Homes for sale in Tallahassee, FL | Coldwell Banker Hartung, Inc., REALTORS

Tallahassee FL Real Estate & Homes for Sale

561 Properties Found

Homes for sale in Tallahassee, FL

 

According to Best Places, homebuyers looking for homes for sale in Tallahassee FL are in luck. The cost of living in Florida’s capital city is lower than the national average and the state average. The biggest factor when it comes to the lower-than-average cost of living is housing. This means, for people searching to buy a house in Tallahassee, the cost will be less than in other cities and states. 

For FY 2020-2021, the median home price of houses for sale in Tallahassee is $220,100. To see all homes for sale in Tallahassee FL, see below. For more information about the housing market, contact an agent today.

 

 

At Coldwell Banker Hartung, we add new Tallahassee listings to our site every 15 minutes. We hire only full-time real estate agents, to ensure our clients receive the best possible experience. Moreover, we invest in state-of-the-art technology to ensure the best possible user experience when it comes to searching for homes online. With our powerful search engine, you can filter by price, square footage, number of bedrooms, waterfront properties, pool homes, and more. 

About Houses for Sale Tallahassee

Across all neighborhoods, the average year of construction for homes in Tallahassee is 1986. The homes in this region are predominantly single-family, detached houses, although downtown and near the Florida State University campus, potential residents will find a number of condos for sale and townhomes for sale

 

One of the many benefits of buying a home in Tallahassee is that there is an excellent selection of housing, from style to size to location. To clarify, whether you’re searching for a 1-bedroom condo downtown or a 4-bedroom, single-family home in the northeast, you’ll find what you are looking for, as there are more than 88,100 housing units in this city with a population of approximately 191,200 people.

Tallahassee Homes for Sale Market Update 

According to the Tallahassee Board of Realtors data found in Multiple Listing Service (MLS), 5,342 residential homes sold in Leon County in 2021. 2,517 were located in the northeast, 1,679 in the northwest, 816 in the southeast, and 330 homes sold in the southwest.
The average sales price of homes sold, according to data in the MLS, was $271,759, while the median sales price in 2021 was $239,000. This is an increase of 7% compared to 2020 data.  
In the last quarter of 2021 (October - December), 1,266 homes sold in the Tallahassee area. 966 were detached, single family homes, while 205 were townhouses and 95 were condos. The average listing price in Q4 was $282,721 and the average sales price was $279,731. As you can tell from this data, homes are selling for very close to the asking price, making it a strong seller’s market. 

 

In the first quarter of 2022 (January - March), 1,087 homes sold in Leon County, which is a slight decrease from the previous quarter (179 fewer homes sold to be exact). 787 of the homes sold during Q1 were detached, single family homes, 198 were townhomes and 102 were condos, which follows the same trend from the previous quarter. Across all homes type, the average list price was $288,580 and the average selling price was $288,444. It is still a strong seller's market, with homes selling at almost full asking price.

 

Explore some of the single-family homes for sale in Tallahassee here: 

 

New Construction Homes for Sale in Tallahassee

As a growing city, Tallahassee has a number of builders in town who specialize in new construction. While some people may assume that they can work directly with the builder and therefore don’t need a realtor when purchasing a new construction home, there are a number of benefits that come from retaining a licensed real estate agent to help you through the process. We’ve listed a few of them below: 

 

First, realtors can provide insights on builder reputation when it comes to purchasing a new construction house in Tallahassee.

 

Second, a realtor can provide comparable prices for nearby homes that have sold in the area.

 

Third, a lot goes into building a new home! A qualified, full time agent can help you keep track of every detail so nothing is forgotten.

 

See new construction homes for sale in Tallahassee here: 

 

For your convenience, we’ve also included a list of many of the local Tallahassee builders and their communities with new construction homes for sale: 

Boulos Homes - Lexington Parc & Tower Gates

Naumann Group - Camellia Oaks (55+ retirement community)

Premier Fine Homes - Canopy, Southwood & Fletcher Oaks

 

For more information about new construction homes, contact one of our experienced Tallahassee realtors today: 

 

 

Houses for Sale in Popular Tallahassee Neighborhoods

Typically, there are anywhere between 1,000 and 1,600 active homes for sale in Tallahassee FL. Some of the most popular neighborhoods are:

SouthWood

Golden Eagle

Ox Bottom

Summerbrooke

Betton Hills 

Killearn Estates

 

You can click the links above to get more information about various Tallahassee subdivisions, including neighborhood size, average home price, home sizes, zip codes and more. You can explore other Tallahassee neighborhoods with homes for sale here

Tallahassee Zip Codes 

Below you’ll find a list of Tallahassee area zip codes, along with a map that depicts where in the city the zip code is located. Florida’s capital city is divided into 4 quadrants - northeast, northwest, southeast and southwest. You’ll notice that some zip codes stretch across multiple quadrants.

 

32301 | 32302 | 32303 | 32304 | 32305 | 32306 | 32307 | 32308

32309 | 32310 | 32311 | 32312 | 32313 | 32314 | 32316 | 32317

The majority of homes for sale in Tallahassee fl are located in zip codes 32303, 32312, 32309, 32308, 32317, and 32311. 

map of tallahassee zip codes

Student Housing Options in Tallahassee

There are a number of apartments and homes for rent near FSU, FAMU and the TCC campus, however, many people opt to purchase a home or condo as an investment while their student attends a local college or university. 

 

Some neighborhoods located close to nearby colleges include (please note, not every neighborhood may have homes for sale at the moment): 

Forest Heights French Town Hartsfield Holly Hills Mission Hills Rivers Landing Summer Lake Tippecanoe Hills

House Rentals in Tallahassee

There are a number of reasons why people may choose to rent instead of buying a home. Perhaps you’re saving for a down payment, or you just moved to the city for a job and want to make sure it’s a good fit before purchasing a forever home. At Coldwell Banker Hartung, we understand and we’re here to help you once you’re ready to make a move! 


In the meantime, here are a few of the property management companies that offer house rentals in Tallahassee:

 

First Story Property Management Tally Property Management Empire Properties TLH Realty


If you’ve been renting a house in Tallahassee for a while but you don’t think you can qualify to buy, then contact one of our experienced Coldwell Banker Hartung real estate agents to discuss your unique situation. 


From first time homebuyer programs, to rent-to-own programs to 0-down, there are a number of alternatives to consider to help make your dream of being a homeowner a reality.


Homes for Sale Near Tallahassee

Even though home prices in Tallahassee are lower than the national average, many people choose to live just outside the city limits for additional cost savings. At Coldwell Banker Hartung, we have real estate agents who live and work in Crawfordville, Havana, Thomasville, Quincy, Monticello, Cairo, and other nearby towns.

 

Alternatively, you can use our free, easy-to-navigate search engine to look through all houses for sale in Tallahassee and the surrounding areas.

Ready to get started? Click to Contact an Agent Today!

The median home value in Tallahassee, FL is $246750, compared to the county median home value of $180000. The national median home value is $277796. The average price of homes sold in Tallahassee, FL is $246750. Approximately 39% of Tallahassee homes are owned, compared to 51% rented, while 11% are vacant. Tallahassee real estate listings include condos, townhomes, and single family homes for sale. Commercial properties are also available. If you like to see a property, contact Tallahassee real estate agent to arrange a tour today!

Learn more about Tallahassee.


1–25 of 561 properties displayed
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Beds:
3
Baths:
2.00
Sq.Ft.:
1,012
Status:
NEW LISTING
MLS#:
348848
Type:
Single Family
Subdivision:
OAK CREST ADDITION
Lot size:
0.11 Acres
Year built:
2008
Courtesy: Keller Williams Town & Country
View additional info

Investor or First Time Homebuyer special! This cozy 3/2 was built in 2008 on a private dirt road just off S. Monroe, and is just minutes from the Capitol, schools, parks and trails, and other amenities. New carpet and all rooms freshly painted, and sod planted.

Beds:
3
Baths:
1.00
Sq.Ft.:
1,116
Status:
NEW LISTING
MLS#:
349791
Type:
Single Family
Subdivision:
Bloxham Terrace
Lot size:
0.45 Acres
Year built:
1934
Courtesy: Joseph R. Bracciale Jr. Broker
View additional info

Remodeled, Craftsman Style Home, Lots of Charter, Original Hardwood Wood Floors, Doors & Trim, New Kitchen, New Bathroom, New Stainless Steel Appliances, New Vinyl Windows, New Lighting Fixtures, Fresh Paint, 1/2 Acre Lot, "Investor Only", Leased for $1,400 @Month Till 7/31/2023. Also for Sale 2607 Block Dr. (Adjacent Home). Great Investment Opportunity, Between FSU & TCC.

Beds:
2
Baths:
1.00
Sq.Ft.:
1,122
Status:
NEW LISTING
MLS#:
349789
Type:
Condo, Townhouse
Subdivision:
East Ridge Townhouses
Lot size:
0.05 Acres
Year built:
1980
Courtesy: TLH Realty Inc.
View additional info

Very Nice 2 bedroom 1.5 bath townhouse! Covered parking in the rear on a nice lot! Custom interior paint with a great floor plan. Near state offices, Southwood and Capital Circle - This home won't last! Please set up your appointment today!

Beds:
4
Baths:
4.00
Sq.Ft.:
3,041
Status:
NEW LISTING
MLS#:
349787
Type:
Single Family, Ranch
Subdivision:
Brookwood
Lot size:
0.67 Acres
Year built:
1953
Courtesy: 100% Real Estate
View additional info

Mid town close & stately all brick home walking distance to TMH, Goodwood Museum & Gardens!! Brand new roof! This beauty features all wood flooring thruout except tile in kitchen & baths. Relax in the spacious living room with fireplace and just opposite of it is the large family room or sunroom. Plenty of granite countertop space in the open kitchen with eat in area featuring a fireplace! Nice stainless appliances with chefs lovers Kenmore Elite range. Half bath off kitchen next to laundry room. Formal dining room just off the kitchen. Office or 4th bedroom off living room in the front of the home with half bath beside it. Master and other two bedrooms on south end of home plus large remodeled guest bath. Big master bedroom with access to sunroom features ensuite bath featuring cool grey retro 50's tile. Its a large bathroom so plenty of space to change to a walk in shower for a modern look. Huge fenced backyard (new fencing) perfect for family get togethers or soccer games! Patio in back with built in fireplace too! 2 car port with storage area. New tankless water heater. This is a well built, solid & beautiful spacious home close to everything! Location, location, location!

Beds:
3
Baths:
2.00
Sq.Ft.:
1,368
Status:
NEW LISTING
MLS#:
349784
Type:
Single Family
Subdivision:
Blounts Camp
Lot size:
0.22 Acres
Year built:
1963
Courtesy: EXP Realty, LLC
View additional info

LAKE FRONT PROPERTY!!! Investors this is the home you have been waiting for! Prime location if you're looking for seclusion from the hustle and bustle of the city. Have fun spicing up this home, and turning it into a beautiful oasis. Enjoy the amazing Florida sunrise and sunset views from your dock, every day. Guest suite downstairs has a lot of potential. Come check out this home today!

Beds:
3
Baths:
1.00
Sq.Ft.:
1,385
Status:
NEW LISTING
MLS#:
349782
Type:
Single Family
Subdivision:
Indian Head Acres
Lot size:
0.21 Acres
Year built:
1953
Courtesy: Shari Cruz
View additional info

Lots of potential for new owner to design the home to meet their needs. Get the home at pre-remodel price! Home has been a long-term rental. Photos are for layout purposes ONLY. Home is not in clean, remodeled condition currently due to long-term tenant. Get it now before it is remodeled and the price increases based on remodel costs and ARV.

Beds:
3
Baths:
3.00
Sq.Ft.:
1,338
Status:
NEW LISTING
MLS#:
349781
Type:
Condo, Townhouse
Subdivision:
Woodbriar
Lot size:
0.06 Acres
Year built:
2005
Courtesy: Proper Real Estate Advisors
View additional info

Well kept 3/3 in the popular Woodbriar Subdivision. All bedrooms are carpeted and all wet areas have tile flooring. Skylight in the living room allows for an abundance of natural lighting. Each bedroom has it's own privately attached bath.

Beds:
3
Baths:
3.00
Sq.Ft.:
1,338
Status:
NEW LISTING
MLS#:
349780
Type:
Condo, Townhouse
Subdivision:
Woodbriar
Lot size:
0.06 Acres
Year built:
2005
Courtesy: Proper Real Estate Advisors
View additional info

Well kept 3/3 in the popular Woodbriar Subdivision. Vinyl plank flooring in the living room and tile in all wet areas. All bedrooms are carpeted. Skylight in the living room allows for an abundance of natural lighting. Each bedroom has an attached bath.

Beds:
n/a
Baths:
Sq.Ft.:
7,032
Status:
NEW LISTING
MLS#:
349778
Type:
Single Family, Multi-Family
Subdivision:
CAPITAL HEIGHTS
Lot size:
0.56 Acres
Year built:
1971
Courtesy: Proper Real Estate Advisors
View additional info

Great investment property! This complex has fifteen 1/1's and is just west of Midtown in Tallahassee. Three separate buildings (A,B,C) with a nice green space in the middle and a fence running along the back side of each building. The last unit that was renovated with fresh paint, new floors, cabinets & countertops rented for $750/Mo.

Beds:
3
Baths:
2.00
Sq.Ft.:
1,660
Status:
NEW LISTING
MLS#:
349771
Type:
Condo, Townhouse
Subdivision:
BARRINGTON PARK CONDOMINIUMS
Lot size:
0.25 Acres
Year built:
2004
Courtesy: Sunflower Real Estate LLC
View additional info

Gated luxury condo in top schools zone. Beautiful condo with soaring ceilings, open living area and tons of natural light. This split floor plan, 3 bedroom and 2 bath condo features a loft that looks over the entire living space. The newly remolded kitchen and bathrooms feature stainless steel appliances and granite counter tops, Amenities include clubhouse, pool, fitness center, home theater, meeting room, kids play room and billiards room, Just minutes from all NE shopping and restaurants. Vacant, show anytime!

Beds:
3
Baths:
2.00
Sq.Ft.:
1,618
Status:
NEW LISTING
MLS#:
349714
Type:
Single Family
Subdivision:
CIRCLE BEAUTIFUL
Lot size:
0.17 Acres
Year built:
1946
Courtesy: Xcellence Realty
View additional info

Great INVESTOR opportunity in the heart of Tallahassee Florida. This duplex consists of a 2/1 unit and a 1/1 unit, both vacant and ready to be rented! PGI potential of $25,200 for the year. Property has two separate meters!

Beds:
3
Baths:
3.00
Sq.Ft.:
1,204
Status:
NEW LISTING
MLS#:
349758
Type:
Condo, Townhouse
Subdivision:
Savannah Crossing
Lot size:
0.02 Acres
Year built:
2009
Courtesy: Provision Realty, LLC
View additional info

3bedrooms 3baths 2 Story condo unit available in desired Savannah Crossing. Community offers swimming pool, club house, basketball court and more. Easy access to stores and shopping. Currently Tenant occupied unit 8/31/22. Tenant on month to month option

Beds:
3
Baths:
1.00
Sq.Ft.:
1,265
Status:
NEW LISTING
MLS#:
349753
Type:
Single Family
Subdivision:
Bellwood
Lot size:
0.36 Acres
Year built:
1964
Courtesy: E2 Executives LLC
View additional info

Ready to move in 3 Bedroom 1 Bath remodeled home. New vinyl plank flooring throughout, New stainless steel appliances, Granite kitchen countertops, New bathroom vanity, New water heater, Separate laundry room, enclosed garage, Large flat lot and only 10 minutes from downtown!

Beds:
2
Baths:
1.00
Sq.Ft.:
640
Status:
NEW LISTING
MLS#:
349719
Type:
Single Family
Subdivision:
Liberty Park
Lot size:
0.12 Acres
Year built:
1965
Courtesy: Keller Williams Town & Country
View additional info

Home is being sold "As Is" and has great potential. Home has been vacant but monitored. Potential rental income could be $800-900/month after updates. Great investment opportunity. Seller cannot do repairs or improvements. All items on property stay including two storage sheds in the backyard. Utilities are not on. Home has been winterized. All appliances and water heater on property are included, but condition is unknown. Measurements are approximate.

Beds:
3
Baths:
2.00
Sq.Ft.:
2,011
Status:
NEW LISTING
MLS#:
349749
Type:
Single Family
Subdivision:
Melody Hills
Lot size:
0.27 Acres
Year built:
1968
Courtesy: Joe Manausa Real Estate
View additional info

MOVE IN READY home located in highly sought after Melody Hills! This adorable property has so much curb appeal and old Tallahassee charm while boasting fantastic features throughout. This home has multiple living spaces including a living room, family room, additional office/study area, a well-appointed and open kitchen, and an over-sized large master suite with vaulted ceilings, double vanities, and walk in closet! Also featuring updated flooring (no carpet here!), a 2014 HVAC and brand new mini-split in 2022, this home will be low-maintenance for years to come. This adorable home offers privacy but with close proximity to everything - This in town gem will not last long!

Open House:

Sunday, 8/14 3:00-6:00PM

More Open House Info >

Beds:
4
Baths:
3.00
Sq.Ft.:
2,749
Status:
NEW LISTING
MLS#:
349708
Type:
Single Family
Subdivision:
Hadley Crossing
Lot size:
0.22 Acres
Year built:
2018
Courtesy: Keller Williams Town & Country
View additional info

Practically NEW construction! Large 2749 sq ft home, all brick beauty built in 2018! With 4 bedrooms, 3 full bathrooms (2 master bedrooms!) this home features high ceilings, kitchen with custom cabinets, granite countertops, large island & stainless steel appliances. Luxury vinyl plank flooring with marble fireplace, huge master bathroom with custom tile work in the shower. Plenty of room to spread out! 2 car garage, composite deck (perfect for FL!), tankless water heater, all on a quite cul-de-sac just minutes to anything on Capital Cirlce NE! Easy access to I-10! Hobby lobby, Starbucks, Publix, Trader Joe's are all 5 minutes away! Gas hookups available.

Beds:
2
Baths:
2.00
Sq.Ft.:
1,160
Status:
NEW LISTING
MLS#:
349747
Type:
Condo, Townhouse
Subdivision:
Plaza Tower
Year built:
2009
Courtesy: The Naumann Group Real Estate
View additional info

This 2 bedroom West facing unit is ready to be yours today! This Azalea model comes with secured, private parking, key fob lobby access, Concierge and Secure elevator access. Condos come with a complete new stainless appliance package credit, cabinetry and stackable washer and dryer in each unit, walk-in closets, jetted tubs, Granite counters, large patios on all units. Plaza Tower is ideally located for daytime business ventures and lunches at superb restaurants, all while surrounded by beautiful landscapes. After hours, experience a lively nightlife at some of the premier hot spots in Tallahassee, the city that is always in session. Please note the pictures in the listing are of the model units. There is a design allowance fixed in to the list price to finish out the remaining parts of the unit (flooring, trim and paint).

Beds:
3
Baths:
2.00
Sq.Ft.:
2,021
Status:
NEW LISTING
MLS#:
349264
Type:
Single Family
Subdivision:
FOXCROFT
Lot size:
0.41 Acres
Year built:
1980
Courtesy: Paul Lizet Realty Group, LLC
View additional info

This beautifully renovated 3 bed 2 bath home with bonus room that can be used as 4th bedroom, playroom, or work from home office is conveniently located to shopping, groceries, entertainment, and within a top rated school district. With all the necessities, this home boasts new flooring throughout, new bathrooms, fresh-paint, new granite countertops, and all new stainless steel kitchen appliances. Relax on your screened in back porch while gazing out at love ones play in the pool.

Beds:
3
Baths:
4.00
Sq.Ft.:
3,058
Status:
NEW LISTING
MLS#:
349754
Type:
Single Family
Subdivision:
Canopy Trails
Lot size:
3 Acres
Year built:
2002
Courtesy: Bevis Realty
View additional info

Unique two family opportunity! This one has a REAL in-law suite - not just an extra room but a complete home. Main home and In-Law site have separate front doors and a connecting interior door. Perfect for two families! Circular driveway provides entrance to a beautiful 3 acre lot. In-Law suite fully equipped with a master suite, full kitchen, separate family and living room, laundry room, bonus room and 1 & 1/2 baths. The master suite in main home has office and custom walk in closet. The home has beautiful wood, laminate and tile floors, fireplace, walk in closets, covered front porch, over sized 2 car Garage with heated & cooled tiled work shop. You could add an additional 17 acres and barn to this property! See lots listed on Jo Vincent Way and Barn listed at 8830 Jomaureen way.

Beds:
3
Baths:
3.00
Sq.Ft.:
1,579
Status:
NEW LISTING
MLS#:
349588
Type:
Condo, Townhouse
Subdivision:
Woodrun Garden Homes
Lot size:
0.53 Acres
Year built:
2007
Courtesy: Florida Homes Realty &Mortgage
View additional info

Well kept townhome nestled on .5 acres. This home features a large living room, spacious bedrooms and closets, and a two car garage!

Beds:
3
Baths:
2.00
Sq.Ft.:
1,144
Status:
NEW LISTING
MLS#:
349742
Type:
Single Family
Subdivision:
-
Lot size:
0.11 Acres
Year built:
1991
Courtesy: The Naumann Group Real Estate
View additional info

New Roof 2021. This charming three bedroom, two bathroom home is situated on a spacious lot and conveniently located under 5 miles away from FSU & Downtown Tallahassee. The home features an open floor plan with tile flooring, a large eat-in kitchen, new carpet in the bedrooms and a screened in front porch. Don't miss your chance on this well maintained home.

Beds:
3
Baths:
2.00
Sq.Ft.:
1,748
Status:
NEW LISTING
MLS#:
349741
Type:
Condo, Townhouse
Subdivision:
Park at Stonebriar
Lot size:
0.02 Acres
Year built:
2005
Courtesy: Keller Williams Town & Country
View additional info

Set near shopping, dining, and parks, dreams come alive here, the Park at Stonebriar. The exclusive 21-condo enclave, beautifully accented by a stone facade, offers the rewards of 21st-century construction and the benefits of life. Soft-modern-mountain-stone features create genuine curb appeal designed to complement various architectural styles. The distinctly open-concept interior of approximately 1,748 square feet, introduced by an airy foyer, leads to a tremendous seamless room, dining room, kitchen, and a half bathroom. Discover a linear fireplace with tiles surrounds, a spacious dining room, and a warm and inviting kitchen with a split-level island and wood cabinetry. The primary suite, located on the second level, boasts a wooded view, a large walk-in closet, a walk-in shower, a free-standing tub, and dual sinks. On the second level, two bedrooms and one bathroom give ample space for guests. The generous-sized back deck immerses you in North Florida outdoors. Beyond the unique features at 1325 Stone Road, the location is nothing to raise your nose at. Easy access to N. Monroe, I-10 interstate, FSU campus, Downtown Tallahassee, Lake Jackson area, and a range of shopping and dining attractions is near for ease and convenience.

Beds:
3
Baths:
2.00
Sq.Ft.:
1,344
Status:
NEW LISTING
MLS#:
349737
Type:
Condo, Townhouse
Subdivision:
Timber Ridge Condos
Lot size:
0.02 Acres
Year built:
2005
Courtesy: Roberts & Co. Real Estate Svcs
View additional info

No showings until Thursday after 5:00pm due to tenants jobs at home. Photos coming soon. Currently occupied with tenants. Please use ShowingTime. Well maintained townhouse!

Open House:

Saturday, 8/13 2:00-4:00PM

More Open House Info >

Beds:
3
Baths:
2.00
Sq.Ft.:
1,396
Status:
NEW LISTING
MLS#:
349734
Type:
Single Family
Subdivision:
Astoria Park
Lot size:
0.21 Acres
Year built:
1973
Courtesy: Xcellence Realty
View additional info

New Reduced Price!!! Great Astoria Park Home conveniently located close to everything including Universities, I-10, shops, parks, restaurants and more! Excellent location for a starter home, college students or retirees! Walk, bike to school or work. Real Pine Wood Floors! All appliances stay including washer and 2021 dryer! This gem has large and spacious bedrooms and a fenced back yard that's been beautifully landscaped! This home is ready to move in and enjoy the Florida summers in the beautiful backyard! Kitchen dimensions that includes the nook 17x10. Seller will replace roof with acceptable offer!! Don't miss this one!

Beds:
1
Baths:
1.00
Sq.Ft.:
630
Status:
NEW LISTING
MLS#:
349733
Type:
Condo, Townhouse
Subdivision:
THARPE STREET TOWNHOUSES
Lot size:
0.02 Acres
Year built:
1983
Courtesy: TLH Realty Inc.
View additional info

Renovations Complete! Great investment! Nice floor plan that has always produced steady returns and stays rented! Great Price! Hurry!

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The data relating to real estate for sale on this web-site comes in part from the Internet Data Exchange Program of Tallahassee Board of Realtors. Tallahassee Board of Realtors deems information reliable but not guaranteed.

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