Houses for Sale near Balboa Gifted/High Ability Magnet Elementary School

• 

  

  

  /22

  $899,900 Open Sat 12PM - 3PM

  • 3 Beds
  • 2 Baths
  • 1,262 Sq Ft

  9106 Lev Ave, Arleta, CA 91331

  Welcome to this beautifully updated 3-bedroom, 2-bathroom home nestled on a desirable and quiet street in Arleta. Sitting on a spacious lot adorned with mature fruit trees—including avocado, pomegranate, and vibrant bougainvillea—this property offers both charm and comfort. Inside, you’ll find a fresh and modern living space featuring new flooring, dual-pane windows, updated kitchen and

  Travis Winn Rodeo Realty

  9106 Lev Ave, Arleta, CA 91331
• 

  

  

  /23

  $899,900 Open Thu 3PM - 6:30PM

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

  17916 Ludlow St, Granada Hills, CA 91344

  Charming Single Story Home in Prime Location! Nestled in a peaceful cul-de-sac, this absolutely adorable single-story home radiates charm and offers the perfect blend of comfort and convenience. Located just moments away from fine dining, assortment of shopping options, and the highly acclaimed Granada Hills Charter High School, this property provides easy access to everything you

  John Mazziotta RE/MAX One

  17916 Ludlow St, Granada Hills, CA 91344
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  /62

  $1,899,000

  • 5 Beds
  • 4 Baths
  • 3,714 Sq Ft

  17158 Citronia St, Northridge, CA 91325

  Located in Prime Northridge neighborhood this Stunning newly remodeled beauty will take your breath. Full description coming soon.

  Gary Keshishyan Pinnacle Estate Properties

  17158 Citronia St, Northridge, CA 91325
• 

  

  

  /44

  $899,000

  • 4 Beds
  • 4 Baths
  • 2,213 Sq Ft

  9109 N Nilo Ln, Panorama City, CA 91402

  Stylish 4-Bedroom Home in Panorama City, No HOA. Welcome to 9109 N Nilo Ln, a contemporary 4-bedroom, 4-bath home blending comfort and modern living in the heart of Panorama City. The open-concept floor plan features a bright living and dining area, perfect for entertaining, along with a sleek kitchen boasting stainless steel appliances, quartz-style counters, and ample storage. Upstairs, the

  Angel Collins Rodeo Realty

  9109 N Nilo Ln, Panorama City, CA 91402
• 

  

  

  /34

  $999,000

  • 4 Beds
  • 2 Baths
  • 1,596 Sq Ft

  16442 Mckeever St, Granada Hills, CA 91344

  Luxury living in the Heart of Granada Hills! Beautifully remodeled Granada Hills home featuring 4 spacious bedrooms, 2 updated bathrooms, remodeled kitchen. The living and dining areas flow seamlessly to a private backyard oasis with a sparkling pool, BBQ area, and lush landscaping - ideal for entertaining or relaxing. Additional highlights include contemporary finishes throughout and a 2-car

  Lilit Aslanyan LA Home Realty

  16442 Mckeever St, Granada Hills, CA 91344
• 

  

  /5

  $899,950

  • 3 Beds
  • 2 Baths
  • 1,394 Sq Ft

  19331 Ingomar St, Reseda, CA 91335

  Beautifull single-story home in Reseda featuring 3 bedrooms and 2 bathrooms on a spacious 7,520 sq.ft. lot. Large living room with fireplace. Brand new custom kitchen with granite countertops, and all new appliances. Brand new laminate wood flooring throughout the entire house. New roof Fully This is a corner house with lot of potential for ADU. House is located on the corner of Ingomar and

  Bob Singh Superior Realty

  19331 Ingomar St, Reseda, CA 91335
• 

  /2

  $1,264,000

  • 5 Beds
  • 3 Baths
  • 2,036 Sq Ft

  10864 Wolcott Place, Mission Hills, CA 91345

  Located in a peaceful Mission Hills cul-de-sac in the heart of the San Fernando Valley, 10864 Wolcott Place offers 6 bedrooms, 2 bathrooms, and approximately 2,036 square feet of living space on a generous 7,500+ square foot lot. Ideal for multi-generational living or a large household, this well-maintained residence features a bright and functional layout, including a spacious living room,

  Allison Huang Re/Max Premier Prop Arcadia

  10864 Wolcott Place, Mission Hills, CA 91345
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  /10

  $1,250,000

  • 4 Beds
  • 2 Baths
  • 1,710 Sq Ft

  18725 Schoenborn St, Northridge, CA 91324

  Currently being used as a Residential care facility for the elderly making $20k gross a month in the heart of San Fernando Valley. Seller to try to assist Buyer to get his licensed to operate the business. Nice tree lined street area. Just 400 meters away to Northridge Hospital (Dignity Health). Licensed for 6 residents. Same owner for 13 years.Spacious rooms with an upgraded, spacious pool

  Rosario Cachola Cachola Associates

  18725 Schoenborn St, Northridge, CA 91324
• 

  

  /8

  $850,000

  • 3 Beds
  • 1 Bath
  • 1,014 Sq Ft

  8360 Katherine Ave Unit 1, Panorama City, CA 91402

  Welcome to this inviting single-family ranch-style home nestled in the heart of downtown Panorama City! Boasting a spacious front and backyard, this property offers the perfect blend of comfort, convenience, and endless possibilities.Step inside and you’ll find a granite-finished kitchen designed for both style and functionality, making it ideal for everyday living and entertaining. The

  Connie Sim eXp Realty of California Inc

  8360 Katherine Ave Unit 1, Panorama City, CA 91402
• 

  

  /34

  $900,000

  • 4 Beds
  • 3 Baths
  • 2,010 Sq Ft

  9428 Noble Ave, North Hills, CA 91343

  Wonderful buying opportunity! This spacious 4-bedroom, 3-bath home offers over 2,000 sq. ft. of living space on an oversized lot in a highly desirable neighborhood. Features include a kitchen island, central heat and air, lush landscaping with full irrigation, and a cozy den. Conveniently located near elementary and middle schools, shopping, public transportation, and with easy freeway

  Gerardo 'Jerry' Ascencio Mission Real Estate

  9428 Noble Ave, North Hills, CA 91343
• 

  

  /34

  $799,950

  • 3 Beds
  • 1 Bath
  • 1,434 Sq Ft

  8101 Bianca Ave, Northridge, CA 91325

  Welcome to this adorable home in Northridge. Of the many upgrades in this home there is a brand new kitchen complete with custom cabinets, soft close drawers, porcelain counter tops, coffee station, pantry, breakfast area. New lighting, new door and new window in kitchen. LVP floors in the kitchen, living room and family room. Laminate floors throughout the rest of the home. 3 bedrooms with large

  Jakob Pelter Jakob Pelter,Broker

  8101 Bianca Ave, Northridge, CA 91325
• 

  

  /29

  $845,000

  • 3 Beds
  • 1.5 Baths
  • 1,611 Sq Ft

  7700 Rhea Ave, Reseda, CA 91335

  Welcome to this recently updated single story, corner lot, home on a quiet, tree-lined street in the heart of Reseda. Step inside to experience new carpeting and neutral paint throughout, enhanced by newer dual-paned windows that flood the interiors with natural light while ensuring energy efficiency and modern appeal. The kitchen boasts granite countertops, a dishwasher, six-burner range oven,

  Holly Hanlin Berkshire Hathaway HomeService

  7700 Rhea Ave, Reseda, CA 91335
• 

  

  /75

  $1,450,000

  • 5 Beds
  • 3 Baths
  • 3,071 Sq Ft

  9819 Vanalden Ave, Northridge, CA 91324

  Major price improvement! Just reduced $50,000. Your California dream: poolside summers, dinners under the palms, and top schools nearby. This light-filled, spacious single-story Northridge ranch home offers over 3,000 sq. ft. of living space with 5 bedrooms and 3 bathrooms. The backyard is a true oasis, featuring a gated Pebble Tec pool and spa, a lush lawn for kids and pets, and shaded patios

  Randy DiSimone Keller Williams North Valley

  9819 Vanalden Ave, Northridge, CA 91324
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  /17

  $1,800,000

  • 5 Beds
  • 3 Baths
  • 2,264 Sq Ft

  11542 Encino Ave, Granada Hills, CA 91344

  Wonderful development opportunity on a quiet cul-de-sac on a prime 18,000 sf lot in one of Granada Hills' best neighborhoods. RTI plans are ready for issue to replace the current 2,264 sf single-story home with a stunning 7,000 sf, 3-story, 5-bedroom, 5 1/2-bathroom contemporary home that includes a basement, elevator, balconies, and stunning poolside ADU.

  Anita Stephan Carolwood Estates

  11542 Encino Ave, Granada Hills, CA 91344
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  /13

  $1,700,000

  • 5 Beds
  • 5 Baths
  • 3,224 Sq Ft

  11138 Collett Ave, Granada Hills, CA 91344

  Garage has been converted into an ADU-style living space with its own entrance and private bath.In addition, the main home features three more bedrooms with en-suite bathrooms, including two primary suites. The upstairs primary spans the entire level and enjoys a private exterior entrance, a spacious living area, and sweeping neighborhood views — an ideal setup for multigenerational

  David Samuels Keller Williams Westlake Village

  11138 Collett Ave, Granada Hills, CA 91344
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  /14

  $849,900

  • 3 Beds
  • 2 Baths
  • 1,252 Sq Ft

  15948 Wyandotte St, Van Nuys, CA 91406

  15948 Wyandotte St in Lake Balboa is a beautifully remodeled home that blends modern upgrades with the charm of a highly sought-after neighborhood. From the sleek, fully updated kitchen to the stylishly renovated bathrooms, every detail has been thoughtfully designed to provide a move-in ready experience. The home also features paid-off solar panels, offering both energy efficiency and long-term

  Yuriy Adamyan Park Regency Realty

  15948 Wyandotte St, Van Nuys, CA 91406
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  /39

  $899,000

  • 3 Beds
  • 2 Baths
  • 1,787 Sq Ft

  6849 Whitaker Ave, Van Nuys, CA 91406

  Wait until you see this incredible floor plan and the details of this home — truly a must-see!Nestled on a quiet cul-de-sac in a sought-after pocket of Lake Balboa, this beautifully maintained home features a stunning, recently updated pebble style finish pool with new pool equipment (updated just one year ago), a new roof (replaced two years ago), a new garage door (installed this year).This

  Efi Demirchyan Media West Realty,Inc.

  6849 Whitaker Ave, Van Nuys, CA 91406
• 

  

  /22

  $890,000

  • 4 Beds
  • 3 Baths
  • 1,872 Sq Ft

  7049 De Celis Place, Van Nuys, CA 91406

  Welcome to this charming two-story residence nestled in the desirable Lake Balboa and offering 1,872 sq ft of living space, this home boasts 4 bedrooms and 3 bathrooms, perfect for a growing family or those in need of extra space. Near top schools, shopping, Lake Balboa Park, and easy 101/405 freeway access. Spacious layout with classic charm, ready for your touch. Convenient to dining, transit,

  Marcelo Mena Chiriboga Keller Williams Luxury

  7049 De Celis Place, Van Nuys, CA 91406
• 

  

  /22

  $749,000

  • 3 Beds
  • 2 Baths
  • 1,690 Sq Ft

  1409 4th St, San Fernando, CA 91340

  Welcome to this beautifully updated San Fernando home featuring 3 bedrooms and 2 bathrooms, blending comfort with modern upgrades. Recent improvements include a brand-new roof, updated plumbing and electrical systems, and new flooring throughout. The kitchen showcases custom cabinetry complemented by elegant recessed lighting and modern fixtures, creating a warm and inviting atmosphere.

  Jerry Ascencio Jr. Mission Real Estate

  1409 4th St, San Fernando, CA 91340
• 

  

  /30

  $1,350,000

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

  17350 Osborne St, Northridge, CA 91325

  **DO NOT Disturb the tenants** Charming Sherwood Forest Home with Guest House & Pool! This bright and spacious home features an open layout filled with natural light, perfect for family living and entertaining. The main house offers an updated kitchen with a large island that flows into the living and dining areas. The primary suite has been remodeled into a spa-like retreat with a soaking tub

  Nicholas Cosfol Property Masters Realty

  17350 Osborne St, Northridge, CA 91325
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  /39

  $899,900 Open Sat 1PM - 3PM

  • 3 Beds
  • 2 Baths
  • 1,526 Sq Ft

  15358 Gault St, Van Nuys, CA 91406

  Welcome to this stunning, fully-gated modern masterpiece in Van Nuys, a home that offers the ultimate in privacy and functionality. Situated on a sprawling corner lot, this property is perfect for a first-time buyer or a growing family.Step inside and discover an open-concept layout that seamlessly connects the living spaces. The kitchen is truly the heart of the home, a fully remodeled

  Rose Garcia The Core Agency

  15358 Gault St, Van Nuys, CA 91406
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  /44

  $1,749,000 Open Sat 1PM - 4PM

  • 4 Beds
  • 3.5 Baths
  • 3,523 Sq Ft

  11538 Zelzah Ave, Granada Hills, CA 91344

  Located in sought-after Granada Hills, this exceptional property offers a stunning 4 bed, 2.5 bath main home plus versatile studio-style ADU on expansive 33,919 sq ft lot, providing endless possibilities for customization, multigenerational living, or additional income potential. A long, circular driveway leads to a 5-car garage, RV/boat parking, and access to the backyard. Great curb appeal with

  Stephanie Vitacco Equity Union

  11538 Zelzah Ave, Granada Hills, CA 91344
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  /34

  $955,000

  • 3 Beds
  • 2 Baths
  • 1,506 Sq Ft

  9037 Varna Ave, Arleta, CA 91331

  Charming Updated Home for Sale in the heart of Arleta, CA. This classic 3 Bedroom, 2 Bathroom home features 1,506 Sq. Ft., 6,002 Sq. Ft. Lot. Some recent and previous updates, include, newer HVAC System, Earthquake Retrofitted, Automatic Garage Door & Epoxy Flooring in Garage, Copper Plumbing. 2 extended bedrooms—offering larger spaces than typically found in the area, including a spacious

  Tony Nelson SYNERGY ONE REAL ESTATE

  9037 Varna Ave, Arleta, CA 91331
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  /38

  $2,575,000

  • 4 Beds
  • 4.5 Baths
  • 5,492 Sq Ft

  20239 Jubilee Way, Northridge, CA 91326

  Spectacular executive property in prestigious, gated Westcliffe at the summit of Porter Ranch! This Seeley Model with Italianate facade has 4 beds, 4 1/4 baths in 5492 square feet, 3-car garage, pool, spa, and water feature with three cascading waterfalls, and mature front/rear yard landscaping accented by professional lighting. The approach to the impressive entry door along travertine-stone

  Roxanne Cabrera HomeBased Realty

  20239 Jubilee Way, Northridge, CA 91326
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  /2

  $850,000

  • 4 Beds
  • 2 Baths
  • 1,399 Sq Ft

  11403 Gaynor Ave, Granada Hills, CA 91344

  Discover the potential of this four-bedroom, two-bathroom pool home in Granada Hills. Offering a spacious layout and a generous lot, this property is ready for your personal touch. The backyard features a sparkling pool, perfect for creating your own outdoor retreat. A great opportunity to remodel and design exactly the home you’ve been dreaming of.

  Tina Grigorian Pinnacle Estate Properties

  11403 Gaynor Ave, Granada Hills, CA 91344
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  /60

  $879,999

  • 4 Beds
  • 2 Baths
  • 1,851 Sq Ft

  18900 Ledan St, Northridge, CA 91324

  Charming Corner-Lot Home in Prime Northridge Location!This 4-bedroom, 2-bathroom home offers 1,851 sq. ft. of living space with an attached 2-car garage. Situated on a desirable corner lot, the property is located minutes from CSUN, Northridge Fashion Center, shopping, dining, and entertainment. The bright living area flows into a functional kitchen with ample storage and counter space.

  Dana Pope TheHomeProZ

  18900 Ledan St, Northridge, CA 91324
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  /17

  $739,000

  • 2 Beds
  • 1 Bath
  • 834 Sq Ft

  15945 Hart St, Van Nuys, CA 91406

  Located in the heart of Lake Balboa, unlock the potential of this charming 2-bedroom, 1-bath home located on a flat 6,749 sq ft lot zoned R1 with mature citrus trees in one of the Valley’s most promising neighborhoods. Built in 1925, the home is nearly a century old and ready for its next chapter—whether you choose to renovate, expand, or rebuild. The detached garage (approx. 16x18) and

  Rachel Tabak Keller Williams Luxury

  15945 Hart St, Van Nuys, CA 91406
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  /34

  $849,500

  • 3 Beds
  • 2 Baths
  • 1,730 Sq Ft

  8537 Fullbright Ave, Winnetka, CA 91306

  Sensational property right in the heart of the sleepy town of Winnetka!! Hands down one of the most charming and popular streets in this area!! Wonderful circle "U" street you will see when you come by to view! SOLAR PAID FOR SOLAR !! This will be owned by the buyer. Benefit that will save buyer thousands and thousands of dollars in their monthly energy bills!! "Large, incredibly versatile

  Debbie Shreve Trejo RE/MAX One

  8537 Fullbright Ave, Winnetka, CA 91306
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  /40

  $925,000

  • 3 Beds
  • 3 Baths
  • 1,570 Sq Ft

  8521 Gloria Ave, North Hills, CA 91343

  Welcome to your own private retreat in the heart of North Hills! This charming 3-bedroom, 3-bathroom Pool home sits on a spacious lot and has been thoughtfully updated to blend comfort, function, and outdoor living. Inside, you’ll find an open and bright layout with recessed lighting throughout, ceiling fans in every room, and remodeled bathrooms that bring a fresh modern touch. Including the

  Mauricio Sanchez RE/MAX TIME REALTY

  8521 Gloria Ave, North Hills, CA 91343
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  /26

  $1,199,000

  • 6 Beds
  • 5 Baths
  • 2,319 Sq Ft

  16130 Devonshire St, Granada Hills, CA 91344

  16130 & 16128 Devonshire Streeta rare and versatile income-generating property featuring two fully independent homes on one lot. The front house offers 3 bedrooms and 2 bathrooms across approximately 1,119 sq ft, with a new HVAC system installed in 2024, a kitchen remodel completed in 2023, and new flooring throughout. It's currently rented for $4,400/month. The rear 3-bedroom, 3-bath ADU spans

  Bryn Schneider Compass

  16130 Devonshire St, Granada Hills, CA 91344
• 

  

  /4

  $1,200,000

  • 4 Beds
  • 2 Baths
  • 2,130 Sq Ft

  6524 Petit Ave, Van Nuys, CA 91406

  Welcome to your secluded slice of paradise in the heart of Van Nuys! This beautifully landscaped 4-bedroom, 2-bathroom home sits on a private street with speed bumps. The spacious backyard is perfect for barbecues, family gatherings, or simply relaxing among nature, featuring over half a dozen palm trees, a flourishing rose garden, and fruit-bearing peach and lemon trees.The master

  Kaitlyn Dares Home Saver Realty

  6524 Petit Ave, Van Nuys, CA 91406
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  /8

  $880,000

  • 4 Beds
  • 3 Baths
  • 1,808 Sq Ft

  10322 Rincon Ave, Pacoima, CA 91331

  Great Investment Opportunity!This spacious 4-bedroom, 3-bath home includes a duplex unit with its own 1-bedroom, 1-bath, and living area-perfect for rental income or multigenerational living. The property has been well-maintained and recently renovated, making it move-in ready for tenants or owners.Investors-bring me your best deal!

  Mezdan Mota The Dana Real Estate & Investments Inc.

  10322 Rincon Ave, Pacoima, CA 91331
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  /48

  $1,599,995

  • 5 Beds
  • 3.5 Baths
  • 3,865 Sq Ft

  9455 Brandon Ct, Northridge, CA 91325

  Extensively Remodeled 5-Bedroom Estate in Prime Northridge |3,864 sq. ft. | 5 Bedrooms | 3.5 Bathrooms | 15,594 sq. ft. Corner Lot | $80/mo HOA |Located in a private gated community, this stunning 5-bedroom, 3.5-bathroom residence offers light-filled interiors, soaring ceilings, and luxurious upgrades throughout. Originally built in 1990 and thoughtfully updated, the home features high-end

  Kunal Sethi Sync Brokerage, Inc.

  9455 Brandon Ct, Northridge, CA 91325
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  /32

  $979,000

  • 3 Beds
  • 2 Baths
  • 1,276 Sq Ft

  18319 Erwin St, Tarzana, CA 91335

  This charming single-story traditional mid-block home has been beautifully updated, boasting fantastic curb appeal and charm with its modern white exterior and inviting front porch. Inside, a bright and airy living room/dining area offers new engineered wood flooring, windows, and a clear line to the entertainer back yard. The beautifully redone kitchen highlights sleek quartz countertops, shaker

  Susan K Sanford Berkshire Hathaway HomeServices California Properties

  18319 Erwin St, Tarzana, CA 91335
• 

  

  /23

  $840,000

  • 3 Beds
  • 3 Baths
  • 1,454 Sq Ft

  11930 Edgecliff Ave, Sylmar, CA 91342

  Views! Views! Views!! Panoramic views that engulf you and take your breath away! Welcome to one of the most sought after communities in Sylmar: CAREY RANCH. On top of the hill - on top of the world - you’ll find this hillside home stretching on oversized 10K sq.ft. lot with unobstructed views and fresh, brisk air. The large paved back yard affords you to indulge and soaked in the beauty of the

  Tammy Jerome Coldwell Banker Realty

  11930 Edgecliff Ave, Sylmar, CA 91342
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  /34

  $1,249,000

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

  17242 Bircher St, Granada Hills, CA 91344

  Tastefully remodeled gem in the heart of Granada Hills, this 3-bedroom, 2-bathroom home offers 1,833 sq. ft. of bright, open living space on an inviting 8,510 sq. ft. lot. The modern kitchen showcases sleek cabinetry, updated appliances including a 36-inch 6-burner stove, copper kitchen plumbing, and a seamless flow into sun-filled dining and living areas framed by recently replaced windows. The

  Ani Melikjanyan NovaKey Realty & Finance Inc

  17242 Bircher St, Granada Hills, CA 91344
• 

  

  /38

  $800,000

  • 4 Beds
  • 2 Baths
  • 1,526 Sq Ft

  7300 Sylvia Ave, Reseda, CA 91335

  Your Storybook Reseda Retreat Awaits Hurry—opportunities like this don’t come twice! Nestled on a sun-kissed corner lot in the heart of Reseda, this enchanting 4-bedroom, 2-bath jewel is brimming with magic and possibility. Step inside and imagine mornings bathed in golden light as you sip coffee in your cheerful kitchen, or evenings filled with laughter flowing through your open living

  Julie Newman Keller Williams Realty-Studio City

  7300 Sylvia Ave, Reseda, CA 91335
• 

  

  /45

  $1,650,000

  • 5 Beds
  • 4 Baths
  • 3,990 Sq Ft

  10501 Oklahoma Ave, Chatsworth, CA 91311

  Situated on a generous lot this versatile property offers two distinct living spaces with a combined total of 5 bedrooms and 4 bathrooms. The main residence features 3 bedrooms and 3 bathrooms while a separate unit provides an additional 2 bedrooms and 1 bathroom making it ideal for multi generational living rental income or guest accommodations. Plans for a future guest unit are also included

  Miryan Castillo JohnHart Real Estate

  10501 Oklahoma Ave, Chatsworth, CA 91311
• 

  

  /38

  $895,000

  • 3 Beds
  • 2 Baths
  • 1,300 Sq Ft

  8527 Casaba Ave, Winnetka, CA 91306

  Move-In-Ready 3 Bed | 2 Bath Pool Home on Oversized Lot in Winnetka, CA (Income Potential in this up and coming neighborhood)Welcome to this beautifully upgraded 3-bedroom, 2-bathroom pool home in the heart of Winnetka, CA, offering the perfect blend of luxury, comfort, and potential. The interior has been fully remodeled with high-end materials, showcasing a modern kitchen with quartz

  Richard Cure Rodeo Realty

  8527 Casaba Ave, Winnetka, CA 91306
• 

  

  /25

  $934,000

  • 3 Beds
  • 2 Baths
  • 1,948 Sq Ft

  9021 Rubio Ave, North Hills, CA 91343

  Nestled on a quiet street close to shopping, dining, schools and parks nearby, this three bedroom, two bathroom home with a pool is ready for you to call home. This home has hardwood floors and the interior was recently repainted and has features of new and old. The living, dining and kitchen areas are spacious with plenty of room for entertaining. The den area off the kitchen has a small

  James Parlevliet Coldwell Banker Realty

  9021 Rubio Ave, North Hills, CA 91343

Showing Results 201 - 240, Page 6 of 14