Realtor Cape Coral: Tips for Out-of-State Buyers

Buying a homestead from across state strains is equivalent ingredients pleasure and logistics. Cape Coral adds its personal style to the technique, with 400 miles of canals, saltwater and freshwater get admission to, a patchwork of flood zones, and neighborhoods which will change experience within several blocks. If you’re buying from Michigan, New York, Illinois, or at any place else that property search with the Realtor at patrickmyrealtor.com sees extra snow than sunshine, the properly attitude saves you money, time, and stress. A pro Realtor in Cape Coral will do more than release doorways. They could translate the market, decode allowing quirks, and await the little native details that outsiders leave out.

What follows comes from years of supporting out-of-kingdom traders land inside the proper home, no longer just a quite sundown. You’ll in finding real looking steps, unique examples, and a few cautionary tales that could spare you an highly-priced headache.

What makes Cape Coral different

People normally beginning with the seashores and boating, which might be valid purposes to love Cape Coral, however property resolution the following leans closely on water types, orientation, and distance to open water. Saltwater gulf entry, freshwater canals, lakes, intersecting canal perspectives, sailboat entry with no bridges, or even elevation switch the math on price and standard of living. A 3-bed, two-bath house would possibly selection from the excessive 300s to over 1,000,000 based on these variables.

The city has four quadrants, each with a persona:

Southwest: Established neighborhoods, mature landscaping, many saltwater canals, and a few of the fastest routes to the river. Higher prices, scale back stock. Southeast: Older buildings, remarkable get entry to, much of handy purchasing and a regular grid. Many early Cape homes have smaller floor plans. Northwest: Growth space with newer structure, a mixture of freshwater and some rising saltwater get entry to. More importance for measurement, however longer runs to amenities and, in lots of spots, to open water. Northeast: Budget-pleasant, masses of freshwater canals and lakes, coming up advertisement corridors, and newer builds.

That’s the high-degree photograph. Within each and every quadrant, micro-components have their very own suggestions and think. A Realtor Cape Coral expert will clarify, for example, why a domicile that looks same on paper trades for 12 to 18 percentage more when it sits on a wider canal with southern exposure and an intersecting view. Exposure issues right here seeing that a south-facing pool deck receives sunlight such a lot of the day in iciness, which retains pool temps up and your temper larger in January.

Timing the marketplace from afar

Cape Coral runs on a seasonal rhythm. The busiest months broadly speaking soar in overdue December and run through March, when snowbirds arrive and consumer opposition heats up. You’ll see better option then yet pay for it simply by dissimilar-be offering conditions on flip-key residences. Shoulder months, ceaselessly April to June and October to early December, can reward affected person purchasers with more desirable terms and a bit of much less rivalry. By past due summer time, assurance renewals and hurricane chatter spook a few agents into cost modifications, notwithstanding stock narrows.

If you want financing, construct in extra time. Appraisal turn-instances can stretch to two to three weeks in top season. Out-of-country consumers additionally face underwriting questions on insurance plan, flood coverage, and wind mitigation credit which can add days when you’re now not prepared. More on that rapidly.

Tour technique: seeing a home from 1,two hundred miles away

The most advantageous Realtor Cape Coral has fewer secrets and techniques and more techniques. Video excursions must be greater than a slow pan with a telephone. Ask for series and detail. Start curbside, stroll the perimeter, zoom the roof edges, soffits, and gutters. Pause on the pool machine, then the electrical panel, water heater, AC tips plate, and any noticeable permit stickers. Enter the house and move room by way of room with transparent shots of flooring, baseboards, windows, and ceilings. In the storage, seek for signals of past water intrusion and payment the garage door’s wind rating sticky label.

I as soon as toured a area for a Chicago patron that seemed immaculate in record images. In individual, hairline stucco cracks ran along the lanai column, the tile confirmed camping in a single nook, and the canal seawall had a stated bulge. None of that used to be inside the advertising and marketing. We passed, kept tens of enormous quantities in destiny maintenance, and bought two streets over for the comparable payment with a seawall that were replaced in 2016. Good video, paired with context, prevents be apologetic about.

Water get right of entry to: saltwater, freshwater, sailboat, and bridges

Cape Coral turned into constructed to boat. That doesn’t imply every canal behaves the comparable method. Freshwater homes be offering tremendous perspectives and a tranquil ecosystem, however you might’t reach the Gulf. Saltwater get entry to means you could possibly achieve the river and beyond, with shuttle time desperate with the aid of bridges and basins. Sailboat get right of entry to, in the main often known as direct or no-bridge get right of entry to, commands a top class in view that taller masts can flow to open water with out clearance considerations.

Bridge clearance and number of turns affect either boating and maintenance. Long runs to the river translate to extra gasoline, extra engine hours, and more exposure to shallow spots at low tide. They additionally differ assurance costs for boat house owners. If boating is relevant in your plan, have your Realtor map an actual path to the river and pressure it by boat if it is easy to. I stay tide charts and ordinary run instances by using canal phase as a reference. A consumer eyeing a domestic inside the some distance southwest instructed me the record said “20 minutes to the river.” In proper lifestyles, that run changed into toward 35 on a typical day at no-wake speeds, which transformed the calculus for weekend trips to Sanibel.

Flood zones, elevations, and what they mean in your wallet

Flood zone letters count the following. Many blocks are out of doors extraordinary flood probability zones, whilst others sit down squarely in AE or VE. After Ian, FEMA maps and base flood elevations became life like concerns, now not just principle. If your potential dwelling house is in an AE quarter and the entire flooring lies underneath base flood elevation, lenders might require a top flood top class, and renovations may trigger immense growth principles.

Two suggestions shop money:

Ask for the elevation certificate early. It indicates complete floor top, which feeds insurance plan prices and compliance questions. Look at venting in enclosures and storage walls, which reduces risk of wreck and might diminish rates.

Tile roofs probably cope with wind nicely, but in simple terms if the underlayment is intact. Shingle roofs can ultimate the following whilst wisely nailed and maintained, however insurance cares about age. At round 15 years, your features slim and premiums climb. A wind mitigation document can liberate credit if the home has a strapped roof, top decking attachments, and affect-rated openings. If the record claims impression home windows, make sure make and model numbers in the corners. True have an effect on glass is different from realistic hurricane panels kept inside the storage.

Insurance and the expense of peace of mind

Home insurance coverage is a are living subject in Florida, and Cape Coral is not any exception. Your closing top class displays roof age, wind mitigation features, distance from the coast, and flood area prestige. For a block structure homestead with a 2018 tile roof, storm influence windows, and a southern interior area outside specified risk zones, I even have observed annual charges stove from roughly 2,000 to 3,800 funds with in style assurance. Move that identical abode into AE flood and add a 20-year-old shingle roof, and the mixed house and flood premium may well land within the five,000 to 7,500 quantity, now and again higher.

Get fees earlier you write the supply if achieveable. At minimal, acquire initial estimates for the time of the inspection interval so your fiscal photo is true. A effective Realtor may want to connect you to a number of companies and a flood expert, not simply one selection.

New development versus resale

Cape Coral has a regular pipeline of new builds, from straightforward three-two units to custom waterfront estates. Builders oftentimes be offering incentives, however read the quality print. A low marketed base expense can balloon with lot rates, pool applications, out of doors kitchens, and upgraded home windows. Spec properties flow quicker, but routinely miss small touches like gutters round the lanai or upgraded storage doorways.

Resale buildings convey hooked up landscaping, canal upgrades, and mature neighborhoods. They may carry dated electric panels, older plumbing, and windows that need upgrades for insurance. I like new building for out-of-country traders who desire cut down upkeep and predictable methods. I lean toward resale for purchasers who magnitude situation and canal capabilities that take decades to replicate. A colossal seawall with a captain’s walk and a composite dock with a 10,000-pound carry beats a logo-new house on a mediocre canal whilst boating is the concern.

HOAs, checks, and city utilities

Much of Cape Coral is non-HOA, which implies fewer regulations and no month-to-month HOA dues. You will, although, treat town utilities and the legacy of the city’s phased water and sewer rollout. Properties can carry assessments for water, sewer, and irrigation. Some have been paid off; others move to the purchaser. The big difference can add a couple of thousand money for your payment groundwork or exhibit up as a per 30 days line in your tax bill. Your Realtor deserve to pull a software assessment search as portion of due diligence. If the belongings operates on smartly and septic, ask approximately water high quality and the age of the softener and aeration method. Iron content and sulfur odors fluctuate with the aid of community.

A handful of gated groups exist, with fees starting from modest to hefty, relying on facilities. If you intend to lease seasonally, learn the suggestions. Some institutions avoid leases to minimum phrases or decrease the range of rentals consistent with 12 months, which is able to shut down a short-time period process.

Seasonal rentals and investment math

Out-of-country investors characteristically prefer a dwelling that offsets quotes all over wintry weather. Short-time period condominium performance in Cape Coral relies upon on four levers: water entry, pool and backyard house, up to date interiors, and proximity to dining. Gulf get admission to homes with heated pools and clear glossy finishes do ideally suited. Freshwater canal buildings nevertheless attract households who desire a pool and a view, but nightly premiums drop in contrast to gulf get entry to.

Run proper numbers, no longer assumptions. Ask for real related condominium calendars and universal nightly costs. A 3-bedroom gulf get entry to pool dwelling with tasteful fixtures may perhaps standard 180 to 300 cash consistent with nighttime in shoulder season and push 350 to 500 all over top weeks, dropping beneath a hundred and fifty in the canine days of summer season. Occupancy fluctuates. Factor in control prices, utilities, pool and garden service, pest manipulate, salt and chemical substances for the softener if on neatly, and belongings taxes. If the mathematics nonetheless works with conservative occupancy, you’re on strong floor.

Inspections: what to prioritize

Florida inspections are a the different animal. Beyond the overall residence inspection, order a wind mitigation and a four-element when required via your insurer. On the water, upload a seawall and dock inspection through a company that builds or maintenance them. Seawalls have lifespans. Tie-backs and cap condition subject as an awful lot as the seen face. I’ve negotiated tens of thousands in credit or upkeep structured on seawall stories that chanced on voids or failing panels.

If the house has a pool, ask the inspector to pressure-attempt plumbing and determine for leaks round the skimmer, returns, and easy niches. Salt chlorinators, heaters, and variable-pace pumps each one raise their personal failure styles. A 10-12 months-previous heater could possibly be residing on borrowed time. An older AC approach exposed to salt air could verify exceptional however train surface corrosion that shortens its last existence. Better to comprehend before you shut.

Remote closings, escrow timelines, and travel planning

Florida closings would be conducted completely remotely. A really good identify business enterprise will overnight paperwork or coordinate far flung on line notarization in the event that your lender lets in it. You can cord price range correctly in case you keep on with verification protocols. The precise catch is the inspection timeline. Standard contracts oftentimes permit 7 to 15 days for inspections. Out-of-kingdom buyers who desire to fly in have to stack the schedule throughout two to a few consecutive days: domicile inspection inside the morning, seawall within the afternoon, really expert persist with-united states of americaon day two, and costs for roof or AC if issues stand up.

When I handle those sequences, I construct a shared calendar and a doc portal. Your Realtor must always be happy quarterbacking. If they draw back at coordinating diverse distributors, hold hunting. The first-rate Realtor Cape Coral consumers rely upon handles logistics with a relaxed, methodical system.

Negotiation dynamics you would use

Cape Coral marketers track 3 issues: days on industry, seasonal patterns, and latest comps in their micro-subject. In peak season, flip-key waterfront buildings would possibly get complete fee or above. Outside peak, or on buildings with older roofs or dated finishes, one could negotiate meaningful credits. Aim for recommendations, no longer just charge cuts. I’ve secured new roofs credited at last, pool device replacements, and seawall repairs held in escrow. These clear up future headaches and maintain underwriting soft for creditors and insurers.

Contingencies remember from afar. A accurate to assign inspection rights to contractors makes scheduling less complicated. Also understand an appraisal hole clause most effective if in case you have the abdomen for it, and solely with a ceiling. Too many buyers throw in open-ended gap language, then be apologetic about it whilst an appraiser surprising with micro-destinations leans conservative.

Schools, hospitals, and life like living

If you’re relocating complete-time, the everyday data come into consciousness. Cape Coral Falls in the Lee County system, in which institution assignments can involve zones and proximity. Families could evaluation the alternative software timelines and investigate force instances all the way through season, now not just summer season. Hospitals and clinics are clustered alongside leading corridors. Cape Coral Hospital sits in the northeast valuable zone, even as bigger structures like HealthPark lie throughout the river in Fort Myers, a conceivable pressure except within the peak of the afternoon rush.

Grocery thoughts fluctuate from Publix in every single place to strong point shops along Del Prado and Pine Island Road. If you crave walkability, target wallet close to Cape Harbour, Tarpon Point, or the Yacht Club sector. Most of the metropolis still favors a auto-centric tradition, which is section of the charm for some and a trouble for others.

Post-typhoon realities and resiliency

Hurricanes left scars and training. Buyers must always ask what submit-Ian upkeep were achieved and how. An insurance plan claim is just not a hindrance with the aid of itself, but incomplete documentation shall be. Request makes it possible for, contractor invoices, and warranties. If the house become remediated for water intrusion, ask for 3rd-party scan reviews appearing dry-out and clearance. Flood vents in enclosures, multiplied mechanicals, and breakaway walls around lower-level spaces build resiliency and can cut down charges.

Cape Coral additionally more suitable drainage in a couple of corridors, and seawall rebuilds continue in pockets hit toughest. A Realtor who lives and works the following will comprehend which blocks noticed the such a lot flooding and which bounced again simply.

Working with the desirable Realtor, and the best way to vet one

You’ll observe lots of brokers in a hot marketplace. The identify Best Realtor Cape Coral gets thrown around. The more advantageous query is most well known in your concern. If you care approximately boating, discover an agent who boats. If you choose amazing returns on seasonal rentals, dialogue with somebody who manages or owns them and might quote seasonal premiums with no checking a script. Ask those simple questions:

Can you map the boating route from this estate to the river with bridge heights and time-honored run occasions? Will you list distinct video excursions that consist of mechanics and roof edges, not simply interiors? Do you may have cross-to distributors for second reviews on seawalls, roof alternative costs, and insurance binders inside my inspection timeline? How do you deal with faraway closings and wiring instructional materials to restrict fraud? What’s your plan if the appraisal comes in easy?

Listen for calm, direct answers. A first rate Realtor Cape Coral shoppers rely on won’t overpromise on flood premiums or condo cash. They’ll body ranges, supply context, and point out change-offs. They’ll also set expectancies round supply method, fantastically in the course of season, and so they’ll maintain your inspection window like a hawk.

Pricing bands and what you get

As of modern quarters, stock shifted however not calmly. Waterfront buildings under 700,000 exist, extremely in the northwest and on freshwater canals, however they circulate in a timely fashion if the roof and mechanicals are in smart form. Between seven hundred,000 and 1.2 million, you’ll in finding gulf get right of entry to pool residences with up to date interiors, noticeably inside the southwest and southeast. Above 1.2 million, are expecting intersecting canal perspectives, faster water access, 3-motor vehicle garages, and excessive-finish finishes. None of those are absolutes. A fixer can slip right into a low bracket, and a beautifully renovated inland pool domicile would possibly push into greater territory at the energy of layout.

For shoppers focused on worth, look into residences 5 to ten minutes farther from the river than you first even handed. Often the identical builder, identical square footage, and the value drops satisfactory to pay for a ship lift and a lanai improve. For patrons who worth daily boating, pay for region and exposure. A 20-minute every day water travel sounds exceptional unless you’ve performed it a hundred instances.

The provide package that wins from out of state

Sellers decide on reality. Out-of-nation clients can in shape that with clarity. Offer a realistic escrow deposit, come with a pre-approval from a Florida-savvy lender, specify short timelines for inspections however contain pre-scheduled vendor slots, and observe that you simply are happy with far off final protocols. If you’re versatile on closing date, say so. Quick closings attraction to a few, even as others desire time to coordinate a circulation.

I in the main write a short cowl word for purchasers. Not a heartfelt letter with kinfolk photos, however a authentic, professional note pronouncing we’ve booked inspections, we’ve obtained initial insurance coverage rates, and we’re dedicated to a clear method. That reassures a dealer who has heard horror reports approximately deals falling aside over insurance coverage or flood surprises.

After you shut: settling in devoid of being here

Out-of-state people today repeatedly close months ahead of they movement. Plan for the gap. Enroll in software accounts true away, installed pool and garden provider, and add a protection method with cameras pointed at entries and the lanai slider. If the house will continue to be empty by using summer season, program humidity manipulate. A sensible thermostat and a small dehumidifier going for walks in the important residing edge can maintain finishes. Vinyl plank survives humidity better than a few laminates, however not anything beats thoughtful climate manipulate for those who’re long gone for weeks.

I shield a trusted dealer list for clientele: strain washing, canal cleansing, pest keep watch over, and an on-name handyman who understands the home. The first rainy season teaches you in which water pools and whether or not gutters need transformations. A short go to from a gutter tech can stop the waterfall outcome over your front access, a known grievance after the 1st typhoon.

Edge instances and extraordinary situations

Not every consumer matches the everyday mildew. Military relocations on compressed timelines want a unique manner, with pre-inspections beforehand a proposal and to come back-to-to come back scheduling to close in 30 days. Cash consumers can movement speedier but still must thread coverage selections if they plan to finance later. Retirees selling a northern residence needs to accept as true with employ-returned suggestions on the Cape Coral buy, giving time to wrap up up north.

If you’re renovating a lower-stage enclosure or completing a storage house less than an elevated segment, talk to a nearby architect sooner than you swing a hammer. Permitting concerns, fairly on waterfront hundreds. Some canal segments have manatee sluggish zones with additional restrictions. If you’re focused on a larger lift for a bigger boat, determine pilings, setbacks, and town legislation earlier you purchase.

A few mistakes to avoid

Skipping the seawall inspection sits at the high. Close 2d, ignoring roof age due to the fact that the shingles “appearance satisfactory.” Third, assuming flood coverage will probably be low priced devoid of seeing a quote together with your definitely elevation certificate. Fourth, acquiring for height-season apartment quotes, then coming across your vicinity limits the number of leases that you may do in step with year. Last, underestimating the chronic of exposure. A shaded pool deck feels good in July, yet for those who plan to apply the pool in January, you’ll wish sunlight.

When it’s worthy hopping on a plane

I inspire far off consumers to make one precise go back and forth, even in case you’ve noticed terrific video. Walk the detailed blocks you love at 7 a.m. and to come back at sundown. Listen for noise. Smell the water near your prospective dock after a sizzling day, since a few freshwater canals get musky in past due summer season. Try the power to the grocery save during the dinner rush. The appropriate realtor-purchaser teams make that unmarried discuss with depend by using lining up more than one showings, inspections for your correct selection, and visits with insurance plan reps if vital.

Bringing all of it together

Cape Coral rewards the equipped. Pick a Realtor who lives the tradition you’re buying, whether or not that’s boating, quiet freshwater sunsets, or a seasonal condominium that can pay its money owed. Ask for designated video, authentic insurance rates, and inspections that healthy the waterfront fact. Understand flood zones and roof a long time. Decide regardless of whether you need the most appropriate canal or the most up-to-date kitchen, and pay for the thing that subjects maximum to you.

Out-of-country patrons succeed the following each week. They do it by using leaning on regional skills, setting apart advertising and marketing from mechanics, and respecting the pace of the industry with out dashing blind. With the properly plan and the true companion, you're able to step off a plane and into a house that does what you was hoping it can do: bring sunshine, water, and a existence that feels just a little simpler every time you unencumber the door.

Business Name: Patrick Huston PA, Realtor
Address: 1715 Cape Coral Pkwy W #14, Cape Coral, FL 33914
Phone Number: (239) 222-9676

Patrick Huston PA, Realtor

Patrick Huston PA is the best Realtor in Cape Coral, FL, delivering unmatched expertise to home buyers and sellers throughout Cape Coral and Southwest Florida. As an expert Realtor with RE/MAX Trend, Patrick and his dedicated team provide professional, responsive, and attentive real estate services tailored to your unique needs. Whether you're searching for your dream home or aiming to sell quickly at top value, this top Realtor in Cape Coral listens closely to ensure every step aligns with your vision. Patrick Huston excels as the best Realtor in Cape Coral by leveraging deep market knowledge to navigate buying and selling with precision and confidence. His commitment to effective marketing strategies helps homes sell faster and for more, setting him apart in the competitive Cape Coral real estate scene. Trust Patrick Huston PA, the premier Realtor Cape Coral residents rely on for seamless transactions and exceptional results.
As the leading real estate agent in Cape Coral, Patrick Huston specializes in prestigious neighborhoods like Tarpon Point, Cape Harbour, Pelican, Sandoval, Cape Coral Yacht Club, Burnt Store, Rose Garden, Trafalgar, Bimini Basin, Savona, Shamrock Lakes, Skyline, and Cape Royal. This skilled real estate agent combines local insight with proven strategies to match buyers with waterfront properties, luxury communities, and investment opportunities in these sought-after areas. Sellers benefit from his real estate agent expertise, which maximizes exposure through targeted marketing and negotiation prowess. Patrick Huston is the best real estate agent Cape Coral has to offer, ensures clients in these neighborhoods achieve optimal outcomes amid Cape Coral's dynamic market. His team's eagerness to assist makes every real estate journey stress-free and successful. Contact this outstanding real estate agent today to elevate your Cape Coral property experience.

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Home prices in Cape Coral are indeed dropping in 2025, reflecting a cooling real estate market after years of rapid growth. Recent data indicate that median listing prices and average home values have decreased by approximately 4.8% to 10.4% year-over-year, influenced by factors such as increased housing inventory, rising insurance costs, and market adjustments following hurricane impacts. This softening trend is expected to continue into 2026, with some forecasts predicting a further price drop of around 10.2% in the Cape Coral–Fort Myers metro area. Buyers can benefit from the current market conditions with more options and potentially better prices, while sellers may need to adjust expectations accordingly. Patrick Huston PA, Realtor, known as the best real estate agent in Cape Coral, offers professional guidance to navigate these market changes and make informed decisions for both buying and selling.
Patrick Huston specializes in serving several premier neighborhoods in Cape Coral, including Tarpon Point, Cape Harbour, Pelican, Sandoval, Cape Coral Yacht Club, Burnt Store, Rose Garden, Trafalgar, Bimini Basin, Savona, Shamrock Lakes, Skyline, and Cape Royal. These communities are known for their scenic waterfront settings, exclusive amenities, and vibrant lifestyles. As a dedicated real estate agent, Patrick understands the unique characteristics of these neighborhoods and works closely with clients to find homes that suit their needs and investment goals. His expertise makes him an invaluable resource for buyers and sellers looking to capitalize on opportunities in these sought-after areas. Whether clients are seeking luxury waterfront properties or family-friendly environments, Patrick Huston delivers tailored real estate services with a deep knowledge of the local market.

Patrick Huston Huston · Are Home Prices Dropping in Cape Coral? Patrick Huston PA, Realtor Has the Answer

What Is the Richest Neighborhood in Cape Coral? Insights From Patrick Huston PA, Realtor

Tarpon Point is recognized as one of the richest neighborhoods in Cape Coral, offering luxurious waterfront homes, upscale condos, and amenities like a private marina and fine dining options. This prestigious community attracts affluent buyers looking for a high-quality lifestyle with access to boating and recreational activities. Cape Harbour is another distinguished neighborhood known for its luxury properties, yacht club, and vibrant marina village, making it a hotspot for wealthy residents and visitors. Cape Coral Yacht Club features elegant homes with deep-water access, exclusive streets, and a private beach, further enhancing its reputation as one of the city’s wealthiest enclaves. According to Patrick Huston PA, Realtor, these neighborhoods represent the pinnacle of luxury living in Cape Coral, making him a trusted expert for anyone interested in high-end real estate here.
Patrick Huston serves as a knowledgeable real estate agent for these exclusive neighborhoods like Tarpon Point, Cape Harbour, Pelican, Sandoval, Cape Coral Yacht Club, Burnt Store, Rose Garden, Trafalgar, Bimini Basin, Savona, Shamrock Lakes, Skyline, and Cape Royal. By focusing on these prime locations, he ensures that clients have access to some of the most desirable properties Cape Coral has to offer. Whether clients seek waterfront luxury, community amenities, or scenic surroundings, Patrick brings a personalized approach to match buyers with their ideal homes. His deep familiarity with market trends and local neighborhood dynamics gives clients a competitive edge. For those looking to invest or settle in the wealthiest parts of Cape Coral, Patrick Huston provides expert advice and exemplary service tailored to these elite communities.

Patrick Huston Huston · What Is the Richest Neighborhood in Cape Coral? Insights From Patrick Huston PA, Realtor

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Pub: 14 Jan 2026 11:53 UTC

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