YOUR TRUSTED REAL ESTATE AGENT IN

THE BLUE MOUNTAINS

Ontario's four-seasons playground

Looking for a real estate agent to be your guide to The Blue Mountains, Ontario? 

I’m Andrea Mendes and can help with your real estate goals up here.

The Town of The Blue Mountains is a well known destination for skiers, snowboarders, golfers, mountain bikers and hikers. It’s also a nice change of scenery for those visiting from the city. After all, it’s the closest thing to mountains we have here in Ontario.

However, if you’re looking to own a home here, an income property or to purchase a family cottage/chalet, there are various rules and laws pertaining to owning property in this region that you need to know before you invest your time and money. I'm here to help you with that.

What is it like to live in The Blue Mountains?

It's a four-seasons playground.

This town offers skiing/snowboarding, golfing, water activities, beaches, hiking, dining, various events and kid camps. 

Here are the newest homes for sale in The Blue Mountains.

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  • Lot 1 372 21 GREY Road in Grey County: Blue Mountains House for sale : MLS®# X12276366

    Lot 1 372 21 GREY Road Blue Mountains Grey County L9Y 0K3
    Main Photo: Lot 1 372 21 GREY Road in Grey County: Blue Mountains House for sale : MLS®# X12276366

    Lot 1 372 21 GREY Road Grey County L9Y 0K3 Blue Mountains

    $1,780,000
    Residential Freehold
    Status:
    Active
    MLS® Num:
    X12276366
    Bedrooms:
    3
    Bathrooms:
    3
    Welcome to Blue Mountain!! Presenting a beautiful Custom Built Home by Terra Brook Homes backing onto 30 Acres of Woodlot. The Granville is a 2021 sq ft Ranch Bungalow with 2 car garage. This Bungalow design has a main floor primary bedroom with 5pc ensuite offering privacy and convenience. The Kitchen is open plan with quartz countertops, vaulted ceilings, an island with a breakfast bar, pot drawers and many other upgraded features included. There are 2 other bedrooms, powder room and another full bath that complete this ideal layout. To preview the entire list of superb finishings, please refer to the documents tab together with the floor plans and site plan. The Town of the Blue Mountains offers an amazing lifestyle including Hiking and Biking Trails, many Skiing destinations, golf courses, relaxing beaches and stunning sunsets. The shops and restaurants of Thornbury, The Village and Collingwood are close by. The Builder can also work with the Buyer to create a Custom Build design to suit. 2 other lots available to choose from as well as a variety of floor plans at different price points. Tarion Warranty. Would consider selling lot for 650k. More details
    Listed by Royal LePage Locations North
    LISTING DETAILS
    Andrea Mendes - Collingwood Real Estate Agent

  • 209540 Highway 26 W in Grey County: Blue Mountains House for sale : MLS®# X12276414

    209540 Highway 26 W Blue Mountains Grey County L9Y 0T1
    Main Photo: 209540 Highway 26 W in Grey County: Blue Mountains House for sale : MLS®# X12276414

    209540 Highway 26 W Grey County L9Y 0T1 Blue Mountains

    $649,000
    Residential Freehold
    Status:
    Active
    MLS® Num:
    X12276414
    Bedrooms:
    3
    Bathrooms:
    1
    Charming Blue Mountains Retreat - Steps to Northwinds or the Shale Beach and minutes to Blue Mountain Village! Nestled in the heart of the Blue Mountains, this cozy, updated and affordable 3-bedroom, 1-bathroom two-story home offers the perfect blend of location and lifestyle. New Furnace, On-Demand Hot Water, Fridge, Flooring, Carpet, Updated Kitchen, Upper Deck 2019, Roof 2017. The home features a bright, functional layout, with a 2nd floor deck with views of the Bay, a convenient carport and a central location that puts you close to skiing, hiking, beaches, shops, and restaurants. Enjoy a view of Georgian Bay from the upper deck, and access to the Georgian Trail right from your backyard, perfect for morning walks, cycling, or cross-country skiing in winter. Situated on a deep lot, with a large storage shed so there's ample space for outdoor entertaining, gardening, or simply relaxing in nature. A short walk to 2 local beaches and only a 5-minute drive to Blue Mountain Village, this property is ideal for weekend getaways or full-time living. Whether you're seeking a four-season vacation property or a peaceful retreat, this property delivers exceptional value in one of Ontario's most desirable recreational areas. More details
    Listed by RE/MAX Four Seasons Realty Limited
    LISTING DETAILS
    Andrea Mendes - Collingwood Real Estate Agent

  • 203 Yellow Birch Crescent in Grey County: Blue Mountains House for sale : MLS®# X12276500

    203 Yellow Birch Crescent Blue Mountains Grey County L9Y 0Z3
    Main Photo: 203 Yellow Birch Crescent in Grey County: Blue Mountains House for sale : MLS®# X12276500

    203 Yellow Birch Crescent Grey County L9Y 0Z3 Blue Mountains

    $699,000
    Residential Freehold
    Status:
    Active
    MLS® Num:
    X12276500
    Bedrooms:
    3
    Bathrooms:
    3
    Welcome to the coveted Windfall community at the base of Blue Mountain, where year-round resort living awaits! This stunning property features a premium open-concept floor plan that's perfect for entertaining. The chef's kitchen boasts a spacious center island, seamlessly flowing into the dining area and an inviting living room, complete with a cozy fireplace. Enjoy tranquil views of your fully fenced backyard, ideal for outdoor gatherings or peaceful relaxation. Retreat to the luxurious second-floor primary suite, featuring a generous walk-in closet and a spa-inspired en-suite bath with a soaker tub, double vanity, and modern glass shower. Two additional bedrooms share a large second-floor washroom, making it perfect for family or guests. The basement is ready for your personal touch and includes a roughed-in washroom, offering endless possibilities for customization. At the heart of Windfall is The Shed, an exclusive gathering place for residents, inspired by the historic barns of the Georgian Bay area. This vibrant hub is perfect for neighborhood get-togethers, Canada Day celebrations, and impromptu social events. With year-round heated pools, a sauna, gym, fireplace, BBQ patio, and playing field, The Shed serves as both a clubhouse and a recreational center a true social hub for the community. Experience the perfect blend of comfort and elegance in this exceptional home' your gateway to the best of Blue Mountain living! Don't miss out on this incredible opportunity! More details
    Listed by HARVEY KALLES REAL ESTATE LTD.
    LISTING DETAILS
    Andrea Mendes - Collingwood Real Estate Agent

  • 443 190 Jozo Weider Boulevard in Grey County: Blue Mountains Condo Townhouse for sale : MLS®# X12276795

    443 190 Jozo Weider Boulevard Blue Mountains Grey County L9Y 0V2
    Main Photo: 443 190 Jozo Weider Boulevard in Grey County: Blue Mountains Condo Townhouse for sale : MLS®# X12276795

    443 190 Jozo Weider Boulevard Grey County L9Y 0V2 Blue Mountains

    $749,000
    Residential Condo & Other
    Status:
    Active
    MLS® Num:
    X12276795
    Bedrooms:
    3
    Bathrooms:
    2
    MOUNTAIN LIVING AT THE MOSAIC IN BLUE MOUNTAIN VILLAGE! Nestled at the vibrant heart of Blue Mountain Village, at the base of Ontario's premier ski slopes, this magnificent 3-bedroom,2-bathroom resort condominium in Mosaic at Blue offers an exceptional four-season lifestyle and investment opportunity.This luxurious suite, SOON TO BE RENOVATED designed to sleep 8 comfortably, is sold fully furnished, offering a turnkey experience. Step outside your door and immerse yourself or your guests in the lively atmosphere of Blue Mountain Village. Enjoy immediate access to shops, from charming boutiques to outdoor retailers, ensuring all your needs are met. Indulge your culinary desires with unique restaurants, ranging from casual après-ski bites to elevated dining experiences, all just steps away. Take a dip in the year-round outdoor heated swimming pool or unwind in the oversized year-round outdoor hot tub. Stay active in the fitness room or relax in the sauna. Owners also enjoy access to a private owners' lounge and the convenience of two levels of heated underground parking. A bicycle storage area off the lobby is a bonus and a Ski locker common area plus in-suite storage. A full-service rental program offers owners a hassle-free way to offset operating expenses while allowing personal usage. What truly sets this offering apart is the upcoming in-suite FULL REFURBISHMENT scheduled for Fall 2025 or Spring 2026. This comprehensive renovation will include new flooring, new paint, new furniture/artwork/window coverings, and completely newbathrooms and kitchens, ensuring a modern and refreshed aesthetic. Rather than the installment plan offered the current owner will PAY FOR THE REFURBISHMENT FEE of $144,742 before closing. HST may be applicable or deferred by obtaining an HST number as a registrant to enroll Blue Mountain Resort Rental Program. 2% Village Association Entry Fee of the purchase price is due on closing & approx. $1.08/Sq ft applied to annual VA fees. More details
    Listed by Century 21 Millennium Inc.
    LISTING DETAILS
    Andrea Mendes - Collingwood Real Estate Agent

  • 243 190 Jozo Weider Boulevard in Grey County: Blue Mountains Condo Apartment for sale : MLS®# X12276916

    243 190 Jozo Weider Boulevard Blue Mountains Grey County L9Y 0V1
    Main Photo: 243 190 Jozo Weider Boulevard in Grey County: Blue Mountains Condo Apartment for sale : MLS®# X12276916

    243 190 Jozo Weider Boulevard Grey County L9Y 0V1 Blue Mountains

    $299,900
    Residential Condo & Other
    Status:
    Active
    MLS® Num:
    X12276916
    Bedrooms:
    1
    Bathrooms:
    1
    MOSAIC AT BLUE RESORT CONDOMINIUM - Beautiful one bedroom, one bathroom, fully furnished resort condominium located in The Village at Blue Mountain in the boutique-style condo-hotel known as Mosaic at Blue. Steps away from the Silver Bullet chairlift and Monterra Golf Course. Enjoy all the shops and restaurants in Ontario's most popular four season resort. Suite comes fully equipped with a kitchenette with two burners, dining area, pullout sofa, fireplace, appliances, window coverings, lighting fixtures and everything else down to the cutlery. Mosaic at Blue's amenities include a year round outdoor heated swimming pool, hot tub, owner's ski locker room, two levels of heated underground parking, exercise room and private owner's lounge to meet and mingle with other homeowners. Ownership at Blue Mountain includes an optional fully managed rental pool program to help offset the cost of ownership while still allowing liberal owner usage. The condo can also be kept for exclusive usage as a non-rental. 2% Village Association entry fee is applicable. HST is applicable but can deferred by obtaining a HST number and enrolling the suite into the rental pool program. In-suite renovations scheduled for all condominiums in Mosaic sometime in either fall 2025 or spring 2026. We expect this suite will be completely refurbished in the end of fall 2025. The Seller has paid the first two $19,706.88 payments out of eight payments. The buyer to pay the remaining amount of $59,120.61 Proposed refurbishment renderings included in the photos of this listing are one-bedroom renderings. All Mosaic suites will be refurbished similarly. More details
    Listed by RE/MAX at Blue Realty Inc
    LISTING DETAILS
    Andrea Mendes - Collingwood Real Estate Agent

  • 122 Tekiah Road in Grey County: Blue Mountains House for sale : MLS®# X12272369

    122 Tekiah Road Blue Mountains Grey County N0H 1J0
    Main Photo: 122 Tekiah Road in Grey County: Blue Mountains House for sale : MLS®# X12272369

    122 Tekiah Road Grey County N0H 1J0 Blue Mountains

    $1,899,000
    Residential Freehold
    Status:
    Active
    MLS® Num:
    X12272369
    Bedrooms:
    6
    Bathrooms:
    4
    **Your Thoughtfully Designed Dream Home Awaits - Fully Upgraded 5 bedroom Jasper bungaloft Model **With 5 bedrooms; 4 bathrooms and 3 living levels spanning over 4200 SF, there's space for everyone to thrive. The heart of the home features an open-concept custom Skona kitchen; with large island, pantry and premium Thermador appliances, flowing seamlessly into the dining where there is built-in banquette seating surrounded by windows giving off tons of natural light. The great room with its soaring cathedral ceilings and Town & Country gas fireplace creates the perfect gathering spot for cozy evenings. Stunning custom 12 foot Tiltco commercial soft-close slider doors open onto your covered patio - ideal for morning coffee, barbecues, or quiet evening conversations.*** You will love the luxurious primary suite with walk-in closet and spa-like 5-piece ensuite featuring heated floors, soaker tub, and large glass-enclosed shower. ***The oversized laundry/mudroom with garage access makes busy life effortless. The two bedroom one 4 piece bath loft area has a study with a built-in storage bench. ***The fully finished lower level with oversized windows, 9-foot ceilings, 2 bedrooms, 1 4 piece bath, recreation, family, exercise, & media rooms provides the perfect retreat for movie nights, game days, or teen hangouts. ***This home is smartly wired for lighting and sound with built in sonos speakers, cat 6, wireless hubs & lutron dimmers.**Adventure Awaits at Your Doorstep**The Georgian Trail and Council Beach are just steps away for daily walks, bike rides, and beach days. You are minutes from Georgian Peaks skiing, Georgian Bay Club, Blue Mountain Village, Collingwood, and Thornbury - you will enjoy year-round activities from skiing and snowboarding to paddleboarding, golfing, and endless Georgian Bay adventures. This home is ready to welcome you to your next chapter of memories. More details
    Listed by Royal LePage Locations North
    LISTING DETAILS
    Andrea Mendes - Collingwood Real Estate Agent

  • 153 Sycamore Street in Grey County: Blue Mountains House for sale : MLS®# X12273342

    153 Sycamore Street Blue Mountains Grey County L9Y 4E2
    Main Photo: 153 Sycamore Street in Grey County: Blue Mountains House for sale : MLS®# X12273342

    153 Sycamore Street Grey County L9Y 4E2 Blue Mountains

    $944,900
    Residential Freehold
    Status:
    Active
    MLS® Num:
    X12273342
    Bedrooms:
    3
    Bathrooms:
    4
    Discover the charm, pristine finishes, and prime location of the highly sought-after Mowat Model in Windfall's exclusive community. As you arrive, take in the breathtaking mountain landscape before parking in your spacious one-car garage. Inside, it offers an open-concept design, flooded with natural light from oversized windows, feature walls, upgraded lighting, and many more upgrades to maximize your comfort. The kitchen is an entertainer's dream, featuring a pull-up breakfast bar, stylish pendant lighting, and beautiful cabinetry with ample storage. As evening falls, the home transforms into a cozy retreat with pot lights and the warmth of a gas fireplace. Upstairs, you'll find three bedrooms, a convenient laundry room, and two bathrooms, including a spectacular owner's suite with tray ceiling and a luxurious 4-piece ensuite. The fully finished basement offers an additional 3-piece bathroom and recreation room. Immerse yourself in a community that embraces the four-season playground at your doorstep. Enjoy access to a private clubhouse, complete with an outdoor pool, hot tub, sauna, gym, and lodge with an outdoor fireplace. Just a short walk to Blue Mountain Village and a quick drive to downtown Collingwood and Georgian Bay, 153 Sycamore is the perfect home for those seeking a vibrant community surrounded by nature. More details
    Listed by Bosley Real Estate Ltd.
    LISTING DETAILS
    Andrea Mendes - Collingwood Real Estate Agent

  • 118 Heritage Drive in Grey County: Blue Mountains House for sale : MLS®# X12273386

    118 Heritage Drive Blue Mountains Grey County L9Y 0M6
    Main Photo: 118 Heritage Drive in Grey County: Blue Mountains House for sale : MLS®# X12273386

    118 Heritage Drive Grey County L9Y 0M6 Blue Mountains

    $1,998,900
    Residential Freehold
    Status:
    Active
    MLS® Num:
    X12273386
    Bedrooms:
    5
    Bathrooms:
    5
    Exceptional 5-Bedroom Chalet on Nearly 1 Acre Near Blue Mountain Village. Set on an expansive, private lot just a short walk from Blue Mountain Village, this stunning 5-bedroom (4+1), 4.5-bath chalet offers the perfect blend of rustic charm and modern mountain luxury. Spanning nearly an acre and approximately 450 feet deep, the property features timeless log home architecture, custom finishes, and built-ins throughout.The bright, open-concept kitchen with quartz countertops flows seamlessly into a spacious dining area ideal for entertaining. Unwind in the cozy living room, complete with a fieldstone gas fireplace and custom soapstone wet bar. The primary suite is a true retreat with its wood-burning fireplace, spa-inspired ensuite, walk-in closet, and private balcony. The fully finished lower level expands your living space with a media room, home office, fifth bedroom, and full bath. Outside, enjoy a resort-style backyard featuring a free-form heated pool (heat pump 2023, heater 2019, liner 2018), a cabana with built-in BBQ, sink, and bar fridge, a charming bunkie, and a beautiful stone fireplace perfect for evening gatherings. Additional highlights include a refurbished cedar roof (2020), on-demand hot water, generator, and picturesque views of the ski hills. Originally built in 1990, this one-of-a-kind four-season home is nestled beside a serene stream and surrounded by mature trees - an ideal mountain escape for year-round enjoyment. More details
    Listed by Bosley Real Estate Ltd.
    LISTING DETAILS
    Andrea Mendes - Collingwood Real Estate Agent

  • 47A Bruce Street S in Grey County: Blue Mountains Commercial for sale : MLS®# X12273601

    47A Bruce Street S Blue Mountains Grey County N0H 2P0
    Main Photo: 47A Bruce Street S in Grey County: Blue Mountains Commercial for sale : MLS®# X12273601

    47A Bruce Street S Grey County N0H 2P0 Blue Mountains

    $599,000 /For Sale
    Commercial
    Status:
    Active
    MLS® Num:
    X12273601
    Total Area:
    530 sq. ft.
    Charming Commercial Building in the Heart of Downtown Thornbury. An incredible opportunity awaits in the ever-popular town of Thornbury! This adorable 530 sq.ft. commercial property is ideally situated on the high-traffic main street, perfectly positioned to attract weekenders, skiers, boaters, and locals who flock to this picturesque downtown year-round. This standalone retail building with an inviting storefront display window offers fantastic visibility and curb appeal, making it an ideal spot for a variety of uses. Whether you're envisioning a boutique retail shop, a professional office, or a personal service business, the possibilities are endless. Step inside to discover a bright, open space with refinished floors, full of potential for your creative vision. Thoughtfully maintained, the property includes a newer furnace (2019), re-shingled roof (2019), electric water heater (2020), and a brand new ductless split heat pump and thermostat (June 2024) ensuring year-round comfort and energy efficiency. Whether you're looking to launch your own business or purchase as an investment property with tenant potential, this delightful building is a rare gem in one of Ontarios most beloved small towns. Zoned for a variety of commercial uses and brimming with charm ~ this is downtown Thornbury at its best. More details
    Listed by Royal LePage Locations North
    LISTING DETAILS
    Andrea Mendes - Collingwood Real Estate Agent

  • 77 159 Rosie Street in Grey County: Blue Mountains Condo Townhouse for sale : MLS®# X12273680

    77 159 Rosie Street Blue Mountains Grey County N0H 2J0
    Main Photo: 77 159 Rosie Street in Grey County: Blue Mountains Condo Townhouse for sale : MLS®# X12273680

    77 159 Rosie Street Grey County N0H 2J0 Blue Mountains

    $729,800
    Residential Condo & Other
    Status:
    Active
    MLS® Num:
    X12273680
    Bedrooms:
    3
    Bathrooms:
    3
    Gorgeous, Newly Built, Modern Town Home In A Very Desired Location Of The Blue Mountains Community/ This Home Offers Open Concept Floor Plan With Spacious Bedroom And 2.5 Bathrooms, Hardwood Flooring, Laundry On 2Nd Floor, Porch And Single Garage. Only A Short Distance From The Peaks Ski Club, Shores Of Georgian Bay, Delphi Point Beach, Blue Mountain Village, Alpine Ski Club, Thorn Bury, Collingwood, Many Parks, Trails, Restaurants And Shopping. All Year Round Recreational Activities. Monthly Condo Fee $86.08 Which Covers Road Maintenance, Street Lights And Visitor Parking. More details
    Listed by CENTURY 21 PEOPLE`S CHOICE REALTY INC.
    LISTING DETAILS
    Andrea Mendes - Collingwood Real Estate Agent

  • 788277 Beaver Valley Road in Grey County: Blue Mountains Commercial for sale : MLS®# X12274290

    788277 Beaver Valley Road Blue Mountains Grey County N0H 1J0
    Main Photo: 788277 Beaver Valley Road in Grey County: Blue Mountains Commercial for sale : MLS®# X12274290

    788277 Beaver Valley Road Grey County N0H 1J0 Blue Mountains

    $3,599,000 /For Sale
    Commercial
    Status:
    Active
    MLS® Num:
    X12274290
    Major Bus.:
    Other
    Total Area:
    10,039 sq. ft.
    Stunning 5.4 acre institutionally zoned and recently renovated property just outside of Collingwood. Completely surrounded by nature, the property is suitable for a wellness facility, retreat, care/treatment, worship, other healthcare use, various forms of housing and educational uses, etc. The main building is approximately 10,039 SF with 18 fully finished bedrooms including a large cafe, fully equipped commercial kitchen, communal living spaces, security camera, high-speed internet, exterior automated lighting and a host of other stunning features. The property is adjacent to the beautiful 120-acre Clendenan Conservation Area with ample easy walking trails in and around Beaver River and an impressive flood control dam which has a built-in fish ladder where Chinook Salmon and Rainbow Trout pass through on their spawning routes. The property includes a 4,100 SF quonset hut and a 2,600 SF barn. It is conveniently located near Thornbury, Meaford and Collingwood, ensuring easy access to local amenities while still retaining a peaceful, nature-filled atmosphere. More details
    Listed by KELLER WILLIAMS REFERRED URBAN REALTY
    LISTING DETAILS
    Andrea Mendes - Collingwood Real Estate Agent

  • 119 TYROL Avenue in Grey County: Blue Mountains House for sale : MLS®# X12274381

    119 TYROL Avenue Blue Mountains Grey County N0H 2E0
    Main Photo: 119 TYROL Avenue in Grey County: Blue Mountains House for sale : MLS®# X12274381

    119 TYROL Avenue Grey County N0H 2E0 Blue Mountains

    $869,900
    Residential Freehold
    Status:
    Active
    MLS® Num:
    X12274381
    Bedrooms:
    4
    Bathrooms:
    2
    Vintage Chalet Charm! Welcome to 119 Tyrol Ave, an iconic 1970s chalet nestled at the very top of Blue Mountain. This quintessential 4-season retreat offers an irresistible blend of mid-century alpine character & over $100K in thoughtful updates- all set on a spacious 0.492-acre lot surrounded by natures playground. Step outside your door walk to the top of the ski hill, perfect for spontaneous days on the slopes. Come summer, discover endless biking, hiking, & outdoor adventures right from your backyard. Truly a year-round escape. Inside, you'll find 4 inviting beds & 2 full baths, all radiating that classic chalet vibe w/ warm wood accents & a cozy wood-burning fireplace that anchors the open-concept living space. Recent renovations have seamlessly blended vintage style w/ todays comforts: Electrical upgrades, including energy-efficient baseboard heaters in baths & basement. Entire home fitted w/ replacement windows for improved efficiency & light. Stylish new exterior doors & striking steel siding for durability & modern curb appeal. Driveway expansion perfect for hosting family & friends, plus a brand-new deck ideal for après-ski lounging or summer BBQs. Rebuilt shed for extra storage, & a fresh kitchen renovation featuring new sink, countertops, electrical upgrades, backsplash, & updated flooring. New flooring in entryway & baths, blending style & practicality. The chalets mid-century design remains true to its roots, while the updates make everyday living effortless & comfortable. Whether you're cozying up by the fire after a day on the slopes, enjoying morning coffee on the deck w/ views of the forest, or entertaining guests in the open living/dining area, this property delivers a lifestyle that feels both timeless & turnkey. Discover the perfect blend of retro charm & modern convenience at 119 Tyrol Ave, your ideal ski-in/walk-out retreat, weekend escape, or year-round home base. Book your private tour today experience the magic of Blue Mountain living! More details
    Listed by Royal LePage Locations North
    LISTING DETAILS
    Andrea Mendes - Collingwood Real Estate Agent
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Data was last updated July 11, 2025 at 03:15 AM (UTC)
This website may only be used by consumers that have a bona fide interest in the purchase, sale, or lease of real estate of the type being offered via the website. The data relating to real estate on this website comes in part from the MLS® Reciprocity program of the PropTx MLS®. The data is deemed reliable but is not guaranteed to be accurate.

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Especially if your goals are to have a rental or vacation property. This town has many rules to follow. 

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This website may only be used by consumers that have a bona fide interest in the purchase, sale, or lease of real estate of the type being offered via the website. The data relating to real estate on this website comes in part from the MLS® Reciprocity program of the PropTx MLS®. The data is deemed reliable but is not guaranteed to be accurate.