What The Data Really Says About Hendersonville Real Estate

Headlines say housing is frozen. Our local data says otherwise. We break down what is actually happening in Henderson County and why more people are choosing to move even if it means giving up a three percent mortgage.

We start with the numbers: single family home sales are up roughly 10 percent year over year, inventory sits around a four and a half month supply, and the average price has eased only about 1.5 percent. That points to a still competitive seller’s market with more normal timing, not a collapse. We talk through days on market, how increased selection helps both buyers and sellers, and why national inventory returning to 2019 levels is good news for smart shoppers.

Then we dig into the human side. Jobs shift, families grow, priorities change—those five D’s (diplomas, diapers, divorce, downsizing, death) drive real estate decisions no matter the rate cycle. We explain how the lock in effect is easing, why fit can matter more than financing nostalgia, and how to think about moving when your current home no longer works. You will also hear key tax insights that protect your equity, including the 500,000 home sale exclusion window for surviving spouses, plus practical strategies for primary homes, investments, and 55 plus options.

We close with real listings and timely price improvements across a range of budgets, from a character filled farmhouse to low maintenance one level living and a value friendly retirement community option. If you need clarity on timing, pricing, or next steps, we are here to help with straight facts and a clear plan. Subscribe, share with a friend who is debating a move, and leave a review to tell us what topic you want next.

Episode Transcript

SPEAKER_01 (00:00):
Hello, friends.
Thank you so much for beinghere.
This is the George Real EstateGroup podcast, which is a
production of our live weeklyradio shows hosted on multiple
radio stations here inHendersonville, North Carolina.
The George Real Estate Groupserves Western North Carolina
and upstate South Carolina, andit is a privilege to share
positive news about our localreal estate market and

(00:22):
community.
Thanks so much for subscribing.
And of course, if you have anyreal estate questions or if we
can help you in any way, be sureto reach out.
Visit us at George Real EstateGroup Radio.com for more
information.

(00:43):
Good morning and welcome to theGeorge Real Estate Group Live
Radio Broadcast here on WHKP.
Every Thursday morning, bringingyou positive news about your
local real estate marketcommunity.
So grateful to be here with youand so much to be thankful for.
Can you believe we're inDecember?
Time flies when you're havingfun.
And I'll tell you the realestate market continues to move.

(01:07):
I'm sure if your Thanksgivingtable was similar to ours,
everybody was asking about thehousing market and you know
what's going on and what's goingon with the you know, is this is
the sky fallen?
Is the real estate marketmoving?
I mean, what is the news?
I mean, you've got to be carefulabout what the news is saying.
But and I have some actual data.
I mean, it's it's data that welook at regularly to say and

(01:29):
share with our clients what'sgoing on in the market, what's
actually happening or nothappening.
And again, this this this thenumbers tell a story, and we can
talk about what's happening uhwith the real estate market.
But before we do that, if you'retuning in for the first time
ever, the George Real EstateGroup, we're located in Flat
Rock, right next to the FlatRock Bakery, Hubba Hubba
Barbecue, Campfire Grill, ourfriends at Habaloo, amazing

(01:52):
local and independent businessesand restaurants.
The George Real Estate Group'slocal and independent as well.
We've had the privilege ofhelping over 1,600 families
throughout the years.
We've we've continued to growevery year.
We're hiring more agents.
We have incredible uh staff,incredible agents.
We love serving the communitywith real estate.

(02:13):
And if it's your personal homeor investment property, or maybe
you're thinking through uh yourmaybe you own land, maybe you
have commercial real estate,maybe you have you know
investment real estate, maybeyou maybe you're a business
owner and you're looking to youyou're maybe you're you're
you're selling your business andyou're trying to decide what to
do with the real estate.

(02:34):
Maybe you have land they have alease on.
There's so many differentoptions.
And again, we we lookstrategically, we looked
strategically at um yoursituation, whether it's your
personal home or an investmentproperty, whatever it might be,
we'd love to have theconversation.
There's there's always nopressure, no cost, no obligation

(02:54):
to have a consultation aboutyour unique home, your unique
investment, your uniquesituation.
We'd love to have theconversation.
Call us directly at828-393-0134, 828-393-0134.
We'd love to have theconversation and meet with you
and hear your story about what'sgoing on and provide clarity and

(03:15):
information on what's going onin the market.
The market compared to maybewhat you think or what you hear
in the news and you know thehousing market and what and
what's going on, and we canreally provide clarity and
provide you information so youcan decide what's right for you.
We're here every Thursdaymorning right after the 10
o'clock news.

(03:35):
We are also uh we also podcastour radio show.
We podcast all of our radioshows.
You can find that on yourfavorite podcast platform.
We also, every Friday morning at8 45, we provide we love
sponsoring the Hometown Heroseries.
Uh, tomorrow morning, ourhometown hero is Zoe Hewitt.

(03:57):
And Zoe's a senior at CarolinaDay School, and she's a special
young lady.
She rallied her classmates tolearn about the important
connection between people andanimals.
And so from that, Kennelkindness was born.
Students are learning how tomake treats, toys, blankets,

(04:18):
adoption pamphlets, pamphlets,and posters for dogs at Brother
Wolf Animal Rescue.
And so everyone's so proud ofZoe, and she'll be here tomorrow
morning, 8 45, at our GeorgeReal Estate Group Hometown Hero
Series.
And we love sponsoring theHometown Hero series.
And again, providing just aplace to continue to share
stories.
Everybody has a story, and it'simportant to share that story.

(04:42):
So, what is happening in thelocal real estate market,
locally, Henderson County, overthe last 12 months, we've had
over 1,600 homes, single-familyhomes sold.
And compared to the previous 12months, at some 1,460, we've had

(05:02):
over a 10% increase.
We've had a 10% increase yearover year in the number of
single-family homes sold.
That's significant.
And you might say, well, whatwhy is the you know what's
happening?
What you know, days on themarket are increasing.
And part of that is because ofthe increased inventory.

(05:24):
Currently, there's over 600active single-family homes in
the market.
Now, if you do the math, youknow, if we're averaging 135
single-family homes a monthselling and current inventory,
we have like a four and a halfmonth supply.
It's clearly a seller's market.
Now, the time homes are aretaking to sell are increasing.

(05:46):
We've had some of 40% increasedays on market.
I mean, it's taking almost twomonths.
And by the way, let's put thingsinto perspective.
I mean, I remember when it tookfour and five and six months to
sell homes, then we had theextreme COVID market where you
know things were taking you knowtwo weeks to sell, and then you

(06:07):
know, it went up to a month.
And so maybe it feels like it'sslower, and it is when you
compare to the you know whenthat just extreme market where
homes were selling in in a weekor two.
Now it's more it's leveling outand closer to you know two
months on the market is moreaverage, and it in this part of

(06:28):
the supply and demand, increasedinventory levels, but we still
are in a seller's market.
Economists say six-month supplyis considered a balanced market.
You know, we're not in a buyer'smarket, even though maybe people
might think that or feel thatbecause it's taking a little bit
longer.
It's also fascinating.
The average sales price over thelast 12 months is at$540,000

(06:51):
compared to$548 in the previous12 months.
So, I mean, there's really beenabout a 1.5% drop, but one and a
half percent decrease inpricing.
You know, so the sky is notfalling, and the data reinforces
how important it is to be up todate and to understand and to

(07:14):
have clarity about you know thereal market facts.
Also, as we're setting ourexpectation, our clients'
expectations, realisticexpectations, and we still have
confidence in today's market.
We're still we've actually haduh almost a 25% increase with

(07:34):
our clients and number of homeswe've sold in in the business
that we're having this yearversus last year.
The markets had a 10% increase.
We're pacing ahead of the marketactually in our growth, which
we're so grateful for.
We love serving the communitythrough real estate and we love
advocating for our clients.
We love walking alongside ourclients, helping our clients

(07:55):
navigate through you know thebuying and selling process.
I mean, it's truly a privilegeto help our clients, you know,
with their real estate.
And it's we know real estatehappens around life.
It could be a really positivereason, you know, why uh our
clients are buying or selling.
It could be a challengingreason, you know, it could be
positive or challenging, andwhatever it is, we're here to

(08:16):
work and advocate and work foryou and our clients.
I mean, we I want to give acongratulations to the Amy team.
They recently closed yesterdayon a beautiful home in Flat
Rock, and they work togethergoing above and beyond.
Uh, and they genuinely lovehelping their clients through
every step of the way.
But congratulations to ourclients and to the Amy team on

(08:39):
that.
Uh, they they successfully had aclosing yesterday.
Uh, and again, in the month ofDecember, we have a number of
additional homes and and salesthat are uh that are scheduled.
Uh, we are actively busy thistime of year.
It might seem that the thepeople take uh you know time
off, but we're we're still busyeven during the holiday season.

(09:00):
Also, um, we are we areadjusting prices as needed.
Um, we did a a$15,000 priceadjustment on this incredible,
charming fountain farmhouse.
So much character, has aworkshop, it has a basement
storage.
Uh, it is a beautiful home at1600 Orchard Road, and it's the

(09:24):
kind of home that just whisperspossibilities.
It's a cozy farmhouse tucked inthe trees, and again, it's that
great location and price at$295.
And so we just did a uh a priceadjustment there, price
improvement.
$1,600 Orchard Road in Flat Rockat$295.

(09:44):
Awesome property.
You can check all of these homesout on our website, realestate
by greg.com.
You can also follow us onFacebook and and Instagram.
We also work in a retirementcommunity that's not on the MLS.
You might say, well, what'swhat's that about?
And this is a uniqueopportunity.
This is in a 55 plus community,uh, and it is a great

(10:10):
neighborhood in uh on 551 DoveTrail.
551 Dove Trail, and it's a greatproperty, and it's a 55 plus
community, and this home here isawesome.
Recommend checking this one out.
Uh 551 Dove Trail inHendersonville.

(10:30):
It's a retirement community,one-level living.
Check that one out in DanaHills, and it's a it's in a
what's called a leased lotcommunity.
Um, you pay a small amountmonthly and includes your lot
lease, includes amenities, andit's a 55 plus community.
551 Dove Trail is an awesomeretirement community.

(10:50):
You can check that one out uhwhen you when you have a moment.
You can go to our website again.
And that home, by the way, isonly$159.9.
$159.9.
Great, great opportunity in DanaHills.
So the market is moving.
We are, and guess what?
Price just adjustments arehappening.

(11:11):
Here's another price adjustmentat 4 North Frederick Lane in
Hendersonville.
This home is now 260 uh for thisawesome property.
Uh, three bedrooms, two baths,1,500 plus square feet, one
level living, attached, doublecar garage.
And this is only at 260 at 4North Frederick Lane in

(11:32):
Hendersonville.
Another property that we have isat 305, two Red Apple Drive.
It's a three-bedroom, two-bathfor 305, new updated kitchen,
and so much more.
Um, bright and open, convenient,close to town.
It could be a first-time homebuyer, could be a downsizing
option, great, could just be aninvestment property.

(11:54):
It's a real world win.
And two Red Apple Drive inHenderson.
This is just a sampling of thedifferent homes that we have for
sale.
Awesome properties.
And as an example, we work inall price price uh ranges.
I mean, uh, you know, we we'rewe love advocating for
first-time home buyers, and anda lot of times that's in some of

(12:14):
the more affordable priceranges.
And then um, you know, justrecently, in a number of homes
we've closed uh in the millionplus dollar range.
And so across the board, we'rehappy to help.
Also, we work with uh commercialand investment properties.
We have multifamily propertiesavailable for sale.
If you're an investor lookingfor opportunities, we have those
two.
So again, across the board,whether it's your personal home,

(12:37):
whether it's your uh you know,investment property, maybe it's
land that you own, family land,maybe your planning ahead with
your estate and your trust.
I mean, what if whether it'sstrategic tax planning, whatever
the situation is.
I mean, we we're working withinvestors.
Uh, you know, there there areways to to minimize.
I mean, if you're if you'rehaving to pay money to the

(13:00):
government with your taxes, whynot take advantage of what's
allowed with tax codes andinvesting, and and there's
there's strategies you can dothat again, these are tax codes
that you can use for yourbenefit.
Instead of writing a big checkto the government, you can do
you can use your money with realestate investments, and there's

(13:21):
strategic ways to do that too,and we can we help our clients
navigate through that all thetime.
You know, one thing thatcontinues to be a conversation
is the interest rates.
You know, interest rates are abig topic because so many people
took advantage of when it wentinto the two and three and four
range, and so many people,you've probably a lot of

(13:43):
homeowners have thought I'd liketo move, but I don't want to
give up my three percent rate.
And of course, that's a veryfair statement, and it's and
that rate has actually been oneof the biggest financial wins in
in for for a lot of people, andand it can be hard to let that
go, but there's some things toremember.

(14:04):
You know, the great rate thatyou have won't make up for a
home that no longer works foryou.
Life changes, and sometimes yourhome needs to change to reflect
what your life needs to looklike.
And so making a decision justaround the rate can hold you

(14:28):
back, and so you're not the onlyone making that choice.
Sometimes you might have to makea change with your home as your
life has changed, and so thislock-in effect of so many
homeowners have been locked inand they've been frozen in place
by something the experts callthe lock-in effect, and that's
when you won't move because youdon't want to take on a higher

(14:49):
rate for your next home.
But the data from the thefederal housing finance agency
is showing that the lock-ineffect is slowly starting to
ease for some people.
You can only hold on.
I mean, again, if your family'sgrowing, maybe you got in at
that 3% rate for your starterhome, but guess what?

(15:11):
That home doesn't work for youanymore.
So the share of homeowners witha mortgage rate below 3% is
slowly declining as more peoplemove.
And so while some of the peoplewith a rate over 6% are
first-time home buyers, thenumber of homeowners with a rate
above six percent is rising asothers take on higher rates for

(15:34):
their next home.
So it might not seem thatdramatic that the change, but
it's actually a prettynoteworthy shift.
And the share of mortgages witha rate above six percent just
hit a 10-year high.
And so it shows people aregetting used to today's rates as
the new normal.

(15:54):
People just can't put theirlives on pause anymore.
Your your job changes, your yourfamily's growing.
You know, maybe the house thatyou have that worked for you
five years ago for your currentfor your priorities then aren't
matching your priorities now,and so the the house that was
the perfect fit is no longer thefit anymore, no matter how good

(16:17):
the rate is.
Which is okay.
Life happens, therefore, realestate happens.
It's so fascinating to report,as I shared earlier, we've had a
10% increase in the number ofsingle-family homes selling in
Henderson County in the current12 months versus the previous
months there during the previous12 months.

(16:38):
Isn't that fascinating?
And that's then the rateenvironment that which we're in
in the six and seven percentinterest rates.
And so, this is a quote by theeconom uh the head of economic
research at Redfin said thismore homeowners are deciding
it's it's worth moving, even ifit means giving up a lower

(17:00):
mortgage rate.
Life doesn't stand still.
People get new jobs, grow theirfamilies, downsize after
retirement, or simply want tolive in a different
neighborhood, and those needsare starting to outweigh the
financial benefit of clinging toa rock bottom mortgage rate.

(17:21):
And they there's these we'veshared this before.
There's they they they talkabout the five D's of life
motivators.
You have diplomas, people withcollege degrees typically earn
more, and that adds up to morebuying power.
So maybe you bought your homewhen you were younger, and now
that you've graduated, have arising career, you're ready to

(17:42):
move up.
How about diapers?
You've outgrown your space,you're welcoming a new baby.
Maybe you're uh maybe it's a newgrandbaby.
Your current home might not cutit anymore.
And of course you have divorce,it's it's ending a marriage, or
or maybe you're starting amarriage, but it you know, life
you have a new family formation,or maybe again it's a divorce,

(18:05):
it can create the need for a newplace to call home.
And then downsizing, you'reready to downsize.
Maybe the kids have moved out,and it's time to simplify.
It could be the smaller house,less maintenance, more freedom.
And then ultimately, all of uswill face this, and it's and
well, and I'm not talking abouttaxes, but death, you know, if

(18:25):
you've recently lost a lovedone, maybe you realize you want
to be closer to family.
Life's too short to live farfrom the people who matter most.
And the thing is, there and andby the way, uh, and and I don't
say this lightly, we've walkedalongside so many of our clients
that have lost a loved one, andit's it's the grief is real.

(18:48):
By the way, grief is not astraight line.
You might be okay one day andyou're not okay the next, and
then and time doesn't alwaysmake that better.
You know, they do recommendwaiting a year before making any
major decisions after the deathof a loved one.
Now that works in the and maybeyou know this, maybe you don't,

(19:09):
but you know, when you'reselling a personal home, you get
a$250,000 tax exemption.
The first$250,000 of profit, youknow, you pay if you sold your
house as an individual, thefirst$250,000 of profit, you
know, after what you paid forthe home and your expenses, but
you don't pay$250,000 if youlived in the home, you don't pay

(19:29):
taxes on that.
If you lived in the home two outof a two out of a five-year
period, if you're married, it'sit's$500,000, it's$250,000 per
person.
Did you know that a survivingspouse can take advantage of
their of their spouse that hadpassed their$250,000, which in

(19:52):
then that can make a significantdifference in your life moving
forward, life after the passingof a spouse, where if you sell
the home within two years of thepassing of your spouse, you can
still take advantage of that taxrule.
That tax you're not paying taxeson your 250 and your your

(20:15):
deceased spouse's 250.
Can you imagine the differencethat can make in your life if
you're having to move into aretirement community?
If you're moving into a andmaybe you're downsizing, maybe
you're moving in with family,but it these are details, and
again, working with a realestate professional that
understands the tax strategies,understands the tax implications

(20:36):
that can help guide you.
Of course, we're gonna refer youto your tax advisor, but we
understand these nuances andultimately to guide you and to
provide clarity for you asyou're walking through this.
Whether it's your your personalhome or investment property, we
are looking at the biggerpicture and looking
strategically uh with you and onyour behalf.

(20:58):
But whatever the reason is lifeis happening, thinking about
maybe buying or selling the lowrate, of course, is great, but
if but if it but if staying justbecause of the rate means
putting your life on hold, maybethat doesn't work for you
anymore.

(21:19):
According to Realtor.com, nearlytwo and three potential sellers
have already been thinking aboutmoving for over a year.
So that's a long time to presspause on plans.
So your family's needs, yourfamily's goals.
So maybe the the question isn'tshould I move?

(21:40):
Maybe the question is how muchlonger am I willing to stay
somewhere that no longer fits mylife?
Because we've already seen ratescome down from their peak
earlier this year, and they'reexpected to ease a little bit
more in 2026, but so when youstack that on top of every and
very real reason you may need anew home, it may be enough to

(22:03):
finally move the needle.
We've seen this.
I mean, this is my 20th year ofmy broker's license.
Life is happening, therefore,real estate's happening.
It's not the economy'sirrelevant, interest rates are
irrelevant.
We see sales.

(22:24):
I mean, and I say that again,maybe not again, those things
are certainly considered, but ifyour life is changing or your
situation is changing, thosearen't always the the
determining factors for whysomeone's buying and selling.
I mean, we continue to see, andand this is the market's the
market, the interest rates arethe interest rates, but because

(22:45):
life happens, real estate'shappening, and we've walked
through and walked alongside ourclients, it's a privilege and
honor to help our clientsnavigate through life.
We it's a privilege to heartheir stories, it's a privilege
to understand what their dreamsand their goals are, and the
then us come alongside withclarity about the markets,
because you know, life doesn'twait for the perfect rate, and

(23:08):
maybe you shouldn't either.
So with rates coming down fromtheir peak, they're forecasting
them to dip slightly, movingmight be more possible than you
think.
And so that's where we canprovide information on your
unique situation, your uniquehome, what your dreams and your
goals are.

(23:30):
The thing is, there's moreoptions available now than than
a year ago.
Again, if if you're looking tobuy, there's more homes for sale
than there were a year ago.
According to realtor.com acrossthe country, there's more than
one million homes on the marketfor six straight months.
That's something that hasn'thappened actually since 2019.

(23:53):
So buyers have more options,sellers have more places they
can move to next.
And then affordability, there isa downward trend in rates.
But if you're waiting for pricesto come down, the data doesn't
point to that happening.

(24:14):
Has it softened?
Yes.
Is it normalizing?
We'll we'll find out.
But in the last 12 months versusthe previous 12 months, we've
only had a 1.5% drop in theaverage single-family home price
in Henderson County.
I mean, that's significant.
So, of course, every market'sdifferent, every neighborhood's

(24:34):
different, every community'sdifferent, but you know, some
areas are seeing prices go up,others are seeing you know those
huge price spikes that happeneda few years ago leveling off.
Some are seeing some smallcorrections, but across the
country, nationally, you know,experts surveyed by Fannie Mae

(24:55):
project home prices will keeprising or just at a slower, more
normal pace.
So your home, your uniquesituation, all those things that
come into play.
We pr we love having aconsultation with our clients.
We love whether and it's notabout you making the decision

(25:17):
right then to do anything.
It's our our job is to provideclarity and to provide
information and and and and dataso you can decide what's right
for you.
Buying or selling a home isusually the biggest financial
transaction you'll do in yourlifetime, and having an expert
to walk alongside with you toprovide clarity.
Maybe you're looking to buy andthen sell, maybe you're looking

(25:38):
to sell and then buy.
I mean, but we're havingconversations every single day,
and we're grateful.
It's an honor and privilege toserve the community through real
estate.
We're just as busy now inNovember and December as we as
we are all year.
We've helped more people alreadythis year than we did last year,
and we continue to see thattrend.

(25:58):
We're hiring more agents, andmaybe you thought about a career
in real estate.
Maybe you're currently with,maybe you currently have a real
estate license and looking forsomething different.
Uh, maybe uh considering theteam approach, we've had the
privilege of working together asa team for a number of years.
It's amazing to see the teamcollaboration ultimately for our

(26:19):
clients' benefit.
And and if we can help you uhwith your real estate career, we
we'd love to have theconversation with you.
Maybe you're looking forsomething different, maybe for a
change, maybe you want to hearwhat other options you have.
We'd love to have thatconversation.
We just love, again, we're we'reenthusiastic.
We we you can maybe can tell inmy voice.
This is this is I don't feellike I'm working.

(26:41):
I love helping our clients, Ilove helping our agents, I love
uh, you know, we love sharinginformation, we love advocating,
and we're here to help.
And so find us onlinerealestatebygreg.com.
You can follow us on socialmedia.
I mentioned the differentlistings, I mentioned the
different um, you know, uh priceadjustments, I mentioned the
closings.
It's always fun.

(27:02):
Follow us on social media,Facebook and Instagram, George
Real Estate Group.
You can also follow us on yourfavorite podcast platform.
We podcast all of our radioshows.
And always tune in tomorrow,every Friday morning at 8:45.
We love sponsoring the HometownHero Series and hearing amazing
uh men and women and theirstories and the impact they've
had on this community.
Community is what it's allabout.

(27:24):
We certainly saw that how thecommunity came together after
Helene, and and we continue tosee that.
We continue to see the communitycome together.
But you know, it's it's thepeople that make our community
what it is, and we're gratefulto be part of it.
So find us online, realestate bygreg.com, follow us on social
media and Instagram, and andfollow us on your favorite
podcast, platform George RealEstate Group Radio Show.

(27:46):
Tune in tomorrow morning at 8 45for the George Real Estate Group
Hometown Hero Series.
We're here every Thursdaymorning right after the 10
o'clock news.
Uh come by, stop by and visit usat our office uh 2720 Greenville
Highway.
Uh tomorrow morning we're gonnahave a great conversation with
our hometown hero, Zoe Hewitt.
And she's a senior at CarolinaDay School and just amazing what

(28:09):
she's been doing with hernonprofit that she created.
But thank you so much for tuningin.
Grateful to be here with you.
There's the music.
Have a great day.
Can you believe we're already inDecember?
I know you guys, my childrenalready gave me their Christmas
list.
I'm gonna start working on that.
I hope you have a great day.
Have a great week.
We'll see you tomorrow morning.

(28:36):
You've built a lifetime ofstrength, wisdom, and
independence.
And here's the best part.
You still have it.
Every decision, every step,every next chapter is yours to
choose.
Selling your home isn't aboutletting go, it's about opening
the door to more freedom, moretime for what you love, more

(28:58):
energy for the people andpassions that matter most.
At the George Real Estate Group,we believe independence isn't
behind you.
It's right here, right now.
Our team goes beyond buying andselling.
We're here to help you protectyour wealth, preserve your
legacy, and make sure Uncle Samdoesn't become your biggest

(29:19):
benefactor.
We'll guide you every step ofthe way towards your next
chapter, your next opportunity,and your freedom on your terms.
Call us at 828-393-0134.
Find us online atrealestatebygreg.com.

SPEAKER_00 (29:36):
Thank you for listening to the George Real
Estate Group Podcast.
Tune in next time for moreindustry news, updates, and real
estate tips.
You can reach Greg, the GeorgeReal Estate Group, at 828 393
0134 or at realestatebygreg.com.