The median home value in Highland Mills, NY is $542,500.
The national median home value is $338,100.
The average price of homes sold in Highland Mills, NY is $542,500.
Highland Mills real estate listings include condos, townhomes, and single family homes for sale.
Commercial properties are also available.
If you see a property you’re interested in, contact a Highland Mills real estate agent to arrange a tour today!
Picture yourself on Top of The World with gorgeous mountian views at 17 Rock Ridge Dr. Located in the coveted Strawtown Farms cul de sac community in Woodbury with exclusive rights to Woodbury Parks and Recreation. This home has TWO primary bedroom suites complete with primary bathrooms and walk in closets! There is also a landing/loft area perfect for a writing desk. Problems with storage? Not here! There are closets galore, an attic with floor boards, a two car garage, and a basement. Need living space that can fit your sectional? It's right here! The main level open floor plan can fit all your furniture. The kitchen offers newer appliances and feature showcase a cabinet, balcony molding, and a breakfast nook with sliders to your deck looking a breathtaking view. Additional alluring perks include an entirely freshly painted home, a utility sink in the garage, newly sealed oversized driveway, central air, natural gas, low hoa fees and maintenance free living. Add to that not one but two parks..Earl Reservoir and John Burke Pool offering swimming, boating, fishing, ball parks, dog park, pavilions and summer camp and top-rated Monroe-Woodbury Schools which offer full time kindergarten and before and after school activities. This is also an ideal commuter location with the Shortline express NYC bus at the bottom of the entrance to Timber Trail and just 5 miles to I87, Route 6, Route 17, and famed Woodbury Common. Minutes from West Point, Stewart International Airport, Storm King Art, Bear Mountain and so much more. Appliances: Gas OvenGas Range FireplaceFeatures: Gas, Flooring: Carpet,
Welcome to 3 Woodland Rd in Highland Mills, NY. This newly renovated single-family home offers a luxurious and spacious living experience. With 1,328 square feet, the house provides ample living space, including a spacious kitchen, a comfortable living room, a dining room, three bedrooms, a laundry room, and two bathrooms. The property also features hardwood floors throughout, an attached two-car garage for convenient parking, and plenty of outdoor space that adds to its charm and appeal. Don't miss the opportunity to experience the elegance and convenience this property has to offer! BuildingAreaSource: Public Records,
West Point Farm subdivision offers a vast wooded building lot in a cul de sac. 2.10 acres of a fully approved building lot. plans and site map. Municipal water is available, electricity and underground utilities.Located in the Monroe Woodbury school district. Minutes to Woodbury Commons, parks, restaurants, hiking trails and the town owned reservoir (The Rez), to swim in. The Harriman train station is 15 minutes away. This incredible lot is located in an executive neighborhood and is not to be missed. Perfect commuter location, 55 minutes to NYC.
Welcome home to this beautiful, open, spacious and bright colonial offering special features to ensure a tremendous quality of life! Enjoy a Thermador double oven, hardwood and tile floors throughout, fireplace, oversized Pella and Anderson windows and doors, two walk-in closets in the main bathroom and more. There is a lovely multi-level Trex deck with a heated above-ground pool and lounging deck easily accessible from the house. Enjoy front loading Samsung washer and dryer, Nest thermostats throughout, recessed lighting with dimmers, crown molding, second refrigerator in garage, whole house alarm system and more. There is a large finished basement and an office or 5th bedroom on the first floor. This home sits perfectly off the road on 1.1 acres of level land with a garden and large shed for all of your storage needs. Access to Woodbury Reservoir and Pool. Located one hour from NYC. Easy train or bus commute, Major shopping and restaurants nearby. Don't miss it. Won't last! Appliances: Gas Cooktop BuildingAreaSource: Public Records, ConstructionDescription: Vinyl Siding, FireplaceFeatures: Gas, InteriorFeatures: Crown Molding,
Amazing opportunity! If you are looking for privacy & tranquility this beautifully maintained split level located at 35 Depalma is the ultimate choice! Situated in the most sought-after neighborhood, this impressive home offers 2300+ sqft sprawled over 2 levels and will perfectly suit your needs. Starting at the outside with its huge flat grounds, you'll surely fall in love! The entire property has meticulously maintained landscaping, An expansive deck, and a fenced yard. Heading inside, the main level offers a nice-size kitchen, separate dining area and formal dining room with 2 sunfilled bedrooms, a master bedroom with a master bath, jetted tub, and a walk-in closet. The lower level includes an additional expansive living room and playroom. Some of its highlighting features include a 2 car-attached garage plus ample parking space, a big storage room, Lots of spotlights throughout and loaded with windows allowing sunshine to penetrate all-year-round. Look no further! Dont let this gem pass - schedule your showing today to make this house your home sweet home! BuildingAreaSource: Public Records,
Amazing opportunity in the Beautiful HIGHLAND LAKE ESTATE AREA, If you are looking for privacy & tranquility this beautifully maintained Raised Ranch located at 7 Columbia Circle is the ultimate choice! Situated in the most sought-after Highland Lake Estates neighborhood, this impressive home offers 1800 + sqft sprawled over 2 levels and will perfectly suit your needs. Starting at the outside with this scenic views you'll surely fall in love! The entire property has meticulously maintained landscaping, An expansive deck, and a fenced yard. Heading inside, the main level offers a nice-sized kitchen, a Dining room open to a comfortable living room, 2 sunfilled bedrooms, a master bedroom, and full bath. The lower level includes an additional expansive family room, a study room, bedrooms and second full bathroom. Some of its highlighting features include vaulted ceiling, a car-attached garage plus ample parking space, An oversized storage shed, a Private laundry room and lots windows allowing sunshine to penetrate all-year-round. Look no further! Every aspect of this home is appealing! Dont let this gem pass - schedule your showing today to make this house your home sweet home! Roof was done 2012 ~ Shed was built 2012 ~ Fence was built 2012 ~ New Heating and AC 2016, Additional Information: Amenities: Storage, ParkingFeatures:1 Car Attached, ceramic floors, oversized shed. As a bonus, buyer will receive a heavy-duty snowblower for winter convenience. BuildingAreaSource: Public Records, ConstructionDescription: Aluminum Siding, Vinyl Siding, Flooring: Ceramic Tile,
Welcome to 56 Jones Drive! This ranch style home on a large corner lot features a ceramic tiled entryway, hardwood floors and a two tier deck for outdoor entertaining. The updated kitchen boasts a center island and a skylight. All of the bedrooms are on the first level, and the primary offers a half bath en suite. A cozy living room/dining room finishes the first level. On the lower finished level, there is an opportunity for an in law suite, with an office and a large full bathroom. The large family room on the lower level features a wood stove on a brick hearth. There is also a large laundry/storage room on the lower level. Step outside the walk out basement onto the two level deck which leads to a fenced in back yard area with a storage shed/workshop and a garden. An electric vehicle charger has been installed on the side of the garage for your convenience. Great commuter location close to I87, Route 17, The Woodbury Commons, Harriman Train Station and the Bus. Walk 1/3 of a mile to the Earl Reservoir ("The Rez") to enjoy swimming, walking trails, dog park, playground, a pavilion and sporting fields. BuildingAreaSource: Public Records, InteriorFeatures: In-Law Floorplan, Storage, LaundryFeatures: In Basement, Laundry Room, PatioAndPorchFeatures: Covered,
Make your move to Brigadoon! Situated on a desirable cul-de-sac, this 4-bedroom, 3.5-bath center hall colonial sits on a corner lot with a backyard that borders expansive green space. Enter through a grand two-story foyer into more than 2,500 square feet of well-designed living space featuring 9-foot ceilings and an open, modern layout. The home showcases hardwood floors throughout, filling the sunlit formal living room with warmth through its many windows. The dining room, perfect for family gatherings and entertaining, flows naturally into the updated eat-in kitchen, complete with granite countertops, a central island, and new appliances. An adjacent butler's pantry provides additional storage and counter space. The kitchen seamlessly connects to the welcoming family room, highlighted by a cozy fireplace. Step through sliding glass doors onto an expansive patio that overlooks a lush, private backyard that blends with the natural surroundings. The main floor also features a convenient laundry room, a half bath, and access to the attached 2-car garage, which includes an EV car charger. Upstairs, the master bedroom impresses with tray ceilings, walk-in closets, and a generously sized master bath. Three additional bedrooms and another full bath complete the upper level. This home is equipped with central air, a 3-zone heating system, a full security camera system surrounding the property, and professionally landscaped grounds with an irrigation system to keep the property looking its best year-round. Residents of Brigadoon enjoy access to top-notch community amenities, including an in-ground pool, fitness center, clubhouse, and tennis courts. Located in the beautiful Hudson Valley, you're moments from hiking trails, golf courses, the renowned Woodbury Commons, Legoland, and award-winning schools. Come take a look you won't want to leave! Amenities: Pool, HoaFeeIncludes: Pool Maintenance, BuildingAreaSource: Other, ConstructionDescription: Vinyl Siding,
Step into a world of elevated design and craftsmanship with this stunning home, where every detail has been thoughtfully curated and meticulously executed. From the moment you enter, you'll appreciate the bright, open floor plan that blends everyday living with spaces perfect for entertaining. Natural light pours in through large windows, filling each room with warmth and joy. The refinished hardwood floors, custom wood kitchen with gorgeous countertops, a spacious island, and built-in features designed by a true master-craftsman create a sense of timeless elegance. The kitchen is a true highlight, equipped with ss appliances, under-counter lighting, and a skylight that bathes the space in even more natural light. Just off the kitchen, a dream-worthy 3-season screened-in sunroom offers the perfect retreat for meals with views of your private backyard oasis, multi-level deck, and a raised-bed garden ready to grow your own vegetables and fruits. With three spacious bedrooms each with refinished hardwood floors and ample space for King- and Queen-sized beds the home offers a serene, restful retreat. The custom bathroom renovation adds a few surprises with a deep medicine cabinet hidden behind a picture, a hidden built-in hamper, and a stunning double vanity. The lower level features a beautiful family room with an updated half bath (2018), a charming laundry room with handmade pine counters (2022), and all the modern conveniences you could need, including an upgraded 200-amp electric(2016) and a high-end HE System-2000 boiler for heating and hot water. Outside, the home is equally impressive, with a detached three-car garage featuring new roof (2024), remote doors, air hoses, and a compressor (negotiable). Professionally landscaped grounds include a privacy tree line along the side yard, new walkways, and elegant uplighting (2020). More updates include a new roof and skylights (2017), multi-level decks and a pergola (2017), a huge new driveway (2015), and a new front entry door (2014), ensuring this home is not only beautifully designed but also well-maintained and move-in ready. Whether you're looking for a quiet retreat or a place to entertain, this home offers the perfect blend of functionality and beauty. Monroe Woodbury Schools with a less than 5-minute walk to the Woodbury Earl Reservoir. The Village of Woodbury offers a Town Pool, Reservoir that has a Beach, lake for swimming, fishing and boating, plus playgrounds too! Close to All shops and Highways Additional Information: HeatingFuel:Oil Above Ground,ParkingFeatures:3 Car Detached,
Welcome to 2101 Rosewood Ct - a bright and airy, corner unit townhome in the highly desirable Woodbury Heights community in Highland Mills, NY! This well-maintained condo features 2 bedrooms, 1.5 baths and offers the perfect blend of comfort, convenience, and affordability with very low taxes and HOA fees. On the main floor you'll find a spacious open floor plan, with hardwood floors, crown moldings, freshly painted rooms, a convenient half bath and an updated kitchen with beautiful countertops, and appliances that are less than 5 years old. Upstairs are 2 generously sized, sunlit bedrooms, with plenty of closet space. The shared full bath is tastefully designed, and the spacious upstairs landing is currently set up as office space. Enjoy outdoor living on your private deck and secure parking in your detached garage. The well-kept grounds and amenities enhance your lifestyle, while the convenient location puts you just minutes away from local shops, dining, and recreational activities.
This beautiful 25 acre parcel in the Town of Woodbury is now available for sale! Currently, it is zoned as farm land. The owner has grown crops on a portion of the land for the past 7 or 8 years, with no pesticides. It is located in a beautiful spot, convenient to the highway, and about an hour from New York City. The view is outstanding! The land is level, and overlooks the surrounding mountains. Across the street, the property is owned by West Point and will not be developed. You're not a farmer, but love the view? The best alternate use for the next owner might be for a single family home. Please note this sale includes 2 lots 218-2-53 (11.6 acres) and 218-2-49 (14 acres). Please do not go on the property unaccompanied! CurrentUses: Single Family,
What a view! Charming cottage style home located on 1.5 private acres is adjacent to open land and has splendid views of the surrounding mountains! Just an hour or so from New York City, this is a perfect spot for your weekend getaway. Or make it your new home! The house is in the Monroe Woodbury school district and includes the coveted Woodbury Recreation the John Burke Memorial Pool, also the Park at the Rez fishing, swimming, PICKLE BALL, soccer, sensory park and more. The updated home features an open floor plan. The living room has vaulted ceilings, a gorgeous gas fireplace and windows galore, bringing in natural light and views of the beauty of nature that surrounds. The kitchen has stainless appliances and a farmhouse sink. Large bedroom has French doors leading out to the yard. Updated bathroom has walk in shower. The spacious loft is a perfect for additional sleeping area or a home office. The level property is private, with mature fruit trees. It has a circular driveway and includes a shed. Easy access to NYS Thruway, and NYC bus or train. Close to Woodbury Commons, shops and restaurants. Make this cute house in Woodbury your next home! ConstructionDescription: Vinyl Siding,
Welcome to Woodbury Heights, A Pristine and wonderfully maintained condo complex that includes a community pool, low taxes and great HOA fee. This Townhouse style Unit comes with a detached garage(An option that not all units have) with 2 floors, 2 bedrooms, 2 bathrooms and plenty of storage. First floor with a great open concept kitchen and dining room with white soft closing kitchen cabinets, granite countertops & New Stainless steel appliances. Two large bedrooms, one with a double closet & the other with walk in closet. But that's not all, Major highways, malls, schools and Woodbury Commons outlets are within 5 minutes of driving. Don't miss your chance to own this magnificent home. Schedule your showing today! & Make this your New Home.
Great location for a single family home--walk to all services. Development approvals will be necessary and there's no guarantee as of today. Bring your builders/investors who have a longer time horizon to make this work and land bank it. In the not too distant future, this will be a homerun. One of the few pre-existing, non-conforming residential lots in the area. Perfect for an entry-level, smaller home up to 1200sf. Check out the location and see if it works into your future needs.
Prime location-near by Woodbury Junction, Highland Lake Estates, local schools & major roadways! Situated on 1.9 acres in a small cul-de-sac. This impeccably maintained Colonial offers 2734+ square feet of living space & a true "walkout" basement offering an additional 1500 sq. ft. of potential living space. First floor boasts two story entry, hardwood floors throughout each spacious room, including the office, family room, formal dining, Living rooms & recently renovated powder room. Kitchen offers abundance of cabinets and expansive counter space including center island. Bright & airy throughout this open floor plan home. Second floor offers four generously sized bedrooms including the master suite which features a new full bath with marble, glass shower & large soaker tub. Front & back decks are Trex & enjoy beautiful views with a great deal of privacy. Additional storage in the shed. Enjoy the private community "resident" only parks & swimming facilities. 60 mins to NY City. Appliances: Range BuildingAreaSource: Public Records,
PRIME end unit Townhouse style home with detached garage and upgrades galore... Stay tuned! Coming soon......HOA $325 Town & County taxes are $1,697.85 Village taxes are $$1,394.69 School taxes are $$5,109.12.Total $8202- NO EXEMPTION
Welcome to Woodbury Heights! A Highly Desirable Complex! This 2 Bedrm 2 Bathrm home is bright & airy! It is Well Maintained & in Move-In-Condition! As you enter your private entrance you have a coat closet & bright foyer, stairs lead into the home. The Floor Plan is a nice one. Large Bright Living Rm with Sliders to the Deck, which is a great place to relax! The Kitchen is Open w/a Great Dining Area & very Large Pantry. The Primary Bedrm is King Sized, features 2 Closets & an ensuite which is a plus! The second Bedrm is a great size & bright, there is hall closet that can easily be used for the 2nd Bedrm. No Carpets! Parking is never a problem! Community pool to enjoy in the summer! A perfect Location for Commuters! NYC Bus Stop at development entrance! Minutes to Highways, Woodbury Commons, Shopping, Restaurants, Schools & Public Transportation. Living in the Town of Woodbury means you get to enjoy Woodbury Recreation that features pool, reservoir, parks, sport fields, & pavilion!
This stunning 5-bedroom, 2.5-bath center hall colonial offers the perfect blend of comfort and charm. Featuring quartz countertops, stainless steel appliances, and a cozy, modern electric fireplace. This home exudes warmth and style. The semi-finished basement includes a laundry area and freestanding pellet stove. Outdoors, enjoy a two-level deck, an above-ground pool, and professionally landscaped perennial gardens on a private, wooded lot with breathtaking mountain views. Located in Cornwall Central School District, this property backs up to deeded "Forever Green" land for ultimate privacy. With central air, a new roof, and quick access to major highways, shopping, and dining, it's ideal for easy living. Residents also enjoy access to Woodbury Recreation, Earl Reservoir Park, and nearby attractions like West Point, Bear Mountain, and the Heritage Trail. Don't miss this chance to own a serene retreat with endless amenities! Additional Information: HeatingFuel:Oil Above Ground,ParkingFeatures:2 Car Attached,
Nestled on a private cul-de-sac with four homes, this stunning Mother/Daughter residence sits on a serene .74-acre lot with a beautiful wooded view. Recently updated, the home features 3 brand-new decks accessible from both the kitchen and dining area perfect for relaxing and taking in nature. The lovely eat-in kitchen boasts abundant granite countertops, bright cabinetry, and new appliances. Sunlight pours into the living and formal dining areas, creating a warm, inviting space for family and friends. Both the master and common bathrooms have been tastefully updated, and the home offers a versatile 3-season room that can function as an office or den. The home is adorned with stylish tile and trendy vinyl/laminate flooring throughout. The lower level offers its own full kitchen, generously sized bedroom, full bath, and fireplace, making it ideal for extended family or guests. A second deck off the lower level provides additional outdoor living space. Additional features include a brand-new driveway, updated heating system, recently serviced septic, and beautifully landscaped grounds. Residents also enjoy access to Woodbury's private recreational facilities, including a pool, parks, and lake areas. This home is in a convenient commuter location, just minutes from major roadways and commuter services an hour from New York City! This is a rare opportunity to own a beautiful, updated home in a peaceful setting in Orange County Highland Mills neighborhood area. Don't miss out-schedule your showing today!
Better than new Side Hall Colonial with wrap around porch, lovingly renovated & upgraded thoroughly with an addition, featuring sitting room/ parlor, pocket doors, Bay window, and cherry hard wood floors. Original woodwork and trim have been refinished. Owners have upgraded electrical and plumbing systems as well as insulation and upgraded windows. Additionally C/A, upgraded natural gas fired boiler heating system has been added. This home offers a double lot and detached 2 car/ Garage/ Barn & professional Workshop WITH 220 v POWER. Double lot is partially fenced with beautiful perennial gardens and plantings. Convenient proximity to the town pool, Highland Mills town park & beach. Thruway entrance, Harriman Railway Station & Metro North to NYC, only a few miles south near the Woodbury Commons shopping center. Harriman State Park, offers numerous lakes and hiking trails for all. Various stores, services & numerous food shopping centers are also conveniently located in the area.
Nestled at the base of the Schunnemunk Mountains, this lovely Colonial has 15 acres of beautifully manicured gardens including a driveway lined with pear trees, creating a tranquil retreat. The kitchen has antique white cabinetry, central island, granite counters, ss appliances, & dinette area that flows into the family rm, with wood-burning fireplace. The 1st floor has a large living & dining rm, a powder rm, & walk-in pantry w/ cabinets & granite surface. Upstairs, has 3 generously sized bedrms, a full bath, & laundry rm. The master suite has turret ceilings, walk-in closet, & full bath with a jacuzzi tub. The huge bonus rm offers versatile space. The full basement, with an extra 1200 sq. ft., & 3-car garage w/ high ceilings provide ample space. Includes hw floors, solar panels for energy savings, & a private creek running through it. Enjoy the Trex deck, paver patio area, hot tub, & stunning mountain views adjacet to state land. Access to Woodbury Recreation.
IN DESIRABLE BRIGADOON, RARE OPPORTUNITY - ENJOY ONE OF THE BEST PRIVATE LOCATION'S, INCREDIBLE VIEWS AND SPACIOUS + FLEXIBLE FLOORPLAN WITH MANY ROOMS! This young 2004 built Colonial residence with oversized rooms and a sought after floor-plan is situated on 0.62 picturesque acres with no neighbor on one side and a private backyard! Greeted by the beautiful front porch (trex) a feeling of ambiance welcomes as you approach this delightful home set up on a knoll. Offering 4/5 Bedrooms, 4 Bathrooms, an office, Finished Walkout Lower Level & 3 Car Garage! The great room is surrounded by walls of windows allowing for wonderful natural light to flow in. Custom blinds fitted throughout and there is a wood-burning fireplace perfect for cozy winters in the great room. It also has an adjacent bonus room for added living space (playroom, guest space, etc.) The wonderful Granite Kitchen is so spacious and has many cabinets for plenty of storage along with a large center island with seating. Beautiful hardwood floors flow throughout the main level including the formal living & dining rooms. The primary bedroom suite is tremendous! It has trey ceilings, large double closets and a spacious full bathroom. All secondary bedrooms are spacious and have wonderful views from every window. You'll love the gorgeous backyard patio surrounded with stone pavers & a built in firepit allowing for multiple areas to enjoy outdoor entertaining. The walkout lower level is a prize! Built for entertaining and continuous enjoyment it has: a full wet bar with granite counters & seating, a media room for comfortable move nights, convenient modern full bathroom and easy access to the garages. As a Woodbury Resident you have access to the incredible newly designed Pool, Private park w/beach access & Lovely walking trails. To top it off, the upscale Brigadoon community offers on site amenities including pool, gym, tennis & tot lot. There's space for everyone here. This location affords close proximity to shopping, transportation and Route 32/Palisades pkwy/I-87. Your search ends here...you've found your forever home. Welcome home to Brigadoon in Highland Mills!
Don't miss this fantastic center hall colonial!l Less than two miles from the Thruway & Palisades!An easy commute! Meticulously cared for and updated home with over 230k in upgrades (most in the last six years). BREATHTAKING foyer with vaulted ceiling! Huge Primary Bedroom w/ sitting rm,soaring ceiling, rec. lighting. En-suite bath w/tray ceiling, new granite vanity top & sinks & faucets,stunning new light fixtures,big marble shower w/bench,Jacuzzi tub, lg.toiletry closet. Wood floors throughout home.Professional kitchen with 6-burner Viking range, Bosch double ovens,8 ft. Island w/ prep sink, built-in refrigerator, newer dishwasher. Anderson sliders to oversized deck.Solar panels provide long-term savings and are *OWNED (approx.30k)! Vacation in your SPECTACULAR YARD with IN-GROUND HEATED POOL (20x40 ,w/sunning ledge, paver pool deck),pergolas, patio, beautiful plantings! Relax in POOL HOUSE (bathroom, lounge,Kitchen).M-W Schools!AMAZING Woodbury Recreation! *Sq.Ft. Incl. fin. bsmt. ConstructionDescription: Vinyl Siding, ExteriorFeatures: Gas Grill, InteriorFeatures: Bidet,
Welcome to your dream home! This stunning 5 bed, 4 bath home offers an outdoor space that will take your breath away. This exquisite property is located in a sough-after neighborhood and offers the perfect blend of elegance and comfort. Step inside and be amazed by the meticulous attention to detail and the abundance of natural light throughout. The main level features an open floor plan, creating a seamless flow between the living spaces. The kitchen is a chef's dream, equipped with high-end appliances, custom cabinetry, and a generous island. The outdoor space is a true oasis, highlighted by the in-ground pool surrounded by lush landscaping and a spacious patio. Don't miss the opportunity to experience the lifestyle you've always dreamed of in this remarkable residence. Additional Information: ParkingFeatures:3 Car Attached, ConstructionDescription: HardiPlank Type, Stucco,
Welcome to this beautiful, maintained Mother-Daughter, perfectly nestled in the heart of Highland Mills, minutes away from the renowned Woodbury Commons Outlet. This unique property, located on a private road, offers the best of both worlds: the tranquility of private land and the convenience of being part of a welcoming community. Featuring two fully equipped kitchens and spacious living areas, this home is ideal for those who value privacy while living with extended family or looking to generate a rental income for 1/2 the mortgage. The updated bathrooms and generous space ensure comfort for more than one family, making it a perfect fit for large families or those seeking an investment opportunity. The lot provides a serene, private setting with the potential for future development or sale of connected private land. This property is truly a must-see for anyone seeking a peaceful retreat with the flexibility to live with family or independently. Buyer's agents are welcome!