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Red Feather Lakes $107,999
CAMP OR BUILD YOUR DREAM HOME
Hook up your camper & Head to the Mountains. Attractive & Neat 1.89 Acres ready to camp on now or Build your Dream home later on. Manicured lot with a nice mixture of Pine and Aspen providing seclusion & some nice views of Black Mountain. Although Oto Court is a subdivision road and basically is a private drive for the property & camping area. Lot 12A which is 2 lots combined is the only property accessed off of the cul-de-sac, and it is bordered by Private Open Space on the Northern & Southern boundaries. The Gravel pad for your RV will accommodate up to a 40 foot Trailer/RV. There's an 8 X 12 Storage Shed w/Loft where you can store all of your camping gear. In addition to that there is a level, fenced in area right off the RV Pad next to an Aspen Grove where you can set up an awning, picnic table or whatever you desire. The Fire Pit is approved and ready to go. Power is provided by 200 watt Solar Panels, so there is no electric bill. This desirable property is Accessible Year-Round via the privately maintained roads that are plowed for snow. Only 10 miles from the Historic Village of Red Feather Lakes with a pleasant drive time of approximately 1 & a half hours from Ft Collins, Colorado. All of the basic amenities you need are provided at the Association Base Camp like potable drinking water, bathrooms, laundry facility & trash drop off, plus RV Dump if needed. Everything else can be found at the 3 Mom & Pops with Gas, Groceries, & Liquor in the Village. Tons of Recreational Opportunities Abound; Hiking, Biking, Boating, 4 Wheeling with your ATV's within the subdivision which has 86 miles of interior roads, and some of the Best Fishing in all of Northern Colorado along the Front Range. The big lake and all of the other lakes & ponds are stocked with Trout. Plus no matter what direction you go in you will run into thousands of acres of the Roosevelt National Forest to hunt & play on. Camp on now while you make plans for your Dream Mountain Cabin or Home.
Fort Collins $595,000
OVER/UNDER INCOME PROPERTY IN TOWN
What a find, no HOA, out of city limits Over/Under rental. Live up top and rent the lower unit or use this as a great income producer! Legal over/under, close to CSU Veterinary Hospital. Home has new paint, newer roof, newer furnace/ac. Upper is a 2 bed 1 bath, laundry, with a recent total kitchen overhaul, new carpet, some new flooring, with a large fenced front yard. Lower is a 1 bedroom, 1 bath, with new carpet, some newer appliances, laundry, large fenced backyard. 100% occupancy for many years in both units, long term mostly. Lower unit has lease beginning June 1 to May 31st 2026.
Red Feather Lakes $99,975
CRYSTAL LAKES LOT
Lot 44 in the 4th Filing of Crystal Lakes. 2.46 Acres with a nice stand of Aspen and Pine with views of the North Fork Valley to the South. Set up camp or build your dream mountain cabin. REA Power is on the lot. Flat lot with a couple of choices for a building site, or RV camping spot. Easy Access and Excellent Southern exposure sitting at 8400 feet in elevation. This desirable property is Accessible Year-Round via the privately maintained roads that are plowed for snow. Only 5 miles from the Historic Village of Red Feather Lakes with a pleasant drive time of approximately 1 & a half hours from Ft Collins, Colorado. All of the basic amenities you need are provided at the Association Base Camp like potable drinking water, bathrooms, laundry facility & trash drop off, plus RV Dump if needed. Everything else can be found at the 3 Mom & Pops with Gas, Groceries, & Liquor in the Village. Tons of Recreational Opportunities Abound; Hiking, Biking, Boating, 4 Wheeling with your ATV's within the subdivision which has 86 miles of interior roads, and some of the Best Fishing in all of Northern Colorado along the Front Range. The big lake and all of the other lakes & ponds are stocked with Trout. Plus no matter what direction you go in you will run into thousands of acres of the Roosevelt National Forest to hunt & play on. Camp on now while you make plans for your Dream Mountain Cabin or Home.
Red Feather Lakes $210,000
LAKE FRONT LOT CRYSTAL LAKES
LAKE FRONT LOT ON CRYSTAL LAKE New Driveway & RV Pad just put in. Slip your Canoe right into the Lake from this gorgeous 1.4 Acre Lot located on the shoreline of what the Old Timers call the Panhandle Reservoir, also known as Crystal Lake. Ready to camp on now while you make plans for your Dream Mountain Lake Cabin or Home.Long Legal, Metes & Bounds; PIN #3028214009 This desirable property is Accessible Year-Round via the privately maintained roads that are plowed for snow. Only 5.5 miles from the Historic Village of Red Feather Lakes with a pleasant drive time of approximately 1 & a half hours from Ft Collins, Colorado. All of the basic amenities you need are provided at the association Base Camp like potable drinking water, bathrooms, laundry facility & trash drop off, plus RV Dump if needed. Everything else can be found at the 3 Mom & Pops with Gas, Groceries, & Liquor in the Village. Tons of Recreational Opportunities Abound; Hiking, Biking, Boating, 4 Wheeling with your ATV's within the subdivision which has 86 miles of interior roads, and some of the Best Fishing in all of Northern Colorado along the Front Range. The big lake and all of the other lakes & ponds are stocked with Trout. Plus no matter what direction you go in you will run into thousands of acres of the Roosevelt National Forest to hunt & play on. Ready to camp on now while you make plans for your Dream Mountain Lake Cabin or Home. This desirable property is Accessible Year-Round via the privately maintained roads that are plowed for snow. Only 5.5 miles from the Historic Village of Red Feather Lakes with a pleasant drive time of approximately 1 & a half hours from Ft Collins, Colorado. All of the basic amenities you need are provided at the association Base Camp like potable drinking water, bathrooms, laundry facility & trash drop off, plus RV Dump if needed. Everything else can be found at the 3 Mom & Pops with Gas, Groceries, & Liquor in the Village.
Red Feather Lakes $685,000
PRESTIGIOUS FOX ACRES COUNTRY CLUB HOME
Welcome home to the prestigious Fox Acres Country Club. This remarkable custom home nestled in a serene, gated community offers 3 spacious beds, 3 1/2 baths. The moment you step inside you are welcomed by the brick arched entry leading to living room with cozy fireplace. The Kitchen offers granite countertops, custom cabinetry and professional-grade appliances. Please contact listing agent for a complete description of this incredible home and neighborhood.
MLS: 103081 | CITY: Red Feather Lak
Single Family | 0.110 AC | 3 BR | 2.10 BA | 1998 SF | $685,000
Red Feather Lakes $685,000
PRESTIGIOUS FOX ACRES COUNTRY CLUB HOME
Welcome home to the prestigious Fox Acres Country Club. This remarkable custom home nestled in a serene, gated community offers 3 spacious beds, 3 1/2 baths. The moment you step inside you are welcomed by the brick arched entry leading to living room with cozy fireplace. The Kitchen offers granite countertops, custom cabinetry and professional-grade appliances. Please contact listing agent for a complete description of this incredible home and neighborhood.
Red Feather Lakes $189,500
CRYSTAL LAKES CORNER LOT READY FOR CAMPING OR BUILDING
GREAT LOCATION across from SE Corner of the Crystal Lake Dam also known as the Panhandle Reservoir. Level 2.27 Acre lot already set up for camping, w/tons of potential for building your cabin getaway, or Mountain Home. The circular driveway is already in, plus an approved fire pit with plenty of firewood stacked & ready to go. REA Pole is on the Northern boundary of the property ready to be hooked up to. Wonderful stand of Pine Trees w/Aspen sprinkled in between the Lodgepole providing some privacy from the road. Year-round accessible with great access on privately maintained roads plowed for snow. Just a short jaunt across the road to the lake stocked with Trout. Bring your fishing pole, kayak or canoe & enjoy some of the best fishing that Northern Colorado has to offer. Owners have access to other lakes, ponds & streams, including the North Fork of the Poudre River. Fishing, Hiking, Biking, and more. Only 6 miles from the Red Feather Lakes Village &. National Forest close by.
MLS: 1030763 | CITY: Red Feather Lak
Lot / Acreage | 2.270 AC | | $189,500
Red Feather Lakes $189,500
CRYSTAL LAKES CORNER LOT READY FOR CAMPING OR BUILDING
GREAT LOCATION across from SE Corner of the Crystal Lake Dam also known as the Panhandle Reservoir. Level 2.27 Acre lot already set up for camping, w/tons of potential for building your cabin getaway, or Mountain Home. The circular driveway is already in, plus an approved fire pit with plenty of firewood stacked & ready to go. REA Pole is on the Northern boundary of the property ready to be hooked up to. Wonderful stand of Pine Trees w/Aspen sprinkled in between the Lodgepole providing some privacy from the road. Year-round accessible with great access on privately maintained roads plowed for snow. Just a short jaunt across the road to the lake stocked with Trout. Bring your fishing pole, kayak or canoe & enjoy some of the best fishing that Northern Colorado has to offer. Owners have access to other lakes, ponds & streams, including the North Fork of the Poudre River. Fishing, Hiking, Biking, and more. Only 6 miles from the Red Feather Lakes Village &. National Forest close by.
Red Feather Lakes $184,900
MOUNTAIN VILLAGE GEM BUILT
in 1940. Wonderful Cabin located in the Historic Village of Red Feather Lakes close to Ramona Lake, and just around the corner from Main St. 736 Sq Ft Ranch Style Cabin with 2 Bedrooms, Kitchen, Antique Wood Burning cooking stove and eating space. Open Floor Plan with Separate Dining space, comfortable Living Room and Entryway all enclosed with Gorgeous Tongue & Groove Knotty Pine. This cute cabin is full of rustic charm and is just the place to hide away, and kick back & relax. All of the Furniture is negotiable. Membership in 8 Private Lakes full of Trout just waiting to jump on your hook is available. Outside you'll find a 400 Sq Ft 1 car detached garage with a deck next to the Outhouse. Located only a short hour from Ft. Collins, Colorado surrounded by he Roosevelt National Forest with tons of recreational opportunities. If you like the outdoors this is the place for you. Hiking, Biking, Boating, Wildlife watching and probably the best fishing in all of Northern Colorado along the Front Range and South of the Wyoming border. Besides the Private Lakes there are 6 Public Lakes in the area for you to enjoy. The Village provides all of the necessary amenities that one could need. 3 Mom & Pop stores with gas, groceries & liquor, a US Post Office, a Community Library, and an ACE Hardware store. If you stay here for more than 24 hours, you will not want to go back down to the Flatlands
Red Feather Lakes $56,000
PRIME GOLF COURSE LOT
Lot 70, Prime building lot Overlooking the 16th Green, with fantastic views of the Shining Rock Outcroppings to the North down in the Lone Pine Creek Valley. Beautiful Vistas of the Foothills and Fantastic views of an Impressive Semiprivate, Championship Golf Course. The Water & Sewer Taps are already paid for; an added value of $10K. Build your Dream Country Club Home in one of the most Unique and breathtaking Mountain Golf Courses that Northern Colorado has to offer. Located inside a secured-gated community that provides Snow Removal to your front door, Paved Roads, Road Maintenance, District Water & Sewer, Trash, Tennis/Pickleball, Bocce Ball Court, Horseshoe Pits, Children's Playground & Sport Court, and the use of the Fox House for Social Gatherings. Venture outside the Country Club grounds and check out the Historic Little Village of Red Feather Lakes where you will find all the basic amenities you'll need. Tons of recreational opportunities abound; Fishing, Hiking, Biking, Canoeing, Kayaking, with thousands of acres in the Roosevelt National Forest to explore and play on. 6 Public Lakes in the immediate area stocked with Trout; this area is widely known as the best fishing opportunities in Northern Colorado along the Front Range. Fox Acres is a Gated & Secured Community comprised of 460 Acres with 13 Ponds & Lakes, with a wonderful and challenging 18-hole golf course sitting at approximately 8,300 in elevation. Located along the Northern Front Range and surrounded by the Roosevelt Nation Forest just a short hour NW of Ft. Collins, home of the CSU Rams, and only 2 hours to DIA. The Red Feather Lakes area is definitely the last unknown jewel in Northern Colorado. It's an End Destination not on the way to anything but Peace & Quiet. Golf & Club Membership is separate of property ownership.
Red Feather Lakes $635,000
PREMIER MOUNTAIN GOLF COURSE TOWNHOME
Wonderful Townhome in Northern Colorado's Premier Mountain Golf Course community of Fox Acres. Totally remodeled 2,124 Square Foot 2 Story with 2 Bedrooms and 2 1/2 Baths. Bright & Airy Open Floor Plan flooded with tons of sunlight shining through large windows facing to the South and Southwest. - Great Room style living area with Cathedral Ceiling and Gas Log Fireplace. Separate Dining Room and Beautiful Kitchen with Custom Cabinetry, Induction Range/Oven, Breakfast Bar, New Appliances and original Bamboo Flooring throughout the entire Main Level. Primary bedroom with 5-piece bath with new Steam Shower on the main level. All of the bedrooms are larger than average with new Berber carpet, vaulted ceilings and ample windows. 17 X 13 Loft can be used as a Study/Office or extra bed for overflow. Oversized 2 car attached garage with a 3rd bay for your Golf Cart. Semiprivate Championship Golf Course, truly one of the most Unique and breathtaking Mountain Golf Courses that Northern Colorado has to offer. Located inside a secured-gated community that provides Snow Removal to your front door, Paved Roads, Road Maintenance, District Water & Sewer, Trash, Tennis/Pickleball, Bocce Ball Court, Horseshoe Pits, Children's Playground & Sport Court, and the use of the Fox House for Social Gatherings. Venture outside the Country Club grounds and check out the Historic Little Village of Red Feather Lakes where you will find all the basic amenities you'll need. Tons of recreational opportunities abound; Fishing, Hiking, Biking, Canoeing, Kayaking, with thousands of acres in the Roosevelt National Forest to explore and play on. 6 Public Lakes in the immediate area stocked with Trout; this area is widely known as the best fishing opportunities in Northern Colorado along the Front Range. Golf & Club Membership is separate of property ownership. Purchase Price includes one Full Double Golf Membership; a value worth $9,500.
Livermore $560,000
MOUNTAIN HOME
Amazing home located in the mountains of Northern Colorado. House is 45 minutes from Fort Collins, 15 minutes from Red Feather Lakes. Open living at its best with the living, kitchen, dining area in one big space with massive windows to soak in the killer view! Primary is secluded on the upper level with an attached bath with jetted tub, closet and eave storage. Basement is daylighted and so open and bright. 3 car attached garage, kids tree house and shed included. Newer furnace with pellet stove that is plumbed to the guest rooms keep this house toasty in the winter. Property is private at the end of the court, has large Ponderosa Pines, snowcapped views, trailer parking and isn't too far off the road. GVM has private lakes, maintains and plows all roads, trash drop off area, meeting room upon request.
Red Feather Lakes $615,000
FOX ACRES GOLF CLUB CONDO
Beautiful and immaculately maintained condo located in the exclusive Fox Acres Country Club in the mountains of Northern Colorado. Home is placed intricately between the 13th and 17th fairway adjacent to greenspace. Spacious and well-maintained home surrounded by beauty with all the wildlife the mountains have to offer. Sit on the deck and enjoy peace and quiet or host great get togethers in the large entertainer's kitchen with huge island and stone floors. Primary suite is well appointed with a crystal chandelier, large airy windows with remote control blinds, 5-piece bath with jetted tub, walk in shower and closet. Guest suite upstairs has an attached 3/4 bath and closet adjacent to the loft area that is a great flex space with an office or guest area. Newer 50-year fire resistant shingle. Optional Golf or Social membership. Community Services offers paved roads that are maintained year-round, full-time security, water and sewer, snow removal to your door, weekly trash pick-up, tennis/pickleball court, playground. Fox Hollow provides all exterior maintenance including sidewalks, roofing, paint and hazard insurance. Sidewalks are slated to be redone this Spring.
Red Feather Lakes $598,000
FOX ACRES GOLF CLUB CONDO
Exquisite condo nestled within Fox Acres golf club community in Northern Colorado. Perfectly positioned between the 13th and 17th fairway and a dramatic rock outcropping. The strategically designed interior maximizes both comfort and style, creating a true mountain retreat. The kitchen stands out with premium features, including an induction range with convection oven, wine fridge, Bosch dishwasher, and new granite countertops. A stunning primary suite awaits, boasting a 5-piece bathroom with a large walk-in shower, jetted tub, double vanity, and walk-in closet. Two additional bedrooms provide ultimate privacy, each with its own attached bathroom and closet. Living spaces include a charming sitting area with a built-in bookcase, an inviting breakfast nook, and a formal dining room with a crystal chandelier. The property further impresses with a wet bar, convenient dumbwaiter, and butler's pantry. Recently installed 50-year fire-resistant shingles add both protection and peace of mind. Fox Acres golf club community offers an exceptional lifestyle with remarkable community amenities. Residents can enjoy optional golf and social memberships, with comprehensive services including year-round maintained roads, full-time security, water and sewer services, snow removal to doorstep, and weekly trash pickup. Tennis and pickleball courts provide additional recreational opportunities. Fox Hollow manages all exterior maintenance, including sidewalks and hazard insurance, ensuring a truly hassle-free living experience. More than just a home, this condo is a mountain sanctuary that seamlessly combines luxury, comfort, and breathtaking natural surroundings. Whether as a primary residence or a spectacular mountain getaway, this property promises an unparalleled living experience in the heart of Northern Colorado.
MLS: 1029725 | CITY: Red Feather Lak
Single Family | 0.260 AC | 3 BR | 0.40 BA | 5377 SF | $1,695,000
Red Feather Lakes $1,695,000
PRESTIGIOUS FOX ACRES CUSTOM HOME
Welcome home to the prestigious Fox Acres Country Club. This remarkable custom home nestled in a serene, gated community offers 3 spacious beds, 3 1/2 baths. The moment you step inside you are welcomed by the brick arched entry leading to living room with cozy fireplace. The Kitchen offers granite countertops, custom cabinetry and professional-grade appliances. Please contact listing agent for a complete description of this incredible home and neighborhood.
Red Feather Lakes $50,000
FOX ACRES GOLF COURSE LOT
LOT 15 Welcome to a beautiful lot nestled up against the 10th Fairway, offering a stunning view of Lake Arapahoe and picturesque vistas of the Shining Mountains to the north. This single-family building site is located in the prestigious Fox Acres Country Club and boasts 0.18 acres of prime land with utilities already on-site. Water and sewer taps are available through the Fox Acres Community System. Initial conceptional designs included. The semi-private championship golf course is just waiting for you to tee off and enjoy the ultimate golfing experience. Located inside a secured-gated community that provides Snow Removal to your front door, Paved Roads, Road Maintenance, District Water & Sewer, Trash, Tennis/Pickleball, Bocce Ball Court, Horseshoe Pits, Children's Playground & Sport Court, and the use of the Fox House for Social Gatherings. Venture outside the Country Club grounds and check out the Historic Little Village of Red Feather Lakes where you will find all the basic amenities you'll need. Tons of recreational opportunities abound; Fishing, Hiking, Biking, Canoeing, Kayaking, with thousands of acres in the Roosevelt National Forest to explore and play on. 6 Public Lakes in the immediate area stocked with Trout; this area is widely known as the best fishing opportunities in Northern Colorado along the Front Range. Golf & Club Membership is separate of property ownership.
Red Feather Lakes $100,000
WONDERFUL CAMPER ON LOT IN RED FEATHER LAKES
Piece of Land in the Heart of Red Feather Lakes Village. Walk to Everything! Groceries, Food, Booze, Hardware, Fishing & Bingo. Lake View, Mountain Views, & Great Sunshine. Electric Underground.1250 Gallon Septic Tank in Place. Shed & 3 Boats Included. Cute Camper Trailer on a .3-acre lot in the Village of Red Feather Lakes. Nice set up for a person or family that wants a place to hang their Fishing Rod. You can see Ramona Lake from the deck less than 75 yards away. All of the amenities you could possibly want are right there in the Village. The RFL Volunteer Fire Department, Ace Hardware, The Trading Post Mom & Pop Store, Buck's Liquor Store, US Post Office, and the Community Library are all within shouting distance. The property is hooked up to the Poudre Valley Rural Electric Association, and it has a 1250 Gallon Septic Sealed Vault for sewer. Water can be accessed at the RFL POA Public well next to the Post Office; donations for your water are appreciated. Red Feather Lakes is a Trout Fishing Paradise. The RFS&I oversees 8 Private Lakes stocked with Trout which you can join. Otherwise, there are 6 Public Lakes in the area for you to enjoy. Tons of recreational opportunities abound; Hiking, Biking, Fishing, Hunting, and 1000's of Acres of Public Ground within the Roosevelt National Forest for you to play on. Only a short hour from Ft. Collins Colorado, this is a Great Place to chill out and enjoy the cool mountain air.
Red Feather Lakes $595,000
SCENIC MOUNTAIN OASIS
No HOA or Covenants! This gem of a property is the perfect mountain retreat/home situated in a tucked-away pocket close to the charming Red Feather Lakes Village. Enjoy the peace and privacy of your own meadow and aspen grove, with no HOA or covenants to worry about. The 3-bed, 2-bath home has been meticulously upgraded, featuring Hardie Board siding, a new roof, contemporary floor coverings, upgraded kitchen cabinets and countertops, Anderson windows, and a newly replaced deck. An oversized 2-car garage offers abundant storage, plus there's an additional storage/shop building for your tools and gear. Outside, a fenced area off the deck is perfect for your furry friends, and you'll have access to private lakes for fishing (with membership) as well as proximity to national forest land and public lakes. This truly is a rare find - a peaceful mountain oasis with no HOA or covenants, just a short drive from the charming amenities of Red Feather Lakes Village. It's an opportunity you won't want to miss!
Red Feather Lakes $16,000
FOX ACRES GOLF COMMUNITY LOT
Great Location and a Wonderful Building Site. Borders the Beautiful 17th Fairway on the East side of the subdivision with fantastic views of the Championship Golf Course, close to Fox Hollow. Build your Dream Country Club Home one of the most Unique and Breathtaking Mountain Golf Courses that Northern Colorado has to offer. This .19 Acre, Single Family building site is tucked in between the Fairway and a Gorgeous Rock Outcropping just off Fox Acre Dr East. The Water & Sewer Utility Tap Fee worth $10,000 has already been paid for. Located inside a secured-gated community that provides Snow Removal to your garage door, Paved Roads, Road Maintenance, District Water & Sewer, Trash, Tennis/Pickleball, Bocce Ball Court, Horseshoe Pits, Children's Playground & Sport Court, and the use of the Fox House for Social Gatherings. Venture outside the Country Club grounds and check out the Historic Little Village of Red Feather Lakes where you will find all the basic amenities you'll need. Tons of recreational opportunities abound; Fishing, Hiking, Biking, Canoeing, Kayaking, with thousands of acres in the Roosevelt National Forest to explore and play on. 6 Public Lakes in the immediate area stocked with Trout; this area is widely known as the best fishing opportunities in Northern Colorado along the Front Range. Golf & Club Membership is separate of property ownership.
Red Feather Lakes $72,500
CAMP OR BUILD IN BEAUTIFUL GLACIER VIEW
Expansive mountain & valley views from this 1.22-acre site in Glacier View Meadows. Excellent building lot with paid district water tap, a full septic system & power at the road. The concrete garage slab (from the home that was lost in the High Park fire in 2012) might be the perfect place to park a camper or your picnic table! You can camp on the lot for 5 months out of the year & never have to build- or build your mountain dream home here. The HOA provides year 'round road maintenance, snow plowing, district water, trash, 3 small, stocked fishing ponds & hiking trails to enjoy your days. A full-service restaurant & riding stables are just a couple of miles away. It's only 20 min to Red Feather stores, restaurants, public lakes & more forest hiking trails, and an easy 50-minute drive to Fort Collins. The 12th filing of Glacier View is surrounded by Nat'l Forest & State Land - it's a great place to relax, enjoy fresh air, beautiful sunrises, sunsets, wildlife & star-filled night skies. Come see it today!
Livermore $47,000
CAMP OR BUILD ON YOUR SECLUDED LOT
Private and secluded 2.12-acres on a small cul-de-sac in Glacier View Meadows. A lot of the heavy lifting has already been done; the easy graveled drive leads to a huge, level camping or building site carved out from the hillside above. Two compartment septic tank is already there! You will enjoy a feeling of solitude far from the city lights under quiet star-filled night skies. Lush green grasses & wildflowers are beginning to bloom, contrasting with the majestic rock-outcroppings and rocky landscape. Camp out 6 months of the year or build your mountain cabin here. Glacier View HOA provides water for campers from community wells, a place to take your trash for a minimal annual fee, road maintenance, snow plowing, community ponds for fishing, open spaces & hiking trails. If you find yourself wishing you could get out of the city and just hideout in the cooler temps in the mountains, this lot is for you!
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Information herein deemed reliable but is not guaranteed. Interested parties should obtain independent property reports. Neither the listing broker nor the internet publisher shall be responsible for errors.