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Book Online or call HomeAway Booking Assistance 888-640-7927
Book Online or call HomeAway Booking Assistance 888-640-7927

Downtown 39 Biltmore Loft - elegant living on a bustling corner

Sleeps4
Bedrooms 1
Bathrooms1
Space 1,000 sq. ft.
Property type condo
Minimum Stay 2 - 3 nights

Overview

About the property

Condo, 1 Bedroom + Convertible Bed(s), 1 Bath (Sleeps 2-4)

(our Cancellation Policy is at the end of these paragraphs)

Welcome to our historic, modernized 1000 sq. ft. Biltmore Loft with a gourmet kitchen and electric fireplace on a bustling corner, smack-dab in the heartbeat of Downtown with some of the best restaurants, galleries, music venues, theaters, and shops just steps from your door. How about your own private street entrance with 39 (39 Biltmore Ave) artistically embedded in the sculptured metal gate with a Keypad keyless door access - easy and safe - sleeps 2-4 comfortably (add $30/person/night for over 2 people)! The 400+ Biltmore Ave. Garage is right across the side street; Pack Square Park is on the top of the block; Mast General Store is 1/2 block; the Fine Arts Theater is across the street; the nationally regarded music venue, the Orange Peel, is 1 block; the nationally recognized French Broad Chocolate is at the top of the block and to the right; and the organic French Broad Co-op grocer is 1 block yonder. Our building has 16 inch brick walls, high ceilings, and high-end Kolby double-paned windows. We are smack in the middle of downtown so some street noise will be heard - this is downtown. If you choose, though, you may turn on our Sleep Sound machine and hear waterfalls, nature sounds and the like while you rest or sleep. But we've heard only a few comments about the occasional noise. If you don't want to hear any street noises but only the muffled 'character sounds' of some walking on the old Heartwood pine floors above during business hours, then consider our 39 Biltmore Studio discussed below.

You'll be enamored with the earthy feel of the historic brick and heartwood pine in this Manhattan Style Loft (open bedroom design + separate area with Queen sized sofa bed). You'll find all the luxurious trappings including: high speed 16 mb download, wireless DSL internet connection; flat screen HDTV with Netflix movies and TV shows; 3-D Blu Ray Disc Player with a small library of movies; comfortable living room and bedroom suites and Queen sized pull-out Sofa Bed, both with gel memory foam mattresses & pillow top; stainless steel appliances; and granite kitchen counters.

You may also be interested in our cozy 39 Biltmore Studio in the same building for $170-$210/night + Holiday rates with high quality appliances, gel memory foam mattress in the bedroom, and a small patio inside the French Cut wooden fence - a parking space is included gratis right outside the fence (www.HomeAway.com/3535643).

How about seating yourself in the maple umbrage of the beautiful patio of the Double D's Coffee & Dessert BUS next door, the awesome fire pitted patio of the Wicked Weed Restaurant and Brewery 1 block south, the singularly designed Pack Square Park starting alongside the obelisk at the top of the block, or the world class venue of the 500 seat Diana Wortham Theater 1 block up the street? We could say more but you'll just have to explore and experience the rest of the beauty and excitement on your own ...... Welcome to Downtown Asheville.... Welcome to the Biltmore Loft!

CANCELLATION POLICY

In order to cancel the reservation, the request must be tendered by the Guest to Landlord in writing by Email, text, fax, or postal mail. If the cancellation is tendered by a party other than the person who made the reservation, then adequate information must be provided to convince Landlord that said cancellation request is valid. In the event the Guest cancels the reservation 60 days or more prior to the scheduled date of arrival then Guest will be refunded all monies paid minus a 10% cancellation fee or a minimum $75 fee + any other fees that may reasonably be considered like credit card costs. In the event a Guest cancels the reservation within said 60 day period prior to scheduled arrival then, provided Landlord has a firm commitment from another Guest for that particular rental period, Landlord will refund a pro-rata amount of money paid (subject to how many days of the term were rented) less a 10% cancellation fee or a minimum $75 fee + any other fees that may reasonably be considered like credit card costs. Landlord is not responsible for any Security Deposit Insurance (SDI) fee or Service Fees that were paid.

In the event full payment is not RECEIVED at least 50 days prior to arrival, then this Agreement will be considered cancelled at the option of the Landlord and the prior paragraph shall apply.

More Details

Owner
Bernie Byrne
Member since: 2012
Speaks: english
Response time:
Within an hour
Response rate:
100%
Calendar last updated:
April 24, 2017

About Bernie Byrne

Sandy and Bernie Byrne are Iowa born via Coral Gables/Miami FL. Bernie grew up on a farm in northwest Iowa and Sandy in Iowa City, the home of the University of Iowa (Hawkeyes). Sandy has authored several books and has traveled the world lecturing & teaching Ultrasound of the Eye. She feels so fortunate to have helped so many people with unique eye problems. We are overjoyed to be in the Asheville area for 18 years now and have worked diligently to develop a true Green, Organic, and Sustainable community just 25 minutes north of Asheville called Mountain Meadows on Crooked Creek. Just recently we converted our Biltmore Loft in Downtown Asheville to a vacation rental. We want to use it often too so we loaded it up with the most comfortable and convenient furnishings and electronics to go along with all of the exciting energies in Downtown Asheville. Excellent health in all physical, mental, and spiritual ways has been our positive passion for a long time and we feel so privileged to enjoy our kids, Cherie, Nicole & Donnie along with our grand daughters Amanda, Maddie, & Tabitha. Please give us a call at 828 230-0755 so that we may answer any other questions you have.

Bernie Byrne purchased this condo in 1999

Why Bernie Byrne chose Asheville

Downtown was not yet hip when we decided to buy a building in Asheville in the year 1999. We thought, hey, wouldn't it be a creative, FUN time and investment to renovate an old building and be able to have a small apartment where we could stay sometimes? Though our farm was only 20 minutes north, we felt this downtown option would really be the lap of luxury (it is)! We were fortunate to find an old, 2 story corner building with an art studio and gallery on the main floor, an apartment above, and a dilapidated basement. There were dozens of coats of paint on both the brick walls and the old Heartwood Pine floors; the frontage was a 1940's aluminum; and the owners were relectant to sell. After friendly negotiations, and paying much more than we really thought it was worth (does that sound familiar?), we went to work redesigning and putting together a construction crew. This 18 inch brick walled, ugly and decrepit dinosaur circa 1885 building is transformed and now on the National Historic Register on a gem of a corner surrounded by thriving restaurants, shops, galleries, coffee houses, a parking garage, and the new a-loft Hotel (part of the international Starwood Hotel system). We feel so fortunate to be part of a bustling downtown that still retains its historic character and charm!

What makes this condo unique

We've said it all before and we'll say it again - you'll just LOVE being Downtown right in the middle of it all with kind and caring folks all around and exciting things all about! The character and simplicity of Heartwood Pine floors, high ceilings and brick walls, all enconsced in a 1000 SF Loft with tall windows and skylights.... is awesome. Next door you'll visit the Double D's Coffee & Dessert BUS; view the Fine Arts Theatre across the street where you will see artsy new independent movies; just a block away enjoy The Orange Peel, considered by Rolling Stone Magazine to be one of the best music venues in the nation; organic minded bodies will resonate with the French Broad Co-op 1 block south and the Farmer's Market down the street on Wednesday afternoon plus the City Market a few blocks away on Saturday mornings, in season; take a slow walk in the delightfully designed Pack Square Park up the street with its grassy areas and trees, water features, and its leisurely promenade - great for sitting, musing, and people watching; how about Broadway quality shows at Pack Square in the Diana Wortham Theatre just 1 block up the way?; a plethora of natural 'farm to table' restaurants are tantalizing; the original craft brewery in Asheville, Highland Brewery, was born in the basement environs of Barley's Taproom and Pizzeria right across the street; the Drum Circle, our primal beat, is our go-to on Friday nights - could we be so lucky?

location - location - location

parking - parking - parking

historic - historic - historic

excitement - excitement - excitement

Amenities

Downtown Condo Accommodation and Amenities

Property Type:
  • condo
  • floor 2
Meals:
  • Guests provide their own meals
Floor Area:
  • 1000 sq. ft.
House Rules:
  • Max. occupancy: 4
  • non smoking only
  • pets not allowed
  • children welcome
Location Type:
  • Downtown ...
  • Mountain ...
  • Mountain View ...
Theme:
  • Adventure
  • Away From It All
  • Family
  • Historic
  • Romantic
  • Rustic
  • Sports & Activities
  • Tourist Attractions
General:
  • Air Conditioning ...
  • Basic Soaps
  • Broadband Access ...
  • Ceiling Fans
  • Clothes Dryer ...
  • Covered Parking ...
  • Filtered Water
  • Fireplace ...
  • Garage ...
  • Hair Dryer
  • Heating ...
  • Internet
  • Iron & Board
  • Laundry Soap
  • Linens Provided ...
  • Living Room ...
  • Local Maps
  • Local Restaurant Guide
  • Paper Towels
  • Parking ...
  • Parking Off Street ...
  • Parking On Street
  • Shampoo
  • Sofa Bed
  • Toilet Paper
  • Towels Provided ...
  • Washing Machine ...
  • Water Cooler
  • Wireless Internet ...
Kitchen:
  • 4 Ring Stove
  • Blender
  • Catering Available ...
  • Coffee Grinder
  • Coffee Maker ...
  • Cooking Utensils ...
  • Dishes & Utensils ...
  • Dishwasher ...
  • Freezer ...
  • Garbage Disposal
  • Gourmet Kitchen
  • Ice Maker
  • Kitchen ...
  • Microwave
  • Oven
  • Pantry Items ...
  • Refrigerator ...
  • Stove ...
  • Stove
  • Toaster
Dining:
  • Dining ...
  • Dining Area
  • seating for 4 people
Bathrooms:
  • 1 Bathroom
  • Bathroom 1 -
  • Window looking toward the mountains with a Church steeple in view...
Bedrooms:
  • 1 Bedroom, Sleeps 4
  • Bedroom 1 - 1 queen , 1 sleep sofa /futon , Gel memory foam mattress in BR and on Sofa Bed......
  • Additional sleeping areas as noted above... just off Bedroom 1: Comfy Queen Sofa Bed with gel memory foam mattress & pillow top.
Entertainment:
  • Books ...
  • CD Player
  • DVD Player ...
  • DVR
  • MP3 Dock
  • Music Library ...
  • Satellite / Cable ...
  • Stereo ...
  • Television ...
  • VCR
  • Video Library ...
Outside:
  • Deck / Patio ...
Suitability:
  • Groups
  • Long-term Renters Welcome
  • Low Allergen Environment
  • Singles
  • wheelchair inaccessible
Attractions:
  • arboretum
  • autumn foliage
  • botanical garden
  • churches
  • cinemas
  • festivals
  • health/beauty spa
  • library
  • live theater
  • museums
  • playground
  • recreation center
  • restaurants
  • synagogues
  • winery tours
Leisure Activities:
  • bird watching
  • boating
  • eco tourism
  • horseback riding
  • miniature golf
  • photography
  • scenic drives
  • shopping
  • sight seeing
  • walking
  • wildlife viewing
Local Services & Businesses:
  • ATM/bank
  • fitness center
  • groceries
  • hospital
  • laundromat
  • massage therapist
  • medical services
Sports & Adventure Activities:
  • basketball court
  • cross country skiing
  • cycling
  • golf
  • hiking
  • ice skating
  • kayaking
  • mountain biking
  • mountain climbing
  • mountaineering
  • racquetball
  • rafting
  • rock climbing
  • swimming
  • tennis
  • whitewater rafting
Notes:
You'll have whatever you need right here in our fully outfitted 39 Biltmore Loft. Please enjoy one of the truly best Downtown living experiences in Asheville only 1 block from one of the best music venues in the country (The Orange Peel), one of the highest rated galleries in the SE (The Blue Spiral) just across the street, Broadway performances 1 block up the street in Diana Wortham Theatre, a craft brewery and restaurant called the Wicked Weed with 16 -25 of their own brews 1 block south, and a beautifully designed downtown Pack Square Park on top of the hill 1 block north.

Reviews

Exceptional! 5/5 -
(139 traveler reviews)

Downtown 39 Biltmore Loft - elegant living on a bustling corner
average rating of 4.964029 based on 139 reviews
4

Location location location downtown Asheville experience

  • 4 of 5

Location location location this is the place to be for a downtown Asheville experience. The building and the space is very unique and provided us with all that we needed. Unfortunately our weekend didn't feel long enough to fully appreciate the amenities of the space. I would have to say however that our Asheville trip was highlighted by our accommodations Thank you Bernie and Sandra for sharing your place with us

  • Submitted: Apr 7, 2017
  • Stayed: Mar 2017
  • Source: VRBO, from HomeAway
Owner's Response: Sharon...thank you for sharing your thoughts and taking the time to Review our Loft. We cherish the plethora of 5-Star Reviews we have so please let us know how we might be able to make your experience a 5-Star experience the next time around...Bernie
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0 0
5

Beautiful, Unique Space in an Amazing Downtown Asheville Location

  • 5 of 5

My husband and I, and our two girls (3 and 7) loved this unique loft!

The layout and set up allowed for flexible and spacious sleeping configurations. In addition to the bed, the pullout and couch were very comfortable (we have a kicker). Since it faces the busy street and sidewalk, there was certainly some intrusive noise "after hours" but it wasn't an issue for our girls to fall asleep each night, and they stayed asleep. The thoughtful sound machine also came in handy - we used it pre-emptively.

The loft is in a great location and central to all of our favorite places to visit - nothing quite like the feeling of walking downstairs and past the front door, emerging onto a sidewalk just an arm's length from the Double Decker Bus, steps down from Mast General Store and Curate, stone's throw really from French Broad Chocolate Lounge and many other amazing sights, sounds and adventures that are uniquely Asheville.

Sandy and Bernie made sure that the place was well stocked, with plenty of extra pillows, blankets, towels. The gorgeous kitchen is also a lovely place to gather for a meal, stocked with plenty of quality cookware and servingware. And, important stuff: heat worked great, hot water for the shower ran well, dimmers for appropriate light fixtures.

We would recommend 39 Biltmore to one and all. Best of all, Bernie was always a text away and quick to respond. Definitely stay here on your visit to Asheville!

  • Submitted: Mar 15, 2017
  • Stayed: Mar 2017
  • Source: VRBO, from HomeAway
Owner's Response: Dawn...how well you articulated your experience in our Loft. When one has a couple small girls in tow then convenience and function play much more of a role in ones living condition. I'll bet the girls especially liked the novelty of the Double Decker BUS with its various desserts, hot chocolate, and such. Happy that our design and amenities enabled your family to enjoy a particularly pleasant time...Bernie
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0 0
Bennettsville, SC
5

Great loft right downtown!

  • 5 of 5

This loft was beautiful and exactly as described! It was right downtown so we walked to most of the places we wanted to go and the rest were just a short uber ride away! It took us about 10 minutes to get to the Biltmore Estate which was great! My husband and I were so comfortable and relaxed and just had the best time!

  • Submitted: Jan 2, 2017
  • Stayed: Dec 2016
  • Source: VRBO, from HomeAway
Owner's Response: Michelle...happy that you two found our Biltmore Loft so convenient and comfortable in celebration of your 1st Anniversary! Thanks for taking time for the Review...Bernie
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0 0
5

Best value in Asheville

  • 5 of 5

I don't think we could have found a better place to stay in Asheville. The location was perfect. The loft is roomy and up to date. It was stocked with everything we needed and had plenty of options for parking

  • Submitted: Dec 29, 2016
  • Stayed: Dec 2016
  • Source: HomeAway
Owner's Response: Kevin...thanks! Yes, we are substantively lower priced than downtown hotels with 3 times as much space and loads of convenience and accoutrements. Nice to have 2 City parking decks virtually across the street. We hope to host you again, soon...Bernie
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1 0
5

Perfect Downtown Asheville Location

  • 5 of 5

The loft is as beautiful as the pictures indicate, with everything we needed provided. The space is warm and inviting and although on a main street, there was virtually no noise once inside. The location couldn't be better. You can just step out the door to the double decker bus and grab a great cup of coffee or walk across the street to the Chestnut Restaurant, which was fabulous! There are interesting shops all within walking distance and we only took our car out of the garage to drive to the Biltmore Estate. We had a wonderful 2 day visit and highly recommend the loft. It was just great!

  • Submitted: Dec 6, 2016
  • Stayed: Dec 2016
  • Source: VRBO, from HomeAway
Owner's Response: Cindy...thanks for your warm and hospitable review. We are just as pleased as you were that we can walk out the door and go to restaurants and shops right next door or up and down the street...Bernie
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1 0
5

Very nice property in a great location

  • 5 of 5

Biltmore Loft is a great place to stay when visiting Asheville if you want to be in the city center. The loft is quite comfortable and has plenty of room. Nicely renovated building with hardwood floors, tall ceilings and brick walls give this place a great feel. Convenient to restaurants, a number of breweries, and coffee shops there is lots to do and explore within a few blocks.

Exceeded our expectations in every way. Clean, great quality loft in the heart of downtown.

  • Submitted: Nov 28, 2016
  • Stayed: Nov 2016
  • Source: VRBO, from HomeAway
Owner's Response: Chip...a "great feel" is a great way to express your heartwarming experience in our Biltmore Loft! We always like to have our expectations exceeded when we visit places but it rarely happens so we are pleased you enjoyed the surroundings and the city so much...Bernie
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2 0

Map

Biltmore Estate
"The largest private residence in the U.S. - beautiful - 7 minutes south..."
Blue Ridge Parkway
"Scenic 2-lane Parkway - 12 minutes... "
LaZoom Tours
"Tour Asheville on a purple bus with plenty of comedy and byob..."
Thomas Wolfe Memorial
"Right in downtown Asheville is where this famous writer lived..."
McCormick Field
"One of the oldest ballparks in the U.S. where Ty Cobb, Babe Ruth, Willie Stargel, and a host..."
The Orange Peel
"Just 1 block south of 39 Biltmore Ave., the Orange Peel is rated as one of the 5 best venues..."
Mast General Store
"1/2 block north of 39 Biltmore Ave., Mast General Store is in the old general store vintage ..."
Botanical Gardens At Asheville
"Peaceful little garden to walk around by the UNCA campus and only a 5 minute drive north..."
Malaprop's Bookstore/Cafe
"Small independent bookstore with a homey little coffee bar,,,,,has won a lot of national awa..."
Asheville
Pack Square
"Downtown park in the middle of the city just 1 block north on right side..."
Grove Arcade
"1st indoor mall in the United States and renovated to return to an indoor mall in about 2000..."
All Souls Episcopal Church
"Design-wise this is a gorgeous church in Biltmore Village that echos the building era of the..."
Laughing Seed Cafe
Early Girl Eatery
Wedge Brewing Co.
"Located in the River Arts District about a 15 minute walk from the Biltmore Loft, the Wedge ..."
Salsa Mexican Caribbean Restaurant
"Folks say this is the best Mexican Caribbean food around and it is one of the first really g..."
French Broad Chocolate Lounge
"Moved to a larger location in December of '14, this Chocolate Lounge has a highly deserved r..."
Tupelo Honey Cafe
Mela Indian Restaurant
Curate
Limones
White Duck Taco Shop
Asheville Tourists Minor League Baseball Team
"One of the oldest minor league stadiums in the U.S. Ty Cobb, Babe Ruth and many others have ..."
Tops For Shoes
Green Sage Cafe
Lexington Avenue Brewery
Zambra
Mayfel's
Pack's Tavern
Chai Pani
Thirsty Monk
Over Easy Cafe
Battery Park Boox Exchange and Champagne Bar
Basilica of St Lawrence
Mamacita's Taqueria
Posana
Highland Brewing
Strada
DOC Chey's Noodle House
Nearest Airport
17 Miles
Asheville Airport
Nearest Barpub
Barley's, Wicked Weed, a-Loft Hotel, Chestnut
Nearest Golf
2.3 Miles
Grove Park Inn
Nearest Restaurant
Doc Cheys, Posana, Curate, Chestnut , + 14 more
Nearest Ski
32 Miles
Wolf Laurel
Car: not necessary

The 39 Biltmore Loft is in the heartbeat of downtown Asheville Across the street from the new 400+ Biltmore Ave. Garage

New Downtown Pack Square Park is up the hill on the Square

Double D's Coffee & Dessert BUS & outdoor patio next door

Top-rated Blue Spiral Art Gallery across street

Reknowned Orange Peel national music venue 1 block south

Mast General old-timey general store 1/2 block north

Art Deco Fine Arts Theatre across street

Barley's Pizza & Taproom, home of our first craft Brewery, across street

Wicked Weed Brewery & restaurant 1 block south

Wortham Theatre with world class performances 1 block north

French Broad Co-op organic market 1 block south

18 restaurants + shops, galleries, taverns 1 block

Famed Biltmore Estate 7 minutes south

World class Grove Park Inn Resort & Spa 7 minutes north

The Grove Arcade, our nation's first indoor mall, 6 blocks NW

Photos

Rates & Availability

Downtown Condo Rental Rates

Rental Basis:
per property
Owner accepts payment in:
USD
Convert Currency
Rate Period Nightly Weekend Night Weekly Monthly * Event
 
Spring
Mar 10 2017 - May 25 2017
2 night minimum stay
$235
From
$265
Thu,Fri,Sat,Sun
$1,600
$5,300
 
Notes: Rates are based on 2 guests; add $30 per night, per additional guest
 
Memorial Day
May 26 2017 - May 30 2017
3 night minimum stay
$320
$1,600
$5,300
 
Notes: Rates are based on 2 guests; add $30 per night, per additional guest
 
Spring/Summer
May 31 2017 - Jun 29 2017
2 night minimum stay
$235
From
$265
Thu,Fri,Sat,Sun
$1,600
$5,300
 
Notes: Rates are based on 2 guests; add $30 per night, per additional guest
 
Independence Day
Jun 30 2017 - Jul 5 2017
3 night minimum stay
$320
$1,600
$5,300
 
Notes: Rates are based on 2 guests; add $30 per night, per additional guest
 
Summer
Jul 6 2017 - Aug 31 2017
2 night minimum stay
$235
From
$265
Thu,Fri,Sat,Sun
$1,600
$5,300
 
Notes: Rates are based on 2 guests; add $30 per night, per additional guest
 
Labor Day
Sep 1 2017 - Sep 5 2017
3 night minimum stay
$320
$1,600
$5,300
 
Notes: Rates are based on 2 guests; add $30 per night, per additional guest
 
Summer/Fall
Sep 6 2017 - Oct 9 2017
2 night minimum stay
$235
From
$265
Thu,Fri,Sat
$1,600
$5,300
 
Notes: Rates are based on 2 guests; add $30 per night, per additional guest
 
Foilage
Oct 10 2017 - Nov 1 2017
3 night minimum stay
$320
$1,920
$6,200
 
Notes: Rates are based on 2 guests; add $30 per night, per additional guest
 
Fall/Winter
Nov 2 2017 - Nov 21 2017
2 night minimum stay
$235
From
$265
Thu,Fri,Sat,Sun
$1,600
$5,300
 
Notes: Rates are based on 2 guests; add $30 per night, per additional guest
 
Thanksgiving
Nov 22 2017 - Nov 26 2017
3 night minimum stay
$320
$1,600
$5,300
 
Notes: Rates are based on 2 guests; add $30 per night, per additional guest
 
Fall/Winter
Nov 27 2017 - Dec 20 2017
2 night minimum stay
$235
From
$265
Thu,Fri,Sat,Sun
$1,600
$5,300
 
Notes: Rates are based on 2 guests; add $30 per night, per additional guest
 
Christmas
Dec 21 2017 - Jan 2 2018
3 night minimum stay
$320
$1,600
$5,300
 
Notes: Rates are based on 2 guests; add $30 per night, per additional guest
 
Valentine's Day
Feb 14 2018 - Feb 16 2018
2 night minimum stay
$320
$1,600
$5,300
 
 
St. Patrick's Day
Mar 16 2018 - Mar 18 2018
2 night minimum stay
$320
$1,600
$5,300
 
 
My Standard Rate
2 night minimum stay
$235
From
$265
Thu,Fri,Sat,Sun
$1,600
$5,300
 
Notes: Rates are based on 2 guests; add $30 per night, per additional guest

Additional information about rental rates

Refundable damage deposit $150
Cleaning Fee $85
Tax Rate 7.0%

CANCELLATION POLICY...and NATIONAL HOLIDAYS...

REFUND - anyone who desires to terminate their Reservation a week to 60 days in advance of their arrival then please advise Owner. Owner shall immediately place those days on the Calendar as available. In the event all of those days become Reserved, then Traveler will receive all monies paid minus a $100 cancellation fee, whichever is greater. In the event only a portion of the days become Reserved, then Traveler will receive back a pro-rated amount. Please see the last paragraph under Overview (in the menu above).

Owner's Cancellation Policy

  • 100% refund if canceled at least 60 days before arrival date.

Enter dates for accurate pricing

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