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Learn about real estate agents, your home search, and more.

See how to buy a house without a real estate agent; weigh what you’ll miss, when DIY works, and the essential steps and safeguards to navigate the purchase.

Buying a house without an agent: pros, steps & risks

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Go from planning to closing with the complete home buying checklist—most of which can now be completed online with the help of Better. 

The Definitive Home Buying Checklist

Blog post image for The Definitive Home Buying Checklist


![Mother and Toddler Sitting on Low Table Playing With a Toy Rainbow](https://cdn.builder.io/api/v1/image/assets%2Fea37b90b89334a2ab1714e2159c75418%2Fa73e5711025c4fc880656d7c0111888e)

Buying a home marks a new beginning for you and your family — especially if your children will be attending new schools as a result of the move. 

The [National Association of Realtors](https://www.nar.realtor/sites/default/files/documents/2019-moving-with-kids-08-12-2019.pdf) found that 53% of home buyers with children under 18 consider neighborhoods based on the quality of the school districts, and 50% choose their new home based on proximity to schools. 

If purchasing a home in a quality school district takes priority over other buying criteria, you may want to know how this will impact your home search, the [homebuying process](https://better.com/content/home-buying-process-timeline/), and your home’s future value. 

<h2>How to search for a home in a good school district</h2>

Your first step is to narrow your search by school district ranking. 

To start, sites like [GreatSchools.org](https://www.greatschools.org/) have compiled ratings of elementary, middle, and high schools in thousands of school districts by zip codes and cities across the U.S. Its [rating system](https://www.greatschools.org/gk/ratings/) incorporates common metrics for what defines higher- versus lesser-ranking schools like  college enrollment rates, academic rigor, and support for low-income and special needs students. 

You may also wish to broaden your criteria with [other metrics](http://realestate.boston.com/buying/2018/03/01/looking-to-buy-in-good-school-district/) such as class and district size, recess time, and even the quality of the local pre-kindergarten schools in your desired areas. And of course, nothing beats an onsite visit for a real gut-check to determine what’s best for your child.

It’s important to note that schools mere miles apart can have substantially different performance results. In Cleveland, Ohio, for instance, [Cuyahoga Heights High School](https://www.greatschools.org/ohio/cleveland/2197-Cuyahoga-Hts-High-School/) has average SAT scores of 1579. Meanwhile, the [Whitney Young School](https://www.greatschools.org/ohio/cleveland/480-Whitney-Young-School/), less than two miles away, has SATs reported to average 1410. 

<h2>Homes in good school districts are usually bigger and more expensive </h2>

Homes in areas of highly-rated public school districts are, on average, [49% more expensive](https://www.realtor.com/research/housing-insights-in-top-rated-school-districts/) — at around $400,000 — than the national median list price of $269,000. 

They are also 77% more costly than homes located within the boundaries of lower-ranked districts, which cost a median of $225,000. 

A [Brookings Institution](https://www.brookings.edu/wp-content/uploads/2016/06/0419_school_inequality_rothwell.pdf) study found that homes in highly-rated school districts also tended to be larger and more expensive as a result. For example, typical homes in high-scoring districts had 1.5 more rooms than homes in low-scoring ones. 

Because these larger homes and higher costs can price many families out of a good school zone, [some municipalities](https://www.jec.senate.gov/public/_cache/files/f4880936-8db9-4b77-a632-86e1728f33f0/jec-report-zoned-out.pdf) have turned to student selection based on open enrollment or a lottery system, rather than assignments by location. This process is intended to give children of lower-income families the opportunity to attend higher-rated schools in other areas and flatten the relationship between home value and school quality. 

Such changes aren’t made lightly, however, as school boards must weigh whether their attempts to balance socioeconomics [could backfire](https://www.pps.net/cms/lib/OR01913224/Centricity/Domain/207/Best_Practices_in_District_Rezoning_-_Portland_Public_Schools.pdf), with families opting for charter or private schools, or even resulting in more segregation, the exact opposites of the desired effect.

If buying a home in a good school district is your priority, then be sure to check that the homes in your desired areas and neighborhoods are routed to your desired school assignments. 

Enrollment and residential and commercial zoning policies and school board decisions can have a significant impact on your home price and your school district, so it’s important to stay abreast of regulations and changes that can impact both.
<br>

![schooldistricts2](https://cdn.builder.io/api/v1/image/assets%2Fea37b90b89334a2ab1714e2159c75418%2F3306fe424c224f54aec8df3a310af799)

<h2>Home property taxes may not be higher in a good school district</h2>

It may come as a surprise that property taxes aren’t always higher in districts with highly-ranked schools. 

Property owners in the majority of the U.S. pay some type of property tax, but how much varies widely from state to state and even county to county. Taxes are the main source of local government funding but how they are allocated (whether for services or school districts) depends entirely on city and state leadership.

In metropolitan areas, large businesses and highly-valued properties share the burden of educating children across a large tax base. 

In contrast, more rural or outlying suburban areas with fewer corporate taxpayers may have higher rates to cover school costs. 

A [Syracuse University study](https://www.syracuse.com/schools/2019/04/how-does-your-school-property-tax-rate-compare-to-other-districts-in-new-york-state.html) found that in Central New York, the highly-rated, wealthier [Skaneateles school district](https://www.niche.com/k12/d/skaneateles-central-school-district-ny/) has a property tax rate of 1.5% or around $15 of tax per $1,000 of property value. 

On the other hand, the lower-rated, less affluent [Fulton City school](https://www.niche.com/k12/d/fulton-city-school-district-ny/) district has a property tax rate of 2.7% or around $27 of tax per $1,000 of property value.  

For example, a home valued at $200,000 would have property taxes of:
Skaneateles: $200,000 x 0.015 (1.5%) = $3,000
Fulton City: $200,000 x 0.027 (2.7%) = $5,400

Note - lenders incorporate [real estate taxes](https://better.com/content/how-to-choose-the-right-neighborhood-when-buying-a-house/) when determining [how much](https://better.com/content/a-better-home-affordability-calculator/) you can borrow. So, explore local tax rates during your home search to see how they can affect your total affordability.       

<h2>The benefits of buying a home in a good school district</h2>

<strong>Good school districts may help you sell your home faster 
</strong>

Houses in good school districts are usually in strong demand and may be easier to sell. 

[Realtor.com](https://www.realtor.com/research/housing-insights-in-top-rated-school-districts/) found that homes in above-average school districts sell in an average of just 58 days. This is eight days faster than those in below-average districts, and four days faster than the national median of 62 days on the market. 

<strong>Buying a home in a good school district may be cheaper than sending kids to private school</strong>

Purchasing a home near good schools can be expensive — but it may still be cheaper than sending your children to private schools. [The Private School Review](https://www.privateschoolreview.com/tuition-stats/private-school-cost-by-state) reports that the average annual private school tuition and fees in 2020 were $11,021 — with private elementary costing an average of $9,946 and private high school $14,711. Costs can be dramatically higher, too, for top-rated institutions and boarding schools. 

Depending on how many children you have and how many years remain before high school graduation, high-quality public schools can be a bargain, even if your home costs more than similar ones in lower-rated districts. 
<br>

![schooldistricts3](https://cdn.builder.io/api/v1/image/assets%2Fea37b90b89334a2ab1714e2159c75418%2F68a0bfa03bb548e4abc3ee527e2d62e8)

<h2>How to get a good deal on a home in a quality school district</h2> 

<strong>Consider areas further from city centers </strong>

In 2017, [The New York Times](https://www.nytimes.com/interactive/2017/03/30/upshot/good-schools-affordable-homes-suburban-sweet-spots.html) compared school results with home costs and found significant disparities in districts closer to city centers versus ones further out. 

For example, in Cambridge, Massachusetts, where the average resident’s commute is just 25 minutes, homes cost approximately $574 per square foot. Students in this school district were found to be one grade level above their peers. 

But in Sharon, Massachusetts, where the average commute is 38 minutes, homes cost just $235 per square foot. And in this school district, students were found to be 2.9 grade levels above average. 

The Times’ database also found similar differences in schools around New York, San Francisco, and Chicago, with many of the most affordable high-quality districts located in suburbs further out from the city center. 

Parents who shop around, especially in outlying areas, may be able to find housing in good quality school districts at a reasonable price while maintaining a short commute. 

<strong>Deals in good school districts can exist in off-seasons</strong>

It’s not only where you buy that can make a big difference, but also when you’re looking. If you hope to purchase a home in a good school district, you might have more luck if you’re willing to move during the school year.

Home buyers typically pay the highest premiums in July, August, and September, and obtain the [steepest discounts from November through February](https://www.bankrate.com/real-estate/how-to-get-a-better-deal-on-a-home-after-school-starts/).

<h2>Preparing to buy your dream home</h2>

Tools like GreatSchools.org, [Niche rankings](https://www.niche.com/k12/rankings/), and [SchoolDigger.com](https://www.schooldigger.com/) can help you make decisions that balance your needs for educational quality and affordability. 

If you’re ready to start your home shopping journey, [Schedule a call](https://better.com/) to get matched with a [top real estate agent](https://better.com/with/find-an-agent) in your area.

<br>

 <div style="text-align: center">  
 <a class="bet-Button bet-Button--xl bet-Button--primary" href="https://better.com/with/find-an-agent">Find an agent</a>  
 </div>
 <br>

Better Mortgage can help determine [how much house you can afford](https://better.com/content/so-youre-wondering-how-much-house-can-you-actually-afford/) and provide you with a [pre-approval](https://better.com/content/what-is-a-mortgage-pre-approval/) letter to kick off your home buying journey! 

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More than half of homebuyers with children in school shop by school district. Here's what to know about the impact that can have.

How to Find a Home in a Good School District

Blog post image for How to find a home in a good school district

How to find a home in a good school district

<p><em>Getting ready to buy your dream home? Whether you’ve already started doing your research or aren’t quite sure where to begin, we’re here to help you get home. We’ve taken our best homebuying guidance and broken it up into bite-size to-dos.</em></p>

<p>
[![ Four Small Children Playing in Sprinklers in Front Yard of Large Home with Grey Wood Panels](https://media.better.com/content/prod/2018/09/May_to_dos-headerimage.jpg)](https://better.com/preapprovals/purchase)

Given today’s hot housing markets, having the right team in place is just as important as getting your finances in order. This post is all about <strong>assembling your homebuying team</strong>, so you’ll be fully prepared to make a winning offer.</p>

<h3><span style="color: #00c397">Your to-do list:</span></h3>

<p><img src="https://media.better.com/content/prod/2018/02/ruled-line@2x.png"></a></p>

<ul>
<li><h3>Compare lenders</h3></li>
<li><h3>Interview real estate agents</h3></li>
<li><h3>Research real estate attorneys</h3></li>
<li><h3>Research home inspectors</h3></li>
<li><h3>Research home insurance providers</h3></li>
</ul>

<p><img src="https://media.better.com/content/prod/2018/02/ruled-line@2x.png"></a> <br />
<br>  </p>

<div style="text-align: center">  
<a class="bet-Button bet-Button--lg bet-Button--primary" href="https://better.com/preapprovals/purchase">Get Pre-Approved</a>  
</div>  

<p><br>  </p>

<h4 id="comparelenders">Compare lenders</h4>

<p>The first step is to find the best lender for your needs. For example, a lender who provides guidance and advice may be important to you. Or one who is easily available through text or email. If you’re [house hunting](https://better.com/content/house-hunt) in a competitive market, look for lenders that provide <a href="https://better.com/start/shopping-for-a-home">a pre-approval letter</a> that you can use to strengthen your offer. Or if you’re interested in affordable lending discounts, ask any potential lenders if they offer savings based on your location or through programs like <a href="https://better.com/content/fha-homeready/">HomeReady and FHA</a>. Regardless of your personal needs, make sure you take note of each lender’s pre-approval process -- if your experience with a certain lender is frustrating and difficult at this early stage, it may be time to find a new lender. </p>

<p>Before moving forward with any lender, you should get an official Loan Estimate (LE), which is a standard document that provides a clear and concise summary of all the features, costs, and risks associated with your new mortgage. Beyond the rate, look out for any origination or lender fees, as well as how much the lender is charging you for any points. <a href="https://better.com/content/a-quick-guide-to-your-loan-estimate/">This post explains exactly how to compare the LEs you get from different lenders</a>.</p>

<h4 id="interviewrealestateagents">Interview real estate agents</h4>

<p>Seven out of every ten homebuyers don’t interview their agent before deciding to work with them. And not all agents are created are equal -- as the industry saying goes, 20 percent of the agents do 80 percent of the business. So the [real estate agent you choose](https://better.com/content/how-to-pick-a-real-estate-agent/) could make the difference between landing your dream home in a few weeks or losing bids on houses that aren’t a great fit. Ultimately, you want an agent with a proven track record of winning bids in both the areas and price range you’re looking in. 

Better Mortgage can help you save time and energy with our affiliate Better Real Estate whose agents have been thoroughly vetted. And while there is no obligation to use [Better Real Estate agents](https://better.com/with/find-an-agent), Better Real Estate agents have a strong track record of success in their area. Plus, by working with a Better Real Estate Agent and funding with Better Mortgage, you can save $2,000 on closing costs.* </p>

<br> 

<div style="text-align: center">  
<a class="bet-Button bet-Button--xl bet-Button--primary" href="https://better.com/with/find-an-agent">Find an agent</a>  
</div>

<h4 id="researchrealestateattorneys">Research real estate attorneys</h4>

<p>A real estate attorney will help draw up, review, and negotiate the terms of your contract, including contingencies, clauses regarding timelines and deadlines, and repair agreements. Real estate attorneys are there to protect your rights, review all closing documents and disclosures, and help resolve issues that could arise related to title insurance or environmental law. </p>

<p>Attorneys are required by law in some states. Those include Alabama, Connecticut, Delaware, District of Columbia, Florida, Georgia, Kansas, Kentucky, Maine, Maryland, Massachusetts, Mississippi, New Hampshire, New Jersey, New York, North Dakota, Pennsylvania, Rhode Island, South Carolina, Vermont, Virginia, and West Virginia.</p>

<p>Keep in mind that there may be more people involved in the home buying transaction, including people from the title or escrow companies. However, they are generally chosen by the sellers, so you won’t have a say in who you’re working with. Roles and responsibilities will vary by the transaction (for example, some title companies also handle escrow, while others don’t). <br />
<br>  </p>

<div style="text-align: center">  
<a class="bet-Button bet-Button--lg bet-Button--primary" href="https://better.com/preapprovals/purchase">Learn How Much You Can Afford</a>  
</div>  

<p><br>  </p>

<h4 id="researchhomeinspectors">Research home inspectors</h4>

<p>Unlike an appraiser, who is a third party typically contracted by your mortgage lender to estimate the value of the property, a home inspector works for you. Their job is to give you a detailed assessment of the condition of the home before you close. A home inspector will look for code violations, water or structural damage, and major systems that may need repairs or replacement, like electrical, plumbing, heating, air conditioning, insulation, and ventilation. They’ll also look at the home’s foundation, exterior, roof, walls, ceilings, floors, and windows. A typical inspection will take 2-3 hours and cost a few hundred dollars. There is a wide range of services that home inspectors offer, so it’s important to ask what they include in their inspection report (and how much they charge). You may need to hire a specialist for things like an energy audit and pest control. </p>

<p>Since you’ll likely need to do an inspection soon after your offer is accepted, it’s good to research inspectors before you’re ready to make an offer. To find a licensed, certified home inspector, consider searching the <a href="http://www.homeinspector.org/">American Society of Home Inspectors (ASHI)</a>.</p>

<p>What you do with the results of your home inspection will likely vary depending on how competitive your market is. Small repairs or upgrades generally are costs a buyer is expected to take on. However, if there are major repairs required, it may be time to renegotiate – or walk away from – the purchase agreement. </p>

<h4 id="researchhomeownersinsuranceproviders">Research homeowner’s insurance providers</h4>

<p>Homeowner’s insurance protects you (and your lender) if your home is damaged or destroyed. Your lender will likely require you to provide an estimate of your home insurance cost as part of your application, followed by confirmation of your insurance payment before the loan is finalized. Home insurance costs can depend on your home’s value, location, and the type of construction, as well as the value of your personal belongings. Make sure to get a few quotes and carefully review what’s covered in different policies. <br />
<br>  </p>

<div style="text-align: center">  
<a class="bet-Button bet-Button--xl bet-Button--primary" href="https://better.com/start">Get started</a>  
</div>

<p><br></p>

<p><strong>See your next to-dos:</strong></p>

<ul>
<li><a href="https://better.com/content/home-by-summer-june-to-dos-make-a-competitive-offer/">Making a competitive offer</a></li>
</ul>

<p><strong>See your past to-dos:</strong></p>

<ul>
<li><p><a href="https://better.com/content/january-to-do/">Knowing your mortgage numbers</a></p></li>
<li><p><a href="https://better.com/content/home-by-summer-february-to-dos-understand-financing-options/">Understanding your home financing options</a></p></li>
<li><p><a href="https://better.com/content/home-by-summer-march-to-dos-mortgage-rates-and-costs-101/">Breaking down mortgage rates and costs</a></p></li>
<li><p><a href="https://better.com/content/home-by-summer-april-to-dos-get-your-docs-in-a-row/">Getting your docs in a row</a></p></li>
</ul>

<p><br></p>

<br><br>

<p class="legal">*See <a href="https://better.com/faq/rates/whats-the-fine-print-better-real-estate">The Better Real Estate discount fine print</a>.</p>

Your homebuying team is crucial in helping you make a winning offer on your dream home. Here's how to assemble the right homebuying team.

Dream Homebuying Team For Closing

Blog post image for The dream homebuying team to get you to closing

The dream homebuying team to get you to closing

<p><em>Kurtis Rhee, Real Estate Partnerships Manager at Better Mortgage, explains how you can make your offer stand out in a seller’s market.</em></p>

<p><a href="https://better.com/start-purchase"><img src="https://media.better.com/content/prod/2017/10/blog_7waysoffer_headerimg.png" alt="Image of a Row of Six Multi-colored Homes Against Blue Sky That Reads Stand Out in a Competitive Market"></a></p>

<p>I talk to people every day who are wondering just how they’ll get their dream home in competitive markets like San Francisco, Denver, and Seattle. In these areas, sellers don’t just have multiple offers. They have offers from cash buyers – people who have enough funds to pay for the home outright. Cash offers are seen as less risky to sellers because they know the money is in the bank. Other offers are contingent on the buyer securing a loan from a lender, which could theoretically fall through. The key is finding a lender that removes that risk.</p>

<p>When you’re competing with cash buyers, making your offer stand out may seem impossible. But at Better Mortgage, we’re helping our customers do just that by adding as much certainty as possible before they even put an offer on their dream home. </p>

<p>Here’s how you can prepare to make the best offer possible (including one that might be even as competitive as cash). <br />
<br>  </p>

<h2 id="1doyourresearch">1. Do your research.</h2>

<p>Determine what’s important to you (and your partner, if you’re buying a home with someone else) before you start looking. In a competitive market, there may not be time to investigate school districts or debate how many bedrooms you need once you’ve found a home you’re interested in. Having your criteria established early on, including what you’re willing to be flexible on, can help give you clarity and reduce stress when you go shopping and start making offers.</p>

<p><br></p>

<div style="text-align: center">  
<a class="bet-Button bet-Button--xl bet-Button--primary" href="https://better.com/start-purchase">Discover how much house you can afford</a>  
</div>

<p><br></p>

<h2 id="2findagreatrealestateagent">2. Find a great real estate agent.</h2>

<p>A good real estate agent should have a solid understanding of the market (including how much homes like the ones you’re interested in are generally selling for), be proactive, and communicate well. Don’t just go with the first recommendation you get –  vet a few agents to make sure you’re comfortable with who you’re going with. <br />
<br>  </p>

<h2 id="3createcertaintyforthesellersagentandyou">3. Create certainty for the seller’s agent – and you.</h2>

<p>Of course, before you go shopping, you need to know how much you can get financing for. In a hot market, sellers won’t take your word for it – they’ll need proof from a lender. At Better Mortgage, we offer our customers a <a href="https://better.com/start-purchase">Verified Pre-Approval Letter</a>. It involves both you and us putting in a bit of extra effort up front to verify your financial details and documents so that we can tell you exactly how much you’re approved to borrow. You can also easily change the approval amount on the letter if you don’t want to share your full amount with sellers.

<p>Essentially, our Verified Pre-Approval Letter can give you the certainty and confidence of a cash buyer because it means that we’ve already underwritten your finances. Some of our customers even waive the financing contingency in their offer once they have their Verified Pre-Approval from us. Talk to your Better Mortgage Loan Consultant and your agent to understand if this may be a good course of action for your situation. <br />
<br>  </p>

<h2 id="4bringyourlendertothetable">4. Bring your lender to the table.</h2>

<p>Even with a pre-approval letter in hand, sometimes a seller needs to hear it from the horse’s mouth. If you can tell Better about a property before you make an offer, your dedicated Loan Consultant is more than happy to call the seller’s agent on your behalf to confirm that you’ve been fully underwritten and to eliminate fears that you will run into financing issues as a result of your income, assets, and debt. And because we fund and originate all of our loans in-house, our loan consultants, underwriters, and closing agents are always available to answer any questions and make sure the closing process goes smoothly. <br />
<br>  </p>

<h2 id="5getbackup">5. Get back up.</h2>

<p>In certain situations, your property might also qualify for a Better Mortgage Commitment Letter, which gives you the opportunity, if you choose, to waive both the financing and the appraisal contingency. The Better Mortgage Commitment Letter ensures that Better Mortgage will cover up to $50,000 (or 7% of the purchase price) of your escrow deposit should something prevent us from funding your loan through no fault of your own.<sup id="fnref:1"><a href="#fn:1" rel="footnote">1</a></sup> Eligibility is based on the property type and details of the loan – we can let you know if you qualify once you let us know the address of the property you’re interested in. <br />
<br>  </p>

<h2 id="6offeraquickclosing">6. Offer a quick closing.</h2>

<p>The best part about having a Verified Pre-Approval letter is that once your offer is accepted and you’re ready to apply for a loan, our underwriters have already done most of the work verifying your financial details. That means we can usually close your loan weeks faster than the industry average, many times within 21 days from locking your rate.(The industry average is as much as 50 days.<sup id="fnref:2"><a href="#fn:2" rel="footnote">2</a></sup>) <br />
<br>  </p>

<h2 id="7makeitpersonal">7. Make it personal.</h2>

<p>Selling a home can be just as big of a decision as buying one, and many sellers want to know that they’re leaving their home in good hands. It never hurts to write a sincere letter to the owners, letting them know why you love their home and assuring them that you’ll treat it well. If a seller is choosing between a few offers, your personal touch could be the deciding factor.</p>

<p><br> <br />
<a href="https://better.com/content/the-guide"><img src="https://media.better.com/content/prod/2017/10/FTHB_adforblogA.png" width="1200" border="0" align="middle" alt="Image of a Row of Six Multi-colored Homes Against Blue Sky That Reads Stand Out in a Competitive Market"></a> <br />
<br></p>

<p>Buying a home can be daunting, but we’re here to help make the process as smooth as possible. <a href="https://better.com/start/shopping-for-a-home">Apply for your pre-approval</a> today and <a href="https://better.com/schedule-call?loanType=purchase&amp;TRACKINGLOCATION=7wtmyoso&amp;TRACKINGBRANDING=purchase">schedule a call</a> with a non-commissioned Loan Consultant like me to talk about how we can help make your offer stand out.</p>

<p><br></p>

<div style="text-align: center">  
<a class="bet-Button bet-Button--xl bet-Button--primary" href="https://better.com/schedule-call?loanType=purchase&TRACKINGLOCATION=7wtmyoso&TRACKINGBRANDING=purchase">Schedule a call</a>  
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<div class="footnotes"><ol><li class="footnote" id="fn:1"><p>We are committed to closing all single family/detached unit loans that have Verified Pre-Approval in 21 days or less. Our commitment for condos, attached units, and loans without Verified Pre-Approval is 25 days, and our commitment for jumbo loans is 30 days. <a href="#fnref:1" title="return to article">↩</a></p></li>
<li class="footnote" id="fn:2"><p>As of January 2017. <a href="https://www.housingwire.com/articles/36305-the-trid-ripples-time-to-close-mortgage-loans-continues-to-rise">https://www.housingwire.com/articles/36305-the-trid-ripples-time-to-close-mortgage-loans-continues-to-rise</a> <a href="#fnref:3" title="return to article">↩</a></p></li></ol></div>

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