Title: NEW! RESORT STYLE LUXURY & ELEGANT! HEATED POOL. HOT TUB. BILTMORE NEIGHBORHOOD - Latest Reviews, Deals & Photos 2026 - Expedia.ca [See all properties](http://www.expedia.ca/Hotel-Search?regionId=&selected=44071634&adults=2&children=&sort=RECOMMENDED&useRewards=false&semdtl=&userIntent=&vip=false) Entire home # NEW! RESORT STYLE LUXURY & ELEGANT! HEATED POOL. HOT TUB. BILTMORE NEIGHBORHOOD Family-friendly vacation home with an outdoor pool, near Biltmore Fashion Park ## Photo gallery for NEW! RESORT STYLE LUXURY & ELEGANT! HEATED POOL. HOT TUB. BILTMORE NEIGHBORHOOD ![Interior - NEW! RESORT STYLE LUXURY & ELEGANT! HEATED POOL. HOT TUB. BILTMORE NEIGHBORHOOD (Phoenix)](https://images.trvl-media.com/lodging/45000000/44080000/44071700/44071634/1614214a.jpg?impolicy=resizecrop&rw=598&ra=fit) ![3 bedrooms, desk, iron/ironing board, travel crib - NEW! RESORT STYLE LUXURY & ELEGANT! HEATED POOL. HOT TUB. BILTMORE NEIGHBORHOOD (Phoenix)](https://images.trvl-media.com/lodging/45000000/44080000/44071700/44071634/2d07d872.jpg?impolicy=resizecrop&rw=297&ra=fit) ![Fridge, microwave, oven, stovetop - NEW! RESORT STYLE LUXURY & ELEGANT! HEATED POOL. HOT TUB. BILTMORE NEIGHBORHOOD (Phoenix)](https://images.trvl-media.com/lodging/45000000/44080000/44071700/44071634/92a5f7b5.jpg?impolicy=resizecrop&rw=297&ra=fit) ![Exterior - NEW! RESORT STYLE LUXURY & ELEGANT! HEATED POOL. HOT TUB. BILTMORE NEIGHBORHOOD (Phoenix)](https://images.trvl-media.com/lodging/45000000/44080000/44071700/44071634/a5879312.jpg?impolicy=resizecrop&rw=297&ra=fit) ![Outdoor pool, a heated pool - NEW! RESORT STYLE LUXURY & ELEGANT! HEATED POOL. HOT TUB. BILTMORE NEIGHBORHOOD (Phoenix)](https://images.trvl-media.com/lodging/45000000/44080000/44071700/44071634/4e30ff4e.jpg?impolicy=resizecrop&rw=297&ra=fit) - Overview - Location - Amenities - Policies Experience the epitome of resort living in this beautifully remodeled 1,700 sq. ft. home, nestled in the heart of Biltmore/Arcadia Light corridor near Old Town Scottsdale. With a spacious open floor plan and lush backyard featuring a private heated pool & hot tub, guests can unwind and relax amidst an oasis-like atmosphere. ## Reviews 10 Exceptional ### Entire home 3 bedrooms2 bathroomsSleeps 71800 sq ft ## Popular amenities - Kitchen - Washer - Dryer - Pet friendly ## Add dates for prices Check-in Check-out Travellers ## About this property ### Entire place You'll have the entire home to yourself and will only share it with other guests in your party. ### NEW! RESORT STYLE LUXURY & ELEGANT! HEATED POOL. HOT TUB. BILTMORE NEIGHBORHOOD Unbeatable location! A Gorgeous Home Remodeled Top to Bottom in the Biltmore/Arcadia Light corridor near Old Town Scottsdale! Spacious, open light & bright floor plan in this single story 1,700 square foot home in the chic resort area of the Biltmore/Arcadia Light neighborhood, just a block from the shopping and restaurant epicenter of Camelback Road and 32nd Street. Stroll to shops and restaurants in the heart of the Biltmore/Camelback Mountain corridor - Safeway, Matt's Big Breakfast, The Wine Store, BobbyQs, The Collins, Tarbells, Biltmore Nails, Mane Attraction Salon: all within one block and with easy access! A special over sized green grassy corner lot with mature trees provides a feeling of privacy and the lush, landscaping tucks you away. Master bedroom features a luxurious en suite bathroom and the ultimate in privacy. Guests will be delighted by the elegant yet comfortable feel of this superb home situated on a quarter acre corner lot with a fireplace, private, heated pool & hot tub, luscious backyard and very comfortable, bright feel. Ping Pong, BBQ Grill and outdoor lounge space round out your oasis! 2-car garage for longer term stays, laundry room & just the right amount of well-lit space. Close to freeways, Old Town Scottsdale, GCU and downtown Phoenix, yet set in the most elegant and sought after area in the City. Your Resort lifestyle awaits! A wonderful home for couples, families, bachelorette weekends, a golf vacation and anyone looking for a private place to call their own and feel a part of a wonderful neighborhood. The Space Master Bdrm: King Bed and en suite bathroom Guest Bdrm 1: Queen Bed and hall bath Guest Bdrm2: Queen Bed & Twin Bed and hall bath. Each Bedroom of the home has a (1) flat screen SmartTV with Cable Television & Apps available. (2) Ceiling Fans (3) Recessed Lighting and lights on dimmers (4) central air/heat (5) large closet space featuring 2 closets in the Master Bedroom Wonderful chef's kitchen with cheerful kitchen dining area facing out to your grassy front yard. Our enormous living space provides you seamless indoor and outdoor living with ample openness but complete privacy. Our fireplace is a unique and special attribute for winter guests. A NOTE ABOUT POOL HEATING: Like many vacation owners, our pool heat is an optional amenity at a fee of $50per day. We recommend pool heating during mid to late October through the beginning of April. We require a minimum of 3 days of heat as it takes time and resource energy to heat the pool to temperature and we have found guests are often not fully satisfied with results if only for a day or so. The pool heat will be set to 85 degrees for your comfort and enjoyment. Phoenix Registration: STR-2023-000842 ## Property amenities ### Beach - Beach loungers - Beach towels ### Pool/Spa - Heated pool - Hot tub - Outdoor pool - Private hot tub - Private pool ### Internet - Available in the house: Free WiFi ### Parking and transportation - Car not required - Onsite parking options include a garage ### Kitchen - Blender - Coffee grinder - Coffee/tea maker - Cookware, dishware, and utensils - Dishwasher - Electric kettle - Ice maker - Microwave - Oven - Paper towels - Refrigerator - Spices - Stovetop - Toaster ### Dining - Dining table ### Bedrooms - 3 bedrooms - Bedsheets provided ### Bathroom - 2 private bathrooms - Bathtub or shower - Hair dryer - Shower - Soap - Toilet paper - Towels provided ### Living spaces - Dining table - Fireplace - Living room - Separate dining area ### Entertainment - Games - Smart TV with cable/satellite channels ### Outdoor areas - Barbecue grill - Fenced yard - Firepit - Garden - Outdoor furniture - Patio ### Laundry - Laundry facilities - Washing machine ### Work spaces - Desk - Desk chair - Office ### Comfort - Air conditioning - Ceiling fan - Heating ### Pets - Pet friendly - Welcoming dogs only - One pet total (up to 20 lbs per pet) ### Suitability/Accessibility - Smoking not allowed ### Services and conveniences - Housekeeping (on request) - Iron/ironing board - Meal delivery service ### Location highlights - In a village - In the mountains - Near a health/beauty spa - Near a hospital - Near a zoo - Near an outlet shopping mall ### Things to do - Bicycles - Billiards/pool table - Golf - Heated pool - Table tennis - Birdwatching nearby - Casino nearby - Golfing nearby - Hiking/biking trails nearby - Horseback riding nearby - Mountain biking nearby - Rock climbing nearby - Swimming nearby - Wildlife walks nearby - Winery tours nearby ### Safety features - Carbon monoxide detector (host has indicated there is a carbon monoxide detector on the property) - Smoke detector (host has indicated there is a smoke detector on the property) - First aid kit - Fire extinguisher - Deadbolt lock ### General - Bicycles - Garden - Housekeeping (on request) - Unit size: 1,800 square feet ## Similar properties ![A heated pool](https://images.trvl-media.com/lodging/111000000/110300000/110297600/110297540/be56093f.jpg?impolicy=fcrop&w=469&h=201&p=1&q=medium) ### Biltmore Baby! 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No event more than 20 people. A bachelorette weekend is not an event. No guests invited onsite that are not accounted for in your reservation total without permission. Please accurately depict your group size. Use of our bicycles is at guest’s risk. We do not monitor air pressure of the tires but a pump is available. Helmets required. ### Pets Pets allowed Service animals are welcome, and are exempt from fees Welcoming dogs only 1 total (up to 20 lbs per pet) Restrictions apply; for more information contact the property at the number on the booking confirmation Note from host: owner permission required. . Pet fee applied. ### Children and extra beds Children are welcome ### Events Events allowed: family gatherings, birthday parties, weddings 10 max. owner permission required. ### Smoking Smoking is not permitted ## Important information ### You need to know Extra-person charges may apply and vary depending on property policy Government-issued photo identification and a credit card, debit card, or cash deposit may be required at check-in for incidental charges Special requests are subject to availability upon check-in and may incur additional charges; special requests cannot be guaranteed Parties and events (including family gatherings, birthday parties and weddings) are allowed on site; maximum attendees: 10 Note from host: 10 max. owner permission required. Host has indicated there is a carbon monoxide detector on the property Host has indicated there is a smoke detector on the property Safety features at this property include a fire extinguisher, a first aid kit, and a deadbolt lock This property is managed through our partner, Vrbo. You will receive an email from Vrbo with a link to a Vrbo account, where you can change or cancel your reservation ### We should mention A car is not required for transportation to and from this property ### Property is also known as Vrbo Property ## About the area Located in Camelback East, a neighborhood in Phoenix, this vacation home is in the mountains. Biltmore Fashion Park and Scottsdale Fashion Square are worth checking out if shopping is on the agenda, while those wishing to experience the area's natural beauty can explore Camelback Mountain and Desert Botanical Garden. Traveling with kids? Make time for Phoenix Zoo, or check out an event or a game at Chase Field. Be sure to check out the area's animals with activities such as game walks and birdwatching. [Visit our Phoenix travel guide](https://www.expedia.ca/Phoenix.dx178298) [View more Vacation homes in Phoenix](https://www.expedia.ca/Phoenix-Private-Vacation-Homes.d178298-aaPrivateVacationHomes.Travel-Guide-Accommodation) ![Map](https://maps.googleapis.com/maps/api/staticmap?&size=660x330&map_id=3b266eb50d2997c6¢er=33.509335,-112.016785&zoom=13&channel=expedia-HotelInformation&maptype=roadmap&scale=1&path=color:0xFFFFF|weight:2|fillcolor:0x005AEB7F|enc:mtpkEzgujT%3FQ%3FS%40Q%3FQ%40S%40Q%3FQ%40QBS%40Q%40SBQBQBQ%40QBQDSBODQBQDQDQDODQDQFODOFQDOFOFOHOFOFOFOHMHOFMHOHMHOHKJMHMJMHKJMJKJKJKJKJMJIJKLIJKLILIJILILGLILGJGNGLGLELGNGLELENELENELENCNCLCNCLCNANCN%3FNCLAN%3FNAN%3FNAN%3FN%3FL%40N%3FN%40N%3FN%40NBL%3FNBN%40LBNBNBLBNBNDLDLDNDLDNDLFLFLDNFLFLFLFJHLFLHLHJHLHJJLHJJLHJLHJJJLJHJJLHJJLHLJLHJHNHLHNHLFNHLFNFNHNFNFNFNDNFPFNDNDPDPFNBPDPDPBPDNBRBPBPBP%40PBP%40RBP%40R%40P%40P%3FP%40R%40P%3FP%3FR%3FP%3FR%3FP%3FRAPAR%3FPAPAPARCPAPCRAPCPCPCPCPEPCPEPENCRGNENERENGNGPENGNGNGNINGNGLINGNILINILILILKLILKLIJKLIJMJKJIJKJMJKJMHKHMJKFMJMFMHKFMHMFMFOFMDMFMFODMDODMDMBOFOBMBOBOBM%40OBO%40M%40OBO%40O%3FO%40O%3FM%40O%3FO%3FOAO%3FOAO%3FMAOCOAOAOCMAOCMCOCOCMGOCMEOEMEMEOGMGMEMGOGKGMIMGMIMGKKMGMKKIMIKKKKKKKKKKKKKKKMIKKMIMKMIMIMIMIOGMIOIOGMGOGOIOGOGOEOGQEOGOESEOEOESEOCQEQCQEQCQAQCQCQCSAQAQCSAQ%3FQAQAS%3FQAS%3FQ%3FS&key=AIzaSyCYjQus5kCufOpSj932jFoR_AJiL9yiwOw&signature=T6ayFZ7IN_Go43r_lVwtVdU1QGw=) Phoenix, AZ ### What's nearby - ![Built in 1930 by William Wrigley, this is the smallest of his 5 homes. He would die here in 1932 of heart failure. ](https://images.trvl-media.com/place/2790/529f91a5-533d-42a1-87c4-d113eac6232d.jpg?impolicy=resizecrop&rw=115.61&rh=65.03&ra=fit&q=high) Wrigley Mansion 4 min drive \- 2.3 km - Arizona Biltmore Country Club 10 min walk \- 0.9 km - Biltmore Fashion Park 12 min walk \- 1.0 km - Arizona Biltmore Resort - Links Course 3 min drive \- 1.9 km - Arizona Biltmore Resort - Adobe Course 4 min drive \- 2.3 km ### Getting around - Campbell - Central Ave Station 8 min drive - Phoenix Sky Harbor Intl. Airport (PHX) 13 min drive ### Restaurants - The Camby, Autograph Collection 3 min drive - Hillstone Restaurant 14 min walk - True Food Kitchen 18 min walk - Blanco Tacos + Tequila 19 min walk - Breakfast Club 16 min walk ## Frequently asked questions ### Does NEW! RESORT STYLE LUXURY & ELEGANT! HEATED POOL. HOT TUB. BILTMORE NEIGHBORHOOD have a pool? ### Is NEW! RESORT STYLE LUXURY & ELEGANT! HEATED POOL. HOT TUB. BILTMORE NEIGHBORHOOD pet-friendly? ### How much is parking? ### What time is check-in at NEW! RESORT STYLE LUXURY & ELEGANT! HEATED POOL. HOT TUB. BILTMORE NEIGHBORHOOD? ### What time is check-out at NEW! RESORT STYLE LUXURY & ELEGANT! HEATED POOL. HOT TUB. BILTMORE NEIGHBORHOOD? ### Where is NEW! RESORT STYLE LUXURY & ELEGANT! HEATED POOL. HOT TUB. BILTMORE NEIGHBORHOOD located? ## Have a question? Beta Get instant answers with AI powered search of property information and reviews. Ask a question ## NEW! RESORT STYLE LUXURY & ELEGANT! HEATED POOL. HOT TUB. BILTMORE NEIGHBORHOOD Reviews ## Reviews ### Exceptional All reviews shown are from real guest experiences. Only travellers who have booked a stay with us can submit a review. We verify reviews according to our guidelines and publish all reviews, positive or negative. [More information](https://www.expedia.ca/lp/b/content-guidelines) 10 - Excellent 62 8 - Good 2 6 - Okay 1 4 - Poor 0 2 - Terrible 0 ### 10 Cleanliness ### 9.8 Location ## Reviews ### 10/10 Excellent #### Pamela L. Apr 16, 2024 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Lovely stay at a great property We enjoyed our time at Elm House. The property was clean, well-maintained, and located close to many restaurants and shopping areas. ##### Pamela L. Stayed 14 nights in Apr 2024 ### 10/10 Excellent #### Kay H. Jun 6, 2024 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Relaxing Stay We were able to have a couple of small family gatherings and the layout was perfect for us. The manager was responsive to any questions I had. ##### Kay H. Stayed 8 nights in May 2024 ### 10/10 Excellent #### Anita H. Jul 22, 2023 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Concert getaway This property is well cared for, comfortable and had everything we needed for our stay! ##### Anita H. Stayed 3 nights in Jul 2023 ### 10/10 Excellent #### Krista N. Aug 8, 2023 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Nice location The renovated home very modern and clean with a convenient location. We would definitely stay there again but not in August when it’s 115. ##### Krista N. Stayed 5 nights in Aug 2023 ### 10/10 Excellent #### Lisa A. Sep 1, 2023 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Great house The house was clean and roomy. Wonderful location. Paula was easy to communicate with. Would definitely stay here again. ##### Lisa A. Stayed 7 nights in Aug 2023 ### 10/10 Excellent #### Sarah C. Jan 16, 2025 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Wonderful Home This home is in a very central location for all our favorite hiking trails. There are also delicious restaurants and various grocery stores are nearby. Kitchen is well stocked. House was very clean. The property manager was very responsive. Our family (grandparents, parents and teen children) had a very enjoyable stay. ##### Sarah C. Stayed 4 nights in Jan 2025 ### 10/10 Excellent #### Susan B. Apr 29, 2024 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Beautiful, comfortable home in a central location! The home was perfect for our stay and just as beautiful as the pictures. We especially enjoyed the pool, hot tub, and patio. Such a comfortable spot to relax in! The kitchen was one of the best stocked we’ve encountered in VRBOs. The owner was quick to respond to our questions. We would definitely rent again! ##### Susan B. Stayed 3 nights in Apr 2024 ### 10/10 Excellent #### Kim G. Dec 1, 2023 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Awesome Paula is amazing. The house was immaculate! ##### Kim G. Stayed 3 nights in Nov 2023 ### 10/10 Excellent #### courtney m. Nov 26, 2023 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Family birthday weekend Paula was pleasant to deal with and went out of her way to ensure things went smoothly. The home is accurately depicted in the photos and its central location makes it easy get to most areas in Phx/Scottsdale area. Would definitely recommend! ##### courtney m. Stayed 5 nights in Nov 2023 ### 10/10 Excellent #### Elsa A. Oct 24, 2023 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Best VRBO! We traveled for my son’s wedding and had my daughter, husband and 2 babies (3 and 9 mo). I was worried about the location and comfort of the home, but was so pleasantly surprised! I felt like I was in my own home. The bedding, the towels, the huge dining room table, the kitchen serving platters, excellent taste all the way around! Thank you for making our stay memorable! ##### Elsa A. Stayed 6 nights in Oct 2023 ### 10/10 Excellent #### Kris B. Oct 2, 2023 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Amazing & comfortable home. This house is clean, comfortable, well stocked. Beds are comfy! House decorated nice. Backyard & pool perfect! I only wish they had a handrail for getting in & out of pool. That is seriously my only complaint. Perfect house! Paula is great with communication! Thanks for a great stay! We will be back… in 2 weeks! ##### Kris B. Stayed 3 nights in Sep 2023 ### 10/10 Excellent #### Alison C. Jun 6, 2024 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Awesome Stay I would like to thank Paula for everything. She is an amazing host! She is very easy to communicate with, instructions for check in and check out were clear and she was available to answer any questions. She went out of her way to accommodate us as we were traveling with my 93 year old father. The house is absolutely AMAZING in every way. It is immaculate. It is comfortable. The living space and bedrooms are perfectly arranged for the most comfort. The pool was refreshing and clean! The neighborhood is so cute and people are very friendly which really added to the whole vibe of the house. The listing is accurate! I will not hesitate to stay here again on our next visit to the Phoenix area. Thank you again! We loved our stay!!! ##### Alison C. Stayed 3 nights in May 2024 ### 10/10 Excellent #### M I. Nov 8, 2024 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Family Getaway It was great! ##### M I. Stayed 5 nights in Oct 2024 ### 10/10 Excellent #### Rick B. Mar 11, 2023 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Great Property and Amazing Host This property is 5-star in every way. Location is perfect (Biltmore), Host was super responsive, and the property is very attractive. Will definitely book again! ##### Rick B. Stayed 3 nights in Mar 2023 ### 10/10 Excellent #### Krystal B. May 21, 2024 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Fantastic rental home Wonderful communication from the owner. Loved the house! ##### Krystal B. Stayed 4 nights in Apr 2024 ### 10/10 Excellent #### michael v. May 21, 2023 Liked: Cleanliness, check-in, communication, location, listing accuracy #### 5 stars!!! Everything was perfect! Would love to stay here again. ##### michael v. Stayed 3 nights in May 2023 ### 10/10 Excellent #### Tim L. Nov 8, 2023 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Arizona Stay Everything was just as we had hoped ##### Tim L. Stayed 4 nights in Oct 2023 ### 10/10 Excellent #### Peggy K. Apr 26, 2021 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Family getaway Great home and well appointed Thank you for sharing your home with us ##### Peggy K. Stayed 3 nights in Apr 2021 ### 10/10 Excellent #### Jennifer B. Apr 12, 2023 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Perfect location all amenities We thoroughly enjoyed our stay: quiet neighborhood with easy access to all Phoenix activities, wonderful private backyard with pool, easy check in, well equipped kitchen, and plenty of room for a family of 5\. Would happily return. ##### Jennifer B. Stayed 5 nights in Apr 2023 ### 10/10 Excellent #### Eric S. Mar 20, 2023 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Perfect Location We enjoyed a short getaway for some sunshine and were not disappointed. The home was perfect for our family with everything we needed and more. Perfect location that is walkable to restaurants and stores and short drive to other adventures. Very comfortable beds and very clean. We will be back! ##### Eric S. Stayed 3 nights in Mar 2023 ### 10/10 Excellent #### Elliott B. Aug 8, 2021 Liked: Cleanliness, check-in, communication, location, listing accuracy #### AMAZING! The home was beautiful, clean, warm and cozy. The pool and hot tub were fantastic. Thank you very much! ##### Elliott B. Stayed 2 nights in Jul 2021 ### 10/10 Excellent #### Mike L., Indianapolis, IN Mar 9, 2023 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Great relaxing home Just loved this neighborhood and this home. It was so clean and appointed. The backyard pool and hot tub are as nice as they look on the app. You just relax when you walk in. Great place. Would stay again. Only issue was TV reception was spotty. ##### Mike L. Stayed 8 nights in Feb 2023 ### 10/10 Excellent #### Erica A. Mar 15, 2023 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Resort feel without the crowds! Had a great stay! Home was gorgeous, very clean. Neighborhood is quiet and centrally located to shopping and restaurants. Our commute to Footprint center to see a Suns games and to and from the airport was a breeze! We LOVED LOVED the pool and hot tub, it was perfect weather and we spent hours out there each day. Paula was easy to reach and communication was great!! ##### Erica A. Stayed 4 nights in Mar 2023 ### 10/10 Excellent #### Matt S. Jul 15, 2023 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Clean, clean, clean! Renovated and CLEAN! Would happily stay in any of Paula’s rentals. She has high standards and an eye for the details, making your stay very comfortable. We’ll be back! ##### Matt S. Stayed 2 nights in Jul 2023 ### 10/10 Excellent #### Jim S. Dec 28, 2022 Liked: Cleanliness, check-in, communication, location, listing accuracy #### An outstanding stay at Elm House Of the many VRBO’s we have stayed in over the years, the Elm house is the most fully equipped, clean and beautifully decorated of them all! We were a party of parents with two adult kids. We played ping pong, hung out at the pool and hot tub, and played many games provided at the house. The location was walkable to the Biltmore resort, where we went for dinner one night. Paula is the most responsive and warm owner we have encountered. Our family made incredible memories at the Elm house and will definitely stay at one of Paula’s luxuriazproperties in the future! ##### Jim S. 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