Palm Springs, CA Homes for Sale

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  /65

  $2,195,000 Open Sat 12PM - 3PM

  • 3 Beds
  • 3.5 Baths
  • 2,814 Sq Ft

  1732 Royal Palm Ct, Palm Springs, CA 92262

  (Also included is a flexible BONUS room ideal as a gym, office, or optional 4th bedroom.) Set within an intimate enclave of just six architecturally cohesive residences, this striking home captures the essence of Palm Springs modernism. Its sculptural folded-plate roofline draws inspiration from the iconic design language attributed to Palmer & Krisel, where geometry, light, and landscape exist

  Frank Bruno Keller Williams Hollywood Hills

  1732 Royal Palm Ct, Palm Springs, CA 92262
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  /25

  $524,900

  • 2 Beds
  • 2 Baths
  • 1,120 Sq Ft

  2930 N Bahada Rd, Palm Springs, CA 92262

  (3 BEDROOMS plus BONUS room, 4 ROOMS TOTAL)The bonus rooms were completed by a professional tradesman with significant experience in residential construction. While the work was not permitted, it was executed with high-quality materials and craftsmanship intended for long-term primary residence. Seller invites any prospective buyer to bring their own contractor or home inspector to verify the

  Josi Phillips

  2930 N Bahada Rd, Palm Springs, CA 92262
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  /11

  $425,000

  • 3 Beds
  • 2 Baths
  • 1,417 Sq Ft

  2601 S Broadmoor Dr Unit 66, Palm Springs, CA 92264

  This 3-bedroom, 2-bath corner condo offers 1,417 sq ft in the desirable Tahquitz Creek Golf neighborhood in south Palm Springs. Located on the second floor with its own staircase, this light-filled unit has an open floor plan. Gorgeous views, from the Primary bedroom with balcony, spacious guest bedrooms with one having the option of being a den, office or media room. The spacious kitchen

  Gary Scott Valley Peak Realty

  2601 S Broadmoor Dr Unit 66, Palm Springs, CA 92264
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  /38

  $1,445,000

  • 3 Beds
  • 3 Baths
  • 2,052 Sq Ft

  1062 Hunter Dr, Palm Springs, CA 92262

  1062 Hunter is a meticulously updated home at the Morrison, with thoughtful details both inside and out. Located in a prime downtown Palm Springs setting, the Morrison offers a rare gated community adjacent to the Movie Colonyan exceptional location known for both privacy and proximity.The entry courtyard, complete with a south-facing pool and spa, features a landscape rarely seen in the

  Ttk Represents Compass

  1062 Hunter Dr, Palm Springs, CA 92262
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  /48

  $599,000

  • 3 Beds
  • 2.5 Baths
  • 1,385 Sq Ft

  57 Portola Dr, Palm Springs, CA 92264

  Welcome to 57 Portola, this Fee land (you own it) is a beautifully reimagined condo designed for modern living. This inviting home features an open-concept kitchen and great room, complemented by a separate dining area perfect for both everyday living and entertaining. The thoughtfully designed layout includes a main-level bedroom, powder room and hidden laundry area, with two additional bedrooms

  Kevin Stern Town Real Estate

  57 Portola Dr, Palm Springs, CA 92264
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  /23

  $250,000

  • 1 Bed
  • 1 Bath
  • 854 Sq Ft

  1865 N Via Miraleste Unit 1814, Palm Springs, CA 92262

  This is easy! The best deal at Riviera Gardens: This mostly upgraded unit has a totally remodeled kitchen and tile flooring throughout. Be sure to note: There are two 1-bedroom floor plans at Riviera Gardens, and this is the bigger one. Located on the ground floor, this unit couldn't be more convenient. Not only is it close to parking, but it is far away from the street, offering peace and quiet.

  Michael Layton PS Agent

  1865 N Via Miraleste Unit 1814, Palm Springs, CA 92262
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  /39

  $998,000

  • 3 Beds
  • 2.5 Baths
  • 3,093 Sq Ft

  2898 N Sunrise Way, Palm Springs, CA 92262

  EXCEPTIONAL VALUE! Over 3000 sf of living on nearly 1/2 acre offering the seclusion and room you've been searching for. This Mediterranean walled and gated Mini-Estate is surrounded by complete privacy hedges and beautiful yards. It is conveniently located with generous off-street parking for cars, guests and toys. Separate private saltwater pool and spa yard with an inviting Pavilion for Al

  Scott Lyle Compass

  2898 N Sunrise Way, Palm Springs, CA 92262
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  /31

  $855,000

  • 3 Beds
  • 2 Baths
  • 1,356 Sq Ft

  3087 N Biskra Rd, Palm Springs, CA 92262

  Discover this beautifully updated mid-century modern retreat where sleek design meets modern comfort. Perfect for entertaining orunwinding, this home offers seamless indoor-outdoor living with breathtaking mountain views. The stunning pool has been replastered with new plumbing,electrical, and new equipment, complemented by a newly installed Alumawood-covered patio, decorative stone,

  Brandy Nelson Equity Union

  3087 N Biskra Rd, Palm Springs, CA 92262
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  /62

  $1,785,000

  • 3 Beds
  • 3 Baths
  • 2,767 Sq Ft

  2275 S Pebble Beach Dr, Palm Springs, CA 92264

  Located in the highly desirable Tahquitz Creek Golf neighborhood of South Palm Springs, this beautifully renovated home captures wide, unobstructed views of the western mountains and offers an exceptional sense of space, light, and indoor-outdoor living. With no power lines, direct golf course adjacency, and no HOA, the setting is both rare and remarkably open. The property has also been featured

  Ttk Represents Compass

  2275 S Pebble Beach Dr, Palm Springs, CA 92264
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  /41

  $819,000 Open Sun 11AM - 2PM

  • 4 Beds
  • 2 Baths
  • 1,584 Sq Ft

  3010 N Chuperosa Rd, Palm Springs, CA 92262

  Welcome to this beautifully updated, single-level home in prestigious Desert Park Estates! Enjoy breathtaking San Jacinto Mountain views from the huge lot, featuring a brand-new pool and spa surrounded by lush, professional landscaping.Step inside to a bright, open-concept living space with a spacious living room and elegant dining area. The modern chef's kitchen boasts new cabinetry, quartz

  Peyson Robertson eXp Realty Of Southern California Inc

  3010 N Chuperosa Rd, Palm Springs, CA 92262
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  /33

  $1,165,000

  • 3 Beds
  • 3 Baths
  • 2,071 Sq Ft

  1861 S Palm Canyon Dr, Palm Springs, CA 92264

  Welcome to The Mesa, one of South Palm Springs' most iconic and desirable neighborhoods. An established favorite among vacation rental guests for its mountain views, tranquility, and proximity to downtown. This 1946 Spanish Colonial home has been thoughtfully updated to meet the expectations of today's short-term rental market, offering the perfect blend of charm, comfort, and functionality. The

  Roger Gendron Engel & Völkers Palm Desert

  1861 S Palm Canyon Dr, Palm Springs, CA 92264
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  /74

  $769,000

  • 2 Beds
  • 2 Baths
  • 1,456 Sq Ft

  640 S Calle Palo Fierro, Palm Springs, CA 92264

  Welcome to a unique single-family residence with a turnkey stand-alone basement unit, located in the highly desirable Warm Sands neighborhood of Palm Springs, just a short walk to downtown, the Vintage Market, and popular local dining. This home has been completely gutted and remodeled, offering open-beam ceilings, track lighting, smooth Santa Barbara–style wall and ceiling finishes, and modern

  Zach Harris Harcourts Prime Properties

  640 S Calle Palo Fierro, Palm Springs, CA 92264
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  /50

  $385,000

  • 2 Beds
  • 2 Baths
  • 1,150 Sq Ft

  222 N Calle el Segundo Unit 560, Palm Springs, CA 92262

  Location, Location, Location!Situated in the heart of Downtown Palm Springs, this beautifully maintained ground-floor condo places you just moments from the city's best entertainment, dining, culture, shopping, museums, casino, and spa experiences. This versatile property is perfect as a vacation getaway, full-time residence, or high-performing investment, with 7-day minimum short-term rentals

  Richard Burt Berkshire Hathaway HomeServices California Properties

  222 N Calle el Segundo Unit 560, Palm Springs, CA 92262
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  /2

  $279,950

  • Land
  • 0 Acre

  197 W Via Olivera Unit 23, Palm Springs, CA 92262

  Mountain View Seize an exceptional opportunity to acquire three fee-simple land parcels in Palm Springs, offering flexibility with no HOA! The lots feature completed walls and off-site improvements, ready for your development vision. Available individually or combined for a seamless infill project. APNs: 504-270-023, 504-270-024, 504-270-025

  Nir Aloni Aloni Real Estate Group

  197 W Via Olivera Unit 23, Palm Springs, CA 92262
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  /31

  $900,000

  • 3 Beds
  • 2 Baths
  • 1,864 Sq Ft

  1177 N Sunrise Way, Palm Springs, CA 92262

  Completely renovated from top to bottom with high-end upgrades, 3 bed/2 bath, like-new home! All renovations completed 2025! This home features fantastic curb appeal with drought tolerant landscaping, Solar Panels (that cover all power usage within the home), a spacious and open interior with recessed lights, tile floors, dual pane windows, plantation shutters, and updates throughout including

  James dienes Redfin Corporation

  1177 N Sunrise Way, Palm Springs, CA 92262
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  /41

  $449,000

  • 1 Bed
  • 1 Bath
  • 756 Sq Ft

  155 W Hermosa Place Unit 3, Palm Springs, CA 92262

  Unique 1 bed / 1 bath (756 sq. ft) condo located in the mid-century modern complex Villa Hermosa. This historically significant condominium designed by legendary architect Albert Frey, is in the Old Las Palmas neighborhood right in the heart of downtown Palm Springs. Originally built in 1947 as an iconic hotel. In 2003, it was converted into a collection of modern condominiums, preserving its

  Mark Pariser Equity Union

  155 W Hermosa Place Unit 3, Palm Springs, CA 92262
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  /29

  $259,900 Open Sun 11AM - 2PM

  • 1 Bed
  • 1 Bath
  • 850 Sq Ft

  400 N Sunrise Way Unit 106, Palm Springs, CA 92262

  Welcome to this beautifully upgraded 1 bedroom, 1 bath Condo in the heart of Palm Springs. Featuring new flooring, a remodeled bathroom, fresh interior paint, modern light fixtures, and located on FEE Land, this home offers the perfect balance of style, comfort, and convenience. Residents enjoy resort-style amenities including three refreshing pools, a rejuvenating spa, sauna, and fitness room.

  Miguel Avalos SPEKTERRA

  400 N Sunrise Way Unit 106, Palm Springs, CA 92262
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  /25

  $2,299,000

  • 5 Beds
  • 4 Baths
  • 2,766 Sq Ft

  154 E Ocotillo Ave, Palm Springs, CA 92264

  The most incredible poolside mountain views! A unique swimming pool configuration. One jacuzzi, one swim up bar, one kiddie pool and a full adult pool. Something for everyone! Imagine waking each morning in a sun-drenched Palm Springs oasis, where modern design, breathtaking mountain vistas, and effortless indoor-outdoor living converge. This exquisite 5-bedroom, 4-bathroom home in the coveted

  Gillian Jones The Agency

  154 E Ocotillo Ave, Palm Springs, CA 92264
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  /39

  $1,895,000

  • 3 Beds
  • 2.5 Baths
  • 2,485 Sq Ft

  1075 E Suntan Ln, Palm Springs, CA 92264

  Located in the coveted Deepwell Estates neighborhood, this late-modern architectural home built in 1974 captures the essence of desert modernism with its sleek lines and commanding mountain views from both inside and out. Deepwell's location in the desirable south end of Palm Springs offers a unique blend of tranquility, walkability, and proximity to some of the city's best restaurants,

  Ttk Represents Compass

  1075 E Suntan Ln, Palm Springs, CA 92264
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  /27

  $829,999

  • 3 Beds
  • 2 Baths
  • 1,380 Sq Ft

  2770 E Ventura Rd, Palm Springs, CA 92262

  The spacious, well-kept neighborhood is just minutes from downtown Palm Springs, allowing you to enjoy everything the city has to offer year-round. COME HOME- to pure AURA, an inspiring retro vibe 3 Bedroom, 2 Bath, Pool Home. The open floor plan is complemented by polished concrete floors and allows for plenty of natural light. ALL 3 of the bedrooms are spacious. The master bedroom features a

  Manuel Lomelin Keller Williams High Desert

  2770 E Ventura Rd, Palm Springs, CA 92262
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  /3

  $350,658

  • Land
  • 1.75 Acres
  • $200,376 per Acre

  0 Ruppert St Unit 219145466DA, Palm Springs, CA 92240

  Five industrial lots located in a prime industrial area. Ideal location for logistics, last-mile distribution/warehouse facility, or freeway commercial. Industrial zoning allows for a wide variety of uses. Improved with curb and gutter. Excellent access to I-10 Freeway. First eastbound interchange for the Coachella Valley. 181,000 average daily traffic - Interstate 10.

  Susan Harvey Desert Pacific Properties

  0 Ruppert St Unit 219145466DA, Palm Springs, CA 92240
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  /14

  $750,000

  • 4 Beds
  • 2 Baths
  • 1,320 Sq Ft

  2404 E Bellamy Rd, Palm Springs, CA 92262

  Seller is very motivated. Make an Offer! Discover the epitome of Palm Springs living in this stunning Mid-century modern oasis. Solar-owned and featuring a whole house water filtration system, this entertainer's dream home boasts a new private swimming pool, cabanas, and a poolside Sunroom. Enjoy breathtaking mountain views and Palm Tree-lined streets in the coveted Desert Park Estates. Indulge

  Alix pinzon Allianz Mortgage Services Inc.

  2404 E Bellamy Rd, Palm Springs, CA 92262
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  /27

  $524,000

  • 2 Beds
  • 2 Baths
  • 1,191 Sq Ft

  4881 S Winners Cir Unit E, Palm Springs, CA 92264

  Welcome to highly sought-after Waverly Park! Perfectly situated just minutes from golf, hiking trails, shopping, and vibrant dining, this beautifully updated 2-bedroom, 2-bath residence blends modern comfort with timeless Palm Springs charm. Tucked away in a quiet, secluded setting, the home offers seamless indoor-outdoor living from the open dining and living areas to a private patio with

  Becky Johnson Larson Desert Realty

  4881 S Winners Cir Unit E, Palm Springs, CA 92264
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  /28

  $290,000

  • 2 Beds
  • 2 Baths
  • 1,150 Sq Ft

  400 N Sunrise Way Unit 101, Palm Springs, CA 92262

  Ground level end unit located at Americana Gardens in central Palm Springs on land you own with low monthly homeowners dues. This two-bedroom, two-bath home has recently-installed tile flooring throughout, crown moldings, and has been fitted with all new dual-pane, sound-dampening windows and sliding glass doors. The Kitchen has granite countertops, with a breakfast bar, and all major appliances,

  Dale Swanson Berkshire Hathaway HomeServices California Properties

  400 N Sunrise Way Unit 101, Palm Springs, CA 92262
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  /46

  $775,000

  • 3 Beds
  • 2 Baths
  • 1,588 Sq Ft

  664 E Lily St, Palm Springs, CA 92262

  A beautifully upgraded 3 bdr/ 2 bath, recently remodeled, contemporary home in the quiet gated community of Park San Rafael. The wonderfully private backyard features a small pool with a waterfall and a pergola with a gas, open flame, decorative feature that creates a cozy outdoor seating area . In addition, for sunny days, when you want a bit more shade, it offers a large retractable awning. The

  Timothy Burks eXp Realty Of Southern California Inc

  664 E Lily St, Palm Springs, CA 92262
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  /36

  $600,000

  • 3 Beds
  • 3 Baths
  • 2,220 Sq Ft

  2330 N San Antonio Rd, Palm Springs, CA 92262

  TRIPLE SUITE FIXER WITH PAID SOLAR & DUAL RV PARKING! Investors and Visionaries: This is the Palm Springs project you’ve been waiting for. Located on a 10,018 sq. ft. lot, this 2,220 sq. ft. home is a high-upside "diamond in the rough" featuring a rare Triple Suite layout (every bedroom has a private en-suite bathroom). Standout Value Features: PAID SOLAR: Fully owned solar system—massive savings

  Marce Einstein Marce Einstein, Broker

  2330 N San Antonio Rd, Palm Springs, CA 92262
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  /38

  $849,000

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

  2901 E Via Escuela, Palm Springs, CA 92262

  Welcome to this beautifully updated desert retreat located at 2901 East Via Escuela in the highly sought-after Desert Park Estates neighborhood of Palm Springs. This stylish 3-bedroom, 2-bathroom single-story residence offers approximately 1,550 square feet of thoughtfully designed living space, blending modern upgrades with relaxed desert living. Inside, you'll find brand new flooring, sleek

  Marine Janikyan JohnHart Real Estate

  2901 E Via Escuela, Palm Springs, CA 92262
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  /55

  $875,000

  • 3 Beds
  • 2 Baths
  • 1,248 Sq Ft

  835 W Rosa Parks Rd, Palm Springs, CA 92262

  835 Rosa Parks Drive delivers a modern Palm Springs experience with unobstructed mountain views, clean architectural lines, and a quarter-acre lot designed for indoor-outdoor living. This updated 3-bedroom, 2-bath home offers nearly 1,300 square feet of comfortable, efficient space and stands out as a highly successful short-term rental, producing close to $100,000 in gross revenue over the last

  Dineen Shanstrom Group Equity Union

  835 W Rosa Parks Rd, Palm Springs, CA 92262
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  /44

  $1,450,000 Open Sat 12PM - 2PM

  • 3 Beds
  • 3.5 Baths
  • 2,280 Sq Ft

  795 Obsidian Loop W, Palm Springs, CA 92264

  Located within the exclusive Elan South Palm Springs, this striking Contemporary Desert Modern residence with a refined Mid-Century influence showcases breathtaking, up-close mountain views and exceptional indoor-outdoor living. Thoughtfully designed on a single level with a private resort-style pool, the home embodies the sophisticated Palm Springs lifestyle just minutes from downtown dining,

  John Barnett KW Coachella Valley

  795 Obsidian Loop W, Palm Springs, CA 92264
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  /15

  $160,000

  • 2 Beds
  • 2 Baths
  • 1,152 Sq Ft

  141 Calle Arriba, Palm Springs, CA 92264

  Affordable Desert Paradise in Palm Springs View EstatesEnjoy the best of Palm Springs living at 141 Calle Arriba, a spacious 2-bedroom, 2-bathroom double-wide home in one of the city's most desirable 55+ communities. The open-concept layout is bright and airy, perfect for entertaining or relaxing after a day at the pool. With mountain views from the living area and a generous floor plan (approx.

  Lorena Ruiz Choice 1 Realty

  141 Calle Arriba, Palm Springs, CA 92264
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  /35

  $359,999

  • 2 Beds
  • 2 Baths
  • 1,163 Sq Ft

  2393 S Skyview Dr Unit 1, Palm Springs, CA 92264

  This one-of-a-kind Canyon View Condos unit offers exceptional convenience and style, starting with a ground-floor entry, easy guest parking, and your assigned covered carport just steps from the door. Thoughtfully upgraded and meticulously maintained, this spacious two-bedroom, two-bath home boasts the ONLY extended patio in the entire complex - a rare and coveted feature. Nestled within lush,

  John Harper Keller Williams Realty

  2393 S Skyview Dr Unit 1, Palm Springs, CA 92264
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  /14

  $925,000

  • 5 Baths
  • 3,800 Sq Ft

  3737 E Calle de Carlos, Palm Springs, CA 92264

  We are pleased to present the opportunity to acquire a multifamily investment property located at 3737 E Calle De Carlos in Palm Springs, California. The offering provides investors with the opportunity to acquire a five-unit income-producing asset in the Demuth Park submarket of Palm Springs, an area supported by consistent rental demand and proximity to key lifestyle and employment drivers. The

  Gisele Pinedo MARCUS & MILLICHAP

  3737 E Calle de Carlos, Palm Springs, CA 92264
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  /64

  $595,000 Open Sun 11AM - 2PM

  • 3 Beds
  • 2 Baths
  • 2,288 Sq Ft

  1290 Esperanza Trail, Palm Springs, CA 92262

  PALM SPRINGS... $20K PRICE IMPROVEMENT! Perfectly positioned near premier shopping, dining, golf, world-class casinos and entertainment, this exceptional home captures the true essence of the Palm Springs lifestyle. Offering 2,288 sq. ft. of beautifully designed living space, this open-concept floor plan features 3 bedrooms and 2 bathrooms with a spacious, inviting layout. Soaring ceilings

  Michael Stray Equity Union

  1290 Esperanza Trail, Palm Springs, CA 92262
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  /15

  $160,000

  • 1 Bed
  • 1 Bath
  • 589 Sq Ft

  420 N Villa Ct Unit 107, Palm Springs, CA 92262

  Jeremiah Wisdom eXp Realty of California Inc

  420 N Villa Ct Unit 107, Palm Springs, CA 92262
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  /56

  $529,900

  • 3 Beds
  • 2 Baths
  • 1,440 Sq Ft

  3982 Eastgate Rd, Palm Springs, CA 92262

  Stunning mountain views at the base of Mt San Jacinto in iconic Palm Springs! Incredible layout in this beautifully maintained and updated three-bedroom, two bath home offered fully furnished and equipped with tasteful decor providing a truly turn-key experience. This home is being offered for the price of a Condo! A true Palm Springs value! This residence offers a blend of comfort and style

  Marcia Griffiths Equity Union

  3982 Eastgate Rd, Palm Springs, CA 92262
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  /13

  $55,000

  • Land
  • 2 Acres
  • $27,500 per Acre

  0000 Belvedere, Palm Springs, CA 92262

  2 Scenic Mountain View Lots - $55,000 Or 1 lot for $29,000 Totally fenced lots.Build Your Dream Getaway Near Palm DesertUnlock an exceptional opportunity to own your own slice of mountain paradise in Mountain Center. This vacant lot offers the ideal setting to design and build your custom retreat--whether it's a full-time residence, weekend escape, or investment property.Perfectly positioned just

  Tai Dang Coldwell Banker Realty

  0000 Belvedere, Palm Springs, CA 92262
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  /21

  $3,125,000

  • 1 Bed
  • 1 Bath
  • 19,602 Sq Ft

  2303 N Indian Canyon Dr, Palm Springs, CA 92262

  Olivera Apartments, a 20-unit multifamily investment opportunity located in the heart of Palm Springs, CA. Located at 2303 N Indian Canyon Dr in the vibrant Uptown neighborhood, this fully occupied property consists of one-bedroom, one-bath units and sits on 0.45 acres with 20 on-site parking spaces. Built in 1966, Olivera features a well-maintained two-story layout with desirable amenities

  Bill Melton PAEZ REALTY COMPANY

  2303 N Indian Canyon Dr, Palm Springs, CA 92262
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  /26

  $139,900

  • 1 Bed
  • 1.5 Baths
  • 911 Sq Ft

  306 Logenita St, Palm Springs, CA 92264

  Charming 1-Bedroom Home with Paid Solar and Mountain Views in Ramon Mobile Park 55+ CommunityWelcome to this beautifully updated 1-bedroom, 1.25-bath home in the highly desirable Ramon Mobile Park, one of Palm Springs' most sought-after 55+ communities. This move-in-ready home features a bright open floor plan, new flooring throughout, and an updated shower that brings a fresh, modern feel.The

  Justin Berry Caritas Realty

  306 Logenita St, Palm Springs, CA 92264
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  /75

  $1,125,000

  • 3 Beds
  • 2 Baths
  • 1,225 Sq Ft

  439 E Racquet Club Rd, Palm Springs, CA 92262

  A "Palmer & Krisel" Original. Nestled in the historic and iconic Racquet Club Estates, this Mid-Century stunner designed by Palmer & Krisel and built by Alexander Construction Co. perfectly captures the innovative spirit of desert modernism. This neighborhood is a true reminder of the importance of design, famous for its five distinct rooflines and architectural pedigree highlighted by open floor

  Niko Esposito BD Homes-The Paul Kaplan Group

  439 E Racquet Club Rd, Palm Springs, CA 92262
• 

  

  /44

  $1,995,000

  • 4 Beds
  • 5 Baths
  • 3,504 Sq Ft

  775 W Racquet Club Rd, Palm Springs, CA 92262

  An exceptional opportunity to own a TURNKEY fully furnished renovated HILLTOP estate in Chino Canyon with jaw-dropping 360 views, resort-style amenities, and proven vacation rental income. This gorgeous retreat captures truly breathtaking panoramic views, stretching across the iconic Palm Springs mountains, sparkling city lights, and even snow-capped peaks of Big Bear. From sunrise to sunset,

  Sarah & James Pearce & Associates Coldwell Banker Realty

  775 W Racquet Club Rd, Palm Springs, CA 92262

Showing Results 601 - 640, Page 16 of 18