Homes for Sale in California - Ocean View

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  /8

  $1,695,000

  • Land
  • 7,200 Sq Ft
  • $10,254,083 per Acre

  18449 Kingsport Dr, Malibu, CA 90265

  Rare Malibu Development Opportunity – Ocean View Lot with Custom Build Potential Exceptional opportunity to build your dream coastal home in the highly desirable community of Sunset Mesa in Malibu. This prime parcel offers approximately 7,197 sq ft of land with the potential to build approximately 3,800 sq ft of living space, allowing for a stunning custom residence designed to capture the beauty

  Zhu Liu Pinnacle Real Estate Group

  18449 Kingsport Dr, Malibu, CA 90265
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  /18

  $475,000

  • Land
  • 2.82 Acres
  • $168,440 per Acre

  0 Indian View Dr, Oceanside, CA 92058

  2.82-Acre Ocean-View Parcel | Build-Ready Opportunity in Oceanside Welcome to 0 Indian View, a rare 2.82-acre ocean-view parcel nestled in the peaceful hills of Oceanside. Located at the quiet end of the road, this private setting offers sweeping coastal views toward the Pacific and the perfect backdrop to create a custom hillside retreat. The property is development-ready and includes plans for

  Charles Sommer Sommer Realty

  0 Indian View Dr, Oceanside, CA 92058
• 

  

  

  /18

  $649,000

  • Land
  • 12,632 Sq Ft
  • $2,237,931 per Acre

  619 Skyline Rd, Ventura, CA 93003

  Prime opportunity to build in the beautiful Skyline neighborhood of Ventura. Approximately 12,632 sq ft, this exceptional lot offers ocean, island, and city views and the chance to create a custom home in one of Ventura's most desirable hillside communities. Previously impacted by the 2017 Thomas Fire, the property presents a unique opportunity for redevelopment. A prior soils report, plotted

  Juliet Esquibias Coldwell Banker Realty

  619 Skyline Rd, Ventura, CA 93003
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  /42

  $2,195,000

  • 4 Beds
  • 3.5 Baths
  • 3,118 Sq Ft

  300 N Kalorama St, Ventura, CA 93001

  Just above downtown Ventura and the beach, this custom-built coastal home showcases panoramic ocean, island, and city-light views. With a coveted vacation rental permit, it's been enjoyed as both a second home and a successful short-term rental--offering flexibility, income potential, and the perfect turnkey getaway.The open-concept great room blends dining, kitchen, and living spaces, all

  Juliana Lisheski LIV Sotheby's International

  300 N Kalorama St, Ventura, CA 93001
• 

  

  

  /19

  $1,895,000

  • Land
  • 35.3 Acres
  • $53,683 per Acre

  4250 Decker Edison Rd, Malibu, CA 90265

  An outstanding opportunity to build an expansive compound or three separate residences, this rare offering spans over 35 combined acres above Malibu's prestigious Encinal Bluffs. With sweeping 180-degree whitewater ocean views stretching from Palos Verdes and Point Dume to Catalina Island, the Channel Islands, and beyond, the property consists of three legal, contiguous parcels. Each parcel spans

  Russell Grether Compass

  4250 Decker Edison Rd, Malibu, CA 90265
• 

  

  /22

  $125,000

  • 1 Bath
  • 288 Sq Ft

  170 W Cliff Dr Unit 41, Santa Cruz, CA 95060

  Amazing, well-maintained 'park model' tiny home across from the beach with world-class surf, the Santa Cruz Beach Boardwalk and the newly rebuilt Santa Cruz Wharf. Conveniently located on bus line to UCSC and downtown, with parks, restaurants, theaters and shopping nearby. This bright and open studio features beautiful marble flooring, creating a stylish and functional living space. The

  Jennifer Graham Bailey Properties

  170 W Cliff Dr Unit 41, Santa Cruz, CA 95060
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  /8

  $14,000,000

  • Land
  • 33,292 Sq Ft
  • $18,317,415 per Acre

  417 S Pacific Coast Hwy, Redondo Beach, CA 90277

  This is a fully approved and entitled coastal development opportunity located at 401– 417 S. Pacific Coast Highway in Redondo Beach. The approved plans consist of a five-story mixed-use development featuring approximately 17,000 square feet of ground-floor commercial retail and three additional floors of residential living space comprised of 49 residential units (configurable as apartments or

  Rob Depaoli Compass

  417 S Pacific Coast Hwy, Redondo Beach, CA 90277
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  /20

  $3,395,000

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

  5339 E Ocean Blvd, Long Beach, CA 90803

  Location Location Location! Ocean Front Assets are the gold standard for real estate. Do not miss this. Unobstructed Ocean Views and the highest Cap Rate (5.54%) you will ever find in Belmont Shore on the Ocean in this Incredible Ocean Front 6 unit with Parking! You can't beat this asset. The Beach House is a incredibly rare property to come across. Stunning remodels with new plumbing,

  Cameron Samimi Lyon Stahl Investment Real Estate, Inc.

  5339 E Ocean Blvd, Long Beach, CA 90803
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  /52

  $9,450,000

  • 6 Beds
  • 6 Baths
  • 2,560 Sq Ft

  25154 Malibu Rd, Malibu, CA 90265

  Rare opportunity to acquire a fully occupied 4-unit beachfront building on Malibu Road, one of the most supply-constrained and high-demand rental markets in California. No other comparable income properties are currently available on this stretch, making this a true scarcity-driven investment. The unit mix includes two beachfront 2BD/2BA units with air conditioning and private beachfront decks,

  Gina Longo Coldwell Banker Realty

  25154 Malibu Rd, Malibu, CA 90265
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  /41

  $1,675,000

  • 4 Beds
  • 3 Baths

  29500 Heathercliff Rd Unit 10, Malibu, CA 90265

  Experience the ultimate in coastal chic in this beautifully renovated home in Malibu's iconic Point Dume Club, where residents enjoy exceptional amenities, sweeping sunset skies, and close proximity to one of the most spectacular stretches of coastline in Southern California. This rare four-bedroom, three-bath residence has been thoughtfully remodeled from top to bottom, with extensive upgrades

  Ren Smith Coldwell Banker Realty

  29500 Heathercliff Rd Unit 10, Malibu, CA 90265
• 

  

  /11

  $1,780,000

  • Land
  • 1,803 Sq Ft
  • $42,995,169 per Acre

  20610 Pacific Coast Hwy, Malibu, CA 90265

  This beautiful beachfront lot has been cleared, offering a clean canvas to design and build your custom residence, the home was lost in the Palisades Fire. This lot is situated within close proximity to both Santa Monica and Malibu center and offers spectacular views of the ocean, coastline, Catalina and city. Sellers were very close to completion of the permit process for a new wastewater

  Gayle Pritchett-Macleod Sotheby's International Realty

  20610 Pacific Coast Hwy, Malibu, CA 90265
• 

  

  /19

  $1,669,000

  • 4 Beds
  • 3.5 Baths
  • 2,975 Sq Ft

  1187 Main St, Morro Bay, CA 93442

  Perfect location, live at the beach with rental property attachedExceptional mixed-use property in one of the most desirable locations in Morro Bay. Ideally situated within walking distance to both the vibrant Morro Bay Embarcadero and charming downtown shops and restaurants, this property offers strong income potential paired with incredible ocean views. The property features three separate

  Lisa Sokolowski Property Pros

  1187 Main St, Morro Bay, CA 93442
• 

  

  /18

  $849,000

  • 2 Beds
  • 2 Baths
  • 1,565 Sq Ft

  32724 Coastsite Dr Unit 105, Rancho Palos Verdes, CA 90275

  Resort-style living at its finest. This elegant residence is ideally positioned to capture breathtaking ocean views and the serene Palos Verdes coastal climate. Featuring hard-surface flooring throughout with no carpet anywhere, the home offers a clean, sophisticated aesthetic. Enjoy morning coffee on the private balcony while taking in sweeping ocean vistas. The chef's kitchen is appointed with

  Igal Bakshandeh Rodeo Realty- Brentwood

  32724 Coastsite Dr Unit 105, Rancho Palos Verdes, CA 90275
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  /42

  $699,000

  • 1 Bed
  • 2 Baths
  • 880 Sq Ft

  700 E Ocean Blvd Unit 3107, Long Beach, CA 90802

  Just reduced $31K! Rare opportunity to own a highly desirable “07 Stack” residence on the 31st floor of the iconic International Tower. This 1-bedroom, 1.5-bath residence offers panoramic views of the ocean, marina, Catalina Island, RMS Queen Mary, and city lights from nearly every room, plus a large, curved, wraparound balcony ideal for enjoying sunsets and coastal scenery.The home includes

  Amir Zolghadr Vylla Home, Inc.

  700 E Ocean Blvd Unit 3107, Long Beach, CA 90802
• 

  

  /19

  $5,500,000

  • 4 Beds
  • 5.5 Baths
  • 4,331 Sq Ft

  142 Union Jack Mall, Marina Del Rey, CA 90292

  Recently completed multi-million-dollar renovation elevates this four-story architectural residence, discreetly nestled on a cul-de-sac walk street that evokes the serenity of a hidden park. This exceptional home offers an atmosphere of tranquility just steps from the beach and the Ballona Lagoon, and moments from the Marina's premier dining, boutique shopping, theaters, and picturesque canal

  Laura Kalb Compass

  142 Union Jack Mall, Marina Del Rey, CA 90292
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  /2

  $1,700,000

  • Land
  • 20.91 Acres
  • $81,301 per Acre

  30835 Aquaduct Rd, Bonsall, CA 92003

  Property is located in a residential/agricultural area in Bonsall. The property has a gentle upward slope with a flat pad at the top and an existing home that is 1,179 sf that was built in 1962. It is used by the tenant to house one of his employees. At the top of the pad, on a clear day, you can see the Pacific Ocean

  Ross Adachi Ross T. Adachi, Broker

  30835 Aquaduct Rd, Bonsall, CA 92003
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  /41

  $1,199,000

  • 2 Beds
  • 2.5 Baths
  • 1,561 Sq Ft

  911 Vallecito Dr, Ventura, CA 93001

  2.63% ASSUMABLE LOAN AVAILABLE! Perched in Ventura's desirable Seaview Hills this extensively renovated 2 bedroom 2.5 bath residence captures sweeping mountain city and ocean views while offering a rare blend of thoughtful engineering and modern coastal design. Priced at $1,199,000 the home is ideally located just minutes from downtown Ventura local beaches and convenient freeway access yet

  Lissette Cee Carretero JohnHart Real Estate

  911 Vallecito Dr, Ventura, CA 93001
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  /9

  $1,350,000

  • Land
  • 14,061 Sq Ft
  • $4,182,156 per Acre

  1402 El Bosque Ct, Pacific Palisades, CA 90272

  Privately set within the Palisades Highlands, this expansive ocean-view parcel offers over 14,000 square feet of flat, buildable land, with easy access to the neighborhood dog park, playground, and baseball field, an exceptional opportunity to create a custom dream home. With the original 4,500+ square foot structure cleared, the property is ready for redevelopment and showcases beautiful

  Alphonso Lascano Carolwood Estates

  1402 El Bosque Ct, Pacific Palisades, CA 90272
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  /27

  $478,000

  • 1 Bed
  • 1 Bath
  • 777 Sq Ft

  360 W Ocean Blvd Unit 607, Long Beach, CA 90802

  Fully furnished, turnkey condo in the heart of Downtown Long Beach—currently operating as a highly successful Airbnb! This stylish unit features stunning views of the Queen Mary from the living room and kitchen, offering a true coastal city experience. Located on Ocean Blvd, you’re just steps from the beach, Shoreline Village, The Pike, restaurants, nightlife, and entertainment. Ideal for

  Rodrigo Franco RE/MAX TIME REALTY

  360 W Ocean Blvd Unit 607, Long Beach, CA 90802
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  /23

  $3,250,000

  • Land
  • 22,681 Sq Ft
  • $6,241,598 per Acre

  1510 N Tigertail Rd, Los Angeles, CA 90049

  Permits have been paid for and pulled by Seller, allowing Buyer to begin construction immediately upon close of escrow. Welcome to "The Brentwood Observatory," an exceptional opportunity to develop a roughly 8,500 sq ft organic modern estate on an ultra-private promontory along one of Brentwood's most coveted streets. Enjoy unobstructed jetliner views of Downtown LA, Century City, the Getty, the

  Oliver Thornton Hollywood Estates

  1510 N Tigertail Rd, Los Angeles, CA 90049
• 

  

  /22

  $3,000,000

  • 8 Beds
  • 4 Baths
  • 3,224 Sq Ft

  616 Sunset Ave, Venice, CA 90291

  Situated in a prime Venice location north of Abbot Kinney Blvd, 616 Sunset Ave presents a well-positioned 4-unit multifamily opportunity with additional development upside in one of Los Angeles’ most sought-after coastal submarkets. The property features classic Spanish-style architecture and consists of (4) 2-bedroom / 1-bath units totaling approximately 3,224 square feet on a 4,802 square foot

  Brett Lyon Lyon Stahl Investment Real Estate, Inc.

  616 Sunset Ave, Venice, CA 90291
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  /16

  $1,995,000

  • Land
  • 11,168 Sq Ft
  • $7,780,811 per Acre

  1228 Las Lomas Place, Pacific Palisades, CA 90272

  Amazing opportunity to build your dream home in the Palisades on this flat, oversized 11,222 sq ft lot highlighted by panoramic ocean and mountain views. This property, which has already completed Phase 1 & 2 debris clearing, truly has it all. The last parcel on a family-friendly cul-de-sac offers tranquility and privacy. Perfectly setup for a two story home which would still allow for an

  Blair Chang The Agency

  1228 Las Lomas Place, Pacific Palisades, CA 90272
• 

  

  /23

  $1,150,000

  • 1 Bed
  • 2 Baths
  • 991 Sq Ft

  27 Camino de Flores, Avalon, CA 90704

  Beautiful and elegant, with full ocean views from every room, 1 bedroom, (additional room for an office, den or bedroom), 2 Bath, 991 square foot villa, located in the prestigious Hamilton Cove guarded gate community on Santa Catalina Island. Boasting an open floor plan with spectacular views of the blue Pacific Ocean, beaches, and poolside from every room. Tastefully furnished, this two level,

  Bart Glass Bart M. Glass, Broker

  27 Camino de Flores, Avalon, CA 90704
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  /6

  $1,998,000

  • Land
  • 14,671 Sq Ft
  • $5,932,304 per Acre

  0 Fulvia St Unit NDP2505418, Encinitas, CA 92024

  In Coastal Encinitas, this private Leucadia lot sits West of the 5 freeway with potential for ocean views. This ideal location is just a 1/2 mile to the sand at Beacons beach, and a short distance to 101 eateries and shops! Great opportunity to build with the architectural plans already completed or make custom changes to your liking. Renderings show a sophisticated single story with over a 3300

  Amy Green Coastal Premier Properties

  0 Fulvia St Unit NDP2505418, Encinitas, CA 92024
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  /10

  $7,900,000

  • Land
  • 10.35 Acres
  • $763,285 per Acre

  18024 Avenida Alondra, Rancho Santa Fe, CA 92067

  First time ever offered for sale, this extraordinary 10.35-acre property in the highly sought-after west side of the Rancho Santa Fe Covenant presents a truly once-in-a-generation opportunity. Privately accessed by a long driveway at the end of a quiet cul-de-sac and surrounded by natural beauty, the setting showcases sweeping 180-degree views stretching to the Pacific Ocean. The property

  Linda Sansone PC Realty

  18024 Avenida Alondra, Rancho Santa Fe, CA 92067
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  /34

  $1,300,000

  • 3 Beds
  • 3 Baths
  • 1,301 Sq Ft

  927 Wilbur Ave Unit 2, San Diego, CA 92109

  Rare opportunity to own an amazing 3 bedrooms 3 bath townhome with 2 car tandem shared garage. Townhome remodeled 4 years ago. Loft area for multiple uses. Blocks to the ocean and shopping, restaurants.

  Randy Lipsey Keller Williams Realty

  927 Wilbur Ave Unit 2, San Diego, CA 92109
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  /25

  $2,295,000

  • 2 Beds
  • 2 Baths
  • 1,000 Sq Ft

  6 Voyage St Unit 108, Marina Del Rey, CA 90292

  OCEANFRONT SOUTH CORNER, FULLY RENOVATED - Designer perfect condo with tremendous light all day! Gorgeous living room space with soaring 2-story ceilings, walls of glass where the ocean, blue skies and sand surrounds you, oak hardwood floors throughout, + an enormous private Ipe wood Oceanfront deck (outdoor living room) perfect for entertaining. The spacious contemporary kitchen is stunning with

  Jennifer Portnoy Compass

  6 Voyage St Unit 108, Marina Del Rey, CA 90292
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  /28

  $2,795,000

  • 3 Beds
  • 3 Baths
  • 3,339 Sq Ft

  5677 Spreading Oak Dr, Los Angeles, CA 90068

  Perched above the city on a quiet street in the coveted Los Feliz Oaks, this architectural residence by Tony Ngai, AIA, is a rare offering of design, privacy, and breathtaking scale. Thoughtfully positioned to embrace its surroundings, the home captures sweeping canyon, city, and ocean views, creating a seamless connection between nature and modern living. A dramatic living room with soaring

  Kevin Pankow Douglas Elliman of California, Inc.

  5677 Spreading Oak Dr, Los Angeles, CA 90068
• 

  

  /16

  $930,000

  • 3 Beds
  • 3 Baths
  • 3,500 Sq Ft

  6639 Emerson Ct, Eureka, CA 95503

  Well cared for home, Views of the opening of the bay and white water. Unit downstairs has a separate entrance and easy conversion to ADU or used as an office. Rekeyed for lockout. Roof is 2013, painted in 2021, lots of work has been completed, remodeled Kitchen, stone counter tops, master bath was completely remodeled, added a laundry area upstairs. Hot tub with enclosure, Generac generator full

  Linda Disiere Disiere & Associates, Real Estate Services

  

  6639 Emerson Ct, Eureka, CA 95503
• 

  

  /23

  $2,797,000

  • 3 Beds
  • 2 Baths
  • 1,800 Sq Ft

  3009 Ocean Front Walk, Venice, CA 90291

  Wake up to the breathtaking views of the Pacific Ocean from the Santa Monica Mountains all the way to the Marina Coast! Oceanfront townhouse in the most desirable part of Venice Beach! This beautifully modern built multi-level townhouse on the beach is the ideal home for those seeking a respite from the complications of day-to-day life in Los Angeles, yet easily accessible from the rest of the

  Romeo Cruz Brightstone Estate Properties

  3009 Ocean Front Walk, Venice, CA 90291
• 

  

  /19

  $550,000

  • Land
  • 6,041 Sq Ft
  • $3,965,393 per Acre

  0 Sevilla Ave Unit ML82001283, El Granada, CA 94018

  Seller has had the trees on the lot removed, now ready to build! You can see the second picture how it is looking now. More photos to follow when complete. Build your Dream Home on the Coast! This vacant Lot is located on a quiet, private Street. Very desirable El Granada neighborhood surrounded by high-end homes. Nothing across the street, located at the end of the Block only one house away from

  Cathy Littlefield Compass

  0 Sevilla Ave Unit ML82001283, El Granada, CA 94018
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  /54

  $7,595,000

  • 5 Beds
  • 5.5 Baths
  • 4,440 Sq Ft

  2616 Queda Way, Laguna Beach, CA 92651

  Ciela Del Mar — "Heaven By The Sea" - The Historic Cannon Electric Estate Where coastal calm meets elevated modern living.Perched in the hills of Laguna Beach and transformed through a top-to-bottom renovation, 2616 Queda Way delivers the kind of coastal living people imagine but rarely find. Clean architectural lines, warm natural textures, and intelligent upgrades come together to create a

  Monica Laws Coldwell Banker Realty

  2616 Queda Way, Laguna Beach, CA 92651
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  /11

  $2,795,000

  • 4 Beds
  • 3 Baths
  • 2,336 Sq Ft

  1612 Strand Way, Oceano, CA 93445

  Coastal Perfection at 1612 Strand Way—experience the pinnacle of beachfront living in this rare 'one step to the sand' residence. Situated on a premier 3,500 sq. ft. corner lot adjacent to open beach access, this home boasts unobstructed, 'forever' views spanning from the north to south and the majestic Pacific horizon to the west. Walls of glass seamlessly integrate the interior with the coastal

  Pamela Storton Storton Properties

  1612 Strand Way, Oceano, CA 93445
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  /20

  $2,999,000

  • Land
  • 7,801 Sq Ft
  • $16,744,835 per Acre

  14607 Bestor Blvd, Pacific Palisades, CA 90272

  A rare opportunity to reimagine an exceptional ocean-view estate in the coveted Upper Alphabet Streets. This elevated, flat 7,800-square-foot street-to-street lot offers sweeping coastal views and unparalleled development potential. The previous 5,636-square-foot residence featured six bedrooms plus an office and six-and-a-half baths. The property is now fully cleared and construction-ready,

  Marco Rufo The Agency

  14607 Bestor Blvd, Pacific Palisades, CA 90272
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  /28

  $1,299,999

  • 2 Beds
  • 3 Baths
  • 1,904 Sq Ft

  1740 Kilbourn St, Los Angeles, CA 90065

  This architectural gem is one of three modernist homes designed and built in the early 1990s in Mount Washington by architectural designer James Allen Walter, in collaboration with engineer John Ott. The property captures the designer's bold approach to California modernism. Celebrated for his innovative houses throughout Northeast Los Angeles, Walter was featured in *Domus* magazine and designed

  Louis Magnano Modern California House

  1740 Kilbourn St, Los Angeles, CA 90065
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  /48

  $1,425,000

  • 3 Beds
  • 2.5 Baths
  • 2,132 Sq Ft

  19225 Seabrook Cir, Huntington Beach, CA 92648

  Welcome to coastal living at its finest in the prestigious guard-gated community of Seacliff on the Greens. From this exceptional residence, enjoy breathtaking views that stretch from the Pacific Ocean across the serene wetlands and all the way to distant snow-capped mountains. As the day winds down, relax on your balcony and watch the sun set across the sky — a daily reminder of why LOCATION

  Autumn McCall Seven Gables Real Estate

  19225 Seabrook Cir, Huntington Beach, CA 92648
• 

  /2

  $789,000

  • 3 Beds
  • 2 Baths
  • 1,138 Sq Ft

  350 Tourmaline Ct, Chula Vista, CA 91911

  Outstanding value for the Dollar-Beautiful 3 Bedroom, 2 Full Bath (Remodeled) - The Home is located in a cul-de-sac- The Home comes with a 2-car garage, EV outlet connection, a large Pool, and RV space, etc., easy access to 805 Freeway/shopping and dining.

  Moses Alston Asahi Realty

  350 Tourmaline Ct, Chula Vista, CA 91911
• 

  

  /5

  $549,000

  • Land
  • 9,300 Sq Ft
  • $2,571,429 per Acre

  148 San Pedro Rd, El Granada, CA 94018

  DREAMING of building a home on the Coast? Here's a chance to make your dreams a reality! THIS HOME IS READY FOR CONSTRUCTION! Beautiful oversized 9,300 sf lot. Comes with approved plans to build an upscale 2,600+ sf home with spectacular ocean views of the Half Moon Bay coastline. The modern layout is perfectly planned to grant a panoramic scene of the ocean and pastel sunsets from the

  Deborah Cozzolino Coldwell Banker Realty

  148 San Pedro Rd, El Granada, CA 94018
• 

  

  /3

  $13,999,999

  • Land
  • 6,664 Sq Ft
  • $91,503,261 per Acre

  2120 The Strand, Manhattan Beach, CA 90266

  A truly rare opportunity to create a legacy estate on one of Manhattan Beach’s most coveted stretches of The Strand. Situated on a prime corner parcel with final Coastal Development Permit approval in place, 2120 The Strand offers the unique advantage of bypassing much of the lengthy entitlement and planning process—allowing a buyer to fast-track the vision of an extraordinary custom residence.

  Giovanni Altamura S C Real Estate

  2120 The Strand, Manhattan Beach, CA 90266
• 

  

  /12

  $2,850,000

  • 3 Beds
  • 2.5 Baths
  • 2,400 Sq Ft

  22 Chandon, Newport Coast, CA 92657

  Gorgeous 180 Degree Panoramic Canyon Views! Peek-A-Boo Ocean Views! Sparkling City Lights Views! Gate-Guarded Community! Private Quiet End Unit! 3 Bedrooms plus Den/Office/2.5 Baths! 2400 SF! Lrg Entertainer's Livingroom w/Marble Fireplace & 2 Story Ceilings! Exquisite New Granite in Kitchen! Double Ovens & Pantry in this Gourmet Kitchen! Have Fresh Coffee in this inviting Breakfast Nook!

  Linda Chilcoat Berkshire Hathaway HomeService

  22 Chandon, Newport Coast, CA 92657

Showing Results 401 - 440, Page 11 of 18