Sell Your House Fast in Sherwood Park, Alberta — East Edmonton Cash Offer in 24 Hours, As-Is
Inherited Mills Haven and Glen Allan homes, tired Brentwood and Foxhaven rentals, Estates of Sherwood Park executive properties, and Strathcona County acreages — Canadian Home Buyers makes a cash offer on Sherwood Park-area properties in 24 hours. We buy as-is, on your timeline, and close in as little as 7 days through a licensed Alberta real estate lawyer.
Common Situations
Why Sherwood Park Homeowners Sell Direct
Sherwood Park's seller mix is genuinely different from St. Albert or Spruce Grove even though all three are Edmonton-metro suburbs. Because Strathcona County blends an unusually concentrated Industrial Heartland petrochemical workforce, a substantial Edmonton-commuter professional segment, established 1970s and 1980s mature homes from the original buildout, retirees from across rural northeast Alberta, and large rural acreage holdings in Ardrossan, Josephburg, and the Cooking Lake area, the situations driving direct sales are concentrated in patterns you don't see in flatter commuter markets. Six recurring reasons Sherwood Park homeowners reach out:
Industrial Heartland shift-rotation relocations. Refinery and petrochemical workers transferred to plants in BC, Ontario, the U.S. Gulf Coast, or out of country, who need a faster, more certain sale than 90+ days of MLS showings on a 14-and-7 or 7-and-7 rotation. More on relocation sales →
Inherited property. Long-held family homes in Mills Haven, Glen Allan, Brentwood, Maplegrove, and original Sherwood Heights inherited by adult children based in Calgary, BC, or Ontario who can't manage a Strathcona County property remotely. More on inherited property sales →
Tired landlords / rentals. Single-family rentals and basement-suite properties in Brentwood, Foxhaven, Cambrian, and central Sherwood Park that have run their course — turnover headaches, RTDRS hearings, deferred maintenance after multiple shift-worker tenancies. More on selling a tenanted rental →
Downsizing from acreage to in-town. Strathcona County acreage owners in Ardrossan, Josephburg, North Cooking Lake, and South Cooking Lake moving to a Sherwood Park bungalow villa or 50+ adult community, who need the original property to sell on a coordinated timeline. More on selling homes needing major repairs →
Tried MLS, didn't work. Listing pulled or expired after 90-plus days, often an executive home above $750K in Estates of Sherwood Park, Heritage Hills, or Davidson Creek, a condo in an older building, or a rural Cooking Lake-area acreage outside the move-up sweet spot. More on selling after MLS →
Judicial foreclosure (Alberta). Court of King's Bench process, Statement of Claim filed, Order Nisi imminent — common when an Industrial Heartland or Edmonton-area job loss collides with a mortgage taken out at peak prices. More on judicial foreclosure sales →
Moving to a retirement community or long-term care. Sherwood Park owners stepping out of the family home into a retirement residence, assisted-living facility, or long-term care placement — needing a sale lined up to closing dates the receiving facility has already set. The point comes when winter maintenance on an acreage property stops being workable, and the home gets too big after the kids leave. More on selling under health, medical, or downsizing circumstances →
Frozen pipes, break-ins, or just months of empty. Vacant Sherwood Park homes accumulate risk — frozen pipes after an Alberta winter cold snap, opportunistic break-ins, deferred maintenance compounding, and a buyer pool that shrinks dramatically once a property has been off-market and empty for 60+ days. A direct cash sale closes in 7 to 15 days as-is — no need to winterize, fix damage, or rent furniture for staging. More on selling a vacant home →
If your situation isn't on this list, it doesn't mean help isn't available. Most Sherwood Park homeowners think their situation is unusual. It almost never is.
Sound like your situation? Submit your Sherwood Park property today.
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Sherwood Park Neighbourhoods We Buy In
Houses, condos, townhouses, duplexes, and rental properties — across the entire City of Sherwood Park and surrounding communities. Top neighbourhoods linked below for quick access; the full list is comprehensive.
Mature core — Mills Haven, Glen Allan, Brentwood, Maplegrove
Mills Haven · Glen Allan · Brentwood · Maplegrove · Sherwood Heights · Broadmoor · properties along Sherwood Drive · original 1960s and 1970s bungalows near the Broadmoor Public Golf Course · homes near the Strathcona Athletic Park and Sherwood Park Mall
Established central neighbourhoods
Foxhaven · Lakeland Ridge · Nottingham · Salisbury Village · Westboro · Cambrian · Strathcona Junction · Mission Hill · Village on the Lake · Crawford Plains · homes near Strathcona County Millennium Place
Newer southeast and Summerwood communities
Summerwood · Aspen Trails · Davidson Creek · Clover Bar Ranch · Emerald Hills · Pine Street area · newer 2000s and 2010s family homes built during the Industrial Heartland expansion · townhomes and duplexes in southern Summerwood
Executive Estates and Heritage communities
Estates of Sherwood Park · Heritage Hills · Sherwood Park Estates · Heritage Lakes · Estates executive cul-de-sacs · Heritage Hills hilltop lots · properties backing onto the Heritage Wetlands · luxury walkout-basement homes along the eastern hill grade
Strathcona County acreages and surrounding rural communities
Ardrossan · Josephburg · North Cooking Lake · South Cooking Lake · Antler Lake · Half Moon Lake · Hastings Lake · Edmonton · St. Albert · Leduc · Beaumont · Spruce Grove · Cash offers extend across Strathcona County acreages and the surrounding rural communities ringing Sherwood Park
If your property is anywhere in the Sherwood Park Metropolitan Region, request a cash offer and a offer comes back within 24 business hours.
The Math
Why Selling to a Cash Buyer Makes Sense in Sherwood Park
The dollar-cost math on a Sherwood Park sale plays out differently than in Edmonton or St. Albert because Strathcona County's price segmentation is wider — entry-level townhomes near $230,000, executive Estates of Sherwood Park homes well above $1M, with a long middle band — and the Sherwood Park-specific buyer pool, while large by Alberta hamlet standards, is concentrated in two distinct demand centres: Industrial Heartland petrochemical workers and Edmonton-commuter professionals.
Take a typical Sherwood Park detached home sale at $550,000-$600,000, roughly the current detached middle-band. Alberta's typical commission structure of 7% on the first $100,000 plus 3% on the balance produces about $20,500-$22,000 in commissions before GST — split between listing and buyer-side agents. On an executive Estates of Sherwood Park or Heritage Hills sale at $850,000, commissions run about $29,500. Add staging, which on a Sherwood Park family home typically runs $5,000-$20,000 depending on whether you're refreshing paint and decluttering or doing furniture rental for a vacant or rotation-empty unit. Add pre-listing inspections, minor repair scope flagged on inspection, and professional photography that captures the suburban-meets-Edmonton appeal Strathcona County buyers respond to.
Then carrying costs. Days-on-market in the entry-level and move-up Sherwood Park segments runs short for sharply-priced homes — often under 30 days — but executive homes above $750K, properties in older condo buildings with unresolved condo-corporation issues, and rural Strathcona County acreages routinely sit 90-180 days. Mortgage interest, Strathcona County property tax (the County's mill rate is among the lower Edmonton-area municipalities, partly because the Industrial Heartland's non-residential assessment base subsidizes residential ratepayers), utilities, insurance, snow removal, and lawn maintenance over an average sale window typically add another $4,500-$10,000. Deals that fall through on financing or post-inspection negotiation push that timeline well past 6 months.
A direct cash sale trades the higher MLS gross for certainty and zero out-of-pocket exposure. No commissions because no agents are involved. No staging because the property sells in current condition. No carrying costs through a drawn-out marketing period. No reliance on conventional residential financing approval, which matters more for executive Estates of Sherwood Park homes, older 1970s Mills Haven and Brentwood homes, and rural Strathcona County acreages than retail Realtors usually mention. Closing happens through a licensed Alberta real estate lawyer in a typical 7 to 15 days. For sellers in the right situation, MLS will still produce a stronger final number — that's just true. For sellers facing an Industrial Heartland transfer, an estate-settlement timeline, a downsizing coordination window, or a property condition residential lenders won't underwrite, the trade-off is certainty, speed, and zero hassle. A cash buyer is not the right answer for everyone. It's the right answer for some.
The Math, Side by Side
MLS Listing vs Sherwood Park Cash Sale
| MLS Listing | Cash Sale | |
|---|---|---|
| Commissions | 4-6% + HST of sales price | $0 |
| Staging | $5,000–$20,000 | $0 |
| Major repairs | $100,000+ on homes needing work | $0 — sold as-is |
| Carrying costs | $4,500–$10,000 over 90+ days | $0 |
| Time to close | 60–180 days | 7–15 days |
| As-is sale | Conditional on repairs and financing | 100% as-is |
Commission, staging, and carrying figures are pulled from Sherwood Park comparable sales and the market data discussed above.
Pricing
How Much Is My Sherwood Park House Worth in a Cash Sale?
Cash offers in Sherwood Park are anchored to ARV — the After Repair Value. ARV is what the home would sell for on MLS, in renovated condition, in today's market. Pulled from comparable sales in your specific Sherwood Park neighbourhood, adjusted for square footage, lot size, finish level, and the property's positioning relative to schools, the Strathcona County Millennium Place and Strathcona Athletic Park, the Anthony Henday and Yellowhead commute corridors into Edmonton, and the Industrial Heartland and Refinery Row workforce catchment. From that number, an experienced cash buyer subtracts:
Cost of repairs and renovations — what it actually takes to bring the property to retail-ready condition for the Sherwood Park buyer pool, which has the same finish expectations as Edmonton suburban buyers.
Holding costs during ownership — mortgage carrying, Strathcona County property tax, utilities, insurance, and security through the renovation window.
Selling costs — Realtor commissions on the resale, closing costs, marketing, and staging when the renovated home eventually returns to MLS.
Target margin — the return required to make the project worth doing.
Two things push offers higher: solid condition (recent furnace, no foundation movement, roof has remaining life, kitchen and baths recently updated) and a strong-demand neighbourhood like Estates of Sherwood Park, Heritage Hills, Summerwood, Aspen Trails, or established Glen Allan where ARV comparables anchor at premium price points. Two things push offers lower: significant repair scope (foundation underpinning common on pre-1985 Mills Haven and Brentwood homes, electrical panel and service upgrade, full kitchen and primary-bath renovation), title issues (unregistered easements common on Strathcona County rural properties, drainage and county utility right-of-way encroachments, builder's liens, probate not yet granted, dower-rights complications on matrimonial property), and properties in segments where the upper-tier Sherwood Park resale market is genuinely thin — high-end executive homes above $1.3M, rural acreages above $1.5M, and condos in older buildings with special assessments.
You get a written breakdown showing each of those four numbers — not just a final figure. If the math doesn't work for you, walk away. Zero pressure.
Process
How It Works in Sherwood Park
Tell Us About Your Property
Fill out the form or call us. Takes 2 minutes. We ask a few questions about the property and your situation. Zero pressure.
Get a Fair Cash Offer in 24 Hours
We pull comparable sales, factor in condition and Sherwood Park-specific market dynamics, and send you a clear, cash offer within 24 hours.
Close on Your Timeline — As Fast as 7 Days
Pick the closing date that works for you. We close through a licensed Alberta real estate lawyer. Cash wired directly to your account.
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Specialty Cases
Sherwood Park-Specific Situations We Handle
I inherited a Sherwood Park home but I live in Edmonton, Calgary, or out of province — how does this work?
Inherited properties in Mills Haven, Glen Allan, Brentwood, Maplegrove, and original Sherwood Heights are some of the most common cash sales here. Many of the families who built Sherwood Park through the 1960s, 1970s, and 1980s as it grew from a 1953 prairie subdivision into the largest hamlet in Canada have adult children based in Edmonton, Calgary, BC, or Ontario who can't manage a Strathcona County property remotely. Alberta probate runs through the Surrogate Court — a Grant of Probate typically issues in 4 to 12 weeks once the executor's application is filed. A cash sale can be lined up to close shortly after the Grant is issued. Documents get signed remotely through an Alberta real estate lawyer with video commissioning or a local notary. No need to fly to Sherwood Park for showings, repairs, or contents-clearout.
I'm a tired landlord with a Brentwood, Foxhaven, or Cambrian rental — can I just sell it tenanted?
Yes. Tenanted rentals — common across Brentwood, Foxhaven, Cambrian, Salisbury Village, and central Sherwood Park, often originally bought as Industrial Heartland shift-worker rentals — get purchased with the existing lease assumed on closing, no eviction notice required and no Residential Tenancy Dispute Resolution Service (RTDRS) hearing needed before sale. Whether the tenant stays long-term post-sale depends on the post-closing plan, which isn't your problem to solve before you sell. If the rental is sitting vacant after a tenant left mid-rotation, that's also fine — vacant properties close just as cleanly.
The bank started judicial foreclosure proceedings — am I out of time?
Probably not. Alberta runs foreclosure as judicial foreclosure through the Court of King's Bench, which is slower than power-of-sale provinces. After the Statement of Claim is filed and served, there's typically a 6-to-12 month window before the court grants an Order Nisi, plus a redemption period after that. A cash sale closing in 7 to 15 days can pay out the mortgage and stop the proceeding before sale-by-court-order, provided enough equity exists in the property. Foreclosure activity in Sherwood Park often follows Industrial Heartland or Edmonton-area job losses — earlier outreach gives more options.
My older Mills Haven bungalow or central Sherwood Park condo has been on MLS for months — will you buy it?
Yes. The Sherwood Park older-bungalow and condo segment is among the slowest-moving parts of the local market because retail buyers and their lenders flag the same issues: original aluminum wiring or knob-and-tube on pre-1980 Mills Haven, Glen Allan, and Brentwood homes, foundation movement on homes built into the gentle hill grades east of Sherwood Drive, polybutylene grey-pipe plumbing in mid-1990s Foxhaven and original Lakeland Ridge builds, special assessments and pending litigation against older condo corporations, low reserve fund balances, and pet or rental restrictions. Cash offers go through on these properties because the underwriting model doesn't depend on residential mortgage approval. Condo documents still get reviewed before closing.
I've owned a Sherwood Park rental for 15-plus years — what about capital gains?
Long-held Sherwood Park rentals carry significant capital gains exposure given Strathcona County's appreciation since the early 2000s. A property bought for $220,000 in 2005 might dispose at $550,000 today. A Vendor Take-Back (VTB) mortgage — where part of the purchase price gets paid out over multiple tax years rather than fully at closing — can sometimes spread the gain across several reporting periods. That structure works for some sellers and not for others, depending on overall income and CRA filings. Talk to your accountant first before assuming anything. Once you know what works, the deal structure can be adjusted to fit.
My Sherwood Park house won't sell on MLS — what's actually wrong?
The usual culprits in Sherwood Park: foundation movement on pre-1985 Mills Haven, Glen Allan, and Brentwood homes built on Strathcona County's clay-loam plains, original aluminum wiring or 60-amp service in 1970s and early 1980s properties, polybutylene grey-pipe plumbing in mid-1990s Foxhaven and original Lakeland Ridge builds, awkward layouts in early 1970s splits, executive homes in Estates of Sherwood Park or Heritage Hills priced above what comparable Strathcona County sales can support, condos in older buildings with unresolved condo-corporation issues, rural Strathcona County properties with septic, well, or county-utility complications, or unresolved title issues like undischarged caveats. Anything that makes a residential lender skittish makes the property hard to sell retail. Cash buyers don't depend on retail underwriting.
My Sherwood Park house is too much for one person now — can I sell as-is and walk away?
Yes. When stairs are becoming unsafe — and the prospect of repainting, decluttering, staging, and 60-90 days of MLS showings feels like more than the household can carry — a direct cash sale is the cleanest path out. The property sells in its current condition. The closing lawyer pays out the mortgage and property tax from the proceeds. Remaining equity gets wired to the seller's account, available to fund the next move — into a retirement community, assisted-living facility, long-term care, or a smaller home closer to family.
Local Quirks
Sherwood Park Housing Supply Realities
Sherwood Park's housing supply spans roughly seven decades of Industrial Heartland-driven and Edmonton-commuter growth — from the original 1955-1965 Mills Haven, Glen Allan, and Brentwood buildouts that grew up alongside the early Refinery Row plants, through the 1970s and 1980s expansion into Maplegrove, Sherwood Heights, Foxhaven, Nottingham, and Broadmoor, the 1990s and early 2000s phase that built out Lakeland Ridge, Westboro, Cambrian, and Salisbury Village, and the 2000s-and-onward expansion into Summerwood, Aspen Trails, Davidson Creek, Heritage Hills, Estates of Sherwood Park, and Emerald Hills. Each era brings its own issues at sale time, and Strathcona County's Industrial Heartland-adjacent geography adds environmental concerns retail buyers and their lenders sometimes flag.
Older mature communities and foundation issues. Pre-1985 homes in Mills Haven, Glen Allan, Brentwood, Maplegrove, and original Sherwood Heights sit on Strathcona County clay-loam plains with significant freeze-thaw exposure. Settlement cracks, sloping basement floors, and water intrusion through original weeping tile are common in 40-plus-year-old foundations. Repair scope ranges from $7,000-$12,000 for crack injection and weeping-tile replacement to $40,000+ for full underpinning, sometimes more on properties built into the gentle hill grades along the eastern edge of the hamlet.
Electrical and plumbing systems. Original 1960s and 1970s Sherwood Park homes occasionally still show 60-amp service panels, knob-and-tube wiring, or aluminum branch circuits — all create insurance and financing complications. Mid-1990s subdivisions in original Foxhaven, Lakeland Ridge, and parts of Cambrian were built with polybutylene grey-pipe plumbing, which fails at the fittings without warning. Buyers can't typically obtain a residential mortgage on properties with these systems until they're fully replaced — which means the property either sells cash or doesn't sell.
Industrial Heartland environmental and air-quality concerns. This is the issue specific to Sherwood Park that other Edmonton-metro suburbs don't carry at the same scale. Properties near Refinery Row along Highway 16 and the Industrial Heartland to the north occasionally surface concerns around historic air-quality monitoring, soil contamination on older industrial-adjacent parcels, and proximity-to-plant disclosure that some retail buyers and lenders flag — particularly on northern and northeastern Strathcona County parcels close to Imperial Oil Strathcona Refinery, Suncor Edmonton Refinery, and Shell Scotford. Asbestos in pre-1990 vermiculite attic insulation, drywall mud, and floor tile is the recurring environmental issue across older Sherwood Park homes; lead paint in pre-1978 homes adds remediation cost on any renovation. Heavy snow loads and Edmonton-area chinook freeze-thaw cycles produce ice damming and roof issues. Any environmental flag adds remediation cost and stalls retail buyers.
Strathcona County acreages and rural surrounding properties. Acreages around Sherwood Park in Ardrossan, Josephburg, North Cooking Lake, South Cooking Lake, Antler Lake, Half Moon Lake, and the broader Strathcona County rural area come with rural-specific underwriting challenges: septic fields with unknown service history, well-water potability testing, propane heating, gravel road access, outbuildings that don't appraise, county-utility right-of-way complications, and buyer pools that shrink dramatically above $1.2M. Conventional residential financing rarely works on these properties. Cash offers don't depend on retail underwriting, which is why so many Strathcona County rural dispositions never close on MLS.
If your home has any of these, that's not a reason to walk away from selling. It's a reason to talk to a buyer who handles them every week.
Honest Disclosure
What We Typically Don’t Buy in Sherwood Park
- Single-family homes priced above $1.8M. Above this range — including the highest-end Estates of Sherwood Park, Heritage Hills, and Davidson Creek executive homes, plus large Strathcona County acreage estates — we're not the most efficient buyer pool in Sherwood Park's relatively thin upper-tier market. A high-end Realtor with strong Edmonton-area and Strathcona County experience will get you a stronger result. Rental and commercial properties at any price point are still a fit.
- Properties on First Nations reserve land. Different jurisdiction, different process — outside our scope.
- Actively on-market properties. If your home is currently listed with a Realtor, we can revisit once the listing has been formally cancelled or expired.
If you're not sure whether your property fits, submit it anyway — a quick response will let you know within 24 hours either way.
Common Questions
Frequently Asked Questions — Sherwood Park
How fast can you actually close on a house in Sherwood Park?
Typical close runs 7 to 15 days from accepted offer, depending on title status and your timeline. Closing happens through a licensed Alberta real estate lawyer. If circumstances are urgent — a judicial foreclosure deadline, an estate timeline, an Industrial Heartland transfer, or coordinating with a downsizing purchase — a 7-day close is workable as long as title is clean and any required Grant of Probate is in hand.
Do you buy houses in foreclosure in Sherwood Park?
Yes. Alberta runs foreclosure as judicial foreclosure through the Court of King's Bench. If a Statement of Claim has been filed but no Order Nisi has been granted yet, there's usually time to close a private sale that pays out the mortgage and stops the proceeding. Equity position determines what's possible. Earlier outreach gives more options.
What about Strathcona County acreages — Ardrossan, Josephburg, Cooking Lake?
Strathcona County acreages around Sherwood Park are bought regularly — septic, well, propane, gravel road, outbuildings, the whole rural package. The underwriting handles rural specifics that residential lenders typically won't. Surrounding rural communities like Ardrossan, Josephburg, North Cooking Lake, South Cooking Lake, Antler Lake, Half Moon Lake, and Hastings Lake are all covered. Properties with Strathcona County easement complications or industrial-adjacent disclosure get factored into the offer rather than rejected outright.
Will you buy my Sherwood Park condo if the building has special assessments or litigation?
Yes, in most cases. Special assessments — common in older Sherwood Park buildings facing roof, balcony, or building-envelope work — pending lawsuits against the condo corporation, low reserve funds, and pet or rental restrictions are exactly the issues that scare retail buyers and their lenders away. Cash offers factor those costs into the price rather than rejecting the deal outright. Condo documents still get reviewed before closing.
Do you buy houses with tenants?
Yes. Tenanted properties get purchased with the existing lease assumed on closing — no eviction notice or RTDRS application required. Whether the tenant stays long-term after closing depends on the post-sale plan, which isn't your problem to solve before you sell.
What if I'm behind on mortgage payments or Strathcona County property taxes?
Arrears get paid out of sale proceeds at closing through the lawyer's trust account. The mortgage gets discharged, Strathcona County tax arrears get cleared, and remaining equity gets wired to you (or to an out-of-province or international account if you've already left the region). As long as enough equity exists in the property, missed payments don't kill the deal.
Are you a licensed Realtor in Sherwood Park?
No. Properties get purchased directly from sellers — no listing, no agent representation. The transaction itself closes through a licensed Alberta real estate lawyer, which is the same way every Alberta real estate transaction closes.
What documents do I need to sell my Sherwood Park house?
The basics: government photo ID, the most recent property tax bill from Strathcona County, current mortgage statement, condo documents if applicable, and septic and well records for rural acreages. For estate sales, the Grant of Probate or Letters of Administration issued by the Surrogate Court of Alberta. The lawyer pulls title, encumbrances, and the tax certificate as part of closing.
Can I sell if my spouse is on title and we're separated?
Both spouses on title need to sign the transfer documents. Under Alberta's Family Property Act and the Dower Act, even if only one spouse is on title, the non-titled spouse may need to consent in writing if the property is the matrimonial home — Alberta's dower rights are stronger than in most provinces. If a separation agreement is being negotiated, the sale can usually be coordinated with your family lawyer so net proceeds are held in trust until the agreement closes.
Got your answer? Submit your property — no obligation.
Get Cash Offer NowAuthoritative Source
What the Government of Alberta Says About Sherwood Park
Strathcona County is a specialized municipality in the Edmonton Metropolitan Region of Alberta, Canada, situated between Edmonton and Elk Island National Park. Strathcona County is home to Alberta's Industrial Heartland, Canada's largest hydrocarbon processing region.
Reviews
What Sellers Say After Closing With Us
5.0 average across all closed deals
“Working with Ben was an absolute pleasure. He helped me sell my house in less than a month with ease — extremely professional from start to finish.”
“Bought my house fast, and even let me leave behind what I couldn't take with me.”
Related cities and seller situations
Related Cities
Other Alberta Cities We Buy In
Common Situations
Common Sherwood Park Seller Situations
Ready to Sell?
Get a fair cash offer on your Sherwood Park home today.
Whether you're an Industrial Heartland worker transferred to a plant out of province, an heir settling a Mills Haven or Glen Allan family estate, a downsizer coordinating an Ardrossan acreage sale with a Sherwood Park bungalow purchase, a tired landlord exiting a Brentwood or Foxhaven rental, a homeowner facing judicial foreclosure, a separated couple needing a clean sale, or stuck with a stalled MLS listing in Estates of Sherwood Park or Heritage Hills — submit your property and a cash offer comes back within 24 hours. Zero pressure, zero obligation.
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