Los Angeles, CA Homes for Sale with Mountain View

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  /2

  $518,000

  • Land
  • 4,573 Sq Ft
  • $4,933,333 per Acre

  4330 Latona Rd, Los Angeles, CA 90031

  Please review the offering memorandum for more details. Buyer is responsible for conducting their own independent investigation to confirm the suitability of the property for development.

  Kadie Presley Wilson CB Richard Ellis, Inc.

  4330 Latona Rd, Los Angeles, CA 90031
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  /7

  $55,000

  • Land
  • 4,473 Sq Ft
  • $535,540 per Acre

  2 N Marianna Ave, Los Angeles, CA 90032

  Vacant land zoned R1 for sale in El Sereno. Build your dream home. Easy access to Marianna allows for utilities to be connected; Buyer to verify. Two adjacent lots; APN 5223-010-014/ Listing ID SB25091023 and 5223-010-015/ Listing ID SB25091026 are also being sold. 1972 N Marianna Ave is a duplex that is adjacent is also being sold; Listing ID SB25091016. Don't miss your chance to own in El

  Alex Carranza Keller Williams Luxury

  2 N Marianna Ave, Los Angeles, CA 90032
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  /25

  $795,000

  • 1 Bed
  • 1 Bath
  • 950 Sq Ft

  530 S Hewitt St Unit 425, Los Angeles, CA 90013

  Highly Sought After "West Facing" upper floor loft boasting Stunning Downtown LA Skyline Views in "The King of The Arts Districts" Barker Block! Just under 1,000sf of wide open floorplan featuring exposed "Turn-of-the Century" Timber Ceilings & Columns with Original Hardware! Exposed Concrete & 12" Ductwork with Central HVAC. Beautiful two-toned Engineered Acacia flooring elevates this "Urban

  Randelle Green Green Mile Properties Inc.

  530 S Hewitt St Unit 425, Los Angeles, CA 90013
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  /3

  $700,000

  $20K PRICE DROP

  • 3 Beds
  • 2 Baths
  • 1,430 Sq Ft

  543 S Ditman Ave, Los Angeles, CA 90063

  Welcome to 543 S Ditman Avenue, located in the heart of Los Angeles. This property offers a great opportunity for homeowners or investors looking for a centrally located duplex near schools, parks, shopping, and public transportation. Featuring a spacious lot and plenty of potential, this property is ready for your personal touch. Photos coming soon! Don’t miss the chance to make this Los Angeles

  DAVID ARELLANEZ COLDWELL BANKER LEADERS

  543 S Ditman Ave, Los Angeles, CA 90063
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  /64

  $2,195,000

  $300K PRICE DROP

  • 4 Beds
  • 3.5 Baths
  • 3,944 Sq Ft

  8506 Oak Ct, Los Angeles, CA 90046

  Nestled on a quiet cul-de-sac in iconic Laurel Canyon, 8506 Oak Court is a truly special, character-rich retreat surrounded by canyon views, mature trees, and legendary history all within the coveted Wonderland Elementary School District, widely regarded as the most sought-after elementary school in the Hollywood Hills area. Tucked into the lower portion of Laurel Canyon known as the Kirkwood

  Drew Smyth Real Broker

  8506 Oak Ct, Los Angeles, CA 90046
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  /56

  $6,895,000

  • 6 Beds
  • 8 Baths
  • 8,114 Sq Ft

  2480 Briarcrest Rd, Beverly Hills, CA 90210

  Bring your vision. Bring your designer. ***Bring All Offers!*** Nothing stands above you at this unique Mediterranean villa. Perched at the absolute top of a private gated street in the exclusive Beverly Hills Post Office enclave, 2840 Briarcrest commands sweeping east-facing ridgetop views that stretch forever. Beverly Hills. Hollywood Sign. Downtown LA. Griffith Observatory. Dodgers Stadium.

  Hooman Ghaffari Iconic Investments

  2480 Briarcrest Rd, Beverly Hills, CA 90210
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  /17

  $649,000

  $100K PRICE DROP

  • 1 Bed
  • 1 Bath
  • 907 Sq Ft

  400 S Broadway Unit 1801, Los Angeles, CA 90013

  At approximately 907 square feet, this residence is framed by floor-to-ceiling glass that pulls the skyline into both the living room and bedroom delivering light, scale, and a constant connection to the city.And unlike many in this category, the layout is honest.A true, defined living room--separate from the bedroom--creates a natural rhythm between living and rest.The kitchen is refined and

  Jason Bergman The Agency

  400 S Broadway Unit 1801, Los Angeles, CA 90013
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  /26

  $599,000

  $77K PRICE DROP

  • 1 Bed
  • 2 Baths
  • 780 Sq Ft

  889 Francisco St Unit 2601, Los Angeles, CA 90017

  Most Luxurious Condominium with magnificent City View! Metropolis Tower 1. DTLA's iconic address for premier luxury high-rise living. The highly sought after corner 01 stack. Perched 26 floors above the city where light and air collide into one. Designed by contemporary award-winning architect Gensler. This luxury residence features a unique floor plan that includes an enclosed grand master

  Ping Yan Real Brokerage Technologies

  889 Francisco St Unit 2601, Los Angeles, CA 90017
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  /11

  $12,000,000

  • Land
  • 2.24 Acres
  • $5,362,649 per Acre

  3801 S La Cienega Blvd, Culver City, CA 90232

  The subject property is located at 3801 S. La Cienega Blvd. in Culver City, California (APN #4204-010-137). This site consists of an approximately 2.24-acre irregularly shaped parcel of land in the very desirable Blair Hills neighborhood. The surrounding area consists of multi-million dollar homes to the west and south, multi-family residential buildings to the north, and La Cienega Boulevard to

  Matthew Wenzel Marcus & Millichap

  3801 S La Cienega Blvd, Culver City, CA 90232
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  $2,595,000

  $200K PRICE DROP

  • 3 Beds
  • 3 Baths
  • 3,635 Sq Ft

  2169 Stanley Hills Dr, Los Angeles, CA 90046

  Nestled in the heart of Laurel Canyon on a double lot, this contemporary residence blends striking architecture with effortless indoor-outdoor living. Soaring ceilings and expansive walls of glass, paired with skylights above, flood the home with natural light, creating a bright, gallery-like atmosphere throughout. The chef's kitchenis outfitted with designer appliances, dual islands, and

  Melanie Haschek Douglas Elliman

  2169 Stanley Hills Dr, Los Angeles, CA 90046
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  /30

  $2,995,000

  • 4 Beds
  • 3.5 Baths

  3637 Loadstone Dr, Sherman Oaks, CA 91403

  Commanding a prime position in the hills of Stone Canyon, this meticulously reimagined retreat sits in one of Sherman Oaks' most coveted south-of-the-boulevard addresses. Clad in smooth stucco and framed by tropical landscaping with lime, avocado, and olive trees, the home announces itself through custom double-entry doors. Inside, eleven-foot ceilings and wide-plank engineered oak floors set the

  Brooke Elliott Laurinkus Christie's International Real Estate SoCal

  3637 Loadstone Dr, Sherman Oaks, CA 91403
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  /19

  $480,000

  Open Sat 11AM - 4PM $20K PRICE DROP

  • 2 Beds
  • 3 Baths
  • 1,224 Sq Ft

  9034 Willis Ave Unit 14, Panorama City, CA 91402

  Beautifully upgraded split-level townhome featuring soaring ceilings, abundant natural light, and an airy open-concept layout perfect for both everyday living and entertaining. Enjoy casual mornings in the bright breakfast nook with ample dining space and a separate pantry for added storage. The formal dining area comfortably accommodates larger gatherings and holiday dinners.The expansive living

  Nam Jun Kim New Star Realty

  9034 Willis Ave Unit 14, Panorama City, CA 91402
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  /37

  $1,479,000

  $50K PRICE DROP

  • 3 Beds
  • 2 Baths
  • 1,699 Sq Ft

  4115 Knobhill Dr, Sherman Oaks, CA 91403

  Nestled in the hills just south of the boulevard in prime Sherman Oaks, this light-filled Cape Cod residence blends East Coast charm with classic Southern California Sun featuring mountain and canyon views. Minutes from the city's hustle and bustle, the home offers serene indoor-outdoor living with wonderful views and abundant natural light. A spacious viewing deck greets you before entering the

  Tyler Giles Nourmand & Associates-BH

  4115 Knobhill Dr, Sherman Oaks, CA 91403
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  /32

  $260,000

  $35K PRICE DROP

  • 3 Beds
  • 2 Baths
  • 1,680 Sq Ft

  13691 Gavina Ave Unit 615, Sylmar, CA 91342

  Motivated Seller! Priced to sell! This Spacious 3 bedroom, 2 bath is one of the sought out floor plans. The square footage is 1,680 sqft one of the largest homes in Santiago Estates. Guest parking is conveniently located directly across from the home. The grand entry way has high vaulted ceilings. The living room provides a fireplace and french door that leads out to a spacious side patio that

  Helen Guzman Hand N Hand Realty

  13691 Gavina Ave Unit 615, Sylmar, CA 91342
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  $9,995,000

  • 5 Beds
  • 7 Baths
  • 6,830 Sq Ft

  20580 Natoma Estates Dr, Woodland Hills, CA 91364

  Welcome to this architectural digest featured home in the West Valley. This luxurious 5-bedroom, 7-bathroom estate spans 6,830 square feet, blending modern rustic sophistication with natural tranquility. Designed by renowned designer Jake Arnold, the home features a transitional minimalist Mediterranean style that harmonizes classic elegance with contemporary amenities. Nestled at the end of a

  Adam Rosenfeld Resident Group

  20580 Natoma Estates Dr, Woodland Hills, CA 91364
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  $3,995,000

  • 3 Beds
  • 3 Baths
  • 2,600 Sq Ft

  454 Stassi Ln, Santa Monica, CA 90402

  Celebrity-like retreat in the heart of Santa Monica Canyon. This iconic mid-century architectural offers rare privacy, serenity, and timeless design. Originally built in 1959 by renowned architect Ned Westover as his personal residence, the home is a true expression of indoor-outdoor California living and is just minutes from Santa Monica's beaches. Set behind gates at the end of Stassi Lane,

  Kira Gould Compass

  454 Stassi Ln, Santa Monica, CA 90402
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  /57

  $39,000,000

  • 6 Beds
  • 12 Baths
  • 11,000 Sq Ft

  1309 Davies Dr, Beverly Hills, CA 90210

  The number one best iconic 2.2-acre view property in the city that has it all. In the heart of Beverly Hills, just minutes from the legendary Beverly Hills Hotel, 1309 Davies Way delivers total privacy, panoramic city views, and a level of refinement reserved for the truly exceptional. Set on one of the best promontory lots in the city with and incredible fully renovated Mediterranean or fully

  Branden Williams The Beverly Hills Estates

  1309 Davies Dr, Beverly Hills, CA 90210
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  /72

  $1,185,000

  $114K PRICE DROP

  • 3 Beds
  • 2 Baths
  • 1,950 Sq Ft

  2275 W 25th St Unit 143, San Pedro, CA 90732

  Fantastic opportunity to own in the highly desirable Palos Verdes Shores! Enjoy panoramic ocean & Catalina Island views from this amazing, completely remodeled home! Custom, turnkey 3-bedroom, 2-bathroom home is located on a quiet cul de sac! 1950+ sq. ft. of living space gives you the perfect forever home. Private, wraparound Trex deck with glass railings boasts stunning ocean views, magical

  Amy Tardugno Amy Tardugno

  2275 W 25th St Unit 143, San Pedro, CA 90732
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  /50

  $3,668,000

  $20K PRICE DROP

  • 5 Beds
  • 5.5 Baths
  • 4,800 Sq Ft

  12509 Saddle Ct, Los Angeles, CA 91326

  Lavishly styled and ideally positioned within the prestigious gated community of The Ridge in Porter Ranch, this extraordinary 5-bedroom, 5.5-bathroom estate spans approximately 4,800 square feet of refined living space and captures unobstructed, 360-degree panoramic mountain views from nearly every vantage point. Designed to elevate both everyday living and grand-scale entertaining, the home

  Shanti Hoffman Hoffman Theus

  12509 Saddle Ct, Los Angeles, CA 91326
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  $3,845,000

  $154K PRICE DROP

  • 6 Beds
  • 6.5 Baths
  • 5,400 Sq Ft

  3819 Vista Linda Dr, Encino, CA 91316

  Motivated seller! Don't miss this rare opportunity to own a stunning traditional estate in the prestigious Lake Encino community offered at an unbeatable price. Tucked away at the end of a quiet cul-de-sac, this elegant 6-bedroom, 7-bathroom home boasts nearly 4,500 square feet of thoughtfully designed living space, with breathtaking panoramic views of the San Fernando Valley. Behind private

  Lisa Sockolov Carolwood Estates

  3819 Vista Linda Dr, Encino, CA 91316
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  /12

  $649,000

  • 2 Beds
  • 1 Bath
  • 929 Sq Ft

  10370 Big Tujunga Canyon Rd, Los Angeles, CA 91042

  Opportunity awaits in this Prime Location! Positioned across from Our Lady of Lourdes Church and School, this property offers a rare opportunity for Investors, Builders or Buyers alike looking to create their own vision in a well-established neighborhood.This 2 bedroom 1 bath home presents a blank canvas with endless potential. Situated on a 3,750 square feet lot this property is ready for

  John Chapman COLDWELL BANKER LEADERS

  10370 Big Tujunga Canyon Rd, Los Angeles, CA 91042
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  /30

  $1,795,000

  • 3 Beds
  • 3 Baths
  • 2,088 Sq Ft

  2137 Santa Ynez St, Los Angeles, CA 90026

  Tucked behind designer landscaping and thoughtfully reimagined from the ground up, this exceptional property offers the perfect blend of designer living, outdoor entertaining, and flexible space for today's lifestyle. The main residence features 3 bedrooms and 3 bathrooms, where every detail has been carefully curated to create a warm, organic aesthetic inspired by natural materials, rich

  Robert Fragoso Bill Kim, Broker

  2137 Santa Ynez St, Los Angeles, CA 90026
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  /16

  $75,000

  • Land
  • 5,523 Sq Ft
  • $591,483 per Acre

  0 Woods Dr Unit 26658811, Los Angeles, CA 90069

  Embark on the opportunity to develop your dream home atop this vacant lot nestled in the West Hollywood Hills. With unparalleled views of the city below, this land holds undeniable potential. Situated within one of the last group of lots in the vicinity of West Hollywood, this hillside locale is a coveted gem. It sits in close proximity to the renowned Stahl House and is enveloped by a

  Jeremiah Vancans Compass

  0 Woods Dr Unit 26658811, Los Angeles, CA 90069
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  /60

  $1,699,999

  • 3 Beds
  • 2 Baths
  • 2,094 Sq Ft

  5338 Waldo Place, Los Angeles, CA 90041

  Panoramic Eagle Rock View Retreat Perched above the city on a private hillside lot, this newly remodeled 3-bedroom, 2-bath home offers approximately 2,100 square feet of living space with sweeping views from nearly every major room. Enjoy panoramic vistas of Eagle Rock, Glendale, Griffith Observatory, and the Studio City skyline from the living room, dining room, kitchen, primary suite, and

  Luke Berger Coldwell Banker Envision

  5338 Waldo Place, Los Angeles, CA 90041
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  /9

  $875,000

  • Land
  • 13,947 Sq Ft
  • $2,732,667 per Acre

  3925 Fredonia Dr, Los Angeles, CA 90068

  Perched in the sought-after Hollywood Hills, 3925 & 3921 Fredonia Dr offers a rare opportunity to acquire two contiguous parcels being sold together. Per the Assessors Maps from Title, APN 2380-002-039 (3925 N Fredonia) = 14,285 SQ FT. APN 2380-002-038 (3921 N Fredonia) = 15,752 SQ FT. Both lots will be sold together. Zoned LAR1-1, the property allows for the development of a custom single-family

  Dylan Ellis KW Westside Estates

  3925 Fredonia Dr, Los Angeles, CA 90068
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  /39

  $3,880,000

  $300K PRICE DROP

  • 4 Beds
  • 4.5 Baths
  • 4,000 Sq Ft

  12401 Ridge Line Gate Ct, Porter Ranch, CA 91326

  Welcome to 12401 Ridge Line, Luxury Single Story Home located in the prestigious and gated community of Porter Ranch! This former Toll Brothers model home offers the pinnacle of luxury living with unobstructed canyon views on a stunning lot, making it a true standout in the neighborhood. Enjoy one of the best and exclusive sunset views from the comfort of your own backyard, where you'll find a

  Meiling Wan Signature One Realty Group, Inc

  12401 Ridge Line Gate Ct, Porter Ranch, CA 91326
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  /3

  $200,000

  • Land
  • 5,523 Sq Ft
  • $1,577,287 per Acre

  3611 Meisner St, Los Angeles, CA 90063

  Downslope single family lot with beautiful views of the San Gabriel Mountains. Easy commute to DTLA and Cal State L.A. Close to transportation. Nice in-fill project with utilities at the street. Unincorporated county area.

  Jeff Curtis Keller Williams Realty

  3611 Meisner St, Los Angeles, CA 90063
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  /72

  $3,295,000

  Open Thu 5PM - 7PM

  • 6 Beds
  • 5 Baths
  • 3,347 Sq Ft

  1825 Redesdale Ave, Los Angeles, CA 90026

  Commanding a privileged position among Silver Lake's storied rolling hills since 1925, this fully vacant Spanish triplex is among the pedigree of only the elite few, an enduring testament to the neighborhood's rich heritage and timeless appeal. Extensively renovated in 2022, the property embraces its architectural heritage and the sophistication of today's design and daily living needs. Crowning

  James Harm Compass

  1825 Redesdale Ave, Los Angeles, CA 90026
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  /17

  $8,995,000

  Open Sun 2PM - 5PM $1M PRICE DROP

  • 5 Beds
  • 8 Baths
  • 6,640 Sq Ft

  701 Rochedale Way, Los Angeles, CA 90049

  Perched at the pinnacle of one of Brentwood's most coveted cul-de-sacs, this custom modern trophy estate is nothing short of a masterpiece - where golden California light pours through soaring floor-to-ceiling glass, wrapping every inch of interior in a warm, cinematic glow that has to be seen to be believed. Commanding breathtaking panoramic views stretching from Downtown Los Angeles to the

  Joshua Altman Douglas Elliman of California, Inc.

  701 Rochedale Way, Los Angeles, CA 90049
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  /10

  $2,495,000

  • 4 Beds
  • 2.5 Baths
  • 2,403 Sq Ft

  7815 Mulholland Dr, Los Angeles, CA 90046

  VIEW * VIEW * VIEW * FABULOUS HOME ON A 1/2 ACRE ESTATE ON THE TOP OF MULHOLLAND DRIVE - VIEWS OF THE SAN FERNANDO VALLEY AND THE SAN GABRIEL MOUNTAINS - 4 BEDROOMS AND 3 BATHS - HEATED SWIMMING POOL AND SPA - UNFURNISHED - TENANT OCCUPIED - NOT AVAILABLE IMMEDIATELY - ONE OF A KIND PROPERTY - CALL FOR AN APPOINTMENT

  Terri Scheid Vision Realty, Inc.

  7815 Mulholland Dr, Los Angeles, CA 90046
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  /25

  $1,379,000

  • 2 Beds
  • 3 Baths
  • 1,408 Sq Ft

  11982 Kiowa Ave Unit 307, Los Angeles, CA 90049

  Discover two levels of sophisticated living totaling approximately 1600sf in this light-filled penthouse with breathtaking views from every room -- city, ocean, and mountains all at once. The expansive living room features soaring 20+ ft ceilings, a dramatic statement fireplace, and gleaming hardwood floors that create an airy, gallery-like space. The formal dining area captures sunny western

  David Kaptain Compass

  11982 Kiowa Ave Unit 307, Los Angeles, CA 90049
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  /56

  $1,125,000

  $174K PRICE DROP

  • 4 Beds
  • 2 Baths
  • 1,780 Sq Ft

  624 Redfield Ave, Los Angeles, CA 90042

  Tucked away at the end of a peaceful cul-de-sac in the rolling hills of Montecito Heights, this character-filled residence offers a rare blend of privacy, natural beauty, and timeless charm. Surrounded by greenery in a serene hillside setting, the home feels like a quiet retreat while remaining just minutes from the vibrant lifestyle of Highland Park.The main residence features 4 bedrooms and 2

  Irene Hernandez-Feiks Compass

  624 Redfield Ave, Los Angeles, CA 90042
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  /70

  $5,195,000

  New Construction

  • 5 Beds
  • 6.5 Baths
  • 5,717 Sq Ft

  4331 Alonzo Ave, Encino, CA 91316

  Ultra-private gated Encino compound offering rare seclusion, security, and refined design on an expansive over 18,500 Sqft lot. Fully enclosed with security fencing and mature landscaping, the property delivers complete privacy from every direction while capturing tranquil valley and green nature views. From the moment you enter through the gates, the residence feels intentionally removed from

  Adi Livyatan Rodeo Realty

  4331 Alonzo Ave, Encino, CA 91316
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  /6

  $999,000

  $2M PRICE DROP

  • Land
  • 32,539 Sq Ft
  • $1,337,349 per Acre

  1785 Alta Mura Rd, Los Angeles, CA 90272

  Two adjacent parcels (4425003046 and 4425003045) totaling 32,542 SF with incredible mountain views. Situated at the top of the coveted Palisades Riviera neighborhood surrounded by incredible homes, these lots DO NOT need to be cleaned up as they were never built on. Build your dream home on these expansive lots and enjoy this upscale neighborhood in Pacific Palisades.

  Adam Katz Rodeo Realty

  1785 Alta Mura Rd, Los Angeles, CA 90272
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  $2,100,000

  • 2 Beds
  • 2.5 Baths
  • 1,648 Sq Ft

  3756 Clayton Ave, Los Angeles, CA 90027

  Set in the sought-after Franklin Hills of Los Feliz, this radiant Spanish-style home delivers a serene, secluded feel while remaining close to the heart of the city. A sunlit front veranda invites you inside, where an elegant interior unfolds with rich architectural accents including a decorative wrought-iron staircase railing, graceful arched openings, and a blend of tile and hardwood surfaces.

  Martha Brown Windermere Real Estate

  3756 Clayton Ave, Los Angeles, CA 90027
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  /17

  $28,000

  • Land
  • 2,648 Sq Ft
  • $460,526 per Acre

  9842 N High Top Dr, Los Angeles, CA 91042

  Create Your Dream Home Above the City Lights!At the top of a peaceful hillside in Tujunga, three vacant lots are waiting for your vision. With breathtaking views of city lights and surrounding mountains, this is your chance to build something truly special—whether it’s one custom dream home or a small-scale development tucked into nature.These rare lots are being sold together and

  Cari Pelayo HomeSmart Evergreen Realty

  9842 N High Top Dr, Los Angeles, CA 91042
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  /43

  $3,350,000

  $27K PRICE DROP Pre-Foreclosure

  • 5 Beds
  • 5.5 Baths
  • 5,400 Sq Ft

  20204 Albion Way, Los Angeles, CA 91326

  Step into luxury with this stunning Farmhouse-style estate in the exclusive, 24-hour guard-gated community of Westcliffe at Porter Ranch. This Stunning Harbor model welcomes you with a grand foyer, a formal dining room, and a separate powder room for guests. Gorgeous sweeping views from the second floor. Discover 5 spacious bedrooms, each with its own private en suite, including a conveniently

  Shaianne Powell Hoffman Theus

  20204 Albion Way, Los Angeles, CA 91326
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  /5

  $99,000

  • Land
  • 5,672 Sq Ft
  • $760,169 per Acre

  20911 Calimali Rd, Los Angeles, CA 91364

  Ronald Boras Coldwell Banker Realty

  20911 Calimali Rd, Los Angeles, CA 91364
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  /9

  $39,000

  $6K PRICE DROP

  • Land
  • 2.52 Acres
  • $15,498 per Acre

  0 R12 Unit SR25062789, Sun Village, CA 90007

  Here is a fantastic opportunity to own a 2.5 acre lot in an area where most lots are smaller. Close to Palmdale, Ca. Nice desert and mountain views. In the Winter enjoy the snowcap mountains.

  Chris Murphy Re/Max All-Pro

  0 R12 Unit SR25062789, Sun Village, CA 90007
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  /33

  $5,395,000

  $400K PRICE DROP

  • 3 Beds
  • 3 Baths
  • 2,750 Sq Ft

  1820 Rising Glen Rd, Los Angeles, CA 90069

  1820 Rising Glen Rd is a masterfully reimagined estate set atop one of the area's most prestigious hillside enclaves, offering breathtaking tree lined views that stretch across the city skyline and Pacific Ocean. Surrounded by lush natural beauty and exceptional privacy, the property evokes the feeling of an exclusive retreat hidden away in paradise. Filled with natural light from expansive

  Tomer Fedida Fedida Properties, Inc.

  1820 Rising Glen Rd, Los Angeles, CA 90069

Showing Results 401 - 440, Page 11 of 18