Franklin County TX Homes for Sale

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  /38

  $1,430,000

  • 4 Beds
  • 3 Baths
  • 2,808 Sq Ft

  307 King Laurence Ct, Scroggins, TX 75480

  What everyone is looking for in a lake house! Situated on one of the most desirable lots on Lake Cypress Springs, this property offers breathtaking wide-open main lake views while being tucked just inside the cusp of a cove, the ideal combination of expansive water views and protected shoreline. Located in the sought-after Kings Country subdivision, this beautiful home faces southeast, providing

  Nicole Anderson Anderson Elite Realty

  307 King Laurence Ct, Scroggins, TX 75480
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  /33

  $829,000

  • 3 Beds
  • 2 Baths
  • 1,481 Sq Ft

  203 King Laurence Ct, Scroggins, TX 75480

  SELLER IS OFFERING $20,000 REMODEL ALLOWANCE. Tucked away on the sought-after shores of Lake Cypress Springs, this charming lake home offers the perfect blend of relaxed comfort and resort-style living. Located in the amenity-rich Kings Country neighborhood, owners enjoy access to a community boat ramp, clubhouse, tennis courts, and security—making lake days effortless and weekends feel like a

  Michael Mayben Mayben Realty - Mt. Pleasant

  203 King Laurence Ct, Scroggins, TX 75480
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  /48

  $1,350,000

  • 3 Beds
  • 3 Baths
  • 2,275 Sq Ft

  870 King Thomas Dr, Scroggins, TX 75480

  Gorgeous, Like-New 3-Bedroom, 3-Bath Lake Home with Open Living Concept Sitting on110' of lake Frontage in a Deep-Water Cove Just Off Main Lake! Enjoy the peace and quiet of this tree-lined waterfront location with the safety and security that only a cove can provide. This meticulously cared-for and recently renovated home has had its share of tasteful updates over the past four years. In 2022 an

  Ralph Robertson Century 21 Butler Real Estate

  870 King Thomas Dr, Scroggins, TX 75480
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  /28

  $295,000

  • 3 Beds
  • 2 Baths
  • 1,550 Sq Ft

  211 Red Bird Ln, Mount Vernon, TX 75457

  Beautifully updated 3/2/2 near historic downtown Mt. Vernon. The home features an open floor-plan with vaulted ceiling family room with real wood-burning fireplace and large picture window. Galley-style gourmet kitchen with all new appliances, including: cook top, built-in range, dish washer, butcher block counter tops and deep farm-style sink. The latest addition includes a 12x14 multi-use space

  Scott Sewell Century 21 Butler Real Estate

  211 Red Bird Ln, Mount Vernon, TX 75457
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  /47

  $365,000

  • 3 Beds
  • 2 Baths
  • 1,602 Sq Ft

  733 King Arthur Ct, Scroggins, TX 75480

  PEACEFUL EAST TEXAS LAKE LIVING AWAITS in the highly sought-after Kings Country community near beautiful Lake Cypress Springs. Tucked away on 0.42 wooded acres, this beautifully designed 3-bedroom, 2-bath home with an oversized 2-car garage, workshop space, and whole-house generator offers the perfect balance of beauty, comfort, function, and energy efficiency. Just minutes from Lake Cypress

  

  LeeAnn Sears

  Sears Realty Group

  (903) 567-9373

  733 King Arthur Ct, Scroggins, TX 75480
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  /48

  $1,195,000

  New Construction

  • 4 Beds
  • 3 Baths

  287 Naus Dr, Scroggins, TX 75480

  Welcome to 287 Naus Drive on beautiful Lake Cypress Springs! Finding a brand new build on this lake is extremely rare. This 2025, custom 4 bedroom, 3 bath home is thoughtfully designed with modern conveniences throughout, situated on a generous 1.93 acre lot with a BRAND NEW boat dock and serene lake views. Inside, you’ll find a spacious walk in kitchen featuring stunning granite island and

  

  Carmen Elder

  TruHome Real Estate

  (903) 668-0569

  287 Naus Dr, Scroggins, TX 75480
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  /36

  $120,000

  $20K PRICE DROP

  • Land
  • 10 Acres
  • $12,000 per Acre

  3841 County Rd SW, Mount Vernon, TX 75457

  OWNER FINANCING — $7,000 DOWN. No banks, no credit checks, and a full Warranty Deed recorded in your name in Franklin County, Texas.Ten acres of true East Texas land for sale near Winnsboro — and unlike most tracts at this price, you don't have to choose between open ground and trees. This property gives you both: open pasture with ready-made building sites, and mature woods for shade,

  Rodrigo Blanco TerraFunded

  3841 County Rd SW, Mount Vernon, TX 75457
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  /3

  $200,000

  • Land
  • 7.82 Acres
  • $25,575 per Acre

  TBD Farm To Market 3007 Unit NEC of FM 3007 and S, Scroggins, TX 75480

  A perfect location for a new home to be built on this approximately 8 acre parcel that has extensive frontage on both FM 3007 and South Shore Drive which leads to a small enclave of homes. This is a fee simple property with the perfect combination of pine and oaks with some established trails and clearings. Electricity is stubbed to the property and ready for you to build your dream home on this

  Amy Filley Dave Perry Miller Real Estate

  TBD Farm To Market 3007 Unit NEC of FM 3007 and S, Scroggins, TX 75480
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  /32

  $780,000

  • Land
  • 27,878 Sq Ft
  • $1,218,750 per Acre

  000 Camp Cypress Trail, Winnsboro, TX 75494

  Rare opportunity to own a premier waterfront lot in the highly sought-after Lands' End community on beautiful Lake Cypress Springs. Perfectly positioned overlooking the main body of the lake, this exceptional homesite offers breathtaking panoramic water views. Whether you're looking to build your dream lakefront residence or the ultimate vacation retreat, this property provides the ideal setting

  Gary Meyers RPRE, LLC

  000 Camp Cypress Trail, Winnsboro, TX 75494
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  /48

  $2,200,000

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

  785 Windy Point Dr, Mount Vernon, TX 75457

  Gorgeous two-story lake home with both cove views and huge main lake views. Situated near the cul-de-sac end of the #1 residential street on Lake Cypress Springs (based on average home value), this custom-built home features three spacious bedrooms, all with ensuite bathrooms. Situated in an open concept, the kitchen features quartz countertops, stainless appliances and lots of cabinet and drawer

  Ralph Robertson Century 21 Butler Real Estate

  785 Windy Point Dr, Mount Vernon, TX 75457
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  /42

  $499,000

  • 2 Beds
  • 2 Baths
  • 2,725 Sq Ft

  15 W Elmwood Dr, Mount Vernon, TX 75457

  This impressive 2,725 sq ft corner estate sits on a beautifully landscaped, oversized lot designed for both privacy and elegance. A gated entrance with private electric access and a sweeping concrete circular driveway creates a grand first impression and enhances curb appeal. The 36x23 three car garage protects your cars and toys. Step inside through a striking decorative metal front door to a

  Carolyn Bolin Top Notch Realty & Associates

  15 W Elmwood Dr, Mount Vernon, TX 75457
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  /47

  $299,000

  • 2 Beds
  • 2 Baths
  • 1,500 Sq Ft

  109 King Lyle Rd, Scroggins, TX 75480

  STUNNING LAKE CYPRESS SPRINGS COTTAGE: A PEACEFUL LAKESIDE RETREAT IN GATED KINGS COUNTRY Experience the ultimate East Texas escape in this charming 2-bedroom, 2-bathroom cottage nestled within the prestigious Kings Country subdivision, a premier gated lakeside community on Lake Cypress Springs. Combining comfort with total reliability, this home features serene water views and a built-in Generac

  

  LeeAnn Sears

  Sears Realty Group

  (903) 269-4424

  109 King Lyle Rd, Scroggins, TX 75480
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  /36

  $424,000

  • 3 Beds
  • 2 Baths
  • 2,200 Sq Ft

  4932 SE Access Rd, Mount Vernon, TX 75457

  Welcome to this beautifully updated country home situated on 4.06 fully fenced acres, complete with a peaceful pond—perfect for enjoying the quiet charm of rural living with room for horses or other livestock. This spacious 3-bedroom, 2-bath home offers two inviting living areas, one featuring a cozy wood-burning fireplace. A versatile bonus room extends from the main living space and can easily

  Linda Elliott Clements, REALTORS®

  4932 SE Access Rd, Mount Vernon, TX 75457
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  /48

  $1,900,000

  • 4 Beds
  • 3 Baths
  • 2,873 Sq Ft

  144 King Lyle Rd, Scroggins, TX 75480

  MAGNIFICENT MAIN LAKE VIEWS on beautiful Lake Cypress Springs! This stunning waterfront home offers an open living design with a spacious great room featuring a ledge stone wood-burning fireplace, vaulted wood ceilings with exposed beams, and abundant windows providing breathtaking panoramic lake views. Above the garage is an enormous bunkhouse/4th bedroom with bath (approximately 572 SF),

  Pam Swanner Coldwell Banker Lakehaven, REA

  144 King Lyle Rd, Scroggins, TX 75480
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  /36

  $589,999

  $10K PRICE DROP

  • 3 Beds
  • 2 Baths
  • 2,100 Sq Ft

  928 Pelican Dr, Winnsboro, TX 75494

  Owners are ready to move!! Priced below market Value this waterfront retreat on Lake Cypress Springs featuring a 3-bed, 2-bath hilltop home on a wooded half-acre lot with approximately 250 ft of shoreline. Property includes a private boat slip, refinished retaining wall, full sprinkler system, and access to community amenities including boat ramp, park, and pool. Open floor plan with lake views,

  Sheri Sanders Monument Realty

  928 Pelican Dr, Winnsboro, TX 75494
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  /45

  $625,000

  • 4 Beds
  • 2 Baths
  • 3,547 Sq Ft

  2640 County Road 1030, Mount Vernon, TX 75457

  Industrial Edge Meets East Texas Ranch Living! Nestled on 16 beautiful acres just north of Mount Vernon and convenient to I-30, this custom-built retreat blends modern industrial design with the functionality of country living. Designed for durability and comfort, the 4 bedroom, 2 bath home features polished concrete floors, a solid post-tension foundation, and striking fixtures throughout. The

  Martie Abercrombie Century 21 First Group - SS

  2640 County Road 1030, Mount Vernon, TX 75457
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  /32

  $224,999

  • 3 Beds
  • 2 Baths
  • 1,314 Sq Ft

  524 Park Ln, Mount Vernon, TX 75457

  Welcome home to this charming 3-bedroom, 2-bath property tucked away on a quiet dead-end street with no drive-through traffic. Enjoy cozy evenings by the wood-burning fireplace and effortless indoor-outdoor living with French doors that open to a covered patio overlooking a large, fenced backyard—perfect for entertaining, pets, or play. The attached 2-car garage offers excellent functionality

  

  Christine Ballard

  C. Ballard Realty

  (903) 662-2984

  524 Park Ln, Mount Vernon, TX 75457
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  /20

  $175,000

  • Land
  • 1.03 Acres
  • $169,903 per Acre

  Lot 7 & 8 Pleasant View Dr, Winnsboro, TX 75494

  Rare opportunity in Franklin County! This beautiful one-acre, double lot offers an incredibly unique setting with water-frontage on private Lake Lisa and a water view of Lake Cypress Springs. Lake Lisa is a quiet, approximately 5-acre private lake, perfect for fishing, canoeing, and enjoying a peaceful lake lifestyle. Even better, Lake Cypress Springs is just steps away, offering the convenience

  Nicole Anderson Anderson Elite Realty

  Lot 7 & 8 Pleasant View Dr, Winnsboro, TX 75494
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  /14

  $256,000

  • Land
  • 16 Acres
  • $16,000 per Acre

  TBD S Tx Hwy 37, Mount Vernon, TX 75457

  16 acres just outside the city limits of Mount Vernon, TX, currently used for hay production. Level and open with multiple possibilities—ideal for agricultural use, homesite, or investment. No known restrictions.

  Karrie Roberts Century 21 Butler Real Estate

  TBD S Tx Hwy 37, Mount Vernon, TX 75457
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  /30

  $599,000

  • 2 Beds
  • 2 Baths
  • 1,053 Sq Ft

  146 Trappers Trail, Mount Vernon, TX 75457

  Welcome to your own private retreat on the breathtaking shores of Lake Cypress Springs! Perfectly placed beneath a canopy of mature trees, this charming cedar waterfront cabin offers a blend of peaceful lake living, modern updates, and future investment potential. Situated on 1.026 beautifully wooded acres with 153 feet of retaining wall, the property includes TWO waterfront lots! ONE featuring

  

  Carmen Elder

  TruHome Real Estate

  (903) 602-1769

  146 Trappers Trail, Mount Vernon, TX 75457
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  /29

  $2,207,870

  • Land
  • 630.82 Acres
  • $3,500 per Acre

  1 Texas 37, Bagwell, TX 75412

  1st time open market offering in Red River County, Texas. Features paved access along HWY 37, premerchantable pine plantation in varying ages plus diverse mixed pine/hardwood flats creating excellent wildlife habitat. Electricity available by extension along HWY 37.

  Andy Flack HomeLand Properties, Inc

  1 Texas 37, Bagwell, TX 75412
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  /20

  $495,000

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

  758 SE Cr 4265, Mount Vernon, TX 75457

  Escape the hustle and experience what it feels like to relax. No traffic noise, just birds chirping! Tucked behind a private gated entrance and framed by a lush, natural tree line, this secluded almost 7-acre estate offers a rare "no neighbors" feel within the highly sought-after Mount Vernon ISD. Every element of this property was thoughtfully established in 2019, including the modern 2-bedroom,

  

  Kaylee Boone

  Real Broker, LLC

  (903) 623-9665

  758 SE Cr 4265, Mount Vernon, TX 75457
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  /27

  $275,000

  • 3 Beds
  • 2 Baths
  • 1,840 Sq Ft

  1014 Greenwood St, Winnsboro, TX 75494

  Country charm abounds here on this 1.6 acre parcel full of hardwood trees and native plants. Windows throughout this clean and modern 3 bedroom , 2 bath custom home that also features several enclosed porches to enjoy tons of bird watching and garden views. The home has an open floor plan which features a spacious kitchen, dining and living area. Oversized bedrooms and bathrooms, private sitting

  Ryan Betz William Ryan Betz

  1014 Greenwood St, Winnsboro, TX 75494
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  /22

  $1,100,000

  • 2 Beds
  • 2 Baths
  • 1,872 Sq Ft

  101 King Joseph Ct, Scroggins, TX 75480

  John Vickers Beam Real Estate, LLC

  101 King Joseph Ct, Scroggins, TX 75480
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  /43

  $499,900

  $70K PRICE DROP

  • 4 Beds
  • 2 Baths
  • 2,590 Sq Ft

  302 King Shore Blvd, Scroggins, TX 75480

  This gorgeous water view home overlooking Lake Cypress Springs offers the perfect opportunity to enjoy lake living without the premium price tag of waterfront ownership. Properties with views like this rarely come available, especially in the highly sought-after Kings Country subdivision. Upon entry, you’re welcomed by an open-concept floor plan featuring a spacious living area filled with

  Nicole Anderson Anderson Elite Realty

  302 King Shore Blvd, Scroggins, TX 75480
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  $349,000

  • 3 Beds
  • 2.5 Baths
  • 1,850 Sq Ft

  309 S King Lake Rd, Scroggins, TX 75480

  NEW kitchen remodel, NEW windows, NEW subfloor and flooring throughout, NEW lighting and fixtures, HVAC and roof is only 3 years old! Foundation is solid! The Lake Lifestyle, Reimagined: Modern Luxury Without the Waterfront Premium. Tucked away in the premier gated community of Kings Country at Lake Cypress Springs, this impeccably remodeled turn-key retreat offers the perfect blend of

  

  Kaylee Boone

  Real Broker, LLC

  (903) 282-3173

  309 S King Lake Rd, Scroggins, TX 75480
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  /29

  $125,000

  • 2 Beds
  • 1 Bath
  • 912 Sq Ft

  122 Olive St, Mount Vernon, TX 75457

  Charming 2 bedroom, 1 bath home, perfect for first-time buyers, someone looking to downsize, or a great investment opportunity. Conveniently located in a quiet neighborhood near schools and town, this cozy property features numerous updates including flooring, kitchen appliances, countertops, kitchen and bathroom cabinets, fixtures, and a newer roof. Move-in ready with style and value! Make it

  D'ANNE STEELE Summers Cook & Company

  122 Olive St, Mount Vernon, TX 75457
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  /20

  $295,000

  $5K PRICE DROP

  • 3 Beds
  • 3 Baths
  • 1,988 Sq Ft

  109 Baker, Mount Vernon, TX 75457

  Move-In Ready Living Without the Work — Newer Construction in Mount Vernon If you’ve been looking at homes and keep running into properties that need updating, repairs, or constant maintenance — this one offers a different experience. This 3-bedroom, 3-bath home was built with modern living in mind, giving you the benefit of newer construction without the wait or uncertainty of building. From the

  

  Steven Andrews

  Texas Premier Realty

  (903) 618-3091

  109 Baker, Mount Vernon, TX 75457
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  /23

  $120,000

  • 2 Beds
  • 2 Baths
  • 1,428 Sq Ft

  1036 Lake Franklin Dr, Winnsboro, TX 75494

  Tucked among the tall trees on beautiful Lake Franklin in the Winnsboro Fishing & Hunting Club, this water-view cabin offers a rare opportunity to create your own private getaway in a peaceful, member-only setting. Surrounded by the natural beauty of East Texas, the property features a covered carport, shaded walkway, and a quiet, secluded feel just steps from the water. Inside, you’ll find an

  Amber Fox Mayben Realty - Mt. Vernon

  1036 Lake Franklin Dr, Winnsboro, TX 75494
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  /43

  $939,000

  • 3 Beds
  • 2 Baths
  • 2,128 Sq Ft

  100 King Lance Ct, Scroggins, TX 75480

  Absolutely Adorable Waterfront Cottage on Lake Cypress Springs! You feel like you're in a tree house surrounded by huge trees and lush landscaping! Beautifully maintained with bamboo hardwood flooring throughout the first floor. Upstairs flooring is wood-like vinyl throughout. This lovely home has an open floor plan with kitchen and greatroom opening to a fabulous 300 sf screened porch extending

  Ann Holland Century 21 Butler Real Estate

  100 King Lance Ct, Scroggins, TX 75480
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  /45

  $539,900

  • 3 Beds
  • 2.5 Baths
  • 2,396 Sq Ft

  386 Spring Creek Dr, Mount Vernon, TX 75457

  Located in the sought-after Tall Tree subdivision just across the street from Lake Cypress Springs, this beautifully maintained 3-bedroom, 2.5-bath waterview home offers space with access to premier amenities including a pool, tennis courts, clubhouse, and boat ramp. Inside, an open-concept design showcases warm wood flooring and a well-appointed kitchen with granite countertops, custom

  Karrie Roberts Century 21 Butler Real Estate

  386 Spring Creek Dr, Mount Vernon, TX 75457
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  /10

  $445,000

  • Land
  • 1.06 Acres
  • $419,811 per Acre

  784 Camp Cypress Trail, Winnsboro, TX 75494

  Rare opportunity to own a prime waterfront lot in the highly sought-after Lands End Addition on beautiful Lake Cypress Springs. This 1.06-acre wooded lot boasts 125 feet of pristine water frontage and extends approximately 350 feet deep, offering both privacy and stunning lake views featuring deep water. A storage building is already on-site for your convenience. Located in a gated community with

  

  Kristina House

  Landmark Real Estate Group

  (430) 293-7232

  784 Camp Cypress Trail, Winnsboro, TX 75494
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  /43

  $1,195,000

  • 4 Beds
  • 3 Baths
  • 3,008 Sq Ft

  115 Larsen Ln, Scroggins, TX 75480

  Fantastic home in Twin Coves Subdivision on Lake Cypress Springs. Perfectly positioned on a beautiful lot at the cusp of a quiet cove, the property offers stunning main lake views and a serene waterfront setting. Step inside to find a bright, open floor plan with floor-to-ceiling windows that frame the gorgeous lake views. The spacious living area features a charming rustic rock fireplace and

  Nicole Anderson Anderson Elite Realty

  115 Larsen Ln, Scroggins, TX 75480
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  /37

  $2,299,500

  $100K PRICE DROP

  • 5 Beds
  • 5.5 Baths
  • 3,937 Sq Ft

  1478 Charlya Dr, Scroggins, TX 75480

  Perched on one of the most sought-after shorelines at Lake Cypress Springs this exceptional lake house captures panoramic, wide-open views of sparkling water from nearly every room and outdoor space. Recently refreshed with new landscaping, freshly painted interior & exterior, new decking, and a golf cart path, the property blends refined comfort with effortless lakefront living. Step inside to

  Terri Cox Allie Beth Allman & Assoc.

  1478 Charlya Dr, Scroggins, TX 75480
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  /48

  $650,000

  • Land
  • 6 Acres
  • $108,333 per Acre

  1676 County Road 1030, Mount Vernon, TX 75457

  LOOKING FOR A PRIVATE EAST TEXAS HOME WITH LAND, POOL, WORKSHOPS, AND BACKUP POWER? This exceptional 6-acre +/- property offers country living with modern convenience and security. Tucked into the East Texas countryside, this beautiful property offers SO MUCH! The 3-bedroom, 2.5-bath home features vaulted ceilings, exposed beams, stone fireplaces, custom cabinetry, and an open-concept layout

  

  LeeAnn Sears

  Sears Realty Group

  (903) 858-6175

  1676 County Road 1030, Mount Vernon, TX 75457
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  /39

  $675,000

  • 3 Beds
  • 2.5 Baths
  • 2,853 Sq Ft

  601 Farm To Market 3007, Mount Pleasant, TX 75455

  Luxury and privacy come together in this stunning custom cedar and stone home, ideally situated on 4.9 acres just minutes from both Lake Cypress Springs and Lake Bob Sandlin. With Cypress Springs boat launch only one mile away and Bob Sandlin just three miles down the road, this property offers rare proximity to two of East Texas’ most sought-after lakes—perfect for boating, entertaining, and

  Michael Mayben Mayben Realty - Mt. Pleasant

  601 Farm To Market 3007, Mount Pleasant, TX 75455
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  /18

  $9,500

  • Land
  • 21,780 Sq Ft
  • $19,000 per Acre

  Lot 36 Cypress Creek Dr, Mount Vernon, TX 75457

  This fantastic lot in the sought-after Tall Tree community. Tall Tree is a gated lakeside neighborhood packed with amenities including a private boat ramp, swimming pool, tennis and basketball courts, and a beautiful clubhouse—perfect for gatherings and recreation. Whether you're looking to build your dream lake home or invest in a weekend getaway, this lot is ideal. Enjoy easy access to Cypress

  Debra Vann Coldwell Banker Lakehaven, REA

  Lot 36 Cypress Creek Dr, Mount Vernon, TX 75457
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  /40

  $1,050,000

  $150K PRICE DROP

  • 3 Beds
  • 2 Baths
  • 2,090 Sq Ft

  1920 County Road Se 3370, Winnsboro, TX 75494

  Discover a rare opportunity to own a 6.10-acre waterfront estate on the pristine shores of Lake Cypress Springs. This solid brick home offers over 678 feet of expansive water frontage, providing breathtaking lake views from every main living area. The heart of the home is an open-concept living room featuring soaring vaulted ceilings, rich natural woodwork, and a cozy fireplace. The adjacent

  Michelle Blackmon Freedom Realty

  1920 County Road Se 3370, Winnsboro, TX 75494
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  /5

  $20,000

  • Land
  • 21,780 Sq Ft
  • $40,000 per Acre

  Lot 45 Cypress Creek Dr, Mount Vernon, TX 75457

  This fantastic lot in the sought-after Tall Tree community. Tall Tree is a gated lakeside neighborhood packed with amenities including a private boat ramp, swimming pool, tennis and basketball courts, and a beautiful clubhouse—perfect for gatherings and recreation. Whether you're looking to build your dream lake home or invest in a weekend getaway, this lot is ideal. Enjoy easy access to Cypress

  Debra Vann Coldwell Banker Lakehaven, REA

  Lot 45 Cypress Creek Dr, Mount Vernon, TX 75457
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  /21

  $415,000

  • 4 Beds
  • 3.5 Baths
  • 3,141 Sq Ft

  1436 County Road Se 4395, Scroggins, TX 75480

  Nestled in the desirable Lake Bob Sandlin community, this spacious 4-bedroom, 3.5-bath home sits on an impressive 10-acretract, offering privacy, room to roam, and endless potential. With approximately 3,141 square feet of living space, the home features a thoughtful layout that includes a formal dining room, two generous living areas, and abundant natural light throughout. The primary suite is a

  Ino Mejia NextPhase Realty

  1436 County Road Se 4395, Scroggins, TX 75480

Showing Results 41 - 80, Page 2 of 6