Terminix has acquired the assets of Alterra Pest Control, a three-year-old company that in a short time has grown to become one of the 15 largest residential pest control companies in the U.S.23. Visa to Buy Visa Europe in Deal That Could Exceed $23B - Tuesday, November 03, 2015
NEW YORK (AP) — Payment processing giant Visa announced plans Monday to buy its sister company, Visa Europe, in a deal that could be worth more than $23 billion and would consolidate all of Visa's operations worldwide.24. Orgill to Build New World HQ in Collierville - Wednesday, October 28, 2015
Orgill Inc. is going to build its new world headquarters in Collierville, bringing a $15 million investment and 115 new jobs.
Memphis-based Orgill is the world’s largest independently owned hardlines distributor, according to the Tennessee Department of Economic and Community Development.25. Tanger Southaven Expected To Drive More DeSoto County Retail - Tuesday, October 27, 2015
At its grand opening Nov. 20, Tanger Outlets Southaven mall will finally see light after years of development.
The project, which initially was developed by Memphis-based Poag Shopping Centers and shelved during the recession, was revived thanks to a relationship with national group Tanger Factory Outlet Centers Inc. and several public partnerships with DeSoto County and the state of Mississippi.26. US Cold Storage Latest Growth For Tipton County - Monday, October 12, 2015
Phil Coles remembers one job interview in particular as he was hiring for the new United States Cold Storage plant in Covington, Tenn.
The job applicant, who was from Covington, had questions for Coles, the plant’s general manager. Was the plant paid for? Or was U.S. Cold renting? The bottom line was job stability in a town and county that has had a rough recession.27. Earlier Conversions Leave Lessons for Foote Homes Project - Friday, October 02, 2015
The coming redevelopment of Foote Homes will be different from previous public housing conversions, incorporating lessons learned from relocating residents.
The last phase of neighboring Cleaborn Homes’ conversion to a mixed-use, mixed-income development is under construction on the other side of Lauderdale Street. It will create 67 multifamily units and should be completed by the end of the year.28. Last-Minute Negotiations Secure $30 Million Foote Homes Grant - Tuesday, September 29, 2015
The Foote Homes public housing development is still standing with word Monday, Sept. 28, that the city of Memphis has secured a $30 million federal grant to convert it to a mixed-use, mixed-income development.29. Memphis Nabs $30 Million South City Grant After Last-Minute Negotiations - Friday, September 25, 2015
The Foote Homes public housing development is still standing with word Monday, Sept. 28, that the city of Memphis has secured a $30 million federal grant to convert it to a mixed-use, mixed-income development.30. Memphis Multifamily Action Gets Second-Quarter Boost - Monday, September 21, 2015
Multifamily fundamentals were strong for the second quarter of 2015 as Downtown and Collierville continued to perform well in their new-construction booms.
New construction is ahead compared to second quarter 2014, with 567 units coming online in the Memphis metro area compared to 466 units last year, according to CBRE Memphis’ Multifamily MarketView. By year-end, construction will total 1,280 units.31. OneJet Expands, Says Memphis Route Exceeding Expectations - Thursday, August 13, 2015
Six weeks into OneJet’s Indianapolis-Memphis air service, the CEO of the small- to medium-sized market air carrier says the route is performing “beyond our expectations.”
Matthew Maguire and OneJet executives announced Thursday, Aug. 13, that Nashville will be the fourth city to join Memphis, Pittsburgh, Pa., and Milwaukee, Wis., in service to and from Indianapolis, One Jet’s “focus” city.32. 'En Fuego' - Saturday, August 01, 2015
When Southaven Mayor Darren Musselwhite took office in June 2013, one of the first tasks that landed on his desk was a long-planned regional outlet mall.
The outlet mall, planned for a roughly 33-acre site at Church Road and Interstate 55 in the DeSoto County city, had been on the drawing board for some time, but the recession and its aftermath caused developers and Mississippi officials to put it on hold.33. Build Out - Saturday, July 25, 2015
Boyle Investment Co. is building a 52,000-square-foot office building at its Schilling Farms community in Collierville in which Helena Chemical Co.’s Southern Business Unit will lease half of the space. 34. Ikea Buys Cordova Acreage For Planned Memphis Store - Tuesday, July 21, 2015
41 Acres for
Future Ikea Store
Sale Amount: $5.7 million
Sale Date: July 10, 2015
Buyer: IKEA Property Inc.35. Memphis Tourism Officials: Limit Hotel Tax Breaks - Tuesday, July 21, 2015
A wave of Downtown hotel plans has officials pumping the brakes on using public incentives for smaller, limited-service hotels.
With up to a dozen Downtown hotel projects in the development pipeline, the Memphis Convention and Visitors Bureau has asked the Downtown Memphis Commission to explore limiting incentives to large, full-service hotels.36. Wonder Bread Bakery Under Contract - Tuesday, July 07, 2015
The former Wonder Bread bakery at 400 Monroe Ave. could soon have a new owner.
The bakery, idled by a labor strike before being sold in 2013, is under contract to a potential buyer, according to a commercial real estate broker.37. Building Boom Strains Labor Pool, Supply Chain - Saturday, July 04, 2015
Middle Tennessee’s red-hot construction boom is becoming a victim of its own success. Architects, contractors and everyone in between, including Metro Codes, are up to their necks in work.
It’s a happy time of an industry that also can see long, slow periods of stagnation.38. OneJet Lands in Memphis, Thanks in Part to FedEx - Wednesday, June 24, 2015
Mid-South business travelers now have an easy, efficient way to reach several large Midwestern markets.
OneJet, a startup airline catering to business travelers, launched its inaugural Memphis to Indianapolis flight on Monday, June 22.39. Here's Why Home Sales Are Finally Surging - Tuesday, June 23, 2015
WASHINGTON (AP) — Real estate has gotten hot again.
Home sales are on pace for their best year since 2007. First-time buyers are streaming back into the market. Prices are skyrocketing, aided by a stronger job market and tantalizingly low mortgage rates that are creating pressure for buyers to act fast.40. 5 Reasons Why US Employers are Showing Confidence in Economy - Monday, June 08, 2015
WASHINGTON (AP) – Employers last month delivered a vote of confidence in the U.S. economy.
They added 280,000 jobs – a surprisingly robust total at a time when consumers are hesitant to spend and the economy appears less than fully healthy. Some key industries, from energy to manufacturing, have been struggling. And economic troubles overseas have put investors on edge.41. Pending US Home Sales Jump to Strongest Level in 9 Years - Friday, May 29, 2015
WASHINGTON (AP) – Americans signed contracts to buy homes in April at the fastest pace in nearly nine years, evidence that steady job growth is strengthening the real estate market.
The National Association of Realtors said Thursday that its seasonally adjusted pending home sales index climbed 3.4 percent to 112.4 last month. It's the fourth consecutive monthly gain. The index now stands at its highest level since May 2006.42. Absolute Recovery Services Enjoys Solid Growth in Short Time - Monday, May 25, 2015
Jason Burnett has worked his way through several different collections firms specializing in everything from retail to bank to medical debt.43. ‘Pioneering is a Bitch’ - Saturday, April 18, 2015
Christy Shuff was robbed on the night she moved some equipment into her soon-to-open new business, Rumours Gallery, on 12South Avenue.
That was 12 years ago, and Shuff, now 40, and her then-husband Will Shuff were aspiring urban pioneers, ready to take a chance on the downtrodden, but affordable 12South area, then home to a few businesses and mostly older houses.44. Kiesewetter Joins Fisher Phillips Law Firm - Wednesday, April 15, 2015
Jay W. Kiesewetter has joined the Memphis office of Fisher & Phillips LLP as senior counsel. In his new role, Kiesewetter advises clients on issues related to union organizing and elections, arbitrations, negotiations, strikes, lockouts and Labor Board charges.45. Analyst Downgrades Apple Shares as Smartwatch Goes on Sale - Monday, April 13, 2015
NEW YORK (AP) – As consumers trekked to Apple stores to try on the company's smartwatch for the first time, a Raymond James analyst downgraded shares of the tech giant, saying its first product launch under CEO Tim Cook poses "more risk than reward."46. Five of the Nation’s Finest - Saturday, April 04, 2015
Each year the U.S. Chamber of Commerce recognizes the contribution of small business to the national economy with the Blue Ribbon Small Business Awards. Five from Knoxville’s business community – The Tomato Head, Management Solutions LLC, Design Innovation Architects Inc., Visionary Solutions LLC and AMS Corp. – have been chosen for inclusion in the annual program.47. FDA Approves Genetically Engineered Potatoes, Apples as Safe - Monday, March 23, 2015
BOISE, Idaho (AP) – Potatoes that won't bruise and apples that won't brown are a step closer to grocery store aisles, but some food suppliers say they don't want any part of it and others are staying silent.48. Chicago-Based LivCor Snaps Up Memphis Apartment Community - Tuesday, March 17, 2015
9230 Thornbury Boulevard
Memphis, TN 38125
Sale Amount: $51.3 million
Sale Date: Feb. 27, 201549. Real Estate Community Readies for Pinnacle Awards - Wednesday, February 11, 2015
Buyer: BRE Piper MF Forest Creek TN LLC, an affiliate of Chicago-based LivCor LLC,
Seller: Forest Creek Apartment Associate LLC and Forest Creek Land Associates LLC, affiliates of Carter Hastin Real Estate Services Inc.
Loan Amount: $44.2 million
Loan Date: Feb. 27, 2015
Lender: Wells Fargo Bank
Details: The Preserve at Forest Creek Apartments in Southeast Memphis has been sold for $51.3 million.
Planning is well underway for the Memphis Area Association of Realtors Commercial Council’s 14th annual Pinnacle Awards ceremony, an evening dedicated to bringing commercial real estate industry professionals together and honoring them for their accomplishments in the previous year.50. Loeb Properties Bullish on Center City Development - Friday, February 06, 2015
When Loeb Properties Inc. acquired the warehouse at 2542 Broad Ave. in 1995, Aaron Petree, the company’s current vice president of brokerage, was just starting high school.51. Drowning in Student Loan Debt - Saturday, January 31, 2015
Three-and-a-half years after graduating from the University of Tennessee-Knoxville, Yasameen Hoffman is still trying to land the kind of full-time job that will help her start paying off her student loan.52. Memphis Industrial Market Rebounds in 2014 - Monday, January 05, 2015
The upswing in the industrial real estate sector that started in 2012 and gained momentum in 2013 continued in 2014 and the Memphis market, fueled by several large transactions late in the year, should top 2013's level of around 3.2 million square feet of absorption.53. Big Deals Highlight 2014 Real Estate - Thursday, January 01, 2015
In Inked, we like to highlight local real estate transactions and the often-interesting companies leasing or buying commercial real estate space in the Memphis market. We also like to keep you informed about major deals before they happen and track companies that are critical to the local economy. Here are some important items that appeared in Inked in 2014.54. More Than One Way to Ring in New Year in Knoxville - Saturday, December 27, 2014
With gas prices dropping and the economy continuing to improve, Knoxvillians have much to celebrate as 2014 comes to a close. A number of venues and restaurants have festive plans for New Year’s Eve.55. Ad Retargeting May Spoil Holiday Surprise - Wednesday, December 17, 2014
When you shop Amazon for a product and then see that same product in a Facebook ad days later, it is certainly not a coincidence. It is a marketing strategy called ad retargeting, and it is dominating online advertising.56. Target Bringing 400-Job Project to Memphis - Thursday, December 11, 2014
Memphis is poised to land hundreds of new jobs and retain several hundred more. Target will seek incentives from Memphis and Shelby County as early as next week for an online fulfillment center that will create over 400 new jobs.57. Trader Joe’s: No Immediate Plans for Memphis - Wednesday, December 03, 2014
Trader Joe’s doesn’t have any immediate plans to enter the Memphis market, the company said Wednesday, Dec. 3.
“A Memphis/Germantown store is not in our two-year plan at this time,” said Rachel Broderick, a spokeswoman for the sought-after specialty grocery chain.58. Victorian Village Homes See Demand - Wednesday, December 03, 2014
A new single-family residential project in the heart of Victorian Village is doing very well, thank you very much.
Five of the eights lots inside Planters Row II, a unique master planned community on Jefferson Avenue in Victorian Village between the Medical Center and Downtown core, are already optioned or under contract after the first day of sales, according to Scott Blake, president of Design 500 Inc. 59. More at Moore - Tuesday, November 25, 2014
The large old trees on its campus and the large paned windows of its brick buildings indicate the William R. Moore College of Technology has been around for a while.
It was the idea of William R. Moore, a dry goods wholesaler, who left a $500,000 endowment to fund the institution following his death in 1909. 60. Thinking Independent - Tuesday, November 11, 2014
The origin story, if it could be called that, for many of the shops and restaurants in the burgeoning Broad Avenue Arts District tends to start the same way.
Their future proprietors were in the area and just fell in love with it – the neighborhood, and sometimes a specific building. That’s the way it was for Lisa and Luis Toro, working to open the new store City & State at 2625 Broad Ave. in a few months, with the former describing the process of settling on a building as a little like falling in love with the right wedding dress.61. Yellen: Awareness of Economists' Diversity Needed - Friday, October 31, 2014
WASHINGTON (AP) – Federal Reserve Chair Janet Yellen says she wants to raise awareness of the need for diversity among economists, with relatively few women and minorities still choosing to major in economics in college.62. Mixed-Use Project Looms for Former Lakeland Mall - Friday, October 31, 2014
Get used to the name Lake District. You’ll probably be hearing more about it in the near future. Lake District is the new name for the revamped project being planned at the old Lakeland Factory Outlet Mall site.63. Presenting Mid-October Economic Snapshot - Wednesday, October 22, 2014
The heightened volatility month of October continued last week. On Wednesday alone, the Dow Jones Industrial Average moved nearly 460 points from its high point in the day to its low point (before closing in between). Granted, a 400-point move from a 16,000 altitude translates into much milder percentage moves when compared to a similar move off of a lower base, but with the number on CNBC constantly, it gives investors pause.64. How Bad is Knoxville Crime? - Saturday, October 18, 2014
From murders to burglaries, most of Knoxville’s crime can be attributed to illegal drugs, police say.
But even as crime figures have remained static for years, where you live likely determines how you feel about crime and safety.65. Recruiter’s Career Twist - Saturday, October 18, 2014
Ask Janet Miller about her remarkable career at the Nashville Area Chamber of Commerce and she’ll likely attribute it to good timing or pass credit onto others.66. Whole Foods to Roll Out Rankings for Produce - Saturday, October 18, 2014
Whole Foods plans to start rolling out a system that ranks fruits and vegetables as "good," ''better" or "best" based on the supplier's farming practices.
Most notably, the supermarket chain says its "responsibly grown" labeling system for produce and flowers will prohibit the use of several common pesticides. The rankings will also take into account factors such as water and energy use.67. Whole Foods to Roll Out Rankings for Produce - Thursday, October 16, 2014
Whole Foods plans to start rolling out a system that ranks fruits and vegetables as "good," ''better" or "best" based on the supplier's farming practices.
Most notably, the supermarket chain says its "responsibly grown" labeling system for produce and flowers will prohibit the use of several common pesticides. The rankings will also take into account factors such as water and energy use.68. Obama Claims Progress on Wall Street Rules - Tuesday, October 07, 2014
WASHINGTON (AP) – A year after prodding financial regulators to act more swiftly to rein in Wall Street, President Barack Obama on Monday claimed progress in toughening banking rules but urged bank overseers to consider additional ways to prevent the kind of risk-taking that precipitated the 2008 financial crisis.69. University of Tennessee Students Help Design Nashville’s Future - Saturday, September 27, 2014
Nashville may be a city on the rise, attracting new residents by the droves. But it’s also a laboratory for students at the University of Tennessee-Knoxville’s College of Architecture and Design, where they are designing the communities of the future in partnership with the Nashville Civic Design Center.70. Sprouts Confirms Lakeland, Germantown Stores in 2015 - Saturday, September 20, 2014
Sprouts Farmers Market, a fast-growing specialty grocery chain, has confirmed it will open two Memphis-area stores in 2015, one in Germantown and another in Lakeland.
Sprouts will turn the 30,000-square-foot former Schnucks location at The Shops of Forest Hill at Poplar Avenue and Forest Hill-Irene Road in Germantown into one of its stores, which replicate the look and feel of an indoor farmers market and specialize in fresh, organic and healthy food.71. Stock Gains Lift US Household Wealth to Record High - Friday, September 19, 2014
WASHINGTON (AP) – Strong stock market gains and higher home prices boosted Americans' net worth in the April-June quarter to a record high, a trend that could encourage more spending.
U.S. households also took on the most new debt in five years, driven mostly by student and auto loans. More borrowing can be a sign of confidence, although greater student debt can pose a burden for younger households.72. Officials Vow to Help Cargill Workers Find Jobs - Thursday, September 18, 2014
The Greater Memphis Chamber says it will work with its partners to help displaced Cargill Inc. employees find new jobs.73. Cargill to Close Memphis Corn Mill - Tuesday, September 16, 2014
Cargill Inc. will close its Memphis corn mill in January, a move that will impact 440 employees.
The company said the closure of the facility resulted from the underutilization of the Memphis plant on Presidents Island and its location far away from the Corn Belt. The nearby corn oil refinery that employs 28 people will remain open and operate as a standalone facility, Cargill said.74. Will More Rentals Slow Rising Home Prices? - Saturday, September 06, 2014
Hardly a day goes by that a residential real estate broker is not asked: “When will it end?”
Elliot Eisenberg, Ph.D., authors Elliot Eisenberg’s Brief Blog and sends it daily to subscribers. Here’s what he had to say on the subject in his August 25 edition:75. Embracing Cremation - Saturday, August 30, 2014
As business decisions go, this was a tricky one.
Jeff and Steve Murphy, owners of Music City Mortuary, opened their Nashville business in 2001, catering primarily to the needs of other funeral directors, providing transportation, embalming and preparation services, shipping – everything a mortuary business provides.76. Changing Landscape - Wednesday, August 27, 2014
A “high-end” grocery store chain not currently serving the Memphis market has leased the shuttered former Kroger store at 9050 U.S. 64 in Lakeland and should open in the spring, according to a Lakeland official.77. Belmont Welcomes Largest-Ever Freshman Class - Saturday, August 23, 2014
If you graduated from Belmont 20 years ago, you might not recognize the campus today.
Near ceaseless on-campus construction and a huge spike in enrollment has changed the once-sleepy little school into a major player in Nashville and in national collegiate circles.78. Another Round - Wednesday, August 20, 2014
Some time in October, lovers of local craft beers could enjoy a cold brew in a new tasting room at Memphis Made Brewing Co.’s facility in the Cooper-Young district.79. Fresh Market Debuts Midtown Store - Wednesday, August 13, 2014
For a while now Central Gardens resident Tom Clifton has been driving to East Memphis to get his groceries.80. Cargill Inc. to Invest $45 Million In West Memphis Grain Facility - Saturday, July 19, 2014
Cargill Inc. will invest $45 million to build a grain handling and shipping facility in West Memphis, the company announced Friday, June 10.81. Still Rock ‘n’ Roll - Wednesday, July 02, 2014
When Jeff Nolan, the Hard Rock Café’s music and memorabilia historian, got to Memphis Sunday, June 29, to prepare for the next day’s preview tours of the new Hard Rock location at Beale and Second streets, he grabbed a bite to eat at nearby Rum Boogie Café.82. Baptist Opening Dementia Center - Saturday, June 28, 2014
Baptist Memorial Health Care, with help from the Baptist Foundation and the Parker family donation, is opening a free resource center for patients and caregivers dealing with dementia or other memory-related issues.83. Events - Thursday, June 26, 2014
Sales and Marketing Society of the Mid-South will host a roundtable with executive coach and HR consultant Judy Bell titled “Emotional Intelligence, the Predictor of Success” Thursday, June 26, from 7:15 a.m. to 8:30 a.m. at Cheffie’s Cafe, 483 High Point Terrace. Cost at the door is $20. Visit sms-midsouth.org.84. Baptist Opening Dementia Resource Center - Wednesday, June 25, 2014
Baptist Memorial Health Care, with help from the Baptist Foundation and the Parker family donation, is opening a free resource center for patients and caregivers dealing with dementia or other memory-related issues.85. Events - Wednesday, June 25, 2014
Kiwanis Club of Memphis will meet Wednesday, June 25, from noon to 1 p.m. at The University Club of Memphis, 1346 Central Ave. The guest speakers are Jessica Jackson and Amanda Yuen, administrators at Corning Elementary School, Kiwanis Club of Memphis’ Adopt-a-School. Cost is $18 for nonmembers.86. Building Community - Thursday, May 15, 2014
The Carrington at Schilling Farms looks like an apartment community you might find in Downtown Memphis or a town square, but the development – Boyle Investment Co.’s first apartment project in more than 30 years – is in the heart of Collierville.87. Dancing on Broad - Tuesday, May 13, 2014
A person doesn’t have to look far to get a feel for the distinctiveness and the uniquely artistic hue that colors Memphis’ Broad Avenue neighborhood.
To cite one example: The neighborhood for eight weeks this summer is hosting a dance party.88. Cates, Kornegay Look to Future While Honoring Colliers’ Past - Monday, April 21, 2014
The memory is scorched in Andy Cates’ mind.
It was 2005 and Cates, just 29 years old at the time, was being made a partner at Colliers International Memphis, the commercial real estate firm. 89. Family Dollar to Close Stores as Shoppers Pinched - Friday, April 11, 2014
NEW YORK (AP) – Dollar stores are feeling the pinch from mounting financial pressures on low-income shoppers.
Family Dollar said Thursday that will cut jobs and close about 370 underperforming stores as it tries to reverse sagging sales and earnings. The discount store operator will also permanently lower prices on about 1,000 basic items.90. US Finally Regains the Jobs Lost in the Recession - Monday, April 07, 2014
WASHINGTON (AP) – The U.S. economy has reached a milestone: It has finally regained all the private-sector jobs it lost during the Great Recession.
Yet it took a painfully slow six years, and unemployment remains stubbornly high at 6.7 percent.91. Richmond Honan Buys Quince Centre for $10 Million - Tuesday, March 18, 2014
6555 Quince Road92. Fincher Outlines ‘Complicated’ Farm Bill Details - Wednesday, March 05, 2014
Memphis, TN 38119
Sale Amount: $10.4 million
Sale Date: March 7, 2014
The only active row-crop farmer in Congress has been on the road the last month talking particulars of a very complex farm bill with farmers not only in his West Tennessee district, which includes part of Memphis, but in five other states and other parts of Tennessee.93. Warren Buffett Offers Lesson in Value Investing - Tuesday, February 25, 2014
OMAHA, Neb. (AP) – Warren Buffett is offering a refresher course on his approach to investing in his annual letter to Berkshire Hathaway Inc. shareholders.94. Memphis Firm Warns of IV Saline Shortage - Monday, February 03, 2014
Memphis-based Comprehensive Pharmacy Services, the nation’s largest pharmacy services provider, issued an advisory to its more than 400 hospitals and health systems clients throughout the country to prepare for a protracted intravenous saline shortage.95. New Housing Option Comes to Victorian Village - Wednesday, January 22, 2014
Florence Hervery had been thinking about the next phase of her life for some time.
The 55-year-old Whitehaven resident had been mulling over a move Downtown, but she wanted a home, not a condominium or apartment, and was hesitant to move into the bustling Downtown core.96. MRG Sees Flurry of Activity at Marion Center - Friday, December 13, 2013
In 2008, Memphis-based Makowsky Ringel Greenberg LLC developed The Shops of Angelos Grove retail center in Marion, Ark.97. RV Industry Shows More Signs of Recovery - Wednesday, December 04, 2013
LOUISVILLE, Ky. (AP) – RV manufacturers expect to pass another milestone in their steady recovery from the recession that landed the industry in a deep ditch.
Led by sales growth for towable RVs and pricier stand-alone motor homes, recreational vehicle makers expect to ship more than 300,000 units to dealers' lots this year for the first time since the economic downturn battered the industry in 2008 and 2009.98. Events - Saturday, November 16, 2013
Ignite Memphis, Vol. 6, will be held Tuesday, Nov. 19, from 7 p.m. to 10 p.m. at Crosstown Arts, 430 N. Cleveland St. Twelve Memphians will enlighten attendees on a variety of topics via five-minute, 20-slide presentations. Cost is $15. Visit ignitememphis.com.99. Cos., Patients Shop for Better Health Care Deals - Monday, October 28, 2013
Paul Freeman drove 600 miles last year to save himself — and his employer — thousands of dollars on his surgery.100. For Jobless Over 50, A Challenging Search for Work - Wednesday, October 23, 2013
EDITOR'S NOTE: Aging America is a joint AP-APME project examining the aging of the baby boomers and the effect this so-called silver tsunami is having on society.
ROCKFORD, Ill. (AP) — When Charlie Worboys lost his job, he feared searching for a new one at his age might be tough. Six years later, at 65, he's still looking.