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June 2011

16203 Haden Crest Ct in Coles Crossing in Cypress, TX

16203 Haden Crest Ct in Coles Crossing

Listing

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We're sorry, but we couldn't find MLS # 20567960 in our database. This property may be a new listing or possibly taken off the market. Please check back again.

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Video

Floor Plan

Downstairs FloorplanUpstairs Floorplan

 

Survey

Survey

 

More Coles Crossing Information

Coles Crossing Review – Things I Like

In this video, I discuss the things I like about the master planned community of Coles Crossing off of Hwy 290 and Barker Cypress in Cypress, TX.

    • Trees!!!
    • Schools Exemplary Schools; Sampson Elementary within subdivision
    • Taxes
    • Shopping Center Deed Restrictions
    • Hike and bike trails
    • Gym, 2 pools, tennis courts
    • Fishing holes

 

Coles Crossing For Sale – Most Expensive

All Homes For Sale in Coles Crossing

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See all Coles Crossing tract Homes For Sale.
(all data current as of 12/21/2014)

  1. 6 beds, 4 full, 1 part baths
    Home size: 4,688 sq ft
    Lot size: 8,400 sqft
    Year built: 2004
    Parking spots: 2
    Days on market: 41
    Listed with BHGRE Gary Greene
  2. 4 beds, 3 full, 1 part baths
    Home size: 3,847 sq ft
    Lot size: 9,600 sqft
    Year built: 2001
    Parking spots: 2
    Days on market: 107
    Listed with BerkshireHathaway HomeServices Anderson Properties
  3. 4 beds, 3 full, 2 part baths
    Home size: 3,533 sq ft
    Lot size: 16,116 sqft
    Year built: 2003
    Parking spots: 3
    Days on market: 68
    Listed with Century 21 Realty Partners
  4. 4 beds, 3 full, 1 part baths
    Home size: 3,478 sq ft
    Lot size: 15,184 sqft
    Year built: 2000
    Parking spots: 3
    Days on market: 46
    Listed with RE/MAX Professional Group
  5. 5 beds, 4 full baths
    Home size: 3,765 sq ft
    Lot size: 9,627 sqft
    Year built: 2000
    Parking spots: 3
    Days on market: 191
    Listed with Realty Associates
  6. 4 beds, 3 full baths
    Home size: 2,688 sq ft
    Lot size: 8,493 sqft
    Year built: 2003
    Parking spots: 3
    Days on market: 60
    Listed with Keller Williams Realty
  7. 4 beds, 2 full, 1 part baths
    Home size: 3,376 sq ft
    Lot size: 8,642 sqft
    Year built: 2006
    Parking spots: 2
    Days on market: 53
    Listed with Keller Williams Realty Conroe
  8. 4 beds, 3 full, 1 part baths
    Home size: 3,163 sq ft
    Lot size: 8,930 sqft
    Year built: 1999
    Parking spots: 2
    Days on market: 52
    Listed with Heritage Texas Properties
  9. 3 beds, 2 full, 1 part baths
    Home size: 2,569 sq ft
    Lot size: 6,488 sqft
    Year built: 2004
    Parking spots: 2
    Days on market: 27
    Listed with RE/MAX Northwest, REALTORS
  10. 4 beds, 2 full, 1 part baths
    Home size: 3,094 sq ft
    Lot size: 7,666 sqft
    Year built: 2000
    Parking spots: 2
    Days on market: 39
    Listed with Heritage Texas Properties

Listing information deemed reliable but not guaranteed. Read full disclaimer.

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Bridgeland and Towne Lake Both Cancel 2011 Fireworks

Click here to see more information for July 4, 2012 fireworks in Cypress!

Due to the severe drought that we are experiencing in Cypress, Houston, and the majority of Texas, Bridgeland and Towne Lake have both decided to cancel their fireworks displays this year.

From the Bridgeland Life web site:

Due to the current severe drought conditions affecting our area the 4th of July Fireworks show has been postponed for a future date to be determined.

From a Towne Lake blog post:

Every year Towne Lake celebrates the Fourth of July with fireworks and community festivities.
However, due to the extreme drought that is greatly affecting Houston and the surrounding area, Towne Lake will not be able to offer the fireworks display this year. This is a precautionary decision made by Towne Lake in order to keep safety priority.

If you are in the Houston area and would like to see some fireworks, your best bet is going to be the Freedom Over Texas Fourth of July Celebration which is taking place at Eleanor Tinsley Park along Allen Parkway near downtown Houston on July 4th.  There will be various music acts from 4:00 to 9:30 with fireworks starting at 9:35 PM.

Unfortunately, with Harris County banning all fireworks sales this year, this is going to be an extremely quiet July 4th in Houston.

 

 

Fairfield Review – Who Should Consider Moving There

If you are looking to buy or rent a home in the Cypress, TX area, here are some reasons you may want to consider Fairfield north of Highway 290 off of Mason Road.

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These families should consider Fairfield:

  • Price range:  $100k to $600k
  • Are okay with the location farther out Hwy 290
  • You have a lower price range (< $120k) and would like your kids to go to excellent schools
  • Looking for excellent elementary schools within walking distance (There are 3 within Fairfield)
  • Would like new middle school (The new school opens Fall 2011)
  • You prefer a more established neighborhood (Fairfield started building in 1988)

You may not consider Fairfield if:

  • You are concerned about the longer commute versus other Cypress area neighborhoods

Homes For Sale in Fairfield – Recently Updated

Click Here to View All Homes For Sale

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See all Fairfield tract Homes For Sale.
(all data current as of 12/21/2014)

  1. 4 beds, 2 full, 1 part baths
    Home size: 2,163 sq ft
    Lot size: 7,710 sqft
    Year built: 2000
    Parking spots: 2
    Days on market: 13
    Listed with Maddie Lowe Properties
  2. 3 beds, 2 full baths
    Home size: 1,731 sq ft
    Lot size: 5,390 sqft
    Year built: 2000
    Parking spots: 2
    Days on market: 16
    Listed with RE/MAX Realty Center
  3. 3 beds, 2 full baths
    Home size: 2,120 sq ft
    Lot size: 8,059 sqft
    Year built: 2000
    Parking spots: 2
    Days on market: 87
    Listed with RE/MAX Lakeland
  4. 4 beds, 2 full, 1 part baths
    Home size: 2,352 sq ft
    Lot size: 7,829 sqft
    Year built: 1992
    Parking spots: 2
    Days on market: 20
    Listed with RE/MAX Lakeland
  5. 4 beds, 3 full baths
    Home size: 3,167 sq ft
    Lot size: 6,313 sqft
    Year built: 2007
    Parking spots: 2
    Days on market: 159
    Listed with RE/MAX Lakeland
  6. 3 beds, 2 full baths
    Home size: 1,667 sq ft
    Lot size: 7,164 sqft
    Year built: 2004
    Parking spots: 2
    Days on market: 73
    Listed with RE/MAX Vintage
  7. 4 beds, 2 full, 1 part baths
    Home size: 2,280 sq ft
    Lot size: 8,170 sqft
    Year built: 1997
    Parking spots: 2
    Days on market: 25
    Listed with Champions Real Estate Group
  8. 4 beds, 3 full, 1 part baths
    Home size: 3,845 sq ft
    Year built: 2014
    Parking spots: 3
    Days on market: 195
    Listed with 7th Generation Realty
  9. 5 beds, 3 full, 1 part baths
    Home size: 3,105 sq ft
    Lot size: 10,498 sqft
    Year built: 2001
    Parking spots: 3
    Days on market: 38
    Listed with Keller Williams Realty Greater Northwest
  10. 4 beds, 3 full, 1 part baths
    Home size: 2,415 sq ft
    Year built: 2014
    Parking spots: 2
    Days on market: 6
    Listed with Lennar Homes/Village Builders
  11. 4 beds, 3 full, 1 part baths
    Home size: 2,713 sq ft
    Year built: 2014
    Parking spots: 2
    Days on market: 80
    Listed with Lennar Homes/Village Builders
  12. 4 beds, 3 full, 1 part baths
    Home size: 3,148 sq ft
    Year built: 2014
    Parking spots: 2
    Days on market: 52
    Listed with Lennar Homes/Village Builders
  13. 4 beds, 3 full, 1 part baths
    Home size: 2,894 sq ft
    Year built: 2014
    Parking spots: 2
    Days on market: 53
    Listed with Lennar Homes/Village Builders
  14. 4 beds, 3 full, 1 part baths
    Home size: 2,894 sq ft
    Year built: 2014
    Parking spots: 2
    Days on market: 56
    Listed with Lennar Homes/Village Builders
  15. 3 beds, 2 full, 1 part baths
    Home size: 2,794 sq ft
    Year built: 2014
    Parking spots: 2
    Days on market: 47
    Listed with Lennar Homes/Village Builders

Listing information deemed reliable but not guaranteed. Read full disclaimer.

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Fairfield in Cypress, TX Review – Dislikes

In this video, I discuss the things I do not like so much about the master planned community of Fairfield off of Hwy 290 and Mason Road in Cypress, TX.

  • Location
  • Different tax rates
  • Some areas look dated

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Fairfield For Sale – Least Expensive

All Homes For Sale in Fairfield [raw]

See all Fairfield tract Homes For Sale.
(all data current as of 12/21/2014)

  1. 3 beds, 2 full baths
    Home size: 1,535 sq ft
    Lot size: 5,793 sqft
    Year built: 2000
    Parking spots: 2
    Days on market: 33
    Listed with Heritage Texas Properties
  2. 3 beds, 2 full baths
    Home size: 1,776 sq ft
    Lot size: 6,600 sqft
    Year built: 1992
    Parking spots: 2
    Days on market: 28
    Listed with RE/MAX Vintage
  3. 3 beds, 2 full baths
    Home size: 1,793 sq ft
    Lot size: 6,000 sqft
    Year built: 2006
    Parking spots: 2
    Days on market: 48
    Listed with RE/MAX Realty Center
  4. 4 beds, 2 full, 1 part baths
    Home size: 2,138 sq ft
    Lot size: 6,463 sqft
    Year built: 2006
    Parking spots: 2
    Days on market: 13
    Listed with RE/MAX Top Realty
  5. 4 beds, 3 full baths
    Home size: 3,167 sq ft
    Lot size: 6,313 sqft
    Year built: 2007
    Parking spots: 2
    Days on market: 4
    Listed with RE/MAX Lakeland
  6. 3 beds, 2 full baths
    Home size: 1,731 sq ft
    Lot size: 5,390 sqft
    Year built: 2000
    Parking spots: 2
    Days on market: 16
    Listed with RE/MAX Realty Center
  7. 3 beds, 2 full baths
    Home size: 1,675 sq ft
    Lot size: 6,720 sqft
    Year built: 1992
    Parking spots: 2
    Days on market: 58
    Listed with Champions Real Estate Group
  8. 3 beds, 2 full baths
    Home size: 1,667 sq ft
    Lot size: 7,164 sqft
    Year built: 2004
    Parking spots: 2
    Days on market: 73
    Listed with RE/MAX Vintage
  9. 4 beds, 2 full, 1 part baths
    Home size: 2,163 sq ft
    Lot size: 7,710 sqft
    Year built: 2000
    Parking spots: 2
    Days on market: 13
    Listed with Maddie Lowe Properties
  10. 2 beds, 2 full baths
    Home size: 1,935 sq ft
    Lot size: 6,153 sqft
    Year built: 2006
    Parking spots: 2
    Days on market: 74
    Listed with Heritage Texas Properties

Listing information deemed reliable but not guaranteed. Read full disclaimer.

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Lake and fountain in Fairfield -- Cypress, TX

Fairfield in Cypress, TX Review – Likes

In this video, I discuss the things I like about the master planned community of Fairfield off of Hwy 290 and Mason Road in Cypress, TX.

    • Value
    • Schools Exemplary Schools
    • 3 Elementary Schools and a new Middle School within Fairfield
    • Athletic Center
    • 6 pools
    • 7 home builders to choose from
    • The VisitFairfield.com website

 

Fairfield For Sale – Most Expensive

All Homes For Sale in Fairfield

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See all Fairfield tract Homes For Sale.
(all data current as of 12/21/2014)

  1. 4 beds, 4 full, 1 part baths
    Home size: 4,676 sq ft
    Year built: 2014
    Parking spots: 3
    Days on market: 136
    Listed with Trendmaker Homes
  2. 4 beds, 4 full, 1 part baths
    Home size: 4,412 sq ft
    Year built: 2014
    Parking spots: 3
    Days on market: 65
    Listed with Trendmaker Homes
  3. 5 beds, 4 full, 1 part baths
    Home size: 4,602 sq ft
    Year built: 2014
    Parking spots: 3
    Days on market: 136
    Listed with Trendmaker Homes
  4. 5 beds, 4 full, 1 part baths
    Home size: 4,136 sq ft
    Year built: 2014
    Parking spots: 3
    Days on market: 124
    Listed with Trendmaker Homes
  5. 4 beds, 3 full, 1 part baths
    Home size: 4,081 sq ft
    Year built: 2014
    Parking spots: 3
    Days on market: 115
    Listed with Trendmaker Homes
  6. 4 beds, 3 full, 1 part baths
    Home size: 3,676 sq ft
    Year built: 2014
    Parking spots: 3
    Days on market: 51
    Listed with Trendmaker Homes
  7. 5 beds, 4 full baths
    Home size: 4,038 sq ft
    Lot size: 12,412 sqft
    Year built: 1998
    Parking spots: 3
    Days on market: 70
    Listed with Texas Home Group, REALTORS
  8. 4 beds, 3 full, 2 part baths
    Home size: 3,690 sq ft
    Lot size: 10,422 sqft
    Year built: 2011
    Parking spots: 3
    Days on market: 279
    Listed with Keller Williams Signature
  9. 5 beds, 4 full baths
    Home size: 4,073 sq ft
    Lot size: 10,160 sqft
    Year built: 2007
    Parking spots: 3
    Days on market: 37
    Listed with Heritage Texas Properties
  10. 5 beds, 4 full, 1 part baths
    Home size: 3,924 sq ft
    Lot size: 8,420 sqft
    Year built: 2009
    Parking spots: 3
    Days on market: 41
    Listed with RE/MAX Preferred Homes

Listing information deemed reliable but not guaranteed. Read full disclaimer.

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Cy-Fair ISD Board Voting To Night To Extend Homestead Tax Exemptions

(06/20/2011) UPDATE: I just spoke to Kelly Durham from Cy-Fair ISD.  She said the June 23rd meeting has been cancelled and all indications were that Cy-Fair would keep the extra 20% property tax exemption on school taxes.

(06/17/2011) UPDATE: The board decided to postpone the vote on the homestead tax exemption until June 23.

The Cy-Fair ISD board is going to meet tonight, June 13, 2011 at 6:00 at 10300 Jones Road, Houston, Texas, to vote on extending the optional Cy-Fair ISD Homestead tax exemption for 2011.

With the educational funding being cut by the state, there is speculation that the board could vote to remove our optional 20% property tax deductions.  The state mandated $15,000 deduction will stay in place regardless of tonight’s vote.

Here is a video discussing the vote at the June 9th board meeting:

Board member Stuart Snow discusses June 13th vote to extend Cy-Fair ISD tax exemptions

There is a blog post by Cy-Fair United discussing tonight’s vote:  CFISD Board Talk About Local Exemptions

Let’s hope that the board finds a way to continue to run our schools at the high level expected in Cy-Fair without losing our exemptions.

 

 

 

 

 

Lake and Dock in Towne Lake

Towne Lake Zoned To Cy-Ranch High School Starting in the 2011 – 2012 School Year

At the June 13, 2011 Cy-Fair ISD board meeting, the board unanimously approved the redistricting of Cy-Ranch High School to include the entire master-planned community of Towne Lake.

Board Meeting Video Discussing and Approving Redistricting

As I mentioned in my Towne Lake Dislikes video last week, one of the drawbacks to living in Towne Lake was that it was officially zoned to Cy-Springs High School which has considered by most to be an inferior high school academically to Cy-Ranch.

Cy-Ranch School Ratings

Cy-Springs School Ratings

With Tuckerton Road now open between Towne Lake and Fry Road, Cy-Ranch is also a shorter drive to Towne Lake, so this decision works out well for Towne Lake residents in multiple ways.

Tuckerton Road

Tuckerton Road Now Open Between Towne Lake and Cypress Creek Lakes

Tuckerton Road in Cypress, TX is now open between Greenhouse Road in Towne Lake and Fry Road in Cypress Creek Lakes.

There is still one very small segment of Tuckerton left to construct within Towne Lake in order to connect Barker Cypress to Fry.  With this, drivers in the area who would like to go to Fry from Barker Cypress will have to weave through Towne Lake a bit to get to this new segment of Tuckerton.

This opening is great news for parents and students in Towne Lake who attend Smith Middle School or Cy-Ranch High School.  Previously, they had to take a very round about trip down south to Longenbough to get to these schools.  Now it is a pretty straight shot.

Next on the Barker Cypress to Fry connector street list is Cypress N. Houston which will help cut some commute times for people in Bridgeland, Blackhorse Ranch, and Cypress Creek Lakes. Unfortunately, I have not heard any estimates on when construction on that segment may begin. My guess is that it is still several years out.

This new section of Tuckerton will help facilitate Phase 3 of Cypress Creek Lakes which will be the last 700 acres to be developed in that subdivision.  Here is a press release about the opening from Mischer, the developer of Cypress Creek Lakes:

Opening of Tuckerton Road Adds to Convenience of Cypress Creek Lakes

Construction is complete and Tuckerton Road is now open in Cypress, Harris County. Tuckerton Road is a now a major thoroughfare connecting Fry Road to Greenhouse and is a major, new east-west connector for travelers.

Tuckerton Road also runs through Phase 3 of the master-planned community of Cypress Creek Lakes. This new artery will make it easier for Cypress Creek Lakes residents to get to Cy-Fair ISD’s Berry Center, Lone Star College, retail centers and more.

“With the completion of Tuckerton Road, between Fry Road and Greenhouse, Mischer Development is excited to begin construction on Phase 3 of the remaining 700 acres of Cypress Creek Lakes. Cypress Creek Lakes will have over 1100 lots and 100 acres of commercial land, available for development opportunities. Metropolitan Baptist Church purchased 100 acres located on the Southeast corner of Fry and Tuckerton. We look forward to having new lots, and our new recreation facility mid-year of 2012,” according to Randy Corson, Senior Project Manager for Mischer Development Company.

This road completion allows travelers an artery between Fry Road and Barker Cypress Road by turning on Greenhouse and West Roads. Eventually, Tuckerton will go straight through to Barker Cypress and connect with the portion of Tuckerton that extends east to Queenston Boulevard.

Located less than two miles from US 290, Cypress Creek Lakes features new homes priced from the $230,000s to the $600,000s by Perry Homes, Coventry Homes, and Meritage Homes. School-age children at every grade level attend schools right in the community, which is located in the Texas Education Agency Recognized Cypress-Fairbanks Independent School District. For more information on Cypress Creek Lakes, visit www.CypressCreekLakes.com.

Cypress Creek Lakes Homes For Sale

All Homes For Sale in Cypress Creek Lakes

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See all Cypress Creek Lakes tract Homes For Sale.
(all data current as of 12/21/2014)

  1. 4 beds, 3 full, 1 part baths
    Home size: 2,800 sq ft
    Year built: 2014
    Parking spots: 2
    Days on market: 30
    Listed with Keller Williams Signature
  2. 5 beds, 4 full, 1 part baths
    Home size: 4,929 sq ft
    Lot size: 12,950 sqft
    Year built: 2014
    Parking spots: 4
    Days on market: 4
    Listed with BHGRE Gary Greene
  3. 5 beds, 4 full, 1 part baths
    Home size: 4,870 sq ft
    Lot size: 11,700 sqft
    Year built: 2014
    Parking spots: 4
    Days on market: 178
    Listed with Perry Development Management
  4. 5 beds, 4 full, 1 part baths
    Home size: 3,546 sq ft
    Lot size: 8,173 sqft
    Year built: 2014
    Parking spots: 3
    Days on market: 143
    Listed with Perry Development Management
  5. 3 beds, 3 full baths
    Home size: 2,214 sq ft
    Year built: 2014
    Parking spots: 2
    Days on market: 11
    Listed with Lennar Homes/Village Builders
  6. 4 beds, 3 full, 1 part baths
    Home size: 3,624 sq ft
    Year built: 2014
    Parking spots: 3
    Days on market: 123
    Listed with Keller Williams Signature
  7. 5 beds, 4 full, 1 part baths
    Home size: 4,877 sq ft
    Year built: 2014
    Parking spots: 3
    Days on market: 123
    Listed with Keller Williams Signature
  8. 5 beds, 4 full, 1 part baths
    Home size: 4,736 sq ft
    Year built: 2014
    Parking spots: 3
    Days on market: 128
    Listed with Keller Williams Signature
  9. 4 beds, 3 full, 1 part baths
    Home size: 4,124 sq ft
    Year built: 2014
    Parking spots: 3
    Days on market: 123
    Listed with Keller Williams Signature
  10. 4 beds, 3 full, 1 part baths
    Home size: 3,171 sq ft
    Year built: 2013
    Parking spots: 2
    Days on market: 51
    Listed with Heritage Texas Properties

Listing information deemed reliable but not guaranteed. Read full disclaimer.

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Waterfall at an Entrance into Towne Lake

Towne Lake Dislikes

Here are a few things that I consider to be drawbacks of the master planned community of Towne Lake in Cypress, TX:

Homes For Sale in Towne Lake – Least Expensive

Click Here to View All Homes For Sale

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See all Towne Lake tract Homes For Sale.
(all data current as of 12/21/2014)

  1. 3 beds, 2 full baths
    Home size: 2,601 sq ft
    Lot size: 12,532 sqft
    Year built: 2009
    Parking spots: 2
    Days on market: 15
    Listed with Romoco Properties
  2. 3 beds, 3 full baths
    Home size: 2,224 sq ft
    Lot size: 5,950 sqft
    Year built: 2014
    Parking spots: 2
    Days on market: 172
    Listed with Princeton Classic Homes
  3. 4 beds, 3 full, 1 part baths
    Home size: 3,204 sq ft
    Lot size: 8,195 sqft
    Year built: 2014
    Parking spots: 2
    Days on market: 164
    Listed with Ryland Homes
  4. 4 beds, 4 full baths
    Home size: 3,422 sq ft
    Lot size: 8,458 sqft
    Year built: 2014
    Parking spots: 2
    Days on market: 199
    Listed with Ryland Homes
  5. 4 beds, 4 full, 1 part baths
    Home size: 2,786 sq ft
    Lot size: 7,500 sqft
    Year built: 2014
    Parking spots: 2
    Days on market: 104
    Listed with Ryland Homes
  6. 4 beds, 3 full, 1 part baths
    Home size: 3,275 sq ft
    Lot size: 7,500 sqft
    Year built: 2014
    Parking spots: 2
    Days on market: 135
    Listed with Ryland Homes
  7. 4 beds, 3 full, 1 part baths
    Home size: 3,418 sq ft
    Lot size: 7,500 sqft
    Year built: 2014
    Parking spots: 2
    Days on market: 135
    Listed with Ryland Homes
  8. 3 beds, 2 full, 1 part baths
    Home size: 2,883 sq ft
    Lot size: 13,307 sqft
    Year built: 2008
    Parking spots: 2
    Days on market: 93
    Listed with RE/MAX Realty Center
  9. 3 beds, 2 full, 1 part baths
    Home size: 2,920 sq ft
    Lot size: 5,700 sqft
    Year built: 2014
    Parking spots: 2
    Days on market: 15
    Listed with Princeton Classic Homes
  10. 4 beds, 3 full, 1 part baths
    Home size: 3,319 sq ft
    Lot size: 7,384 sqft
    Year built: 2012
    Parking spots: 3
    Days on market: 25
    Listed with Heritage Texas Properties
  11. 3 beds, 3 full baths
    Home size: 2,753 sq ft
    Year built: 2014
    Parking spots: 2
    Days on market: 11
    Listed with Keller Williams Signature
  12. 5 beds, 3 full, 1 part baths
    Home size: 4,531 sq ft
    Lot size: 10,756 sqft
    Year built: 2007
    Parking spots: 3
    Days on market: 117
    Listed with RE/MAX Grand
  13. 3 beds, 2 full, 1 part baths
    Home size: 3,160 sq ft
    Lot size: 5,600 sqft
    Year built: 2014
    Parking spots: 2
    Days on market: 250
    Listed with Princeton Classic Homes
  14. 4 beds, 3 full, 1 part baths
    Home size: 3,903 sq ft
    Lot size: 12,168 sqft
    Year built: 2009
    Parking spots: 3
    Days on market: 55
    Listed with RE/MAX Vintage
  15. 4 beds, 3 full, 1 part baths
    Home size: 3,479 sq ft
    Lot size: 5,700 sqft
    Year built: 2014
    Parking spots: 3
    Days on market: 228
    Listed with HomesUSA.com

Listing information deemed reliable but not guaranteed. Read full disclaimer.

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