Victoria, Texas Ranch. The 400 +/- Acre Guadalupe River Ranch For Sale is located north of Victoria on US Highway 87 North with. 1,500 ft of Guadalupe River frontage. Conveniently located just 2 miles from Loop 463, this stunning property has great residential development potential. Rectangular in shape, the Guadalupe River Ranch has 1,400 ft ...It has been over 15 years since new Guadalupe River properties have been offered for sale in Cordillera Ranch, and this group of 9 sprawling estates offers an incomparable mix of view properties with ideal usable access down to the water’s edge.Aug 26, 2019 · Located just 45 minutes from San Antonio this Kendall County property checks all the boxes. Guadalupe River frontage for over 1 mile with deep soils and lar... Bathroom 3 - Adjoining Third Bedroom. This family-friendly Boerne vacation home is located on the waterfront, 0.4 mi (0.6 km) from Guadalupe River, and within 9 mi (15 km) of Kreutzberg Canyon Natural Area and Cave without a Name. Northside Neighborhood Park and Northside Community Park are also within 9 mi (15 km).The makers of the No. 1 Ranch Water hard seltzer are expanding in the agave segment with new Ranch Rita now available nationwideNEW YORK, April 26... The makers of the No. 1 Ranch ...Guadalupe River Habitat Conservation Plan; Environmental Laboratory Service; One Water New Braunfels ... Cordillera Ranch WWTP | Boerne, TX. Startup: 2006. ... Owned by Cordillera Ranch subdivision and operated by GBRA . Voss Middle School WWTP | Boerne, TX. Startup: 2019. Capacity: 0.030 MGD. Ownership: Owned by Boerne ISD …Streamline and intensify your breading with a single packet of dressing mix. A fried pickle is a greasy, saltier, hot pickle. It’s a concept that shouldn’t work, and yet it does. M...Where luxury meets the outdoor sporting life atop a scenic bluff overlooking the pristine Guadalupe River. The Guadalupe Tree Haus is the crown jewel and newest addition to the premier lodging options at Joshua Creek Ranch. An exclusive ranch house with the finest amenities including four private guest suites, two screened-in sleeping porches ...314 River Ridge. Zillow has 41 photos of this $589,990 3 beds, 2 baths, 1,594 Square Feet single family home located at 314 River Ridge, Boerne, TX 78006 built in 2010. MLS #1743575. Specialties: If you prefer a more exclusive, secluded and challenging experience, we have an excursion for you! All of our trips take place on an 11.5 mile remote stretch of the Upper Guadalupe River in Kendall County Texas, approximately one hour NW of San Antonio. There is an abundance of wildlife to observe including fish, turtles, birds, deer and other mammals. Humans on the other hand are ... Nearby is the Guadalupe River and Kreutzberg Canyon Natural Area. ... Sabinas Creek Ranch Sabinas Creek Ranch Boerne, TX 78006. Get Directions. Share This Page. Inquire. ... 4 Truss Drive | Boerne, TX 78006(Now Open) Henly/Dripping Springs Model Home 7503 US-290 | Johnson City, TX. 78636Facts about River Mountain Ranch, Boerne, TX. River Mountain Ranch, Boerne, TX housing market. Median listing home price. $924.95k. Median days on market 85.Zillow has 12 homes for sale in Comfort TX matching Guadalupe River. View listing photos, review sales history, and use our detailed real estate filters to find the perfect place. ... HILL COUNTRY HOME & RANCH TEAM LLC, Julie Quest TREC #521888. $349,000. 3.07 acres lot - Lot / Land for sale. ... Boerne texas homes in Comfort; Horses property ...Looking for a beautiful property for sale in Seguin, Texas? Check out 2651 FM 1117, a stunning 79-acre property located in a peaceful rural setting just a ...Quartz is a guide to the new global economy for people in business who are excited by change. We cover business, economics, markets, finance, technology, science, design, and fashi...... Guadalupe Bend boasts 7.78 acres, nestled along the Guadalupe River. ... Directions: Travel E on 46 (River Rd) from Boerne. ... Cordillera RanchMedian listing: ...300± Acres Guadalupe Co. with Guadalupe River frontage, 7501 Hwy. 466, Seguin, Texas 78155 This Guadalupe Riverfront ranch is in a prime location convenient to Seguin, New Braunfels and metropolitan San Antonio. The level to gently rolling topography has a balanced blend of open native pastureland and diverse brush scattered with towering …The Lodge: =========. Bedroom #1 - Equipped with one King-sized bed and one Queen-sized bed. Bedroom #2 - Furnished with a Full bed and two twin beds. Bedroom #3 - Comprising a Full bed and a twin bed. Master bath with a Garden tub and a separate shower for added convenience. Second bath equipped with a tub and shower. Photo gallery for Guadalupe River Ranch - Huge waterfront house with private pool on 63 acres. Entry Drive with tons of parking space. RV hookup is on concrete drive also. Property ID 7067340. 800 ac Guadalupe River Ranch. Located just 45 minutes from San Antonio this Kendall County property checks all the boxes. Guadalupe River frontage for over 1 mile with deep soils and large Cyprus trees. This highly improved ranch has been meticulously maintained and developed by the current owner.85 Acres in Comfort, TX - $3,250,000 Kendall County | Guadalupe River Ranch | E of Comfort. DESCRIPTION Guadalupe River Ranch is a picturesque 85+/- acre ranch offering abundant natural beauty and recreational opportunities. View 20 photos for 187 Riverwood, Boerne, TX 78006, a 6 bed, 7 bath, 6,536 Sq. Ft. single family home built in 2003 that was last sold on 11/22/2021. Get ratings and reviews for the top 10 gutter companies in Chesapeake Ranch Estates, MD. Helping you find the best gutter companies for the job. Expert Advice On Improving Your Hom...Guadalupe River State Park Campground Methodist Stone Oak Hospital RV Disposal Station Guadalupe River RV Park Cranes Mill Park Boat Ramp; KEY SERVICES. Gasoline: ... GSL Ranch 517 Edge Falls Road Kendalia, TX 78027 (210) 315-2166: RIDER COMMENTS & REVIEWS. GSL Ranch OHV Area Photo. A Texas Hill Country Guest Ranch and Spa located on the Guadalupe River and 45 minutes from San Antonio offers 46 rooms, outdoor activities, and services for corporate retreats, family reunions, romantic getaways, weddings, and special packages. Guadalupe River Ranch and Spa. PO Box 877, Boerne, TX 78006. Toll Free: 800-460-2005 / Phone: 830 ... 4 beds 4 baths 3,832 sq ft 6.09 acres (lot) 236 Rolling View Dr, Boerne, TX 78006. ABOUT THIS HOME. River Mountain Ranch, TX home for sale. * * Open House March 2, 2024 11am-3pm * * Another amazing custom home build by Odom Heritage Homes.Guadalupe River Ranch - Huge waterfront house with private pool on 63 acres. 48+. Overview. Amenities. Policies. Location. Host. 10/10 Exceptional. See all 131 reviews. 8 bedrooms5 bathrooms Sleeps 224700 sq ft. Popular amenities. Pool. Hot Tub. Fireplace. Outdoor Space. Free WiFi. Air conditioning. See all. Explore the area. New Braunfels, TX.Aug 1, 2012 · Texas Hill country guadalupe river ranch. 207Âą Acres in Comfort, TX. ... Boerne, Austin and San Antonio. 9,800,000 $ Rick Kuper Kuper Sotheby’s International Realty 6606 N. New Braunfels San ... Located just 45 minutes from San Antonio this Kendall County property checks all the boxes. Guadalupe River frontage for over 1 mile with deep soils and lar...4 days ago · Koehler Real Estate is the agency to contact when you are planning to buy or sell a luxury home in Cordillera Ranch. If you would like to inquire about other property that are for sale in Boerne but not yet listed on our website, please contact us at 210-422-1489 and we will be happy to help you find the right property that would fit your ... GUADALUPE RIVER RANCH/GOLDEN FAWN F.M.Road 474 East of Boerne. HISTORY: This lovely old house, situated on the Guadalupe River, is ideally suited as a resort and guest ranch. The latest is the Guadalupe River Ranch which was developed in 1986 by Walter Starcke. See article in Express-News, September 7, 1986, p1-G. for story.On …Browse our Boerne, TX farms and ranches for sale, view photos and contact an agent today! Filters. Active Filters. Remove. Texas City: Boerne Farms and Ranches. Price – $500,000 ... 138+/- Acres ARROYO VISTA RANCH, HWY. 46, Boerne TX 78006 DESCRIPTION: Get the best of both worlds with privacy, space, and live water mere …Browse our Boerne, TX farms and ranches for sale, view photos and contact an agent today! Filters. Active Filters. Remove. Texas City: Boerne Farms and Ranches. Price – $500,000 ... 138+/- Acres ARROYO VISTA RANCH, HWY. 46, Boerne TX 78006 DESCRIPTION: Get the best of both worlds with privacy, space, and live water mere …218 Hoskins Trl, Boerne, TX 78006 is for sale. View 34 photos of this 4 bed, 3 bath, 3297 sqft. single family home with a list price of $1295000.3350 Park Rd 31, Spring Branch, TX 78070, USA. Phone +1 830-438-2656. Web Visit website. Guadalupe River State Park is a true Hill Country treasure, and it’s easily one of the most scenic, enjoyable parks in Texas. Floating the Guadalupe—renting a tube and spending the day lazily floating down the river, preferably with a Lone Star tallboy ...Apr 9, 2000. Updated Apr 9, 2000, 11:00pm CDT. Local hotelier Ed McClure and his wife, Elisa, have sold their interest in the Guadalupe River Ranch to their partner, Walter Starcke. McClure says ...The Clubs of Cordillera Ranch Address: 1092 Clubs Drive, Boerne, TX 78006 Telephone: (830) 336-9000. View More Details. Visit Website. Share. Details. About. The Clubs of Cordillera Ranch is home to a 7,464-yard Jack Nicklaus Signature Golf Course that boasts cascading waterfalls and Guadalupe River Valley views that blend …Enjoy a retreat to the Poco Loco Ranch - 250 acres of breathtaking land, nestled in the Texas Hill County on the Guadalupe River. Just 10 minutes from Boerne, the Poco Loco Ranch is the perfect place to escape from the hustle and bustle of daily life. The long meandering banks of the shaded Guadalupe River will entice you to swim, tube, splash ...Here’s where you should visit on a tour of the Valle de Guadalupe wineries. Plus how to get there, where to stay, and where to eat. Sure, you’ve visited Napa wine country, Sonoma w...Answer 1 of 7: I have already set up reunion plans for the Gradalupe River Ranch this coming spring. The messages posted on this site make me very uncomfortable, and I'm thinking of cancelling. ... Guadalupe River Ranch - Boerne Forum. United States ; Texas (TX) Boerne ; Boerne Travel Forum; ... Boerne, TX. 1 post. 4. Re: Guadalupe River …Located less than 15 miles south of downtown Denver, Highlands Ranch is a snug and tranquil bedroom community now undergoing an economic boom. Charles Schwab's… By clicking ...Texas Hill country guadalupe river ranch. 207Âą Acres in Comfort, TX. ... Boerne, Austin and San Antonio. 9,800,000 $ Rick Kuper Kuper Sotheby’s International Realty 6606 N. New Braunfels San ...These roasted vegetables are cooked in 30 minutes, half the time of most roasted root vegetables making this a great weeknight dinner option to pair with sautéed chicken breasts or...Facebook is showing information to help you better understand the purpose of a Page. See actions taken by the people who manage and post content.Under the treaty of Guadalupe Hidalgo, the Mexican-American war ended, and Mexico recognized the Rio Grande River as the southern border of the United States, relinquished all clai...At Guadalupe River Ranch, you won't have to worry about forgetting where you parked. There are plenty of parking spaces nearby for you to choose from. Purchase a new book from Guadalupe River Ranch in Boerne and enjoy a relaxing weekend of …There's plenty to do and see around this Texas cabin rental for guests of all ages to enjoy their Hill Country vacation. Fishing, swimming, and canoeing are all instantly available, thanks to a private Guadalupe River frontage. and There's the main drop-off for tubing one hour upstream, and the pick-up point is four hours downstream.Oct 5, 2023 · YouTube star Matt Carricker and his wife Meredith Carriker bought the Guadalupe River Ranch resort in Boerne, Texas to revive it back to its former glory. But after sitting abandoned for 20 years, the property looked like a scene out of a horror movie. Petro River Oil News: This is the News-site for the company Petro River Oil on Markets Insider Indices Commodities Currencies Stocks7 beds • 8 baths • 8,200 sqft. 227 Seewald Rd, Boerne, TX, 78006, Kendall County. Located 7 miles from downtown Boerne and less than one hour from downtown San Antonio. Hidden in the Hill Country on 72+/- Unrestricted acres, welcome to …1200 sq. ft. vacant land located at 605 FM 474, Boerne, TX 78006-7811 sold on Jul 22, 2016 after being listed at $415,000. ... BEAUTIFUL 8.64 … 4 beds • 4 baths • 4,234 sqft. 190 Richter Road, Boerne, TX, 78006, Kendall County. Thunder Creek Ranch offers a unique opportunity to own a property less than 10 minutes north of Boerne. This stunning ranch features a main home, guest home, three barns, horse facilities, and a paved driveway. Brochures about the Guadalupe River Ranch, a deluxe resort outside Boerne, frequently boast about the inn’s star-studded past, when former resident Olivia de Havilland hid out here for a brief ...The cool, clear spring waters of Joshua Creek and the Guadalupe River are a fun way to escape Texas' summer heat and take in some spectacularly beautiful ...Contents hide. 1 Things to Do in Boerne TX. 1.1 Shop and Dine on Hill Country Mile. 1.1.1 The Downtown DIY. 1.1.2 Free Roam Brewing Company. 1.1.3 Flashback Funtiques. 1.2 Hike the Trails at Cibolo Center for Conservation. 1.3 Hike or Swim at Gudadalupe River State Park. 1.4 Visit the Farmer’s Market at Herff Farm.This 250-acre private ranch is nestled in the Texas Hill County on the Guadalupe River. Situated just 10 minutes from Boerne, the Ranch is the perfect place to escape from the hustle and bustle of daily life! Long meandering banks of the shaded Guadalupe River will entice you to swim, tube, splash, fish, or just enjoy the quiet solitude.The Guadalupe River (/ ˌ ɡ w ɑː d ə ˈ l u p /) (Spanish pronunciation: [gwaðaˈlupe]) runs from Kerr County, Texas, to San Antonio Bay on the Gulf of Mexico, with an average temperature of 17.75 degrees Celsius (63.95 degrees Fahrenheit). It is a popular destination for rafting, fly fishing, and canoeing. Larger cities along it include Kerrville, New …This exclusive Boerne real estate is equestrian-friendly, new construction must be at least 2,300 square feet, and barns are permitted. Custom homes may feature hardwood floors, statement fireplaces, rock wall accents, and wrap-around porches. Waterstone homes for sale sit along gently rolling landscapes and the Guadalupe River that combine to ...View 31 photos for 206 River Rdg, Boerne, TX 78006, a 3 bed, 2 bath, 2,031 Sq. Ft. single family home built in 2021 that was last sold on 03/16/2023.How are rivers, streams and tributaries classified? HowStuffWorks breaks down the naming conventions. Advertisement Rivers are known for their long, meandering flows, but not all r...Drive up to Bergheim Campgrounds located at 103 White Water Rd Boerne, TX 78006 for a safe place to park your vehicles. From Here you can rent kayaks, canoes or bring your own and can even arrange a drop-off or pick-up shuttle.A short 3-mile paddle to Edge Falls road is a great afternoon adventure that can be done in anywhere from 2-5 hours depending …The Marquardt Ranch was built specifically to celebrate Texas Hill Country Weddings in style. Whether you are coming from San Antonio, Boerne, or Fredericksburg, our Hill Country wedding venue overlooking the majestic Guadalupe River is worth the short drive for the peacefulness of a private ranch wedding and celebration.3 bed. 5,026 sqft. 72.27 acre lot. 227 Seewald Rd. Boerne, TX 78006. Additional Information About 605 FM 474, Boerne, TX 78006. See 605 FM 474, Boerne, TX 78006, a other. View property details ...View company leaders and background information for Guadalupe River Resort Ranch, Ltd. Search our database of over 100 million company and executive profiles. ... TX 78701 605 FM 474 Boerne, TX 78006. Corporate Filings for Guadalupe River Resort Ranch, Ltd. Texas Secretary of State. Filing Type: Domestic Limited Partnership (LP) Status: ...Nearby is the Guadalupe River and Kreutzberg Canyon Natural Area. ... Sabinas Creek Ranch Sabinas Creek Ranch Boerne, TX 78006. Get Directions. Share This Page. Inquire. ... 4 Truss Drive | Boerne, TX 78006(Now Open) Henly/Dripping Springs Model Home 7503 US-290 | Johnson City, TX. 78636The 400 +/- Acre Guadalupe River Ranch For Sale is located north of Victoria on US Highway 87 North with. 1,500 ft of Guadalupe River frontage. Conveniently located just 2 miles from Loop 463, this stunning property has great residential development potential. Rectangular in shape, the Guadalupe River Ranch has 1,400 ft of Hwy 87 frontage and ...Quartz is a guide to the new global economy for people in business who are excited by change. We cover business, economics, markets, finance, technology, science, design, and fashi...Travel Fearlessly Join our newsletter for exclusive features, tips, giveaways! Follow us on social media. We use cookies for analytics tracking and advertising from our partners. F...Enjoy a retreat to the Poco Loco Ranch - 250 acres of breathtaking land, nestled in the Texas Hill County on the Guadalupe River. Just 10 minutes from Boerne, the Poco Loco Ranch is the perfect place to escape from the hustle and bustle of daily life. The long meandering banks of the shaded Guadalupe River will entice you to swim, tube, splash ...800 ac Guadalupe River Ranch. Located just 45 minutes from San Antonio this Kendall County property checks all the boxes. Guadalupe River frontage for over 1 mile with deep soils and large Cyprus trees. This highly improved ranch has been meticulously maintained and developed by the current owner.Joshua Creek Ranch. 31 reviews. #1 of 2 guest houses in Boerne. 132 Cravey Rd, Boerne, TX 78006-7717. Visit hotel website. 1 (830) 988-4580. E-mail hotel. Write a review. Check availability.This Texas Hill Country Park has 4 miles of riverfront access to the Guadalupe River, making the water a focal point for visiting. However, the scenery is beautiful whether you swim or not. The park is located an hour north of San Antonio and 30 minutes from the charming town of Boerne.517 Farm to Market Road 473, Comfort, TX 78013 - Kendall County. DESCRIPTION. Guadalupe River Ranch is a picturesque 85+/- acre ranch offering abundant natural beauty and recreational opportunities. Towering cypress trees grace the 560+/- of Guadalupe River frontage, providing an enjoyable setting for family fun and gatherings.3350 Park Rd 31, Spring Branch, TX 78070, USA. Phone +1 830-438-2656. Web Visit website. Guadalupe River State Park is a true Hill Country treasure, and it’s easily one of the most scenic, enjoyable parks in Texas. Floating the Guadalupe—renting a tube and spending the day lazily floating down the river, preferably with a Lone Star tallboy ...Central Park is home to a fountain, restored in the 1930s, with dancing waters and changing multi-colored lights as well as a bronze statue of Juan Seguin, the founder of Seguin, sculpted by Eric Christianson and surrounded by granite historical markers. The Protestant Church, more than 160 years old, is Texas’ oldest standing Protestant ... 132 Cravey Road Boerne, TX 78006 (830) 537-5090, WEBSITE, SOCIAL MEDIA Joshua Creek Ranch is a premier hunting lodge and Texas Hill Country resort. Open year-round to the public since 1990, Joshua Creek Ranch has truly redefined what “hunting lodge” means to those looking for an exceptional outdoor sporting experience complemented by luxury resort amenities. 4 bedrooms. 3 bathrooms. 12 guests. 2 nights minimum. Rental Home. Enjoy a retreat to the Poco Loco Ranch - 250 acres of breathtaking land, nestled in the Texas Hill County on the Guadalupe River. Just 10 …Everything about this beautiful river ranch; the privacy, the views, the Guadalupe ... Boerne/Bergheim area offers. Entering the ... Texas Real Estate Commission.More for Sale by Texas Ranch Sales, LLC. $24,900,000 • 435 acres. 4 beds • 4 baths • 8,863 sqft. 423 acres. $675,000 • 300 acres. Home - United States - Texas - Hill Country South Texas - Kerr County - Kerrville - 319 Acres - Kerrville TX. View photos, maps, and details of property Kerrville, Texas 78028, and contact seller on Land.com ...3350 Park Rd 31, Spring Branch, TX 78070, USA. Phone +1 830-438-2656. Web Visit website. Guadalupe River State Park is a true Hill Country treasure, and it’s easily one of the most scenic, enjoyable parks in Texas. Floating the Guadalupe—renting a tube and spending the day lazily floating down the river, preferably with a Lone Star tallboy ...In 1920, Henry Graham opened the Rainbow Rest Home, a picturesque property overlooking the Guadalupe River, which served as a rest home and recreational retreat. Through the years, the land’s owners shared in the vision and values of their predecessors and continued with the “Rainbow Rest” name. ... Boerne, TX 78006 888-66-RANCH ...Enjoy the scenic beauty and tranquility of Guadalupe River Ranch, a stunning property for sale in Boerne, TX. Watch the video tour and discover your dream home.
Ranch on Guadalupe River - Tubing, Pool/Hot Tub on Tripadvisor! 4 Bedrooms, 3 bathrooms and 1 review. . Eavestrough gutter machine
238 Marquardt Road Boerne, TX 78006 (830) 324-6599, WEBSITE, SOCIAL MEDIA This premiere location is framed by magnificent views of the Guadalupe River. Whether you choose to take in the captivating interior design, or the beauty of a Hill Country sunset from this outdoor venue, the charm of this magnificent setting is captivating for outdoor Texas weddings.Photo gallery for Guadalupe River Ranch - Huge waterfront house with private pool on 63 acres. Entry Drive with tons of parking space. RV hookup is on concrete drive also.If you're looking for a slow and easy mode of travel in Europe, try a river cruise. The choices are broader than you may expect; check out our nine favorites. Editor’s note: This i...House Rentals in Boerne; Cottages in Boerne; Popular Amenities Pet Friendly Boerne Vacation Rentals; Smoking Allowed Boerne Vacation Rentals; Vacation Rentals near San Antonio Intl Airport; Vacation Rentals near Tapatio Springs Hill Country Golf Course; Restaurants Things to do Visitors Center 282 N. Main Street Boerne, TX 78006. Phone: (830) 249-7277 Fax: (830) 249-9626 Toll Free: (888)842-8080 4 bedrooms. 3 bathrooms. 12 guests. 2 nights minimum. Rental Home. Enjoy a retreat to the Poco Loco Ranch - 250 acres of breathtaking land, nestled in the Texas Hill County on the Guadalupe River. Just 10 … 78 Acres $1,395,000. Location Map Topography Map. One of the best live-water ranches available on 78 acres! A very quick and easy ranch to get to for fishing, hunting, and live water enjoyment only 30 minutes from San Antonio TX! Visitors, guests of well-known Boerne resort wake up to news of fire. SAN ANTONIO, Texas – A fire that sent flames through the roof of a spa building at Tapatio Springs Hill County Resort in ...Exquisite Guadalupe River frontage estate in Cordillera Ranch, the Texas Hill Country's most exclusive country club community. This 8, 258 square foot home on 3.23 acres features 206 feet of river ...How are rivers, streams and tributaries classified? HowStuffWorks breaks down the naming conventions. Advertisement Rivers are known for their long, meandering flows, but not all r...SEARCH thousands of independently owned hotels, motels, and B&Bs. ...The DD Gamble Guest Lodge and Ranch, in the mountains of Arizona, gives travelers the opportunity to go hiking, horseback riding, and fishing. The Chiricahua Mountains are home to ...About Our Resort. A Guadalupe River Resort. Experience the calming tranquility along the riverbank as the waters of the Guadalupe cascade over the dam; lose yourself in the beauty and serenity of the Hill Country sunrises and sunsets; enjoy the evening skies of Texas as they transport you to the ecstasy and magic of millions of crystal stars.Where luxury meets the outdoor sporting life atop a scenic bluff overlooking the pristine Guadalupe River. The Guadalupe Tree Haus is the crown jewel and newest addition to the premier lodging options at Joshua Creek Ranch. An exclusive ranch house with the finest amenities including four private guest suites, two screened-in sleeping porches ...Overview. Amenities. Policies. Location. Host. 10/10 Exceptional. See all 108 reviews. 3 bedrooms3 bathrooms Sleeps 72100 sq ft. Popular amenities. See all. Check out the area. Comfort, TX. View in a map. Hill Country Distillers. Buckhorn Golf Course. Singing Water Vineyards. San Antonio, TX (SAT-San Antonio Intl.) See more. Rooms & beds..