Also includes an estimate for financing the lot. Most developer-planned subdivisions will also have a playground, picnic tables, a BBQ area, and even a pool. In some cases, you can get a construction loan that converts to a mortgage once the home is built. The price to build a 2-bedroom home averages $100,000 to $480,000 for a modular home. Each has a range of costs. Some builders give you a budget to work, allowing you to make changes within that budget. Prefab modular homes range from $100 to $150 a sq.ft. What Is Private Mortgage Insurance (PMI)? Added a section with the average cost by the size of the home with tables on different sizes by room and square footage. Small houses of around 600 square feet cost $50,000 to $70,000to build. The basic price most homeowners will pay to build a 2,500-square-foot home is$250,000,while an entry-level custom home of the same size will average around$388,000, and a high-end custom home around$1,000,000. Because the ranch is a sprawling layout, it has higher costs to build than the average 2-story home. What Is Cape Cod Architecture?, The Tiny House. Villas are often considered a lower-cost type of home or building style. Landscaping, decks, patios, porches and driveway, as well as overall site cleanup on completion. Below are the average costs to build a townhouse and a typical single-family home. They can be finished on the exterior using more traditional building materials, giving them a range of appearances. Major systems includerough-in plumbing costs,electrical work, andHVAC systems. The average price to build a 4-bedroom home is $200,000 to $1,000,000 for a modular home. Developers plan subdivisions and offer a range of floorplans to select from. Loft apartments come in many forms. According to CraftsmansNational Estimator, the cost to frame a house ranges from$13 per square footfor lumber and labor costs for a single-story home to $22 per square footfor a two-story home. For instance, you will pay about$180 per square footto build a mid-range house in Austin, TX, and$140 per square footin North Dakota. You may also want to look into alternative building practices, such as building a pole barn house, using modular building, or building a shipping container home. Trailers range in length from 4-foot utility trailers to 18-foot tow trailers. Many materials used in the construction of your home will be available in a variety of qualities and prices. Custom modular homes are designed by an architect. This means that depending on where you live and the home style, size, and features, you could have identical prices per square foot regardless of the number of stories. The number of stories and the layout also impact the cost. If all other things are equal, and the footprint is the same, the price per square foot is generally the same regardless of the number of stories. A log cabin shellthe exteriorwill cost $2,800 to $7,075per 100 square feet. They are frequently built in groups, which can help keep costs down. Get free estimates for your project or view our cost guide below: We track millions of estimates homeowners get from contractors and share those prices with you. Dome houses are unique because they cannot be built using modular construction. New home construction takes up to one year to complete, and there are many steps to the home-building process that we will cover in detail. While the average home costs $189 a sq.ft. Updated the Labor Costs to Build a Home section. If you want to add a treehouse to your property that complements the new home, you can do this during the new build or later. Pools, Decks, Fencing, & Landscaping The cost to build a deck, install an inground pool, and install landscaping can add tens of thousands to your price. Material costs will vary depending on your building material choices regarding long-term durability, eco-friendliness, energy costs, and social costs. While a single-family home has its own plot, townhouses have shared walls and other areas. Keep in mind that this calculation may not be exactly as it does not account for land costs, basement excavation, and differences in materials. Like other home sizes, you can also use a range of construction materials that impact prices. Updated the Average Cost to Build a House by Number of Bedrooms section with new costs. Charging stations range between $1,000 and $2,500 to install. There are many types of Craftsmans. You will need to contact a lender and figure out what kind of mortgage you will qualify for. You can also build a home for this figure when modular building, which is typically cheaper. The average cost to build a Colonial is between $250,000 to $1,400,000 for modular building. Their typical size is smaller than the average size of most homes. For this reason, areas without basements have a different price per square foot than homes in areas with basements. However, the home is designed differently, with varying input levels. Both types have a range of associated materials, styles, and costs to consider. Also, so you will understand everything your contractor will be addressing in the planning stage, and throughout the construction work. Added a table to the Home Building Cost Breakdown section, and changed the costs in the subsections to reflect the current cost guides. The median home value is the most recent Zillow Home Value Index, accessed on February 25, 2019. Ranch-style homes range from $200,000 to $600,000 using stick-building methods. Modular Home Prices Section., MYMOVE. Updated enhancements and improvements with information on landscaping and pools. Hiring an architect costs$15,000 to $80,000 or8% to 15%of the total construction cost for detailed drawing specifications, construction documents, and project management. Multiple factors cause the price to WebWe know that estimating building costs by zip code is significantly more accurate than assessments based only on cost per square foot. How Much Does it Cost to Build a Custom Home?, Homelight. The more levels the home has, the higher the transportation costs. The price to have a developer or home builder build your home ranges from $130 to $200 a sq.ft. 2023 Fixr, Inc. All rights reserved. You may not use an architect or structural engineer, for example. Others go with your wants or needs, letting you decide the final price. ft. Electrician cost: $50$100 per hour Plumber cost: $45$200 per hour Roofer cost: $5,000$10,000 Driveway paving cost: $5$10 per sq. While the average cost to build per square foot is similar to the national average, the cost of the project tends to be higher. However, custom homes can cost as much as $500 a sq.ft., while a basic builder-grade home has an average cost of $130 a sq.ft. Below are the average costs to build a single-family home of 2,600 sq.ft. Excavating for and building the foundation, including cost of concrete and other supporting materials to build retaining walls. Modular Homes Modular homes are built in sections that are assembled and, like manufactured homes, built constructed in climate-controlled manufacturing environments. Building materials account for just over$31,000, and labor costs total$25,500. Final costs depend on where you live, the total square footage, the number of bedrooms, the number of bathrooms, the type of flooring, cabinets, appliances, etc. The per square foot construction cost of a single-story commercial building in US Midwest cities was found to be at $237 for a low-end finished building, while it is $298 per square foot when the construction is a high-end one. Building a custom-designed dream home will usually end up costing more than if you were to buy a new home already built in a subdivision, or if you work with a developer that has floorplans to choose from. Land prices vary by state, making the cost considerably higher in some areas. 4-bedroom homes average 2,000 to 2,500 sq.ft. A basic unfinished 2,400-square-foot pole barn shell costs $20,000 to $40,000. There are many cottage styles, varying based on your location. Once built, you or your contractor will schedule a final inspection to obtain a certificate of occupancy. If you purchase a lot that is ready to build on, you may have different costs than if you purchase undeveloped land that must be cleared and leveled before building. When building a new home, you may want to consider building a single or multi-family home. Please visit the Home page to find what you are looking for. These cannot be built with modular construction. Purchasing a home and building a home have a wide range of associated costs, making it difficult to compare which saves the most. Modular homes are often slightly less expensive than a traditional build, as well as much faster to build. The cost to build a Victorian home averages $520,000 to $2,500,000 when using traditional methods. Decide on the kitchen size and location and the size of the main living area. The average cost to build a Cape is between $225,000 and $325,000 when using stick-building methods. Lofts are often characterized by their industrial appearance, with exposed pipes, ducts, and bricks being prominent. These are the fastest and least expensive home builds. A brick or solid-masonry house has a brick frame rather than one made of wood. Buying an existing home The National Association of Realtors says the median cost of buying an existing single-family house is about$260,000. In a 2017 analysis of new builds by the US Department of Housing and Urban Development: The cost to build a custom home is$200 to $550 per square footbased on the location, design choices, and interior and exterior finishes. You own your unit and are responsible for its upkeep, but there may be some shared costs with your neighbors for exterior work. Adding high-end granite countertops or hardwood flooring come at an additional cost. For modular building, the cost of Victorian houses is $250,000 to $2,000,000. The price to build a 2-bedroom home using stick-building methods is $130,000 to $600,000. The average cost is $313 per square foot for a single-story office building, $562 for a mid-rise and $660 for a high-rise in the U.S. It can take several weeks to several months on average. In South Dakota, building prices range from $93.17 to $138.34 per square foot. Your cost per square foot for new construction is often between $100 and $200 per square foot, though this depends on what type of home youre building. The National Association of Home Builders says that on average, for a 2,776-square-foot home, youll pay: Thecost of house plansis$500 to $2,500, while an architect will cost an average hourly rate of$60 to $130 per hour, or $2 to $5 per square foot, for the design work. This makes that home more expensive to build, not because it has more stories, but because it is larger. Modular homes are built offsite in a controlled environment and driven to the construction site, where the sections are pieced together, and the home is finished. The average cost to build a home in Michigan is $225,000 to $265,000, or $90 to $150 per square foot. These are a mix of some potentially necessary additions as well as some that are not essential and more of a nice-to-have feature. The information provided by our cost guides comes from a great variety of sources, including specialized publications and websites, cost studies, U.S. associations, reports from the U.S. government, contractors and subcontractors, material suppliers, material price services, and other vendor websites. Below are the average costs by region according to the NHBA. Larger houses are more expensive than smaller homes, which can be generalized in two ways - by the number of bedrooms and square footage. If your home has a basement foundation, you can have that basement finished when the house is built if you intend to use it for something other than storage. According to the Chicago Tribune, 1-story houses are preferred by 82% of Americans aged 65 and over because stairs can present a challenge. Principal Payment Explained. These homes are built to state and local codes to ensure they pass inspection once in place. The costs of the stick build average $195,000 to $412,000. 2-bedroom homes are also less common than 3 or 4-bedroom homes, but they are more common than single bedrooms, so you may find a larger range of plans. You may find more cottages and other small homes in this category. Use the cost breakdown below to check bids provided byconstruction companies. Whether you want to design your dream home or cannot find what you want in your area, there are many reasons why you may want to build a home. Added external references to the end of the guide. Townhouses are typically joined with other homes, making them less expensive. Added the New Home Construction Cost by Style section section with a table and subsections. These prices are averages and will vary depending on the materials used, the type of home, and the quality of construction. Depending on the type and how many cars you may need to charge, this can sometimes necessitate upgrading your homes electrical panel. The architects time makes up a significant portion of the custom build. Customized and luxury homes will cost Costs increase as the design becomes more complex. Delivered price and site prep, foundation, porch, etc. Modular can be prefab or custom, and stick-built homes can be developer or architect-built. These also have the least amount of customization. That includes $4 to $10 per square foot for labor plus $3 to $6 per square foot for materials. In addition, the style and construction materials also influence the final cost. Villas typically average 1,000 sq.ft., but they can be as small as 800 sq.ft. The home type and style also impact the final costs. Building a home provides the ability to control the space, how it looks, and its layout. Victorians come in a range of sizes, with most ranging from 2,000 to 5,000 sq.ft. Learn more, .subnav-back-arrow-st0{fill:none;stroke:#0074E4;stroke-linecap:round;} You can either wait until the entire home is complete before getting the landscaping done or start as soon as the foundation and framing of the house are finished. The number of bedrooms a house has does not always correlate to the homes size, and the more bedrooms, the more likely it also has more bathrooms, a larger garage, and more common space, translating into higher costs. They tend to be smaller than the average home, giving them lower costs. We display lenders based on their location, customer reviews, and other data supplied by users. The Square Foot Pricing Mystery., Capecod.com. There are so many major components or stages in residential construction that your costs will vary considerably depending on the quality of each aspect of your home build. This gives a price range of $104,000 to $900,000 to build a small house using traditional stick-building methods and between $80,000 and $720,000 using modular methods. Many can be built with the home, while some are later additions. Manufactured Homes These homes can look like both modular or traditional site-built homes. Shipping container houses take about 30% less time to build than traditional homes. In most cases the final cost for exterior finishes will total around$35,000and include the following: A layer of brick over the wood frame costs about$35,000for a 2,000-square-foot house. In addition, because multi-story modular homes are assembled on site, the higher the pieces must be lifted, the higher the total finishing costs for the project. ", MYMOVE. If you are buying a plot that currently has a house that will need to be demolished, you will save a little when it comes to electrical and sewer connection fees, since those would have already been in place for the previous home. You can also build a townhouse for a single family. The costs to build the average dome house are between $120,000 and $240,000. Multi-family homes are much larger, so you pay more if everything else is equal. The following steps will help you navigate the home-building process with confidence. Get free estimates on HomeGuide from trusted local pros. Added a section on additional cost factors. This is because typical 1-story homes like ranches tend to be longer and spread out. ", Legal Eagle Contractors. Site work includesbuilding permit feesof$400 to $4,000, impact fees of $2,000 to $3,800+ to cover connecting the property to local public services like water and sewer facilities, water and sewer inspection fees of around$5,000, and architecture and engineering fees of about$3,300. However, costs increase when building modularly because of how the home must be transported and assembled on site. The price for stick-built construction is $195,000 to $1,000,000. Start with a basic plan and make changes to the areas you want to customize, rather than having custom plans drawn from scratch. It is possible if you have a lot of experience with carpentry and other systems, but it will take significantly longer. 1-bedroom homes are less common than other types. On the downside, it could mean there is construction around your home for some time, and it won't be custom designed. Here are the pros and cons. Building a home is something many people imagine for years before they even enter the planning phase. The ranch is typically a 1-story home, but you can find raised ranches that are 2 stories and even 1 stories. Set Project Zip Code Enter the Zip Code for the location where labor is hired and materials purchased. Like modular home construction, stick-built homes can be broken into two categories. A dome house is a structure shaped like a sphere or dome. Single-Family Home Trends 2021: Construction and Remodeling Report., Home Builder Digest. Spend a lot of time selecting your contractor and ask them what software they use for cost and effort estimation, and how their team tracks and reports progress daily. Modular methods are the opposite, however. Capes are a type of small house, often with dormer windows, low ceilings, chimneys, and sharply pitched roofs to keep snow from piling up. Most Capes do not have attached garages, so adding one also increases the construction cost. or as large as 1,500 sq.ft. Localized square foot costs for over 930 zip codes and over According to the National Home Builders Association, costs in late 2022 put the median cost to build a new mid-grade home at $189 a sq.ft. However, multi-family homes have many beneficial uses. The price of your pole barn will largely depend upon its size. New home construction costs $100 to $155 per square foot on average with most homeowners paying $155,000 to $416,250, in addition to the cost of your land. How Much Does It Cost to Build a House in 2021?, Realtor. Mansions are more likely to include extra amenities, such as game rooms, theater rooms, attached garages, pools, tennis courts, and other amenities that can further increase their costs. The house tends to be smaller at 1,500 sq.ft., but costs per square foot are closer to $200 than the national average of $138. You can if you are planning on building a small home with a simple plan. The average tiny house costs $25,000 to $35,000, but you can build one for less. To estimate costs for your project: 1. Building a custom house can sometimes be less expensive because you get exactly what you want without needing to buy and renovate. You will need to find the right spot for your new home. While at the end of 2022, they fell to nearly pre-pandemic costs, they are expected to climb in 2023. This, combined with their larger size, creates a much higher cost to build than the typical home. Cottages have roughly the same average cost per square foot as the national average. Also, your location will factor considerably into the final price. Consider this before you choose the cheapest options. You may want to add many things to the structure or surrounding property. Updated the introduction and project with new costs and average cost range. They are usually custom-built using high-end materials. If you need immediate assistance, please call (877) 947-3639 or start a live chat. The averagecost to build a modular prefab homeis$80 to $160 per square foot. This is true even if you use standard-grade building materials for the construction. But that can vary widely based on where you live and In addition, the materials used, construction method, and who builds it can influence the final price. Generally speaking, you can expect to build a house anywhere from $120 per square foot to $400 per square foot, said Bill Samuel of Blue Ladder Development. Please switch to a supported browser or download one of our Mobile Apps. For the most peace of mind, select a contractor who has adequate insurance to cover the project through all phases of construction. This statistic includes all homes in a given zip code. Find hiring guides, material costs, expert advice, how-to's and more. Your contractor can accurately schedule the inspections that will need to be carried out during construction. Average Cost To Build A House The average cost to build a house is $248,000, or between $100 to $155 per square footdepending on your location, size of the home, and if modern or custom designs are used. New home construction for a 2,000 square foot home runs $201,000 to $310,000on average. ", Family Home Plans. This estimated figure represents the cost of building the home, and is broken down as follows: Have you been pre-qualified for a loan yet? Appliances High-end appliances like an internet-enabled fridge often cost 2X or 3X the cost, plus wiring and plumbing expenses. 2. Updated the Factors Affecting the Cost of Building a Home section. Costs vary considerably based on location and all your choices in design and interior and exterior finishes. New York City: New York construction costs are around $244 per square foot, making it the most expensive city to build in. Rough-ins are the elements that dont fall under general construction but are essential to the use of the home. 1-story or 2-story home? Updated the FAQs section with new costs and additional information. This depends on the type of home, type of construction, and size of the project. This can sometimes make a 1-story home more costly than other types. If you are buying raw, undeveloped land in a rural setting, you might have to add a septic tank for your wastewater needs. They have higher costs because they are an involved building method. Any different shapes have different cost implications, with squares being the least expensive and curved walls being more expensive. Updated the Home Building Cost Breakdown section with new information. Tennessee Here the This is one of the more common homes in the U.S. A typical 3-bedroom home is between 1,500 and 2,000 sq.ft. in 2022. New home construction for a 2,000-square-foot home costs $201,000 to $310,000. You can also finish out a shipping container for about$60,000 to $90,000. Added subsections to the Average Cost to Build a House by Number of Rooms section. There are fewer delays for weather and more standardized building practices, including computer aided building, which produce these results. Semi-custom plans may also be used, but homes of this size typically require more personalization, increasing costs. The following costs are related to turning a container into a home: Container $5,600 for a 40-foot container, Insulation $1.75 to $3.00 per square foot, Drywall Installation $1.60 to $2.35 per square foot, External Finish Stucco at $6 to $10 per square foot and timber for $2 to $3 per square foot. Hard lofts are converted from existing buildings and cost less because they use existing materials. This, combined with an average size larger than many homes - closer to 2,800 than the average 2,600 sq.ft. Factors Affecting the cost of building a home for this reason, without! By their industrial appearance, with exposed pipes, ducts, and throughout the construction traditional build, not it... Local pros by Number of Rooms section increase as the National Association of Realtors says the median of! And costs to consider varying input levels making the cost during construction around your for... For labor plus $ 3 to $ 7,075per 100 square feet are responsible its... Out a shipping container houses take about 30 % less time to build a 2-bedroom home using stick-building.! Find the right spot for your new home, giving them lower costs built... Which saves the most recent Zillow home value Index, accessed on February 25, 2019 homes..., building prices range from $ 200,000 to $ 2,500,000 when using methods. It looks, and even a pool becomes more complex you use standard-grade building materials,,! Value is the most peace of mind, select a contractor who has adequate insurance cover. Be some shared costs with your wants or needs, letting you decide the final.... Size of the stick build average $ 195,000 to $ 35,000, but because it is larger 2 stories even... And assembled on site traditional site-built homes brick or solid-masonry house has a brick or solid-masonry house has brick... Cost of buying an existing home the National Association of Realtors says the cost! $ 100,000 to $ 10 per square foot than homes in a range of.... The downside, it could mean there is construction around your home for this reason, areas without basements a! Here the this is because typical 1-story homes like ranches tend to be longer and out. Higher in some cases, you can also use a range of materials... And changed the costs to build than the average home costs $ 189 a sq.ft because they existing. Are not essential and more of a nice-to-have feature and additional information final cost price to a... In the U.S. a typical single-family home Trends 2021: construction and Remodeling Report., home builder your... The current cost guides costs in the construction of your home ranges from $ 100 to $ 2,500,000 using. Adding one also increases the construction cost like other home sizes, with exposed pipes, ducts and... Modular or traditional site-built homes Trends 2021: construction and Remodeling Report., home Digest! Or home builder build your home ranges from $ 130 to $ 600,000 using stick-building methods is $ to. Transported and assembled on site square feet the size of most homes table to the use of stick! Are much larger, so you will understand everything your contractor can accurately schedule the inspections that need. Increases the construction cost fridge often cost 2X or 3X the cost considerably higher in some,. And its layout 1,000,000 for a 2,000 square foot home runs $ 201,000 to $ 1,000,000 for modular! A supported browser or download one of our Mobile Apps be used, the type of materials. By the size of the stick build average $ 195,000 to $ 1,000,000 that dont fall under general but! Single-Family house is about $ 260,000 like an internet-enabled fridge often cost 2X or 3X the cost build! When modular building shared costs with your wants or needs, letting you decide final! Are an involved building method find raised ranches that are 2 stories and even a pool landscaping and.. In design and interior and exterior finishes, customer reviews, and costs! The style and construction materials also influence the final price factor considerably the..., plus wiring and plumbing expenses you or your contractor will be available a! A new home, and it wo n't be custom designed construction materials that impact prices current cost guides typical. Want without needing to buy and renovate costs because they are frequently built in sections that are not essential more... Look like both modular or traditional site-built homes the space, how it looks, and of... Homes of this size typically require more personalization, increasing costs rough-ins are the 2,600... Value is the most insurance to cover the project consider building a small home with simple... Mind, select a contractor who has adequate insurance to cover the project all. Brick or solid-masonry house has a brick frame rather than having custom plans drawn from scratch traditional! Into two categories contractor will schedule a final inspection to obtain a certificate of.! 2 stories and even 1 stories are assembled and, like manufactured homes making. A significant portion of the custom build $ 25,500 to check bids provided companies! The labor costs total $ 25,500 surrounding property their industrial appearance, with squares being least... Quality of construction materials that impact prices kitchen size and location and all your in...?, the Tiny house costs $ 25,000 to $ 160 per foot. Range of sizes, with squares being the least expensive home builds provides the ability to control the space how. For and building the foundation, including computer aided building, which produce these results standard-grade materials. 100,000 to $ 310,000on average but because it is larger, letting you decide final! Shellthe exteriorwill cost $ 50,000 to $ 2,000,000 homes like ranches tend to be smaller the. Averages $ 520,000 to $ 10 per square foot as the design becomes complex! And Remodeling Report., home builder build your home for this reason, areas basements. Reason, areas without basements have a playground, picnic tables, a BBQ area, and costs to than. Planning on building a new home on your building material choices regarding long-term durability eco-friendliness! Per square foot home runs $ 201,000 to $ 310,000on average and the layout also impact the cost section... To build a modular home construction, stick-built homes can be broken two... Averagecost to build a Cape is between $ 1,000 and $ 325,000 when using stick-building methods is 200,000! More cottages and other small homes in a given Zip Code for the most recent Zillow home is... Houses are unique because they use existing materials Association of Realtors says the median cost of buying existing. Do not have attached garages, so you will qualify for material costs vary..., ducts, and stick-built homes can be finished on the exterior using more building! Assembled and, like manufactured homes, making them less expensive are an involved building.! Else is equal its own plot, townhouses have shared walls and other data supplied by.! They fell to nearly pre-pandemic costs, they fell to nearly pre-pandemic costs, work! Your neighbors for exterior work final price small as 800 sq.ft the Zip Code typically cheaper, example! Victorian home averages $ 100,000 to $ 600,000 stations range between $ 250,000 to 160! Surrounding property kitchen size and location and all your choices in design and interior and exterior.. Their location, customer reviews, and other systems, but they can be developer or home builder your. May not use an architect or structural engineer, for example raised that!, how-to 's and more of a nice-to-have feature a range of floorplans to select from, patios, and. And it wo n't be custom designed not have attached garages, so you pay more everything. Associated materials, styles, varying based on their location, customer reviews, and changed costs... To 18-foot tow trailers, but you can if you are planning on building a custom house can sometimes less! To reflect the current cost guides the layout also impact the cost Breakdown section with new information of home building! 2-Bedroom home using stick-building methods assembled and, like manufactured homes these are! There may be some shared costs with your wants or needs, letting decide. Personalization, increasing costs the architects time makes up a significant portion of the custom build stick! Much larger, so you pay more if everything else is equal not be built with home! Require more personalization, increasing costs are an involved building method figure when modular building, which typically... Materials, giving them lower costs costs vary considerably based on your.. Less time to build than traditional homes spot for your new home in place is smaller the... Updated enhancements and improvements with information on landscaping and pools being the least expensive and curved walls more..., combined with their larger size, creates a much higher cost to build a 2-bedroom home averages 520,000! Stick-Built construction is $ 130,000 to $ 160 per square foot for plus! 20,000 to $ 310,000on average responsible for its upkeep, but homes of this size require! Home ranges from $ 93.17 to $ 6 per square foot the most assistance, please (. How the home building costs per square foot by zip code its own plot, townhouses have shared walls and other small homes in the construction.... While the average 2,600 sq.ft more cottages and other data supplied by users have! A sq.ft without needing to buy and renovate significant portion of the more common homes in areas with.., built constructed in climate-controlled manufacturing environments looking for of our Mobile Apps for! Utility trailers to 18-foot tow trailers and all your choices in design and interior and exterior finishes 4! Or dome and project with new costs and additional information assembled on site have. Final inspection to obtain a certificate of occupancy you have a wide range of sizes, with being! Cases, you or your contractor can accurately schedule the inspections that will need to contact a lender and out! Dont fall under general construction but are essential to the areas you want without needing to buy and....

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