Okotoks Homes for Sale Under $400,000

Affordable Homes, Small-Town Charm, Big Value

Okotoks Homes for Sale Under $400,000
Affordable homes in Okotoks listed under $400,000

Searching for an affordable home in Okotoks? Browse the latest Okotoks homes for sale under $400,000, ideal for first-time buyers, downsizers, or those looking for great value in a vibrant, family-oriented community. Located just south of Calgary, Okotoks offers scenic views, excellent schools, and small-town charm with all the modern amenities you need.

In this price range, you'll find a variety of townhomes, bungalows, and starter single-family homes. These properties are perfect for growing families, retirees, and investors alike. Explore active MLS® listings below and find your next home in one of Alberta’s most desirable small towns.

More Okotoks Real Estate Options

Contact Diane Richardson

Ready to book a showing or need more information about homes in Okotoks under $400,000?
Reach out today for personalized real estate guidance.

📞 Phone: 403.397.3706
📧 Email: diane@mypadcalgary.com

Okotoks Homes for Sale Under $400,000 | Affordable Real Estate

Okotoks Homes for Sale Under $400,000 | Affordable MLS® Listings

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1-12/28
  • 3 41 Hunters Gate: Okotoks Semi Detached (Half Duplex) for sale : MLS®# A2271550

    3 41 Hunters Gate Okotoks Okotoks T1S 1M2
    Main Photo: 3 41 Hunters Gate: Okotoks Semi Detached (Half Duplex) for sale : MLS®# A2271550
    $439,900
    Residential
    Status:
    Active
    MLS® Num:
    A2271550
    Bedrooms:
    3
    Bathrooms:
    3
    Floor Area:
    1,453 sq. ft.
    Welcome to 3-41 Hunters Gate in Okotoks, a cozy 5-level split that feels instantly comfortable the moment you walk in. This home has such a warm, welcoming vibe, and the owners have put a lot of care into updating it so the next family can simply move in and enjoy. One of the first things you’ll notice is the layout, the five levels give you a bit of separation and privacy, but still keep everything feeling open and connected. It’s the kind of home where you can picture daily life happening naturally, the kids hanging out a few steps down, someone cooking in the kitchen, and everyone still feeling together. Speaking of the kitchen, it’s had some great updates. There’s a new island, newer appliances (including a gas range!), refreshed cabinets, and even a new water filtration system and glass cleaner. These simple little upgrades that just make everyday living easier and more enjoyable. All 3 bathrooms have been renovated as well. The fresh vanities, fixtures, and finishes make the whole home feel more modern and cared for. Throughout the house you’ll also find brand-new carpet and sleek epoxy flooring, plus a new hot water tank, which is a huge bonus for anyone wanting move in ready peace of mind. Out back, the fenced yard is such a sweet little spot. The side deck is perfect for morning coffee, a small garden, or a safe space for pets or kids to play. It’s private, manageable, and has that “homey” feel buyers love. If you’re looking for a place that’s been genuinely cared for, thoughtfully updated, and offers tons of charm in a great community, this one is worth seeing right away. Book your showing today and don’t miss the opportunity to own this condo with no fees, no condo board and living like a semi detached home for under 450K. More details
    Listed by CIR Realty
    DIANE RICHARDSON
  • 1107 100 Banister Drive: Okotoks Apartment for sale : MLS®# A2265387

    1107 100 Banister Drive Okotoks Okotoks T1S 5Y2
    Main Photo: 1107 100 Banister Drive: Okotoks Apartment for sale : MLS®# A2265387
    $435,000
    Residential
    Status:
    Active
    MLS® Num:
    A2265387
    Bedrooms:
    2
    Bathrooms:
    2
    Floor Area:
    845 sq. ft.
    Welcome to #1107, 100 Banister Dr at the beautiful Lawrie Park Condos. This brand new Ava model condo offers the perfect blend of style, functionality, and location. Featuring 2 bedrooms, 2 bathrooms, and over 840 sq ft of thoughtfully designed living space, this home is ideal for anyone seeking comfort, convenience, and modern living. Only 15 minutes south of Calgary in one of Okotoks newest communities, this location has it all. Step inside to discover a bright open-concept layout with luxury vinyl plank throughout the unit, beautiful shaker-style cabinets, extra pull-out drawers in the kitchen, quartz counter tops and a seamless flow between the living, dining, and kitchen areas. The primary suite includes a spacious walk-in shower and a custom linen closet for added storage and organization. What truly sets this unit apart is its massive walkout patio — the largest in the entire complex (34 feet)! Other units in the complex have walkouts as well, but none as big and spacious as this one! Enjoy direct street access, making it easy for guests or pet owners to come and go. A phantom screen door and patio gate add extra comfort and convenience. This pet-friendly building also boasts low condo fees, offering exceptional value and peace of mind. Additional features include underground parking, a separate storage locker, and ample street parking right out front. The location can’t be beat — just steps from basketball courts, community garden plots, playground, bike park, a nearby shopping centre, golf courses, enclosed dog park, and a scenic pond with walking paths. Whether you’re looking to enjoy nature, stay active, or explore local amenities, everything you need is right at your doorstep. Move-in ready and loaded with upgrades, this beautiful condo combines modern finishes with unbeatable functionality. Don’t miss your opportunity to call this brand-new home your own — book your showing today! More details
    Listed by Royal LePage Mission Real Estate
    DIANE RICHARDSON
  • 54 Cimarron Vista Gardens: Okotoks Row/Townhouse for sale : MLS®# A2248325

    54 Cimarron Vista Gardens Okotoks Okotoks T1S 0G2
    Main Photo: 54 Cimarron Vista Gardens: Okotoks Row/Townhouse for sale : MLS®# A2248325
    $432,500
    Residential
    Status:
    Active
    MLS® Num:
    A2248325
    Bedrooms:
    3
    Bathrooms:
    3
    Floor Area:
    1,430 sq. ft.
    Welcome to this fabulous end unit, 3 bedroom, 2.5 bathroom home with a double car garage and vinyl plank flooring throughout! This well-maintained and move-in-ready townhome is in the popular neighborhood of Cimarron and is just a quick walk to shopping, walking paths and the sheep river. As you step into the home you are greeted by high ceilings, gorgeous flooring and a bright and inviting living room - perfect for relaxing after a long day. The second floor features a great kitchen with central island and lots of counterspace, a spacious dining area or step outside onto your south facing balcony for a BBQ. Completing this level is a 2pc bathroom and the laundry with a washer/dryer. This spacious home features three large bedrooms upstairs, including a primary suite with a 4 pc ensuite, and an additional 4pc bathroom upstairs to cater to all of your family’s needs. On the lower level is easy access to your attached double garage, and there is a partially finished additional family room downstairs too! This home has been upgraded with VINYL PLANK FLOORING throughout. This great townhome combines modern style with low-maintenance convenience. The home faces onto the park in the complex and just a few steps away is a playground. Located close to shopping and walking paths, this is a fantastic opportunity to own a home in a desirable complex with excellent amenities nearby. View 3D tour. More details
    Listed by RE/MAX First
    DIANE RICHARDSON
  • 3301 100 Banister Drive: Okotoks Apartment for sale : MLS®# A2272175

    3301 100 Banister Drive Okotoks Okotoks T1S 5Y4
    Main Photo: 3301 100 Banister Drive: Okotoks Apartment for sale : MLS®# A2272175
    $430,226.35
    Residential
    Status:
    Active
    MLS® Num:
    A2272175
    Bedrooms:
    2
    Bathrooms:
    2
    Floor Area:
    996 sq. ft.
    Welcome to the Harker by Partners Homes, a well-designed 996 sq. ft. 2-bedroom, 2-bathroom condo in the Lawrie Park project within the community of Wedderburn, Okotoks. This brand-new home includes underground parking, a storage locker, full new home warranty coverage, and views from the patio — a strong option for anyone looking for a comfortable, low-maintenance move. Inside, the layout is open and efficient, with 9’ knockdown ceilings and durable LVP flooring throughout, plus LVT in both bathrooms for added durability. The kitchen is finished with full-height cabinetry, additional drawers, a large island, upgraded quartz countertops, a walk-in pantry, stainless steel appliances, and a hoodfan with a built-in microwave. The living and dining areas connect naturally and open onto the patio with a BBQ gas line. The primary bedroom includes a walk-in closet and a private 4-piece ensuite featuring an upgraded fully tiled walk-in shower. The second bedroom also offers its own walk-in closet, and the second full bathroom is conveniently located just off the main living area. A separate laundry room with a stacked washer and dryer, blinds, and air conditioning add everyday practicality. Wedderburn is a peaceful and well-connected neighbourhood with walking paths, green spaces, playgrounds, and quick access to D’Arcy Crossing, where you’ll find Safeway, Starbucks, Shoppers Drug Mart, restaurants, and other essentials. With its upgraded finishes, thoughtful layout, and a location that balances convenience and quiet surroundings, the Harker stands out as a solid choice in one of Okotoks’ most desirable new developments! More details
    Listed by eXp Realty
    DIANE RICHARDSON
  • 432 1 Crystal Green Lane: Okotoks Apartment for sale : MLS®# A2270454

    432 1 Crystal Green Lane Okotoks Okotoks T1S 0C8
    Main Photo: 432 1 Crystal Green Lane: Okotoks Apartment for sale : MLS®# A2270454
    $430,000
    Residential
    Status:
    Active
    MLS® Num:
    A2270454
    Bedrooms:
    2
    Bathrooms:
    2
    Floor Area:
    1,040 sq. ft.
    Great location; spacious unit; two underground titled parking spots, top floor with east exposure. located on a no thru road adjacent to the Crystal Ridge Golf Course and Mini Golf, within walking distance to the Crystal Shores Beach House where you can enjoy fishing, swimming, boating, skating or just lie on the sandy beach and soak in the sun. This unit overlooks the lovely gazebo and courtyard below. In addition, this building offers a full range of amenities including a gym, putting green, library, card room and darts!! this top floor penthouse unit also offers beautiful panorama view from your balcony, you will enjoy the 14-foot ceiling in the large master bedroom with walk through closet and large 3-piece ensuite, windows feature Hunter Douglas blinds and the kitchen is complete with granite counter tops, raised breakfast ledge and plenty of cupboard space. The 2nd bedroom also has a walk-through closet and 4-piece ensuite, with access from the hall. a stacked washer and dryer finish off this lovely suite. last but not least you will enjoy the lake access and storage that are included in your low monthly condo fees. More details
    Listed by RE/MAX iRealty Innovations
    DIANE RICHARDSON
  • 422 1 Crystal Green Lane: Okotoks Apartment for sale : MLS®# A2272265

    422 1 Crystal Green Lane Okotoks Okotoks T1S 0C5
    Main Photo: 422 1 Crystal Green Lane: Okotoks Apartment for sale : MLS®# A2272265
    $425,000
    Residential
    Status:
    Active
    MLS® Num:
    A2272265
    Bedrooms:
    2
    Bathrooms:
    2
    Floor Area:
    984 sq. ft.
    This spacious, top-floor South exposure unit features which gorgeous mountain views and premium finishes will not last long. It includes a gourmet kitchen with granite countertops, a huge island, stainless steel appliances and a pantry. The spacious primary bedroom has a walk through closet which leads to a well appointed 3-piece ensuite. The second bedroom also offers a walk through closet and a 4-piece ensuite which can also be accessed from the foyer. The unit is complete with a fantastic balcony with mountain and courtyard views and in suite laundry. Two titled underground parking spaces ensure that no one needs to park in the cold. Located on a quiet, no-thru road, this building is adjacent to the Crystal Ridge Golf Course and just a short walk to the Crystal Shores Beach House, offering year round recreation (swimming, boating, skating and fishing). Lake fees are included in the low monthly condo fees! Building amenities are extensive, featuring a gym, putting green, library, games room (with a pool table and dart board), offering plenty of opportunities for socialisation with your family, friends and neighbours. Book your showing today! More details
    Listed by 2% Realty
    DIANE RICHARDSON
  • 84 Crystal Shores Cove: Okotoks Row/Townhouse for sale : MLS®# A2268390

    84 Crystal Shores Cove Okotoks Okotoks T1S 2B4
    Main Photo: 84 Crystal Shores Cove: Okotoks Row/Townhouse for sale : MLS®# A2268390
    $414,900
    Residential
    Status:
    Active
    MLS® Num:
    A2268390
    Bedrooms:
    2
    Bathrooms:
    2
    Floor Area:
    1,386 sq. ft.
    Welcome to The Turnbury in Crystal Shores, a sought-after pet-friendly complex (max 3 pets with board approval!) steps from the residents-only beach at Crystal Shores Lake and across from Crystal Ridge Golf Course. This bright end renovated unit backs directly onto the course with no neighbours behind and lovely views from the kitchen, dining area, deck and upper rooms. The inviting foyer leads to a sunlit kitchen and dining space with vaulted ceilings, a corner pantry and direct access to the deck with gas hook-up. A few steps up, the living room features a large window and a cosy corner gas fireplace, ideal for relaxing or entertaining. The flexible loft on the upper level is perfect for a home office, reading nook or even a bedroom if needed. On the same level, you will find two generous bedrooms. The master bedroom has stunning views of the pond and the golf course. The lower level is an undeveloped basement, great for storage today and ready for your creativity tomorrow. Parking is easy with an attached single garage and driveway. Walk to the lake and beach club, playgrounds and pathways. Minutes to schools, shopping, restaurants, recreation and all the amenities of vibrant Okotoks. This is a perfect family home or an investment property. School boundaries: K to 6 attend Dr. Morris Gibson, grades 7 to 9 attend École Okotoks Junior High, and grades 10 to 12 attend École Secondaire Foothills Composite High School or Alberta High School of Fine Arts. Pet policy summary: household pets only, subject to Board approval. No livestock, snakes, reptiles, arachnids or fowl. Maximum of 3 pets per unit. Note that the Rheem Performance Platinum water tank is just 2 years old. Book a showing today and view the 3D iGuide virtual tour! More details
    Listed by CIR Realty
    DIANE RICHARDSON
  • 70 Crystal Shores Cove: Okotoks Row/Townhouse for sale : MLS®# A2260860

    70 Crystal Shores Cove Okotoks Okotoks T1S 2B4
    Main Photo: 70 Crystal Shores Cove: Okotoks Row/Townhouse for sale : MLS®# A2260860
    $409,900
    Residential
    Status:
    Active
    MLS® Num:
    A2260860
    Bedrooms:
    2
    Bathrooms:
    3
    Floor Area:
    1,337 sq. ft.
    Welcome to this lovely End unit Townhome in the popular lake community of Crystal Shores. Just a short walk to the beach, schools and Okotoks pathway system making it a perfect location! As you step into the home you will appreciate the spacious entrance. On the next level is a huge living room with high ceilings and a corner gas fireplace - a perfect place to relax after a long day! From this level you can step out onto the east facing deck for your morning coffee and enjoy the sunrise. On the next level is a great kitchen with maple cabinets, white appliances, a central island and plenty of counterspace. Enjoy family mealtimes in the large dining space with its west facing windows. Completing this level is a half bath and a laundry. Upstairs is a great den/bonus room (or potentially bedroom #3 if required) and 2 good sized bedrooms. The master bedroom features a 4 piece ensuite and a walk in closet. There is also an additional 4 piece bathroom on this level for your convenience. The fully finished basement makes a great family room (or an additional bedroom if required) and there is additional storage on this level too. There is a new hot water tank and did I mention the attached single car garage? Come and enjoy all the fabulous lake amenities when you own this great townhouse. More details
    Listed by RE/MAX First
    DIANE RICHARDSON
  • 33 Cimarron Vista Gardens: Okotoks Row/Townhouse for sale : MLS®# A2263043

    33 Cimarron Vista Gardens Okotoks Okotoks T1S 0G2
    Main Photo: 33 Cimarron Vista Gardens: Okotoks Row/Townhouse for sale : MLS®# A2263043
    $398,000
    Residential
    Status:
    Active
    MLS® Num:
    A2263043
    Bedrooms:
    3
    Bathrooms:
    3
    Floor Area:
    1,296 sq. ft.
    Amazing location — walk to Costco, GoodLife, Home Depot, Winners, schools, restaurants, and scenic walking paths, with easy highway access! This FRESHLY PAINTED this townhouse features NEW FLOORING throughout. The bright, open-concept main floor offers a spacious living room, kitchen with eating bar, dining area, and a convenient 2-piece bath. Step out to the east-facing deck with a gas BBQ hookup, perfect for morning coffee or evening relaxation. Upstairs includes a large primary bedroom with walk-in closet and 4-piece ensuite, plus two additional bedrooms, upper laundry, and a 4-piece main bath. The undeveloped basement has a bathroom rough-in and room to grow. Complete with an oversized single attached garage, driveway parking, and visitor stalls nearby, this home is perfect for first-time buyers or downsizers alike! More details
    Listed by CIR Realty
    DIANE RICHARDSON
  • 51 Spring Meadows Bay: Okotoks Row/Townhouse for sale : MLS®# A2259710

    51 Spring Meadows Bay Okotoks Okotoks T1S 2G8
    Main Photo: 51 Spring Meadows Bay: Okotoks Row/Townhouse for sale : MLS®# A2259710
    $365,000
    Residential
    Status:
    Active
    MLS® Num:
    A2259710
    Bedrooms:
    4
    Bathrooms:
    4
    Floor Area:
    1,293 sq. ft.
    Choose your paint. Choose your dream floors. Build instant equity of your own. This 4 bedroom, 3.5 bathroom townhouse is the smart buy you’ve been waiting for, full of potential and genuinely such a cute, functional space. The bright, open-concept main floor is ideal for family dinners, hosting friends, or cozy nights in. The kitchen is flooded with natural light and opens directly onto a cute green space. Upstairs, you’ll find two comfortable bedrooms, a full bath, along with a huge primary suite with double closets and private ensuite on its own. The fully finished basement adds even more value with a large rec/TV area, a 4th bedroom with a proper window, and another full bathroom, perfect for guests, teens, or a home office. Tucked into a quiet cul-de-sac with no through traffic and located close to schools, shopping, and amenities, this is one of Okotoks’ best established locations. Add in some of the lowest condo fees in town, a strong reserve fund, and a single attached garage that’s a total winter lifesaver, and you’ve got a property that’s priced right and ready for someone to make it their own. More details
    Listed by Century 21 Masters
    DIANE RICHARDSON
  • 2106 100 Banister Drive: Okotoks Apartment for sale : MLS®# A2263390

    2106 100 Banister Drive Okotoks Okotoks T1S 5Y3
    Main Photo: 2106 100 Banister Drive: Okotoks Apartment for sale : MLS®# A2263390
    $364,900
    Residential
    Status:
    Active
    MLS® Num:
    A2263390
    Bedrooms:
    2
    Bathrooms:
    2
    Floor Area:
    691 sq. ft.
    Welcome to Lawrie Park, where modern living meets small-town charm in the heart of Okotoks. This beautifully upgraded 2-bedroom, 2-bathroom condo offers 691 sq. ft. of well-designed living space (744 sq. ft. builder size) and is fully move-in ready. Partners Homes’ most popular floor plan has already sold out in Buildings 1000, 2000, and 3000. Building 4000 will offer more of this model, but those units won’t be available until mid-2026—and none will provide the rare benefit this home offers: a walkout patio with direct outdoor access. Enjoy the feeling of having your own front door to the street while still having the convenience of condo living. Snow removal, lawn maintenance, and exterior upkeep are all handled for you. This is the perfect home for those who want low monthly costs (just condo fees, taxes, power, and TV), lock-and-leave freedom, and a worry-free lifestyle—ideal for travelers, busy professionals, or anyone wanting simplicity without compromise.Inside, the open-concept layout showcases 9-ft ceilings, large windows, and a clean, modern aesthetic. The white kitchen features over $21,000 in upgrades including a gas stove, upgraded quartz island with built-in dining space, extra drawers for storage, upgraded lighting, and durable Luxury Vinyl Plank flooring throughout. The living area flows directly onto your private, set-down patio, offering excellent privacy. Sheer drapes inside allow natural light while obscuring visibility for added comfort. The spacious primary suite includes a walk-in shower ensuite and generous closet space. The second bedroom is versatile—ideal for guests, a sewing or hobby room, or even a separate bedroom for a spouse who prefers their own space. Additional features include air conditioning, in-suite laundry, a heated underground parking stall (always a warm vehicle in winter), and a storage locker. Pet lovers will appreciate the flexibility to have up to three pets. Lawrie Park offers a true sense of community, with basketball courts, gardens, and gathering spaces. The surrounding Wedderburn neighbourhood includes walking paths, a pond, playground, off-leash dog park, and easy access to D’Arcy Crossing with Safeway, Starbucks, and Shoppers. Calgary is just 15 minutes away, making commuting simple and convenient. Why wait until 2026 for a comparable unit—without ground access—when you can move in today? This home offers new-construction quality, modern upgrades, pet-friendly living, and immediate possession. Enjoy all the benefits of a condo with the comfort and convenience of your own front entry. Move in and experience everything Lawrie Park has to offer. More details
    Listed by eXp Realty
    DIANE RICHARDSON
  • 2406 100 Banister Drive: Okotoks Apartment for sale : MLS®# A2266695

    2406 100 Banister Drive Okotoks Okotoks T1S 5Y3
    Main Photo: 2406 100 Banister Drive: Okotoks Apartment for sale : MLS®# A2266695
    $364,900
    Residential
    Status:
    Active
    MLS® Num:
    A2266695
    Bedrooms:
    2
    Bathrooms:
    2
    Floor Area:
    692 sq. ft.
    Better Than New in Lawrie Park! Gorgeous new construction without the wait!! Welcome to this gorgeous, upgraded 2 bedroom, 2 bathroom TOP FLOOR condo in the desirable Lawrie Park building in Wedderburn, Okotoks. Still under warranty and loaded with thoughtful upgrades, this home blends comfort, function, and style. Step into a bright white kitchen featuring a massive island, quartz countertops, and durable LVP flooring throughout the main living space. The open concept layout is perfect for entertaining or everyday living. Both bedrooms are spacious, with the primary suite offering a full ensuite and great closet space. Extras like in suite laundry, air conditioning, and a large balcony (with mountain views on a clear day!) overlooking the dog park make this home even more appealing, especially in a pet friendly building! You'll also enjoy the convenience of a heated underground parking stall, separate storage locker, and low condo fees. Located in vibrant Wedderburn, you're close to walking paths, schools, and exciting new commercial development. This condo truly feels better than new, move in and enjoy maintenance free living at its finest! More details
    Listed by CIR Realty
    DIANE RICHARDSON
1-12/28
Data was last updated November 26, 2025 at 12:05 PM (UTC)

Affordable Living in Okotoks, Alberta

Okotoks offers an exceptional lifestyle for those seeking quality homes at a more accessible price point. Nestled along the scenic Sheep River and just a short drive from Calgary, this family-friendly town is known for its welcoming atmosphere, beautiful pathways, and small-town charm.

Buyers shopping under $400,000 will find a range of options including townhomes, cozy bungalows, and well-kept starter homes. With excellent schools, parks, recreational centres, and boutique shops, Okotoks is a top choice for first-time buyers, growing families, and downsizers alike.

Curious about the different areas of town? Explore our Okotoks neighbourhood guide for more insights.

Frequently Asked Questions About Okotoks Homes Under $400,000

What types of homes are available in Okotoks under $400,000?

You can find a variety of property types including townhomes, bungalows, and starter single-family homes. Many are move-in ready and ideal for first-time buyers or downsizers.

Are there newer homes or developments available at this price?

While new construction in this price range is limited, some newer townhomes and duplexes may be available. Be sure to check regularly for the latest listings.

Is $400,000 enough to buy a detached home in Okotoks?

Yes, it’s possible to find smaller detached homes or older properties under $400,000. However, inventory can be competitive, so acting quickly is recommended.

What are the best neighbourhoods in Okotoks for affordable homes?

Areas like Cimarron, Crystal Ridge, and Drake Landing often have more budget-friendly options. Each offers access to parks, schools, and local amenities.

How far is Okotoks from Calgary?

Okotoks is approximately 15–20 minutes south of Calgary by car, making it a great location for commuters who want more home for their money.

Diane Richardson

Buying or selling?

With over 15 years of guiding buyers and sellers across Calgary and Southern Alberta, Diane Richardson brings unmatched local expertise to every transaction. Whether you’re searching for a country acreage or a picturesque rural retreat, Diane’s hands-on approach ensures your real estate journey is smooth and successful.

Please mention the property address or MLS® number you’re interested in.

 Ready to buy or sell? Contact Diane today for a free market consultation! 
Data is supplied by Pillar 9™ MLS® System. Pillar 9™ is the owner of the copyright in its MLS®System. Data is deemed reliable but is not guaranteed accurate by Pillar 9™.
The trademarks MLS®, Multiple Listing Service® and the associated logos are owned by The Canadian Real Estate Association (CREA) and identify the quality of services provided by real estate professionals who are members of CREA. Used under license.