home Sellers Need To Disclose

4. Price Your Home Competitively

To sell your home as For Sale By Owner (FSBO), the single most important factor that determines whether your home sells quickly is its listing price. Whether you’re selling a home without a Realtor or not, the listing price is crucial for attracting a wide pool of buyers.

REMEMBER! The purpose of the LIST PRICE is to DRIVE TRAFFIC to your listing. It’s not your SALE PRICE!!!

What happens if you under-price or over-price your listing?

If you price it too lowYou will get multiple offers. You’ll likely call for “Highest & Best Offer” or counter the best offers. And you will sell at market price
If you price it too highYou will get little interest. That’ll make you drop the price, and you will sell at the market price

Real estate agents create what’s called a Comparative Market Analysis (CMA) to determine what’s an ideal listing price for a property. With Zillow and Redfin, you can easily create your own CMA and understand how selling a home in your state works.

» More: How to Price Your Home For Sale in 6 Steps

5. Property Description

The property description is one of the important features while selling homes by owner. When you are looking for answers to questions like how to sell a home by owner? – property description can make a difference.

Make sure the property description is elaborate and attractive for potential buyers. The property description could include information about the basic infrastructure, rooms, bathrooms, kitchen, appliances, garden, etc. It could also include any historical significance of the place/property and any specific neighborhood characteristics.

6. Right Time to Sell a House

What is the best time to sell a house? Well, it depends and varies from state to state. There are multiple factors (season, holidays, etc.) that define what is the right time to sell a house. It is thus crucial to take these factors into consideration factors to maximize your profits. It also ensures that your house stays on the market for a lesser time.

Check out our state-specific articles for more information on the right time to sell a house.

7. Market Your Home

As already highlighted, 90% of home buyers search and review homes online. Thus, getting maximum online exposure is the #1 priority for a seller.

#Marketing TacticDescription
1.List on the MLSHomes listed on the MLS sell faster and for 17% more. That doesn’t mean you need to hire a listing agent or pay that extra commission. Craft appealing listing descriptions to entice potential buyers. Use for sale by owner websites to list your home and offer a competitive buyer agent commission. That’ll have you in good stead to get top-dollar for your property.

✍️ Pro Tip: Research the best For Sale By Owner websites before picking one
2.Get a Yard SignDo not get a “FOR SALE BY OWNER” yard sign. FSBO yard signs have a negative association. Additionally, it’ll limit your options because MLS’ will not allow them. Instead get a “FOR SALE” yard sign, preferably with your phone number. Houzeo custom yard sign is $49 only, and it’s FREE with a selfie!

✍️ Pro Tip: If you secure a buyer from a yard sign, chances are you’ll save on the buyer agent commission as well. Well worth the $49 investment!
3.Share Your Listing on Social MediaShare your Houzeo listing on social media. It includes your contact info. If you share Zillow or Redfin listings, all the leads your listing generates will be sold to paying buyer agents who’ll demand a competitive buyer agent commission.

Houzeo doesn’t sell your information or leads. All buyer leads see your contact info, so you might save the buyer agent commission.

✍️ Pro Tip: If you secure a buyer from social sharing, chances are you’ll save on the Buyer Agent Commission as well.

» Explore: Will Real Estate Commissions Keep Falling in 2022?

8. Use a Showing Management Tool

One of the tips for selling your home by owner fast via an online process is using a Showing Management tool. Once your property is ready for showings, it is critical to manage them effectively. You want to know who has seen your property or expressed interest in seeing it. And you also want to track when a potential buyer last saw it.

Online showing scheduling tools provide buyers and buyer agents with a frictionless way to request and schedule showings. Cutting-edge showing technologies, like Houzeo Showings, also feature ways for buyers and buyer agents to provide feedback on your listing.

1.Home Sellers Can Set Their Showing CalendarBuyers and buyer agents should only be shown times when the property is available for showing. This saves the time spent in correspondence of all parties.
2.Buyers & Buyer Agents Can Request & Reschedule ShowingsIt’s critical that buyers and buyer agents can request showings at available times. Things do change sometimes, so they should be able to reschedule and cancel showing requests as well.
3.Buyers & Buyer Agents Can Provide Feedback on the ListingFeedback from buyers and buyer agents is critical for home sellers. It allows them to assess if their property is priced too high, the backyard needs fencing, or the door lock was too difficult to open. If the property is on a major street, there’s nothing the home seller can do about it. But where the feedback is actionable, small remedies can go a long way in improving showings and attracting top dollar for your property.

🗓️ Houzeo Showings has all these features and is available on the Houzeo mobile app!

Introducing the Houzeo Mobile App!

  • View your listing
  • Review and compare offers
  • Manage Showings Online
  • Counter an offer
  • NEW! Buyers can now search your property and save it in “Favorites”

Start Your FREE Listing NOW!

9. Negotiate Offers

Though you are selling your home without a Realtor, the basics of what to do when you get offers remain the same – accept, decline, or ignore the offers (not recommended).

We suggest you review the offers on all their merits, and never ignore an offer. Even if it’s a low-ball offer, you should counter with what you would accept. Where you are sure you don’t want to counter or accept, just politely decline.

Countering an offer, or calling for the highest & best offers are 2 advanced tactics in every real estate agent’s arsenal. When selling a house by owner, you need to learn 2 tactics.

Most companies will give you complex forms to counter an offer, or to request the highest & best. Houzeo has digitized these features. So, you can counter or ask for the highest & best offers with just a few clicks! That’s selling a house by the owner made easy.

#Advanced TacticWhen to UseHow to Use
1.Counter an OfferSingle or Multiple Offer SituationYour best offer is not just the highest one. It’ll be competitive across several parameters: deposit, financing, inspection contingency, closing timeline, etc. When countering an offer, you can request any of these parameters to be updated per your preferences.

▶️ Learn more: How to counter an offer on Houzeo
2.Request Highest & Best OffersMultiple Offer SituationIf you have multiple offers, and a timeline by which you’d like to pick an offer, you can call for the highest & best offer from all interested parties.

▶️ Learn more: How to request the highest & best offer on Houzeo

Negotiating offers when selling a home by owner can be tricky. With the slightest change, comes the massive paperwork update, signatures, and due diligence. Being a 100% online platform, Houzeo updates the changes across the paperwork seamlessly, cutting back on efforts and time lost behind every update.

What if you didn’t get offers? Be patient. It is important to be patient when selling a home by owner. Check your views and saves on Zillow before dropping your list price.

▶️ Case Study: Lori from Melbourne, FL wondered how to sell your own home by owner and saved $10,000 ▶️

10. Title, Appraisals, and Inspections

Title, appraisals, and inspections are crucial as part of selling a house. They all require agents/companies that could verify the data and aid in the selling process.

TitleIf there is a dispute relating to property ownership, the title company comes into the picture. The title company has the full history of a property. It ensures that the legal owner is identified in case of a legal dispute for the property.
InspectionThe inspection agency inspects the property before the buying process is completed. It checks for any defects/repairs in the property and raises concerns accordingly. This inspection ensures that the buyers don’t have to shell out money at their end in case there are defects in the property which were not highlighted by the seller.

The average cost of a home inspection in the US is $340 with a range between $200-$500
AppraisalAn appraisal officer does market research and evaluates the price of a specific property. The appraisal manager ensures that a correct price is offered by the seller and as per the market value.

The average appraisal cost in the US ranges from $375 – $450.

11. Close Like a Professional

Selling a home by owner means you’ll need to be a tad bit more prepared when it comes to paperwork at the time of closing. You are also required to take care of closing costs for selling a house by owner. This varies across states.

Even though your closing attorney or title agent will handle most of the legalities involved in a property transfer, you do have several obligations. Here’s how to prepare for your closing day:

» More: Paperwork for Selling a House Without a Realtor

Review Your Closing Documents in Advance

Closing documents should generally be available to you in advance of the scheduled closing date. Review these legal documents at length and understand their provisions. Here are some key documents you’ll likely sign at closing:

The HUD-1 or Closing DisclosureWhen homes are purchased with a mortgage, you’ll summarize the detailed costs in the Closing Disclosure.
If your sale is all cash, you may get the HUD-1, which is less common. These documents detail the amounts you’re charged for, your loan payoffs if any, and the net proceeds you will take to the bank.

Depending upon how much equity you have in the property, you may need to bring a check (or send a wire) on the closing date. Ensure there are no typos in your name, address, property address, bank info, and other details. Review every cost and total amount to ensure there are no mathematical errors or inadvertent costs.
The DeedThis document enables the legal transfer of title from the seller to the buyer. Read this document carefully, verifying all details including the legal description of the property, the deed book, the deed book page, and the Property Identification Number (PIN), if any.

Once a seller sold a $94,000 property, but the deed also legally transferred the seller’s 5 other homes worth $680,000 over to the buyer. There was a huge scramble post-closing to correct this mistake. It could have been a nightmare for the seller if the buyer didn’t honestly transfer the rest of the properties back to the seller.
Statement of Closing CostsThis statement summarizes all the expenses involved in the transaction. This document is easier to understand vs. the HUD-1/Closing Disclosure, but they should tie.
Certificate of TitleIt allows you to state that you have the right to sell the property.

There are also additional documents required in the real estate selling process. These can vary from state to state. Some of the legal documents needed to sell a house by owner are stated below:

Purchase AgreementThis document contains all the information relating to the property and also details about the seller and buyer. It is a legal document that is required when you sell a property.
Bill of SaleA document that specifies the sale of property or transfer of property from the seller to the buyer.
Title AffidavitA notarized document confirming that the seller is the rightful owner of the property and there are no liens.
Survey papersIt contains all the information about the dimensions and location of the property.
Home InspectionA document that contains all the information about the inspection of the house. This is required when you sell a property as an owner or with the help of a Realtor.

Check out our state-specific articles for more information on required documents.

Ask Questions

If this is your first time selling a property by owner or learning how to sell your house by owner, schedule an appointment with the closing agent before the closing date. Before that appointment, do your research and clarify any doubts. Readiness on how to sell your house yourself makes a huge difference.

Bring TWO Forms of Official ID

There would be a licensed notary involved, who will require you to verify your identity. Thus, take a valid driver’s license or passport for identification. Carry a secondary ID, just in case.

Closing documents are legally binding agreements. Ensure you keep the paperwork error-free or you can derail your sale and be forced to re-list your house.

» More: How much money do you save selling a house by owner?

12. Overall Costs

An important factor that can impact the for-sale-by-owner process is determining the overall costs of the deal. The transaction is not only about agent commission and sale price, but also includes other costs. These costs vary from state to state.

Agent CommissionEven if you are selling your home by owner, there are chances that you will interact with represented buyers. This means that you will have to have to pay the buyer commission.
Transfer TaxThis cost is to be paid to the local government when there is a transfer of ownership of the real estate.
Attorney FeeIf you are hiring an attorney to aid in the selling process, then you will have to pay the attorney fee. In some states, an attorney acts as a closing agent which makes the attorney fee compulsory.
Property TaxThis tax is paid to the local government by the property owner.
Title InsuranceTitle insurance helps sellers/buyers from any legalities if there is a flaw in the ownership of the property. The insurance fee can be paid by either seller or buyer based on the negotiations.
Capital Gains TaxMany states require sellers to pay capital gains tax when they sell off a property. The capital gain is the difference between the cost at which the house was sold and the cost at which it was bought.

There are multiple other costs (including closing costs) that are involved when you sell your house. Check out our state-specific articles for more information.

Selling by Owner VS Realtor

There are many differences when you sell your house purely as For Sale By Owner (FSBO) and via a Realtor. But, things have changed over time. There are multiple ways through which a property can be sold by owner in real estate.

Today, we have FSBO platforms like Houzeo that give your listing a good exposure at a flat fee. Here are some of the advantages and disadvantages of selling a home by owner:

Selling a House by Owner (FSBO)Selling a House With a Realtor
✅ You save on seller agent commission ❌ You have to shell out seller agent commission
✅ You have more control over the transaction, showing schedules, marketing, and more❌ You don't have much control as your Realtor takes care of many of the processes
✅ There is no dependence on anyone and you don't have to worry about the quality of the transaction❌ With a Realtor you have a dependency and as a Realtor may work with different clients, there may be quality issues
❌ Selling as FSBO is more stressful as you have to take care of all the processes✅ Selling with a Realtor takes away much of your headache
❌ With FSBO you can have inaccurate pricing of your property✅ A Realtor has all the knowledge of your area and market prices
❌ FSBO means less visibility✅ Selling with a Realtor gives your property more exposure by getting listed on MLS and other real estate websites

Top For Sale By Owner (FSBO) Websites

A thorough comparison between the best in the business

Start Your FREE Listing NOW!

Bottom-line: Selling FSBO in the United States

The process of selling a house by owner is not simple. However, in today’s high-tech world, there’s no need to enlist a full-service agent to sell your own home. One of the best ways to sell FSBO requires you to leverage a sophisticated For Sale By Owner platform like Houzeo.



logo image
  • Listing Fee: $249 to $399
  • Available nationwide
  • Listings featured on Houzeo App

Houzeo is America’s #1 For Sale By Owner platform.

💰 Save Thousands on Commission: Houzeo’s plans are typically a small flat fee. This will save you thousands. If your buyer is unrepresented, you save the buyer agent commission as well.

📣 Maximum Exposure: Listings get syndicated to the MLS, Zillow, Realtor.com, Redfin, Trulia, and hundreds of other websites. Houzeo also has nifty social media sharing tools. No other platform gives you this much exposure.

Fast Listing & Changes: Houzeo is 100% online. Listing is easy and changes are fast. So you can focus on what is most important – your sale.

⭐ 5-Star Customer Support: Home sellers across America have rated Houzeo 4.9 out of 5 stars on major review sites like Google and Trustpilot. There is comfort in the fact that when you call, there is a live person picking up the phone on the other line.

📱 Cutting-edge Technology: Houzeo is the most powerful real estate website. Its advanced features include:

  • IntelliList Listing Management System: Lets you manage your listing 100% online.
  • Houzeo Showings: Manage showing appointments online.
  • Houzeo Offers: All offers are summarized online. You can view and compare offers, or counter an offer. In a multiple-offer situation, you can also call for highest and best offers.
  • Buyer Search: Buyers can contact you directly on Houzeo.com instead of going through a real estate agent.
  • Houzeo Settlement Agent Platform: Guides you to your closing.

No other low cost real estate listing website comes close to offering such features.

👉 Our Take: Houzeo.com is our top pick because it delivers an unbeatable combination of savings, tech features, and service of any flat fee MLS listing service website we’ve reviewed.

»SAVE: Start your free listing on Houzeo.com today!


  • Nationwide coverage
  • Listings get syndicated to Zillow, Realtor.com, Trulia, Redfin, and 100s of other sites
  • Quick listing (within a day with concierge)
  • Savings on commissions
  • 100% online – easy listing, fast changes, online showings, and online offers
  • Mobile app availability

Houzeo has a 4.9 out of 5 rating on Google & Trustpilot.

Houzeo is available nationwide.

Want to know more about Houzeo? Check out our exclusive video that explains everything you need to know about the platform.

What is Houzeo?

An overview of what the platform is all about

Start Your FREE Listing NOW!

In 2020, the percentage of homes sold by owners was 8%, which is pretty less. However, selling your house by owner not only saves you thousands of dollars in commission but also keeps you in control. You talk directly with the buyer or buyer agent, eliminating a middleman. In a nutshell, there is a minimum requirement of a contract to sell a house by the owner.

We have compiled everything you need to know about how to sell a home for sale by owner, state-wise in the below table:

How to Sell your House yourself in the US

NortheastConnecticut, Maine, Massachusetts, New Hampshire, New Jersey, New York, Pennsylvania, Rhode Island, Vermont
MidwestIllinois, Indiana, Iowa, Kansas, Michigan, Minnesota, Missouri, Nebraska, North Dakota, Ohio, South Dakota, Wisconsin
SouthAlabama, Arkansas, Delaware, Florida, Georgia, Kentucky, Louisiana, Maryland, Mississippi, North Carolina, Oklahoma, South Carolina, Tennessee, Texas, Virginia, D.C., West Virginia
WestAlaska, Arizona, California, Colorado, Hawaii, Idaho, Montana, Nevada, New Mexico, Oregon, Utah, Washington, Wyoming

Frequently Asked Questions (FAQs)

What are the top 5 most important things for a For Sale By Owner?

1. Ensure you price your home right
2. Get professional photos taken of your property – remember the most attended open house will be on Houzeo, Zillow, Redfin, etc!
3. List your home on the MLS – It’s literally the most important marketing tool
4. Offer a competitive buyer’s agent commission – You’re saving 3% Seller/Listing Agent commission on Houzeo!
5. Put your contact details on Houzeo, and on Zillow.

Read more about tips to sell your home fast as an FSBO.

What's the biggest regret for home sellers?

According to Zillow’s 2019 Survey, the biggest regret sellers have is not starting the process of preparing to sell sooner. That’s why we’ve created Houzeo – Instant listing and marketing of your home to thousands of buyers via the power of the MLS, Zillow, Redfin, Facebook, and Twitter!

Is MLS needed to sell For Sale By Owner?

Absolutely! MLS is by far the most important tool a real estate agent can provide you. The US Department of Justice says that home sellers can save $6,200 on the sale of median-priced homes by choosing innovative services like MLS-only packages offered by brokers on Houzeo. If your home is more expensive – it’s much much more than that!

Will I have full control of my Flat Fee MLS listing?

Houzeo allows you to request all changes online giving you full control of your listing! Check out this clip on
How to Change Your MLS Listing Including Adding Open Houses… All Online! to learn more.

What are the steps to get my home ready for sale?

(1) Declutter and depersonalize your property.
(2) Make necessary repairs.
(3) Repaint interior walls.
(4) Organize closets and drawers.
(5) Make every surface shine
(6) Eliminate bad odors.
(7) Clean up the landscaping outside.
(8) Make the front door inviting.

How do I list my home for sale in local MLS?

First, log in to Houzeo using your e-mail, Facebook or google plus account. Click “Sell a Property” on the dashboard and fill out the address. Select a listing pan and Houzeo’s IntelliList Management System will make listing home easy and quick for you. Upload photos set a price, and sign your MLS contracts—it’s that easy, and your home will be listed on the local MLS in no time.

How long does it take to get my listing on the MLS?

After you’ve submitted your property info and all details on Houzeo, your home will go live on the same day or the next business day. The MLS system will manually enter the listing that takes extra two business days to process and activate.

What are the necessary documents in closing your home?

Review these important documents in advance before the scheduled closing date. First, the HUD-1 or Closing disclosure that details the amounts you’re charged for, your loan payoffs if any, and the net proceeds you will take to the bank. Depending on how much equity you have in the property, you may need to bring a check (or send a wire) on the closing date.

What do I need to bring during closing?

Before the closing, make sure to prepare two forms of official ID. Use a valid driver’s license or passport—and a secondary as well, just in case. There will likely be a licensed notary who will need you to confirm your identification.

Can I sell my house without a Realtor?

Yes, you can sell your house without a Realtor via For Sale By Owner (FSBO).

Who pays closing costs when selling a house by owner?

The closing costs when selling a house by owner can be paid by either seller or buyer or both. This may vary from state to state.

What is the required paperwork to sell my house by owner?

Selling a house for sale by owner (FSBO) is not easy and requires a lot of paperwork. Documents like HUD-1, Deed, Statement of closing costs, and Certificate of title are common in almost all the states. There is also state-specific paperwork that is required to be completed by you as an owner.

How much money do you save selling by owner?

The biggest savings come from the fact that the owner will not have to pay listing agent commission of 3%. If you get an unrepresented buyer, you can save additional 3%. To overcome the issue of listing agent commission, many For Sale By Owner (FSBO) platforms like Houzeo have come up that allow maximum exposure of your property at a nominal flat fee.

What to know when selling a house by owner?

1) You need to understand the risks and benefits of selling a house by owner, 2) You should get your home ready and get important repairs done, 3) Pricing a home competitively and as per market standards is important, 4) Market your home holistically, 5) Use showing management tool for buyers, 6) Negotiate offers based on market standards and your requirement, and 7) Have deep understanding of closing documents and costs.

How to put my house up for sale by owner?

You can either market your property offline using flyers, yard signs, getting your relatives, friends, and neighbors know about it. Or, you may also choose an FSBO platform like Houzeo that will help list your property on real estate websites and MLS.

How to sell a house by owner for cash?

You can opt for one of the following to sell your house fast by owner:

1. Sell Your House As Is: Selling a house as-is by owner can help you save time by bypassing repairs. It also helps you in saving thousands of dollars.
2. Sell Your House For Cash: Cash companies can offer you cash right away and ensure your house is sold quickly. There are various types of cash companies that can ensure that the deal is closed instantly.
3. Offer Your House To A Flipper: Flippers in real estate are buyers that buy a property in its existing condition, repair it, and sell it at a higher price. Selling your house to a flipper will help you save time and dollars.

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