Note: Reviews may include other agents on their team
What clients say about this agent....
Samuel R.
Review for Member: Joseph Watson
ZillowVERIFIEDWe cannot recommend Joe, Maryann, and the rest of the RE/MAX team enough! They made the daunting process of selling and buying seamless from start to finish. Their expertise, communication, and support put us at ease and we could not be happier with how everything played out. At the end of the day, its about trust, and we have now used Joe twice in the last ten years and both times he and his team have delivered. We are grateful and so appreciate their ability to build a genuine and caring connection with us.
Number S.
Review for Member: Joseph Watson
ZillowVERIFIED After interviewing three realtors, we chose to go with Joe Watson and his ReMax team. Joe was patient and provided expert and valuable guidance in preparing for the open house. The painters that he recommended were superb! His marketing skills were critical in selling the house during the winter. He was able to get more for the house than what we were asking. We were very happy with his personal attention and care. We are so very glad we chose Joe and his team. They made a challenging and daunting process seem effortless and stress free! Go with Joe Watson! You will be very happy that you did!!!
Jennifer F.
Review for Member: Joseph Watson
ZillowVERIFIED Joe Watson was great to work with from day 1 when I called out of the blue because I happened to see a home I was really interested in. He made the visit work the next day to accommodate my schedule. We worked with Joe and the team for our move to MA from out-of-state over the next few months and Joe really understood our needs and aesthetics. He was most helpful with referrals for all of the adjunct things you need to do when moving to a new state. I highly recommend the Watson Team!
Lp3143
Review for Member: Joseph Watson
ZillowVERIFIED Joe and his team at Re/Max were amazing. Not a call or a text went unanswered. Joe was there helping with the sale of my parent's home and helped us every step of the way. The home sold after one weekend of open houses. I could not be more grateful to Joe and his team. They were easy to work with and answered each and every question you had. I could not recommend Joe Watson more if you need help selling your home!
Tawanya G.
Review for Member: Joseph Watson
ZillowVERIFIED We recently sold our family home. The Watson team were caring, understanding, and patient as we came to terms with our decision. They were knowledgeable about the market and responsive to our questions. Their professionalism reassured us we were working with the right team!
Feliciafraser617
Review for Member: Joseph Watson
ZillowVERIFIED We were very happy to have chosen Joe and Maryann Watson as the agents to sell our home. It's a complicated process, with many balls in the air, and they were there with us, guiding us through each step. Joe and Maryann were always available when we had questions and they offered sound advice to enhance the sale of our home. We would recommend them as realtors without hesitation!
Samuel M.
Review for Member: Joseph Watson
ZillowVERIFIED My fiancA(C)e and I worked with Joe Watson and Team in finding our first home. Joe had us over to the office for an introductory meeting, where we walked through an overview of the homebuying process. He was very patient with us, as we had many questions, and took the time to explain everything in detail and also provide some examples from his experiences, both his own and from helping previous home buyers and sellers. Throughout our search, he was always a quick text or call away, and made great efforts to attend open houses with us - when he couldn't attend with us, he went to the second showing the day after just to give his honest opinion. He has a great sense for the homes in area, what to look for in different eras of construction, common pitfalls, yellow flags, etc. When we had an offer accepted, Joe was extremely helpful in navigating the pre-closing process, had numerous contacts and recommended third parties for all facets (legal/financing/home inspection/etc.) and helped coordinate our steps towards close. I would highly recommend Joe and Team for anyone navigating this process for the first time, and I'm sure he'll be a great resource as we settle into our home and will be there for us in the future!
Susan M.
Review for Member: Joseph Watson
ZillowVERIFIED I received excellent advice regarding the sale of my home and followed the recommendations of the Watson team and sold my home within three days of it being listed for sale.
Bmccarthy2703
Review for Member: Joseph Watson
ZillowVERIFIED We had a great experience with Joe Watson and his team. We had a distressed property tied up in probate and Joe was very knowledgeable with the process and guided us every step of the way. The icing on the cake was getting over the asking price shortly after we listed the property. The entire transaction was smooth, efficient and professional. I highly recommend working with RE/Max and the Watson team.
Mikepfla
Review for Member: Joseph Watson
ZillowVERIFIED Joe Watson with Remax was referred to me by a friend of my family and I cannot say enough good things about his commitment, integrity and professionalism. Selling my childhood home and settling my family?s estate was a very emotional process for me especially doing so remotely from out of state. Joe went way above and beyond, in my opinion, to make sure many of the challenges that popped up were address quickly and efficiently. I would strongly recommend Joe and his team for your real estate needs.
Lauren C.
Review for Member: Joseph Watson
ZillowVERIFIED Im so grateful that I had the chance to work with Joe, Maryann, and the whole team at RE/MAX Way Real Estate. They helped me purchase a condo and I know the transaction would not have been successful without their incredible expertise. They are responsive and kind, and will go above and beyond to answer all questions and give you their honest opinion. I cant wait to work with them again one day!
Kathleen O.
Review for Member: Joseph Watson
ZillowVERIFIED I cant express how happy we are with the Watson Team. We came to them after working with a realtor who was less familiar with this area, and we were so impressed with how well Joe & MaryAnn know our area. We were getting in to see houses before the open houses even took place, and Joe has incredible knowledge of home improvement/construction and could point out things on tours we would only expect to find with an inspection. This team is fabulous, personable, and made us comfortable- and were a blessing to my first time home buyer anxiety! Calls would be answered regardless of what time of day I reached out. I have already passed their information along to family members, and have nothing but amazing things to say. I would absolutely recommend the Watson Team, and they will be our realtors for life!
Jkeeley56
Review for Member: Joseph Watson
ZillowVERIFIED I want to take this opportunity to share our (more than) five-star experience with Joe Watson, of The Watson Team. After our father?s passing, my siblings and I signed on with Joe to sell our family home. None of us had sold a home in many years, and Joe was there to guide us every step of the way. He was alway there to patiently answer our many questions, and offer suggestions on how to best present the house for the current housing market. Our house sold quickly and the process went very smoothly. Joe Watson is very knowledgeable about the area and he had helpful contacts for pretty much anything we needed. Long story, long?Joe?s the best!
Michaeltakach8
Review for Member: Joseph Watson
ZillowVERIFIED Absolutely wonderful experience using Joe Watson for both buying and selling our home. He was patient with us and always advocated for our best interests. Thank you!
Bethany G.
Review for Member: Joseph Watson
ZillowVERIFIED Joe and the Watson team did a phenomenal job helping us sell our home. He suggested simple things to make it sell and was super flexible with our crazy schedules.
Robertmwhite717
Review for Member: Joseph Watson
ZillowVERIFIED It was a pleasure to work with Maryann Watson. From the initial meeting right thru the closing, and after the closing, Maryann maintained a high level of professionalism and always put forth extra effort. She was available at all times of the day, maintained a very high level of communication and is extremely knowledgeable of the real estate market. During our sale process, Maryann guided us every step of the sale. Her insight into market evaluations reassured us during the offer acceptance process. I would work with Maryann Watson again.
MikeVisker1
Review for Member: Joseph Watson
ZillowVERIFIED Weve worked with Joe Watson and his team at RE/MAX Way Real Estate twice, both to purchase a home and then to subsequently sell that home 5 years later and we couldnt be happier with our experience. Their customer service is unmatched and their commitment to the customers well being and home buying/selling experience is amazing. We would recommend working with the team at RE/MAX Way Real Estate to anyone. Mike Visker & Liz McInally
Steve G.
Review for Member: Joseph Watson
ZillowVERIFIED Joe Watson was our realtor first when buying our home in Roslindale, and then again when selling it years later. Joe and Maryann know the neighborhood, the region, and the market. Joe is responsive, has a broad network to get the job done, and works hard to advocate for his customers. I would recommend Watson Re/Max and most certainly use them again when selling or buying in Metro Boston!
Michaela
Review for Member: Joseph Watson
ZillowVERIFIED We could not have asked for a better team when it came time to finding our first home. Joe was incredibly patient, taking the time to get to know us and what we were looking for in a home and then smoothly guided us through the search and purchasing process. Joe attended showings/open houses with us, providing feedback and insight about the area, construction/updates of the home and value. He exceeded all expectations in a realtor and it was a pleasure to work with him. We would definitely recommend him and the Watson team to our friends and family in the future.
Zuser20161112152348511
Review for Member: Joseph Watson
ZillowVERIFIED I interviewed six experienced realtors to decide who is the best person to sell my house. Joe was the top candidate. He is professional, no nonsense type who pushed all the right buttons. Helping me prepare the house for showing, managing the open house and assisting me with responding to offers were the important functions Joe performed exceptionally well. You wont go wrong choosing Joe Watson and the Watson team.
Ajcionways
Review for Member: Joseph Watson
ZillowVERIFIED Sold my mothers house remotely. Joe was extremely helpful with contractors to replace the water heater and did all the legwork I wasnt able to do from out of state. Did a great job on comps and working out a sale price without any pressure. He also referred me to a very congenial attorney who did a great job for the closing. I highly recommend Joe Watson ReMax.
Theaguidone
Review for Member: Joseph Watson
ZillowVERIFIED We have only the highest praise for Joe Watson. Living out of state while searching for a home in MA could have been a nightmare, but Joe made it easy for us. He was always available by phone or text and continues to be, even after the sale. Joe listened to our wish list, suggested neighborhoods and particular homes, and arranged showings on our erratic schedule. Joe is honest and patient, a great partner to have in our corner. We'd work with him again without question, and will recommend him whenever we get the chance.
F6yysfwyb6
Review for Member: Joseph Watson
ZillowVERIFIED Joe wasn't just good...he was spectacular! He's not one of those guys just trying to get in and get out. He is super knowledgeable about all things related to home buying and selling, all the way down to things like shotty electrical wiring and structural issues. He's like half inspector/half realtor. You need him when you see/sell/buy a house because you will hear REAL input that others may hold back in order to get the sale done quickly. He's an honest guy, incredibly hard working, easily reachable and will push for things when you want them. Look no further than Joe Watson. We sold our old home and bought our dream home because of this man.
Zuser20151216095537941
Review for Member: Joseph Watson
ZillowVERIFIED Maryanne Watson just sold my condo a week ago. From start to finish there was an ease of working with her that felt effortless. Maryanne had every event, need, plan or paperwork ready with out a moments worry. She has your complete attention during the process. You will never wait to hear from her if you call. Her teams for the background of the sale (staging, photos, legal) were so professional and helpful too. And friendly! Its hard to pick a realtor. The Watson mother and son team were highly recommended. I'm so glad I chose them. It was seamless from start to final sale. Having been in this business a long time, Maryann is the utmost professional, and knows her job forward and backward. A great experience.
Madhurmurli
Review for Member: Joseph Watson
ZillowVERIFIED My fiance and I just closed on the perfect single family home thanks to Joe, MaryAnn and the rest of the Watson Team. Being first time home buyers, Joe and the team perfectly held our hands with sound advise and expertise to help us navigate the fierce market. We truly believe that it was because of their vast knowledge of the local market (literally from sales the previous day), connections, and creativity in crafting the perfect offer that we got our home (we were in the top 3 in all previous bids thanks to them). Joe and Maryann made it a point to show up for every house viewing, are extremely responsive and make sure you are always within your comfort level while making offers. Joe also has a great design sense and has a ton of connections for home improvement projects, from contractors to roof specialists, to flooring experts etc. It was amazing working with them, and we would choose to work with them again in a heart beat and highly highly recommend them!
Meghan C.
Review for Member: Joseph Watson
ZillowVERIFIED I can't speak highly enough about our experience working with Joe Watson. From our first call with him and Maryann, we knew we would be in good hands. He was prompt, professional, and knowledgable. My husband and I were first time home buyers and Joe was able to walk us through every aspect of the process. He has vast contacts for everything we could need. It was a pleasure to work with him and I highly recommend to all prospective buyers and sellers.
Janinehanson01
Review for Member: Joseph Watson
ZillowVERIFIED My husband and I just purchased our first home in Dedham and we couldn't have asked for a better team to guide us through this process! Joe Watson was awesome!!! We worked with Joe who was timely, informative, and extremely helpful through it all. Buying a house can be overwhelming, but not when you have a great team that is by your side every step of the way and giving you advice and sharing their knowledge. We bought a bit of a fixer upper, and Joe helped us to envision what our dream house would look like with the help of a paint brush and some hard work! We can't thank Joe and his team enough for all their efforts in getting us into our first home :) Highly recommend inquiring with them if you are interested in buying a home or even just started to look!
Deja44
Review for Member: Joseph Watson
ZillowVERIFIED Joe Watson is simply fantastic. He is very knowledgeable, friendly, personable, and a great real estate agent. Joe expertly handled the bidding on our home and we received well over asking price. Joe was in constant contact with us and was always available when we had questions. My wife and I would HIGHLY RECOMMEND Joe Watson. You won't be disappointed.
Barry K.
Review for Member: Joseph Watson
ZillowVERIFIED Working with Joe Watson and his team, they were able to find the house that we were looking for in a great town. His knowledge and network allowed us to get the house at a great price. I would recommend him to any family and friends.
LucasHower
Review for Member: Joseph Watson
ZillowVERIFIED Joe and the Watson team were excellent!! From the first phone call to the signing of both the sale of our old house and the purchase of our new home, the Watson family was on the ball! I would highly recommend Joe to anyone looking for a very easy and smooth transition for both selling and buying a home. Very professional and has many expects that he works with from top notch photographers to professional house staging companies to help the sale of your current home. He was willing to meet whenever possible and even at last minute to look at potential homes for myself and my family. I cant say enough about Joe and the Watson team at Re/Max! Give them a call today if youre thinking about buying and/or selling!!! You will NOT be disappointed!
Afgeering
Review for Member: Joseph Watson
ZillowVERIFIED Maryann & Joe were fantastic. Always there for advice and suggestions and in the end we sold in 1 weekend for more than the asking price. Easy to work with and highly recommended!
Andycelleymusic
Review for Member: Joseph Watson
ZillowVERIFIED We hired the Watson Team after a glowing testimonial from another neighbor who had sold their condo with successful results. Joe Watson, our rep, was very professional, friendly, easy going and experienced - their team has seen it all. The Watson Team has the whole package together. Starting with recommendations to prepare our unit for sale (staging), to painting and repair contractors, then to beautiful photos of the unit, to pricing and marketing the property. Then came handling all the paperwork, recommending a law firm to handle us and the buyers team (Purchase & Sale, deed, closing, etc.), even recommending a moving company for us. All their vendors were professional, easy to work with and did a great job! And all of this through the Covid-19 pandemic! Joe was helpful in navigating the uncertainty of the times, always providing a calming influence to us, our condo association and neighbors when needed (Visitors always wore masks, booties, with disinfectant wipe downs, etc). The Watson Team made a challenging time as smooth as could be, They were always happy to answer our questions and strategize together during the whole process. Joe, Maryanne & Rhea are really great people - they love what they do and they are very good at making their customers happy! Whether you are buying or selling we highly recommend this team.
Zuser20200122044606242
Review for Member: Joseph Watson
ZillowVERIFIED Joe Watson was a tremendous help to me during this entire process. He kept in constant contact, explained what was going on every step of the way. He has so many contacts, he had painters, handymen, cleaners, mortgage lender, and attorney all ready to help get my house ready to sell and me ready to move. And all of them were excellent, I received three offers right away on my house, I accepted an offer over the asking price. He is easy to talk to and he really listens and responds immediately. I would highly recommend Joe and his team, they are awesome!
Bohandley2
Review for Member: Joseph Watson
ZillowVERIFIED RE/MAX Way has been a tremendous help to my fiancA(C) and I as we just purchased our first home together! They moved quickly when we decided we wanted make an offer and walked us through every step of the process! They also connected us to all the right people to support us through this process. I highly recommend working with the RE/MAX way team!
Sazzia
Review for Member: Joseph Watson
ZillowVERIFIED My husband and I were referred to Joe by my sister and brother-in-law, who had been referred to him by a friend/coworker when they purchased their first home. They all had a wonderful experience, so though we'd never met Joe before, it was a no-brainer who to reach out to when the time came to purchase our first home. Despite being in Dedham, Joe came up to the North Shore whenever we needed him, guided us through home tours, our first home inspection, and spent countless hours texting and even talking to us late into the evening or on weekends, weighing pros and cons with us, etc. He referred us to a great home inspector as well, so not only is he funny, very knowledgeable, and not afraid to negotiate for his clients, he's connected. We followed his advice and got the home we wanted for under asking, and had a quick and seamless close. We HIGHLY recommend Joe and this office, and will be referring our friends to him when the time comes for them to buy.
Jmfargo9
Review for Member: Joseph Watson
ZillowVERIFIED Buying and selling homes can be so stressful. Maryann handled our sale and buying our home a great experience. Her office staff was wonderful and her son. You will be in great hands if you go to relax team Watson.
Thomas B.
Review for Member: Joseph Watson
ZillowVERIFIED First off, we greatly enjoyed working with the Watson team at Remax. They are very responsive, considerate, and made the process flow smoothly. We worked with them for both the sale and purchase of our homes - and got over asking on the sale and under asking on the purchase. Joe Watson was our direct agent, but we did work with everyone on his team. They say that home contingencies are a fools errand, but we accomplished such a feat with relative ease. With regards to the sale of our home, Joe quickly understood where our house fit in the market, agreed with us on the pricing strategy, and was honest about some staging and quick fixes to achieve our goal. He also has a vast network of contractors that did great work and were very reasonable. If we had any questions along the way, he was quick with responses and had valuable advice. He also has a knack for writing property descriptions - far beyond what other agents typically write with their copy-and-paste style - and writes with a personal touch that specifically relates to the property. For our home search, Joe knew exactly what we were looking for and helped to quickly find key prospects. Having Joe present during showings was like having a home inspector on site - his knowledge helped to identify potential issues early on and also envision possible renovations. By our third offer in a hot market, we landed our new home that we are in love with. We truly believe the Watson team went above and beyond other agents we have worked with. Wed recommend them to anyone!
Sarasotakell
Review for Member: Joseph Watson
ZillowVERIFIED My experience with Maryann Watson was fantastic! She remained calm, positive and never gave up in order to sell my condo in North Reading, Mass. This was no easy task due to the inflexibility with the current tenants. Also, once a final buyer was identified, Maryann anticipated what may come up with the inspection (minor) and got ahead of it so the inspection went smoothly. I would recommend Maryann or Joe /Remax Way for any future home sale! Lastly, what I did not know is once my condo sold, a donation in my name by Maryann to Boston Children's Hospital! This is fantastic and a wonderful thing to do. So many are not so fortunate. We have to remember that and help our community however we can!
Codydamon8
Review for Member: Joseph Watson
ZillowVERIFIED We initially reached out to Joe and MaryAnn as newlyweds looking to purchase our first home in Quincy. They walked us through the method and style and made us feel very comfortable with making our first he purchase. When it came time to sell that home and find a new place to call home with our growing family, Joe was our first call. He made the process as carefree as home selling and buying can be. We are currently in our dream home that we got at a fair price and he got us a great buyer for first place. Go interview a few Realtors and then give them a call. You will understand the difference immediately.
Nextstepcfo
Review for Member: Joseph Watson
ZillowVERIFIED I had a near impossible problem that Joe Watson solved. I needed to sell my in-firmed Mother's house in Dedham so that my sister could properly care for her at a brand new pre-construction handicapped accessible and handicapped friendly house on Cape Cod. My handicapped Mother in a wheelchair who thought she could still live by herself told us that if we got our asking price for her house she would sell and live with my sister and get proper care down the cape. The problem was that we needed to sell the house in the spring of 2018 to have the best possible chance of getting our asking price at the lowest possible interest rates for the buyer plus we needed to stay in the house as a tenant after the closing until at least Oct 31 2018 while we waited for my sister's house down the cape to be built. This was a very tall order. However Joe Watson was able to sell my Mother's house at asking price with an August closing and convince the buyer to lease the house to us until Oct 31 2018 which is exactly what happened. I doubt any other broker could have pulled this off. Not only that, he gave us great advice on how to go about getting our asking price. Joe is a problem solver and I highly recommend Joe Watson and Remax Way Realty.
Bradley M.
Review for Member: Joseph Watson
ZillowVERIFIED Joe was recommended to my wife and I for selling our house in Dedham by local friends who used him in the past as their realtor. Selling our first house, we weren't sure what to expect but Joe and his team made it smooth and easy for us. Joe had excellent resources to pull in and help prepare our home for the market to get the most interest possible and top-dollar for the area. He is very knowledgeable about the local real estate market and had great communication from start to finish. We would highly recommend the Watson team for anyone in Dedham or surrounding town's looking to sell or buy!
Zuser20150904124626950
Review for Member: Joseph Watson
ZillowVERIFIED Hands down Joe Watson and his team are truly the best around. I recently closed out on a newly developed property that has been in the works for some time now which is a long time for any realtor to hang around and where Joe and his team have been extremely helpful, patient and supportive throughout every step of the process. Without Joe's guidance I honestly believe that this purchase would likely have fallen through the cracks or not have been completed to the level of my satisfaction. The amount of time, dedication and commitment displayed by Joe was unbelievable. I mean the guy would even take time out of his busy days schedule (on many occasions) in order to assist with making personal product selections such as cabinetry, etc providing his many years of experience and extremely useful feedback. Joe's involvement and dedication was so impeccable that I had to think to myself at times if Joe had actually believed that the property being purchased was for him..lol.. The purchaser and realtor agent relationship felt much more like a long time friend relationship then any sort of business-wise relationship. If your in the search for a realtor with experience, dedication, commitment and involvement then look nowhere else as I GUARANTEE that this is what Joe and his team will deliver.... Thanks for everything Joe and team...
DavebergR2
Review for Member: Joseph Watson
ZillowVERIFIED I met Maryann Watson 14 years ago when I bought my house in Dedham. She was the sellers real estate agent at that time. She impressed me so much that when I was ready to sell, 14 years later, I called her and asked if she would help me sell my home. I sold my house in a short amount of time and at a good price. It was an extremely smooth transaction. She took the stress out of selling and also helped me find a new place to live. She is very knowledgeable, professional and kind. She helped me through each step. I would highly recommend Maryann and her team to anyone who is interested in selling or buying.
Dlee939
Review for Member: Joseph Watson
ZillowVERIFIED My wife and I have had the pleasure of working with Maryann Watson on the sale of two pieces of property, our primary home a few years ago and recently the sale of a rental home. Both sales were done while we were in other parts of the country and Maryann managed these sales flawlessly. The rental property was in very bad condition after the tenants moved out. Major renovations from the cellar to the attic needed to be done. Maryann took charge and made all necessary contacts to have the property put back into a salable piece of property and she always kept us involved. She made the sale of these properties a very pleasant experience and we highly recommend her and her team. A real class act!
Milan7323
Review for Member: Joseph Watson
ZillowVERIFIED Joe made the whole process very easy for me. Because of his expertise and professional network I didn't have to plan or worry about anything other than moving out of the house! I was happy with the sale and would absolutely recommend him.
Eharris4651
Review for Member: Joseph Watson
ZillowVERIFIED I have worked with Joe on countless projects professionally, as well as personally my parents had sold their home with him. Joe works harder than anyone I have ever met to make sure he is setting his clients up for the most success possible. Joe took on my transaction as if he were purchasing the home for himself and was able to make solid and accurate recommendations during a process that was very foreign to myself. I cannot thank Joe enough, as not only did I purchase an awesome first house, but the whole process could not have gone any smoother. I would recommend Joe all day, everyday and would not hesitate for a moment to refer him to my family, as well as close friends. If you are looking for a realtor in the area, the choice is simple, Joe and the Watson Team are as good as it gets.
Corjzg
Review for Member: Joseph Watson
ZillowVERIFIED Joe (and his mother Maryann) came highly recommended through close friends who grew up with them. The Watson team has decades and decades of experience in r/e in the greater boston area. Joe, my agent, was particularly helpful in identifying issues that would require extensive repair or items to steer clear of (i.e. red flags), and is not just a "market analyst" with a r/e license. He was extremely responsive and I felt comfortable deferring to him on when to bid (and how much), when to counter, and when to walk away. I found the property I bought on Thu night and had a showing the next morning (pre-O/H). I would highly recommend him whether you are buying or selling. The Lender he recommended (redacted) was phenomenal and got me a no-PMI 30Y Fixed at 0.65% above the current average rates. I closed my loan hassle-free in under 21 days, nearly unheard of in the underwriting world. Joe's expertise in all aspects of the process, combined with his extensive resources in the industry, make recommending him as an agent an easy task.
Linnea3219
Review for Member: Joseph Watson
ZillowVERIFIED Joe Watson was a huge asset in the entire process of emptying and selling moms house. His knowledge and attention to detail were outstanding; his network of contractors was impressive in making quick and value-added improvements before putting the house on the market. We live out-of-state, so having a hands-on agent like Joe was invaluable. He accomplished our goal of getting the house sold before winter. We would recommend Joe to anyone. Thank you, Joe!
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