HomeDex Report

$
North San Diego County

TM
HomeDex
North County
June 2010 REPORT
May 2010 Statistics

Association of REALTORS
HomeDex is an exclusive NSDCAR member benefit

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copyright held by the North San Diego County Association of Realtors
(NSDCAR). Permission is granted to NSDCAR members to use the HomeDex
name and/or its contents in any printed materials, website or other media
applications provided any and all attribution for the HomeDex name and its
contents is given to the North San Diego County Association of Realtors.
Failure to do so will result in revoking permission to use the HomeDex name
and/or its contents
Direct written requests for permission, together with a brief description of how the
name and contents would be used, to Lynn Sullivan, NSDCAR Communications
Director, at Communications@nsdcar.com and include the proposed users
contact information.
HomeDex is prepared for the North San Diego County Association of

REALTORS by Robert Brown, Ph.D., California State University, San Marcos.
Questions may be directed to Dr. Brown at rbrown@csusm.edu; phone #
(760)750-4196 or to NSDCAR Communications Director, Lynn Sullivan, at
Communications@nsdcar.com; phone # (760) 734-3971.
Data source: Sandicor, Inc. Statistics obtained from MLS data.
Copyright North San Diego County Association of REALTORS, 2010. No portion of this text may
be reproduced, redistributed, faxed OR TRANSMITTED ELECTRONICALLY without the written
permission of the North San Diego County Association of REALTORS.
01/12/10
HomeDex Key Points
May 2010 Data
1. The median price for all North County home sales attached and detached increased 4.05 percent
in May 2010 from April 2010, to $404,000.
a. Detached homes in North County rose 0.42 percent from $474,500 in April 2010 to
$476,500 in May 2010.
i. Detached home prices OUTSIDE North County remained at $350,000 in May 2010.
ii. Year-over median single-family detached homes in North San Diego County
increased 20 percent, from $397,000 in May 2009, the tenth straight month of year-
over price increases. The year-over median price OUTSIDE North County for single-
family homes rose 11.11 percent from $315,000 a year ago, continuing eight straight
months of year-over increases.
iii. The countywide median SFD price of homes sold increased from $390,000 in April
2010 to $391,500 in May 2010, and increased 13.23 percent from the May 2009
number for the ninth month of year-over price increases countywide.
b. Attached home prices in North County increased during May 2010 by 11.92 percent, from
$241,250 a month earlier to $270,000.
i. Non-North County attached home prices increased to $230,000 in May 2010 from
$215,500 in April 2010.
ii. North County attached homes increased 25% from $216,000 a year ago; a ten month
trend of year-over price increases.
c. Median days-on-market for single-family detached homes in North County was 34 days in
May 2010. The number of North County single-family homes sold increased 21 percent last
month, from 729 to 882. Sold units increased 13.22 percent year-over from May 2009.
###
North San Diego County HomeDexTM
May 2010 Summary Report
Single-Family Detached Homes
Single-Family Detached Home Prices
The median price for all homes in North San Diego County single-family
detached and single-family attached increased from $388,250 in April 2010 to
$404,000 in May 2010.1
The median-priced single-family detached (SFD) home in North San Diego

County increased 0.42 percent from $474,500 in April 2010 to $476,500 in May
2010; this is the fourth month that median prices have risen and the highest
median price reported since summer 2008. The SFD median price in Non-North
County zip codes remained at $350,000 in May 2010.
Year-over median SFD price in North San Diego County increased 20 percent
from $397,000 in May 2009, the tenth straight month of year-over price increases.
Year-over median price rose 11.11 percent in Non-North County from $315,000
in May 2009, the eighth straight month of year-over increases.
The countywide median SFD price increased 0.38 percent from $390,000 in April
2010 to $391,500 in May 2010, and increased 13.23 percent year-over from May
2009 for the ninth month of year-over price increases countywide.
1 of 8
Prepared for the North San Diego County Association of REALTORS by Robert Brown, Ph.D.
Department of Economics California State University, San Marcos. Inquiries may be directed to Robert Brown
rbrown@csusm.edu or 760-750-4196; or Lynn Sullivan, NSDCAR Communications Director: lynn@nsdcar.com or
760-734-3976. Data source: Sandicor, Inc. Comparisons are not based on identical samples of homes sold and do not
imply statistical significance.
The median days-on-market for North San Diego County SFD homes sold was 34
days in May 2010. The average number of days-on-market was 66 in May 2010.2
The SFD median price-per-square foot increased to $234 in May 2010 from $230
in April 2010, an increase of 18.75 percent year-over from May 2009 making
seven straight months of year-over increases in median price-per-square foot
(following over two years of price declines). The May 2010 median-per-square
foot was the highest reported since summer 2008.
2 of 8
There were 4,510 (active and contingent) SFD listings in North San Diego County
ending May 2010, a six percent increase from April 2010.
There were 9,457 (active and contingent) listings in San Diego County ending
May 2010, a 6.93 percent increase from April 2010.
The number of North San Diego County SFD units sold increased 21 percent to
882 in May 2010 from 729 in April 2010. Sold units increased 13.22 percent
year-over from May 2009, continuing a trend of year-over sales increases since
summer 2008 (with the exceptions of year-over decreases in January 2010 and
October 2009).
Total sales volume increased 23.53 percent year-over from May 2009, making
four consecutive months of year-over increases of around 20 percent or more.
3 of 8
Housing Affordability Single-Family Detached Homes
The monthly payment including principal, interest, property taxes, and insurance
for the median-priced SFD home in North San Diego County increased from
$2,565 in April 2010 (based on a conventional mortgage) to $2,576 in May 2010.
The monthly payment for the median-priced SFD home in Non-North San Diego
County remained at $1,892 in May 2010.
The percent of San Diego County households that could afford the median-priced
SFD home in North County rose from 22 percent in April 2010 to 25 percent in
May 2010 after three months of declining affordability -- according to the North
San Diego County HomeDexTM. The affordability percentage was 38 percent in
May 2010 across Non-North County zip codes.3 The HomeDexTM affordability
percentage was 32 percent in North County and 43 percent in Non-North San
Diego County zip codes in May 2009.
The HomeDexTM affordability percentage for all homes in North San Diego
County single-family detached and single-family attached together was 32
percent in May 2010.
4 of 8
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$1,400,000
$1,600,000
$1,800,000
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Housing Affordability Percentages by Zip Code 92 N TE
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5 of 8
North San Diego County Housing Characteristics

May 2010
Median Price $476,500
Average Price $584,744
Median Price per Square Foot $234
Lowest-Priced Home Sold $110,000
Highest-Priced Home Sold $4,600,000
Number Units Sold 882

Total Sales5 $515,743,796
Median Days on Market 34
Median Square Feet 1,996

Median Number of Bedrooms 4
Median Number of Baths 3
Median Lot Size (sq. feet) 9,142
Median Age (years) of Homes Sold 22
HomeDexTM
(Percent of San Diego County households
Median Home Prices affording median-priced home)
North San Non-North North San Diego Non-North
Month/Year
Diego County San Diego County County San Diego County
May 2009 $397,000 $315,000 32% 43%
June 2009 $415,000 $326,750 30% 41%
July 2009 $440,000 $335,000 26% 34%
August 2009 $465,000 $335,000 24% 38%
September 2009 $457,000 $349,950 24% 36%
October 2009 $430,000 $355,000 28% 37%
November 2009 $436,250 $349,900 28% 38%
December 2009 $436,000 $353,000 28% 37%
January 2010 $420,000 $337,000 30% 40%
February 2010 $439,000 $348,500 28% 38%
March 2010 $469,000 $351,500 25% 38%
April 2010 $474,500 $350,000 22% 35%
May 2010 $476,500 $350,000 25% 38%
6 of 8
Median Med. Days
May May May Days on on Market
2010 2009 May 2010 % Price 2010 Market % Chg.
North San Diego County Zip Afford- Afford- Median Chg. From Sold May from April
Codes ability ability Price May 2009 Listings 2010 2010
92003 - BONSALL 15% 14% $625,000 -1% 3 19 -46%
92007 - CARDIFF 8% 13% $855,000 31% 9 132 5%
92008 - CARLSBAD 12% 21% $675,000 30% 15 48 -4%
92009 - CARLSBAD 10% 10% $705,000 0% 39 52 63%
92010 - CARLSBAD 21% 22% $532,500 6% 8 31 15%
92011 - CARLSBAD 10% 13% $720,000 10% 18 47 27%
92014 - DEL MAR 3% 2% $1,312,500 -20% 8 105 18%
92024 - ENCINITAS 14% 10% $645,000 -9% 45 31 3%
92025 - ESCONDIDO 45% 59% $309,250 40% 32 61 126%
92026 - ESCONDIDO 40% 49% $342,000 24% 35 24 -40%
92027 - ESCONDIDO 48% 63% $289,000 43% 58 52 24%
92028 - FALLBROOK 34% 48% $390,450 37% 40 55 -14%
92029 - ESCONDIDO 28% 20% $441,500 -16% 16 45 51%
92054 - OCEANSIDE 39% 52% $342,500 32% 24 48 78%
92056 - OCEANSIDE 42% 43% $330,000 6% 39 23 21%
92057 - OCEANSIDE 39% 43% $345,000 10% 49 14 -56%
92058 - OCEANSIDE 32% - $407,250 - 10 41 -
92059 - PALA 10% 56% $750,000 220% 1 65 -
92061 - PAUMA VALLEY - - - - 0 - -
92064 - POWAY 24% 15% $489,500 -20% 46 32 33%
92065 - RAMONA 44% 37% $315,000 -9% 41 48 -2%
92067 - RANCHO SANTA FE 3% 0% $1,525,000 -42% 14 49 -39%
92068 - SAN LUIS REY - - - - 0 - -
92069 - SAN MARCOS 37% 37% $363,000 4% 36 45 7%
92075 - SOLANA BEACH 2% 3% $1,781,188 11% 4 66 -52%
92078 - SAN MARCOS 24% 25% $485,000 6% 41 42 91%
92081 - VISTA 33% 35% $400,000 9% 23 27 -4%
92082 - VALLEY CENTER 35% 36% $383,350 7% 20 28 -11%
92083 - VISTA 58% 53% $230,000 -9% 17 19 -32%
92084 - VISTA 42% 53% $325,000 28% 19 19 -56%
92091 - RANCHO SANTA FE 5% 2% $1,050,000 -41% 3 67 2%
92127 - RANCHO BERNARDO 10% 10% $712,250 3% 48 22 -55%
92128 - RANCHO BERNARDO 21% 23% $533,500 10% 52 21 -45%
92129 - RANCHO
PENASQUITOS 17% 13% $587,500 -8% 38 21 28%
92130 - CARMEL VALLEY 8% 9% $844,500 6% 41 34 70%
"Foreclosures" refers to the number of unique addresses in some stage of

foreclosure in
7 of 8
1
The median is the middle-priced home sold: Half the homes sold for more than the median, and half sold for less.
2
The reported days-on-market is defined as the time between the listing and sale of a property. In the event that a
property is re-listed then days-on-market is calculated from the new list date to sale date; therefore, the occurrence of
re-listing biases downward the reported days-on-market.
3
HomeDexTM affordability percentages assume homeowners place 20 percent down and spend no more than a third of
their income on housing, which in North County during May 2010 required an annual income of $103,030 for the
median-priced SFD home an amount earned by 25 percent of San Diego County households.
4
Monthly median prices and HomeDexTM household affordability percentages reported for some zip codes were
calculated from small numbers of sold listings; reported numbers may be sensitive to price variations and do not imply
statistical significance.
5
Total SFD sales in North County were $454,170,583 in April 2010 and $404,044,885 in May 2009.
8 of 8
Single-Family Attached Homes
Single-Family Attached Home Prices
The North San Diego County median-priced single-family attached (SFA) home
increased 11.92 percent from $241,250 in April 2010 to $270,000 in May 2010,
following a decrease from March to April. The Non-North San Diego County
SFA home median price rose 6.73 percent to $230,000 in May 2010 from
$215,500 in April 2010.1
North San Diego County SFA median prices increased 25 percent year-over from
$216,000 in May 2009, a ten-month trend of year-over price increases following
24 months of year-over declines. The Non-North County SFA median price
increased 15.6 percent year-over from May 2009.
The county-wide SFA home median price increased 5.56 percent from $225,000
in April 2010 to $237,500 in May 2010, and increased 11.5 percent year-over
from May 2009.
The median number of days-on-market for North County SFA homes sold
increased from 40 in April 2010 to 43 in May 2010. The average number of days-
on-market fell from 74 in April 2010 to 71 in May 2010.2
Median Prices
North San Diego County Non-North San Diego County
$350,000
$300,000
$250,000
$200,000
$150,000
$100,000
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1 of 7
rbrown@csusm.edu; 760-750-4196 or Lynn Sullivan, NSDCAR Communications Director: lynn@nsdcar.com or
760-734-3976. Data source: Sandicor, Inc. Comparisons are not based on identical samples of homes sold and do
not imply statistical significance.
The number of sold SFA units increased 19.57 percent in May 2010 from April
2010 in North San Diego County, and rose 16.4 percent in Non-North County.
Year-over sales increased 40 percent from May 2009 in North County and
increased 18.4 percent in Non-North County. North County SFA sales have
reported year-over increases for 23 months, with the exceptions of February 2010
and October 2009.
SFA listings (active and contingent) in North San Diego County increased to
1,640 ending May 2010 from 1,517 ending April 2010. San Diego County (active
and contingent) SFA listings increased from 4,997 at the end of April 2010 to
5,247 in May 2010.
2 of 7
Housing Affordability Single-Family Attached Homes
The monthly payment including principal, interest, property taxes, and

insurance for the median-priced SFA home in North County increased from
$1,304 in April 2010 to $1,459 in May 2010. The monthly payment for the
median-priced SFA home in Non-North San Diego County zip codes rose from
$1,165 in April 2010 to $1,243 in May 2010.
The percent of San Diego County households able to afford the median-priced
SFA home decreased to 51 percent in May 2010 from 56 percent in April 2010.3
The single-family attached home affordability level for Non-North San Diego
County zip codes fell to 57 percent in May 2010 from 61 percent in April 2010.
60 percent of county households could afford the median-priced SFA home in

North San Diego County in May 2009, and 64 percent in Non-North County zip
codes.
Housing Affordability Percentages

North San Diego County Non-North San Diego County
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May 2010 Median Prices
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Single-Family Attached Home Prices and Affordability by North County Zip Codes4
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4 of 7
North San Diego County Housing Characteristics

May 2010
Median Price $270,000
Average Price $305,906
Median Price per Square Foot $226
Lowest-Priced Home Sold $55,100
Highest-Priced Home Sold $1,850,000
Number Units Sold 385

Total Sales5 $117,773,649
Median Days on Market 43
Median Square Feet 1,158

Median Number of Bedrooms 2
Median Number of Baths 2
Median Age (years) of Homes Sold 24
SFA Median Home Prices HomeDex Single-Family Attached Homes
North San Diego Non-North North San Diego Non-North

Month/Year County San Diego County County San Diego County
May 2009 $216,000 $198,900 60% 64%
June 2009 $255,000 $191,500 53% 66%
July 2009 $235,000 $203,000 56% 54%
August 2009 $264,000 $206,000 50% 62%
September 2009 $235,000 $190,000 55% 57%
October 2009 $239,250 $205,000 55% 62%
November 2009 $252,500 $210,000 52% 62%
December 2009 $238,750 $200,000 56% 65%
January 2010 $225,000 $200,000 59% 65%
February 2010 $240,000 $205,750 56% 63%
March 2010 $245,000 $220,000 55% 60%
April 2010 $241,250 $215,500 56% 61%
May 2010 $270,000 $230,000 51% 57%
5 of 7
Median Median
May May Days on Days on
2010 2009 May 2010 % Price May 2010 Market Market %
North San Diego County Zip Afford- Afford- Median Chg. From Sold May Chg. from
Codes ability6 ability Price May 2009 Listings 2010 April 2010
92003 - BONSALL 76% 62% $148,600 -29% 4 103 -41%
92007 - CARDIFF - - - - 0 - -
92008 - CARLSBAD - - - - 0 - -
92009 - CARLSBAD 42% 47% $330,000 14% 25 29 -24%
92010 - CARLSBAD 31% 40% $412,500 25% 6 31 56%
92011 - CARLSBAD 22% 40% $510,000 55% 9 24 -27%
92014 - DEL MAR 9% 37% $810,000 133% 7 66 13%
92024 - ENCINITAS 29% 35% $432,800 17% 21 28 -16%
92025 - ESCONDIDO 86% 83% $100,000 -8% 7 57 97%
92026 - ESCONDIDO 79% 86% $136,500 44% 18 16 -49%
92027 - ESCONDIDO 85% 88% $105,000 20% 11 70 367%
92028 - FALLBROOK 69% - $182,000 - 4 41 13%
92029 - ESCONDIDO 64% - $205,000 - 3 17 -94%
92054 - OCEANSIDE 44% 37% $314,900 -9% 21 45 10%
92056 - OCEANSIDE 61% 70% $217,000 24% 17 54 23%
92057 - OCEANSIDE 78% 79% $140,000 8% 21 54 17%
92058 - OCEANSIDE 60% - $220,000 - 7 22 -
92059 - PALA - - - - 0 - -
92061 - PAUMA VALLEY - - - - 0 - -
92064 - POWAY 65% 73% $198,000 24% 4 30 -26%
92065 - RAMONA 73% 75% $164,250 8% 4 64 -53%
92067 - RANCHO SANTA FE - - - - 0 - -
92068 - SAN LUIS REY - - - - 0 - -
92069 - SAN MARCOS 82% 77% $117,500 -16% 12 38 -10%
92075 - SOLANA BEACH 18% 11% $580,000 -14% 11 26 -33%
92078 - SAN MARCOS 49% 54% $287,500 15% 24 38 -62%
92081 - VISTA 78% 72% $140,000 -15% 7 50 194%
92082 - VALLEY CENTER - - - - 0 - -
92083 - VISTA 73% 69% $163,500 -8% 8 95 217%
92084 - VISTA 67% 85% $190,000 90% 6 62 339%
92091 - RANCHO SANTA FE 14% 15% $645,000 4% 2 118 34%
92127 - RANCHO BERNARDO 52% 46% $267,000 -9% 22 40 -49%
92128 - RANCHO BERNARDO 49% 47% $284,000 -1% 39 48 4%
92129 - RANCHO
PENASQUITOS 64% 59% $206,500 -7% 22 21 -38%
92130 - CARMEL VALLEY 32% 34% $410,000 9% 37 63 97%
6 of 7
1
The median is the middle-priced home sold: Half the homes sold for more than the median, and half sold
for less.
2
The reported days-on-market number is defined as the time between the listing and sale of a property. In
the event that a property is re-listed then days-on-market is calculated from the new list date to sale date;
the occurrence of re-listing biases downward the reported days-on-market.
3
HomeDexTM affordability percentages assume homeowners place 20 percent down and spend no more
than a third of their income on housing, which in North County during May 2010 required an annual
income of $58,380 for the median-priced SFA home an amount earned by 51 percent of San Diego
County households.
4
Monthly median prices and HomeDexTM numbers reported for some zip codes were calculated from small
numbers of sold listings; reported numbers may be sensitive to price variations and do not imply statistical
significance.
5
April 2010 total SFA sales were $95,363,931 and $67,773,409 in May 2009 for North San Diego County.
6
See footnote 3.
7 of 7
Foreclosure Activity Report Ending May 2010
Number of Pre- % Chg. from % Chg. from

Foreclosure Pre-Foreclosures Number of Bank- Bank-Owned
1 ending April
North San Diego County Zip Properties ending ending April Owned ending
Codes May 2010 2010 May 2010 2010
92003 - BONSALL 24 -17.24% 46 -6.12%
92007 - CARDIFF 26 13.04% 11 0.00%
92008 - CARLSBAD 42 -10.64% 47 -2.08%
92009 - CARLSBAD 128 -9.86% 76 -14.61%
92010 - CARLSBAD 44 4.76% 70 -4.11%
92011 - CARLSBAD 41 7.89% 25 -10.71%
92014 - DEL MAR 30 0.00% 11 -15.38%
92024 - ENCINITAS 104 -1.89% 65 0.00%
92025 - ESCONDIDO 133 -0.75% 207 -8.41%
92026 - ESCONDIDO 184 -1.08% 159 -14.05%
92027 - ESCONDIDO 191 -9.48% 128 -29.67%
92028 - FALLBROOK 209 -6.70% 165 -5.71%
92029 - ESCONDIDO 57 -6.56% 30 -26.83%
92054 - OCEANSIDE 112 -3.45% 101 -8.18%
92056 - OCEANSIDE 187 -8.78% 135 -12.34%
92057 - OCEANSIDE 260 -0.76% 167 -16.50%
92059 - PALA 4 -33.33% 5 0.00%
92061 - PAUMA VALLEY 11 83.33% 15 7.14%
92064 - POWAY 128 -3.03% 68 -8.11%
92065 - RAMONA 126 -5.97% 138 -4.83%
92067 - RANCHO SANTA FE 26 136.36% 28 21.74%
92068 - SAN LUIS REY 0 - 0 -
92069 - SAN MARCOS 195 1.56% 126 -13.70%
92075 - SOLANA BEACH 15 -48.28% 29 -17.14%
92078 - SAN MARCOS 156 -10.34% 79 -21.78%
92081 - VISTA 83 -8.79% 57 0.00%
92082 - VALLEY CENTER 71 -6.58% 89 -14.42%
92083 - VISTA 135 -3.57% 109 -6.03%
92084 - VISTA 134 -6.29% 111 -9.76%
92091 - RANCHO SANTA FE 8 14.29% 3 -25.00%
92127 - RANCHO
BERNARDO 109 -17.42% 86 -8.51%
92128 - RANCHO
BERNARDO 124 -3.88% 67 -19.28%
92129 - RANCHO
PENASQUITOS 125 -6.72% 54 -11.48%
92130 - CARMEL VALLEY 83 -12.63% 58 0.00%
TOTALS 3,305 -5.22% 2,565 -11.31%
Department of Economics California State University, San Marcos. Direct inquiries to Robert Brown
760-734-3976.
Foreclosure Activity Report Ending May 2010
"Foreclosures" refers to the number of unique addresses in some stage of

foreclosure i
n
1
Active pre-foreclosure include properties classified as Lis Pendens (i.e., a public notice has been
served that a loan is delinquent and the lending institution has initiated the foreclosure process) and Final
Judgment (i.e., the court has authorized the lender to proceed with the auction of the property); data
reported from First American RES database of properties obtained from county assessment records. All
numbers shown are reported for a particular point in time, as these databases are frequently updated.
NSDCAR does not guarantee accuracy of data.
Department of Economics California State University, San Marcos. Direct inquiries to Robert Brown
760-734-3976.
Vista Administrative Offices &
Service Center
906 Sycamore Ave., Suite 104
Vista, CA 92081
Phone: (760) 734-3971
Fax: (760) 734-3976
Escondido Service Center Carsbad Service Center

1802 S. Escondido Blvd., Suite E 6183 Paseo Del Norte, Ste. 150
Escondido, CA 92025 Carlsbad, CA 92009
Phone: (760) 745-2299 Phone: (760) 929-2100
Fax: (760) 745-3842 Fax: (760) 929-2115
Carmel Valley Service Center Fallbrook Service Center

12707 High Bluff Drive, Suite 125 126 West Beech
San Diego, CA 92130 Fallbrook, CA 92028
Phone: (858) 350-1600 Phone: (760) 728-5811
Fax: (858) 350-0380 Fax: (760) 728-0646
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North San Diego County

North San Diego County

HomeDex is an exclusive NSDCAR member benefit

HomeDex is prepared for the North San Diego County Association of

Data source: Sandicor, Inc. Statistics obtained from MLS data.

The median-priced single-family detached (SFD) home in North San Diego

imply statistical significance.

North San Diego County

Single-Family Detached Homes

rbrown@csusm.edu or 760-750-4196; or Lynn Sullivan, NSDCAR Communications Director: lynn@nsdcar.com or

North San Diego County Housing Characteristics

Number Units Sold 882

Median Square Feet 1,996

"Foreclosures" refers to the number of unique addresses in some stage of

The monthly payment including principal, interest, property taxes, and

60 percent of county households could afford the median-priced SFA home in

Housing Affordability Percentages

not imply statistical significance.

North San Diego County

rbrown@csusm.edu; 760-750-4196 or Lynn Sullivan, NSDCAR Communications Director: lynn@nsdcar.com or

North San Diego County Housing Characteristics

Number Units Sold 385

Median Square Feet 1,158

SFA Median Home Prices HomeDex Single-Family Attached Homes

North San Diego Non-North North San Diego Non-North

Number of Pre- % Chg. from % Chg. from

"Foreclosures" refers to the number of unique addresses in some stage of

Escondido Service Center Carsbad Service Center

Carmel Valley Service Center Fallbrook Service Center

Increasing the Success and Profitability of Those We Serve

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