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Avery Ranch Home Listings

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$374,000
15708 Fisher Island Dr - Austin, TX 78717

Bedrooms
4
Baths
2
SQ. Feet
2,257
Acres
0.29
Year Built
2002
$374,000
City: Austin
Status: Active
House in Avery South Sec 01 Ph 01
4 br, 2 ba, 2,257 ft²
MLS® #: 2440843
Price:
$374,000
City:
Austin
Beds:
4
Baths:
2
Type:
Residential
MLS® #:
2440843
Sqft:
2,257
Acres:
0.29
Status:
Active
Subdivision:
Avery South Sec 01 Ph 01
Property Listed By:
Berkshire Hathaway Tx Realty

Amazing Avery Ranch Home With 4 Bedrooms, 2 Bath, 2.5 Car Garage, Huge .294 Acre Lot, On A Cul De Sac, Backing To Greenspace, With An Iron Fence, And Panoramic Views! Open And Spacious Kitchen/family/dining Areas With Updated Appliances, And Flexible Floorplan, With Study Or Formal Dining. Serene Master Suite Has Attached Spa Bath With Double Vanity, Jetted Tub, Separa...

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$300,250
11311 Culzean Castle Dr - Austin, TX 78717

Bedrooms
3
Baths
3
SQ. Feet
1,620
Acres
0
Year Built
2018
$300,250
City: Austin
Status: Active
Condo in Turnberry At Avery Ranch
3 br, 3 ba, 1,620 ft²
MLS® #: 5220569
Price:
$300,250
City:
Austin
Beds:
3
Baths:
3
Type:
Residential
MLS® #:
5220569
Sqft:
1,620
Acres:
0.00
Status:
Active
Subdivision:
Turnberry at Avery Ranch
Property Listed By:
Walzel Properties

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$312,634
11310 Culzean Castle Dr - Austin, TX 78717

Bedrooms
3
Baths
3
SQ. Feet
1,721
Acres
0
Year Built
2018
$312,634
City: Austin
Status: Active
Condo in Turnberry At Avery Ranch
3 br, 3 ba, 1,721 ft²
MLS® #: 9763915
Price:
$312,634
City:
Austin
Beds:
3
Baths:
3
Type:
Residential
MLS® #:
9763915
Sqft:
1,721
Acres:
0.00
Status:
Active
Subdivision:
Turnberry at Avery Ranch
Property Listed By:
Walzel Properties

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$299,900
14100 Avery Ranch Blvd #402 - Austin, TX 78717

Bedrooms
3
Baths
3
SQ. Feet
1,954
Acres
0
Year Built
2008
$299,900
City: Austin
Status: Active
Condo in Avery Ranch West Condo
3 br, 3 ba, 1,954 ft²
MLS® #: 7737786
Price:
$299,900
City:
Austin
Beds:
3
Baths:
3
Type:
Residential
MLS® #:
7737786
Sqft:
1,954
Acres:
0.00
Status:
Active
Subdivision:
Avery Ranch West Condo
Property Listed By:
Kopa Real Estate

East Facing Home With 1 Bedroom And Full Bath Downstairs, Family Room And Large Game Room Upstairs. Upgrades Galore: High Arches, High Ceilings, Custom Plantation Shutters, Crown Molding, Hardwoods, Plush Carpet, Speakers Throughout The Home, Nest Thermostat, Granite Countertops In The Kitchen And Bathrooms, Stainless Steel Appliances, Farmhouse Sink, Mosaic Backsplash,...

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$224,000
14815 Avery Ranch Blvd #1802 - Austin, TX 78717

Bedrooms
2
Baths
3
SQ. Feet
1,393
Acres
0
Year Built
2009
$224,000
City: Austin
Status: Pending - Taking Backups
Condo in Commons At Avery Ranch Condo
2 br, 3 ba, 1,393 ft²
MLS® #: 7287980
Price:
$224,000
City:
Austin
Beds:
2
Baths:
3
Type:
Residential
MLS® #:
7287980
Sqft:
1,393
Acres:
0.00
Status:
Pending - Taking Backups
Subdivision:
Commons At Avery Ranch Condo
Property Listed By:
Cameron Realty Texas

Beautiful Avery Ranch Condo 2 Miles From New Apple Campus. Rare 2 Bedroom Plan With 2 Full Baths And Half Bath. Living Areas On First Floor, Kitchen W/ Granite, Walk In Pantry, Garage, Large Covered Patio, No Carpet Downstairs, And Extra-large Storage Closets. Highly Sought After Location Near High Tech Companies, Avery Ranch Golf Course, Brushy Creek Trail System, Majo...

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$299,900
14421 Lilley Brook Cv - Austin, TX 78717

Bedrooms
3
Baths
3
SQ. Feet
1,690
Acres
0
Year Built
2001
$299,900
City: Austin
Status: Pending - Taking Backups
House in Avery Ranch West Ph 01
3 br, 3 ba, 1,690 ft²
MLS® #: 2281331
Price:
$299,900
City:
Austin
Beds:
3
Baths:
3
Type:
Residential
MLS® #:
2281331
Sqft:
1,690
Acres:
0.00
Status:
Pending - Taking Backups
Subdivision:
Avery Ranch West Ph 01
Property Listed By:
Texas Platinum Properties

Open Airy Culdesac Home In Desirable Avery Ranch. Laminate Wood Floors With Downstairs French Doors Study/office. Spacious Kitchen With Dining Overlooking Back Yard. Master Has Garden Tub, Sep Shower, Double Vanity, Walk-in Closet. Great Rated Lisd Schools! Nice Neighborhood Amenities Ie Club House, Community Pool, Sports, Playground, Bike Jogging Paths . Easy Access...

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$515,000
17016 Ennis Trl - Austin, TX 78717

Bedrooms
4
Baths
4
SQ. Feet
3,273
Acres
0.22
Year Built
2002
$515,000
City: Austin
Status: Pending - Taking Backups
House in Avery Ranch
4 br, 4 ba, 3,273 ft²
MLS® #: 1462687
Price:
$515,000
City:
Austin
Beds:
4
Baths:
4
Type:
Residential
MLS® #:
1462687
Sqft:
3,273
Acres:
0.22
Status:
Pending - Taking Backups
Subdivision:
Avery Ranch
Property Listed By:
Coldwell Banker United Realtor

Stunning Avery Ranch Home With Serene Front Porch Features Floor-to-ceiling Windows And Spacious Family & Dining Areas. New Wood-like Tile & Exquisite Kitchen Updates Include Modern Back Splash, Quartz Counters, Stainless Appliance Package W/ Sleek Hood Vent, Wine Fridge & Artisan Light Fixtures. Spa-like Master Suite & Secondary Bedroom With Full Bath On Main Level -pe...

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$187,500
14815 Avery Ranch Blvd #2301 - Austin, TX 78717

Bedrooms
2
Baths
2
SQ. Feet
1,090
Acres
0
Year Built
2009
$187,500
City: Austin
Status: Pending - Taking Backups
Condo in Commons At Avery Ranch Condo
2 br, 2 ba, 1,090 ft²
MLS® #: 5269873
Price:
$187,500
City:
Austin
Beds:
2
Baths:
2
Type:
Residential
MLS® #:
5269873
Sqft:
1,090
Acres:
0.00
Status:
Pending - Taking Backups
Subdivision:
Commons At Avery Ranch Condo
Property Listed By:
Berkshire Hathaway Tx Realty

2 Bedroom, 1.5 Bath Condo In Avery Ranch ~ Low Maintenance, Gated Condo Community ~ Walking Distance To Variety Of Restaurants ~ Open Floor Plan With Granite Kitchen Counters & Stainless Steel Appliances ~ Separate Shower & Garden Tub In Master ~ 2 Balconies ~ 1 Car Garage ~ Great Location With Easy Access To Parmer Ln & 183 ~ Excellent Schools

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$499,000
15909 Dink Pearson Ln - Austin, TX 78717

Bedrooms
4
Baths
3
SQ. Feet
2,490
Acres
0.26
Year Built
2014
$499,000
City: Austin
Status: Pending - Taking Backups
House in Pearson Place
4 br, 3 ba, 2,490 ft²
MLS® #: 5414773
Price:
$499,000
City:
Austin
Beds:
4
Baths:
3
Type:
Residential
MLS® #:
5414773
Sqft:
2,490
Acres:
0.26
Status:
Pending - Taking Backups
Subdivision:
Pearson Place
Property Listed By:
Kopa Real Estate

Meticulously Maintained 1-story Home In Pearson Place. This 2014 Built Former Builder Model Home Is Nestled On A 0.263 Acre Lot. This Retreat Has It All – Designer Paint, Wood Floors In The Main Living Areas, Great Natural Light, Stone Fireplace, Open Floorplan, Crown Molding, 5-1/4” Baseboard, Downlights, Upgraded Bath Hardware And Light Fixtures, Granite Countertops, ...

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$519,900
11013 Steelton Cv - Austin, TX 78717

Bedrooms
4
Baths
4
SQ. Feet
3,098
Acres
0.14
Year Built
2014
$519,900
City: Austin
Status: Active
House in Avery Station Sec 2b-1
4 br, 4 ba, 3,098 ft²
MLS® #: 6980420
Price:
$519,900
City:
Austin
Beds:
4
Baths:
4
Type:
Residential
MLS® #:
6980420
Sqft:
3,098
Acres:
0.14
Status:
Active
Subdivision:
Avery Station Sec 2B-1
Property Listed By:
Movegroove

Stately, Tailored, Elegant Home For Luxurious Living In Austin. Spacious Living Areas Provide Plenty Of Room To Grow. This Avery Ranch Location Close To Great Schools, Entertainment And Shopping Will Enable A Convenient Lifestyle Without The Hassle Of Downtown. The Custom Landscape Architecture Was Completed With Privacy And Sustainability In Mind. Walking Distance ...

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$484,900
15313 Bandon Dr - Austin, TX 78717

Bedrooms
4
Baths
4
SQ. Feet
3,307
Acres
0.14
Year Built
2007
$484,900
City: Austin
Status: Pending - Taking Backups
House in Avery Ranch North Sec 01 Pud Amd
4 br, 4 ba, 3,307 ft²
MLS® #: 8100297
Price:
$484,900
City:
Austin
Beds:
4
Baths:
4
Type:
Residential
MLS® #:
8100297
Sqft:
3,307
Acres:
0.14
Status:
Pending - Taking Backups
Subdivision:
Avery Ranch North Sec 01 PUD Amd
Property Listed By:
The Agency Texas Inc

Beautifully Planned 2 Story Home With A Well-designed Layout. It Would Be Perfect For That Owner Seeking A Lovely Well Cared For Home With An Abundance Of Outdoor Living And Many Upgrades Throughout The Home. The Mother-in-law Plan Includes A Butler Pantry, Chef's Kitchen, Private Master Suite With Spa-like Bath And A Large Game Room Upstairs With A Wet Bar For Entert...

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$354,900
10708 Kilkee Cv - Austin, TX 78717

Bedrooms
3
Baths
2
SQ. Feet
2,239
Acres
0.26
Year Built
2004
$354,900
City: Austin
Status: Pending - Taking Backups
House in Avery Ranch West Ph 01
3 br, 2 ba, 2,239 ft²
MLS® #: 2368619
Price:
$354,900
City:
Austin
Beds:
3
Baths:
2
Type:
Residential
MLS® #:
2368619
Sqft:
2,239
Acres:
0.26
Status:
Pending - Taking Backups
Subdivision:
Avery Ranch West Ph 01
Property Listed By:
Jo Ann Joseph Realty

Located On Cul-de-sac-open Concept Spacious 3/2 W/study/office, 1 Story 3 Car Garage Private Master Suite W/jacuzzi Tub, Separate Shower, Spacious Walk-in Closet. Silestone Counters Gas Cooking, High Ceilings, French Doors, Plantation Shutters, Sprinkler/security Systems. Covered Back Patio With Ceiling Fans; Plumbed For Gas Bbq. Huge Backyard Ready To Enjoy! Entertain ...

Photo of Listing #2368619
 

About Avery Ranch

MLS®#: 5625677 - 7400 Coldwater Canyon Rd, Austin - $37,500,000
37,500,000
MLS®#: 9295744 - 21650 F M Road 1431, Lago Vista - $29,950,000
29,950,000
MLS®#: 4697320 - 1 Casa Saanen, Other - $15,900,000
15,900,000
MLS®#: 2312386 - 4314 Tortilla Flt, Austin - $12,000,000
12,000,000
MLS®#: 9371980 - 4104 Shimmering Cv, Austin - $11,750,000
11,750,000
MLS®#: 8158109 - 3811 Westlake Dr, Austin - $9,990,000
9,990,000
MLS®#: 4265269 - 11211 Musket Rim St, Austin - $9,900,000
9,900,000
MLS®#: 6760975 - 1 Residencia Fuego, Other - $9,900,000
9,900,000
MLS®#: 6065273 - 215 Bella Riva Dr, Austin - $9,500,000
9,500,000
MLS®#: 2461568 - 13815 Pecan Dr #4, Austin - $9,500,000
9,500,000
MLS®#: 2545669 - , Spicewood - $9,000,000
9,000,000
MLS®#: 2786664 - 1 NILES Rd, Austin - $8,900,000
8,900,000

Located in northwest Austin, the 1,800-acre, master-planned golf course community of Avery Ranch offers over 4,000 homes with 17 acres of amenities and hill country views. The community opened in 2000 and continues to be one of the top-selling neighborhoods in the Austin area.

Avery Ranch subdivisions are interconnected by sidewalks and woven around five amenity centers, complete with sport courts, pools, and hike & bike trails. The community enjoys a 60-acre lake in its backyard, not to mention 18-hole Avery Ranch Golf Club.

“We love it here,” said Nikki Grissom, who lives in Avery Ranch with her husband and kids. “The community is so close, and the lifestyle is so laidback. It’s such a great place to come home to.”

Single story house in Avery Ranch with cobblestone facade and high celingsAvery Ranch is a commutable distance to major Austin, Round Rock, and Cedar Park employers, including 3M Company, Austin Diagnostic Medical Center, Dell Computers, Cypress Semiconductor, National Instruments, Time Warner Communications, and Westinghouse Motor Company.

Once part of the Chisholm Trail, Brushy Creek endows Avery Ranch with not only historical, but archaeological and cultural significance. The area has been inhabited by nomadic Indian tribes (Cherokee, Comanche, and Tonkawa), Chisholm Trail cowboys, even stagecoach robbers! Large granite stones still lie beneath a train trestle that once carried granite to Austin for the state capitol.

Residential Real Estate Statistics*

Price Range

$10,000 to $37,500,000

Average Price

$532,773

Median Price

$365,000

Size Range of Homes

192 to 26,159 SqFt

Price Range of Homes (per square foot)

$11 to $37,500

Median Price (per square foot)

$166

Average Days on the Market

84

* Based on current MLS listings

Properties in Avery Ranch


Avery Ranch consists of more than a dozen subdivisions, each with a unique style and personality. Homes range in size from small townhome bungalows to large, sprawling golf course villas.

Developers carefully built Avery Ranch homes into the surrounding hill country, including views of nine natural ponds, majestic oak trees, and 60-acre Avery Lake. The community was designed to encourage residents to meet, gather, and get to know each other. Tree-lined streets meander, and parks, trails, and lakes provide an abundance of places for families to walk, swim, and play. Special design elements like antique street lamps, carved limestone entry signs, and natural stone subdivision fences lend character and beauty to the neighborhood.

a large two story home in Avery Ranch

Location

Avery Ranch is located in northwest Austin in the Texas Hill Country. The community is bordered by Brushy Creek Road to the north, RR 620 to the south, Sam Bass Road to the east, and the 183 Toll Road to the west. The zip code for Avery Ranch is 78717, and the MLS area is RR.

Two story house in Avery Ranch with red shutters on the windows.Avery Ranch is centered in one of Austin's most sought-after growth corridors. Next to major high tech employers and great shopping, it is around the corner from RR 620, Highway 183, and Toll Road 45. Although it’s just 20 miles north of downtown Austin, the neighborhood is actually located in Williamson County, so is governed and taxed under that county’s jurisdiction.

Grissom and her family chose Avery Ranch for its location. Its adjacency to the 183 Toll Road makes her commute to work easy, and her children’s schools are very close by. “There are two public elementary schools within walking distance of our home, and the middle and high schools are less than two miles away,” she said.

Avery Ranch is served by the Round Rock and Leander School Districts. Round Rock Schools include Patsy Sommer Elementary, Cedar Valley Middle School, and McNeil High School.

Leander Schools include Rutledge Elementary, Henry Middle School, Stiles Middle School, and Vista Ridge High School.

Home Builders

Avery Ranch homes have been built by a wide variety of builders, including D R Horton, Drees, Gehan, Meritage, Morrison, Partners in Building, Pulte, Ryland, and Wilshire Homes.

Neighborhood Association

“The community here is very active, and there are lots of social events,” shared Grissom. “I love the neighborhood Meet ‘n Greets and movies in the park. My kids love holiday events like the Fourth of July fireworks and the Halloween hayride.”

Avery Ranch Homeowners Association

Avery Ranch Neighborhood Website

Avery Ranch Facebook Community

Avery Ranch HOA Entry Sign

Avery Ranch Amenities

Avery Ranch Amenity Center at 14208 Marathon RdAvery Ranch offers residents five community centers with over 17 acres of amenities. These community centers offer basketball, tennis, and sand volleyball courts. One has a natural limestone cave next door. Four offer swimming pools.

The MAC, or Main Amenity Center (on Morgan Creek Drive), has three pools: a lap pool, a spa pool, and a covered toddler pool. Granite Shoals has an adult pool with a mushroom water feature and a covered toddler pool. Glenfield and Waters Edge both have one pool.

Alongside Avery Ranch is an 8.5-mile regional trail that connects the community to Cedar Park and Round Rock. Upon completion, the Brushy Creek Trail will link six communities and over 180 acres of regional parks. “It takes residents anywhere in the community into the wilderness areas and down the Brushy Creek Regional Hike & Bike Trail,” explained Grissom.

Parks

Nearby Brushy Creek Sports Park features playing fields (two baseball and three football), a hike & bike trail, a covered playscape, and Cedar Park's first skate park. Approximately 15,000 square feet, this custom designed concrete in-ground skate park includes a mini-bowl, large bowl, and modern street course with coloring, textures, shade, and landscaping.

Avery Ranch PondVeterans Memorial Park honors past, present, and future veterans. A 22-foot-tall black granite obelisk by artist Gregory Beck sits on top of a gray granite base of six-foot-tall panels honoring each branch of the U.S. Military. The park also offers practice fields, sports courts, an amphitheater, a group pavilion, an 8,500 square feet outdoor aquatic facility, and a five-acre dog park.

Buttercup Creek Cave Preserve offers 92 acres of karst limestone cave preserve where visitors can hike or bike. Most of the caves on the preserve protect endangered species. Twice a year, the Texas Cave Conservancy sponsors "Cave Day" to teach the public about the caves and how to explore them.

A beautiful 42-acre park, Elizabeth M. Milburn Community Park features an Aquatic Center, a lap pool with recreational slide, a basketball court, four baseball fields, six soccer fields, five volleyball courts, two tennis courts, a nice playscape, a community garden, a group pavilion, a concession stand, picnic area, and swing sets.

Golf


Right in Avery Ranch’s backyard, the beautiful Avery Ranch Golf Club celebrated its grand opening in 2002 and was rated as the "Top Luxury Course" in Central Texas by Avid Golfer Magazine in 2013. This daily-fee course also earned 4 1/2 Stars and "Best Places to Play" distinctions by Golf Digest.

Golf Course at Avery Ranch Golf Club

The Avery Ranch Golf ClubAvery Ranch Golf Club is a 226-acre, 7,121-yard, 18-hole championship golf course bordering 60-acre Avery Lake. Architect Andy Raugust blended panoramic hill country vistas and gentle rolling hills with oak-lined fairways. Natural features include creek, springs, ponds, oak tree groves, and dense vegetation.

Also at the club is a beautiful golf club (housing a PGA professional staff and a pro shop), a lake-view event pavilion (accommodating up to 200 guests), and a full-service restaurant. Avid Golfer Magazine ranked Avery Ranch #1 for Best Dining Area, for Best Course Conditions, Best Clubhouse, and Best Innovative Design.

 

Boating 

For boaters, beautiful 64-mile Lake Travis is only 13 miles away and offers boating, waterskiing, scuba diving, fishing, windsurfing, zip-lining, and more. It also boasts over 20 marinas.

Gyms

Gym-lovers will appreciate that numerous gyms are within a three mile radius of Avery Ranch, including24-Hour Fitness, Gold’s Gym, and Lifetime Fitness.

Libraries

Avery Ranch book-lovers can head three miles west to visit the 23,000 square foot City of Cedar Park Library located at 550 Discovery Blvd.

Cultural Offerings

For sports and entertainment, Avery Ranch residents get hot seats at the new Cedar Park Center, which can accommodate up to 8,700 guests. Home to the Texas Stars Hockey Team and the Austin Toros, the center hosts more than 130 events per year, including sporting events, concerts, and family shows.

Residents visit Lakeline Mall’s Alamo Drafthouse Cinema and Cedar Park’s Cinemark Theater to catch the latest movie. For a Hill Country Tour or an evening of moving theatre, they can take a ride on the Austin Steam Train.

For fresh-from-the-farm produce, the Saturday Cedar Park Farmers Market is a great place to buy fresh vegetables and taste artisanal foods from local vendors and farmers. It was voted #1 Farmers Market in Texas by fans in 2010, and ranked in the top 20 Favorite Large Farmers Markets in the U.S. in 2011.

Cedar Park’s new Sculpture Garden features a dozen sculptures by Central Texas artists Peter Mangan, Hélène Gabrielle, Dan Pogue, Cat Quintanilla, Craig Blaha, Cindy Debold, and Dawn Raines. The sculptures range from bronze to painted cedar.

Wine-lovers enjoy the Thirsty Oaks Wine Trail, a tour that features spectacular Texas scenery and magnificent wines at four wineries and vineyards. All located within a 49 mile radius, the wineries include Inwood Estate Vineyards, Flat Creek Estate Winery & Vineyard, Pilot Knob Vineyard, and Perrisos Vineyards.

Shopping and Restaurants

Restaurant at Avery Ranch Country ClubJust next door to Avery Ranch (at the intersection of Parmer Lane and Avery Ranch Blvd.) are dozens of useful stores and restaurants. On the southeast corner, for example, are dental offices, Avery Ranch Day Spa, Gatti’s Pizza, CVS Pharmacy, and Avery Wine and Spirits. On the southwest corner is a bank and popular Z-Tejas Grill. On the northwest corner is a nice gym (Fitness 19), Urgent Family Care Center, Tropical Smoothie Café, Brooklyn Heights Pizzeria, Pak N Ship Plus, and more.

Less than a mile away, Lakeline Mall is an indoor shopping mall with over 150 popular stores, including Dillard’s, JCPenney, and Macy’s. For dining, it offers Villa Fresh Italian Kitchen, Fuddrucker’s, Chili’s, and Pluckers.

A few miles south on 183 is The Arboretum, an upscale, open-air, 45-store shopping center with stores such as Chico’s, The Gap, The Sharper Image, Restoration Hardware and Express. Enjoy lunch at Brio Tuscan Grille, then stroll over to Barnes and Noble for a latte and a bestseller. Don’t forget to let the kids play under the grassy, oak-shaded outdoor park, with its winding forest trail, fountains, and life-size, marble cows!

Hop across the street from the Arboretum, and you will find Arboretum Market, with its brand-new Trader Joe’s. Enjoy a cup of coffee at Starbucks before window-shopping Talbots, Harold’s, and Williams-Sonoma.

A large collection of stores and shops clustered around Gateway Cinema and REI, Gateway Courtyard is part of the Gateway trio of shopping centers. Shops include Crate and Barrel, ULTA, Whole Foods Market, Nordstrom Rack, and Avant Salon & Day Spa. Enjoy a bite to eat at Marie Callender’s or nearby Truluck’s.

For upscale dining, shopping, and entertainment, residents head southeast to The Domain: a recently built outdoor mixed use development on North MoPac near Braker Lane. Stores like The Apple Store, Whole Foods Market, Puma, Neiman Marcus, and Coach stand alongside fine restaurants like Copper Restaurant, Jasper’s, and the Steeping Room.

Avery Ranch Schools

The information being provided is for 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.

Based on information from the Austin Board of REALTORS® (alternatively, from ACTRIS) from March 20th, 2019 at 11:16am CDT. Neither the Board nor ACTRIS guarantees or is in any way responsible for its accuracy. The Austin Board of REALTORS®, ACTRIS and their affiliates provide the MLS and all content therein "AS IS" and without any warranty, express or implied. Data maintained by the Board or ACTRIS may not reflect all real estate activity in the market.

All information provided is deemed reliable but is not guaranteed and should be independently verified.