OUR AGENTS' LISTINGS

1-21/53
  • 2565 Nickson Way in Sooke: Sk Sunriver Land for sale : MLS®# 964067

    2565 Nickson Way Sk Sunriver Sooke V9Z 1P8
    Main Photo: 2565 Nickson Way in Sooke: Sk Sunriver Land for sale : MLS®# 964067
    $449,900
    Residential
    Status:
    Active
    MLS® Num:
    964067
    Beautiful ocean views from this 0.16 acre lot located at 2565 Nickson Way in Sunriver. VICTORIA SIDE of Sooke $449,900 plus GST. Building Plans are available, Rancher with walk out basement, Plans in for approval ( permits close to ready) Some Fees have been paid. Quick Possession. More details
    Shayne Fedosenko
  • 32 7021 Grant Rd in Sooke: Sk John Muir Manufactured Home for sale : MLS®# 964152

    32 7021 Grant Rd Sk John Muir Sooke V9Z 0N7
    Main Photo: 32 7021 Grant Rd in Sooke: Sk John Muir Manufactured Home for sale : MLS®# 964152
    $369,900
    Residential
    Status:
    Active
    MLS® Num:
    964152
    Bedrooms:
    2
    Bathrooms:
    1
    Floor Area:
    840 sq. ft.
    Smartly done and recently renovated with new floors, paint, updated electrical. This classy 2 bedroom, 1 bathroom manufactured home is in one of Sooke's finest mobile home family parks. Located close to bus route, schools, 5-10 minute walk to Sooke's Town Core. (Pad rent is $500 per month for the first year) Sits on a huge manicured lot. Home features open Kitchen-Dining and Living room with a classy built in bar area, 2 good sized bedrooms, Master has his and her closets, in suite laundry area and updated 4 piece bathroom. Massive 7' x 36' covered front deck, bonus storage shed/workshop, small greenhouse and garden area, 2 parking spots. Immediate possession! $369,900. Open House Saturday May 25th 3:00 - 4:30pm More details
    Shayne Fedosenko
  • Lot 1 Owl's Nest Pl in Sooke: Sk East Sooke Land for sale : MLS®# 963703

    Lot 1 Owl's Nest Pl Sk East Sooke Sooke V9Z 1A9
    Main Photo: Lot 1 Owl's Nest Pl in Sooke: Sk East Sooke Land for sale : MLS®# 963703
    $649,900
    Residential
    Status:
    Active
    MLS® Num:
    963703
    Beautiful ocean views of the Sooke Harbour from this approximately 3.5+ acres lot. Pick your building site to take in the serene surroundings. Located in East Sooke in a newer subdivision with high end ocean view homes. city water, common area for Boat or RV Storage. East Sooke Park, Ocean Access and World Renowned Silver Spray development is a few minutes drive away. (Strata fees $111 per month). Priced at $649,900. More details
    Shayne Fedosenko
  • 2081 Longspur Dr in Langford: La Bear Mountain House for sale : MLS®# 963854

    2081 Longspur Dr La Bear Mountain Langford V9B 0E7
    Main Photo: 2081 Longspur Dr in Langford: La Bear Mountain House for sale : MLS®# 963854
    $939,900
    Residential
    Status:
    Active
    MLS® Num:
    963854
    Bedrooms:
    4
    Bathrooms:
    3
    Floor Area:
    2,118 sq. ft.
    OPEN HOUSE SUN MAY 26 2-4PM. NEW PRICE! Welcome to your perfect family home situated on a no-through road at the base of Bear Mountain. This 2008-built home boasts 4 bedrooms & 3 bathrooms, including a convenient 1 bedroom in-law suite down. The open living area offers a welcoming space for relaxation and entertainment, adorned with attractive finishing's, a gourmet kitchen with granite countertops, complete with a central island, & tasteful wood floors throughout. The spacious main floor features a master bedroom, luxurious ensuite with a soaker tub/separate shower, and walk-in closet, alongside two additional well-sized bedrooms. Convenience is key in this desirable residential neighborhood, with shopping, bus routes, schools, Bear Mountain world-renowned golf course, parks, & recreation centers all within easy reach. With a double garage and driveway parking, as well as easy-care landscaping, this home effortlessly combines functionality with style. More details
    Deana Provencher
  • 2766/2768 2770 / 2774 Grainger Rd in Langford: La Fairway Land for sale : MLS®# 963863

    2766/2768 2770 / 2774 Grainger Rd La Fairway Langford V9B 3K6
    Main Photo: 2766/2768 2770 / 2774 Grainger Rd in Langford: La Fairway Land for sale : MLS®# 963863
    $8,100,000
    Residential
    Status:
    Active
    MLS® Num:
    963863
    56,664 SF (1.3 acre) Family Owned Land Assembly close to the core of downtown Langford, BC. The properties include 2766 Grainger Rd, 2768 Grainger Rd, 2770 Grainger Rd, and 2774 Grainger Rd with access off of Goldstream Road. Current Zoning is R2 – One and Two Family Residential. As per the Langford City Centre Concept OCP Map, the subject properties have a rezoning potential to go to CC2 zone, which permits medium-density multifamily residential uses such as apartments and townhomes and an FSR up to 3:1. Do not approach any tenants. More details
    Shayne Fedosenko
  • Lot 5/6/7/8 Grainger Rd in Langford: La Fairway Multi Family for sale : MLS®# 963731

    Lot 5/6/7/8 Grainger Rd La Fairway Langford V9B 3K7
    Main Photo: Lot 5/6/7/8 Grainger Rd in Langford: La Fairway Multi Family for sale : MLS®# 963731
    $8,100,000
    Commercial Sale
    Status:
    Active
    MLS® Num:
    963731
    56,664 SF (1.3 acre) Family Owned Land Assembly close to the core of downtown Langford, BC. The properties include 2766 Grainger Rd, 2768 Grainger Rd, 2770 Grainger Rd, and 2774 Grainger Rd with access off of Goldstream Road. Current Zoning is R2 – One and Two Family Residential. As per the Langford City Centre Concept OCP Map, the subject properties have a rezoning potential to go to CC2 zone, which permits medium-density multifamily residential uses such as apartments and townhomes and an FSR up to 3:1. Do not approach any tenants. More details
    Shayne Fedosenko
  • Lot 14 Clark Rd in Sooke: Sk Otter Point Land for sale : MLS®# 963613

    Lot 14 Clark Rd Sk Otter Point Sooke V9Z 0K5
    Main Photo: Lot 14 Clark Rd in Sooke: Sk Otter Point Land for sale : MLS®# 963613
    $565,000
    Residential
    Status:
    Active
    MLS® Num:
    963613
    Welcome to Banner Heights! Sooke's newest large acreage subdivision. Escape the hustle and bustle of the city and embrace the tranquility of true West Coast living. Meander along the picturesque oceanside road to your new haven, where a 10+/- acre parcel of land awaits your visions. Forestry Zone - AF allows a single-family dwelling and one additional secondary suite or one detached accessory suite. Drilled wells are already in place (Lot 14 produces 0.5 US GPM), hydro connection at the property line, and approved septic sites. Choose your ideal building site amidst the sprawling landscape, each offering breathtaking views of the surrounding scenery. Whether you envision a cozy retreat or a grand estate, the possibilities are endless. Located approximately 10 minutes from Sooke's Town Core, Schools, and bus route and within a short stroll to world-renowned hiking, beaches, fishing, and surfing. Call to book your private viewing today. More details
    Shayne Fedosenko
    Deana Provencher
  • Lot 13 Clark Rd in Sooke: Sk Otter Point Land for sale : MLS®# 963607

    Lot 13 Clark Rd Sk Otter Point Sooke V9Z 0K5
    Main Photo: Lot 13 Clark Rd in Sooke: Sk Otter Point Land for sale : MLS®# 963607
    $575,000
    Residential
    Status:
    Active
    MLS® Num:
    963607
    Welcome to Banner Heights! Sooke's newest large acreage subdivision. Escape the hustle and bustle of the city and embrace the tranquility of true West Coast living. Meander along the picturesque oceanside road to your new haven, where a 10+/- acre parcel of land awaits your visions. Forestry Zone - AF allows a single-family dwelling and one additional secondary suite or one detached accessory suite. Drilled wells are already in place (Lot 13 produces 3 US GPM), hydro connection at the property line, and approved septic sites. Choose your ideal building site amidst the sprawling landscape, each offering breathtaking views of the surrounding scenery. Whether you envision a cozy retreat or a grand estate, the possibilities are endless. Located approximately 10 minutes from Sooke's Town Core, Schools, and bus route and within a short stroll to world-renowned hiking, beaches, fishing, and surfing. Call to book your private viewing today. More details
    Shayne Fedosenko
    Deana Provencher
  • Lot 1 White Pine Rd in View Royal: VR View Royal Other for sale : MLS®# 963262

    Lot 1 White Pine Rd VR View Royal View Royal V9B 5E1
    Main Photo: Lot 1 White Pine Rd in View Royal: VR View Royal Other for sale : MLS®# 963262
    $2,249,900
    Commercial Sale
    Status:
    Active
    MLS® Num:
    963262
    Located on a quiet cul de sac.Immaculate, well thought-out 2010 year built custom oceanfront home (Borders small Riparian Area) Boasts 3200+sqft of pristine living space. Main living up, 2 bed legal suite down + Garage professionally converted into office space with the reception area, office & 2 pcs bath. Lots of storage, massive 6' high,26' x 40' Crawl space with workshop area under home. On .22 of a flat manicured, landscaped acre with room for canoes&paddle boards on the low bank water access. Minutes walk to all amenities, Parks, Schools, and of course Helmcken Hospital. Features include: main with open Living/Dining area & gourmet style Kitchen with 10' high ceilings all facing the water view. The living room has a classy fireplace, and double French doors to massive 27'x12' full length deck with hot tub. Master with access to deck with walk in closet,nice ensuite with full walk-in shower. 3 other beds on the main (Potential Assumable Mortgage, Great Rate,Take Over or Blend?) More details
    Shayne Fedosenko
  • 6613 Sooke Rd in Sooke: Sk Sooke Vill Core House for sale : MLS®# 963068

    6613 Sooke Rd Sk Sooke Vill Core Sooke V9Z 0A7
    Main Photo: 6613 Sooke Rd in Sooke: Sk Sooke Vill Core House for sale : MLS®# 963068
    $1,999,900
    Residential
    Status:
    Active
    MLS® Num:
    963068
    Bedrooms:
    4
    Bathrooms:
    2
    Floor Area:
    2,452 sq. ft.
    Sooke Core 1.25 flat useable acres, close to Ocean, Town Core and all amenities. Neighboring properties are also available for land assembly. This Family Estate is on market in first time in over 55 years. Home would make an ideal office while developing, 3–4 bedroom older house and separate Garage/Shop. Property is already partly zoned Commercial. More details
    Shayne Fedosenko
  • 29 840 Craigflower Rd in Esquimalt: Es Kinsmen Park Row/Townhouse for sale : MLS®# 963077

    29 840 Craigflower Rd Es Kinsmen Park Esquimalt V9A 2X1
    Main Photo: 29 840 Craigflower Rd in Esquimalt: Es Kinsmen Park Row/Townhouse for sale : MLS®# 963077
    $524,900
    Residential
    Status:
    Active
    MLS® Num:
    963077
    Bedrooms:
    2
    Bathrooms:
    2
    Floor Area:
    1,271 sq. ft.
    2 Bedroom PLUS Den Ground Floor , 2 Level Townhouse .Situated in the Quiet Side of Popular Shangri-La-Estate. The Main Level has a Generous Living Room & Adjoining Dining Area. Bathroom Plus Laundry. Sliding Door Leads to Patio Area. Upstairs is the Large Primary Bedroom , with another Bedroom , 4 Pc Bathroom Plus a Den! Updated Flooring & Bathroom. Family Friendly and Pet Friendly Complex. Great Location near Shopping, Bus Routes, Schools, & Parks. More details
    Shaughna Boggs-Wright
  • Lot 15 Walker Frontage Rd in Fanny Bay: CV Union Bay/Fanny Bay Land for sale (Comox Valley) : MLS®# 962457

    Lot 15 Walker Frontage Rd CV Union Bay/Fanny Bay Fanny Bay V0R 1W0
    Main Photo: Lot 15 Walker Frontage Rd in Fanny Bay: CV Union Bay/Fanny Bay Land for sale (Comox Valley)  : MLS®# 962457
    $469,000
    Residential
    Status:
    Active
    MLS® Num:
    962457
    Fantastic opportunity to own this gorgeous 0.47 acre forested lot in the beautiful seaside community of Mystery Beach. Across from ocean by the Island Hwy, steps to Joe Walker Park, this private lot not only offers the perfect chance to build your dream home with ocean views, but also is the answer to realize your coastal rural or retirement lifestyle! Overlooking Denman Island over Baynes Sound, this well-located lot is only minutes to the Buckley Bay ferry terminal, convenience store and gas station. Have your easy escape to Denman & Hornby Island to some of the best beaches in BC while enjoying all the convenience Courtenay, Comox, Nanaimo have to offer. CR-1 zoning allows a single detached dwelling with secondary suite/carriage house and more. Union Bay water service, septic will be required. Bring your ideas and dreams, this is the perfect piece of paradise you’ve been waiting for! More details
    Xi Yao
  • 3490 Bethune Ave in Saanich: SE Quadra House for sale (Saanich East) : MLS®# 962468

    3490 Bethune Ave SE Quadra Saanich V8X 1W2
    Main Photo: 3490 Bethune Ave in Saanich: SE Quadra House for sale (Saanich East)  : MLS®# 962468
    $1,200,000
    Residential
    Status:
    Active
    MLS® Num:
    962468
    Bedrooms:
    2
    Bathrooms:
    1
    Floor Area:
    1,100 sq. ft.
    See agent notes. This property is at the top of the hill on Bethune Avenue near Tattersall. This 6000 SQFT lot is relatively level, offers several mature oaks and backs onto a treed area. This property is in the path of progress; the OCP designates the area for multi-family development. Land assemblies are in progress in the neighbourhood. In the meantime, the house on the site, built circa 1942, is habitable and can earn rental income. There are some issues with settling of the structure, but it has a recent roof, is occupied at present and ought to be able to provide accommodation into the future until re-developed. Current zoning is RS-6. Square footage, basement height and areas are all estimated, buyer to check to their own satisfaction if important. Call today. More details
    Rob Angus
    Xi Yao
  • 6340 Quail Peak Pl in Sooke: Sk East Sooke House for sale : MLS®# 961968

    6340 Quail Peak Pl Sk East Sooke Sooke V9Z 1A9
    Main Photo: 6340 Quail Peak Pl in Sooke: Sk East Sooke House for sale : MLS®# 961968
    $1,199,900
    Residential
    Status:
    Active
    MLS® Num:
    961968
    Bedrooms:
    2
    Bathrooms:
    2
    Floor Area:
    1,795 sq. ft.
    Open Sat May 25 12:45 to 2:15 pm Custom built Rancher situated on a quiet no through road, on a large corner 0.83 lot. You will be amazed by the West Coast inspired finishings inside & out. As you walk through the French doors you enter the Living area with vaulted ceilings & imagine yourself unwinding by the impressive wood-burning fireplace. Large extraordinary wood beams and finishings throughout infuse nature from the inside out. Various windows allow for bright natural light living. The home is almost 1800 sqft with 2 large bedrooms,2 bathrooms & a den/office area. Radiant floor heating is provided through modern concrete flooring. Gorgeous Kitchen with quartz countertops and stainless steel Frigidaire Professional series appliances. Master w/walk-in closet, beautiful ensuite with soaker tub & separate tiled shower. Private & serene perfectly designed patio area with lush gardens and hot tub space. Three-bay carport. Water Views, close to Trails & Parks. $1,199,900 New Price More details
    Shayne Fedosenko
  • 6926 Ridgecrest Rd in Sooke: Sk Broomhill House for sale : MLS®# 961349

    6926 Ridgecrest Rd Sk Broomhill Sooke V9Z 0L2
    Main Photo: 6926 Ridgecrest Rd in Sooke: Sk Broomhill House for sale : MLS®# 961349
    $1,049,900
    Residential
    Status:
    Active
    MLS® Num:
    961349
    Bedrooms:
    5
    Bathrooms:
    3
    Floor Area:
    2,505 sq. ft.
    New Announcement (Raised the no Property Purchase Tax on new builds where owners occupy once buying from $750k plus GST to $1.1 mill as of April 1st) BRAND NEW! Immediate Possession! 2 Bedroom Legal Suite. Ideal for family( ground level no steps) rent for around $2000 a month range , Located in Brand New Development, Custom 5+bedrooms, 3 bathrooms home, 2 Car Garage. Exceptional set up with 2 bedrooms suite down below at ground level. Entrance & nice Den for Main house. The Main upstairs is open concept with 9' Ceilings, huge gourmet Kitchen with an island and big Dining area. Living room has gas fireplace. Heat Pump set up with Baseboards in bedrooms. The 3 bedrooms on main are good sized, Master is massive with large Walk in closet & big Ensuite, separate Tub & Shower. Listed at $1,049,900 plus GST. More details
    Shayne Fedosenko
  • 344 6995 Nordin Rd in Sooke: Sk Whiffin Spit Row/Townhouse for sale : MLS®# 961277

    344 6995 Nordin Rd Sk Whiffin Spit Sooke V9Z 1L4
    Main Photo: 344 6995 Nordin Rd in Sooke: Sk Whiffin Spit Row/Townhouse for sale : MLS®# 961277
    $749,900
    Residential
    Status:
    Active
    MLS® Num:
    961277
    Bedrooms:
    3
    Bathrooms:
    3
    Floor Area:
    1,630 sq. ft.
    Everyday's a vacation at Heron View Villas! Adorned with elegant finishes & immersed in a scenic seaside community packed with exceptional amenities, this exquisite 3 bed/3 bath townhome offers something for everyone. 14' vaulted ceilings, A-frame windows & perfectly captured ocean views await you in your open living quarters, with a gourmet kitchen at the heart of it all, equipped with a gas range, timeless quartz countertops & white shaker cabinets. Recharge in a massive primary bedroom fit with a walk in closet, spa-like ensuite & private balcony overlooking a peaceful green space, while 2 bedrooms & 4pc bathroom below is ideal for a home office or add'l accomm. Indulge in a variety of amenities designed for both relaxation & recreation, from a swimming pool, hot tub & sauna to private beach, sport courts, gym & more. Perfectly blending comfort, style, & recreation, this West Coast townhome is not just a home – it's an invitation to a life you deserve! More details
    Mackenzie Edwards
  • 1039 Boxcar Close in Langford: La Langford Lake Row/Townhouse for sale : MLS®# 960639

    1039 Boxcar Close La Langford Lake Langford V9B 0Y4
    Main Photo: 1039 Boxcar Close in Langford: La Langford Lake Row/Townhouse for sale : MLS®# 960639
    $659,900
    Residential
    Status:
    Active
    MLS® Num:
    960639
    Bedrooms:
    2
    Bathrooms:
    3
    Floor Area:
    1,020 sq. ft.
    Step inside this fantastic 2 bed, 3 bath, quality built townhome with tons of natural light, double car garage (potential for 3rd bed or office) with dedicated EV charging & best of all - privacy of NO REAR NEIGHBOURS! Adorned with timeless finishes including quartz countertops and subway tile, a kitchen equipped with smart gas appliances creates separation between an open concept living area with powder room and a dining area with balcony access including gas hook up for BBQing. Welcomed by beautiful vaulted ceilings, upstairs you’ll find laundry and 2 bedrooms separated by main 4 piece bath, including your spacious primary with ensuite. Add'l notable features include: tons of storage throughout, 2 outside spaces, natural gas hydronic heating system, A/C, on demand hot water, incredible sound proofing thanks to ICF, plenty of parking, extra privacy compared to other units and a location with all schools, parks and amenities within walking distance! NO GST! More details
    Mackenzie Edwards
  • 5108 Sandgate Rd in Metchosin: Me William Head Land for sale : MLS®# 961072

    5108 Sandgate Rd Me William Head Metchosin V9C 3Z2
    Main Photo: 5108 Sandgate Rd in Metchosin: Me William Head Land for sale : MLS®# 961072
    $1,999,900
    Residential
    Status:
    Active
    MLS® Num:
    961072
    Spectacular .96 of Lowbank walk on beach Waterfront, End of Sandgate Rd on Left side. On City Water. Endless Potential to Build your dream home here! Approximately 150ft of Ocean Frontage, property slopes down to the water, so great set up for a new construction home. Showings are By Appointment Only, as property is Tenanted. “Property is sold As is Where is" Dwellings aren’t livable and be responsible for buyer to remove at their cost, leave offers open for 48 hours, sold by POA “ More details
    Shayne Fedosenko
  • 164 White Pine Rd in View Royal: VR View Royal House for sale : MLS®# 960652

    164 White Pine Rd VR View Royal View Royal V9B 5E1
    Main Photo: 164 White Pine Rd in View Royal: VR View Royal House for sale : MLS®# 960652
    $2,249,900
    Residential
    Status:
    Active
    MLS® Num:
    960652
    Bedrooms:
    6
    Bathrooms:
    4
    Floor Area:
    3,238 sq. ft.
    Located on a quiet cul de sac.Immaculate, well thought-out 2010 year built custom oceanfront home (Borders small Riparian Area) Boasts 3200+sqft of pristine living space. Main living up, 2 bed legal suite down + Garage professionally converted into office space with the reception area, office & 2 pcs bath. Lots of storage, massive 6' high,26' x 40' Crawl space with workshop area under home. On .22 of a flat manicured, landscaped acre with room for canoes&paddle boards on the low bank water access. Minutes walk to all amenities, Parks, Schools, and of course Helmcken Hospital. Features include: main with open Living/Dining area & gourmet style Kitchen with 10' high ceilings all facing the water view. The living room has a classy fireplace, and double French doors to massive 27'x12' full length deck with hot tub. Master with access to deck with walk in closet,nice ensuite with full walk-in shower. 3 other beds on the main (Potential Assumable Mortgage, Great Rate,Take Over or Blend?) More details
    Shayne Fedosenko
  • 446 2885 Boys Rd in Duncan: Du East Duncan Manufactured Home for sale : MLS®# 960476

    446 2885 Boys Rd Du East Duncan Duncan V9L 4Y9
    Main Photo: 446 2885 Boys Rd in Duncan: Du East Duncan Manufactured Home for sale : MLS®# 960476
    $289,900
    Residential
    Status:
    Active
    MLS® Num:
    960476
    Bedrooms:
    2
    Bathrooms:
    1
    Floor Area:
    912 sq. ft.
    Welcome to Silver Park MHP. This 2 Bedroom & 1 Bathroom Home has been Completely Updated. Absolutely nothing to do Some of the New Features Include: New Siding ,Soffits & Gutters with Guards. Heat Pump ( Air Conditioning & Heat) Flooring Throughout. Paint inside and Out Vinyl Windows. Bathroom, Kitchen, Countertop and Backsplash Additional Features Include. All New Appliances & New Hot Water Tank . Low Maintenance Yard with Patio Perfect for Relaxing or Entertaining Possibilities . Covered Deck off back Door Enhances your outdoor Living Experience. Storage & a Shed provides ample Storage Solutions. Parking for 3 Vehicles One of the Nicest Homes in the Park!! Conveniently Located near Town. More details
    Shaughna Boggs-Wright
  • 105 300 Phelps Ave in Langford: La Thetis Heights Row/Townhouse for sale : MLS®# 960573

    105 300 Phelps Ave La Thetis Heights Langford V9B 6L3
    Main Photo: 105 300 Phelps Ave in Langford: La Thetis Heights Row/Townhouse for sale : MLS®# 960573
    $699,900
    Residential
    Status:
    Active
    MLS® Num:
    960573
    Bedrooms:
    3
    Bathrooms:
    3
    Floor Area:
    1,305 sq. ft.
    Enjoy a convenient lifestyle in this 3 bedroom,(2 plus den with balcony)townhome. You're just steps to Thetis Lake Park with miles of trails, acres of forest, beaches & even wild turtles! All amenities, from shopping to schools to transit, regional hospital & a direct connection to bicycling infrastructure, are close at hand. The lowest level features an in-line two car garage which offers plenty of storage. The mid level has the main entry, fully equipped island kitchen with stainless steel appliances, dining area, living room with fireplace&deck access, plus a bedroom/den/office with its own balcony. Lots of natural light with large windows, and a heat pump to ensure year-round comfort at an efficient cost. Built in 2017 with warranty remaining, this is a small complex of 28 units, carefully managed to maintain the quality of the development&keep the strata fees reasonable. Inviting,fresh,quiet,modern&easy care-move right in and enjoy your new home. Call today! More details
    Rob Angus
    Xi Yao
1-21/53
Data was last updated May 21, 2024 at 12:05 AM (UTC)
MLS® property information is provided under copyright© by the Vancouver Island Real Estate Board and Victoria Real Estate Board. The information is from sources deemed reliable, but should not be relied upon without independent verification.