Boerne, TX Homes for Sale under $800,000

• 

  

  

  /33

  $509,995

  • 4 Beds
  • 2 Baths
  • 2,407 Sq Ft

  8910 Fowler Hill, Boerne, TX 78015

  Welcome to 8910 Fowler Hl, ideally situated on a cul-de-sac lot within a desirable gated community! This beautifully updated home offers a spacious and functional layout designed for comfortable everyday living and entertaining. Property features 4 bedrooms plus an office. The kitchen features granite countertops, gas cooking, and under-cabinet lighting, flowing seamlessly into the main living

  Vince Salas Texas Home Realty

  8910 Fowler Hill, Boerne, TX 78015
• 

  

  

  /38

  $767,000

  $27K PRICE DROP

  • 3 Beds
  • 3.5 Baths
  • 2,740 Sq Ft

  302 Paradise Point Dr, Boerne, TX 78006

  OWNER FINANCING AVAILABLE FOR QUALIFIED BUYERS! Call agent for terms and conditions! This stunning custom-built residence is situated within a secure gated community atop one of Tapatio Springs' highest elevations. Adorned with exquisite wood floors and ceramic tiles, this home boasts an airy open floor plan and an expansive porch that offers a truly awe-inspiring view. Its single-story design

  John Parker Trophy Properties, LLC

  302 Paradise Point Dr, Boerne, TX 78006
• 

  

  

  /32

  $575,000

  • 3 Beds
  • 2 Baths
  • 1,582 Sq Ft

  708 Mountain Creek Trail, Boerne, TX 78006

  If you are looking for space, privacy, tranquility on a hill?!?! Here it is! This immaculately maintained home sits on 3+ beautiful and fully fenced acres. The main house offers updated wood laminate flooring throughout, 3 bedrooms, 2 full bath a large kitchen with updated counters, a cozy living room with FP, that leads out to a covered deck that stretches almost the entire length of the home

  Petra Richardson Home Team of America

  708 Mountain Creek Trail, Boerne, TX 78006
• 

  

  

  /58

  $728,094

  New Construction

  • 4 Beds
  • 4 Baths
  • 3,003 Sq Ft

  238 Boulder Creek, Boerne, TX 78006

  This 2 story brick home features an entertainment room, fireplace, free standing tub, 20' ceiling height in Great room, lots of windows, two bedrooms down and two bedrooms upstairs with a gameroom. Home under construction with an estimated December completion.

  Highland Homes Builder

  238 Boulder Creek, Boerne, TX 78006
• 

  

  

  /9

  $689,900

  • Land
  • 1.27 Acres
  • $543,228 per Acre

  45 Las Campanas, Boerne, TX 78006

  Spectacular view homesite located in the highly desirable neighborhood of Clubs Village in Cordillera Ranch. Come design and build your dream home with Lifestyle by Stadler on this elevated corner homesite overlooking the Texas Hill Country and breathtaking rolling hills of Cordillera Ranch. Just a short golf cart ride away from Cordillera Ranch's sprawling clubhouse, tennis and pickleball

  Gary Short CR Realty, LLC

  45 Las Campanas, Boerne, TX 78006
• 

  

  /33

  $535,000

  $64K PRICE DROP

  • 5 Beds
  • 4 Baths
  • 2,734 Sq Ft

  29778 Slate Creek, Boerne, TX 78015

  Motivated Sellers!!! Rare 5 bedroom home in beautiful Elkhorn Ridge community. Currently the only 5 bedroom available in Fair Oaks Ranch under $600K. Highly desirable layout with a secondary bedroom and full bath on the first floor in addition to the primary suite. Primary suite offers great natural light, large walk-closet, and updated bathroom with separate tub and shower. Upstairs includes 3

  Kristen Carden eXp Realty

  29778 Slate Creek, Boerne, TX 78015
• 

  

  /37

  $659,000

  $91K PRICE DROP

  • 3 Beds
  • 2 Baths
  • 2,732 Sq Ft

  1140 Desert Gold, Boerne, TX 78006

  Welcome to 1140 Desert Gold - where country charm meets modern flexibility on a property designed for the way people actually live today. A rare opportunity to own a fully renovated Hill Country Retreat with a 2.25% assumable FHA loan! If you have been dreaming of peaceful Hill Country living without sacrificing convenience this beautifully renovated property is a must see! Situated on 3.62

  Megan Valdenegro North Star Realty Professional

  1140 Desert Gold, Boerne, TX 78006
• 

  

  /49

  $599,000

  $226K PRICE DROP

  • Land
  • 10.22 Acres
  • $58,611 per Acre

  Tract 23-26 Seewald Rd Unit 21, Boerne, TX 78006

  **Lot 28 – 10 Ag-Exempt Acres with Stunning Hill Country Views Near Boerne** Discover the beauty of Texas Hill Country living on Lot 28, a spectacular 10-acre ag-exempt property located just 8 minutes north of Boerne off scenic Sisterdale Highway. Offering rolling terrain, expansive views, and exceptional privacy, this property provides the perfect setting for a custom home, family retreat, or

  Jennifer Stearns Phyllis Browning Company (FBG)

  

  Tract 23-26 Seewald Rd Unit 21, Boerne, TX 78006
• 

  

  /23

  $534,990

  New Construction

  • 4 Beds
  • 3 Baths
  • 2,408+ Sq Ft

  Cameron Plan at Windsong, Boerne, TX 78006

  This is an impressive one-story home featuring a gallery entry, flex room, and family room open to a grand kitchen and dining area. The home also includes an elegant master suite, three additional bedrooms and two additional bathrooms. Opportunities to personalize this home are available including a shower and bathtub configuration at the master bath, dining room and master bedroom extensions,

  Scott Felder Homes Builder

  9924 Aurora Hl St Unit 38236919, Boerne, TX 78006
• 

  

  /44

  $789,999

  $25K PRICE DROP

  • 4 Beds
  • 3.5 Baths
  • 3,100 Sq Ft

  101 Shady Ridge Dr, Boerne, TX 78006

  This beautiful piece of acreage in River Mountain Ranch offers a classic Texas Hill Country lifestyle, combining a spacious 5.6-acre lot with exceptional privacy to create a tranquil oasis. The home is designed for both cozy retreats and casual entertaining, centered around timeless materials and fixtures. The heart of the home is an Open Kitchen and Living Space, featuring granite countertops,

  Bettina Tolin Hill Country Home And Land LLC

  101 Shady Ridge Dr, Boerne, TX 78006
• 

  

  /4

  $624,900

  New Construction $38K PRICE DROP

  • 4 Beds
  • 3 Baths
  • 2,574 Sq Ft

  206 Sasparilla, Boerne, TX 78006

  Home office with French doors set at entry with 12-foot ceiling. Coffered extended entry leads to open family room, kitchen and dining area. Family room features wall of windows and a wood mantel fireplace. Kitchen features corner walk-in pantry, a 5-burner gas cooktop, double wall oven, and generous island with built-in seating space. Primary bedroom highlights 12-foot ceiling and wall of

  Perry Homes Builder

  206 Sasparilla, Boerne, TX 78006
• 

  

  /18

  $519,990

  New Construction

  • 4 - 5 Beds
  • 3 Baths
  • 2,953+ Sq Ft

  Lavender Plan at Windsong - Reserve Series, Boerne, TX 78006

  Exceptional craftsmanship and sophistication combine with genuine comforts to make each day delightful in The Lavender floor plan David Weekley Homes in Windsong. Flex your interior design skills in the limitless lifestyle potential of the sunny family and dining area. Birthday cakes, impressive dinners, and shared memories of holiday treats all begin in the tasteful kitchen nestled at the heart

  David Weekley Homes Builder

  9968 Aurora Hills St Unit 37961181, Boerne, TX 78006
• 

  

  /33

  $599,000

  $126K PRICE DROP

  • Land
  • 10.71 Acres
  • $55,929 per Acre

  Tract 18-26 Seewald Rd Unit 12, Boerne, TX 78006

  **Lot 12 – Private, Tree-Covered 10 Ag-Exempt Acres Near Boerne** If you're searching for a private homesite with mature trees and the feeling of being surrounded by nature, Lot 18 is one of the most desirable properties in this exceptional Hill Country community. Located just 8 minutes north of Boerne off Sisterdale Highway, this beautiful 10-acre ag-exempt tract offers a rare combination of

  Jennifer Stearns Phyllis Browning Company (FBG)

  

  Tract 18-26 Seewald Rd Unit 12, Boerne, TX 78006
• 

  

  /25

  $579,900

  $19K PRICE DROP

  • 5 Beds
  • 3.5 Baths
  • 3,870 Sq Ft

  8835 Napa Landing, Boerne, TX 78015

  Awesome 2 Story Plan in Napa Oaks, Builders Model Home. Outstanding features include; Spiral Staircase, granite tops, SS Appliances, Gas Cook-top, 42" upper cabinets. Covered Patio, full Landscaped yard, Full Sprinkler system. This 5BR, 3.5 bath home is Beautiful with all the Builder Upgrades. Pool and Rec Ctr nearby, Boerne Schools, Easy access to IH-10, The Rim, Shopping, etc. Approx 3870 SF,3

  Tony Mangus Mangus Realty Group

  8835 Napa Landing, Boerne, TX 78015
• 

  /2

  $571,741

  New Construction

  • 4 Beds
  • 3.5 Baths
  • 2,811 Sq Ft

  9911 Rockcress Rd, Boerne, TX 78006

  Comfort and luxury inspire every lifestyle refinement of The Violet by David Weekley Homes. A multi-function island and expansive view of the sunny living and dining spaces contribute to the culinary layout of the glamorous kitchen.Refresh and relax in the Owner’s Retreat, complete with an en suite Owner’s Bath and walk-in closet. A main-level guest room and a pair of upstairs bedrooms

  David Weekley Homes Builder

  9911 Rockcress Rd, Boerne, TX 78006
• 

  

  /50

  $599,000

  Open Sun 1PM - 4PM $26K PRICE DROP

  • 4 Beds
  • 3.5 Baths
  • 3,304 Sq Ft

  27106 Falls Cove, Boerne, TX 78015

  Welcome to 27106 Falls Cove, a beautifully maintained 3304 square foot, two-story home offering incredible curb appeal, fresh landscaping, and an exceptional floor plan designed for both everyday living and entertaining. Inside, the open-concept design centers around an entertainer's kitchen that flows seamlessly into the spacious living area, anchored by a beautiful fireplace and filled with

  Michael Gillispie Compass RE Texas, LLC - Houston

  27106 Falls Cove, Boerne, TX 78015
• 

  

  /46

  $799,000

  $20K PRICE DROP

  • 4 Beds
  • 3.5 Baths
  • 2,807 Sq Ft

  9707 Windwood Dr, Boerne, TX 78006

  Escape to your own private slice of the Texas Hill Country. Situated on a heavily wooded, secluded 3.57-acre lot behind a secure gated entry, this Boerne property delivers space, quiet surroundings, and freedom with no HOA. Step outside into your own private retreat. Surrounded by mature trees and natural privacy, the property features a deep pool ready for hot Texas summers, relaxing weekends,

  Tyler Bradford Our Texas Real Estate

  9707 Windwood Dr, Boerne, TX 78006
• 

  

  /5

  $715,000

  • Land
  • 10 Acres
  • $71,500 per Acre

  0 Carriage Row, Boerne, TX 78006

  Prime lot at 0 Carriage Row in Boerne, TX, offering an excellent opportunity for a custom home or small land development. Located in a quiet community just minutes from downtown Boerne, shopping, dining, major roadways, and top-rated Boerne ISD schools. Surrounded by quality homes and mature trees, this property combines Hill Country charm with strong long-term investment potential.

  Jacob Bremer Keller Williams Realty

  0 Carriage Row, Boerne, TX 78006
• 

  /2

  $629,990

  New Construction

  • 4 Beds
  • 3 Baths
  • 2,620 Sq Ft

  422 Fandango, Boerne, TX 78006

  The Hillsboro is a brand new one story plan, featuring open concept living with four bedrooms, three full bathrooms, large family room, two dining areas, covered patio and two car garage. Options for personalizing this home include a private casita with separate entrance, bonus room, study in lieu of formal dining, bay windows, extended covered patio and outdoor living,

  Scott Felder Homes Builder

  422 Fandango, Boerne, TX 78006
• 

  

  /69

  $719,000

  • 4 Beds
  • 3 Baths
  • 3,261 Sq Ft

  28960 Fairs Gate, Boerne, TX 78015

  A gorgeous Highland Homes elevation, a private greenbelt lot, and a pool out back, all behind the gates of Front Gate in Fair Oaks Ranch. The street presence is a Highland staple, and it only gets better inside: soaring ceilings, rich wood floors, fresh white paint, and walls of windows pulling in natural light from every direction. Built in 2014 and thoughtfully updated since, this 4 bedroom, 3

  Cleopatra Talos GoSellTexas Realty

  28960 Fairs Gate, Boerne, TX 78015
• 

  

  /48

  $564,900

  • 4 Beds
  • 3.5 Baths
  • 3,101 Sq Ft

  27233 Nichols Pass, Boerne, TX 78015

  Refined, elegant, and perfectly positioned - 27233 Nichols Pass is a stunning one-and-a-half story retreat nestled within the exclusive gated community of Ridge Creek in Boerne, Texas. From the moment you pass through the controlled access gates of Ridge Creek, you immediately sense that this is a community apart - and 27233 Nichols Pass delivers on that promise at every turn. With an exceptional

  Dan Bender Coldwell Banker D'Ann Harper, REALTOR

  27233 Nichols Pass, Boerne, TX 78015
• 

  

  /3

  $562,990

  New Construction

  • 4 Beds
  • 3 Baths
  • 2,593+ Sq Ft

  Hildago Plan at Windsong, Boerne, TX 78006

  Scott Felder Homes Builder

  9924 Aurora Hl St Unit 38236920, Boerne, TX 78006
• 

  

  /3

  $594,990

  New Construction

  • 4 Beds
  • 3.5 Baths
  • 2,632 Sq Ft

  Malani Plan at Esperanza - 60's, Boerne, TX 78006

  Life looks a little different for everyone, and the single-story Malani plan is designed to meet you where you are. An open layout connects the kitchen, dining nook, and family room for seamless everyday routines, while a covered patio extends your space for entertaining or unwinding. The inviting bedrooms encourage rest and relaxation for the entire family, and versatile spaces, such as the

  Chesmar Builder

  218 Navarro Unit 41269196, Boerne, TX 78006
• 

  

  /14

  $603,990

  New Construction

  • 4 Beds
  • 3 - 5 Baths
  • 2,608 Sq Ft

  Hillsboro Plan at Esperanza, Boerne, TX 78006

  The Hillsboro is a brand new one story plan, featuring open concept living with four bedrooms, three full bathrooms, large family room, two dining areas, covered patio and two car garage. Options for personalizing this home include a private casita with separate entrance, bonus room, study in lieu of formal dining, bay windows, extended covered patio and outdoor living,

  Scott Felder Homes Builder

  214 Navarro Unit 37028042, Boerne, TX 78006
• 

  

  /45

  $680,000

  $55K PRICE DROP

  • 3 Beds
  • 2.5 Baths
  • 2,981 Sq Ft

  26315 Quail Grove Ln, Boerne, TX 78006

  NEW PRICE IMPROVEMENT - $680,000. A RARE FIND AND AN EXCEPTIONAL VALUE IN THE TRAILWOOD SUBDIVISION! UNIQUE HILL COUNTRY POST-AND-BEAM RETREAT WITH PANORAMIC VIEWS! UNIQUE HILL COUNTRY POST-AND-BEAM RETREAT WITH PANORAMIC VIEWS!!! This one-of-a-kind home blends Hill Country charm with Mid-Century Modern design, creating a light-filled retreat that embraces its natural surroundings. Thoughtfully

  Sheree Nelson JB Goodwin, REALTORS

  26315 Quail Grove Ln, Boerne, TX 78006
• 

  /2

  $679,990

  New Construction

  • 4 Beds
  • 3 Baths
  • 2,872 Sq Ft

  401 Verdad Way, Boerne, TX 78006

  lcome to 401 Verdad Way, featuring the Jester by Scott Felder Homes, a beautifully designed single-story home situated on a desirable corner homesite in Esperanza. Offering 2,872 square feet, this thoughtfully designed home features 4 bedrooms, 3 full baths, a private home office, spacious game room and 3-car garage.The impressive open-concept family room features a vaulted ceiling with

  Scott Felder Homes Builder

  401 Verdad Way, Boerne, TX 78006
• 

  

  /47

  $565,000

  $30K PRICE DROP

  • 4 Beds
  • 3 Baths
  • 2,558 Sq Ft

  29739 Elkhorn Ridge, Boerne, TX 78015

  Enjoy country-style living in the heart of Fair Oaks Ranch at 29739 Elkhorn Ridge, where this beautiful 4-bedroom, 3-bath home backs to a peaceful wet-weather creek with no rear neighbors and frequent visits from local wildlife, including whitetail deer, axis, turkey, and more. Located in a sought-after gated community, this 2021 Princeton Classic Homes residence offers 2,558 sq. ft. of

  Hunter Wagner Cibolo Creek Realty, LLC

  29739 Elkhorn Ridge, Boerne, TX 78015
• 

  $537,990

  New Construction

  • 4 Beds
  • 2.5 Baths
  • 2,986 Sq Ft

  The Cedar (4012) Plan at Fox Falls, Boerne, TX 78006

  The Cedar's curved staircase is the centerpiece of this sprawling open-concept. Cook dinner in the kitchen without missing the conversation in the living room. Upstairs, the game room affords endless possibilities.

  Meritage Homes Builder

  10714 Yellowtail Blvd Unit 37075400, Boerne, TX 78006
• 

  

  /42

  $549,000

  • 3 Beds
  • 2 Baths
  • 1,542 Sq Ft

  29050 Noll Rd, Boerne, TX 78015

  Rare opportunity to own a one-of-a-kind historic farmhouse in the heart of Fair Oaks Ranch. Thoughtfully renovated while preserving its original character, this distinctive property combines timeless charm with modern updates. The main living area features original 11-foot wood ceilings, creating a warm and inviting sense of space. Extensive renovations include new HVAC, plumbing, electrical, and

  Amber Vanlandingham JPAR San Antonio

  29050 Noll Rd, Boerne, TX 78015
• 

  

  /23

  $517,640

  New Construction

  • 4 Beds
  • 2.5 Baths
  • 2,598 Sq Ft

  135 Hazel Peak, Boerne, TX 78006

  Step into The Caspian at The Birch at Spencer Ranch in Boerne, TX. This two-story home offers 4 bedrooms, 2.5 bathrooms, a 2-car garage, 2,597 square feet of living space, two exterior options, and full-yard landscaping with irrigation.An inviting entry leads past a private study into an open-concept living room, dining area, and kitchen designed for everyday living and entertaining. The

  D.R. Horton Builder

  135 Hazel Peak, Boerne, TX 78006
• 

  

  /26

  $585,000

  $35K PRICE DROP

  • 5 Beds
  • 3.5 Baths
  • 2,980 Sq Ft

  113 Brunswick Dr, Boerne, TX 78006

  SELLER FINANCE OPPORTUNITY with great terms!!! Nestled in the desirable Woods of Frederick Creek community in Boerne, this spacious two-story home offers 5 bedrooms, 3.5 baths, and approximately 2,980 square feet of well-designed living space. The main level features a generously sized primary suite with room for a sitting area, along with multiple living and dining areas that create a flexible

  Andrea Wollenzin Phyllis Browning Company

  113 Brunswick Dr, Boerne, TX 78006
• 

  $502,995

  New Construction

  • 2 Beds
  • 2.5 Baths
  • 2,224 Sq Ft

  Elissa Plan at Regency at Esperanza - Sardana Collection, Boerne, TX 78006

  With gorgeous open-concept spaces and private retreats, the Elissa is ideal for many lifestyles. The lovely foyer with a tray ceiling flows into a casual dining area and spacious great room with views to a desirable rear covered patio. The well-appointed kitchen is highlighted by a large center island with breakfast bar, plenty of counter and cabinet space, and an ample walk-in pantry. Enhancing

  Toll Brothers, Inc. Builder

  103 Miraval Unit 36357631, Boerne, TX 78006
• 

  

  /33

  $615,000

  $10K PRICE DROP

  • 3 Beds
  • 3 Baths
  • 2,662 Sq Ft

  8519 Nichols Tree, Boerne, TX 78015

  Look no farther!!! Luxury meets resort-style living in this stunning, fully upgraded Rialto home featuring 3 bedrooms, 3 full bathrooms, a spacious flex room with beautiful glass double doors right off the main foyer, and a versatile second living area that can serve as a formal dining room, game room, or a second living space with private access to the backyard oasis. The chef-inspired kitchen

  Jaime Adams Keller Williams Heritage

  8519 Nichols Tree, Boerne, TX 78015
• 

  

  /35

  $710,000

  • 4 Beds
  • 4 Baths
  • 2,946 Sq Ft

  203 Kendall Pointe Dr, Boerne, TX 78015

  Peace & tranquility welcomes YOU in this custom built,Colonial style home on a secluded, cul de sac & greenbelt in the gated Kendall Pointe community. Owned by 1 family for 30 years! Natural light adorns wood floors in 2 Living areas accentuated by dual wood-burning fireplaces. Plenty of room for everyone in your family! Multiple venues for entertaining -whether you're serving tapas & beverages

  JENNIFER SAMPLE New Heights Real Estate

  203 Kendall Pointe Dr, Boerne, TX 78015
• 

  

  /3

  $537,990

  New Construction

  • 4 Beds
  • 3.5 Baths
  • 2,870+ Sq Ft

  Grapeland Plan at Windsong - Legacy Series, Boerne, TX 78006

  Build your future on a foundation of timeless comforts and top-quality construction with The Grapeland floor plan by David Weekley Homes in Windsong. The chef’s kitchen provides a dine-up island and an out-of-sight storage and prep space. Open sight lines and gentle sunlight allow your personal style to shine in the impressive family and dining spaces overlooking the covered porch and backyard.

  David Weekley Homes Builder

  9968 Aurora Hill St Unit 37961179, Boerne, TX 78006
• 

  

  /49

  $650,000

  • 3 Beds
  • 2 Baths
  • 2,011 Sq Ft

  28337 Leslie Pfeiffer Dr, Boerne, TX 78015

  Nestled beneath a canopy of beautiful mature oak trees in Fair Oaks Ranch, 28337 Leslie Pfeiffer Dr offers the perfect blend of privacy, convenience, and Hill Country charm. Situated on 2.42 scenic acres with a wet weather creek, this beautifully updated 3 bedroom, 2 bathroom home features 2,011 sq ft and an inviting setting that truly must be experienced in person. Buyers are encouraged to walk

  Matthew Oldfather Compass RE Texas, LLC.

  28337 Leslie Pfeiffer Dr, Boerne, TX 78015
• 

  

  /46

  $564,700

  $60K PRICE DROP

  • 3 Beds
  • 2.5 Baths
  • 2,244 Sq Ft

  41 Mariposa Pkwy W, Boerne, TX 78006

  Major Price Improvement! Seller says, let's get it sold! Looking for long range Texas Hill Country views, here it is! This inviting open-concept floor plan ideal for both everyday living and entertaining. Beautiful tile flooring flows throughout the entryway to the main living areas, complemented by a spacious dining area with built in buffet, rock accent wall and an abundance of natural light.

  Amy Boehm Keller Williams Boerne

  41 Mariposa Pkwy W, Boerne, TX 78006
• 

  $551,990

  New Construction

  • 5 Beds
  • 3.5 Baths
  • 3,847 Sq Ft

  The Beckley (C459) Plan at Fox Falls, Boerne, TX 78006

  The Beckley's front flex space and family room with volume ceiling make a striking impression. Tucked in the rear of the home, the primary suite is secluded from the four secondary bedrooms, game room, and media upstairs.

  Meritage Homes Builder

  10714 Yellowtail Blvd Unit 37075399, Boerne, TX 78006
• 

  /2

  $698,873

  New Construction

  • 3 Beds
  • 3 Baths
  • 2,447 Sq Ft

  201 Cinnamon Creek, Boerne, TX 78006

  Sitterle Homes Builder

  201 Cinnamon Creek, Boerne, TX 78006
• 

  

  /44

  $769,000

  $20K PRICE DROP

  • 2 Beds
  • 2.5 Baths
  • 2,224 Sq Ft

  114 Cave Cir, Boerne, TX 78006

  Great horse property on 7.51 acres in the beautiful Texas Hill Country! This distinctive Hill Country stone home offers 2 bedrooms, 2.5 bathrooms, a private study with built-in bookcases, and a unique reverse floor plan designed to capture the surrounding Hill Country views. The upper level features an inviting living area with a wood-burning fireplace, wood floors, custom cabinetry, granite

  Mindy Thomas Mindy Thomas Realty

  114 Cave Cir, Boerne, TX 78006

Showing Results 281 - 320, Page 8 of 12