Edmonton, Alberta

INVESTMENT OPPORTUNITY: Legal Triplex with Oversized Triple Garage This property offers a triple garage and three dedicated parking stalls at the rear, along with six parking stalls in the front—a rare and highly attractive feature for tenants and clients. Located on a corner lot in a strategic, high-visibility area, this property is an ideal revenue generator with numerous income streams. Currently, the two lower suites are advertised for rent at $2300 per month plus 50% utilities. There is also potential to rent the upstairs 1450 square foot main floor. Additional opportunities to renting the three suites include: • Garage rental • Signage space for advertising • Upper suite rental The layout features a large 1400 square foot upper level, and two lower LEGAL spacious suites with nine-foot high ceilings and separate entrances for each unit, ensuring privacy for tenants. The location is convenient for access to downtown and public transportation, with numerous schools in close proximity. (id:57312)

Maxwell Progressive

Lethbridge, Alberta

Discover the charm of this inviting 4-bedroom, 2 full-bath character home at 533 14 St S, located in the heart of Victoria Park. From the moment you step onto the spacious front deck, you’ll feel the warmth and character of this beautifully preserved gem, offering a unique living experience in one of Lethbridge’s most desirable neighbourhoods. Inside, the main floor greets you with a sunlit living room adjacent to a formal dining room. This floor also features a convenient 3-piece bathroom with laundry and a kitchen with a sliding door that opens to a beautiful, spacious backyard filled with flowers and plants, complete with a single detached garage. Upstairs, you’ll find the primary bedroom, along with two additional bedrooms and a second 3-piece bathroom that blends vintage charm with modern comfort. The cosy half-upper floor provides an extra bedroom, ideal for guests or a quiet personal space. The basement offers plenty of storage and the flexibility to make the space your own. Located near London Road Market, schools, parks, and restaurants, this home gives you easy access to everything you need. It’s not just a house, but a place where memories are made. Don't miss the opportunity to own this enchanting character home in a prime location. Please view the video walkthrough in the links tab or on YouTube by searching for the home address. (id:57312)

Royal LePage South Country - Lethbridge

County Of, Alberta

Nestled in a picturesque area with the Sweetgrass Hills as a stunning backdrop, this 79.5-acre property offers a unique blend of rustic charm and modern convenience. Just 25 minutes from the many amenities in Milk River and 1.25 hours from Lethbridge, this property boasts a well-maintained house, originally built in 1962 and thoughtfully updated in 1997 with new wiring and plumbing. The home features durable shingles installed in 2017. The expansive land includes 72 farmable acres, with 58 acres of hay sown two years ago and 14 acres sown four years ago. The hay provides a potential source of revenue, making this property not only beautiful but also practical. The property also benefits from being part of the local water co-op, ensuring reliable water access for agricultural and domestic needs.Additional structures include a spacious 50x31 shop built in 1997, complete with sewer and water access, a 20x14 overhead door, and a heater installed four years ago. Attached to the shop is a 50x24 cold storage area, as well as a large 52x37 barn, perfect for housing equipment or livestock. Horse enthusiasts will find plenty of space and resources to accommodate equine activities. Located near the beautiful and culturally significant Writing-on-Stone Provincial Park, this is a rare opportunity to own a versatile and productive piece of land in a breathtaking location. (id:57312)

2 Percent Realty

Lacombe, Alberta

Looking for a large shop to work on vehicles or storage for all your toys plus a nice fully finished 1502 square foot bungalow with 28 x 40 SHOP - this home is perfect for the growing family, empty nesters or the person who wants to have lots of living space, a shop to work on projects and situated on the south end of Lacombe with easy access to the highways! Lots of updates in this home include new flooring, trim, some lighting, and cabinets refurbished in the kitchen. Basement has had new flooring and cabinets in laundry room have been refurbished as well. Beat the summer heat with air conditioning which was installed last year! Main floor has a spacious living room/dining room plus another space for 2nd living room or dining room with wood burning fireplace! Lots of windows allow the natural light to shine in with a view of the research station to the west! Main floor features four piece bathroom, two bedrooms plus the primary with a 4 piece ensuite! Basement has a large family room with pool table, wet bar, storage room, large laundry room with cabinets and a closet, plus 4th bedroom (window does not meet egress). The heated shop measures 28 x 40 with 12 foot ceilings - 220 wiring - a perfect space for the "car enthusiast"! Lots of parking is another advantage of the corner lot! The yard is landscaped and boasts an abundance of perennials! Fully fenced yard. This is a great place to call home or a good investment property - rent out the house and/or the shop! Attention INVESTORS...the house is presently rented for $2400 plus utilities - tenants are willing to stay! (id:57312)

RE/MAX Real Estate Central Alberta

County Of, Alberta

This charming custom-built bungalow is perfectly situated on 4.45 acres in Tamarack Estates, surrounded by trees and walking trails. Step inside to an open-concept main floor with an abundance of natural light in the living area creating a warm and inviting atmosphere. The modern kitchen features stainless steel appliances, ample cupboard space, and generous countertops, making it as functional as it is stylish. The primary bedroom boasts a walk-in closet and a spa-like ensuite with a corner tub, perfect for unwinding. To complete the main floor there is a large laundry room, 4pc bathroom and bedroom (or office). The fully finished basement includes a spacious family room, ideal for gatherings or relaxing, 3 great sized bedrooms, a 4pc bathroom complete with a jetted tub and a massive storage room. Recent improvements include: Shingles redone (2018), new weeping tile on north/west side of home, & new blown insulation (2018). Outside, you’ll find a detached 20x32 cold storage shop (easily finished if wanted to), a storage shed, and RV parking. The property is surrounded by mature trees and features underground sprinklers for effortless garden maintenance. Enjoy evenings around the fire pit or relax by the tranquil pond—a perfect setting for creating lasting memories. This property is truly a gem. Not far from the Dune's Golf Course, Nordic ski trails, Nighthawk and O'Brien Lake Park. Book your tour today and see the beauty of Tamarack Estates firsthand! (id:57312)

RE/MAX Grande Prairie

Red Deer, Alberta

IMMEDIATE POSSESSION ~ 3 BED, 3 BATH SEMI-DETACHED 2 STOREY IN ANDERS PARK ~ OVER 1300 SQ. FT. ABOVE GRADE ~ FACING A TREED GREEN SPACE ~ 24' X 19'6" DETACHED GARAGE ~ Covered front entry welcomes you ~ The living room has a large west facing picture window that overlooks the front yard and green space just across the street ~ The kitchen offers an abundance of cabinets including a built in pantry, ample counter space, full tile backsplash and a window above the sink ~ Easily host large gatherings in the spacious dining room that features patio doors to the deck and backyard ~ Just off the kitchen and dining area is a mudroom with built in shelving and a separate entrance offering easy access from the backyard and garage ~ 2 piece main floor bath ~ The primary bedroom can easily accommodate a king bed plus multiple pieces of furniture, has a walk in closet and a 2 piece ensuite ~ 2 additional bedrooms located on the same level as the primary are both a generous size and share an updated 4 piece bathroom ~ The basement has laundry, bathroom plumbing roughed in, and awaits your future development ~ The spacious backyard is landscaped, features a garden shed and has back alley access ~ 24' x 19'6" detached garage is insulated, finished with drywall and has built in shelving ~ Located in desirable Anders Park within close proximity to multiple schools, parks/playgrounds, walking trails and easy access to shopping and all other amenities ~ Immediate possession and move in ready! (id:57312)

Lime Green Realty Inc.

Vulcan, Alberta

This beautiful lot in Vulcan backs directly onto the golf course, with limited exposure to golf balls. The topography for this lot is naturally inclined for a walk-out home to be built here. Currently, there is a large garden on the west end as well as a landscaped area with a fire pit. Options for this lot are to build a home or purchase at a reduced price in conjunction with the house beside as an extension to the house lot, making for one oversized yard. MLS#A2185852. There are no restrictions for building time, and there is no associated HOA. Vulcan is perfect for families or retirees and has an 18-hole golf course, a hospital, all levels of school, and plenty of shopping and parks. As a bonus, Vulcan is 45 minutes from High River, is close to both Little Bow and Lake McGregor, and is just one hour from Calgary and Lethbridge. (id:57312)

RE/MAX Southern Realty

Edmonton, Alberta

STUNNING 3 + 1 Bedrooms Bi-Level with double attached garage located in the heart of Elsinore! This home has had BEAUTIFUL, CUSTOM RENOVATIONS up and down with new flooring, hardware, LED pot lights throughout, custom ceilings. The open living room, dining room to kitchen with French doors that lead to the spacious deck overlooking the roomy back yard. Also on the main floor are 3 large bedrooms, the primary has a 4 piece ensuite and walk-in closet, and the main 4 piece bathroom. The basement has a GORGEOUS OVERSIZED Rec room 4 piece bath room and another large bedroom. THIS HOME IS A MUST SEE AND IS PRICED FOR QUICK SALE! (id:57312)

RE/MAX Excellence

Edmonton, Alberta

SPACIOUS MODERN CONDO MEETS URBAN DOWNTOWN SETTING!! Just off Jasper Avenue and steps from the Victoria Promenade, this spectacular 1 bedroom plus den unit features 9 ft. ceilings, floor-to-ceiling windows, and drenched in natural light. The open kitchen is equipped with granite counters, an eat up breakfast bar, gorgeous lighting, glass tile backsplash, stainless steel appliances & new fridge. Brand new luxury vinyl plank flooring throughout leads into your open living room and generously sized primary with a huge walk-in closet that fits a king sized bed! The added den space is perfect for a home office. Enjoy a covered balcony with beautiful west views and a gas outlet. Additional perks include titled underground parking, central air, in-suite laundry and low condo fees that cover all utilities. A well-managed condo just moments from river valley trails, golf, countless boutiques and local 124 Street eats. Welcome home! *SOME PHOTOS ARE VIRTUALLY STAGED** (id:57312)

Century 21 All Stars Realty Ltd

St. Albert, Alberta

Discover this stunning 2-bedroom, 2-bath condo in the desirable Grand Carlisle. With modern laminate flooring throughout, this spacious and stylish unit is move-in ready. The kitchen features oak cabinetry, a corner pantry and an eating bar peninsula, perfect for casual dining or entertaining. A cozy dining nook is nearby or use the extra space in the living room for a formal dining setup—offering great flexibility. Both bedrooms are conveniently located near the laundry area. The primary suite includes a walk-through closet leading to a private 3-piece ensuite. Storage is plentiful with an in-suite storage room and a locker in front of the titled HEATED underground parking space. Enjoy the covered balcony with a gas hookup, accessible from the main floor garden door for added convenience. The building offers excellent amenities, including a meeting room and car wash bay. Walking distance to shops, restaurants, and more—don’t miss this fantastic opportunity! (id:57312)

RE/MAX Elite

Cold Lake, Alberta

Big square footage on a huge corner lot (89x130). This bungalow has over 1600sqft with lots of old charm. You will find an area which previously housed a home hair salon with separate entrance, perfect to operate a home business from. There are 3 good sized bedrooms and 4pc bathroom with laundry.. A Large kitchen with loads of cabinetry and eat in dinning. Sizeable breezeway/mudroom that leads you to an attached single garage. The yard has beautiful mature trees for added privacy. Within walking distance to all amenities. Great budget-friendly renovation opportunity for homebuyers or investors! Shingles 2017 (id:57312)

Royal LePage Northern Lights Realty

Calgary, Alberta

Welcome to the TOP FLOOR of Little Varsity! Enjoy the bright, natural light from the generous windows of the apartment. With east facing exposure overlooking nature and the view of downtown from your large balcony! Perfect for your morning coffee or evening beverage! Baseboard heating throughout the apartment is under your control within the unit at no cost to occupants. In addition, this unit comes with an in-suite laundry, upgraded flooring to laminate for easier maintenance and a portable A/C unit for your comfort. This unit also comes with a convenient TITLED, UNDERGROUND PARKING stall with the most convenient location. Enjoy the confidence of a small, well-managed building, with high security and an admirable record of fiscal management, a respectful community of mature owners, a responsive volunteer Board of Directors, and a highly qualified professional management company. You will have communication with your visitors through secure lobby access codes directly to your telephone. This location cannot be any more convenient. It is located just off Crowchild Trail, DIRECTLY ACROSS from the north gate of U of C, one block from Brentwood shopping plaza, and within easy walking distance to Market Mall, McMahon Stadium and the Alberta Children's Hospital (2 km) and Foothills Medical Centre (under 3 km). Multiple bus routes pass the street corner, and quick access to city center (10 MINUTES) is available from two nearby LRT stations less than 1 km from your door. Call to book your showing today – you won’t want to miss out on this gem! (id:57312)

RE/MAX Complete Realty

Calgary, Alberta

The Vault is an exclusive luxury storage and entertainment condo designed by architects Riddell Kurczaba to provide the ultimate secure storage location for your luxury vehicles as well as an unparalleled entertaining space for friends and family. Entry to your 1963 sq ft unit begins with secure access to a private common courtyard. This stunning Garage Mahal offers epoxy flooring with 1268 sq ft of garage space and a 23ft high roof with a 14ft high garage door allowing for car lifts, as well as a full bathroom, and laundry room with Meile appliances. The 695 sq ft entertainment loft offers a high-end bar fridge and oven/convection drawer, custom cabinetry, quartz counter tops, as well as a custom railing and stub wall. The large sunny and bright windows overlook the pond with motorized blinds, perfect for an office. Located near the airport just off Stony Trail in Country Hills, The Vault also includes car wash facilities as well as a clubhouse. Within close proximity to shopping centers and the airport. The complex provides high level security including a fully enclosed perimeter of concrete wall, locked doors, and a 24-hour surveillance system this property is the epitome of luxury storage opportunities. Please see supplements for an extensive list of unit upgrades. (id:57312)

RE/MAX Realty Professionals

Calgary, Alberta

OPEN HOUSE – Sat Jan 11 (1-3pm) WENTWORTH CALLING! Wentworth Hill… tucked away on the west side of Wentworth, in the walk zone for two great schools and a short stroll to the many shops and services along 85th St. This home enjoys unobstructed mountain views and no neighbours in the back, a WARM & BRIGHT west exposure, PRIVATE & QUIET. This 4 bedroom two storey measures 2924 sq ft above grade with 4 beds and a wonderful Bonus Room up. Highlights include 9’ ceilings on the main and upper levels, wideplank hardwoods, granite counters throughout, B/I speakers and more. On the main you will enjoy the Great Room under a 19’ cathedral ceiling to harness the sun. This is a space which invites connection with an open gourmet kitchen featuring granite counters, a center island breakfast bar, s/s appliances including a gas cooktop, wall oven and wine fridge and a generous breakfast nook, west facing – WARM & BRIGHT. The main level also features a proper Dining room and private den/home office at the entrance. Upstairs the master enjoys a 5pc en suite and large walk-in, the THREE additional beds up are well-sized and the Bonus Room sits under a vaulted ceiling , offering a generous sense of space. (id:57312)

RE/MAX First

Calgary, Alberta

Rare development opportunity with neighboring bungalows being sold together! Rezoning done, DP survey done, ALL THE HARD WORK IS DONE & the DP is sent in for approval...Ideally located in the inner-city community of Sunnyside mere moments to boutique shops, great restaurants, funky cafes, the LRT Station, the Bow River and downtown. The lots total 75’ x 120’ and are zoned for multi-family. The options for redevelopment are only limited by your imagination. Currently in hand are plans for a 6 unit townhouse complex with 6 legal suites. Both bungalows plus the legal suite in 621 are rented to long-term tenants making them perfect holding properties. Phenomenally located in one of Calgary’s most vibrant and sought-after communities with unmatched walkability, a perfect transit score and just a leisurely stroll into the downtown core. Opportunities like this don’t come along often! (id:57312)

Exp Realty

Calgary, Alberta

Experience the extraordinary in Bridgeland! This 1 bedroom and den has been freshly painted with new floors! Embrace a walkable lifestyle with paths, parks, dog parks, shopping, restaurants as well as public transit (C-train) blocks away. Life is all about the little things that make every moment extraordinary. Imagine spending more time on what truly matters—sledding in the winter, strolling through parks in the summer, and focusing on living rather than chores. This home boasts a private patio perfect for relaxing, direct access/exit for added convenience, a functional layout that optimizes space and furniture placement, ensuite laundry, and sliding doors to your bedroom, a warm inviting fireplace in the living room, a dedicated office space tailored for modern needs, a underground parking stall and storage locker! Call today for your private showing! (id:57312)

Royal LePage Benchmark

Calgary, Alberta

This impressive four-level split home is perfect for a large family and is also ideal for investors. It’s conveniently situated at walking distance to Saddletowne circle including shoppers and another strip mall with grocery stores, gas station, restaurants and various retail shops. The property is well-maintained and located in a peaceful, welcoming neighborhood. Main Floor consists of a welcoming Living room and spacious kitchen overlooking the dining area. Upper floor has 3 good sized bedrooms with 4pc bathroom. Moving down to the lower (3rd) floor you will find a spacious bedroom with a full washroom and also has the separate entrance for the illegal basement suite. The 4th floor (basement) consists of the kitchen, 5th bedroom and another 4 pc bathroom. To top it all off, this beautiful house is completed with a double detached garage and deck in the back. With its unbeatable location, this property is a rare find in today's market. Don't miss out on the opportunity to make it yours – schedule a showing with your favorite realtor today before it's gone! (id:57312)

Prep Ultra
Prep Realty

Calgary, Alberta

Welcome to the 15th floor, where breathtaking views stretch out in every direction, offering a stunning panorama of the city. Located on the corner of 15th Ave and 8th Street SW, this unit places you in the heart of downtown, with everything you need just steps away. Whether it's vibrant nightlife, cozy coffee shops, top-notch restaurants, or the famous Jelly Modern Donuts, you'll find it all within walking distance.Upon entering the unit, you're greeted by an open-concept living space filled with natural light, thanks to its corner location and abundance of windows. The kitchen is generously sized, featuring stainless steel appliances and granite countertops, making it both stylish and functional. The two spacious bedrooms offer comfort and tranquility, with the primary bedroom boasting a luxurious ensuite complete with a stand-alone shower.The balcony provides the perfect outdoor space to take in the stunning city and mountain views. Additional amenities include underground parking, in-suite laundry, a well-equipped exercise room, and a party room for entertaining.This is a rare opportunity to live in a prime downtown location with endless possibilities. Don’t miss your chance—call today to schedule a private showing! (id:57312)

Real Broker

Sylvan Lake, Alberta

Nestled on an expansive lot, the location of this LOVELY TWO STORY home is ideal. The beautiful backyard is south facing and backs on to an fantastic green space. The curb appeal is soothing and inviting, accented with stonework and a quaint entrance. A double attached garage provides plenty of indoor parking and leads into a large mudroom. Groceries can be easily unloaded with the walk-thru pantry. The kitchen features crisp white cabinetry, contrasted with the dark rich wood of the island. Countertops are draped in gorgeous granite and sleek subway tile. You will appreciate the stainless steel appliances, convenient corner pantry, and pendant lighting. The large living room is anchored by a beautiful gas fireplace and wide picture window. The dining room offers a front seat to the peaceful green space. Step thru the glass garden door to enjoy the large deck and fully fenced yard. The backyard is encircled with lovely landscaping featuring expansive curbing and a firepit feature. After a long day, head upstairs to lounge in the family zone. The primary bedroom is spacious and boasts a 4-piece ensuite, including a soaker tub and gorgeous glass and tiled shower. Two additional bedrooms and a 4-piece bathroom wonderfully accommodate the whole family. The luxury of second floor laundry is an added bonus. The basement is a blank slate and awaits your finishing touches. Let the warmth from that south facing sunshine stream in, Central Air will keep this home comfortable throughout the summer! Centrally located in the new neighborhood of Crestview, close to schools, walking trails, and Highway 11, this could be the one you've been waiting for!! (id:57312)

RE/MAX Real Estate Central Alberta

Red Deer, Alberta

Discover this beautifully maintained, immaculate 3-bedroom, 2-bathroom half-duplex located in the sought-after south corner of Red Deer, Alberta. With pride of ownership evident throughout, this home offers exceptional value with no condo fees! Situated in a peaceful close, this home features a spacious fenced backyard, perfect for outdoor entertaining or relaxing. Step inside to an inviting open-concept main floor with a well-designed kitchen that boasts a good sized island, a convenient pantry and plenty of cabinetry for ample storage. The kitchen flows seamlessly into the cozy living area & sliding doors lead to a lovely rear deck—ideal for enjoying summer evenings. Upstairs, you’ll find three generously sized bedrooms, including a primary bedroom that currently has a king-size bed and dressers. Make sure to check out the closet in the third bedroom. The full basement includes a laundry area and is a blank canvas, ready for your personal touch to complete the space. The floor down here was freshly painted and is clean as a whistle. Additional highlights include shingles that are 2 years old, a hot water tank that is about 7 years old, a single attached garage and a private backyard has beautiful trees. This home is perfect for first-time buyers or anyone seeking a well-cared-for property in a convenient location. If your next home needs to show Pride of Ownership don’t miss out on this opportunity to make this move-in ready duplex your new home in Red Deer! (id:57312)

Century 21 Maximum

Airdrie, Alberta

Located on the ground floor in the 2000 building of the Edge Condo complex this 2 bedroom, 2 bathroom condo has convenient access in and out of the unit without ever going through the common Hallway! There are two good-sized bedrooms on opposite sides of the condo. They're separated by the living room, kitchen & main living space, making this a really popular floor plan for owners with a roommate or who want to use the 2nd bedroom as a quiet home office. The master bedroom has a large window for lots of naturallight, a walk-through closet & a full-sized private ensuite bathroom. The kitchen features a breakfast bar & is upgraded with a Stainless Steel Appliances, and GRANITE COUNTERTOPS. NEW VINYL PLANK FLOORING throughout the unit. The large living room allows for lots of options for furniture placement. It also provides easy access to the patio/exterior living space. The 2nd bedroom has a large walk-in closet & patio doors to access the outdoor living space. Just outside the 2nd bedroom is the main (full-size) bathroom. This unit also has in-suite laundry & comes with an assigned parking stall in front of the building. Located right next door to the complex is Airdrie's Genesis Place (Recreation Center), a huge multi-purpose complex with hockey rinks, swimming pool, gym, and more! (id:57312)

Real Broker

Beaumont, Alberta

SUPER cute 2 storey in FOREST HEIGHTS just STEPS from the PARK, with a BACK LANE access and parking pad ready for a garage! This OPEN CONCEPT GREAT ROOM STYLE home features a sweet VERANDAH at the front door, a generous foyer that opens to a SUNLIT living room, LAMINATE FLOORING throughout, a generous dining area and a CONTEMPORARY white kitchen with QUARTZ counter tops and STAINLESS STEEL appliances. The DISHWASHER and REFRIGERATOR were both RECENTLY REPLACED & the home features CENTRAL AIR CONDITIONING! The GENEROUS back hall offers tons of STORAGE, a handy 2 pc. bathroom and provides access to the BACK DECK & YARD. Up to 3 BEDROOMS, 2 FULL BATHROOMS with shower/tub, one in the primary, and the LAUNDRY is located upstairs for added convenience. The basement offers great space for future development. The yard is LANDSCAPED, features the front verandah, a DECK off of the back door, lawn and the CONCRETE PAD & more! WOW! (id:57312)

RE/MAX Elite

Brooks, Alberta

A near completed renovation in the heart of Brooks and in the historic district that was once known as Orchardlea. Come and discover the potential of 2700 sqr ft. living space with six bedrooms and three bathrooms that is near completion. All the hard work and design has been completed including updated rooms, electrical, plumbing, windows, doors, flooring, and exceptional millwork. Your creative inputs could still be applied if you act fast. Updated mechanical and appliances compliment the exceptional kitchen, pantry and a master suite that creates a symphony of design and function in this mid century home. The opportunity to be a part of this completion could be yours, book a showing early and be a part of the final stages of something special. Plan ahead for a private showing. (id:57312)

Royal LePage Community Realty

Airdrie, Alberta

Live in one of Airdrie's best neighborhoods and enjoy convenient and peaceful townhouse living without the condo fees! This lovely two-storey townhouse features the desirable two-master-bedroom floorplan, where each of the two bedrooms has its own ensuite bathroom and a great walk-in closet, along with plenty of natural light. There is convenient upstairs laundry and a bonus area that could be an office, play area, or cozy family room. The main level offers a good-sized open space for living and dining, highlighted by a lovely olive feature wall and attractive hardwood floors. The undeveloped basement has lots of potential for additional living space and even includes a rough-in for another bathroom. The double attached garage provides space for both parking and storage. 551 Windstone Common is in the perfect location—a quick and easy walk to Windsong Heights K-9 school, steps away from a green space that becomes an ice rink in the winter, and close to pathways along the nature area for daily walks. Windsong is an active and friendly community full of young families and great neighbors. Vacant and ready for immediate possession—call your favorite realtor today! (id:57312)

Real Broker