Roger Wilkinson

Edwards CO Home for Sale

Here is your perfect Edwards Townhome with spacious rooms, vaulted ceilings in entry and primary bedroom. Main level has 9' ceilings for a expansive feeling. You will enjoy cozying up to your living room fireplace, and spending time on patio that backs up to HOA open space. You may see wild life wandering through the area. This well maintained townhome has a number of upgrades and comes with an attached garage. You will love all of the storage space, especially the full crawlspace set up for organized, high volume storage. As a home owner you are automatically a member in the Homestead Court Club health club. The club features make it one of the nicest health clubs in the Valley. The Edwards area, with a population of 11,000 residences; the largest in Eagle county, has restaurants, shops, movie theater, grocery store. Everything close at hand. And being up valley, your close to skiing, hiking trails, mountain activity just out your door. You need to jump on this today! Open house to public and brokers, Monday, August 24, from 2pm through 5pm.

Gypsum CO Home for Sale

A wonderful single family that is meticulously maintained inside and out. Upon entering the great room with vaulted ceilings, the living room, dining room, & kitchen flow out to the back yard patio oasis. Located on a quite Cul-de-sac, you will love your private hot tub, with professionally maintained landscape backing up to a pond. On the main level is your primary and 2nd bedrooms, each with their own baths. The upper level is your 3rd bedroom with en-suite bath, a private area for your guests or kids. Priced to sell quickly. Jump on this fast. Pro pics and virtual tour will be added by 8-21-26.

Edwards CO Home for Sale

REDUCED $74,000!! A captivating duplex in a quiet setting at the end of a cul-de-sac in upper Singletree. Beautiful ski slope views backing to open space. Main floor master with walk-in closet and remodeled luxurious bath w/ heated floor, steam shower. Easy access from master to hot tub on back deck. Brand new DaVinci roof (50 year warranty). Fabulous remodeled kitchen perfect for entertaining with custom cabinets and gas range. Spacious 2-car w/ ample storage. Meticulously maintained!

Gypsum CO Home for Sale

The view from the back of the home is a pleasant surprise; phenomenal views of open space & Castle Peak. Open concept floor plan, landscaped terraced backyard with flowers & gardens. The main floor includes the master bedroom with large walk-in closet & 5-piece master bath located at back of home with great views through the wall of windows & there is a second bedroom or/office & bathroom off the spacious entrance foyer. The upstairs features a spacious family room & 2 more bedrooms & full bath.

Gypsum CO Home for Sale

Great location on a quiet Cul-de-sac street, with views of Castle Peak and the surrounding areas, located in the popular neighborhood of Buckhorn Valley, large fenced back yard. Close to Costco and the Airport.

Avon CO Home for Sale

This 3 bedroom, 2 story condominium offers a great floor plan with spacious living areas and mountain facing deck. The large upstairs bedroom has plenty of closet space and a large bath. Perfect location in the heart of Avon with easy access to skiing via the Westin Gondola. Walk to the rec center, library, bike path, Eagle River, Nottingham Lake, shops and dining. Views are south to Beaver Creek and Bachelor Gulch. Front desk management and strong rental potential complete this resort getaway.

Eagle CO Home for Sale

Price Reduced!!Corner lot with large fenced in yard and mature landscape, with big patio, raised planting beds, large garage with connector between home that is set up as office, work area, garden planting area with big windows. Main level has a spacious vaulted ceiling living room, family room, plus dining room and kitchen with SS appliances. Main level master, upper level has two bedrooms with Jack & Jill bath, and loft area with built in book shelves. Huge unfinished basement with 4 windows

Eagle CO Land for Sale

Spectacular surround mountain views, on this private 35 acres in a very quite setting. Part of only an 8 parcel community. Feels very remote yet just 5 minutes back to City Market and 10 minutes to downtown Eagle. Close to Eagle County airport. West property boundary abuts BLM land. Expand out, build and play on this rural mountain setting that's just 20 minutes back to Beaver Creek.

Beaver Creek CO Home for Sale

Beautiful stylish Euro mountain home with stone, stucco, and wood beam accents is warm and inviting. 4 bedrooms, 6 baths, plus office, family room, 4 gas fireplaces, and den that could become 5th bedroom. Master bedroom has A/C! Two patios, one with a new hot tub, and a large deck for entertaining. Heated driveway and back patio offer care free winter maintenance. Home is light and bright with many large windows throughout. Well maintained and furnished, this hidden gem is not to be missed!

Avon CO Home for Sale

3 bedroom condo in the heart of Avon with a wood-burning fireplace. Ability to lock off 2 bedrooms separately to maximize rental potential. Avon's restaurants, entertainment and amenities are just out your door and you're just steps to the Riverfront Express Gondola that gives you access to Beaver Creek's world class skiing. $1 million in improvements to the building recently. A great investment condo or a home away from home in Vail!

Eagle CO Home for Sale

Enjoy riverside living in your beautifully renovated townhome complete with a private deck and lower level walkout to enjoy the courtyard and rushing sounds of the river. Updated with stainless appliances, custom paint, modern light fixtures, durable Pergo flooring, new carpet upstairs, new tile and vanities in all bathrooms. You can kayak from your backyard, go play in the park, stroll into town for dinner or hit the new bike trail to Wolcott. Welcome Home.

Gypsum CO Home for Sale

Priced to sell now! Freshly painted and new carpet top to bottom, New disposal, new SS refrigerator, gas range, dishwasher. Detailed out and ready to occupy.

Gypsum CO Home for Sale

What all the locals are looking for: newer Single family with 3 bedrooms, 3 1/2 baths, full basement with a new permitted bath already installed. Basement has room for an additional bedroom and family room, plus storage. Large two car garage with all walls insulated and covered in plywood/fiberboard. Fenced in yard with deck. One of the few homes in the county under $500,000 and ready to occupy. Call today to set up your appointment.

Avon CO Home for Sale

Wow, a home backing up to the Eagle River, and only 5 minutes to Beaver Creek. With 4 bedrooms each with there own full bath, plus two half baths, two laundry rooms, family room with very nice wet bar, two gas fireplaces, deck, patio with large hot tub. Home is low maintenance with solid all stucco siding and a 50 year plastic composite roof. Upper 3 bedrooms and main level are all zoned air conditioning and entire home is in floor radiant heat. Plus this lovely home has full water softener system and water conditioning systems in kitchen. There is an extra room that can be an office or an extra bunk room. Check this out today!

Avon CO Home for Sale

Convenient location at the bottom of Beaver Creek in Avon. Near Avon bus stop, and short walk to Beaver Creek buses to get you up to the village. On 3rd floor so no one is above you. 2 bedrooms and 2 baths, all appliances including full size washer and dryer and furnished. Wood fireplace and deck from living room looking to the north. Extra storage closet in outer hallway by front door. Get your foot in the door to own for less than you pay for rent. HOA info @ <www.liftviewcondos.com> Move on this today.

Gypsum CO Home for Sale

Built in 2018,, this lovely home has a fully fenced in yard for dogs & kids & privacy, opens to common green space at front. Good size two car garage with high ceiling, and a full unfinished basement with two windows for good natural light, roughed in for future bath. Air conditioning for summer is already installed. With 3 bedrooms and 2.5 baths. Ready for you to move in soon.

Eagle CO Home for Sale

You'll want to see this great new opportunity in Eagle Ranch! Red Cliff model Village Home with income producing 1 bd apt. Tour it now with the attached Matterport tour. It's got a great location with 5bd,4.5 baths in the main home and a full 1bd/1ba in the apt. above the garage. Inside you'll find a smart, functional floor plan with plenty of room for family and guests. Its got great finishes, is on a large corner lot and so much more. Easy to see. Call and we'll get you scheduled.

Avon CO Home for Sale

This spacious and sunny 3-bedroom top floor condo features new carpet and paint. Owners enjoy all the conveniences of living just steps from Nottingham Park and all the conveniences of Avon.

Gypsum CO Home for Sale

Wow, a single family with 4 bedrooms, 2.5 baths, with over 2100 square feet of living space, a huge two car garage with lots of extra room for storage, and one of the Best locations backing up to the Colorado River and the lake. Boat, fish, water sports out your back door. Owners boated and fished out the back and snorkeled in the lake. Home was new as of January 2018. This is one of the most popular floor plans in Two Rivers. All Home Owners Association info is at www.TwoRiversHOA.com

Avon CO Home for Sale

LAKEFRONT LIVING: Wonderful opportunity to own the only 3 BD/ 3.5 BA at Bel Lago right on Nottingham Lake. This well cared for mountain home escape has the location and amenities to satisfy even the most discerning buyer with sweeping views of the lake, pool and Beaver Creek and with high end finishes including Wolf appliances, hand scrapped hickory wood floors and air conditioning to beat the heat. Amenities include pool & hot tub, underground parking in a secure building with elevator. Enjoy your morning coffee or evening cocktail while watching the paddleboarders on the lake or walk to ''the beach'', amphitheater, volleyball courts & tennis, and all of the restaurants and shops that Avon offers. On the bus line for easy access to town and skiing. Lake life at its finest. OPEN HOUSE: SATURDAY, JULY 10th from 1:00 - 4:00

Edwards CO Home for Sale

Main level has office, living room, dining room, open kitchen with pantry, primary bedroom/bath, powder room, laundry room, Large spacious two car garage. Upper level has two bedrooms and full bath. Finished lower level with it's own separate entrance. Lot is over a 1/3 of an acre. Large driveway with plenty of parking. Single Family is on a Zoned duplex lot. Home built in 1995, roof replaced in 2006. Capital Roofing has inspected roof, confirmed it is in good shape, just need some shingles replaced. They can do and give new owner a 5 year certification on current roof. Furnace and fireplace recently serviced. Water heaters were replaced in March of 2021.

Avon CO Home for Sale

Wow, a 2 bedroom, 2 bath, with full size washer & dryer, remodeled, updated, super clean, ready to occupy, Liftview condo, backing up to west side yard, away from the parking lot, looking to the west towards the Eagle River. Easy walk to Avon park and lake. Avon bus stop near by. Short walk to Beaver Creek bus to the ski mountain. Right next to the bike path along the Eagle River. Do as your primary, or long term rent and short term rentals allowed. Liftview is a very well run HOA with a large reserve and dues have been maintained without any raises for a long time with no special assessments. Sellers will accept offers through Monday, Nov 8, until 6pm. Offers will be reviewed and responded to on Tuesday, Nov 9th, by 6pm. HOA pays for water & Sewer, each unit is separately metered and HOA bills back to each unit actual usage, average is about $50/month for this unit. All info for Liftview condos HOA is at web www.liftviewcondos.com

Eagle CO Home for Sale

This beautiful & spacious single family with 5 bedrooms, 4.5 baths, has 3 gas fireplaces, fenced in back yard with covered hot tub, heated garage with built in cabinets. On a private cul de sac with easy access to Eagle Ranch amenities, and backs up to open space. Rooms include a main level primary bedroom with den, Mud room and storage, lower level game room with pool table, fireplace, and wet bar. Updated landscape is all around.

Gypsum CO Land for Sale

This is a fantastic 5 acres with 360 degree views, flat building envelope. One of the only acreages in this subdivision that you can build a 4000 sq ft home PLUS a 1000 sq ft accessory unit. You can have one domestic animal per acre. Zoned agriculture. HOA maintains open space, fences and gate and plowing. Access to BLM.

Edwards CO Land Lot for Sale

If you are looking for a piece of land (19.158 acres) that has it all, breathtaking views, incredible aspens and wild flowers all in a picturesque setting. Endless views of the Gore Range, the Lake Creek Valley and so much more. Skiing is only 20+/- minutes away at world famous Vail and Beaver Creek.The property is located at the top of Colorow at an elevation of 8,500 ft. A paved road serves this private gated community. Electricity serves the property and a well is on the site.Ideal for creating a family compound, private getaway and a place to live life to the fullest.You will be glad you did.Note: the physical address is 2423 Colorow Road, Eagle County Colorado.Previously called Squaw Creek Road.Colorow is a name derived from a UteIndian chief in the 1800's.

Gypsum CO Land for Sale

What a beautiful raised lot with endless views looking back to the East Gypsum Valley, to the North, and South. Golf club house is just down the hill. Seller has a development package that includes survey, lot engineering, soils report and approved DRB plans that seller will supply buyer for an additional fee of $30,000. Seller paid 77,496.50 for the above.

Dotsero CO Land Lot for Sale

Wow, This is the only acreage available on the Colorado River in Eagle County. Very useable land with mountain views. Private and yet easy to access. Water rights with drilled well that allow 15 GPM, and river water rights allowing 15 GPM. PUD says a single family up to 4000sqft, plus accessary building. Your basement, garages, and accessary building are not included in floor area calculations. You are allowed 2 dogs. No large livestock allowed. See Documents attached: PUD guidelines, Water Rights, and PUD map. At SE corner of property abuts BLM land.

Gypsum CO Land Lot for Sale

Welcome to your dream homesite: 5 acres nestled in the heart of a picturesque subdivision, this exceptional lot has breathtaking 360 degree views. Imagine building your perfect sanctuary: a spacious 4000 sqft home, complemented by an accessary unit up to 1000sqft, and a charming barn, all nestled within this expansive landscape. Whether it is a sprawling estate or a cozy retreat, the possibilities are endless. Embrace the freedom of rural living with the convenience of town utilities already in place. And with agriculture zoning permitting one animal per acre, you can fulfill your countryside dreams, whether it's horses, chickens, goats, cows. Your new haven also offers access to BLM land, providing endless opportunities for exploration and adventure right in your backyard. Just a short 30 minute drive away, you'll find yourself at the doorstep of world-class skiing at Beaver Creek and Vail. Don't miss out on this rare opportunity to create the lifestyle you've always dreamed of. Seize the chance to call this piece of paradise your own and start living the life you deserve. Schedule your viewing today and let your imagination run wild with the possibilities.

Avon CO Home for Sale

Opportunity to buy both halves of duplex, not currently subdivided, west half has 3 bedrooms, 3 baths, and a two car garage. East half has 3 bedrooms, 3 1/2 baths and over sized one car garage. Property was built in 1995 and is mostly in original condition. This was just appraised for both sides ''as is'' at $1,800,000 with a total living square footage of 4514 square feet. All inside pictures in MLS are of the vacant west side of unit. East side is long term tenant occupied. This is priced at only $399/square foot! All appliances as seen at showings will stay with units at closing.

Avon CO Home for Sale

Wow, a fully remodeled 3 bedroom, 3 bath in the Heart of Avon, AC added to all bedrooms and living area. With washer, dryer in unit, and all exhaust fans vented to the outside. Modern furnishings included with some exclusions. Deck is a large 10' X 32'.Out south side door your just a short distance to main Avon free bus stop to Vail & Beaver Creek, and from here a short way to the gondola!Short and long term rentals allowed. Two non assigned parking spaces, one in garage, one outside. Sellers already paid 1st special assessment for two new elevators, and assessment for exterior repairs/upgrades will be paid by sellers.

Bond CO Land for Sale

1929 Copper Spur Road is a 3.75-acre property in Eagle County, Colorado. The ready-to-build homesite provides an owner with the opportunity to build their 'home', a 'cabin', and a place to get away from it all. Located within minutes of multiple Colorado River rafting and fishing boat ramps - and immediate [out-the-door] access to hiking trails and hunting (GMU 15) on the adjacent BLM land. 1929 Copper Spur is 41 miles to Vail, 30 miles to Eagle, 50 miles to Steamboat Springs. 'Live Water' from Yarmony Creek is stored in four 2,500-gallon water tanks [10,000 gallons total] to irrigate the garden and multiple fruit trees [an 'orchard' of apple, crab apple, and apricot]. The water well was drilled in 2022 and produced 15 + GMP. Zoned ''resource'' per Eagle County zoning guidelines. Available upon request are: An ILC, an interactive map, the Eagle County Zoning guidelines for 'resource' zoning, and a video of Yarmony Creek.

Edwards CO Home for Sale

Well maintained Stonegate Village Townhome! This home offers 2 bedrooms, 2.5 bathrooms, & attached garage. Bright, open floor plan features vaulted ceilings, hardwood floors on the main floor, new stainless steel appl, tiled bathrooms, newer high-end carpeting with memory foam pad, & so much more! Each bedroom has it's own private bathroom. Huge 5' crawl space is the entire span of home provides you lots of extra storage. Great location walking distance to Edwards shops, park, & restaurants

Gypsum CO Home for Sale

Aspen Ridge's Original Developer's Model Unit is on the market! Aspen Ridge is one of the most sought after neighborhoods in the entire Vail Valley right now and the new homes are not available until November. You can move into this one today! 3BD/2.5BA, 1920 Sq. Ft. home with A/C & 2-Car garage. 960 Sq. Ft. unfinished basement should you need more room. Opportunity is knocking, will you answer? Jump on this one quickly! 3D Video Tour: https://my.matterport.com/show/?m=V4tnweTtxBW&brand=0

Vail CO Home for Sale

Unit 167, Building D which is closest to the front desk and all amenities. Substantial upgrades make this property one of the finest in Manor Vail. Washer/Dryer hookup, easy walk out the patio door to Ford Amphitheater and Betty Ford Gardens. Steps to the ski slopes, 9 minute walk to the Village. Superior unit, a great show; it will sell itself!

Gypsum CO Home for Sale

Located on a stunning golf course homesite with open mountain vistas this spacious 6 bedroom home is not to be missed. Offering a functional floor plan featuring two Master Suites, private study, a gracious great room with vaulted ceilings to bring in the views as well spacious walk-out lower level. The The large rear deck is a perfect place to entertain family and friends in a wonderful setting.

Vail CO Home for Sale

Price slashed by $35,500 for a quick sale! This Euro style duplex is ready for a remodel and priced accordingly. Located at the top of West Vail North, you have southern exposure with panoramic views backing up to the White River National Forest. You are just a couple of miles back to Vail Village.

Edwards CO Home for Sale

Six Bedroom single family home on the Eagle River within a short stroll to the Riverwalk at Edwards. Minutes from Beaver Creek, this home is centrally located in the Vail Valley. If you need space, this is the place.

Vail CO Home for Sale

Remodeled 2 bedroom, 2 bath, fully furnished condo, on Vail's free bus route, with stop near by. Year round hot tub and summer pool at complex. Grocery store, video store, and liquor store on site. Views of landscaped yard, volleyball court, and East Vail waterfalls from deck. A hidden jewel in Vail!

Avon CO Home for Sale

Beautiful south-facing views into Beaver Creek from this 2-bedroom/2 bath home! Live in town within walking distance of the Westin Gondola to whisk you away to Beaver Creek. close walk to Nottingham Lake, Avon Rec Center and the shops and restaurants of the new and improving Downtown Avon!

Gypsum CO Home for Sale

New single family featuring a large kitchen with brand new stainless steel appliances. This two story home includes three bedrooms with two and a half bathrooms including a two car garage and an unfinished basement!

Eagle CO Home for Sale

Spacious home on nice corner lot in the desirable Village Homes neighborhood of Eagle Ranch. Home features 4-bedrooms with office/study, fully finished basement, livable floorplan, air conditioning, and 3-car garage for all of your toys. Large fenced backyard with stone patio is perfect for entertaining and plenty of room for the kids. Enjoy all of Eagle's wonderful amenities just steps away - restaurants, parks, bike paths, movie theater and more.

Gypsum CO Home for Sale

Beautiful duplex with river and mountain view. Great views of the Glenwood Canyon and Colorado sunsets.Low HOA. New carpet in living room, stairs and hallway. Bus route.

Gypsum CO Home for Sale

REDUCED $15,000-- 3bd, 2ba Beautiful move in ready home! Lots of updated features, new wood floors, new paint, new carpet within the last year, stainless steel appliances, glass back splash and beautiful window coverings. lots of open living space with plenty of natural light. The owners are motivated to sell!

Eagle CO Home for Sale

Best location at MacDonald Street Townhomes, end unit with open space and Castle Peak views to north. Quality built, well managed HOA, instead of basement this is garden level with Castle Peaks views from lower level windows. Stainless appliances, granite counter tops, Alder cabinets, 9' ceilings, gas fireplace, gas heat, beautiful mature landscape. Relax in your back yard hot tub! This is the unit not to miss. Square footage- 1466 finished, 768 unfinished, total 2234.

Eagle CO Home for Sale

Finally something to be excited about! Look at the view from this 4 bedroom home in Eby Creek Mesa perfect for a family. Bordering BLM land, the view is unobstructed to the Sawatch Range and overlooking the Eagle Valley. This home features a master suite with its own deck and fireplace, family room, game room, 2 car heated garage, and expansive deck with pergola to soak in the old growth juniper and pinion forest setting. New roof in 2013.

Vail CO Home for Sale

One of the few condos in Vail with an over sized garage. Unit is original condition.; 1/2 Car Additional

Vail CO Home for Sale

Dead on Vail Mountain views from living and dining rooms. You can see from Golden Peak back to west side Simba Run from 3rd floor balcony. Fully furnished 2 bedroom, 2 bath condo with two owner lock off closets inside and ski locker in garage. 1st level is all covered parking for owners and guests. On site HOA management, two hot tubs, summer pool. From the parking garage to where you step into the snow by gondola and chair 8 is only 265 steps. I counted. ST management by Destination Resorts.

Edwards CO Home for Sale

Completely remodeled contemporary tucked away on a quiet cul-de-sac high in Singletree's coveted 4th filing. New or recent: roof, windows, stucco/stone, brick paver drive, trim, wood flooring, doors, fixtures, heat, baths & much more. Stunning Italian Arclinea stainless steel kitchen featuring Gaggenau appliances. Light & bright walk-out lower level with theater, family / exercise area, plumbed & framed for 4th bath. Mere minutes to the Sonnenalp Club, schools, parks and ski slopes.

Avon CO Home for Sale

One of the best locations in Eagle Vail right on Trout Pond. Beautiful recent exterior upgraded remodel with huge decks, and interior updated. You are right between Vail and Beaver Creek.

Gypsum CO Home for Sale

This stunning home has been meticulously cared for. Backing up directly to one of the large ponds, this is perfect for a couple, empty nesters or start-up family. Stainless steel appliances, high-end finishes throughout this home with an inviting open floor plan and a beautiful setting, conveniently located at the end of a cul-de-sac.

Avon CO Home for Sale

Fully remodeled inside and out, gorgeous single family on the Eagle River with super river views. One of the best locations in complex. All appliances and hot tub are included.

Avon CO Home for Sale

Super clean 2 bedroom, 2 bath, 1st floor condo with garage right next to condo entry, near Town of Avon bus stop, just across street from Westin ski lift, easy access to town amenities. Newer appliances, gas fireplace. HOA dues include regular items plus heat, hot water, gas, cable TV.

Gypsum CO Home for Sale

Charming single family home with two bedrooms two full baths and a one car garage. Parking on the side of the house for two additional cars. Enjoy the lake view from the deck and the community pool!

Gypsum CO Home for Sale

A new construction home with the Colorado River out the backdoor! Our new four bedroom floorplan at Two Rivers Village features an open layout and a two car garage. This gorgeous home is a great opportunity to own. *Not actual photos, representative of a similar home built by the Developer

Edwards CO Home for Sale

Super neat, ready to move in home, great location on the Eagle River with southern views to the Sawatch Range and Mount Jackson & Gold Dust Peak. Enjoy your gas fireplace while watching TV, or sit on the patio and watch wildlife in the wildlife corridor. All the built in shelving throughout this home and garage stay. HOA dues include heat, gas and hot water. These units go fast.

Edwards CO Home for Sale

This spacious, upgraded garden level condo is one of the very limited 3 bedroom homes under $400,000 between East Vail and Edwards. Included are two baths, an attached garage. HOA dues, besides regular items include heat and hot water. You are just steps to the play ground, pool, hot tub, and Eagle River. Just about only condo complex the will qualify for VA, FHA, USDA, plus any regular conventional loan.

Gypsum CO Commercial Sale for Sale

New construction. Heated Storage Warehouse located across the road from Vail Valley Jet Center and Eagle County Airport. 864sf 18x48 with 15' ceilings. Bathroom in common area. 14' Bay Doors. Ideal for Contractors, Businesses, RVs, Boats, Big Toys, Car Collections. Low HOA Dues; Building + Land

Bond CO Land for Sale

What a cool piece of dirt, in a very quite, private setting. Surrounding Mountain views, wild life, Yarmony Creek on property. Interesting rock formations. Abundant trees. Old sheds, cabin, & out buildings on property. Rehab or do what you like with them. Permitted well drilled in 2022. Just does not have pump installed yet. Power pole on site. Zoned Resource in Eagle county. AS Will Rogers said ''Buy land. They ain't making any more of the stuff!'' ''Don't wait to buy land. Buy land and wait''.

Other CO Home for Sale

Great Views. Sun All Day. Loft Can Be Used As Third Bedrm. Cathedral Ceilings. Ceiling Fan In Living Room. Oak Cabinets. Duettes In Most Windows. Includes Washer & Dryer.