Chicago

2 Beds | 2.0 Baths | 1,085 Sqft

SOLD BEFORE PRINT Stunning city and river views! Experience - photo 1

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SOLD BEFORE PRINT Stunning city and river views! Experience - photo 38

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$620,000

234 W Polk St 3010, Chicago, IL 60607

SOLD BEFORE PRINT Stunning city and river views! Experience sophisticated urban living like never before at The Reed, a brand-new luxury riverfront development in Chicago's Southbank neighborhood...

Ad#: 6585514 • Added: 09/04/2026 • Updated: 09/05/2026

2 Beds | 2.0 Baths | 1,545 Sqft

Rarely available high floor unit in the most coveted tier in - photo 1

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$599,500

501 N Clinton St 2505, Chicago, IL 60654

Rarely available high floor unit in the most coveted tier in Kinzie Park. This barely lived in unit offers unobstructed South, East and West views for days. Spacious and thoughtful split floor plan is...

Ad#: 7839889 • Added: 05/14/2026 • Updated: 09/05/2026

2 Beds | 2.0 Baths | 1,400 Sqft

$599,000

Chicago, IL 60654

Ad#: 7160795 • Added: 08/05/2026 • Updated: 09/05/2026

2 Beds | 2.0 Baths | 1,600 Sqft

Best tier in the building! One-of-a-Kind architectural - photo 1

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Best tier in the building! One-of-a-Kind architectural - photo 35

$595,000

860 N Lake Shore Dr 14K, Chicago, IL 60611

Best tier in the building! One-of-a-Kind architectural masterpiece by Ludwig Mies van der Rohe Step into a work of art and experience the epitome of modern luxury. This newly renovated, highly desired...

Ad#: 7673934 • Added: 05/05/2026 • Updated: 09/05/2026

3 Beds | 4.0 Baths | 3,000 Sqft

PROPERTY TAXES ARE INCLUDED IN THE MONTHLY ASSESSMENT. Welcome - photo 1

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PROPERTY TAXES ARE INCLUDED IN THE MONTHLY ASSESSMENT. Welcome - photo 8

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PROPERTY TAXES ARE INCLUDED IN THE MONTHLY ASSESSMENT. Welcome - photo 10

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PROPERTY TAXES ARE INCLUDED IN THE MONTHLY ASSESSMENT. Welcome - photo 24

PROPERTY TAXES ARE INCLUDED IN THE MONTHLY ASSESSMENT. Welcome - photo 25

PROPERTY TAXES ARE INCLUDED IN THE MONTHLY ASSESSMENT. Welcome - photo 26

PROPERTY TAXES ARE INCLUDED IN THE MONTHLY ASSESSMENT. Welcome - photo 27

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PROPERTY TAXES ARE INCLUDED IN THE MONTHLY ASSESSMENT. Welcome - photo 29

PROPERTY TAXES ARE INCLUDED IN THE MONTHLY ASSESSMENT. Welcome - photo 30

PROPERTY TAXES ARE INCLUDED IN THE MONTHLY ASSESSMENT. Welcome - photo 31

PROPERTY TAXES ARE INCLUDED IN THE MONTHLY ASSESSMENT. Welcome - photo 32

PROPERTY TAXES ARE INCLUDED IN THE MONTHLY ASSESSMENT. Welcome - photo 33

PROPERTY TAXES ARE INCLUDED IN THE MONTHLY ASSESSMENT. Welcome - photo 34

PROPERTY TAXES ARE INCLUDED IN THE MONTHLY ASSESSMENT. Welcome - photo 35

PROPERTY TAXES ARE INCLUDED IN THE MONTHLY ASSESSMENT. Welcome - photo 36

PROPERTY TAXES ARE INCLUDED IN THE MONTHLY ASSESSMENT. Welcome - photo 37

PROPERTY TAXES ARE INCLUDED IN THE MONTHLY ASSESSMENT. Welcome - photo 38

PROPERTY TAXES ARE INCLUDED IN THE MONTHLY ASSESSMENT. Welcome - photo 39

PROPERTY TAXES ARE INCLUDED IN THE MONTHLY ASSESSMENT. Welcome - photo 40

PROPERTY TAXES ARE INCLUDED IN THE MONTHLY ASSESSMENT. Welcome - photo 41

PROPERTY TAXES ARE INCLUDED IN THE MONTHLY ASSESSMENT. Welcome - photo 42

PROPERTY TAXES ARE INCLUDED IN THE MONTHLY ASSESSMENT. Welcome - photo 43

PROPERTY TAXES ARE INCLUDED IN THE MONTHLY ASSESSMENT. Welcome - photo 44

PROPERTY TAXES ARE INCLUDED IN THE MONTHLY ASSESSMENT. Welcome - photo 45

PROPERTY TAXES ARE INCLUDED IN THE MONTHLY ASSESSMENT. Welcome - photo 46

PROPERTY TAXES ARE INCLUDED IN THE MONTHLY ASSESSMENT. Welcome - photo 47

PROPERTY TAXES ARE INCLUDED IN THE MONTHLY ASSESSMENT. Welcome - photo 48

$550,000

3920 N Lake Shore Dr 3S, Chicago, IL 60613

PROPERTY TAXES ARE INCLUDED IN THE MONTHLY ASSESSMENT. Welcome to Lake Shore Towers, an elegant and intimate co-op in the heart of East Lakeview. This meticulously maintained pre-war building offers...

Ad#: 7951470 • Added: 06/29/2026 • Updated: 09/02/2026

2 Beds | 2.0 Baths | 1,238 Sqft

Rarely available and beautifully updated, this spacious - photo 1

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$525,000

3946 N Ravenswood Ave 607, Chicago, IL 60613

Rarely available and beautifully updated, this spacious 6th-floor 2-bedroom, 2-bathroom condo offers incredible south-facing views of the city and Chicago skyline from a prime North Center location...

Ad#: 6758182 • Added: 08/25/2026 • Updated: 09/05/2026

2 Beds | 2.0 Baths | 2,000 Sqft

Penthouse living in the heart of the South Loop. Residence #705 - photo 1

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Penthouse living in the heart of the South Loop. Residence #705 - photo 31

$515,000

1307 S Wabash Ave 705, Chicago, IL 60605

Penthouse living in the heart of the South Loop. Residence #705 at Film Exchange Lofts offers 2,000 square feet with soaring ceilings, expansive windows, and a wide, open layout. Originally a...

Ad#: 7657068 • Added: 07/13/2026 • Updated: 09/03/2026

1 Beds | 2.0 Baths | 1,116 Sqft

Stunning views throughout the year make this rare residence (the - photo 1

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$510,000

600 N Lake Shore Dr 1707, Chicago, IL 60611

Stunning views throughout the year make this rare residence (the largest one-bedroom layout in the building) a fantastic find. Hosting gatherings is a breeze in the spacious living area of this...

Ad#: 7190216 • Added: 08/03/2026 • Updated: 09/03/2026

OVER 60 PRCNT SOLD! Introducing 3204 Kostner - LAST TERRACE UNIT - photo 1

OVER 60 PRCNT SOLD! Introducing 3204 Kostner - LAST TERRACE UNIT - photo 2

OVER 60 PRCNT SOLD! Introducing 3204 Kostner - LAST TERRACE UNIT - photo 3

OVER 60 PRCNT SOLD! Introducing 3204 Kostner - LAST TERRACE UNIT - photo 4

OVER 60 PRCNT SOLD! Introducing 3204 Kostner - LAST TERRACE UNIT - photo 5

OVER 60 PRCNT SOLD! Introducing 3204 Kostner - LAST TERRACE UNIT - photo 6

OVER 60 PRCNT SOLD! Introducing 3204 Kostner - LAST TERRACE UNIT - photo 7

OVER 60 PRCNT SOLD! Introducing 3204 Kostner - LAST TERRACE UNIT - photo 8

OVER 60 PRCNT SOLD! Introducing 3204 Kostner - LAST TERRACE UNIT - photo 9

OVER 60 PRCNT SOLD! Introducing 3204 Kostner - LAST TERRACE UNIT - photo 10

OVER 60 PRCNT SOLD! Introducing 3204 Kostner - LAST TERRACE UNIT - photo 11

OVER 60 PRCNT SOLD! Introducing 3204 Kostner - LAST TERRACE UNIT - photo 12

OVER 60 PRCNT SOLD! Introducing 3204 Kostner - LAST TERRACE UNIT - photo 13

OVER 60 PRCNT SOLD! Introducing 3204 Kostner - LAST TERRACE UNIT - photo 14

OVER 60 PRCNT SOLD! Introducing 3204 Kostner - LAST TERRACE UNIT - photo 15

OVER 60 PRCNT SOLD! Introducing 3204 Kostner - LAST TERRACE UNIT - photo 16

OVER 60 PRCNT SOLD! Introducing 3204 Kostner - LAST TERRACE UNIT - photo 17

OVER 60 PRCNT SOLD! Introducing 3204 Kostner - LAST TERRACE UNIT - photo 18

OVER 60 PRCNT SOLD! Introducing 3204 Kostner - LAST TERRACE UNIT - photo 19

OVER 60 PRCNT SOLD! Introducing 3204 Kostner - LAST TERRACE UNIT - photo 20

OVER 60 PRCNT SOLD! Introducing 3204 Kostner - LAST TERRACE UNIT - photo 21

OVER 60 PRCNT SOLD! Introducing 3204 Kostner - LAST TERRACE UNIT - photo 22

OVER 60 PRCNT SOLD! Introducing 3204 Kostner - LAST TERRACE UNIT - photo 23

OVER 60 PRCNT SOLD! Introducing 3204 Kostner - LAST TERRACE UNIT - photo 24

$509,000

Ad#: 7436977 • Added: 03/18/2026 • Updated: 09/05/2026

3204 N Kostner Ave 205, Chicago, IL 60618

OVER 60 PRCNT SOLD! Introducing 3204 Kostner - LAST TERRACE UNIT REMAINING! Unit 205 is one of the premium terrace units with an ENORMOUS PRIVATE 40x28 TERRACE, finished in ceram8c patio pavor decking...

1 Beds | 1.0 Baths | 935 Sqft

Experience sophisticated urban living like never before at The - photo 1

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$505,000

234 W Polk St 2808, Chicago, IL 60607

Experience sophisticated urban living like never before at The Reed, a brand-new luxury riverfront development in Chicago's Southbank neighborhood. Designed for exceptional lifestyles - this...

Ad#: 7215438 • Added: 02/03/2026 • Updated: 09/02/2026

Welcome to this beautifully appointed two-bedroom, two-bath - photo 1

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$499,000

Ad#: 6836066 • Added: 08/20/2026 • Updated: 09/02/2026

1347 N Ashland Ave 1N, Chicago, IL 60622

Welcome to this beautifully appointed two-bedroom, two-bath residence in the heart of Wicker Park, offering a generous living space, private outdoor areas, garage parking, and an unbeatable...

2 Beds | 2.0 Baths | 1,300 Sqft

Bright and spacious 2 bed 2 bath Ravenswood condo! Location - photo 1

Bright and spacious 2 bed 2 bath Ravenswood condo! Location - photo 2

Bright and spacious 2 bed 2 bath Ravenswood condo! Location - photo 3

Bright and spacious 2 bed 2 bath Ravenswood condo! Location - photo 4

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Bright and spacious 2 bed 2 bath Ravenswood condo! Location - photo 8

Bright and spacious 2 bed 2 bath Ravenswood condo! Location - photo 9

Bright and spacious 2 bed 2 bath Ravenswood condo! Location - photo 10

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$499,000

1962 W Lawrence Ave 204, Chicago, IL 60640

Bright and spacious 2 bed 2 bath Ravenswood condo! Location, size, and finishes - this has it all. At the end of the 30+ feet of living/dining space are south facing windows up to the top of the...

Ad#: 7954293 • Added: 06/24/2026 • Updated: 09/04/2026

2 Beds | 2.0 Baths | 1,139 Sqft

Amazing views in a high-floor 2 bedroom, 2 bath unit - what more - photo 1

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Amazing views in a high-floor 2 bedroom, 2 bath unit - what more - photo 16

Amazing views in a high-floor 2 bedroom, 2 bath unit - what more - photo 17

Amazing views in a high-floor 2 bedroom, 2 bath unit - what more - photo 18

Amazing views in a high-floor 2 bedroom, 2 bath unit - what more - photo 19

Amazing views in a high-floor 2 bedroom, 2 bath unit - what more - photo 20

$499,000

195 N Harbor Dr 4209, Chicago, IL 60601

Amazing views in a high-floor 2 bedroom, 2 bath unit - what more could you ask for? Lake, Navy Pier, plus the river and city views from both bedrooms and living room. Open concept kitchen with granite...

Ad#: 7724455 • Added: 05/14/2026 • Updated: 09/02/2026

LAST PENTHOUSE!! OVER 90 PRCNT SOLD! MOVE IN READY! Introducing - photo 1

LAST PENTHOUSE!! OVER 90 PRCNT SOLD! MOVE IN READY! Introducing - photo 2

LAST PENTHOUSE!! OVER 90 PRCNT SOLD! MOVE IN READY! Introducing - photo 3

LAST PENTHOUSE!! OVER 90 PRCNT SOLD! MOVE IN READY! Introducing - photo 4

LAST PENTHOUSE!! OVER 90 PRCNT SOLD! MOVE IN READY! Introducing - photo 5

LAST PENTHOUSE!! OVER 90 PRCNT SOLD! MOVE IN READY! Introducing - photo 6

LAST PENTHOUSE!! OVER 90 PRCNT SOLD! MOVE IN READY! Introducing - photo 7

LAST PENTHOUSE!! OVER 90 PRCNT SOLD! MOVE IN READY! Introducing - photo 8

LAST PENTHOUSE!! OVER 90 PRCNT SOLD! MOVE IN READY! Introducing - photo 9

LAST PENTHOUSE!! OVER 90 PRCNT SOLD! MOVE IN READY! Introducing - photo 10

LAST PENTHOUSE!! OVER 90 PRCNT SOLD! MOVE IN READY! Introducing - photo 11

LAST PENTHOUSE!! OVER 90 PRCNT SOLD! MOVE IN READY! Introducing - photo 12

LAST PENTHOUSE!! OVER 90 PRCNT SOLD! MOVE IN READY! Introducing - photo 13

LAST PENTHOUSE!! OVER 90 PRCNT SOLD! MOVE IN READY! Introducing - photo 14

LAST PENTHOUSE!! OVER 90 PRCNT SOLD! MOVE IN READY! Introducing - photo 15

LAST PENTHOUSE!! OVER 90 PRCNT SOLD! MOVE IN READY! Introducing - photo 16

LAST PENTHOUSE!! OVER 90 PRCNT SOLD! MOVE IN READY! Introducing - photo 17

LAST PENTHOUSE!! OVER 90 PRCNT SOLD! MOVE IN READY! Introducing - photo 18

LAST PENTHOUSE!! OVER 90 PRCNT SOLD! MOVE IN READY! Introducing - photo 19

LAST PENTHOUSE!! OVER 90 PRCNT SOLD! MOVE IN READY! Introducing - photo 20

LAST PENTHOUSE!! OVER 90 PRCNT SOLD! MOVE IN READY! Introducing - photo 21

LAST PENTHOUSE!! OVER 90 PRCNT SOLD! MOVE IN READY! Introducing - photo 22

LAST PENTHOUSE!! OVER 90 PRCNT SOLD! MOVE IN READY! Introducing - photo 23

$484,000

Ad#: 7158871 • Added: 08/05/2026 • Updated: 09/05/2026

3204 N Kostner Ave 505, Chicago, IL 60641

LAST PENTHOUSE!! OVER 90 PRCNT SOLD! MOVE IN READY! Introducing 3204 Kostner! You will be blown away by the sweeping views! We are pleased to present one of Avondale/Kilbourn Park's ONLY and its...

OVER 80 PRCNT SOLD! MOVE IN READY! Introducing 3204 Kostner! You - photo 1

OVER 80 PRCNT SOLD! MOVE IN READY! Introducing 3204 Kostner! You - photo 2

OVER 80 PRCNT SOLD! MOVE IN READY! Introducing 3204 Kostner! You - photo 3

OVER 80 PRCNT SOLD! MOVE IN READY! Introducing 3204 Kostner! You - photo 4

OVER 80 PRCNT SOLD! MOVE IN READY! Introducing 3204 Kostner! You - photo 5

OVER 80 PRCNT SOLD! MOVE IN READY! Introducing 3204 Kostner! You - photo 6

OVER 80 PRCNT SOLD! MOVE IN READY! Introducing 3204 Kostner! You - photo 7

OVER 80 PRCNT SOLD! MOVE IN READY! Introducing 3204 Kostner! You - photo 8

OVER 80 PRCNT SOLD! MOVE IN READY! Introducing 3204 Kostner! You - photo 9

OVER 80 PRCNT SOLD! MOVE IN READY! Introducing 3204 Kostner! You - photo 10

OVER 80 PRCNT SOLD! MOVE IN READY! Introducing 3204 Kostner! You - photo 11

OVER 80 PRCNT SOLD! MOVE IN READY! Introducing 3204 Kostner! You - photo 12

OVER 80 PRCNT SOLD! MOVE IN READY! Introducing 3204 Kostner! You - photo 13

OVER 80 PRCNT SOLD! MOVE IN READY! Introducing 3204 Kostner! You - photo 14

OVER 80 PRCNT SOLD! MOVE IN READY! Introducing 3204 Kostner! You - photo 15

OVER 80 PRCNT SOLD! MOVE IN READY! Introducing 3204 Kostner! You - photo 16

OVER 80 PRCNT SOLD! MOVE IN READY! Introducing 3204 Kostner! You - photo 17

OVER 80 PRCNT SOLD! MOVE IN READY! Introducing 3204 Kostner! You - photo 18

OVER 80 PRCNT SOLD! MOVE IN READY! Introducing 3204 Kostner! You - photo 19

OVER 80 PRCNT SOLD! MOVE IN READY! Introducing 3204 Kostner! You - photo 20

OVER 80 PRCNT SOLD! MOVE IN READY! Introducing 3204 Kostner! You - photo 21

OVER 80 PRCNT SOLD! MOVE IN READY! Introducing 3204 Kostner! You - photo 22

OVER 80 PRCNT SOLD! MOVE IN READY! Introducing 3204 Kostner! You - photo 23

$459,000

Ad#: 7840059 • Added: 05/30/2026 • Updated: 09/05/2026

3204 N Kostner Ave 405, Chicago, IL 60641

OVER 80 PRCNT SOLD! MOVE IN READY! Introducing 3204 Kostner! You will be blown away by the sweeping views! We are pleased to present one of Avondale/Kilbourn Park's ONLY and its NEWEST condominium...

90 PRCNT SOLD! MOVE IN READY! Three fantastic units remain, come - photo 1

90 PRCNT SOLD! MOVE IN READY! Three fantastic units remain, come - photo 2

90 PRCNT SOLD! MOVE IN READY! Three fantastic units remain, come - photo 3

90 PRCNT SOLD! MOVE IN READY! Three fantastic units remain, come - photo 4

90 PRCNT SOLD! MOVE IN READY! Three fantastic units remain, come - photo 5

90 PRCNT SOLD! MOVE IN READY! Three fantastic units remain, come - photo 6

90 PRCNT SOLD! MOVE IN READY! Three fantastic units remain, come - photo 7

90 PRCNT SOLD! MOVE IN READY! Three fantastic units remain, come - photo 8

90 PRCNT SOLD! MOVE IN READY! Three fantastic units remain, come - photo 9

90 PRCNT SOLD! MOVE IN READY! Three fantastic units remain, come - photo 10

90 PRCNT SOLD! MOVE IN READY! Three fantastic units remain, come - photo 11

90 PRCNT SOLD! MOVE IN READY! Three fantastic units remain, come - photo 12

90 PRCNT SOLD! MOVE IN READY! Three fantastic units remain, come - photo 13

90 PRCNT SOLD! MOVE IN READY! Three fantastic units remain, come - photo 14

90 PRCNT SOLD! MOVE IN READY! Three fantastic units remain, come - photo 15

90 PRCNT SOLD! MOVE IN READY! Three fantastic units remain, come - photo 16

90 PRCNT SOLD! MOVE IN READY! Three fantastic units remain, come - photo 17

90 PRCNT SOLD! MOVE IN READY! Three fantastic units remain, come - photo 18

90 PRCNT SOLD! MOVE IN READY! Three fantastic units remain, come - photo 19

90 PRCNT SOLD! MOVE IN READY! Three fantastic units remain, come - photo 20

90 PRCNT SOLD! MOVE IN READY! Three fantastic units remain, come - photo 21

90 PRCNT SOLD! MOVE IN READY! Three fantastic units remain, come - photo 22

90 PRCNT SOLD! MOVE IN READY! Three fantastic units remain, come - photo 23

$449,000

Ad#: 7309843 • Added: 07/27/2026 • Updated: 09/05/2026

3204 N Kostner Ave 304, Chicago, IL 60641

90 PRCNT SOLD! MOVE IN READY! Three fantastic units remain, come pick yours tiday! Introducing 3204 Kostner! One of Avondale/Kilbourn Park's ONLY and its NEWEST condominium development! This...

3 Beds | 2.0 Baths | 1,350 Sqft

Stunning soft loft with 12+ foot ceilings, huge east facing - photo 1

Stunning soft loft with 12+ foot ceilings, huge east facing - photo 2

Stunning soft loft with 12+ foot ceilings, huge east facing - photo 3

Stunning soft loft with 12+ foot ceilings, huge east facing - photo 4

Stunning soft loft with 12+ foot ceilings, huge east facing - photo 5

Stunning soft loft with 12+ foot ceilings, huge east facing - photo 6

Stunning soft loft with 12+ foot ceilings, huge east facing - photo 7

Stunning soft loft with 12+ foot ceilings, huge east facing - photo 8

Stunning soft loft with 12+ foot ceilings, huge east facing - photo 9

Stunning soft loft with 12+ foot ceilings, huge east facing - photo 10

Stunning soft loft with 12+ foot ceilings, huge east facing - photo 11

Stunning soft loft with 12+ foot ceilings, huge east facing - photo 12

Stunning soft loft with 12+ foot ceilings, huge east facing - photo 13

Stunning soft loft with 12+ foot ceilings, huge east facing - photo 14

Stunning soft loft with 12+ foot ceilings, huge east facing - photo 15

Stunning soft loft with 12+ foot ceilings, huge east facing - photo 16

Stunning soft loft with 12+ foot ceilings, huge east facing - photo 17

Stunning soft loft with 12+ foot ceilings, huge east facing - photo 18

Stunning soft loft with 12+ foot ceilings, huge east facing - photo 19

Stunning soft loft with 12+ foot ceilings, huge east facing - photo 20

Stunning soft loft with 12+ foot ceilings, huge east facing - photo 21

Stunning soft loft with 12+ foot ceilings, huge east facing - photo 22

Stunning soft loft with 12+ foot ceilings, huge east facing - photo 23

Stunning soft loft with 12+ foot ceilings, huge east facing - photo 24

$445,000

20 N State St 410, Chicago, IL 60602

Stunning soft loft with 12+ foot ceilings, huge east facing windows, in pristine move-in condition! Gorgeous all white kitchen with huge quartz island, large primary suite. Beautiful light hardwood...

Ad#: 7850249 • Added: 06/08/2026 • Updated: 09/01/2026

1 Beds | 1.0 Baths | 760 Sqft

Experience sophisticated urban living like never before at The - photo 31

$439,000

234 W Polk St 3607, Chicago, IL 60607

Experience sophisticated urban living like never before at The Reed, a brand-new luxury riverfront development in Chicago's Southbank neighborhood. Designed for exceptional lifestyles - this...

Ad#: 7853278 • Added: 07/03/2026 • Updated: 09/02/2026

1 Beds | 2.0 Baths | 1,150 Sqft

Enjoy unobstructed lake and city views from this oversized - photo 1

Enjoy unobstructed lake and city views from this oversized - photo 2

Enjoy unobstructed lake and city views from this oversized - photo 3

Enjoy unobstructed lake and city views from this oversized - photo 4

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Enjoy unobstructed lake and city views from this oversized - photo 22

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Enjoy unobstructed lake and city views from this oversized - photo 24

Enjoy unobstructed lake and city views from this oversized - photo 25

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Enjoy unobstructed lake and city views from this oversized - photo 27

Enjoy unobstructed lake and city views from this oversized - photo 28

Enjoy unobstructed lake and city views from this oversized - photo 29

Enjoy unobstructed lake and city views from this oversized - photo 30

Enjoy unobstructed lake and city views from this oversized - photo 31

Enjoy unobstructed lake and city views from this oversized - photo 32

$425,000

400 E Ohio St 3502, Chicago, IL 60611

Enjoy unobstructed lake and city views from this oversized 1-bedroom, 1.1-bath unit in the heart of Streeterville! Beautiful hardwood floors, custom bookcases, and an abundance of natural light flow...

Ad#: 6899267 • Added: 08/17/2026 • Updated: 09/02/2026