232 Walden Boulevard

This move-in-ready 1.5-storey home is just steps from the Niagara River with views of the Buffalo skyline. Located in a quiet, family-friendly Fort Erie neighbourhood, this low-maintenance property blends character with modern convenience. Featuring 2 bedrooms, 1.5 bathrooms, heated floors throughout the main level, SMART-controlled heat pumps for efficient heating/cooling, and a fully renovated kitchen with updated cabinetry, countertops, backsplash, and included SMART appliances. Recent updates include flooring, bathroom renovation (2023), crawlspace encapsulation (2021), fencing (2022), asphalt driveway + concrete pad (2019), irrigation system (2022), and more. Enjoy morning coffee from the front porch, waterfront walks just seconds away, and peaceful year-round views of the river. Detached workshop/living space includes its own heat pump + updated hydro for added flexibility and comfort (easy switchover for future garage usage). A perfect opportunity for buyers looking for lifestyle, comfort, and modern upgrades near the water.

Welcome to Black Creek by Parkbridge, a well-established land lease community in Stevensville, Ontario, minutes from Niagara Falls, Lake Erie, and the QEW. This detached bungalow offers 2 beds, 2 baths 1,100 sq. ft. of bright, open-concept living designed for effortless single floor living. Choose from two thoughtfully designed models, Evergreen A and Evergreen B, both feat. vaulted ceilings, a king-sized primary bedroom with walk-in closet, open-concept kitchen, laminate flooring throughout, and an optional gas fireplace. Sliding patio doors lead to an optional wood deck, perfect for enjoying the quiet surroundings. This home delivers true ground-floor living with no stairs. Residents enjoy access to a resort-style 12,000 sq. ft. private community centre featuring indoor and outdoor pools, fitness facilities, whirlpool spa, Swedish saunas, pickleball and tennis courts, library, games room, and fully equipped kitchen. All within a professionally managed community backed by QuadReal, one of Canada's premier real estate companies. Close to golf, wineries, shopping, dining, and the Peace Bridge. With land lease ownership ($960/month), you own the home and lease the land, helping keep up front and monthly costs manageable while allowing more of your capital to work for you. Ideal for downsizers, snowbirds, and those seeking a low-maintenance lifestyle. Purchase price includes HST. If the price reflects assignment of the new housing HST rebate to the Vendor, eligibility requirements apply and will be confirmed at purchase. Features, finishes, specifications, dimensions, and availability are subject to change without notice. Images are of a builder model home and are for reference only. Actual home may vary based on elevation, floor plan, lot conditions, and purchaser-selected upgrades and finishes. Purchase price includes HST. If the price reflects assignment of the new housing HST rebate to the Vendor, eligibility conditions apply and will be confirmed at purchase.

Waterfront living in the sought-after Black Creek Adult Lifestyle Community! Situated on one of the community's premier corner lots, this exceptional property offers a truly unique setting with water surrounding much of the home, beautiful creek views, and an incredible sense of privacy with added peace of mind for years to come with the roof completed in 2021. Designed for convenient main-floor living, this charming bungalow features 2 bedrooms, 2 bathrooms, an attached single-car garage, and main-floor laundry. The bright, open-concept layout showcases vaulted ceilings, with spacious living and dining areas ideal for everyday living and entertaining. A gorgeous sunroom overlooking the creek provides the perfect place to relax. Step into your own backyard and enjoy peaceful water views, exceptional privacy, and the opportunity to create your own waterfront retreat. With the potential for a future dock and direct water access right from your backyard, you can take full advantage of creek-side living-whether launching a kayak, enjoying time on the water, or simply relaxing by the shoreline. Residents of Black Creek enjoy an impressive collection of amenities, including indoor and outdoor pools, clubhouse, sauna, pickleball and tennis courts, and more, creating a relaxed, resort-style lifestyle right at home. Monthly fees: $1,168.70, consisting of an $875 land lease fee plus approximately $293.70 in estimated property taxes.

Step into the charm and character of this classic 2-storey home situated on a generous 0.53-acre lot in the heart of Stevensville. Built in 1890, this 3-bedroom, 2-bathroom home offers timeless appeal with plenty of space for families, first-time buyers, or anyone looking to enjoy small-town living. Featuring spacious principal rooms, a functional layout, and endless potential to make it your own, this property combines historic character with everyday comfort. The large lot provides ample room for outdoor entertaining, gardening, recreation, or future possibilities. Conveniently located just minutes from local amenities, schools, parks, and major highway access, this is a fantastic opportunity to own a piece of Stevensville's history while creating new memories for years to come.

Situated on almost half an acre, this 156 ft x 117 ft property is located in a quiet area of Fort Erie and features a blend of country-style space and everyday convenience. This property is ideal for first-time buyers, downsizers, hobbyists, or anyone looking for extra room both inside and out. The home has almost 1,100 sq ft of main-floor living, featuring two bedrooms, a 4-piece bathroom, a bright kitchen with dining area, and a utility room with laundry. An 18ft x 12ft enclosed front porch provides a wonderful space to enjoy your morning coffee, unwind in the evening, or simply take in the peaceful surroundings. One of the property's standout features is the impressive 22ft x 26ft detached garage, newly built in 2021 with a concrete floor, hydro, and gas heat - perfect for vehicle storage, hobbies, a workshop, or year-round projects. An attached single-car garage, along with a stone driveway accommodating 4 to 8 vehicles, provides exceptional parking for family, guests, trailers, or recreational vehicles. Step outside to the spacious 16ft x 32ft deck, with plenty of room for barbecues, entertaining, or relaxing while enjoying the privacy of the oversized backyard. The home is serviced by a gas forced-air furnace, central air conditioning, drilled well, and septic system, while a wood-burning stove provides an additional source of warmth and comfort during the cooler months. Enjoy the peace of a quieter setting while remaining just minutes from Fort Erie's shopping, restaurants, schools, and everyday amenities. The shores of Lake Erie, Downtown Ridgeway, Crystal Beach, golf courses, marinas, and the QEW and Peace Bridge are all just a short drive away.

Fully fenced Log style Bernard Beach home in Fort Erie! Open-concept with premier oak laminate flooring, vaulted ceilings, large sunny arch window. Cozy up by the charming gas fireplace.Two bedrooms converted into one large. Support beam & framing still in place for a quick retrofit. 4pc bathroom with a jetted tub. Kitchen features updated stainless steel appliances, tiled backsplash & plenty of cupboard space. The sunlit dining room leads to a large double lot backyard, deck & newly relined swimming pool surrounded by wildflowers, tree canopies & lush greenery, two convenient sheds & a firepit for campfire gatherings. Large newly renovated front deck is a sun swept haven of relaxation above the rose circled serenity of the Koi pond. No front or back neighbours. This enchanting property provides total privacy and tranquility.. A quick stroll to Bernard Beach, The Friendship Trail, tennis courts, parks & trails. Your perfect blend of comfort & nature awaits!

Classic 2 Storey 1400 Sq Ft Family Home in the Historical Bridgeburg section of Fort Erie with timeless character, modern conveniences and upgrades. Wide Galley kitchen features ample storage, soft close drawers and plenty of cabinetry. Modern appliances and stylish finishes. Designer inspired for the cooking enthusiast complete with Gas Stove and oversized Fridge, truly a kitchen of pride! Three generous sized Bedrooms, large closets, updated one and a half bathrooms. The enclosed front porch serves as a 3 season sunroom, provides a welcoming entry and a cozy spot to relax or enjoy as additional living space. The full basement offers plenty of storage and potential for a variety of uses, including a separate cold storage room. Large fenced yard featuring colourful perennials an over sized above-ground pool, (15X30) complete with a new pump, pool motor and cordless vacuum. Enjoy the Sojag gazebo, built to last and known for its durability and and engineered quality. The Generac generator ensures you are always prepared for any power outages, offering peace of mind year-round. Niagara River is within walking distance to enjoy leisurely strolls and scenic waterfront views. Schedule a viewing today of 259 Dufferin Street and experience all this property has to offer.

Welcome to this charming brick 1.5-storey home where timeless character meets thoughtful updates and incredible convenience! Ideally located just minutes from Lake Erie, the QEW, and the Peace Bridge border crossing, this home offers the perfect blend of comfort, character, and location. Step inside to a welcoming foyer and bright living room featuring beautiful hardwood floors, a cozy brick fireplace, and an elegant arched opening into the formal dining room. Large windows fill the space with natural light, creating a warm and inviting setting for everyday living and entertaining. The updated kitchen offers crisp white cabinetry, stainless steel appliances, a gas range, and a cozy breakfast nook - perfect for morning coffee. A convenient 2-piece bathroom completes the main floor. Upstairs, you'll find three bedrooms and a beautifully updated 4-piece bathroom. Numerous updates provide peace of mind, including a furnace and A/C approximately 4 years old with a 10-year warranty, blown-in insulation, newer custom windows made in Ontario, custom exterior doors, and a newer garage door. The wood-burning fireplace features a 6-year-old EPA-certified insert. The sun porch foundation was completely replaced in 2026, with drawings reviewed and stamped by a structural engineer. Step outside to the fully fenced backyard featuring an above-ground pool with a recently replaced sand filter - perfect for summer entertaining and relaxing. The detached two-car garage provides ample parking, storage, and workspace. Full of character, thoughtfully updated, and ideally located - this is a home that offers the charm you've been looking for with many of the important updates already taken care of.

Nestled in a exceptionally quiet area, this spacious property beautifully pairs a cozy cottage vibe with incredible investment avenues. The home features three comfortable bedrooms and a welcoming eat-in kitchen, all situated on a massive 140x120-foot lot that may offer severance potential for future development. Outdoor enthusiasts and hobbyists will love the oversized garage, perfect for storing a boat, vehicle, or setting up a spacious workshop. Best of all, you are within easy walking distance to the beach and just a short drive from the charming town centre of Ridgeway, making this the ultimate year-round retreat or development opportunity. Please view the 3D matterport to see all this property has to offer!

Set on a generous 0.25-acre lot, this home offers a peaceful setting while still being close to everything you need. This beautifully updated 1,149 sq. ft. bungalow offers warmth, character, and effortless one-floor living.The curb appeal stands out with its modern dark exterior, a front deck lounging space, and an expansive multi-tiered deck spanning the entire back of the home, perfect for summer evenings, entertaining, or quiet mornings.Inside the front door, a spacious foyer/mudroom adds everyday function and storage, leading into the grand living area where a soaring vaulted ceiling and vertical wood slat walls create a warm, inviting space rich in texture and character.The open-concept layout flows seamlessly from the kitchen into the dining area and secondary sitting space, all filled with natural light from oversized windows. Just off the dining area, a cozy sitting room with a wood-burning fireplace creates a natural extension of the living space, offering the perfect spot to unwind and enjoy a true cottage-like feel year-round.With two comfortable sized bedrooms, this home is perfectly suited for those looking to simplify or downsize without compromise. The spacious 4-piece bathroom features a jetted tub and separate shower, offering a relaxing retreat.The dedicated utility room with laundry enhances the ease of one-floor living.Located within walking distance to the beach and just minutes from historic downtown Ridgeway, you'll enjoy easy access to charming boutique shops, local restaurants, everyday amenities, and the beloved Ridgeway Farmers' Market, making it easy to embrace a relaxed, community-focused lifestyle you won't need to vacation from.

Check out this charming two-bedroom, one-bathroom home, ideal for both retirees seeking tranquility and first-time buyers embarking on their homeownership journey. This carpet-free home promotes ease of maintenance and the newer HVAC equipment including HEPA filter enhances indoor air quality and comfort. Additionally, the home features plenty of parking and an oversized detached garage/workshop, providing ample space for hobbies, storage, or potential conversions. This versatility enhances the property's appeal, catering to those who require extra space for their personal use. Situated in a quiet neighbourhood, this property is mere steps away from the picturesque Niagara River, offering residents the opportunity to engage in leisurely walks, bike rides and scenic views.

Whether you're buying your first home or adding to your investment portfolio, this charming 1.5-storey detached home in Fort Erie's sought-after Crescent Park neighbourhood checks all the right boxes. Offering over 1,000 sq. ft. of living space with 2 bedrooms and 1 bathroom, this home blends timeless character with thoughtful updates, including refinished original hardwood floors, remodelled kitchen (2022), central air conditioning (2023), a new breaker panel (2025), and 220V wiring added to the attached garage in 2025, making it ideal for EV charging, a workshop, or hobbyists. Situated on a spacious corner lot with a fully fenced backyard, it's ready to move in and enjoy while still offering the opportunity to add your own personal style over time. With many of the major updates already completed, this home strikes the perfect balance of comfort, value, and future potential. Enjoy an unbeatable location within walking distance to schools and parks, just 3 minutes to groceries, shopping, and dining, 4 minutes to the QEW and Crescent Beach, and only 6 minutes to the Peace Bridge for quick access to the USA. Whether you're searching for your first home or a smart investment in a growing community, 1217 Orchard Avenue is an opportunity you won't want to miss.

Looking for low-maintenance living in an active, adult community without sacrificing the feel and space of a traditional home? Nestled on a larger lot, this beautifully maintained home allows you to enjoy the benefits of community living while still having room to relax, garden, or entertain friends and family! Pride of ownership shines through this popular 3 bedroom, 2 bathroom "Augusta" model featuring a bright, open concept layout centred around a cozy gas fireplace, perfect for everyday living and entertaining. Neutral tones flow throughout the home, creating a bright and welcoming feel. The thoughtfully designed kitchen features updated stove and dishwasher in 2024, while other notable updates include the front door (2022), washer and dryer (2024), and rear sliding patio door (2025).Step outside to the expansive 30 ft rear deck, an incredible extension of the living space and the perfect setting for morning coffee, outdoor dining, entertaining, or simply relaxing. A generous side yard adds to the outdoor space and gives the property an added sense of openness. Residents enjoy outstanding amenities including indoor and outdoor pools, a clubhouse, sauna, tennis and pickleball courts, shuffleboard, fitness classes, and an active social calendar. Monthly fees are $1,148.65 (Land Lease $875.00, Estimated Taxes $273.65).Discover the lifestyle you've been waiting for at 393-3033 Townline Road,(Cricket Lane) where comfort, connection, and carefree living come together. A place where neighbours become friends and every day feels like a retreat.

Discover simple, stress-free living in this beautifully updated 2 bedroom bungalow that's move-in ready from day one. Thoughtfully renovated with modern finishes and a bright welcoming layout, this home offers the perfect blend of comfort and practicality. The eat-in kitchen is ideal for everyday living, while the heated front vestibule provides a convenient space for coats, boots, and seasonal gear before entering the main living area. Outside, the low-maintenance backyard features a newly poured concrete patio-perfect for your morning coffee or relaxing evenings and a storage area to keep everything organized. Great location!... Enjoy the convenience of having Sugarbowl Park the Fort Erie Public Library and the Niagara River all within a five-minute walk from your front door. Whether you're buying your first home, downsizing, or simply looking for the ease of one-floor living, this charming bungalow offers exceptional value in one of Fort Erie's most walkable neighbourhoods.**Bonus:** The seller is willing to offer financing to qualified buyers on terms that are mutually beneficial to both buyer and seller.

Do you need an in-law suite to help pay the mortgage or have a family member that needs to live with you? Very hard to find one in this price range. This is the place. Very deceiving from the outside. Book your showing today.

Located on a quiet street in the heart of Ridgeway, 350 Belleview Blvd offers the convenience of one-floor living with shops, restaurants, parks, and everyday amenities all within walking distance. Ideally situated between Downtown Ridgeway and the retail plazas along Gorham Rd, this updated bungalow combines comfort, practicality, and an excellent location. Inside, the home features a bright and spacious open-concept living area with a large, light-filled kitchen and living room anchored by a cozy electric fireplace. Two bedrooms, an updated 4-piece bathroom, and a mudroom with convenient main-floor laundry complete the functional layout. Sliding doors lead to the newly expanded patio and gazebo, creating a wonderful space for outdoor dining, entertaining, or simply relaxing. The spacious backyard offers mature trees for shade, a firepit area for gathering with family and friends, and plenty of room for gardening, recreation, or pets. A standout feature is the detached 2-car garage with hydro, along with a new fence section with double-wide gate providing easy backyard access for boats, trailers, recreational vehicles, or additional storage. Other recent improvements include a renovated kitchen and bathroom (2020) and a new furnace (2026), allowing the next owner to move in and enjoy with confidence. Enjoy the best of Niagara's South Coast lifestyle with Downtown Ridgeway's shops, restaurants, weekly Farmers' Market, and community events just a short walk away. Crystal Beach's sandy shoreline, Lake Erie, the QEW, and the Peace Bridge are all just a short drive from home.Whether you're looking to downsize, purchase your first home, or enjoy a low-maintenance lifestyle in a highly desirable location, this charming bungalow is ready to welcome you home.

LOCATION IS KEY TO THIS WELL MAINTAINED 2 BEDROOM 1.5 STOREY HOME WITHIN A BLOCK TO DOWNTOWN RIDGEWAY. THIS HOME WAS GUTTED IN 1999 WITH UPDATED INSULATION AND ELECTRICAL . THE HOME SHOWS MUCH CHARACTER INSIDE AWAITING YOUR OWN PERSONAL TOUCH. TWO UPPER BEDROOMS BOTH OF GOOD SIZE WITH A MAIN FLOOR DEN/OFFICE (WHICH COULD BE USED AS A 3RD BEDROOM IF NEEDED). ENJOY THE LARGE LIVING ROOM WITH A FREE STANDING GAS FIREPLACE . THE DINING ROOM OFF KITCHEN HAS SLIDING PATIO DOORS LEADING TO A PEACEFUL FENCED BACKYARD WITH BEAUTIFUL PERENNIAL GARDENS AND A SMALL POND. THE ONCE SEPARATE GARAGE BEING USED AS A HOBBIE/GARDEN WORKSHOP CAN EASILY BE TURNED BACK INTO A GARAGE . THIS LOCATION IS PERFECT FOR THAT HOME BASED BUSINESS OR A WORK FROM HOME SPACE. BACK DOOR LEADS INTO A GOOD SIZED MUD/LAUNDRY ROOM . ACCESS FOR CRAWL SPACE IS IN LAUNDRY ROOM . ROOF WAS FULLY DONE WITH NEW PLYWOOD AND SHINGLES 2024; UPPER SIDING ON HOME WAS DONE 2021.

Located on a quiet residential street in the heart of Crystal Beach, this well-maintained 2-bedroom bungalow offers an affordable opportunity just minutes from Lake Erie, local shops, restaurants, and community amenities.The bright open-concept kitchen and living room create a comfortable central gathering space, complemented by an updated 4-piece bathroom, main floor laundry closet, and carpet-free flooring throughout. Pride of ownership is evident both inside and out, with the home having been carefully maintained over the years.The attractive curb appeal begins with beautifully kept gardens, a manicured lawn, and concrete walkways and driveway that reflect the care invested in the property. Gutter guards have also been installed to help simplify exterior maintenance.A fully fenced backyard provides space to relax, garden, entertain, or enjoy time with the kids, while the storage shed offers convenient room for tools and seasonal equipment. A well-cared-for home in an established Crystal Beach neighbourhood, offering comfort, convenience, and value.

Welcome to 361 Bowen Road, a charming brick two-storey home full of warmth, character, and timeless appeal. Offering 3 bedrooms and a full basement, this home features beautiful hardwood floors, a freshly painted interior, an updated kitchen, and a formal dining room that is perfect for family meals or entertaining guests. Set on a large lot, the property provides plenty of outdoor space to enjoy, while the spacious covered front porch adds classic curb appeal and a welcoming place to relax. The basement has been partially waterproofed, offering added peace of mind and potential for future use. Located close to the Niagara River, this home is also near scenic walking areas, parks, and local amenities. Ready for immediate occupancy, 361 Bowen Road is a wonderful opportunity for buyers looking for character, comfort, and convenience in a desirable Fort Erie location.

Welcome to 45 Phipps Street, a beautifully refreshed home offering modern finishes, functional living space and a convenient Fort Erie location just steps to the Niagara River. The main floor has been thoughtfully renovated with a bright, open feel throughout, featuring three comfortable bedrooms, stylish flooring and a clean, contemporary bathroom along with the added convenience of main floor laundry. The kitchen is both practical and inviting, complete with stainless steel appliances, a breakfast island and plenty of space for everyday living or casual entertaining. Quality updates can be found throughout the home, including refreshed drywall, updated windows, porcelain tile in the entryway and bathroom and an upgraded bath with a deep tub, modern tile work and a sleek finished look. The lower level offers added flexibility with natural light from the updated basement windows, making it a great option for storage, hobbies, a future rec room or additional living potential. Upstairs, the spacious attic is a standout bonus, offering impressive extra space for storage, hobbies or future finishing possibilities. Outside, the generous backyard size adds even more to love, offering plenty of green space for kids, pets, gardening or summer entertaining. Complete with a deck and storage shed, it's a functional outdoor space with room to enjoy. Tucked into a friendly Fort Erie neighbourhood, this home offers the perfect mix of comfort, convenience and move-in-ready charm. Whether you're a first-time buyer, downsizer or investor, you'll love being close to schools, parks, shopping, restaurants and everyday amenities. A wonderful opportunity to own a welcoming home with style, function and room to make it your own. If you are looking to live close to the water for a fraction of the price, 45 Phipps St could be the one! Book your showing today!

Brand New Septic System Installed July 2026! Looking for more space without sacrificing convenience? Welcome to 1970 Garrison Road, a beautifully updated bungalow set on an impressive 0.60-acre lot in desirable Crescent Park. Opportunities to own this much property, while enjoying a move-in ready home, are becoming increasingly rare.A welcoming front porch sets the tone before stepping inside to a bright, sun-filled living room where updated flooring flows throughout the main level, creating a warm and inviting feel. The refreshed eat-in kitchen features new countertops and a stylish backsplash, offering the perfect blend of function and modern design. Patio doors lead to an oversized deck overlooking the expansive backyard, an ideal setting for summer barbecues, family gatherings, or simply enjoying the peace and privacy that only a property of this size can provide.The main floor offers three generous bedrooms and an updated four-piece bathroom complete with a new Bath Fitter tub and surround. A versatile bonus room just off the kitchen provides endless flexibility as a mudroom, walk-in pantry, home office, hobby room, or additional storage space.Outside, the true star of the property awaits. The sprawling 0.60-acre lot offers endless possibilities for gardens, a future pool, workshop, play space, or simply room to enjoy wide-open outdoor living. Parking for more than eight vehicles easily accommodates family, guests, trailers, boats, or recreational vehicles.Located just minutes from Lake Erie beaches, schools, shopping, the QEW, and the Canada/U.S. border, this home delivers the perfect combination of privacy, space, and convenience. Whether you're a first-time buyer, downsizer, or someone dreaming of a larger property, this is an opportunity you won't want to miss.

Welcome to 218 Henrietta. This home has been completely renovated and ready for immediate occupancy. New windows, flooring, kitchen, bathroom, painting and new exterior siding. Large welcoming front porch. Full basement with 2 pc. bathroom (Note basement is not finished). Sitting on a corner lot close to QEW, lake and shopping. Parking for 4 vehicles.

Beautifully maintained 3 bedroom bungalow with bright open concept layout that's perfect for todays lifestyle. The cozy living room flows seamlessly into the kitchen/dining area creating an ideal space for everyday living and entertaining. California Shutters throughout add elegance and enhance the natural light. Situated on an impressive over sized lot (105 X 125), this property offers endless possibilities for expansion. Whether you're a first time home buyer, downsizing, or investing, this home offers comfort, functionality and outstanding value. Conveniently located close to the beach, Friendship Trail and downtown Ridgeway.

Truly unique opportunity for homeowners, investors, or entrepreneurs. An ideal opportunity for a home based business. This versatile property features an owner-occupied unit plus two additional residential units, offering flexible living and income potential. The spacious owner's unit boasts exclusive access to a full basement spanning the entire building, providing exceptional storage or workspace options. Meanwhile, the two additional residential units are currently vacant, allowing for immediate occupancy or tenant selection. Adding to the appeal, the existing zoning (RM1-595) permits the operation of a small business from the front unit, making this an ideal setup for those seeking a live-work opportunity. At the rear of the property, you'll find a large detached structure that includes a covered porch, a workshop, and plenty of additional storage space perfect for hobbyists, entrepreneurs, or those simply needing extra room. It also has a separate electrical service and a Plug hook up for an RV. Located just a short walk from the Niagara River Parkway and the Friendship Trail, outdoor enthusiasts will love the easy access to scenic trails and waterfront activities. Plus, with proximity to shopping, restaurants, and convenient QEW access, everyday needs and commuting are a breeze. Don't miss this rare opportunity to own a multi-functional property in a prime location! Roof shingles on the garage / shop are less than 5 years old. Specific zoning (RM1-595) permits a Take-out Restaurant Use shall be limited to selling ready-to-eat items that do not require commercial kitchen equipment, such as coffee, tea, ice cream, muffins, and cookies prepared off-site.