Homes for Sale near Las Virgenes Independent

• 

  

  

  /11

  $27,500

  • Land
  • 0.09 Acre
  • $302,863 per Acre

  614 Reithe Ave, Calabasas, CA 91302

  Small park-like lot in the highly sought-after community of Monte Nido. Ensconced in old-growth oaks and with several seasonal streams, the neighborhood is a peaceful retreat in a beautiful mountain location between Malibu and Calabasas. 614 Reithe totals approximately 3,956 sq. ft. and the adjacent lot is also for sale. Paved streets, water, and power are all available to both lots. Buyer to

  Justin Cumbee Compass

  614 Reithe Ave, Calabasas, CA 91302
• 

  

  

  /79

  $540,000

  • 3 Beds
  • 3 Baths
  • 2,160 Sq Ft

  23777 Mulholland Hwy Unit 122, Calabasas, CA 91302

  Discover Your Dream Home in Calabasas Village - Where Lifestyle Meets Affordability Step into a home where comfort, luxury, and opportunity come together to enrich your life. This spacious 2,160 sq. ft. triple-wide home offers not just a place to live, but a place to thrive. A Home Designed for You. Imagine cooking meals in your beautifully upgraded kitchen, surrounded by stainless steel

  Carrie Heinzen HomeQuest

  23777 Mulholland Hwy Unit 122, Calabasas, CA 91302
• 

  

  

  /20

  $175,000

  • Land
  • 5 Acres
  • $34,266 per Acre

  034 Red Rock Rd, Topanga, CA 90290

  Owner may carry financing with a significant down payment. Your own secluded valley in Topanga Park! 5.1 acres, appears to have paved road access and utilities in the street. The access to Red Rock Rd leads to a little valley which looks to have the perfect spot to build your home. Tucked away in a cove, giving the ultimate private setting. Create your own trails on your property as the terrain

  Patrick Schmidt Sharon Rose Realty, Inc.

  034 Red Rock Rd, Topanga, CA 90290
• 

  

  

  /5

  $598,000

  • 3 Beds
  • 2 Baths
  • 2,108 Sq Ft

  23777 Mulholland Hwy Unit 121, Calabasas, CA 91302

  Beautiful designer-esque & spacious Calabasas Village home. A 3 bedroom 2 bath entertainer's home of gracious and expansive living space with more than 2108 sq ft (2380 with cabana). This stunning home has so much to offer. Elegant large kitchen, Brazilian Granite counters, custom wood cabinets, stainless steel appliances, kitchen island. So much to love: laminate flooring, double paned

  Carrie Heinzen HomeQuest

  23777 Mulholland Hwy Unit 121, Calabasas, CA 91302
• 

  

  

  /14

  $1,650,000

  • Land
  • 10 Acres
  • $171,965 per Acre

  34550 Mulholland Hwy, Malibu, CA

  Nestled amidst the rolling hills of Malibu, California, "CastleKeep" stands as a beacon of serenity and luxury. Surrounded by lush greenery and commanding panoramic views of the Santa Monica Mountains, this address embodies the essence of Mountain living at its finest. Each corner of the 9.5 acre property invites exploration, from the expansive outdoor living spaces perfect for entertaining to

  Samuel Johnston Coldwell Banker Realty

  34550 Mulholland Hwy, Malibu, CA
• 

  

  /35

  $16,500,000

  • 5 Beds
  • 8 Baths
  • 7,500 Sq Ft

  715 Crater Camp Dr, Calabasas, CA 91302

  Oaktree Ranch is a stunning 19-acre equestrian estate conveniently located just 10 minutes from the Malibu business district and the 101 freeway. Upon entering the gated estate, you'll be greeted by a meandering road that winds through towering oak trees, leading to the Mark Rios-designed manor house. The sumptuous primary suite is located alone on the second floor and features an office, two

  Stephen Shapiro Westside Estate Agency Inc.

  715 Crater Camp Dr, Calabasas, CA 91302
• 

  

  /26

  $4,999,999

  • Land
  • 1.16 Acres
  • $4,328,629 per Acre

  23621 Long Valley Rd, Hidden Hills, CA 91302

  Attention all developers, investors, and end-user homebuyers seeking an RTI-ready property! Nestled on a secluded enclave just off Long Valley Road in prestigious Hidden Hills, this prime opportunity with endless possibilities for crafting a dream home. The existing site is off a private road on a 1.16-acre lot site awaits it's transformation. Provided plans are to build a two-story 14,310 sq.

  Danielle Peretz The Beverly Hills Estates

  23621 Long Valley Rd, Hidden Hills, CA 91302
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  /3

  $89,000

  • Land
  • 0.06 Acre
  • $1,379,845 per Acre

  0 Old Topanga Canyon Rd Unit IV24224761, Topanga, CA 90290

  Presenting 2,808 sq ft of undeveloped land, nestled near residential homes on a picturesque wooded street. This is a prime opportunity to invest in a prestigious neighborhood. Buyers are encouraged to conduct all necessary investigations. Photo of home is rendering and there is no structure on the Land it is raw land.

  TERESA CONTRERAS HOMELINK REALTY INC.

  0 Old Topanga Canyon Rd Unit IV24224761, Topanga, CA 90290
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  /17

  $475,000

  • Land
  • 0.24 Acre
  • $1,944,331 per Acre

  2717 Halsey Rd, Topanga, CA 90290

  Live at the peak. Attention developers and anyone looking to build a home on a "10 out of 10" view lot in Topanga. This is one of very few opportunities off of Old Topanga Canyon to own a quarter acre lot with unobstructed 360 degree views of Red Rocks and the surrounding canyon. Located on a locals-only quiet street, with fruiting trees and hands down one of the best views in Topanga, this

  Adam Brawer Compass

  2717 Halsey Rd, Topanga, CA 90290
• 

  

  /11

  $3,590,000

  • 6 Beds
  • 8 Baths
  • 9,991 Sq Ft

  24359 La Masina Ct, Calabasas, CA 91302

  Once-in-a-lifetime opportunity to own and develop the most awe-inspiring property in Calabasas! Situated behind the prestigious guard gates of Vista Pointe, this architectural compound offers the utmost in privacy and safety, perched atop a stunning hillside with panoramic city light views. Designed for those seeking a one-of-a-kind trophy estate, the property includes professional renderings and

  Emil Hartoonian The Agency

  24359 La Masina Ct, Calabasas, CA 91302
• 

  

  /33

  $1,695,000

  • 4 Beds
  • 2 Baths
  • 1,850 Sq Ft

  5849 Belbert Cir, Calabasas, CA 91302

  Welcome to 5849 Belbert Cir, Calabasas—situated on a tranquil cul-de-sac, this beautifully renovated home boasts stunning panoramic mountain views.This spacious single-story residence features 4 bedrooms and 2 fully upgraded modern bathrooms, ensuring both comfort and convenience. The inviting living room, complete with a cozy fireplace, is perfect for entertaining guests or enjoying quiet

  Roshanak Sarparast Pinnacle Estate Properties, Inc.

  5849 Belbert Cir, Calabasas, CA 91302
• 

  

  /23

  $4,115,000

  • Land
  • 26 Acres
  • $155,342 per Acre

  0 Tbd Unit 11349044, Hidden Hills, CA 91302

  Welcome to one of the most prestigious areas of Southern California. This gorgeous mountainous 26.49 acre property is located in the heart of Conejo Valley. It is close proximity to West San Fernando Valley within the famous Santa Monica Mountains. This land is currently in the City of Hidden Hills' Sphere of Influence, making it a unique potential candidate for annexation. The location is quite

  Rachel Welch Hayden Outdoors Real Estate

  0 Tbd Unit 11349044, Hidden Hills, CA 91302
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  /25

  $4,115,000

  • Land
  • 26 Acres
  • $155,342 per Acre

  0 Mureau Rd, Hidden Hills, CA 91302

  This prime piece of versatile land has unlimited potential for the right buyer. It would make a lovely home site for a professional who wants upside appreciation in their property. It could be ideal for a developer who is passionate about potential annexation into the city of Hidden Hills. It is in the Sphere of Influence. The City Planner/Engineer is open to discussion about assisting in the

  Rachel Welch Hayden Outdoors Real Estate Corp

  

  0 Mureau Rd, Hidden Hills, CA 91302
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  /26

  $1,124,000

  • 3 Beds
  • 2.5 Baths
  • 2,238 Sq Ft

  22663 Margarita Dr, Woodland Hills, CA 91364

  Warm and Welcoming Woodland Hills Charmer with Award Winning Schools! A light and bright formal entry invites you into this classic Woodland Hills home. The living room opens to an enclosed patio area and unique atrium offering indoor / outdoor living opportunities. An oversized dining room complements a very spacious family room with cathedral ceilings, a cozy fireplace and wet bar. The kitchen

  Joseph Andrews Pinnacle Estate Properties, Inc.

  22663 Margarita Dr, Woodland Hills, CA 91364
• 

  

  /15

  $349,000

  • Land
  • 0.16 Acre
  • $2,181,250 per Acre

  2411 Highpoint Dr, Agoura Hills, CA 91301

  Fantastic plot of land that use to host a classic Malibou Lake Cabin. Lost in the fire but ready for someone to re-create another classic. From one side you view out over the lake and the other you look up at the grandeur of Sugarloaf Mountain. What a great spot for a weekend getaway or permanent home offering all the outdoor enjoyment Malibou Lake has to offer. Malibou Lake is a private

  David McLaughlin Keller Williams Westlake Village

  2411 Highpoint Dr, Agoura Hills, CA 91301
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  /26

  $3,499,000

  • 3 Beds
  • 4 Baths

  730 Crater Camp Dr, Calabasas, CA 91302

  Lowered Price! RTI-Ready Opportunity in the captivating Monte Nido community! This is an unparalleled, once-in-a-lifetime opportunity to craft a dream estate in the highly sought-after enclave, perfectly located between Malibu and Calabasas. With ready-to-issue permits for an exceptional main house, a permitted guest house, and plans for a 7-car detached barn garage/pool house, this property

  Donovan Healey Coldwell Banker Realty

  730 Crater Camp Dr, Calabasas, CA 91302
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  /42

  $750,000

  • Land
  • 0.45 Acre
  • $1,662,603 per Acre

  2229 Pinecrest Rd, Agoura Hills, CA 91301

  Rodeo Realty is proud to present Shangri-La in Agoura Hills! Don’t miss this opportunity to build your own cabin, artist studio or spiritual retreat on a one-of-a-kind nearly half acre lot. Immerse yourself in this idyllic mountain sanctuary year-round or for weekend getaways, where breathtaking sunrises and sunsets glimmer on the lake, decorate the mountains with ever-changing colors, and

  Marla Rhoades Rodeo Realty

  2229 Pinecrest Rd, Agoura Hills, CA 91301
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  /35

  $1,405,000

  • 4 Beds
  • 3 Baths
  • 1,833 Sq Ft

  6153 Debs Ave, Woodland Hills, CA 91367

  Come over to this exquisite and inviting home of tartan grid, which has been extensively remodeled and upgraded from interior to exterior. This pleasant home has 4 spacious Bedrooms, 3 Bathrooms, gourmet kitchen with white cabinets, self closing doors, pull-outs and waterfall quartz counter tops.A specious master suite with 2 closets, en-suite large walk-in shower for rejuvenation at the

  Jay Patel Coldwell Banker Exclusive

  6153 Debs Ave, Woodland Hills, CA 91367
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  /31

  $4,990,000

  • 5 Beds
  • 3 Baths
  • 2,859 Sq Ft

  24910 John Fremont Rd, Hidden Hills, CA 91302

  Nestled within the much sought after gated community of Hidden Hills. This 5 bedroom, 3 bath original ranch-style residence and adjacent lot are situated on a quiet cul-de-sac street offering a rare opportunity for those with a vision to create their dream home. Whether you're a developer looking to craft a luxurious masterpiece or an end-user with an eye for potential, this property offers a

  Dana & Jeff Luxury Homes Compass

  24910 John Fremont Rd, Hidden Hills, CA 91302
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  /38

  $968,000

  • 3 Beds
  • 2.5 Baths
  • 2,017 Sq Ft

  30112 Elizabeth Ct, Agoura Hills, CA 91301

  Welcome to 30112 Elizabeth Ct, a stunning 3-bedroom, 3-bathroom home nestled in the tranquil community of Agoura Hills. This elegant residence offers 2,017 square feet of meticulously maintained living space, perfect for those seeking a blend of comfort and sophistication.As you step inside, you'll be greeted by an open floor plan that seamlessly connects the living, dining, and kitchen

  Sofia Hirani Coldwell Banker Exclusive

  30112 Elizabeth Ct, Agoura Hills, CA 91301
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  /72

  $365,000

  • 4 Beds
  • 4 Baths
  • 1,750 Sq Ft

  23777 Mulholland Hwy Unit 118, Calabasas, CA 91302

  Large spacious home for you + studio rentals for income opportunity! Calabasas Village mountain beach cottage vibe - located in a gorgeous canyon area in the Santa Monica mountain foothills. 4 bedrooms + 4 bathrooms - exterior door entrances - studios/kitchenettes, jacuzzi bath, master bedroom ensuite. Each room has its own hvac wall mini split system plus a whole house hvac system! Open

  Carrie Heinzen HomeQuest

  23777 Mulholland Hwy Unit 118, Calabasas, CA 91302
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  /38

  $475,000

  • 3 Beds
  • 2 Baths
  • 2,048 Sq Ft

  23777 Mulholland Hwy Unit 50, Calabasas, CA 91302

  Near the fabulous resort-like Clubhouse and has a lower space rent! This Calabasas Beauty family style home is waiting to wrap you in comfort and gracious living! 3 bed 2 bath custom home with many upgrades in this all-age family and pet-friendly community. Call for private showing. Located in Calabasas / Las Virgenes Schools. Walk to the clubhouse or dog park. All applicances included.

  Carrie Heinzen HomeQuest

  23777 Mulholland Hwy Unit 50, Calabasas, CA 91302
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  /16

  $275,000

  • Land
  • 17 Acres
  • $16,624 per Acre

  996 Old Topanga Canyon Rd, Topanga, CA 90290

  Massive price reduction, on this fantastic large parcel of land (16.5 acres) in Old Topanga Wine Country. Ideal for developers, end users or flippers. This large parcel of land has at least two pads with gentle and meandering acres of land. There are ocean views at the top of the property. Build a magnificent estate and sell it or live in it or rent out many upsides. Gentle and meandering 16.5

  Endre Barath Berkshire Hathaway HomeServices California Properties

  996 Old Topanga Canyon Rd, Topanga, CA 90290
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  /2

  $85,000

  • Land
  • 0.06 Acre
  • $1,411,960 per Acre

  0 Old Topanga Canyon Rd Unit IV24108221, Topanga, CA 90290

  “This 2,623 sq ft lot is situated in an esteemed area near multi-million-dollar homes. It presents an outstanding investment opportunity for anyone looking to own a piece of land in this exceptional community.” Buyer/ Buyer Agent to conduct their own due diligence to investigate, survey and possible development of lot. No guarantees or warranties as to the condition of the prop

  TERESA CONTRERAS HOMELINK REALTY INC.

  0 Old Topanga Canyon Rd Unit IV24108221, Topanga, CA 90290
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  /2

  $32,000

  • Land
  • 0.23 Acre
  • $140,721 per Acre

  0 Old Topanga Canyon Rd Unit WS24071753, Topanga, CA 90290

  A Prime parcel of land on Old Topanga Canyon Road. Buyers to do their own investigation.

  ARTURO SANDOVAL CALIFORNIA REALTY & INV.

  0 Old Topanga Canyon Rd Unit WS24071753, Topanga, CA 90290
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  /28

  $799,000

  • Land
  • 0.26 Acre
  • $3,102,913 per Acre

  2026 Lakeshore Dr, Agoura Hills, CA 91301

  Amazing South facing view lot on Malibou Lake with plans for a 3623 sq ft home including basement. 3 Bedrooms, 3.5 bathrooms, 2 separate additional rooms/offices, gym & media room. Situated perfectly for incredible mountain, lake and sunset views w/multiple large decks & private dock site right out front. Members at Malibou Lake enjoy year round water fun from boating, fishing, swimming, paddle

  David McLaughlin Keller Williams Westlake Village

  2026 Lakeshore Dr, Agoura Hills, CA 91301
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  /28

  $799,000

  • Land
  • 0.26 Acre
  • $3,073,077 per Acre

  2026 Lakeshore Dr, Agoura Hills, CA 91301

  Amazing South facing view lot on Malibou Lake with plans for a 3623 sq ft home including basement. 3 Bedrooms, 3.5 bathrooms, 2 separate additional rooms/offices, gym & media room. Situated perfectly for incredible mountain, lake and sunset views w/multiple large decks & private dock site right out front. Members at Malibou Lake enjoy year round water fun from boating, fishing, swimming, paddle

  David McLaughlin Keller Williams Westlake Village

  2026 Lakeshore Dr, Agoura Hills, CA 91301
• 

  

  /15

  $1,199,000

  • 2 Beds
  • 1.5 Baths
  • 1,287 Sq Ft

  23671 Aster Trail, Calabasas, CA 91302

  Nestled among majestic oak and pine trees, this secluded property presents a remarkable canvas for your dream home or homes. Explore the charm of this area and envision the limitless possibilities awaiting your creative touch. Conveniently located near the city yet offering the tranquility of a countryside retreat, this property also enjoys close proximity to the ocean and easy access to shopping

  Charles Messmer New Beginnings Realty

  23671 Aster Trail, Calabasas, CA 91302
• 

  

  /16

  $550,000

  • Land
  • 0.28 Acre
  • $1,951,295 per Acre

  2040 E Lake Shore Dr, Malibu, CA 91301

  Fabulous location in Malibou Lake Mountain Club. Property is on the lake with a dock and has insane mountain and lake views behind the gates. The association has a clubhouse, tennis courts and a pool; Incredible community and incredible opportunity. House was destroyed in the Woolsey Fire and seller is motivated. Original house was 2 bedrooms and 2 bas with an ADU above the garage and a

  Beth Styne Coldwell Banker Realty

  2040 E Lake Shore Dr, Malibu, CA 91301
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  /55

  $7,250,000

  • 6 Beds
  • 10.5 Baths
  • 11,078 Sq Ft

  25010 Thousand Peaks Rd, Calabasas, CA 91302

  Stunning French-inspired Chateau situated on 10+ acres of serene park like grounds within the exclusive gated Calabasas enclave of Cold Creek Estates. Enjoy breathtaking and unobstructed canyon views from this remarkable residence, surrounded by the magical and unparalleled natural setting of the Santa Monica Mountains. This custom-built estate spans over 11,000 square feet of luxury

  Dana & Jeff Luxury Homes Compass

  25010 Thousand Peaks Rd, Calabasas, CA 91302
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  /14

  $489,975

  • Land
  • 0.47 Acre
  • $1,042,500 per Acre

  29704 Triunfo Dr, Agoura Hills, CA 91301

  Plans included for this magnificent south facing view lot along the Mulholland Hwy scenic corridor. Roughly 1/2 acre gently sloped view lot. The permit process has been started but will need to be finished up by buyer. Nearly 5000 sq ft planned with 3 car garage to capture the amazing Santa Monica Mountain Range near the Peter Strauss Park in the Cornell area of Agoura. Sewer, water, electric,

  David McLaughlin Keller Williams Westlake Village

  29704 Triunfo Dr, Agoura Hills, CA 91301
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  /2

  $549,000

  • 2 Beds
  • 2 Baths
  • 981 Sq Ft

  28831 Oakpath Dr Unit 44, Agoura Hills, CA 91301

  28831 Oakpath Drive #44 rarely available on this side of the community. Lovely location. Kitchen with granite and stainless appliances. Beautiful pavers throughout the downstairs. Two patios and two parking spots right in front of your Townhome! Will be available to see soon!

  Debra Levine Debra Levine Realty

  28831 Oakpath Dr Unit 44, Agoura Hills, CA 91301
• 

  /2

  $1,697,000

  • Land
  • 28 Acres
  • $59,972 per Acre

  0 0 Unit OC25079218, Calabasas, CA 91302

  For More Details, Please Contact Listing AgentLEGAL DESCRIPTIONSec/Twn/Rng/Mer: SEC 34 TWN 01N RNG 17W BriefDescription: 25 MORE OR LESS ACS E 825 FT OF N1/2 OFSE 1/4 OF SEC 34 T 1N R 17WDEVELOPMENT STEPSParcel 4455005019 is located in the Santa MonicaMountains North Area (SMMNA). All zoning relatedto this parcel can be found in Title 22 of the LosAngeles

  Jonathan Mitchell Kidder Mathews of California, Inc

  0 0 Unit OC25079218, Calabasas, CA 91302
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  /10

  $125,000

  • Land
  • 0.25 Acre
  • $493,291 per Acre

  3396 Old Topanga Canyon Rd, Topanga, CA 90290

  Andrew Robarge Compass

  3396 Old Topanga Canyon Rd, Topanga, CA 90290
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  /64

  $5,948,000 New Construction

  • 6 Beds
  • 6.5 Baths
  • 6,300 Sq Ft

  158 Bell Canyon Rd, Bell Canyon, CA 91307

  Exquisite Modern Masterpiece in Prestigious Bell CanyonStep into a furnished, meticulously designed modern home where exquisite architectural attention to detail meets luxury living. Enjoy high ceilings and abundant natural light in the expansive living areas. Entertain guests in a spacious kitchen with an inviting quartz top center island, contemporary cabinetry, and premium appliances,

  Milla Pariser Beverly and Company

  158 Bell Canyon Rd, Bell Canyon, CA 91307
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  /75

  $15,000,000 New Construction

  • 5 Beds
  • 8 Baths
  • 8,953 Sq Ft

  3121 Old Topanga Canyon Rd, Calabasas, CA 90290

  Introducing Skycrest—a breathtaking, brand-new construction spanning nearly 9,000 square feet and never before lived in. Perched above the city with panoramic views from every room, this architectural masterpiece showcases the pinnacle of modern innovation and organic design. Framed by collapsible walls of glass, the home seamlessly transitions between indoor and outdoor living—whether you're

  Arthur Ambarchyan Keller Williams R. E. Services

  3121 Old Topanga Canyon Rd, Calabasas, CA 90290
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  /44

  $19,495,000 New Construction

  • 7 Beds
  • 10 Baths
  • 13,802 Sq Ft

  5373 Jed Smith Rd, Hidden Hills, CA 91302

  Nestled within the prestigious, guard gated community of Hidden Hills, this stunning, brand-new estate is sited on a beautiful 1.49 acres corner lot. Spanning a total of 13,802 square feet of thoughtfully designed living space, this luxurious residence offers a harmonious blend of sophistication and comfort, featuring a sunny, open floor plan that allows you to embrace the Southern California

  Marc Shevin Douglas Elliman of California, Inc.

  5373 Jed Smith Rd, Hidden Hills, CA 91302
• 

  

  /60

  $36,000,000 New Construction

  • 6 Beds
  • 10 Baths
  • 16,779 Sq Ft

  25079 Jim Bridger Rd, Hidden Hills, CA 91302

  Perched on a pristine 1.6-acre lot in the prestigious Ashley Ridge enclave of Hidden Hills, this newly constructed estate is a masterpiece of modern luxury and design. From the moment you step through the custom front door, you're welcomed into a world of refined elegance. A breathtaking two-story foyer crowned by a full glass ceiling floods the interior with natural light, setting the stage for

  Adi Livyatan Christie's Int. R.E SoCal

  25079 Jim Bridger Rd, Hidden Hills, CA 91302
• 

  

  /73

  $1,999,999 New Construction

  • 5 Beds
  • 4 Baths
  • 3,300 Sq Ft

  23143 Leonora Dr, Woodland Hills, CA 91367

  Welcome to this exceptional one-story modern estate in the highly desirable Walnut Acres Adjacent neighborhood of Woodland Hills. Completely rebuilt and reimagined, this sprawling 3,300 sq. ft. home boasts 5 beds and 4 baths, including a detached guest house with 1 bed and 1 bath. A striking electrical double-gated entry leads to a circular driveway, offering ample parking for multiple vehicles,

  Rosalyne Cohen Beverly and Company, Inc.

  23143 Leonora Dr, Woodland Hills, CA 91367
• 

  

  /52

  $30,900,000 New Construction

  • 6 Beds
  • 10 Baths
  • 21,670 Sq Ft

  24105 Hidden Ridge Rd, Hidden Hills, CA 91302

  Welcome to "The Ridge at Hidden Hills". This new, absolutely spectacular, one-of-a-kind estate is nestled at the end of a quiet cul de sac and is sited on a beautiful 1.77 acre view lot. Step through the custom 12’ glass pivot door and enter into a world of luxury, elegance, and quality. Bathed in natural light, and spanning 21,670 square feet, this home exemplifies the essence of the relaxed,

  Marc Shevin Douglas Elliman of California, Inc.

  24105 Hidden Ridge Rd, Hidden Hills, CA 91302

Showing Results 441 - 480, Page 12 of 13