Erlanger, KY 1-Story Homes for Sale

/26
$478,700 New Construction
- 3 Beds
- 2 - 2.5 Baths
- 1,863+ Sq Ft
BEACHWOOD Plan at Southwick - The Villas, Erlanger, KY 41018

The Beachwood presents comfortable one-level living with an open arrangement of the family room with optional fireplace, kitchen with serving island and dining area. A secluded first floor primary suite includes a private bath with options for a garden bath or deluxe shower bath. Entertaining will be easy in the optional large lower level rec room with optional wet bar. Additional upgrades

Drees Homes Builder

1215 Lynn Haven Way Unit 37232839, Erlanger, KY 41018
Explore Erlanger
/31
$480,300 New Construction
- 3 Beds
- 2 Baths
- 1,864+ Sq Ft
MCKENZIE Plan at Southwick - The Villas, Erlanger, KY 41018

One-level living translates beautifully in the McKenzie floor plan. From the welcoming foyer, you'll view an open arrangement of the family room, kitchen with island and walk-in pantry, and dining area - a great space for relaxing or entertaining friends and family. A secluded primary suite is tucked away in the rear of the home offering all the privacy you'll need. Off the main foyer are two

Drees Homes Builder

1215 Lynn Haven Way Unit 37232675, Erlanger, KY 41018
/20
$481,700 New Construction
- 3 Beds
- 2 Baths
- 1,778+ Sq Ft
KENAI Plan at Southwick - The Villas, Erlanger, KY 41018

The Kenai showcases luxury living all on one level. You'll love entertaining in the open family room with optional fireplace, kitchen with generous island and dining area. Retreat to the spacious primary suite, where you'll find a private bath and large walk-in closet. Keep your personal items organized and out of sight in the family foyer and laundry room, located just inside the garage entry

Drees Homes Builder

1215 Lynn Haven Way Unit 37232652, Erlanger, KY 41018
/27
$428,500 New Construction
- 3 Beds
- 2 Baths
- 1,320+ Sq Ft
ALEXANDER Plan at Southwick - The Villas, Erlanger, KY 41018

You'll be thrilled with the Alexander's one-level living layout. It is designed to be right-sized to your family's lifestyle with many options for personalization, including expanding beyond the basic footprint itself! You can select a vaulted ceiling for a dramatic effect, and a sunny morning room would be a nice complement, along with an optional cozy fireplace in the family room. For more

Drees Homes Builder

1215 Lynn Haven Way Unit 37232573, Erlanger, KY 41018
/3
$440,700 New Construction
- 3 - 4 Beds
- 2 - 4.5 Baths
- 1,506+ Sq Ft
HOLSTON Plan at Southwick - The Villas, Erlanger, KY 41018

Drees Homes Builder

1215 Lynn Haven Way Unit 37232547, Erlanger, KY 41018
/24
$533,600 New Construction
- 2 - 3 Beds
- 2 Baths
- 2,279 Sq Ft
NAPLES Plan at Southwick - The Villas, Erlanger, KY 41018

The Naples offers easy one-story living in an open spacious design. An inviting main foyer opens to a gallery and private study/bedroom. Upon entering the home from the garage, you'll find a family foyer, which is the perfect drop zone for your family's personal items. The open arrangement of the family room, kitchen and dining room is an entertainer's dream and a covered outdoor area expands

Drees Homes Builder

1215 Lynn Haven Way Unit 37233194, Erlanger, KY 41018
/59
$490,300 New Construction
- 2 - 3 Beds
- 2 - 3.5 Baths
- 1,987+ Sq Ft
HIALEAH Plan at Southwick - The Villas, Erlanger, KY 41018

If you're looking for convenient living on one level, discover Drees' Hialeah plan today. This home showcases an open arrangement of the large family room, spectacular kitchen with generous island, and a spacious dining area. You'll expand your living with a covered outdoor area with optional fireplace. Relaxing is easy in your secluded primary suite which includes a luxurious bath and large

Drees Homes Builder

1215 Lynn Haven Way Unit 37233152, Erlanger, KY 41018
/36
$477,300 New Construction
- 2 - 4 Beds
- 2 - 4 Baths
- 1,762+ Sq Ft
SARASOTA Plan at Southwick - The Villas, Erlanger, KY 41018

The all-new Sarasota plan presents convenient living mostly on one level. The entry foyer leads to an open and inviting arrangement of the family room with optional corner fireplace, well-equipped kitchen and bright, airy dining space - the perfect spot to entertain or relax with friends and family. A covered porch off the family room lets you enjoy the outdoors. Situated in the rear of the home,

Drees Homes Builder

1215 Lynn Haven Way Unit 37233116, Erlanger, KY 41018
/33
$279,000 New Construction
- 2 Beds
- 2 Baths
- 1,643 Sq Ft
510 Foxhill Dr Unit 14-104, Crescent Springs, KY 41017

Gorgeous new Hayward plan by Fischer Homes in the beautiful community of The Hills of Crescent Springs. This lower level unit offers an open concept, island kitchen with stainless steel appliances, upgraded multi-height cabinetry with soft close hinges, durable quartz counters, and walk-in pantry, all overlooking the spacious family room and dining room, which has walk out access to the covered

Alexander Hencheck HMS Real Estate

510 Foxhill Dr Unit 14-104, Crescent Springs, KY 41017
/31
$256,000 New Construction
- 2 Beds
- 2 Baths
- 1,087 Sq Ft
566 Foxhill Dr Unit 12-302, Crescent Springs, KY 41017

New Construction by Fischer Homes in the beautiful Hills at Crescent Springs community featuring the Wexner plan! This lovely no step condo offers an open concept, island kitchen with multi-height cabinetry and granite countertops. Family room walks out to covered deck. Open dining area perfect for entertaining. Primary Suite with attached private bath and oversized walk in closet. Additional

Alexander Hencheck HMS Real Estate

566 Foxhill Dr Unit 12-302, Crescent Springs, KY 41017
/31
$268,000 New Construction
- 2 Beds
- 2 Baths
- 1,087 Sq Ft
532 Foxhill Dr Unit 13-302, Crescent Springs, KY 41017

New Construction by Fischer Homes in the beautiful Hills at Crescent Springs community featuring the Wexner plan! This lovely no step condo offers an open concept, island kitchen with multi-height cabinetry and quartz countertops. Family room walks out to covered deck. Open dining area perfect for entertaining. Primary Suite with attached private bath and oversized walk in closet. Additional

Alexander Hencheck HMS Real Estate

532 Foxhill Dr Unit 13-302, Crescent Springs, KY 41017
/26
$259,000 New Construction
- 2 Beds
- 2 Baths
- 1,213 Sq Ft
556 Foxhill Dr Unit 12-303, Crescent Springs, KY 41017

Trendy new Wexner plan by Fischer Homes in beautiful Hills at Crescent Springs! This top level condo offers an island kitchen with stainless steel appliances, upgraded multi-height cabinetry with soft close hinges, and gleaming quartz counters. Family room walks out to covered deck. Central dining room. Homeowners retreat with attached private bath and oversized walk-in closet. Additional bedroom

Alexander Hencheck HMS Real Estate

556 Foxhill Dr Unit 12-303, Crescent Springs, KY 41017
/22
$272,990 New Construction
- 2 Beds
- 2 Baths
- 1,469+ Sq Ft
Hayward - A Plan at The Hills at Crescent Springs - Gallery II Collection, Crescent Springs, KY 41017

The Hayward-A condominium floorplan offers a perfect blend of comfort and functionality. Featuring an attached one-car garage, the home boasts an open-concept kitchen with a large island and ample cabinet space, ideal for cooking and entertaining. A private study provides a quiet retreat for work or relaxation, while the covered patio adds extra living space to enjoy the outdoors. The owners

Fischer Homes Builder

628 Daphne Way Unit 36597067, Crescent Springs, KY 41017
/22
$298,990 New Construction
- 2 Beds
- 2 Baths
- 1,469 Sq Ft
Hayward - B Plan at The Hills at Crescent Springs - Gallery II Collection, Crescent Springs, KY 41017

The Hayward-B condominium floorplan combines convenience and modern design in a no-step layout with an attached one-car garage. The open-concept kitchen features a large island and ample cabinet space, seamlessly flowing into the living area. A private study offers a quiet space for work or relaxation, while the covered patio or deck provides additional outdoor living space. The owners suite

Fischer Homes Builder

628 Daphne Way Unit 36597060, Crescent Springs, KY 41017
/21
$290,990 New Construction
- 2 Beds
- 2 Baths
- 1,469+ Sq Ft
Hayward - C Plan at The Hills at Crescent Springs - Gallery II Collection, Crescent Springs, KY 41017

The Hayward-C condominium plan offers a bright and open design, featuring vaulted ceilings and an abundance of natural light throughout. With an attached one-car garage, the home includes an open-concept kitchen with a large island and ample cabinet space, perfect for entertaining. A private study provides a dedicated space for work or relaxation, while the covered deck extends your living area

Fischer Homes Builder

628 Daphne Way Unit 36597044, Crescent Springs, KY 41017
/33
$279,000 New Construction
- 2 Beds
- 2 Baths
- 1,643 Sq Ft
510 Foxhill Dr, Crescent Springs, KY 41017

Gorgeous new Hayward plan by Fischer Homes in the beautiful community of The Hills of Crescent Springs. This lower level unit offers an open concept,island kitchen with stainless steel appliances, upgraded multi-height cabinetry with soft close hinges, durable quartz counters, and walk-in pantry, all overlooking the spacious family room and dining room, which has walk out access to the covered

Fischer Homes Builder

510 Foxhill Dr, Crescent Springs, KY 41017
/31
$256,000 New Construction
- 2 Beds
- 2 Baths
- 1,087 Sq Ft
566 Foxhill Dr, Crescent Springs, KY 41017

New Construction by Fischer Homes in the beautiful Hills at Crescent Springs community featuring the Wexner plan! This lovely no step condo offers an open concept, island kitchen with multi-height cabinetry and granite countertops. Family room walks out to covered deck. Open dining area perfect for entertaining. Primary Suite with attached private bath and oversized walk in closet. Additional

Fischer Homes Builder

566 Foxhill Dr, Crescent Springs, KY 41017
/26
$259,000 New Construction
- 2 Beds
- 2 Baths
- 1,213 Sq Ft
556 Foxhill Dr, Crescent Springs, KY 41017

Trendy new Wexner plan by Fischer Homes in beautiful Hills at Crescent Springs! This top level condo offers an island kitchen with stainless steel appliances, upgraded multi-height cabinetry with soft close hinges, and gleaming quartz counters. Family room walks out tocovered deck. Central dining room. Homeowners retreat with attached private bath and oversized walk-in closet. Additional bedroom

Fischer Homes Builder

556 Foxhill Dr, Crescent Springs, KY 41017
/31
$268,000 New Construction
- 2 Beds
- 2 Baths
- 1,087 Sq Ft
532 Foxhill Dr, Crescent Springs, KY 41017

New Construction by Fischer Homes in the beautiful Hills at Crescent Springs community featuring the Wexner plan! This lovely no step condo offers an open concept, island kitchen with multi-height cabinetry and quartz countertops. Family room walks out to covered deck. Open dining area perfect for entertaining. Primary Suite with attached private bath and oversized walk in closet. Additional

Fischer Homes Builder

532 Foxhill Dr, Crescent Springs, KY 41017
/30
$229,900
- 3 Beds
- 1.5 Baths
- 1,508 Sq Ft
3342 Sycamore Tree Ln, Erlanger, KY 41018

Welcome to this charming 2-bedroom, 1.5-bath home in Erlanger! This property offers a functional layout with comfortable living spaces and plenty of natural light throughout. Enjoy a low-maintenance lifestyle with convenient access to shopping, dining, parks, and major highways. A perfect opportunity for first-time buyers or those looking to downsize!

Christopher Stjernholm Evergreen Live KY LLC

3342 Sycamore Tree Ln, Erlanger, KY 41018
/22
$234,000
- 3 Beds
- 2 Baths
- 1,296 Sq Ft
232 Shaw Ave, Elsmere, KY 41018

Everything to See and Nothing to Do here! Move right into this exceptional opportunity to own a 3 bedroom, 2 full bathroom home for under 250k. Newer flooring, paint and appliances set the backdrop for making this home your own. Low maintenance yard and private setting add to its appeal. Convenient mud/laundry room off the back deck.

Christon Belden Huff Realty - Florence

232 Shaw Ave, Elsmere, KY 41018
/15
$230,000
- 2 Beds
- 2 Baths
- 740 Sq Ft
312 Commonwealth Ave, Erlanger, KY 41018

This charming bungalow offers a turnkey addition to any investment portfolio. The property has been updated to feature a modernized kitchen, refreshed bathrooms, and new flooring, providing low-maintenance ownership. The kitchen walks out to a new deck and fenced backyard.This home provides easy access to local amenities and transportation. Most importantly, the property is occupied by

Leah Kordenbrock eXp Realty, LLC

312 Commonwealth Ave, Erlanger, KY 41018
/24
$259,900
- 3 Beds
- 2 Baths
- 1,248 Sq Ft
444 Mcalpin Ave, Erlanger, KY 41018

* Back on Market due to Buyer Financing Issues * All Brick, Ranch House * Hardwood Floors * Granite Countertops * Stainless Steel Appliances * Custom Tiled Bathrooms * Updated Lighting * Outdoor Covered Patio * Large, Fenced Backyard! * Seller is offering a Home Warranty!

Jason Wiggins Plum Tree Realty

444 Mcalpin Ave, Erlanger, KY 41018
/42
$175,000
- 2 Beds
- 2 Baths
- 1,008 Sq Ft
130 Buckhorn Ct Unit 8, Erlanger, KY 41018

Top floor 2-bedroom, 2-bath condo with updated flooring and a beautiful lake view! Open concept living area with separated bedrooms for privacy and in-unit laundry - washer & dryer stays! New refrigerator & dishwasher. Building is conveniently located near the clubhouse & pool to take full advantage of amenities. Condo also includes detached 1-car garage (#11). Erlanger Lakes is centrally located

Christopher Pfeiffer Comey & Shepherd REALTORS

130 Buckhorn Ct Unit 8, Erlanger, KY 41018
/27
$159,900
- 2 Beds
- 2 Baths
- 1,165 Sq Ft
129 Barren River Dr Unit 9, Erlanger, KY 41018

Discover the perfect blend of convenience and comfort in this 2-bedroom, 2-bathroom condo. Situated in a secured elevator building, this home is truly move-in ready with all appliances included--even the washer and dryer! You will love the central location, just minutes from top shopping, restaurants, and entertainment. Relax by the community pool or enjoy the amenities covered by the HOA. This

Ryan Clendenin Huff Realty - Florence

129 Barren River Dr Unit 9, Erlanger, KY 41018
/25
$259,900
- 3 Beds
- 2 Baths
- 1,040 Sq Ft
805 Stevenson Rd, Erlanger, KY 41018

Discover comfort, convenience, and peace of mind in this beautifully maintained 3-bedroom, 2-bath ranch home. This home features a newer A/C (2022), upgraded fixtures and upgraded gutter system Roof was replaced on 2021 by previous owner. Private fenced yard and long driveway with a covered patio in the back

Lucas Toro Keller Williams Realty Service

805 Stevenson Rd, Erlanger, KY 41018
/44
$649,000
- 3 Beds
- 3 Baths
- 2,060 Sq Ft
3852 Sherbourne Dr, Independence, KY 41051

This stunning ranch home in Sherbourne Estates shows like a model and is packed with thoughtful upgrades inside and out. Enjoy first-floor living with a wide-open floor plan, soaring ceilings, and high-end finishes throughout. The kitchen is built for entertaining, featuring a large granite island, walk-in pantry, gas stove, extended height cabinets, and a spacious breakfast area with access to a

Caldwell Group eXp Realty, LLC

3852 Sherbourne Dr, Independence, KY 41051
/6
$571,800 New Construction
- 3 Beds
- 3 - 3.5 Baths
- 2,284 Sq Ft
PARKETTE Plan at Southwick - The Villas, Erlanger, KY 41018

The Parkette is a fabulously designed floor plan. Expansive yet accessible, this home provides everything and more to meet your needs. If you crave flexibility, you'll be pleased with the unique customization options this home provides. Enjoy upgrades such as a luxurious super shower, garden bath, or even add a second level to include a game room, bedroom and full bath. You can also finish the

Drees Homes Builder

1215 Lynn Haven Way Unit 38408238, Erlanger, KY 41018
/3
$464,900 New Construction
- 3 Beds
- 2 Baths
- 1,680+ Sq Ft
BOULDER Plan at Southwick - The Villas, Erlanger, KY 41018

Enjoy easy living in the Boulder, one of our newest patio home plans. This home features main level living you are sure to love. Two private bedrooms with an adjacent full bath are situated just off the main entrance foyer. Beyond the foyer you'll view the open central living space showcasing a large family room with an optional fireplace and an efficient kitchen with generous serving island and

Drees Homes Builder

1215 Lynn Haven Way Unit 37232726, Erlanger, KY 41018
/3
$481,200 New Construction
- 3 Beds
- 2 Baths
- 1,773+ Sq Ft
YAKIMA Plan at Southwick - The Villas, Erlanger, KY 41018

Presenting the Yakima, a new patio home design offering convenient luxury one-level living. From the welcoming foyer, you'll view an impressive central living space showcasing a large family room with optional fireplace, kitchen with island and open, airy dining area. The secluded primary suite showcases a luxury bath with a large walk-in shower and dual vanity sinks. Enter the home from the

Drees Homes Builder

1215 Lynn Haven Way Unit 37232597, Erlanger, KY 41018
/32
$270,000 Open House 4/12
- 4 Beds
- 2 Baths
- 1,088 Sq Ft
20 Ridgeview Ave, Florence, KY 41042

Welcome to this beautifully updated Cape Cod, ideally located in the heart of convenient Florence, KY, on a quiet no-outlet street near the cul-de-sac! This home offers the perfect blend of comfort, space, and functionality with 4 bedrooms and 2 full baths. Step inside to find stainless steel appliances, custom cabinetry, and a layout designed for everyday living. The first floor features two

Jennifer Mischke Plum Tree Realty

20 Ridgeview Ave, Florence, KY 41042
/27
$289,000
- 2 Beds
- 2 Baths
- 1,192 Sq Ft
2501 Crosshill Dr, Crescent Springs, KY 41017

Meticulous, NO STEP end-unit condo with attached garage, located across from the clubhouse set among mature trees. Fischer Homes Wexner floorplan (2 bed, 2 bath) in The Hills at Crescent Springs. Kitchen features granite countertops, stainless steel appliances, soft-close cabinets, and an island. Spacious family room walks out to a covered deck. Open dining area offers flexible use--perfect for

Laura Speed Huff Realty - Florence

2501 Crosshill Dr, Crescent Springs, KY 41017
/28
$220,000
- 2 Beds
- 2 Baths
- 1,223 Sq Ft
16 Cobbler Ct, Elsmere, KY 41018

Adorable 2-bedroom home with a spacious living room and two full baths! Enjoy a large, private backyard--perfect for relaxing or entertaining. The walkout lower level adds convenience and additional living potential. Located in a great area close to everything you need. Foundation work was completed by Basement Doctors in 2024, offering added peace of mind. Please note: the third bedroom was

Shauna Meihaus Huff Realty - Florence

16 Cobbler Ct, Elsmere, KY 41018
/15
$200,000
- 2 Beds
- 1 Bath
- 1,000 Sq Ft
11 May St, Elsmere, KY 41018

Beautifully updated 2-bedroom, 1-bath ranch located in the heart of Elsmere, just minutes to schools, shopping, CVG Airport, and downtown Cincinnati. This home offers true move-in condition with extensive renovations throughout.The brand-new kitchen features granite countertops, new cabinetry, and new stainless steel appliances. The fully remodeled bath includes a tiled walk-in shower with

Susan Huff Huff Realty - Florence

11 May St, Elsmere, KY 41018
/9
$634,530 New Construction
- 3 Beds
- 2 Baths
- 2,259 Sq Ft
2438 Lillywood Way, Crescent Springs, KY 41017

New construction by Fischer Homes in the beautiful Reserve at Meadowood community, featuring the stunning Emmett design. This unique plan offers 3 bedrooms and 2 full baths. The expansive family room is the perfect gathering space. Spacious open kitchen with a large island and walk-in pantry connects to the morning room, that walks out to the patio. The owner's suite features a spacious private

Fischer Homes Builder

2438 Lillywood Way, Crescent Springs, KY 41017
/38
$999,900 New Construction
- 3 Beds
- 3.5 Baths
- 3,874 Sq Ft
602 Bluestem Dr, Edgewood, KY 41017

3 Bedroom, 3.5 Bath Ranch Style Living. The Lyndhurst plan offers comfortable one-level living in a ranch plan with plenty of upgrades for you to make this home suit your style. Step inside and discover a quiet home office just off the main foyer. The open central living area includes a large family room with relaxing fireplace, bright and airy dining area and well-designed kitchen with serving

Drees Homes Builder

602 Bluestem Dr, Edgewood, KY 41017
/10
$227,990 New Construction
- 2 Beds
- 2 Baths
- 1,326 Sq Ft
Monticello Plan at The Hills at Crescent Springs - Gallery II Collection, Crescent Springs, KY 41017

The Monticello condominium floorplan offers a seamless blend of style and functionality, starting with an open-concept kitchen featuring a large island and ample cabinet space. A flexible area can be used as a dining room or study, adapting to your needs. The family room extends to a covered patio with green space, creating additional living space to enjoy the outdoors. The owners suite is

Fischer Homes Builder

628 Daphne Way Unit 36597068, Crescent Springs, KY 41017
/14
$207,990 New Construction
- 2 Beds
- 2 Baths
- 1,111 Sq Ft
Kimbell Plan at The Hills at Crescent Springs - Gallery II Collection, Crescent Springs, KY 41017

The Kimbell condominium floorplan offers a bright and airy design with vaulted ceilings and ample natural light throughout. The open kitchen seamlessly connects to the family room, creating an inviting space perfect for entertaining or relaxing. A flexible second bedroom can easily double as a study, providing versatility to suit your lifestyle. The owners suite boasts a spacious walk-in closet

Fischer Homes Builder

628 Daphne Way Unit 36597059, Crescent Springs, KY 41017
/22
$242,990 New Construction
- 2 Beds
- 2 Baths
- 1,229+ Sq Ft
Wexner - C Plan at The Hills at Crescent Springs - Gallery II Collection, Crescent Springs, KY 41017

The Wexner-C condominium floorplan offers a bright and airy design with vaulted ceilings and an abundance of natural light. The open-concept kitchen, complete with a large island and ample cabinet space, flows seamlessly into the family room, which opens to a covered deck for added living space. A flexible area can serve as a dining room or study, providing versatility to suit your needs. The

Fischer Homes Builder

628 Daphne Way Unit 36597055, Crescent Springs, KY 41017
/15
$262,990 New Construction
- 2 Beds
- 2 Baths
- 1,229+ Sq Ft
Wexner - B Plan at The Hills at Crescent Springs - Gallery II Collection, Crescent Springs, KY 41017

The Wexner-B condominium floorplan combines convenience and style in a no-step design with an attached one-car garage. The open-concept kitchen features a large island and ample cabinet space, seamlessly connecting to the family room, which opens to a covered patio for additional living space. A flexible area can serve as a dining room or study, adapting to your needs. The owners suite offers a

Fischer Homes Builder

628 Daphne Way Unit 36597045, Crescent Springs, KY 41017

Kentucky Kenton County Erlanger

Home Trends in Erlanger, KY

On average, homes in Erlanger, KY sell after 21 days on the market compared to the national average of 55 days. The median sale price for homes in Erlanger, KY over the last 12 months is $248,000, up 3% from the median home sale price over the previous 12 months.

Housing Trends

Median Sale Price

$248,000

Median Single Family Sale Price

$254,775

Median Townhouse Sale Price

$406,000

Median 2 Bedroom Sale Price

$169,000

Average Price Per Sq Ft

$194

Number of Homes for Sale

Last 12 months Home Sales

240

Months of Supply

0.90

Median List Price

$254,900

Median Change From 1st List Price

Median Home Sale Price YoY Change

How to Buy a Home How to Finance a Home How to Sell a Home

In Erlanger, there are currently 40 one-story homes for sale, catering to individuals and families who value the simplicity and accessibility of single-level living. Whether you're entering the real estate market for the first time, transitioning to a downsized lifestyle, or simply prioritizing the convenience of a single-story layout, these homes offer a variety of options to explore. From cozy bungalows to spacious ranch-style houses, the one-story homes for sale in Erlanger, KY come in various architectural styles and sizes, ensuring there's something to accommodate every preference and lifestyle.

Erlanger Types of Homes for Sale

Erlanger Homes by Price

Erlanger Real Estate Listings

Erlanger New Construction Homes

More About Living in Erlanger

Homes for Sale in Nearby Neighborhoods

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Homes for Sale in Nearby Counties

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