If you’re wondering, “How do I list my home for sale in Bonita Springs?” Steve’s Top Stories with Strategy will walk you through everything you need to know.
Whether it’s preparing your property to impress buyers, figuring out how to get top $$, understanding the home-selling process, or partnering with me (Steve Daria), a local real estate broker and investor, this article covers everything you should know if you want to LIST MY HOME FOR SALE IN Bonita Springs… So let’s go!!

**LIST MY HOME FOR SALE IN Bonita Springs, FLORIDA – IMPORTANT DISCLOSURE**
Before we jump in, I just want to say… Not one option makes sense for all home sellers. The wrong thing to do, is go into any transaction or situation thinking you have one option.
I see this time and time again from local real estate agents, brokers and investors here in SW Florida… They have 1 strategy in working with a seller…
Being in the real estate business for over 22 years now, and have dealt with thousands of transactions, I think I have seen it all… But every day I learn something new…
With that said, I’d like to share my TOP Stories with Strategy in order to properly LIST MY HOME FOR SALE IN Bonita Springs with hopes you can make the most informed decision for you and your family. I hope you enjoy!
The Bonita Springs Listing Agent Listed My Home; Did Nothing!
So, when I got started in my real estate career, before ever becoming an investor, I had to figure out how to get clients. You know, someone who wants to buy real estate and someone who wants to sell real estate. I liked the concept of helping sellers the most. I’d rather have something tangible to go ahead and creatively market the property to a target audience that would likely benefit from the type of property that I am selling.
So, I decided to call on what is called “expired listings.” These are listings that after listed with a real estate agent for a negotiated amount of time, failed to sell. Bear with me…
So, I started calling these Bonita Springs home sellers who, frankly, were pissed off! Rightfully so. These people didn’t just want to List my home for sale in Bonita Springs, they wanted to SELL IT!!
So, I would go on these meetings “listing appointments.” They would say, The Bonita Springs Listing Agent Listed My Home & Did Nothing! Now, not all listing agents are to blame. Some sellers are just too stubborn over certain things like pricing too high and, inevitably, the house wouldn’t sell. In that case, I guess the listing agent is to blame for taking the listing in the first place…
Anyway… I began to dissect other expired listings. Listings that I thought, wow… Good location. Price is good, but crickets… No showings. No offers and 6 months later, failed listing. We will go into more detail on this below…
Am I A Good Candidate to List My Home for Sale in Bonita Springs
As you may or may not know, this website attracts a lot of home sellers who wish to get an outright cash offer for their home… And we do that. However, there are many home sellers where it doesn’t make sense to take a lower cash offer. As I mentioned above, options. Options are good. It gives you time to collect your thoughts and figure the best way to navigate the home sale and what makes most sense.
I have spoken to many people who inquire on our website(s) and in asking questions, I find out what options we can provide.
And… Many times, home sellers who are a true candidate to list their home in Bonita Springs, fall into a combination of scenarios below.

- The property is in sellable/liveable/financeable condition.
- They have the time to sell the property
- They have the money to hang on to the asset’s overhead costs
- They have a willingness to declutter, stage and clean
- They have the ability and resources to add value (money, time or both)
- They are willing to put in the work to ensure the property is always in sellable condition
List My Home for Sale in Bonita Springs – Not All Listing Agents Are Created Equal
Earlier I spoke about the failed “expired” listings… I’d rather call them “failed” rather than “expired” honestly.
Well, choosing the right listing agent in Bonita Springs is important… So here are my top 5 tips before hiring an agent to list my home in Bonita Springs.
1. Market Expertise vs. Local Market Expertise
You know a lot of real estate agents come off saying “I am a local real estate estate agent with all the local knowledge.” That is good but it doesn’t tell the whole story. You can have Roger Realtor know everything about the coffee shop down the road to which roads are heavy with traffic. But skills in Market Research is really where it is at. This cover’s analyzing trends, growths, pricing, avg days on the market, pricing reduction strategy and more.
So, when you decide to list your home in Bonita Springs, Roger Realtor might not be the best bet.
2. Most Realtor Marketing Skills are Trash
An agent’s ability to market your home effectively is crucial. Look for someone who uses professional photography, virtual tours, social media, and online platforms to attract the right buyers. But… How creative are they going to get when marketing your home?
I try to think anytime we list a Bonita Springs home for sale or sell our own properties, I ask, “who is the buyer for this property?” As I write this, we own and have a property listed in Alva Florida. It is 4.26 acres, has 3 houses and some other structures on it. A beautiful property listed at $1,350,000. I did research early on before we bought it about all the zoning uses of AG2. And there are many! From horticulture, family compound, bed and breakfast, assisted living, short term rentals, community homes and the list goes on. I enjoy these properties because, even though the buyer pool is smaller, it allows me to narrow down the prospective niche buyer.
For the first 2 weeks, all I did was email and call people who successfully owned bed and breakfasts, assisted living facilities and even halfway homes throughout Florida. No commitments yet, but some are working through the numbers,
Most real estate agents can simply get professional photos and list them on MLS. Many don’t even bother to spend the money to get professional photos. Some will only add a handful of aweful shots. In any case, partner with a listing broker who will look at all opportunities to get your property in front of real prospects.
3. Strong Communication When I List My Home for Sale in Bonita Springs
I had a partner one an investment property we planning on flipping. It was a new construction home that was about half built. He is a general contractor. The agreement was: I procured the deal and when he completed the project, we would sell it. Well… The project drug on. I was pissed. I would call and text for updates. Crickets. His communication sucked.
I have experienced this many times. Even with other real estate agents putting deals together. It isn’t uncommon to send a real estate agent an offer on their listing and get no response. Nothing. Even if the offer isn’t great, you at least communicate it to the seller, discuss and report back.

And finally… Remember the story above that keeps haunting us “Failed Listings?” Do you know the #1 complaint from the seller is? And I quote “The listing agent took the listing and I never heard from them again.” Like never again… Like no follow up calls, this is what the action (or lack of action), no pricing strategy calls, nothing…
4. Proven Track Record

One time, early in my career, I was at a meeting with a FSBO (For Sale By Owner). The gentleman said, how many homes have you sold in this community? I said, none. And at the time, I think I only sold like 10 homes.
At the time, my only track record was me and what I have done, could do and would do. I knew if I was put up to the task, whatever it may be, I would get the job done or exhaust myself deliriously trying. That was my proven track record. My determination, creativity and willingness to work hard.
Now having been through thousands of real estate transactions and negotiations, I can say having a proven real estate track record is better!
5. Negotiation Skills
I got a call from a real estate agent a few months back regarding a beach condo and he says, the seller rejects your offer. I asked, ok. Is that it? He said terms are great but the price doesn’t work. It was a $700,000 cash offer, close in 10 days, no inspection. I’d say it was a fairly strong offer in my opinion.
Real estate agents (and attorney’s) kill deals ALL THE TIME. Just be careful. I have seen deals go south fast based on simple negotiations where certain parties cannot handle their emotions, too proud or provide just bad advice…
In this situation… It was just bad advice / presentation. I think the agent prefaced it was a “low offer” and they didn’t even want to counter it. Fast forward a few months and the seller reaches out to me directly. At this time, the property was off market. She asked “can you come up a bit?” I said, how about we meet at the condo.
And so we did. We had a great conversation. I found out a lot about them and their needs and reworked an offer that was a win-win for all of us. And by the way, she kept her agreement with that agent who made a commission for doing nothing…
LIST MY HOME FOR SALE IN Bonita Springs
MARCO ISLAND
GOLDEN GATE ESTATES
Should I List My Home For Sale in Bonita Springs or Sell to The Real Estate “Investor”
There are times when it makes sense to sell to a real estate investor. It’s usually the opposite from above.
- The property is NOT in sellable/liveable/financeable condition.
- They don’t have time to sell the property.
- They don’t have the money to hang on to the asset’s overhead costs.
- They don’t have a willingness to declutter, stage and clean
- They don’t have the ability and resources to add value (money, time or both)
- They are NOT willing to put in the work to ensure the property is always in sellable condition
Get An Offer Today, Sell In A Matter Of Days...
Choosing The Right Investor To Work With in Bonita Springs
If you decide against listing your home in Bonita Springs, it’s just as important to work with a quality investor as it is a real estate agent / broker. And someone who can get creative. Some tips in working with a real estate investor if you decide to go that route.
- Cash Buyer. Find out if they do actually have the cash to buy your property. For example, ask for proof of funds in their name or company name on the contract. Ask if they are the buyer who will actually close on the property.
- Wholesaler. If they do not have these funds, they likely a wholesaler. Which means they are not the true buyer. They in fact will end up “selling your contract” to an investor like us at a higher price that you agreed on with them. If they are a reputable wholesaler, this might not be a bad option as a lot of them have large databases of investors they work closely with. If they don’t you might want to move on. And I would ensure they are local!
- Creative Buyer. As a real estate investor, as mentioned throughout this article, options are great. Many “investors” only have the ability (or brain power) of the two above. Other ways to get sometimes a higher price are those of Seller Financing, Lease Options, Novation Agreements and more…
But if you want to try to maximize your sales price and List My Home For Sale in Bonita Springs, let’s review some tips below.
I want to List My Home For Sale in Bonita Springs – Now What?
Don’t go into this blind. There are some key things to implement and take into consideration when you decide to List My Home For Sale in Bonita Springs. So, let’s jump in. PS. At anytime, you want to meet with us on how we can List My Home For Sale in Bonita Springs and actually sell it, you can reach out below or call my personal cell at (239) 425-5671!! Steve Daria – Broker Lic #BK3030453

Willingness To Collaborate & Implement – List My Home For Sale in Bonita Springs
Every listing I have ever taken, I look at it as a team effort every time. In working together to sell your home, we have aligned interests to get your Bonita Springs home sold for top dollar.
- Listening To Each Other. This means the listing broker listening intently on the seller’s needs as well as features of the home. Knowing more about a seller’s situation can help to expedite the sale. Also, having the right information pertaining to sellable features can help the listing agent point these out to prospective buyers.
- Implementation. In being part of selling thousands of properties, we have a feel for what prospective buyers want. This can be from a clutter free home, cleanliness, curb appeal and improvements. Implementation of these suggestions is vital. Not to mention the implementation of a pricing strategy based on market feedback. Some of these suggestions might not be something you want to hear or do, but trust the process.
Over the years, I have terminated dozens of listing agreements with sellers. When we talk strategy from the start, everyone is on the same page. Then implementation doesn’t happen on the seller’s part. If they are not willing to help themselves, then how can I help someone List My Home For Sale in Bonita Springs and actually sell it?
Hire a Trusted Real Estate Broker in Bonita Springs
Did you know there is a difference between a real estate agent and broker? READ HERE>
When it’s time to list your home for sale in Bonita Springs, having the right real estate partner makes all the difference. I think I covered most of this earlier in the article. The last thing you want to do is get into a contract where you are “stuck” for 6, 8, 12 months.
We even write into our listing agreements that the seller can cancel at any time if they don’t feel like we are providing the level of service they anticipated. With zero cancellation fees. This is how confident we are. And in my long standing career, I have had very few exercise this.
Preparing Your Home for Sale before You List Your Home For Sale in Bonita Springs
You might be saying, where do I start before I decide to List My Home For Sale in Bonita Springs. Well, strong preparation!! Before listing your home, it’s crucial to ensure it stands out in the competitive Bonita Springs real estate market. Here are some essential tips:
1. Declutter and Depersonalize
- Remove personal items such as family photos and memorabilia. Why? Home buyers want to see them and their family living there. It can be a turn off of other people “living in their new home.” It is also a distraction when touring a property.
- Organize spaces to create an open and welcoming feel. I believe every item you own should have a “space.” If it doesn’t, odds are it is clutter, not used and should be sold, donated or tossed.
- Decluttering allows potential buyers to envision their lives in the home. This allows people to see their desk in certain spots, their equipment in the garage corner, their furniture here and there.
2. Enhance Curb Appeal
- The first impression matters! Some simple and fairly inexpensive ways to increase your curb appeal. Power wash driveways, trim hedges, mulch, plant fresh flowers, paint exterior and / or front door.
- A well-maintained exterior invites buyers to explore further. When working with buyers, I have countless times pulled up to a house only to have a buyer say, let’s pass. Even though I knew the location was great, floor plan, etc was perfect for them, they still passed due to “first impression.”
3. Make Necessary Repairs
- Fix leaky faucets, patch up holes, repair squeaky doors, consider new paint in and out, replace old light fixtures, blinds, etc.
- Addressing minor issues shows buyers that the home has been well cared for and less of an issue when it comes to inspection time with a buyer.
- If the time and money is available (and it makes sense) you might be able to do simple (or comprehensive) renovations to yield a higher price for your property. New Paint, Flooring, Outdoor Space, Kitchen and Bathrooms are all areas that make people “fall in love.”

4. Stage the Home
- Rearrange furniture to highlight the home’s best features. And get rid of big bulky furniture that makes rooms feel smaller. I remember one client we had, they didn’t want to remove any of their furniture. We listed the property and the feedback was consistent (Cluttered, Felt uncomfortable, etc). The seller reluctantly allowed us to blue tape furniture we suggested to donate. Once we did, voila! Executed contract!
- Consider neutral tones to appeal to a broader audience. Some people like strange stuff including vibrant colors etc. But the masses cannot see past this. Even though you love the bright green couch and firey orange walls in the living room, odds are it will turn off many.
5. Deep Clean
- A sparkling clean home signals quality and care. This is the single easiest and almost cost free way to help sell your house.
- People also pay attention to often-overlooked areas like windows, baseboards, ceiling fans and light fixtures. An easy way to accomplish this and not be overwhelmed is take one wall, floor and ceiling at a time. Observe each in detail and see what needs to be cleaned. Take your time. Put the music on, get family and friends to help and crack some beers.
- Not everyone likes our furry friends. Let’s face it: animals can kick off dander, fur, smells, and grime. All need to be cleaned thoroughly. Some have allergies and overall you want your place smelling good every showing. Speaking of animals… Let’s get into showings.
Prepare For Showings Every Time When You List My Home For Sale in Bonita Springs

A good listing agent, can ensure the mood is set prior to showings. However, it is always helpful to have sellers help out, especially if you are living in the property. Below are some helpful tips to make sure you maximize the experience for any prospective buyer each and every time.
Considering Leaving For Showings. Some sellers think they can help the sale by staying and answering questions and pointing out features of their home. It is commendable. However, in my experience it makes buyers uncomfortable and less likely to take their time in the property. About a year ago, we were looking at a condo for ourselves as our primary residence. There was an older lady (seller) who was in the condo sitting in a chair. She was sitting there, quiet but just watching us. Maybe it was my beard. Or maybe our ages. Who knows. But we couldn’t get out of there fast enough. The listing agent called for feedback and I explained our experience. And she agreed and explained she told the seller the same.
Bottom line. As a buyer, I want to brainstorm. What can we do with furniture. Can we move walls. What can we do with certain renovations, etc. I want to spend time in a property and figure out strategy, costs and can we see ourselves living there.
Light and Bright. Have you ever walked into someone’s house with dim lighting and blinds closed? It can feel depressing. You want to make your property feel bright and inviting. As mentioned previously an inexpensive way to do this is to change out light bulbs / fixtures to “day light” LED lighting. Put the lights on, ceiling fans on if any and open all blinds.
Pets. We once listed a house with 3 dogs. A lab mix, a retriever mix and a small yappy dog that I didn’t know what it was. I asked, are the animal going to be gone for showings. I got stares from these sellers like I was out of my mind. This was before we even agreed to work together. But once I explained the dog barking in the garage and the 2 big dogs jumping up on me in the back yard will surely turn off buyers, they were reluctant but understood. Many sellers will not conform and in those cases, we do not take those listings. Even pet lovers want peace and quiet without interruption. Remember, you do not want to distract prospective buyers.
And here is the other side of pets on premist. I had one buyer for example who was a huge pet lover. We went into a house that was perfect for her. But she spent most of her time petting and playing with the family dog. She didn’t pay any attention to the property. We left and when asked what she thought about the property, she just talked about how cute the dog was.

Smells. Does your house smell like animals? Does it smell musty? Does it smell like dirty laundry? Routine cleaning is a great way to keep things smelling fresh. Also low dose air fresheners can help. If your sniffer isn’t too great, have an honest friend or family come over and ask them to be honest. Remember, to give consideration to all senses including the next -> Sound.
Sounds. I remember walking into a house early in on my career. It was a feng Shui type of feel with natural colors, bamboo, budda statues and mirrors outside. A very cool place. I remember the sounds vividly that just gave a sense of peace. They had 3 water features (front entrance, in the living room and out back). The sound of water is relaxing for most. They had the TV on showing videos of beautiful forests, beaches and rivers with calming meditative music in the background with chimes, gongs and singing bowls.
Pricing When You List My Home For Sale in Bonita Springs
Ahhh… What’s my home worth in Bonita Springs Florida? That is the common question whether someone is looking for a cash offer or to list their home in Bonita Springs.
It depends. If a property is in rough shape, it needs to be repaired and fixed up in order to go to open market for resale. An investor isn’t going to buy a property, sink tens of thousands or hundreds of thousands in to it to make a 10% return. The reason is there are too many variables when opening up walls, cost of labor / materials, how long it will take to sell, holding costs, liability, etc. So an investor will need to get a discount for this and hope they don’t lose their ass on it (which has happened to us). Sometimes, its part of doing business.
Now, if you want to List My Home For Sale in Bonita Springs, then we will need to study the comparables. Usually the sold comparables are the most important as it shows what a buyer is willing to pay. Not what someone is asking. Because you can ask any price you want for your property.
When I say comparables, I mean actual comparable properties. Like the same size, area, lot size and condition. I have met so many sellers and they say, my neighbors house two doors down sold for $400k and that’s what they want. But then I’ll ask a simple question. Do you think your property is worth the same as theirs even though they have a below ground swimming pool, spa and 3,000 sq ft cage?
Reality in comping your property is the best bet.

Offers / Negotiations When You List My Home For Sale in Bonita Springs
Over the years, I have come to the same conclusion time and time again… Great negotiations are when all parties feel it was a good deal for them / their circumstances. It is on us to leave emotions outside of the negotiation.
So, I’d say, take this section as more of a subtle warning. When you list your home for sale in Bonita Springs, if properly prices, you will likely get offers that are not in line with what you want. We all have a number or terms that we want. And sometimes, those wants can be irrelevant based on what the market is telling you.
What the hell does that mean? Ok.. Let’s take Jim. A past client we listed and sold his property. Jim says, “Steve, just so you know, I am not going to take anything lower than $750,000.” At the time, based on comps, I feel he was close to market but markets do change too. Offers came in here and there around $700k on average. The market was telling him. He didn’t want to acknowledge. He wanted to blame us too. Not doing our job etc. I was close to terminating that listing for sale in Bonita Springs, but decided to keep emotions out of it and continue talking sense to Jim.
I told Jim, based on the trends we were seeing, the market has been declining in his neighborhood and other sellers were dropping price. He didn’t want to drop price and I explained, if he had to sell 6 months from now it will likely be less than selling in the present. Well, I was right. He ended up taking $675k about 4 months later. If he listened to my advice, he should have taken some of the other offers or been more lenient in negotiations. But he didn’t.
I think one has to have an open mind in real estate negotiations. Of course some offers will not go anywhere. But others do have the opportunity for movement toward a closing. Don’t rule it out.
The Negatives of Listing My Home for Sale in Bonita Springs
When it comes to selling a property, many homeowners immediately think of listing their homes for sale as the go-to option. While this method has its advantages, it’s important to also consider the downsides of listing my home for sale in Bonita Springs. Understanding these potential challenges can help you make a more informed decision about whether listing your home is the right path for you.
1. Time-Consuming Process
One of the biggest drawbacks of listing my home for sale in Bonita Springs is the time it takes to sell. From preparing the home for showings to waiting for the right buyer, it’s not uncommon for homes to sit on the market for months. If you’re in a hurry to move, this can cause significant stress and delays in your plans. And as mentioned above, if your pricing strategy isn’t on point, there’s a good chance is may not sell at all.
2. Costly Repairs and Upgrades
Before listing my home for sale in Bonita Springs, we usually will recommend making repairs or upgrades to attract potential buyers. These updates can include everything from repainting walls to replacing old fixtures or repairing major issues like roofing or plumbing. While these changes can increase the value of your home, they also require upfront investment, which may not always yield a return. Although, you might not see a higher dollar amount, the improvements can help to sell the property faster.
3. Staging and Marketing Expenses
To stand out in a competitive market, staging your home and investing in professional photos or virtual tours has become standard. These additional expenses can quickly add up, especially if you’re working with an agent who charges for premium marketing packages (which we do not). Listing my home for sale in Bonita Springs often feels like a gamble when you’re putting money into promoting a home that may take longer to sell than anticipated. As a listing broker, we never charge any up front costs. Only commissions upon a successful closing.
4. Negotiation Pressures
Another challenge when listing my home for sale in Bonita Springs is dealing with negotiations as mentioned above. Buyers often submit offers lower than your asking price, and you may face requests for additional concessions like closing cost assistance or repairs. If you’re not comfortable with back-and-forth negotiations, the process can become overwhelming. I always explain the negotiations remain active until the post closing. You just never know what can come up.
For example, we sold a house recently for a client and a few days before closing, the buyer’s agent said they didn’t have adequate funds to close. So, in the last hour, we had to have the seller contribute another $2,000 toward the buyer’s closing costs to get the deal done. The seller wasn’t happy with the request, but after talking through the other option which was the following: Let the deal fall apart, go back to market for months and incur $4,100 monthly expenses to hold the property. Once we talked through this, the seller made the right decision.
5. Uncertainty in the Sale Process
Even after finding a buyer, there are risks of deals falling through as mentioned above. Financing issues, home inspections, or buyers changing their minds can disrupt the sale. Listing my home for sale in Bonita Springs comes with no guarantees, leaving homeowners feeling uncertain about when or if the property will close.
Keep in mind, the FAR BAR AS IS contract has a default of 15 days for inspection / due diligence. This means if this contract is used, the buyer can walk for any reason during this time period and get their escrow back. It also is a beneficial contract as it doesn’t obligate the seller to any repairs.
6. Hidden Costs
When listing my home for sale in Bonita Springs, many homeowners underestimate the hidden costs. Realtor commissions, doc stamps on the dee, title insurance and other closing costs should be taken into consideration. Keep in mind, we can always provide you a net sheet to show you all costs associated with listing and selling your home in Bonita Springs.
7. Emotional Stress
Selling a home can be an emotional process, especially if it holds sentimental value. The added pressure of keeping the property spotless for showings, dealing with low offers, and navigating the sales process can make listing my home for sale in Bonita Springs a stressful experience.
However, as mentioned in the negotiation process above, having an experienced and strong real estate broker by your side can make all the difference!
Why We Love Bonita Springs and Think It an Attractive Market for Home Buyers

Bonita Springs, often called the “Gateway to the Gulf,” is a hidden gem on Florida’s southwest coast. In fact, Bonita Beach was the first beach I visited when I decided to make SW Florida home! Here are some of the reasons why we love Bonita Springs!!
1. The Beaches
Bonita Springs boasts some of the most pristine beaches in Florida. Barefoot Beach Preserve and Bonita Beach Park offer soft white sand, turquoise waters, and the perfect setting for sunbathing, swimming, and picnics. Watching the sunset over the Gulf of Mexico is a magical experience I never tire of. And it doesn’t hurt that we are full time residents directly on Bonita Beach. With these sunsets above coming in daily.
2. Nature and Wildlife
For nature lovers, Bonita Springs is a paradise. Whether you are Gulf side, kayaking along the Imperial River or east out in the wilderness, there is no shortage of wildlife.
3. Delicious Dining
Bonita Springs offers an incredible variety of dining experiences. I love enjoying fresh seafood at The Fish House or a waterfront meal at Doc’s Beach House. Whether you’re craving casual bites or fine dining, this town has it all.
4. Outdoor Adventures
If you’re into outdoor activities, Bonita Springs won’t disappoint. Lover’s Key State Park is perfect for hiking, biking, or paddleboarding. Golf enthusiasts will appreciate the abundance of world-class courses, and fishing opportunities here are top-notch.
5. The Community Spirit
One of my favorite things about Bonita Springs is the sense of community. The local farmers’ markets, art shows, and festivals like the Bonita Springs National Art Festival bring everyone together. It’s a place where neighbors know each other and visitors feel right at home. And the revitalization of downtown Bonita has really become a staple in the community!
6. Proximity to Everything
While Bonita Springs is tranquil, it’s close to exciting destinations. Just a short drive away, you can explore Naples, Fort Myers, or Sanibel Island. This makes Bonita Springs the perfect hub for enjoying all that Southwest Florida has to offer.
7. Real Estate and Living Options
Whether you’re looking for waterfront estates, cozy condos, or family-friendly neighborhoods, Bonita Springs has something for everyone. The diverse real estate options make it an ideal place to live, invest, or vacation.