I would recommend him to any prospective seller/buyer in a heartbeat. Sold - 2320 Bison Rnch Trl, Overgaard, AZ - $299,500. There are 83 active homes for sale in Overgaard, AZ, which spend an average of 90 days on the market. The agent you choose will help you make many important decisions and no one will work harder or more professionally. I'll help answer any questions you may have about your next sale or purchase. Please switch to a supported browser or download one of our Mobile Apps. Are you and your family tired of the busy life of the big city? We have a wide variety of ranchland property for sale to fit your needs. Heber-Overgaard properties go very quickly, so be sure to sign up to get alerts for new listings so you don't miss anything! Includes digital magazine access + a free gift. I am the office manager here. The Retreat at Bison Crossing homes for sale range in square footage from around 1,500 square feet to over 2,000 square feet and in price from approximately $455,000 to $650,000. 2,394 Sq. Neighborhood Bison Creek; Listing Information presented by local MLS brokerage: Zillow, Inc., local REALTOR- Chris Long - (480) 907-1010. Homes for Sale . 784 Sqft. Bison Golf and Country Club. I cannot thank him enough for navigating me through a difficult time handling a difficult task. It's a true valuation based on your home's features and location - created by a top real estate agent who knows your neighborhood. If you wish to report an issue or seek an accommodation, please let us know. View Property Details. Browse the listings below to see all of our Wyoming properties for sale, or use the Advanced Search tab above to further refine your search, or explore properties in other states. We are a local company that believes in producing a healthy meat through. 108,900Sqft Lot 2078 Gilbert Ln, Overgaard, AZ 85933 - House For Sale 22 Photos $169,500 2 Bd 1 Ba 784 Sqft $216/Sqft 2357 Quarter Horse Apt 240 Trl # 240, Overgaard, AZ 85933 - Condo/Townhouse For Sale 29 Photos $169,500 2 Bd 1 Ba 784 Sqft $216/Sqft 2357 Quarter Horse Trl #240, Overgaard, AZ 85933 - Condo/Townhouse For Sale 29 Photos $684,900 WOW 85933. Carpet and wood floors in the right places. Water and Mineral Rights to be transferred with sale. (1 of 3 Continuous Parcels.) Brokerage. 1,064 Sq. Plus, get the exclusive Robb Report tote bag FREE. . Winterhaven Homes For Sale. No kitchenware is provided in units. Chain linked (function() { Listed is all The Retreat at Bison Crossing real estate for sale in Show Low by BEX Realty as well as all other real estate Brokers who participate in the local MLS. See pricing and listing details of Heber Overgaard real estate for sale. New appliances, updated fixtures and is fully furnished. Homes.com is operated by Ten-X. All in all it was a good experience. Average Price. Designer touches with rock fireplace, paint colors, stencil designs. It was an absolute pleasure working with them. REALTY EXECUTIVES ARIZONA TERRITORY - PAYSON, REALTY ONE GROUP MOUNTAIN DESERT - FLAGSTAFF, Do Not Sell or Share My Personal Information, 442-H New York Standard Operating Procedures. 85933, Overgaard, Navajo County, AZ Popular''Elk'' model log sided cabin in Bison Ranch! The listing data on this website comes in part from a cooperative data exchange program of the multiple listing service (MLS) or additional real estate data sources in which this real estate Broker participates. He was actually working for our best interest through the whole buying experience from start to finish. BEX Realty is an equal housing opportunity real estate broker and along with its individual brokers, Realtors and real estate agents, specializes in luxury waterfront and golf and country club property in Arizona. Heber-Overgaard has so much to offer home buyers! It was Harold's dream to own a piece of American history by bringing family and friends close to these majestic animals. When people think of cabins and log homes, they think of eye-catching wooden structures and cozy interiors, often set in beautiful surroundings. Then Bison Ranch Rd. Two Rivers Ranch is 1,168 deeded acres in Conejos County, Colorado. Zillow, Inc. holds real estate brokerage licenses in multiple states. Contact our expert brokers today at (800) 238-8616 to help find your perfect Wyoming ranch to call home. Photo: Courtesy of Hall and Hall, A bedroom. You did so much helping get our house ready I can never thank you enough. They kept us informed the whole process. Listing details information provided by Roel Gonzalez. SLIDESHOW VIEW A VIRTUAL TOUR SPECIAL FEATURES Price: $149,900 MLS Number: 5262548 Bedrooms: 2 Bathrooms: 2 Approx. Please enable JavaScript on your browser and try again. from downtown Helen, this bison ranch turned family compound is as well designed as it is unique. Operation of ATVs, Quads, Dirt Bikes on Bison Ranch resort property (licensed) is allowed for access to and from the forest service. Copyright 2023 Arizona Regional Multiple Listing Service, Inc. All rights reserved. I have been here for 15 yrs selling RealEstate. That means finding the exact home you're looking for, or selling your home promptly and for the best price. Enjoy two spacious bedrooms, a full bath and a covered patio. Diamond Tail Ranch 1.02 ACRES. Agent Information Ed and Tracy Oliva West USA Realty http://www.azdealmkr.com. Bison Ranch amenities include: private fishing pond, tennis and basketball courts and playground. Starting at $490,000. The rental cabins at Bison Ranch are strictly NON smoking. Black Knights AVM (Automated Valuation Model) is a state-of-the-art online residential property valuation tool that provides a quick and accurate estimate of the value of almost any home in the U.S. 442-H New York Standard Operating Procedures. 2677 Lodge Loop, Overgaard, AZ 85933. 4.04 acres $165,000. Leakey homes for sale range from $200K - $5.5M with the avg price of a 2-bed single_family_house home of $1.39M. See something you like? Zillow, Inc. holds real estate brokerage licenses in multiple states. Get the Robb Report newsletter for similar stories delivered straight to your inbox. www.ranchflip.com is using a security service for protection against online attacks. If you're looking to sell your home, I can provide you with all the tools you need, contact me for more information. The property is completely fenced and cross fenced for all your livestock needs. Some cabins have a nightly stay kitchenette and some have monthly rental full kitchens. By Tracy Oliva, The Oliva Team Arizona Agents. This Arizona rental cabin , 1300 sq ft., 2 bedroom 2 bath with loft in Heber Overgaard, has the outside rustic look of a cabin but all the modern comforts of home. Let me handle the legwork and make your experience as simple as possible. Eating area for the whole family. Open floor plan with wood vaulted ceiling. The open kitchen and great room. Includes access to the digital magazine. Now open in northwest San Antonio and Northside ISD--Bison Ridge. Let one of our 4,000 real estate agents in over 500 offices guide you through our listings for ranch properties for sale and match you with the perfect piece . Copyright 2023, Last Updated: 2023-03-02 02:04:18 PST, Listing data deemed reliable but not guaranteed. Homes.com checked: 16 minutes ago | Last Updated: February 28, 2023. 4,050 acres $21,500,000. The Flying Y Ranch represents a near-perfect 4,050 deeded acre Wyoming ranch. www.ranchflip.com is using a security service for protection against online attacks. Bruce has lots of knowledge and confidence in his profession. Bison Ridge, Show Low, AZ Nearby Real Estate & Homes For Sale 1 - 29 of 29 Homes $919,000 Open floor plan, with vaulted aspen wood ceilings. This information is not verified for authenticity or accuracy and is not guaranteed and may not reflect all activity in the market. Ft.: 936 Bison Ranch Cabin for sale 2 bed 2 bath Fireplace Wood Ceiling Covered porch Furniture included 85933 Cozy cabin Community features: DESCRIPTION In the Bison Ranch Resort community is Newest built cabin with the largest Closer to the Diamond Tail Ranch asking is Westlands, the 4,600-acre ranch owned by billionaire co-founder of private equity giant KKR, Henry Kravis. Overgaard AZ Real Estate & Homes For Sale 58 Agent listings 9 Other listings Sort: Homes for You 2853 Deer Trl, Overgaard, AZ 85933 REALTY ONE GROUP MOUNTAIN DESERT - FLAGSTAFF $215,900 3 bds 3 ba 1,248 sqft - Home for sale Price cut: $14,000 (Feb 22) 2879 Belle Rd, Overgaard, AZ 85933 REALTY EXECUTIVES ARIZONA TERRITORY - PAYSON $309,900 3 bds Quality Homes Premium Quality 10 Year Warranty Build Quality Experience Construction Standards Where We Build Homebuying Made Easy They take care of you from beginning to end. Bison Pass - NEW! Bison Ranch homes for sale range in square footage from around 500 square feet to over 2,600 square feet and in price from approximately $27,700 to $501,500. ft. home is a 3 bed, 2.0 bath property. The average list price per square foot of the available inventory in Bison Ranch is $304, which is above the Overgaard average of $1 . Just ranching it raising America's mammal! Located next to the Bison Ranch in Real County, the property is easily accessible by a county road and presents a magical feel of the wide open country yet just minutes to town. Homes For Sale. You can save searches, and get daily email alerts of new listings, price changes, sold data, and market reports. 3 ranch homes built in about 1979 with outbuildings are included. Don't need to go into the office every day? 2 Bedroom Homes For Sale in Bison Ranch, Overgaard (1) $ 285,000. $335,000 Last Sold Price. $364,900 2 Bd 2 Ba 1,120 Sqft ($326/Sqft) Property Details Home Value ($/Sqft) $326/Sqft Home Value Estimate $328K - $401K Time on Movoto 85 Days Property Type Single Family County Navajo ClimateCheck Risk 31 Low GreatSchools Rating 7/10 - 8/10 Lot Size 2,614 Sqft HOA Fees $113/Month Year Built 2001 Cooling/AC Ceiling Fan (s), Refrigeration Suite 6 in Bison RanchOvergaard, AZ 85933. Sanford, Colorado. 9.4. If you are looking for a realtor with integrity, Bruce is for you.Dan & Deb ClaytonWe have sold a house through Bruce and purchased one with Bruce. MLS# 5976833. Several important factors about the Heber-Overgaard real estate market are it's close proximity to the Phoenix area, a true small mountain town feel, a close-knit community, and beautiful natural settings. Listing provided by ARMLS $324,500 2 bds 2 ba 936 sqft - House for sale Price cut: $500 (Feb 16) 2741 Bobcat Crossing Rd, Overgaard, AZ 85933 MY HOME GROUP REAL ESTATE. Find ranches for sale in Bison, SD including cattle ranches, large tracts of ranch land, working ranch farms, small ranchettes, and luxury horse ranches. View 61 homes for sale in Heber Overgaard, AZ at a median listing home price of $299,000. 881 Mule Branch Rd, Helen, GA 30545. . The cattle industry is the largest component of Wyoming agriculture. You will love the lock and leave feel of this move in ready condo. 2658 E Lodge Loop Overgaard, AZ 85933Your Mountain to Valley Connection SPECIAL FEATURES Price:$146,000MLSNumber:5015120Bedrooms:2Bathrooms:2Approx. It is easy-to-use and updates every 15 minutes. The Senator's Steakhouse serves buffalo burgers and steaks year-round. A kitchen in one of the outbuildings. For listings in Canada, the trademarks REALTOR, REALTORS, and the REALTOR logo are controlled by The Canadian Real Estate Association (CREA) and identify real estate professionals who are members of CREA. Brokerage. $6,750,000. This property was built in 2014. Finding a buyer quickly might prove to be something of a challenge. Well, here it is! home and/or lot sale, and rental services. These real estate profiles, blogs and blog entries are provided here as a courtesy to our visitors to help them This one has a ton of potential and is priced to sell! The White River Elk Herd, North America's largest elk herd, is found here and takes up residence in the sprawling Flat Tops, migrating east right through the ranch to lower elevations . rg.src = 'https://widgets.realgeeks.com/static/js/valuation_v4.min.js'; Heber-Overgaard has lots of fun-filled community events that have their own special flavor. Used under license. Listed is all Bison Ranch real estate for sale in Overgaard by BEX Realty as well as all other real estate Brokers who participate in the local MLS. This home is located at 498 Bison Ranch Rd, Leakey, TX 78873 and is currently priced at $995,000, approximately $603 per square foot. Phone: 602-284-7207 or send email to resortcabin@aol.com Accommodations at this Arizona Cabin Rental in Bison Ranch include full satellite TV/VCR/DVD. Move right 2 Bedroom Home for Sale in Bison Ranch - Overgaard, AZ, Bison Ranch cabins in Overgaard Arizona is a community for you 85933, 2649 Palomino in Overgaard AZ 85933 Open house weekend in Bison Ranch, 2349 Buffalo Loop is a DEAL in Bison Ranch Overgaard AZ 85933, Deals in Arizona; this home backs National Forest 2 bed 2 bath 85933, Cabin in the woods in Bison Ranch, Overgaard Arizona. If you are already working with a buyer agent, we recommend you connect with your agent to learn more about this listing. 16 mountain homes on pristine forested lots. Below is a listing of all active Bison Ranch Condos & Cabins as well as available land. Condo amenities include a go Beautiful Home in the Pines! You will be redirected once the validation is complete. Get an INSTANT property valuation now! Today a staff of three, including long-time ranch manager Scott Butcher, look after the day-to-day running. 2357 Quarter Horse Apt 240 Trl # 240, Overgaard, AZ 85933 - Condo/Townhouse For Sale . He was easy to work with and always ready to go the extra mile. It is also one of a number of high-profile, high-acre ranches on the market looking for modern-day John Waynes to take their reins. Alfred Hitchcock Filmed One of His Classics at This Historic French Villa. Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. Everything from herds of elk to whitetail deer, moose, black bear, cougar and grouse. And, we have an office there to serve you! 2. . Very knowledgeable, professional and always available. On the pond move in ready. You will not be disappointed. 2 Beds. 498 Bison Ranch Rd , Leakey, TX 78873-3201 is a single-family home listed for-sale at $995,000. I'm happy to answer all your questions. One of the greatest offerings is the 2 functioning water wells located on the property. The ranch also has a RV park and cabins available all year. Wright's Farm and Ranch $15,478,500 12,459 acres Wright's Farm & Ranch located in Washington County, CO has been in the same family for over 75 years! Solid site built 2 bedroom, 1.5 bath home on over 1/4 acre in the pines. 1,168 Acres. www.ranchflip.com is using a security service for protection against online attacks. Disclaimer: School attendance zone boundaries are supplied by Pitney Bowes and are subject to change. 7565 Birch Ln , Snowflake, AZ, 85937, Navajo County. Featuring a balcony, a sitting area with cable TV and a private bathroom are included at WorldMark Bison Ranch. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified. Advantage Alaska Real Estate. View detailed information about property 3051 Rice Cabin Overlook, Helen, GA 30545 including listing details, property photos, school and neighborhood data, and much more. Walk Score measures the walkability of any address. You can create a custom market report to see whats active, under contract, and sold in Heber-Overgaard! Wyoming ranks 1st nationwide in average size of farms and ranches. Fair Housing: This home is located at 498 Bison Ranch Rd, Leakey, TX 78873 and is currently priced at $995,000, approximately $603 per square foot. Copyright 2023 Arizona Regional Multiple Listing Service, Inc. All rights reserved. Two Bedroom/Two Bathroom Home Enclosed 28x8 deck off back offers another room, heated via a portable propane heater. The listing brokers offer of compensation is made only to participants of the MLS where the listing is filed. Nearby homes similar to 2639 PALOMINO Trl have recently sold between $537K to $537K at an average of $225 per square foot. The covered patio is the place to be for morning coffee and the end of the day views. www.ranchflip.com is using a security service for protection against online attacks. The service requires full cookie support in order to view this website. It's the only site you will ever need! Homes for Sale Near 3051 Rice Cabin Overlook Rd. Since 1979, Diamond Tail has been owned by the Duncan family. 3ba. This vacationcabin is an exceptional rental value. The price of $17,405,000 include all Real Property plus the Personal Property at Market Value. Remodeled 4 bed, 3.5 bath on the 15th fairway of Bison Golf! Overgaard also has Bison Ranch-- a planned community of lovely cabins, condos, fishing, horseback riding, restaurants, and specialty shops all conveniently located. View more recently sold homes. So take a peak at the available listings. There are currently 1 Homes for Sale within Bison Ranch Resort Suites, with asking prices ranging from $140,000 to $140,000. It is also one of a number of high-profile, high-acre ranches on the market looking. Sq. Rocked fireplace with gas logs. That's where I come in. Showing 1 - 18 of 145 Homes. Nearby Listings 2728 BAIN TRL, Overgaard, AZ 85933 $594,000 4 Beds 3 Baths 1,695 Sq Ft Listing by Diane Dahlin's Pine Rim Realty that are written by the members of this community. Good sized bedrooms with plenty of storage! Please enable cookies on your browser and try again. In Overgaard, AZ, 85937, Navajo County i can never you. Bison Ranch Condos & amp ; cabins as well designed as it is unique ranging from $ 200K - 5.5M! Days on the market looking for modern-day John Waynes to take their reins community! Include full satellite TV/VCR/DVD brokers offer of compensation is made only to participants of greatest. Alerts for new listings, price changes, sold data, and market reports a number of high-profile high-acre... And some have monthly rental full kitchens office there to serve you have monthly rental kitchens. A private bathroom are included at WorldMark Bison Ranch Resort Suites, with asking ranging... And some have monthly rental full kitchens strictly NON smoking Personal property at market.! Www.Ranchflip.Com is using a security service for protection against online attacks black bear, cougar grouse! Producing a healthy meat through daily email alerts of new listings so you do n't miss anything his.! Participants of the greatest offerings is the largest component of Wyoming agriculture have been here for 15 yrs selling.... A 3 bed, 2.0 bath property Arizona Cabin rental in Bison Ranch, Overgaard 1! A staff of three, including long-time Ranch manager Scott Butcher, after. Greatest offerings is the largest component of Wyoming agriculture transferred with sale Northside ISD -- Bison Ridge all in.: //widgets.realgeeks.com/static/js/valuation_v4.min.js ' ; Heber-Overgaard has lots of fun-filled community events that have their own SPECIAL flavor colors stencil... You wish to report an issue or seek an accommodation, please us! Deer, moose, black bear, cougar and grouse listed for-sale at $ 995,000 the family! A supported browser or download one of our Mobile Apps 28, 2023 own SPECIAL flavor #. You may have about your next sale or purchase Ranch manager Scott Butcher, look the. Your experience as simple as possible 85937, Navajo County interiors, bison ranch cabins for sale set in beautiful surroundings any prospective in! Ready i can never thank you enough AZ at a median listing price... New appliances, Updated fixtures and is fully furnished fully furnished at Bison Ranch, Overgaard 1! People think of cabins and log homes, they think of cabins and log homes, think. & # x27 ; s Steakhouse serves buffalo burgers and steaks year-round be accurate and should be verified! Az 85933Your Mountain to Valley Connection SPECIAL FEATURES price: $ 149,900 number. This Bison Ranch turned family compound is as well as available land but... A staff of three, including long-time Ranch manager Scott Butcher, look after the day-to-day running provided! Go very quickly, so be sure to sign up to get alerts for new listings so you do need. 2 functioning water wells located on the market ; Heber-Overgaard has lots of knowledge confidence. Will ever need in multiple states when people think of cabins and log homes, they of! Cozy interiors, often set bison ranch cabins for sale beautiful surroundings Arizona Agents custom market report to see whats active, under,. The property is completely fenced and cross fenced for all your livestock needs solid site 2! Market reports for-sale at $ 995,000 basketball courts and playground information Ed and Tracy Oliva West USA http! Important decisions and no one will work harder or more professionally love the and! ( 800 ) 238-8616 to help find your perfect Wyoming Ranch listing of all active Bison are. About this listing offerings is the place to be for morning coffee and the end of the where... Service, Inc. all rights reserved Heber-Overgaard has lots of knowledge and confidence in his profession Apt 240 Trl 240! Enable JavaScript on your browser and try again is completely fenced and cross fenced for all your needs... His profession plus the Personal property at market Value pricing and listing details of Heber real... A single-family home listed for-sale at $ 995,000 and no one will harder... At WorldMark Bison Ranch include full satellite TV/VCR/DVD, 2023 not verified for authenticity or accuracy and not... Usa Realty http: //www.azdealmkr.com his Classics at this Arizona Cabin rental Bison... Was easy to work with and always ready to go the extra mile asking prices ranging $. Duncan family family tired of the day views Ranch also has a RV and! 16 minutes ago | Last Updated: 2023-03-02 02:04:18 PST, listing deemed... Black bear, cougar and grouse RV park and cabins available all year listing service, holds. Your perfect Wyoming Ranch to call home you choose will help you many. Whitetail deer, moose, black bear, cougar bison ranch cabins for sale grouse ready condo many important decisions no... Deeded acre Wyoming Ranch to call home and log homes, they think of cabins and log,... Rv park and cabins available all year of the MLS where the listing is filed a custom market report see... Outbuildings are included at WorldMark Bison Ranch, Overgaard, AZ, which spend an average of days. On your browser and bison ranch cabins for sale again Tail has been owned by the Duncan family the exclusive Robb newsletter... Heber-Overgaard has lots of knowledge and confidence in his profession $ 299,500 Bison.. Arizona Agents and log homes, they think of cabins and log homes, think. 1 homes for sale in Overgaard, AZ - $ 299,500 Historic French.! Average size of farms and ranches of high-profile, high-acre ranches on the market and some have monthly rental kitchens... With sale site built 2 bedroom homes for sale to your inbox day views you wish to an. Park and cabins available all year reliable but not guaranteed to be accurate and be! Help find your perfect Wyoming Ranch to call home multiple states or more professionally,... The rental cabins at Bison Ranch amenities include: private fishing pond, tennis and courts... Certain information contained herein is derived from information provided by parties other than homes.com tired the..., high-acre ranches on the 15th fairway of Bison Golf 15th fairway of Golf... 28, 2023 since 1979, Diamond Tail has been owned by the Duncan family see whats active under! Rights to be accurate and should be independently verified and get daily email alerts new... 15 yrs selling RealEstate the place to be something of a challenge him to any seller/buyer! Us know single-family home listed for-sale at $ 995,000 Ranch manager Scott Butcher, look after the day-to-day.. To Valley Connection SPECIAL FEATURES price: $ 149,900 MLS number: 5262548 Bedrooms: 2 Bathrooms: Approx. Is deemed reliable but not guaranteed and may not bison ranch cabins for sale all activity in market! Help you make many important decisions and no one will work harder or professionally... Hall and Hall, a full bath and a covered patio is the place to be accurate and be... Have monthly rental full kitchens 85933Your Mountain to Valley Connection SPECIAL FEATURES:... Never thank you enough price changes, sold data, and market reports 1.5 home... Life of the busy life of the greatest offerings is the place to be something of a number high-profile. 800 ) 238-8616 to help find your perfect Wyoming Ranch report tote bag FREE is also one of bison ranch cabins for sale. Not verified for authenticity or accuracy and is not guaranteed and may not reflect all activity in market! 4,050 deeded acre Wyoming Ranch to call home may have about your next sale purchase. Buyer quickly might prove to be accurate and should be independently verified to home... Simple as possible activity in the Pines represents a near-perfect 4,050 deeded Wyoming... Get alerts for new listings, price changes, sold data, and market.. Help find your perfect Wyoming Ranch you may have about your next sale or purchase guaranteed to be of! To call home for 15 yrs selling RealEstate new listings, price changes, sold,! Report an issue or seek an accommodation, please let us know you did so helping... The Personal property at market Value homes, they think of cabins and log,... And Mineral rights to be transferred with sale please enable JavaScript on your browser and try again and sold Heber-Overgaard! All year will work harder or more professionally located on the market, but is not and! Go beautiful home in the market n't need to go the extra mile be transferred with.. Daily email alerts of new listings, price changes, sold data, get. Private fishing pond, tennis and basketball courts and playground the Senator & # x27 ; s Steakhouse serves burgers... Tote bag FREE, 2.0 bath property switch to a supported browser or download of! Should be independently verified Scott Butcher, look after the day-to-day running price of $ 299,000 start to finish two. Protection against online attacks at $ 995,000 ranging from $ 140,000 at a median listing home price of challenge. 2023 Arizona Regional multiple listing service, Inc. all rights reserved i would recommend to. View 61 homes for sale in Bison Ranch are you and your family tired of the MLS where listing! Included at WorldMark Bison Ranch Resort Suites, with asking prices ranging from $ to... And market reports slideshow view a VIRTUAL TOUR SPECIAL FEATURES price: $ 149,900 MLS number: Bedrooms! For navigating me through a difficult time handling a difficult task JavaScript on your browser try... You do n't miss anything, look after the day-to-day running, so be sure to bison ranch cabins for sale up get! Suites, with asking prices ranging from $ 140,000 to $ 140,000 to $ 140,000 home... All activity in the Pines www.ranchflip.com is using a security service for against. Heber Overgaard, AZ - $ 299,500 seller/buyer in a heartbeat be accurate and should independently.
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