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$350,000
820900 MLS ⋅ 3,250 SqFt. ⋅ Christine Coughlin
Turnkey Restaurant w/ 3-Way Liquor License - Fully Equipped & Remodeled - Incredible opportunity to own a fully renovated restaurant in a prime location. Sale includes all kitchen equipment, materials, furnishings, and a valuable 3-way liquor license. The building features a newly remodeled kitchen, bathrooms, and signage, plus a welcoming pergola-covered outdoor seating area. Ideal for owner-operators or investors.

3634 Central Avenue, Lake Station

Listing courtesy of Christine Coughlin from Listing Leaders.

$300,000
818403 MLS ⋅ Anthony Christopher
Prime 2.15-acre vacant lot at 11940 Wicker Ave, Cedar Lake, IN 46303, offering exceptional potential. Strategically located along Wicker Avenue (US Route 41), this property ensures high visibility and accessibility. Situated in a growing community, this parcel is ideal for new, thriving development. Don't miss this opportunity to invest in a promising location with significant potential.

11940 Wicker Avenue, Cedar Lake

Listing courtesy of Anthony Christopher from McColly Real Estate.

$1,120,000
818100 MLS ⋅ 24,422 SqFt. ⋅ George Georgeff
Church and Parsonage available on 3.51 Acre site. Church possession available May 1, 2026. 4+ bedroom Parsonage is currently occupied possession available upon closing.

3004-40 175th Street, Hammond

Listing courtesy of George Georgeff from McColly Real Estate.

$3,850,000
817652 MLS ⋅ 25,204 SqFt. ⋅ William Loy
3.95 AC site for development with the flexibility of qualifying as a Planned Unit Development (PUD). High Traffic volume of ~35,000 Vehicles Per Day on an assemblage of commercial lots gives great opportunity. The three parcels have an existing commercial rental income. Two existing curb cuts give direct access to US Hwy 41. The large Monument Sign provides for exemplary exposure to all who pass.

9219 Indianapolis Boulevard, Highland

Listing courtesy of William Loy from McColly Real Estate.

$374,900
3 Beds ⋅ 2 Baths ⋅ 817255 MLS ⋅ 2,573 SqFt. ⋅ David Harkabus
2573 sq/ft brick 3 bdrm 2 bath with 4 fireplaces sitting on 3 ACRES with a 2 car heated garage...As per Lake County guidelines this property qualifies as a hobby farm and there is room for a 2200 square foot pole barn...There is an unfinished studio area upstairs with a wood burner and a separate entrance...14 x 25 patio with a wrought iron fence...large heated 2 car garage with opener, floor drain, brand new furnace (never used)...washer & dryer included...new roof in 2021...all 4 chimneys were rebuilt...septic system was replaced...plumbing updates include: well drilled deeper, new supply lines in house, new bladder tank and pump...hvac was serviced...new Zoeller sump pump system with dual pumps and battery back up...The heat source is forced air...The old baseboard heaters could still be used or just removed...The home needs remodeling but could easily turn into your dream house in the country...hardwood floors...brand new survey available...There is plenty of room for a pole barn or additional outbuildings...The owners house in the back with a pole barn on 2.5 acres could be available for a future sale...NO TRAFFIC BACK THERE AT THIS POINT

11525 W 143rd Avenue, Cedar Lake

Listing courtesy of David Harkabus from BHHS Executive Realty.

$499,500
815476 MLS ⋅ Brian Rossi
A rare C2 ( Highway Commercial) one acre ( 43,560 S.F.) lot available on northeast location in desirable St. John. This prominent location on 93rd Ave is one block off of US 41. There is direct access to municipal water, sewer natural gas, electric and broadband fiber. A liquor license is also availiable for this property/ location.

11120 W 93rd Avenue, St. John

Listing courtesy of Brian Rossi from Listing Leaders Northwest.

$959,900
4 Beds ⋅ 4 Baths ⋅ 815284 MLS ⋅ 3,320 SqFt. ⋅ Holly Fisher
This modern farmhouse spans 3,319 square feet and boasts an elegant design with a stately facade. This home has just started, could be possible to pick some finishes! It features two stories, four bedrooms, four bathrooms, and a three-car garage, all situated on a corner lot to maximize views. The inviting covered porch leads into an expansive great room with 10-foot ceilings, a cozy fireplace surrounded by built-ins, and sliding glass doors that connect to the covered rear porch.The spacious kitchen includes a large center island with a built-in sink and dishwasher, seating for four, numerous cabinets, a huge walk-in pantry, and a built-in wine cabinet. The dining area is perfect for family gatherings. The main level master suite offers tranquility with sliding doors to the rear porch, abundant natural light, a generous walk-in closet, and a master bath with dual vanities, a separate bathtub, and a shower. Upstairs, there are two additional bedrooms with large closets, separated by an expansive loft ideal for a family or game room, as well as a second laundry area and one finished bonus room on the second level. Additional features of this amazing home includes a pocket office, a mudroom with a laundry area and built-in lockers, a main level guest suite with a private bath, ample storage, and large windows that provide panoramic views. With its spacious layout and numerous amenities, this home is designed to accommodate a variety of lifestyles.

16675 Willard Lane, Lowell

Listing courtesy of Holly Fisher from Bach Investment Group.

$959,800
3 Beds ⋅ 3 Baths ⋅ 815269 MLS ⋅ 2,454 SqFt. ⋅ Holly Fisher
Welcome to your dream home in the desirable Graythorne Subdivision of Lowell, Indiana! This stunning 2,500 square-foot modern farmhouse ranch home combines elegance and functionality with its impressive 10-foot and vaulted ceilings, creating a spacious and airy atmosphere throughout. As you step inside, you'll be greeted by an open-concept design that seamlessly connects the living, dining, and kitchen areas, perfect for entertaining family and friends. The gourmet kitchen features custom cabinets, quarts countertops, offering both style and practicality for all your culinary adventures. The split floor plan provides privacy and comfort, with a serene master suite separate from the additional bedrooms. Imagine relaxing in your private retreat after a long day! The unfinished basement offers endless possibilities--whether you envision a home gym, a media room, or extra storage space, the choice is yours. Located in a peaceful neighborhood, this home is just minutes away from local amenities, parks, and schools. Don't miss this opportunity to own a piece of modern elegance!

16669 Noble Street, Lowell

Listing courtesy of Holly Fisher from Bach Investment Group.

$866,123
4 Beds ⋅ 4 Baths ⋅ 815209 MLS ⋅ 3,524 SqFt. ⋅ Steven Koleno
Welcome to this exquisite custom executive home, 4-bed, 4-bath in desirable Oak Estates. All sides brick, quality constructed. Move in. Insulated heated full basement, attic room, porch, deck, heated 3 car garage, 2 off-street park. Private, overlooking wonderful greenbelt, tranquil feeling of nature. Near parks, ponds, bike trails. Top Munster schools, minutes to new train to Chicago, Whole Foods, shopping. Partial fenced yard. The tiled 2-story foyer welcomes you to an open-concept design with rich hardwood floors throughout. To right, flexible living /office boasts high ceilings, light-filled floor to ceiling windows. To left, formal dining features glass French doors, floor to ceiling windows. Gourmet kitchen is chef's dream with large island with seating, brick fireplace, large bright breakfast area with access to outdoor deck and screened porch. Expansive 2-story great room impresses with floor-to-ceiling stone fireplace, views. Flexible den or main floor bedroom with walk-in closet, full bath, steam sauna shower, spa tub. coat/mud room off 3 car garage, powder room, laundry room, wide staircase to basement level. upper level wide landing space, primary suite with own bath, walk-in closet, views. Two additional spacious bedrooms feature Jack-and-Jill layout bath and additional room-size walk-in attic, easily converted to room. Heated insulated full basement with endless possibilities, plumbed for full bath, currently extra den, 2200sqft. top floors 3524sqft.

1837 Cherrywood Lane, Munster

Listing courtesy of Steven Koleno from Beycome Brokerage Realty LLC.

$629,900
3 Beds ⋅ 2 Baths ⋅ 815121 MLS ⋅ 1,977 SqFt. ⋅ Heather Bahl
Welcome to a community designed for easy living and beautiful homes! with four stunning floor plans to choose from, you'll have the chance to customize the interiors to perfectly fit your style and needs. Featured Model:: The Magnolia - This 1977 SQ ft gorgeous model offers: *3 beds 2 baths *Wood flooring throughout the main living area *Quartz tops in the kitchen, bathrooms, and laundry *A stylish tile backs-plash in the kitchen *Upgraded cabinets and custom trim package *Cozy fireplace with a custom mantle and tile surround *Full basement includes egress window and rough-in for future expansion EXTERIOR: Durable LP siding paired with elegant stone accents for timeless curb appeal PRIME LOCATION: Conveniently located near the YMCA, shopping, and dining. 28 lots with options for daylight and walkout basements. Maintenance Free-includes sprinkler system, lawn care and snow removal. Start planning your dream home today and make Crown Point's newest subdivision your forever home.

1540 Brackenbury Lane, Crown Point

Listing courtesy of Heather Bahl from Better Homes and Gardens Real.

$385,000
814873 MLS ⋅ Charles Vanderstelt
Prime Commercial Land in Schererville - Where Business Potential Meets Strategic Location This 1.21-acre commercial parcel offers an unmatched opportunity to establish your business in one of Northwest Indiana's most desirable growth corridors. Perfectly positioned along a busy arterial road linking Schererville and St. John, this C-2 Community Commercial-zoned property welcomes an array of possibilities--from vibrant retail and specialty food service to medical, fitness, personal care, and professional service uses. Why This Site Stands Out: High Visibility & Traffic - Just 0.1 miles from an INDOT 2024 daily traffic count of 31,248, ensuring your business is seen. Affluent Customer Base - This site is located in an area with high median household income and high homeownership rates. Essential Infrastructure Ready - Public water, sewer, electricity, and natural gas are available at or near the site. Dynamic Surroundings - Close to established neighborhoods, retail hubs, storage facilities, a recreational center, and less than half a mile from Lake Central High School (2,900 students). Proximity to Chicago - Just 37 miles from The Loop, blending small-town charm with metropolitan access. Whether you envision a modern retail center, a thriving service hub, or a destination dining spot, this site delivers the visibility, demographics, and infrastructure to turn your vision into a success story. Opportunities like this are rare--secure your place in Schererville's growing commercial landscape today.

8080 Us-41, Schererville

Listing courtesy of Charles Vanderstelt from Listing Leaders.

$350,000
814525 MLS ⋅ David Taylor
Over -37- acres included with this offering in -3- Parcels with plenty of room for a residential development or your own oasis/compound - there is a small amount low lying wet lands on the property but its still offers a Great Opportunity and offered at an Amazing $/ACRE (LOCATED just north of Madison Meadows).

7530 Madison Street, Merrillville

Listing courtesy of David Taylor from McColly Real Estate.

$375,000
814374 MLS ⋅ Michael Siwietz
1.80 Acres fronting US Hwy 231 (Joliet Street). Zoned B-2 and less than 1 mile to Crown Point Square and less than 2 miles to I-65 interchange. Shovel ready, contractor's grade, all utilities and access on-site. Traffic counts over 10k per day. B-2 Zoning Permitted Use Matrix attached. Allowed uses include QSR, Retail, Office, Services, some Auto Related Uses.

W Joliet Street, Crown Point

Listing courtesy of Michael Siwietz from McColly Real Estate.

$999,970
813963 MLS ⋅ 5,564 SqFt. ⋅ Wendy Embry
Rare Opportunity - Fully Renovated Restaurant with Event-Ready Patio This property offers a unique chance to own a turnkey restaurant and event venue in a prime location. The current owners gutted the building to the studs and invested heavily in upgrades: new plumbing, electric, bathrooms, flooring, windows, doors, and all four HVAC units with ductwork. SMART siding carries a 20+ year warranty, and the roof is approximately 12 years old. Standout Feature - 2,000 SF Outdoor Patio Surrounded by lush greenery and woods Rock area for bags, games, or overflow seating Gas fire pits create year-round atmosphere Perfect for weddings, private parties, and live music events Key Equipment & Infrastructure (included, open to negotiation): 20 beer lines Two walk-in coolers Walk-in freezer Commercial hood system Full Ansul fire suppression system Flexible Layout for Multiple Revenue Streams Inside, the property includes a private party room ideal for events, while the stage setup supports live music and entertainment. The venue has already proven itself as a successful site for weddings, private rentals, and full-property events -- with the patio rented out while the main dining room remains open to the public. Whether you're bringing your current concept or launching a new venture, this property is designed to generate revenue from both daily dining and high-margin private events. Schedule your private showing today -- this opportunity won't last.

840 S Broad Street, Griffith

Listing courtesy of Wendy Embry from McColly Real Estate.

$699,900
812823 MLS ⋅ 3,970 SqFt. ⋅ Nikola Trajceski
A prime commercial opportunity in Dyer! This spacious ,almost 4,000 sq ft brick commercial building, situated on 0.68 acres, accommodates various business uses, including restaurants, bars, retail establishments, professional offices, service businesses, entertainment venues, or redevelopment opportunities, subject to municipal approval. Currently functioning as a turnkey restaurant and bar, the property boasts expansive dining areas, a private bar section with a separate entrance, and outdoor seating possibilities. The existing layout features high ceilings, modern lighting, and versatile floor plan options, making it ideal for hospitality or repurposing. Strategically located on Sheffield Avenue, the property benefits from substantial traffic volume, with approximately 7,995 vehicles per day, excellent visibility, convenient access for Illinois commuters, and ample on-site parking with paved and overflow spaces, located just 32 miles from Chicago. Arrange a viewing today!

1209 Sheffield Avenue, Dyer

Listing courtesy of Nikola Trajceski from Listing Leaders.

$1,999,999
812230 MLS ⋅ Nancy Frigo
*77.85 ACRES of Endless Possibilities: LOWELL *INDIANA Ideal for Single Usage or Development**Discover a truly unique opportunity with this sprawling 77.85-acre land parcel, ideally situated near a rapidly developing area. This property is located in close proximity to New John Deere Manufacturing Distribution Plant Currently Under Construction, the Indiana State Police Post, and the bustling I-65 highway/ RT2 Exit, making it perfect for commercial, industrial, or a possible residential development. With ample space and the flexibility to accommodate a range of uses, this 77.85-acre parcel offers endless possibilities for buyers with a vision. Whether you're looking to build a single-use property, a residential development, or a commercial venture, this expansive piece of land is an ideal choice. Current Zoning is AG. Don't miss out on this incredible opportunity to own a piece of land that can be tailored to suit your specific needs. Unincorporated Lake County for all permits, Nearby Astbury Sewer and Water plant. The absolute Crossroads of America Parcel. Must verify Address.

17615 Georgia Street, Lowell

Listing courtesy of Nancy Frigo from Coldwell Banker Realty.

$519,900
4 Beds ⋅ 3 Baths ⋅ 812048 MLS ⋅ 2,788 SqFt. ⋅ Gail O'Donnell
Proposed construction, all homes custom built , approx 6 months build time. Several large (approx 1/3 acre) lots to choose from. Price includes lot. * Photos are of a previously build Cambridge model, not all features shown in photo are standard and included. The Cambridge! 4 bedroom unique, elegant impressive home. 3 car garage, fireplace basement included. 3 upper level bedrooms , i main level bedroom. Open and light filled layout.

1351 77th Place, Merrillville

Listing courtesy of Gail O'Donnell from Coldwell Banker Realty.

$499,900
4 Beds ⋅ 3 Baths ⋅ 812049 MLS ⋅ 2,740 SqFt. ⋅ Gail O'Donnell
NOT yet built, proposed construction. Fairmont. Elegant, timeless traditional 2 story. Main level features living, dining, family room open to huge kitchen. Full basement (optional to finish) 4 large upper level bedrooms , oversized owners suite with immense walk in closet. ** Photos shown are of a previously built Fairmont, shown as example, not all features shown are standard & included. All homes custom built to suit in approx 6 months. several (approx 1/3 acre) lots to choose from.

1293 77th Place, Merrillville

Listing courtesy of Gail O'Donnell from Coldwell Banker Realty.

$479,900
4 Beds ⋅ 3 Baths ⋅ 812006 MLS ⋅ 2,691 SqFt. ⋅ Gail O'Donnell
Proposed construction, (not yet built) ....builder can replicate this home on your choice of lots. ****The Manchester! Photos are of a previously built Manchester , not all features shown in photos included in base price. Choose your lot (approx 1/3 acre lots!) and builder will custom build..approx 6 months . Many quality features included : fireplace, hardwood floors, basement , 2 1/2 car garage, and more

1317 77th Place, Merrillville

Listing courtesy of Gail O'Donnell from Coldwell Banker Realty.

$469,000
3 Beds ⋅ 2 Baths ⋅ 811918 MLS ⋅ 2,064 SqFt. ⋅ Gail O'Donnell
PROPOSED CONSTRUCTION, not yet built..The OAKWOOD!Easy and comfortable 1 level living. Full basement . Photos are of a previously built OAKWOOD not all features shown are standard and included. All homes custom built to suit in approx 6 months. Several large lots to choose from

1269 77th Place, Merrillville

Listing courtesy of Gail O'Donnell from Coldwell Banker Realty.

$469,900
4 Beds ⋅ 3 Baths ⋅ 811726 MLS ⋅ 2,424 SqFt. ⋅ Gail O'Donnell
The REGENCY ..Ever popular split 2 story with full basement. Proposed construction, will be built to your specifications. Photo is example home, many features shown are not included in standard price. See list of standard features. Approx 6 months to build

1245 77th Place, Merrillville

Listing courtesy of Gail O'Donnell from Coldwell Banker Realty.

$1,099,999
810634 MLS ⋅ 23,390 SqFt. ⋅ Jacob Wirtz
Discover a prime investment opportunity in the heart of Whiting! This well-established sit-down restaurant boasts a spacious layout designed for both dining and private events. Featuring a dedicated party room perfect for gatherings, celebrations, and corporate events, this venue offers versatile options for any occasion. The restaurant's expansive bar area is ideal for socializing and enjoying a variety of drinks, making it a popular destination for locals and visitors alike. With a convenient carryout window, you can effortlessly serve takeout orders, further increasing your customer base. Step into the impressive kitchen, outfitted with top-of-the-line appliances and ample space for your culinary creations. Multiple storage coolers ensure you have all the room needed to keep your ingredients fresh and ready for service. Upstairs, the open canvas room presents an exciting opportunity for conversion into several different opportunities. One idea of this room is to turn it into a speak easy, adding a unique allure to your business. Additionally, the upper level includes three offices, a conference room, and a full bathroom, providing a perfect setup for management and staff. This property is not just a restaurant; it's a comprehensive business opportunity ready for you to take to the next level. Don't miss out on the chance to own a piece of Whiting's vibrant dining scene! Contact us today to schedule a showing.

1326 119th Street, Whiting

Listing courtesy of Jacob Wirtz from Village Realty of Indiana, Inc.

$1,500,000
802557 MLS ⋅ Jeffrey Fryzel
Prime location along US 41 in St. John. 4.81 Acres ready to develop with Utilities on-site. TIFF available. Survey & Topographical in attached docs. Due Diligence available on request: Tax Bills, Survey, Easement & Title docs. Great opportunity to be a part of St. John's growing community.

9125 Wicker Avenue, St. John

Listing courtesy of Jeffrey Fryzel from McColly Real Estate.

$360,000
800801 MLS ⋅ Joseph Moke
Almost 15 acres of vacant land in Crown Point. May also be split into 2 lots. One approximately 3 acres listing number 800805 and one approximately 11.9 acres listing number 800806.

6440 W 89th Avenue, Crown Point

Listing courtesy of Joseph Moke from Weichert, Realtors-Moke Agency.

$382,500
543049 MLS ⋅ Shelly Faber
RAILSIDE Business Park. Lot 25 is zoned M1- Light manufacturing, automotive, food and beverage, lumber yard, construction contractors, government offices, glass and processing, lodging, storage, warehousing, assembly and many more business opportunities- full list attached.Great opportunity for all B-3 and M-1 uses in this growing area!!! The rail-site lots are develop-ready with roadway and utilities including Phase 3 electrical service. Multiple lots are allowed to be combined into one building site. Multi-tenant/occupants per buildings are allowed up to a total of three (3). Time to start planning!!!Great interstate connectivity as well as quick access to the Rt 41/Rt 231 and Rt 2 interchange on I-65 as well as Rt 10/Rt 114 gives access across to Illinois. Rt 41 north and south access from Chicago to the south are limitless.

13831 Alexander Street, Cedar Lake

Listing courtesy of Shelly Faber from McColly Real Estate.

$1,200,000
3 Beds ⋅ 1 Baths ⋅ 472428 MLS ⋅ 1,058 SqFt. ⋅ Peter Xidias
Beautiful stone exterior Ranch style home with detached garage smack dab on US 30. Sale includes 4 parcels totaling 3.68 acres perfect for business. 3 lots are zoned C-2, and 1 zoned R-2 (please contact Town of Dyer for rezoning procedure). Near medical offices, restaurants, shopping, and located in between US 41 and Calumet Ave. Approximately 20 minutes to I-394, I-94, and I-65.Prime corner lot with heavy traffic on US 30.

1594 Joliet Street, Dyer

Listing courtesy of Peter Xidias from McColly Real Estate.

$375,000
501126 MLS ⋅ Katherine Bultema
This impressive 1.01 acre commercial lot is strategically positioned within the Lakeview Business Park is a 33 acre, 18 lot development within Cedar Lake, IN which is a growing area with a dynamic mix of residential and commercial developments, Lot 5 within the business park is a smart investment for those looking to establish a foothold in a flourishing market. Easily accessible from the designated turn and acceleration/deceleration lanes on US Route 41. All city utilities, gas, electric, and internet are readily available on-site. Zoned B-2, this build-ready parcel is a rare find, perfectly suited for a variety of business endeavors. The combination of strategic location, commercial zoning, and ready-to-build status makes this property a standout choice for discerning investors and entrepreneurs. Whether you're envisioning a retail establishment, a dining destination, industrial warehouse, or a professional office space, this parcel provides the ideal canvas to bring your vision to life. Inquire today for more information. Additional lots available with the ability to combine.

13783 Schneider Street, Cedar Lake

Listing courtesy of Katherine Bultema from Compass Indiana, LLC.

$519,900
512910 MLS ⋅ Lisa Grady
Beautiful wooded 35 acre parcel in Lowell. Property has been surveyed and plotted for a beautiful subdivision with 25 acres of wooded land and 10 acres of farm land or you could build your dream home with room to have a outdoor playground... for hiking, hunting, four wheeling the possibilities are endless. Feel the TRANQUILITY OF NATURE AND PRIVACY, YET CLOSE TO SHOPPING, SCHOOLS ANDEXPRESSWAY!!!!

16830 Mount Street, Lowell

Listing courtesy of Lisa Grady from McColly Real Estate.

$650,000
3 Beds ⋅ 531866 MLS ⋅ 2,286 SqFt. ⋅ Sarah Portone
IT'S NOT THE HOUSE! IT'S THE 10+ ACRES ON RT 41 / WICKER AV. CURRENTLY ZONED R3 RESIDENTIAL! COMMERCIAL BUSINESS (B2) ARE POPPING UP AS NEIGHBORS. 2 LOTS:Parcel Number 45-15-09-301-006.000-013Parcel Number 45-15-09-301-007.000-013OLD SURVEYS ARE AVAILABLE; IF THE HOUSE WANTS TO BE SEEN, PLEASE ADVISE LIST AGENT AND ARRANGEMENTS WILL BE MADE.

11439 Wicker Avenue, Cedar Lake

Listing courtesy of Sarah Portone from Better Homes and Gardens Real.

$375,000
517997 MLS ⋅ Katherine Bultema
This impressive 1.02acre commercial lot is strategically positioned within the Lakeview Business Park is a 33 acre, 18 lot development within Cedar Lake, IN which is a growing area with a dynamic mix of residential and commercial developments, Lot 6 within the business park is a smart investment for those looking to establish a foothold in a flourishing market. Easily accessible from the designated turn and acceleration/deceleration lanes on US Route 41. All city utilities, gas, electric, and internet are readily available on-site. Zoned B-2, this build-ready parcel is a rare find, perfectly suited for a variety of business endeavors. The combination of strategic location, commercial zoning, and ready-to-build status makes this property a standout choice for discerning investors and entrepreneurs. Whether you're envisioning a retail establishment, a dining destination, industrial warehouse, or a professional office space, this parcel provides the ideal canvas to bring your vision to life. Inquire today for more information. Additional lots available with the ability to combine.

13780 Osborne Street, Cedar Lake

Listing courtesy of Katherine Bultema from Compass Indiana, LLC.

IDX information is provided by the Indiana Regional MLS and is exclusively for the consumers' personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Data is deemed reliable but is not guaranteed accurate by the MLS.

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Updated . Information deemed reliable but not guaranteed.