Towns and Villages in Red Deer County

Discover the Heart of Central Alberta Rural Communities

Towns and Villages in Red Deer County featuring rolling hills and vibrant community centers like Penhold and Bowden
Explore the diverse lifestyle within Red Deer County communities

Exploring the Towns and Villages in Red Deer County reveals a region that perfectly bridges the gap between urban convenience and the serenity of the Central Alberta landscape. These Central Alberta rural communities offer a high quality of life: characterized by modern infrastructure: excellent schools: and a deep connection to the outdoors. Whether you are searching for a family home in the growing town of Penhold or a quiet residential property in the villages of Delburne or Elnora: the selection of Red Deer County real estate provides exceptional value and variety. With over 15 years of local heart and success, I am here to guide you through every step of your search in this dynamic region.

Living in Red Deer County means enjoying the best of both worlds. You are never more than a short drive from the major services and amenities of the city: yet you can return home to the peace of a small-town atmosphere. The municipalities within the county are known for their community spirit: local festivals: and extensive park systems. From the historic charm of Markerville to the recreational opportunities near the Red Deer River: this area is an ideal destination for families: professionals: and retirees looking to plant roots in a stable and welcoming environment.

As your professional real estate partner, I provide the specialized insight required for a successful move into the Towns and Villages in Red Deer County. I offer expert guidance on regional market trends and Red Deer County land use bylaws to ensure you are fully informed throughout the process. My commitment is to provide a zero-error experience that prioritizes your goals. View the newest listings below and contact me today for a private tour or a free market evaluation of your current home.

The Ultimate Balance of Central Alberta Heritage and Modern Living

Choosing a home in the Towns and Villages in Red Deer County offers a unique opportunity to join communities that value both tradition and progress. These Central Alberta rural communities provide the ideal setting for those seeking a slower pace of life with all the necessary modern amenities close at hand.

Red Deer County Real Estate

Explore the incredible value found in Red Deer County real estate. From expansive lots in Bowden to charming residential properties in Penhold: this region offers diverse options for every lifestyle and budget.

Innisfail Homes for Sale

Searching for Innisfail homes for sale often leads buyers to the stunning acreage options nearby. As a regional hub: Innisfail provides essential health services: schools: and a vibrant local economy.

Interactive MLS Listings

Use our interactive MLS listings to visualize your next home within the Central Alberta landscape. This tool helps you evaluate property proximity to regional parks: schools: and essential services.

Red Deer County Towns & Villages: Central Alberta Homes

Red Deer County Towns & Villages Central Alberta Homes Small-town homes in Red Deer County Alberta

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  • 16 Main St in Ardley: Residential Land for sale : MLS®# A2322948

    16 Main St Ardley T0M 0V0
    Main Photo: 16 Main St in Ardley: Residential Land for sale : MLS®# A2322948

    16 Main St Ardley T0M 0V0

    $50,000
    Land
    Status:
    Active
    MLS® Num:
    A2322948
    Residential Lot in the town of Ardley. Has its own water well, septic tank with power and gas close by. More details
    Listed by Royal LePage Network Realty Corp.
    LISTING DETAILS
    DIANE RICHARDSON

  • 519 4 Avenue in Elnora: Residential Land for sale : MLS®# A2322723

    519 4 Avenue Elnora T0M 0Y0
    Main Photo: 519 4 Avenue in Elnora: Residential Land for sale : MLS®# A2322723

    519 4 Avenue Elnora T0M 0Y0

    $64,900
    Land
    Status:
    Active
    MLS® Num:
    A2322723
    Looking for the perfect place to build your dream home? This spacious residential lot in the welcoming community of Elnora offers endless possibilities. Nestled in a quiet, small-town setting with mature trees nearby, this property provides plenty of room to create the home and lifestyle you've been dreaming of. Elnora is known for its friendly atmosphere and strong sense of community, while offering everyday conveniences including a K–8 school, grocery store, bank, parks, and local amenities. Enjoy the peace of small-town living while staying within easy reach of larger centres. Whether you're ready to build now or planning for the future, this is an excellent opportunity to secure a large lot in a charming Alberta community. More details
    Listed by Royal LePage Network Realty Corp.
    LISTING DETAILS
    DIANE RICHARDSON

  • 63 Westwood Court in Innisfail: Westwood Mobile for sale : MLS®# A2334165

    63 Westwood Court Westwood Innisfail T4G 1S2
    Main Photo: 63 Westwood Court in Innisfail: Westwood Mobile for sale : MLS®# A2334165

    63 Westwood Court Innisfail T4G 1S2 Westwood

    $75,000
    Mobile
    Status:
    Active
    MLS® Num:
    A2334165
    Bedrooms:
    2
    Bathrooms:
    1
    Floor Area:
    1,043 sq. ft.
    Welcome to 63 Westwood Court, a bright and beautifully maintained home in Innisfail's sought-after Westwood Court community! Perfectly located directly across from the playground and just a short walk to the school, arena, and swimming pool, this is a fantastic spot for a young family, or a smart addition to any investor's portfolio. Step inside to find a home that's been lovingly cared for and thoughtfully updated. The completely renovated including a bathroom feels fresh and modern, while the brand new vinyl siding gives the exterior serious curb appeal. Even better, the big-ticket items are already done for you — the furnace and hot water tank were both replaced in 2021, so you can move in with real peace of mind. Out back you'll find a spacious deck and beautifully kept yard, complete with established strawberry, raspberry, apple, and lilac plantings, a rain barrel, compost bin, and handy 8x10 shed — plenty of room to relax, garden, or entertain. Add in the new front porch and back deck (2025) and barn door closets in the primary bedroom, and this home truly shows pride of ownership throughout. just over 900 sq ft of comfortable living space, this is affordable, move-in-ready living in an unbeatable location. Come see it for yourself — you won't be disappointed More details
    Listed by LPT Realty
    LISTING DETAILS
    DIANE RICHARDSON

  • 2214 19 Avenue in Bowden: Detached for sale : MLS®# A2346570

    2214 19 Avenue Bowden T0M 0K0
    Main Photo: 2214 19 Avenue in Bowden: Detached for sale : MLS®# A2346570

    2214 19 Avenue Bowden T0M 0K0

    $75,000
    Residential
    Status:
    Active
    MLS® Num:
    A2346570
    Bedrooms:
    1
    Bathrooms:
    1
    Floor Area:
    758 sq. ft.
    Opportunity awaits in the welcoming town of Bowden! Situated on a good-sized lot directly across from the local hockey arena, this 1945-built home offers an affordable opportunity for buyers looking to get into the market or those considering the future potential of the property. The home features one bedroom and one bathroom, with a functional layout and plenty of possibilities to make the property your own. The lot offers convenient back-alley access and could also be an excellent option for a future new build. Located close to schools, playgrounds and community amenities, with easy access to Highway 2 and just a short drive to Innisfail or Red Deer. Whether you're looking for an affordable property, an investment opportunity or a lot for your future building plans, this Bowden property is well worth considering. More details
    Listed by TREC The Real Estate Company
    LISTING DETAILS
    DIANE RICHARDSON

  • 410 King Street in Elnora: Detached for sale : MLS®# A2341488

    410 King Street Elnora T0M 0Y0
    Main Photo: 410 King Street in Elnora: Detached for sale : MLS®# A2341488

    410 King Street Elnora T0M 0Y0

    $79,900
    Residential
    Status:
    Active
    MLS® Num:
    A2341488
    Bedrooms:
    3
    Bathrooms:
    1
    Floor Area:
    1,057 sq. ft.
    FOUR LOTS • ENDLESS POTENTIAL Looking for a project with plenty of possibilities? 410 King Street in Elnora offers an affordable opportunity on four lots, giving you the space to bring your ideas to life. The existing home is a fixer-upper in need of substantial renovation, making this a great option for someone ready to roll up their sleeves and transform the property. Renovate and reimagine the existing home, or explore the possibilities of starting fresh and building your dream home. The generous property offers plenty of outdoor space with mature trees and an established yard, along with an attached garage. Whether you're looking for your next renovation project, an investment opportunity, or land with room to create something new, this property is full of potential. Upgrades are new furnace and shingles in 2016. More details
    Listed by Royal LePage Network Realty Corp.
    LISTING DETAILS
    DIANE RICHARDSON

  • 1901 22 Avenue in Delburne: Detached for sale : MLS®# A2344662

    1901 22 Avenue Delburne T0M 0V0
    Main Photo: 1901 22 Avenue in Delburne: Detached for sale : MLS®# A2344662

    1901 22 Avenue Delburne T0M 0V0

    $93,500
    Residential
    Status:
    Active
    MLS® Num:
    A2344662
    Bedrooms:
    1
    Bathrooms:
    1
    Floor Area:
    744 sq. ft.
    Good value here on this triple lot in Delburne with tons of potential! Nice quiet neighborhood with an older home in need of TLC or build the home of your dreams. The yard is huge and has lots of perennial shrubs and flowers. Close to all local amenities. Delburne has lots to offer, many family & elder activities. Note: stated square footage reflects the main floor only. The second floor, which has space for additional bedrooms was not accessible for measurement and is not included in the total square footage. The home offers more finished living space than the listed square footage suggests. More details
    Listed by Coldwell Banker OnTrack Realty
    LISTING DETAILS
    DIANE RICHARDSON

  • 148 38550 Range Road 25A in Benalto: Mobile for sale : MLS®# A2333736

    148 38550 Range Road 25A Benalto T0M 0H0
    Main Photo: 148 38550 Range Road 25A in Benalto: Mobile for sale : MLS®# A2333736

    148 38550 Range Road 25A Benalto T0M 0H0

    $99,000
    Mobile
    Status:
    Active
    MLS® Num:
    A2333736
    Bedrooms:
    3
    Bathrooms:
    2
    Floor Area:
    1,199 sq. ft.
    Welcome to your own little slice of peace and quiet in Kountry Meadows, where beautifully maintained gardens, open prairie views, and a true sense of home come together. Backing onto a quiet farm quarter, this lovingly cared for property offers privacy, abundant natural light, and a lifestyle that's becoming harder to find—all within a short drive of Eckville and Sylvan Lake. With approximately 1,200 square feet, this 3-bedroom, 2-bathroom home features a bright, open-concept layout designed for comfortable everyday living. Large windows flood the home with natural light, creating an inviting atmosphere throughout. The spacious living room is anchored by a cozy gas fireplace, while the kitchen offers excellent storage and flows seamlessly into the dining and living areas, making it ideal for both quiet evenings and family gatherings. Pride of ownership is evident throughout. The roof was replaced approximately six years ago, the refrigerator, washer, and dryer are all approximately one year old, the furnace has been regularly serviced. It has a new hot water tank, waterline heat tape and brand new flooring throughout. The home is well insulated, securely strapped to pilings and has been meticulously maintained inside and out. Step outside and you'll discover what truly sets this property apart. Established perennial gardens, a mature cherry tree, and thoughtfully manicured landscaping create a backyard that feels like your own private retreat. The practical mudroom includes a dog door leading to a dedicated pet area, allowing four-legged family members to enjoy the outdoors while helping protect the gardens and lawn. The 40' x 12' covered deck, complete with a newer roof, is the perfect place to enjoy your morning coffee, unwind at the end of the day, or simply take in the peaceful views across the neighbouring farmland. Two spacious storage sheds (12' x 20' and 16' x 8') provide ample room for gardening supplies, tools, hobbies, and seasonal storage. This 1998 manufactured home is situated on a leased lot in Kountry Meadows, with current lot rent of $630 per month. If you've been looking for an affordable home where the work has been done, the setting is peaceful, and every corner reflects genuine care, this one is ready to welcome its next owners. More details
    Listed by eXp Realty - Red Deer
    LISTING DETAILS
    DIANE RICHARDSON

  • 602, 606, 610, 614, 618 5 Avenue in Elnora: Residential Land for sale : MLS®# A2161795

    602, 606, 610, 614, 618 5 Avenue Elnora T0M 0Y0
    Main Photo: 602, 606, 610, 614, 618 5 Avenue in Elnora: Residential Land for sale : MLS®# A2161795

    602, 606, 610, 614, 618 5 Avenue Elnora T0M 0Y0

    $99,900
    Land
    Status:
    Active
    MLS® Num:
    A2161795
    Large lot consisting of 5 parcels, each measuring 55' wide by 130' deep (7150 sq ft each for a total of 35,720 sq ft). Combined lots equal approximately .8 acres.The properties run along 5th Ave and King St. Services can be tied in to lines that run along King St. The alley (not developed) runs across the back from King St. to Princess St. The property is located in the Village of Elnora just east of Highway 21, approximately 45 minutes south east of Red Deer. Elnora is a quiet little Village where kids can play and you do not need to worry about them. The K-8 school is one block south on Princess St. More details
    Listed by RE/MAX real estate central alberta
    LISTING DETAILS
    DIANE RICHARDSON

  • 2104 23 Avenue in Delburne: Fawn Meadows Detached for sale : MLS®# A2336576

    2104 23 Avenue Fawn Meadows Delburne T0M 0V0
    Main Photo: 2104 23 Avenue in Delburne: Fawn Meadows Detached for sale : MLS®# A2336576

    2104 23 Avenue Delburne T0M 0V0 Fawn Meadows

    $105,000
    Residential
    Status:
    Active
    MLS® Num:
    A2336576
    Bedrooms:
    2
    Bathrooms:
    1
    Floor Area:
    1,016 sq. ft.
    Welcome to your new home! Pride of ownership is evident in this clean, move-in-ready mobile home situated on a huge, fully fenced corner lot. Step inside to a welcoming front living area, perfect for relaxing and unwinding. The heart of the home is the spacious, updated kitchen featuring a gas stove, with convenient laundry and pantry space just off the kitchen. At the rear of the home, you’ll find two generously sized bedrooms and an updated four-piece bathroom. Recent improvements include a renovated kitchen, newer flooring throughout, a renovated bathroom with updated plumbing and a new sink, newer windows, a furnace replaced in 2019, and a newer hot water tank. Only a small amount of trim and baseboard finishing remains to complete this home. Outside, the oversized yard offers plenty of space to enjoy and entertain. Highlights include a separately fenced garden area, raised garden beds, a greenhouse frame, an additional greenhouse frame, and mature fruit trees. The 12' x 16' deck, built in 2018 and complete with a pergola, provides the perfect spot for morning coffee, summer entertaining, or relaxing outdoors. With plenty of updates, generous living space, and an exceptional outdoor setup, this home has so much to offer. Come see it for yourself and book your private viewing today! More details
    Listed by Real Estate Professionals Inc.
    LISTING DETAILS
    DIANE RICHARDSON

  • 2031 18 Avenue in Bowden: Detached for sale : MLS®# A2312994

    2031 18 Avenue Bowden T0M 0K0
    Main Photo: 2031 18 Avenue in Bowden: Detached for sale : MLS®# A2312994

    2031 18 Avenue Bowden T0M 0K0

    $120,000
    Residential
    Status:
    Active
    MLS® Num:
    A2312994
    Bedrooms:
    2
    Bathrooms:
    1
    Floor Area:
    845 sq. ft.
    This small bungalow has endless potential! This home features 2 bedrooms, a 4-piece bathroom, open-concept kitchen and dining area, and a spacious living room. Upgrades that have been completed include new windows, refinished flooring, refurbished bathroom, kitchen cabinets & hot water tank. Property could be used as starter home and sits on a nice sized lot! More details
    Listed by Century 21 Bravo Realty
    LISTING DETAILS
    DIANE RICHARDSON

  • 4407 50 Avenue in Innisfail: Central Innisfail Detached for sale : MLS®# A2346265

    4407 50 Avenue Central Innisfail Innisfail T4G 1M4
    Main Photo: 4407 50 Avenue in Innisfail: Central Innisfail Detached for sale : MLS®# A2346265

    4407 50 Avenue Innisfail T4G 1M4 Central Innisfail

    $130,000
    Residential
    Status:
    Active
    MLS® Num:
    A2346265
    Bedrooms:
    2
    Bathrooms:
    1
    Floor Area:
    686 sq. ft.
    INVESTMENT OPPORTUNITY! Charming fixer-upper with great investment potential! This 2 bedroom, 1 Full Bathroom home offering endless possibilities for renovation and customization. .Located in a Mature area on a Mature lot, centrally located, close to schools, parks/playgrounds, pool and much more. Detached 10x24 Garage, outdoor storage. More details
    Listed by Royal LePage Network Realty Corp.
    LISTING DETAILS
    DIANE RICHARDSON

  • 11 Poplar Crescent in Springbrook: Row/Townhouse for sale : MLS®# A2334882

    11 Poplar Crescent Springbrook T4S 1V3
    Main Photo: 11 Poplar Crescent in Springbrook: Row/Townhouse for sale : MLS®# A2334882

    11 Poplar Crescent Springbrook T4S 1V3

    $140,000
    Residential
    Status:
    Active
    MLS® Num:
    A2334882
    Bedrooms:
    2
    Bathrooms:
    2
    Floor Area:
    1,053 sq. ft.
    Welcome to comfortable and affordable living in the quiet, family-friendly community of Springbrook! This two-storey townhouse condo offers approximately 1,053 sq. ft. above grade, plus a finished basement for additional living space. The bright main floor features beautiful hardwood and laminate flooring, a spacious living room and a functional kitchen with an island, pantry and adjoining dining area. Upstairs are two exceptionally generous bedrooms, including an impressive primary bedroom measuring approximately 16'11" × 11'8", along with a full four-piece bathroom. The finished basement offers a versatile games or family room, a second four-piece bathroom and a dedicated laundry room. Step outside to enjoy the fenced backyard, lawn and deck—perfect for relaxing or creating your own private outdoor retreat. An assigned parking stall is also included. Condo fees include heat, water, sewer, common-area maintenance, landscaping and snow removal, parking, professional management, insurance and reserve fund contributions. Located near parks, playgrounds and sidewalks, this home provides a peaceful small-community lifestyle while remaining just a short commute from Red Deer. Pets are permitted with restrictions and board approval. More details
    Listed by RE/MAX real estate central alberta
    LISTING DETAILS
    DIANE RICHARDSON
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Data was last updated October 9, 2026 at 02:05 PM (UTC)
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.

Regional Explorer: Communities of Red Deer County

Red Deer County is home to several distinct municipalities and thriving hamlets: each offering its own central charm and essential services. Explore these local hubs to find the perfect setting for your next chapter in Central Alberta.

Towns & Villages

Explore Red Deer County residential listings in Penhold: Bowden: and Delburne: where modern growth meets quiet village charm.

Explore Communities →

County Homes

Search Red Deer County properties to find diverse housing options: from established neighborhoods to new developments south of the city.

Explore Homes →

Acreages

Discover Central Alberta acreage listings that offer expansive views: productive land: and private country living within the county.

Explore Acreages →

Sylvan Lake

View Sylvan Lake real estate to find beautiful lakeside homes and year round recreational properties in this premier resort town.

Explore Sylvan Lake →

Innisfail Area

Explore Innisfail regional acreages and town homes: offering essential services and immediate access to the Highway 2 corridor.

Explore Innisfail →

Land Use Bylaws

Understand the Red Deer land use guide: including regional zoning: building regulations: and essential property development rules.

Explore Bylaws →

School Districts

Access the Red Deer County school guide to learn about local education: busing routes: and modern facilities for regional families.

Explore Schools →

Market Value

Get a Red Deer County property evaluation to understand the current value of your village or town property in the Central Alberta market.

Get Valuation →

Interactive Red Deer County Community Map Search

Visualizing the layout of Central Alberta is essential for finding your ideal property. Use our interactive MLS listings map to explore the Towns and Villages in Red Deer County. This real-time tool allows you to filter listings by price: lot size: and proximity to regional hubs like Penhold: Bowden: or Innisfail: providing a comprehensive view of the local market terrain.

Regional Connectivity

Map your proximity to essential services in the city of Red Deer or the Highway 2 corridor. Our visual search makes it easy to evaluate travel times and community access for Red Deer County real estate.

Interactive MLS Listings

Stay current with all Central Alberta rural acreage properties as they hit the market. Filter by specific property types: from historic village homes to modern bungalows and expansive agricultural acreages.

Recreation Boundaries

Evaluate property boundaries near Sylvan Lake and the Red Deer River valley. This visual data is vital for buyers moving into Central Alberta rural communities looking for outdoor access.

Common Questions: Buying Real Estate in Red Deer County

1. What makes the Central Alberta rural communities in Red Deer County ideal for families?

The Central Alberta rural communities found throughout Red Deer County are highly sought after by families due to their safety: modern amenities: and community spirit. Towns like Penhold and Bowden offer excellent local schools and recreational facilities: while the surrounding villages provide a quiet: supportive environment. Living in the Towns and Villages in Red Deer County allows families to enjoy a higher quality of life with immediate access to nature: parks: and regional programs designed for all ages.

2. How do I find the best Red Deer County real estate for my specific needs?

Identifying the right Red Deer County real estate begins with understanding your lifestyle priorities. Whether you need proximity to the city of Red Deer for work or a large acreage for privacy: our interactive MLS listings map is the best tool to filter properties by location: price: and features. By visualizing the market: you can compare different communities and find a home that perfectly matches your long term goals.

3. Are there specific Innisfail homes for sale that offer larger lots or acreages?

Yes: many buyers searching for Innisfail homes for sale are drawn to the expansive acreage properties located just outside the town limits. These listings often provide the best of both worlds: offering the privacy of country living with the convenience of being minutes away from Innisfail's essential services. Whether you are looking for a hobby farm or a luxury estate: the regional market surrounding Innisfail offers diverse options for those needing more space.

4. Where can I find the Red Deer County land use bylaw for property development?

The full Red Deer County land use bylaw is available on our site to help you understand regional zoning and building regulations. This document is critical for anyone planning to build: renovate: or develop land within the county. Knowing the local rules ensures that your property plans comply with municipal standards and helps avoid delays in your development process.

5. Is there a Red Deer County school guide for families moving to the area?

We provide a comprehensive Red Deer County school guide to assist parents in evaluating local education options. The guide includes information on primary and secondary schools in the region: along with details on busing routes and community connectivity. Finding the right school is a top priority for many: and our guide helps make that decision easier for families moving to Central Alberta.

6. What does the Red Deer County recreation guide include for local residents?

The Red Deer County recreation guide highlights the best outdoor activities and parks in the region. From fishing and hiking in the Red Deer River valley to exploring local community parks: the guide offers a full view of the leisure opportunities available. It is a fantastic resource for residents wanting to stay active and connected to the natural beauty that surrounds the Towns and Villages in Red Deer County.

Red Deer County Community Discovery Hub

Red Deer County Homes for Sale

Search current residential listings and family homes across the county: from Penhold to Bowden.

Red Deer County Acreage Listings

Explore expansive country properties: hobby farms: and luxury rural estates in Central Alberta.

Sylvan Lake Real Estate

Discover lakeside living and recreational properties in one of Alberta's premier resort towns.

Innisfail Regional Acreages

Find beautiful country homes and productive land in the areas surrounding the town of Innisfail.

Red Deer County Land Use Bylaws

Understand regional zoning: building regulations: and property development rules for the county.

Red Deer County School Guide

Learn about local education: school busing routes: and modern learning facilities for families.

Red Deer County Parks Guide

Explore the top fishing spots: hiking trails: and regional parks across the Red Deer County area.

Central Alberta Map Search

Use our visual tool to locate properties based on terrain: community proximity: and landmarks.

Red Deer County Specialist

Connect with Diane Richardson for expert guidance on Central Alberta moves and local tours.

Free Property Evaluation

Determine the current market value of your Red Deer County town or village property today.

Diane Richardson: Experienced Alberta REALTOR specializing in Towns and Villages in Red Deer County

Your Professional Guide to Red Deer County Living

Navigating the real estate market within the Towns and Villages in Red Deer County requires an experienced Alberta REALTOR® who understands the unique community dynamics of Central Alberta. With over 15 years of local heart and success: I am dedicated to helping you find a property that aligns with your lifestyle and financial goals. Whether you are looking for a family home in Penhold or a quiet retreat in Bowden or Delburne: I provide the professional insight needed for a successful move.

I am available to assist you with your search: reach out today:

Interested in a specific listing? Text me the MLS number for immediate community details!

Start Your Red Deer County Search Today
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.