PCS Orders to JBSA | San Antonio Military Relocation Guide

PCS Orders to JBSA? How to Plan Your San Antonio Move with a Veteran Realtor

by Christopher Beal

Military family PCS relocation to Joint Base San Antonio JBSA with San Antonio skyline and Texas flag

PCS Orders to JBSA? The Complete 2026 Military Relocation Guide for San Antonio
By Christopher Beal — Army Veteran, SABJ Top 25 Realtor (#13 in 2024, #14 in 2025), Military Relocation Professional
Updated March 2026 | 293+ Families Served | $112M+ in Sales | 3x Platinum Top 50 | 6x ICON Agent

You just got PCS orders to Joint Base San Antonio — congratulations. JBSA is the largest joint base in the Department of Defense, home to more than 80,000 active-duty service members, and the heart of what locals proudly call Military City, USA. Whether you are heading to Fort Sam Houston, Lackland AFB, Randolph AFB, or Camp Bullis, this guide will walk you through every step of your relocation — from the day you receive orders to the day you move into your new home.

I am Christopher Beal, a U.S. Army veteran, REALTOR with eXp Realty, and certified Military Relocation Professional (MRP). I have personally helped 293+ military families navigate PCS moves to San Antonio, closing over $112 million in career volume. I was ranked #13 on the SABJ Top 25 in 2024 and #14 in 2025, earned Platinum Top 50 status three times, and have been named an ICON Agent six times. I built this guide because I know how overwhelming a PCS can feel — and I want to make sure you have every piece of information you need in one place.

This is the most comprehensive PCS-to-JBSA guide available online. It includes 2026 BAH rate tables, installation-specific neighborhood breakdowns with commute times and price ranges, school district comparisons, on-base housing realities, healthcare transition guidance, and a complete PCS timeline. Bookmark this page — you will come back to it multiple times during your move.

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PCS Timeline Quick Reference: What to Do and When

The difference between a smooth PCS and a chaotic one comes down to preparation. Use this timeline as your roadmap from the moment you receive orders through your first week at JBSA.

Phase	Action Items
T-90 Days (Orders Received)	✅ Contact your gaining unit sponsor at JBSA ✅ Contact Christopher Beal for a free PCS consultation ✅ Begin researching neighborhoods near your installation ✅ Apply for on-base housing if considering that option ✅ Schedule DPS/HHG move with Transportation Office ✅ Request school records and medical records for transfer ✅ Start pre-approval process for VA loan if buying
T-60 Days (Active Planning)	✅ Finalize housing decision: rent, buy, or on-base ✅ Begin virtual home tours or in-person house hunting TDY ✅ Get VA loan pre-approval letter ✅ Research school enrollment for your target neighborhood ✅ Notify current landlord or list your current home for sale ✅ Schedule TRICARE transfer to West Region ✅ Transfer prescriptions and specialist referrals
T-30 Days (Execution)	✅ Submit offer on home or sign lease agreement ✅ Coordinate closing timeline with your report date ✅ Confirm HHG pickup and delivery dates ✅ Arrange temporary lodging if needed (TLF or hotel near JBSA) ✅ Forward mail and update address with USPS, banks, and insurance ✅ Obtain copies of orders for housing office
T-0 Days (Arrival at JBSA)	✅ Report to installation housing office within 30 days of sign-in ✅ Close on home or move into rental ✅ Update DEERS for all family members ✅ Register children in school district ✅ Enroll in TRICARE at BAMC or WHASC ✅ Get Texas driver's license and vehicle registration within 90 days ✅ Connect with Military and Family Readiness Center (M&FRC)

For a more detailed day-by-day PCS checklist, visit our 2026 PCS Move Timeline Guide.

What Are the 2026 BAH Rates for JBSA San Antonio?

All four JBSA installations — Fort Sam Houston, Lackland AFB, Randolph AFB, and Camp Bullis — share the same BAH rates under the Military Housing Area code TX285. The 2026 rates decreased approximately 2.9% from 2025, though DoD rate protection (grandfathering) preserves the higher 2025 rate for service members already receiving BAH at JBSA. New arrivals will receive the 2026 rates shown below.

Pay Grade	Rank	With Dependents	Without Dependents
E-1 to E-4	PVT–SPC / AB–SrA	$1,728/mo	$1,359/mo
E-5	Sergeant / SSgt	$1,869/mo	$1,500/mo
E-6	Staff Sergeant / TSgt	$2,094/mo	$1,596/mo
E-7	SFC / MSgt	$2,112/mo	$1,731/mo
E-8	MSG / SMSgt	$2,121/mo	$1,920/mo
E-9	SGM / CMSgt	$2,157/mo	$1,977/mo
O-1	2LT / 2d Lt	$1,905/mo	$1,584/mo
O-2	1LT / 1st Lt	$1,905/mo	$1,827/mo
O-3	Captain	$2,127/mo	$2,007/mo
O-4	Major / Maj	$2,307/mo	$2,088/mo
O-5	Lt Col	$2,457/mo	$2,100/mo
O-6	Colonel	$2,475/mo	$2,103/mo

Key BAH fact for home buyers: BAH is non-taxable income. Lenders can gross up your BAH by 25% for mortgage qualifying purposes. For example, an E-5 with dependents receiving $1,869 per month can qualify as though earning $2,336 per month — significantly increasing purchasing power. Most E-5 and above service members can comfortably qualify for homes in the $250,000–$300,000+ range with a VA loan.

Use the DoD BAH Calculator to look up your specific rate. For a complete breakdown of all pay grades, visit our 2026 JBSA BAH Rates Guide.

Should I Rent or Buy When PCSing to San Antonio?

This is one of the most important financial decisions of your PCS. San Antonio's affordable housing market and VA loan advantages make buying a strong option for many military families, but it is not right for everyone. Here is how to think through the decision:

Factor	Renting	Buying with VA Loan
Upfront Cost	First month + deposit ($2,400–$4,000)	$0 down payment; closing costs ~$6,000–$10,000 (seller can contribute up to 4%)
Monthly Payment (E-5 w/dep)	$1,400–$1,800/mo rent	~$1,700–$1,900/mo (PITI on $280K at 5.25%)
Equity Building	None — rent payments are gone	Build ~$15K–$25K equity in a 3-year tour
PMI Required	N/A	No PMI ever with VA loan
Flexibility	High — lease ends, you leave	Moderate — can sell, rent out, or do VA assumption
Best If Assignment Is	Under 2 years or uncertain	3+ years or plan to keep as investment
Tax Benefits	None	Mortgage interest and property tax deductions

The VA loan advantage is significant. Zero down payment, no PMI, and competitive interest rates (currently around 5.25% for a 30-year VA loan as of late February 2026) make homeownership accessible for most military families. The 2026 VA loan limit for Bexar County is $832,750 with no limit at all for borrowers with full entitlement. Learn more on our VA Home Loans page.

San Antonio's median home price of $284,000–$315,000 and year-over-year appreciation of approximately 2.3% mean that even a 3-year tour can build meaningful equity. The market currently has 5–6 months of inventory — a balanced market that gives buyers time to find the right home without intense bidding pressure.

Start Your JBSA Home Search

Which Neighborhoods Are Best Near Each JBSA Installation?

This is the section that will save you the most time. Instead of giving you a generic list of San Antonio neighborhoods, I have broken down the best options by the specific JBSA installation you are assigned to — including commute times, price ranges, and the school district serving each area. This is based on my experience helping 293+ military families find homes near their duty station.

Fort Sam Houston — Best Neighborhoods

Location: Northeast San Antonio | Mission: Largest military medical training facility in the world, home to Brooke Army Medical Center (BAMC) | Housing Office: 210-221-0881

Fort Sam Houston is the hub for military medical training, BAMC operations, and a wide range of support missions. Service members assigned here tend to prioritize proximity to the northeast corridor and access to top-rated school districts like Alamo Heights ISD and SCUC ISD.

Neighborhood	Commute	School District	Price Range	Best For
Schertz	18–22 min	SCUC ISD ★★★★★	$290K–$440K	New construction, top schools, E-5+ families
Cibolo	18–22 min	SCUC ISD ★★★★★	$290K–$440K	New construction, strong resale value
Alamo Heights	10–15 min	Alamo Heights ISD ★★★★★	$400K–$800K	Historic, walkable, elite schools
Terrell Hills	5–10 min	Alamo Heights ISD ★★★★★	$700K–$2M+	Adjacent to FSH, prestige, senior officers
Stone Oak	25–35 min	NEISD ★★★★★	$350K–$600K	Central location, senior officers, families
Kinder Ranch	20–30 min	NEISD ★★★★★	$380K–$600K+	Gated community, Hill Country views

My recommendation: For most E-5 to E-7 families PCSing to Fort Sam Houston, Schertz and Cibolo offer the best value — new construction homes with top-rated SCUC ISD schools at prices that align well with BAH. Senior NCOs and officers often prefer Stone Oak, Kinder Ranch, or Alamo Heights for their prestige and established communities.

Lackland AFB — Best Neighborhoods

Location: Southwest San Antonio | Mission: Basic Military Training (BMT) center, cybersecurity and intelligence training | Housing Office: 210-671-1840

Lackland AFB is the gateway for most new recruits entering the Air Force and also houses critical cybersecurity and intelligence training operations. Service members assigned to Lackland tend to focus on the west side of San Antonio, particularly in the Northside ISD corridor where schools are strong and there is a large existing military community.

Neighborhood	Commute	School District	Price Range	Best For
Helotes	10–20 min	Northside ISD ★★★★	$320K–$520K	Hill Country feel, west side families
Alamo Ranch	15–25 min	Northside ISD ★★★★	$280K–$500K+	Master-planned community, amenities
Redbird Ranch	15–20 min	Northside ISD ★★★★	$280K–$380K	Large military community, great value
Leon Valley	10–15 min	Northside ISD ★★★★	$220K–$340K	Junior enlisted, proximity, affordability
Texas Research Park	15–25 min	Medina Valley / SW ISD	$240K–$400K	Most affordable corridor near Lackland

My recommendation: Redbird Ranch is where you will find the most military neighbors — it is a true military community. For families who want more space and a Hill Country atmosphere, Helotes is excellent. E-4 and junior E-5 families often find Leon Valley and Texas Research Park to be the best match for BAH-based budgets.

Randolph AFB — Best Neighborhoods

Location: Northeast corridor (Universal City) | Mission: Air Education and Training Command HQ, pilot training | Housing Office: 210-652-1840

Randolph AFB, known for its iconic "Taj Mahal" headquarters building, is the home of Air Education and Training Command (AETC). Located in Universal City northeast of San Antonio, Randolph is surrounded by some of the best-value neighborhoods in the metro area. The SCUC ISD school district, which serves much of this corridor, is one of the top-rated districts in the region.

Neighborhood	Commute	School District	Price Range	Best For
Universal City	5–10 min	Judson ISD ★★★	$220K–$350K	Gate proximity, convenience, E-4 to E-6
Schertz	10–15 min	SCUC ISD ★★★★★	$290K–$440K	Top schools, family-oriented, NCOs and officers
Cibolo	10–15 min	SCUC ISD ★★★★★	$290K–$440K	New construction, strong resale value
Converse	10–20 min	Judson ISD ★★★	$220K–$330K	Affordable, ideal for E-4/E-5 families

My recommendation: Schertz and Cibolo are the standout choices for Randolph families. The commute is short, SCUC ISD is outstanding, and there is substantial new construction inventory in the $290K–$440K range. Universal City and Converse are excellent for junior enlisted families who need to stay close to the gate on a tighter budget.

Camp Bullis — Best Neighborhoods

Location: Far northwest, Texas Hill Country | Mission: Military training area | Note: No permanent family housing on base

Camp Bullis is a training installation in the far northwest Hill Country. There is no permanent family housing at Camp Bullis, so all service members and families live off-base. The good news is that the surrounding Hill Country corridor — Helotes, Boerne, and Fair Oaks Ranch — includes some of the most desirable neighborhoods in the entire San Antonio area, served by top-rated school districts.

Neighborhood	Commute	School District	Price Range	Best For
Helotes	10–15 min	Northside ISD ★★★★	$320K–$520K	Proximity, Hill Country, good value
Boerne	15–25 min	Boerne ISD ★★★★★	$300K–$1M+	Top-rated schools, wide price range
Fair Oaks Ranch	15–20 min	Boerne / Comal ISD ★★★★★	$500K–$2M+	Hill Country estates, senior officers

My recommendation: Helotes is the most practical choice for most Camp Bullis families, combining short commute times with Northside ISD schools and Hill Country scenery. Senior officers and families with larger budgets should explore Boerne and Fair Oaks Ranch for some of the best schools and communities in all of Texas.

For an even deeper dive into neighborhoods and new construction communities, visit our Best Areas Near JBSA for Military Families guide and our New Construction Near JBSA guide.

What Is the Reality of On-Base Housing at JBSA?

On-base housing at JBSA is privatized and managed at Fort Sam Houston, Lackland AFB, and Randolph AFB. Camp Bullis has no permanent family housing. Here is what you need to know before deciding whether to go on-base or off-base:

Waitlists are real: During peak PCS season (May through August), wait times can range from several weeks to several months depending on your rank, family size, and installation.
Priority system: Housing is allocated based on rank, family size, and availability. Higher-ranking service members and larger families typically have more options, but not always shorter waits.
30-day rule: You must formally apply for on-base housing within 30 days of signing in at your installation. If you miss this deadline, your eligibility date resets — putting you further back on the list.
One waitlist at a time: You can only be on one JBSA installation waitlist at a time. If you are assigned to Fort Sam but considering Lackland housing, you must choose one.
Apply early: You can apply for on-base housing as soon as you have orders — and you should. Getting on the waitlist early maximizes your chance of having a home ready when you arrive.
BAH goes to housing: If you live on-base, your entire BAH is forfeited to the housing office. You do not pocket any difference if your BAH exceeds the housing cost.

The reality: Most military families at JBSA end up living off-base — by choice or by circumstance. The majority of the 293+ families I have helped chose off-base homes because they could select their school district, build equity through homeownership, and often find better value with a VA loan than the on-base housing options offered. Contact the housing offices directly for current wait times: Fort Sam Houston at 210-221-0881, Lackland at 210-671-1840, and Randolph at 210-652-1840.

What Are the Best School Districts for Military Families Near JBSA?

School quality is one of the top factors for military families choosing a neighborhood. San Antonio has a wide range of school districts, and not all are created equal. Here is a comparison of the districts most relevant to JBSA families:

District	Nearest Installation	Students	Key Strengths
SCUC ISD ★★★★★	Randolph / Fort Sam	—	Top-rated, excellent military transition support, family-oriented
Boerne ISD ★★★★★	Camp Bullis	—	Among the best in Texas, strong academics across all levels
Alamo Heights ISD ★★★★★	Fort Sam Houston	4,800	High-performing, extensive AP courses, historic prestige
NEISD ★★★★★	Fort Sam Houston (north)	60,000	Magnet schools, military liaisons, broad program offerings
Northside ISD ★★★★	Lackland / Camp Bullis	100,000+	STEM programs, Student2Student military transition program, 80+ campuses
Fort Sam Houston ISD	Fort Sam Houston (on-base)	~1,500	Small class sizes, 100% military-focused environment
Judson ISD ★★★	Randolph	—	Affordable housing areas, solid programs, improving ratings

Key tip for military families: Look for districts with dedicated military liaison staff and participation in the Student2Student program, which pairs incoming military children with student ambassadors to ease the transition. Northside ISD and SCUC ISD are especially strong in this area. Texas also participates in the Interstate Compact on Educational Opportunity for Military Children, which helps with course placement and graduation requirement transfers.

How Does Healthcare and TRICARE Work at JBSA?

JBSA is home to two of the military's most important medical facilities, making it one of the best duty stations for healthcare access anywhere in the DoD:

Brooke Army Medical Center (BAMC): Located at Fort Sam Houston, BAMC is one of the largest military medical centers in the United States. It serves as the DoD's only Level I Trauma Center and offers comprehensive medical, surgical, and specialty care for active-duty members, retirees, and their families.
Wilford Hall Ambulatory Surgical Center (WHASC): Located at Lackland AFB, WHASC provides outpatient care, ambulatory surgery, dental services, and specialty clinics. It is the primary outpatient facility for the Lackland community.

TRICARE transition steps:

Switch to TRICARE West Region (managed by TriWest Healthcare Alliance)
Update DEERS for all family members at the nearest ID card office
Transfer prescriptions before your move — do not assume your new MTF will have them on file
Request specialist referral transfers through your current PCM before departing
Register with a new Primary Care Manager (PCM) at BAMC or WHASC within 30 days of arrival

For complete JBSA newcomer information, visit the JBSA Welcome Page and MilitaryOneSource JBSA Guide.

How Does the Serve and Save Program Reduce Closing Costs?

One of the biggest advantages of working with The Beal Group at eXp Realty is our Serve and Save Program — a program I created to honor military service and make homeownership more affordable for the families who serve our country.

How it works:

The program reduces closing costs for active-duty service members, veterans, and first responders
1% per year of military service applied toward reducing your closing costs
Maximum of 6%, capped by VA guidelines
This can result in thousands of dollars in savings at the closing table
Available on purchases throughout the San Antonio metro area

No other real estate team in San Antonio offers a program like this. It is my way of giving back to the military community I am proud to be part of. Visit veteranrealestatesa.com/serve-and-save for complete program details and eligibility information.

Why Should You Work With a Veteran Realtor for Your PCS to San Antonio?

A PCS is not a normal real estate transaction. You are buying or renting a home on a compressed timeline, often from thousands of miles away, while managing orders, household goods, school transfers, and TRICARE transitions — all at once. You need a realtor who has lived this process, not just studied it.

Here is what sets my team apart:

I am a U.S. Army veteran — I understand military culture, acronyms, timelines, and the stress of PCS from personal experience
Military Relocation Professional (MRP) certified — trained in the specific needs of military families buying and selling during PCS
SABJ Top 25 San Antonio Realtor — ranked #13 in 2024 and #14 in 2025
Platinum Top 50 — 3× recipient
ICON Agent — 6× recipient at eXp Realty
Five Star Professional award recipient
293+ military families served with over $112 million in career sales volume
Remote-transaction specialist — I have closed hundreds of transactions for families who were still at their current duty station
Serve and Save Program — reduces closing costs based on years of service

Read what military families say about working with me on our Reviews page, or learn more on our About Us page.

Schedule Your Free PCS Consultation

How Does San Antonio Compare to Other Military Cities?

If you are comparing JBSA to other potential duty stations, San Antonio has several major advantages that make it one of the best military cities in America:

Cost of living: 14–21% below the national average, depending on the index used
No state income tax: Texas does not tax your income, which can represent thousands of dollars in annual savings compared to Virginia, North Carolina, California, or Hawaii
Affordable housing: Median home price of $284,000–$315,000 — within reach of most military families using BAH and a VA loan
Property tax consideration: Texas property taxes are higher than the national average at approximately 1.8%–2.4% in Bexar County, which partially offsets the income tax savings
Military-friendly culture: San Antonio has been called "Military City, USA" for decades — military families are not just accepted, they are celebrated
World-class military healthcare: BAMC and WHASC provide exceptional medical care
Strong job market for spouses: San Antonio's growing economy includes major employers like USAA, H-E-B, Valero, and the expanding cybersecurity sector near Lackland

For market data and trends, visit our San Antonio Housing Market Forecast for Spring 2026.

Frequently Asked Questions About PCS to JBSA

What should I do first when I get PCS orders to JBSA?

Start by contacting your gaining unit sponsor and the JBSA Military and Family Readiness Center. Within the first 30 days of receiving orders, begin researching housing options, connect with a Military Relocation Professional (MRP) certified realtor, schedule a virtual consultation, and register for on-base housing if you are considering that route. Use the T-90 timeline in this guide to map out each step from orders received through move-in day.

Should I rent or buy when PCSing to San Antonio?

It depends on your assignment length and financial goals. If you are staying 3 or more years, buying with a VA loan typically builds equity and can cost less per month than renting, especially when BAH covers the mortgage. San Antonio's median home price of $284,000 to $315,000 and the VA loan's zero down payment make buying accessible for most military families. If your assignment is under 2 years or you are uncertain about the area, renting may offer more flexibility.

What are the 2026 BAH rates for JBSA?

All JBSA installations share the same 2026 BAH rates under MHA code TX285. Key rates with dependents include E-5 at $1,869 per month, E-6 at $2,094, E-7 at $2,112, O-3 at $2,127, O-4 at $2,307, and O-5 at $2,457. Rates without dependents are lower. The 2026 rates decreased approximately 2.9% from 2025, but existing recipients keep their higher rate through DoD rate protection.

Which neighborhoods are best near each JBSA installation?

For Fort Sam Houston, top choices include Schertz and Cibolo (18-22 minute commute, SCUC ISD, $290K-$440K), Alamo Heights (10-15 minutes, elite schools), and Terrell Hills (5-10 minutes, prestige location). For Lackland AFB, consider Helotes (10-20 minutes, Hill Country feel), Alamo Ranch (15-25 minutes, master-planned), and Redbird Ranch (15-20 minutes, large military community). For Randolph AFB, Universal City (5-10 minutes), Schertz, and Cibolo are the best options. For Camp Bullis, look at Helotes, Boerne, and Fair Oaks Ranch in the Hill Country corridor.

How long is the on-base housing waitlist at JBSA?

Wait times for on-base housing at JBSA can range from several weeks to several months, depending on your rank, family size, and the time of year. Peak PCS season from May through August has the longest waitlists. You can apply for housing as soon as you have orders, but you must formally apply within 30 days of signing in at your installation or your eligibility date resets. You can only be on one JBSA installation waitlist at a time.

Can I use a VA loan to buy a home near JBSA?

Yes, and a VA loan is one of the best financial tools available for military families buying near JBSA. VA loans offer zero down payment, no private mortgage insurance, competitive interest rates, and no maximum loan limit for borrowers with full entitlement. The 2026 conforming loan limit for Bexar County is $832,750. BAH is non-taxable, and lenders can gross up your BAH by 25% for qualifying purposes, which significantly increases your purchasing power.

What is the Serve and Save Program?

The Serve and Save Program is offered by Christopher Beal and The Beal Group at eXp Realty to honor military service. The program reduces closing costs for active-duty service members, veterans, and first responders by 1% per year of service, up to a maximum of 6%, capped by VA guidelines. This can result in thousands of dollars in savings at closing. Visit veteranrealestatesa.com/serve-and-save for full details.

What school districts are best for military families near JBSA?

The top-rated school districts for military families near JBSA include Schertz-Cibolo-Universal City (SCUC) ISD, which serves the Randolph and Fort Sam Houston corridor and offers excellent military transition support; Boerne ISD, among the best in Texas and ideal for the Camp Bullis area; North East ISD (NEISD), with magnet schools and military liaisons; and Northside ISD, the largest district in the area with STEM programs and the Student2Student military transition program. Alamo Heights ISD is also top-tier for families near Fort Sam Houston.

How does San Antonio compare to other military cities for cost of living?

San Antonio is one of the most affordable major military cities in the United States. The cost of living is approximately 14 to 21 percent below the national average. Texas has no state income tax, which provides additional savings compared to states like California, Virginia, or North Carolina. The median home price of $284,000 to $315,000 is well within reach of most military families using BAH and a VA loan. Combined with strong schools, excellent healthcare at BAMC and WHASC, and a family-friendly culture, San Antonio consistently ranks among the best military cities for quality of life.

Why should I work with a veteran realtor for my PCS?

A veteran realtor understands the unique challenges of a military PCS, including tight timelines, remote transactions, BAH-based budgeting, VA loan requirements, and the stress of relocating a family. Christopher Beal is a U.S. Army veteran, Military Relocation Professional, and SABJ Top 25 San Antonio Realtor who has served 293 or more military families and closed over $112 million in real estate. He understands the military lifestyle because he has lived it. His Serve and Save Program also reduces closing costs based on years of service.

What should I do first when I get PCS orders to JBSA?

Should I rent or buy when PCSing to San Antonio?

What are the 2026 BAH rates for JBSA?

Which neighborhoods are best near each JBSA installation?

How long is the on-base housing waitlist at JBSA?

Can I use a VA loan to buy a home near JBSA?

What is the Serve and Save Program?

What school districts are best for military families near JBSA?

How does San Antonio compare to other military cities for cost of living?

Why should I work with a veteran realtor for my PCS?

Ready to Start Your PCS to San Antonio?

Whether you are 90 days out or already on the ground at JBSA, I am here to help you find the right home in the right neighborhood for your family. As a U.S. Army veteran and Top 25 San Antonio Realtor, I specialize in military relocations and VA-financed transactions. My Serve and Save Program reduces closing costs based on your years of service.

📲 (210) 882-8583 | 📧 [email protected] | 🌐 www.veteranrealestatesa.com

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