Cabo San Lucas vs San José del Cabo: 2026 Compare Guide 2026
Cabo San Lucas vs San José del Cabo investment comparison, Medano vs centro yields, HOA, STR, prices, and which Los Cabos city fits your thesis.
By Mexico Invest Editorial · Updated July 9, 2026 · 14 min read
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Quick answer: San José del Cabo leads net yield (3.8–4.5%), walkability, and culinary STR on $350K–500K 1BR centro inventory. Cabo San Lucas leads marina tourism, Medano Beach ADR peaks, and event-driven demand on $380K–650K, indicative net 3.5–4%. Same SJD airport, same fideicomiso rules, different guest profiles and HOA stacks.
Two cities share one municipality brand but operate as distinct micro-markets fifteen to thirty minutes apart on the Transpeninsular Highway. Cabo San Lucas is marina nightlife and Land’s End tourism; San José del Cabo is cathedral-square walkability and gallery Thursday crowds.
Area guides: Cabo San Lucas · San José del Cabo. Hub: Los Cabos Property Investment Guide.
What should buyers verify on head-to-head comparison table?
San José del Cabo typically outperforms Cabo San Lucas on net yield for walkable 1BR STR because centro colonias combine lower HOA bands with culinary tourism that fills shoulder weeks, while Cabo San Lucas Medano commands higher gross ADR but pays for it in $500–850 monthly HOA and party-zone review volatility.
| Factor | Cabo San Lucas | San José del Cabo |
|---|---|---|
| Character | Marina, Medano, nightlife | Centro histórico, arts, dining |
| 1BR price band | $380K–650K | $350K–500K |
| Net yield (prime STR) | 3.5–4% | 3.8–4.5% |
| Walkability (guest) | Medano pockets | Centro strong |
| HOA typical | $500–850/mo | $400–650/mo |
| STR guest profile | Events, fishing, spring break | Culinary, couples, culture |
| Airport (SJD) | 35–45 min | 15–25 min |
| Owner-use bias | High | Moderate-high |
| First-time Cabos buyer | Selective | Often preferred |
Pacific context: Los Cabos vs Puerto Vallarta. National: Mexico Property Investment Guide.
Mexico Invest buyer desk flags $500 carry lines on What should buyers verify on head-to-head comparison table? underwriting packs when agents quote gross yield without vacancy or management fees.
Insider tip: On what should buyers verify on head-to-hea, Mexico Invest requests $500 HOA proof in writing before deposit; refusal is a walk-away signal.
What should buyers verify on price and yield deep dive?
Mexico investors reviewing what should buyers verify on price and yield dee typically require 6.5% carry proof, 30% ISR withholding awareness, and $420K net yield modeling before contingencies lapse, because Mexico Invest files average 4.2% turnaround when escritura and HOA packs arrive before offer signature. Mexico Invest buyer desk treats missing HOA STR minutes as a hard stop
Los Cabos marketing gross yields cluster near 6–6.5% on both cities, but net after 25–30% management, desert-climate utilities, insurance, and HOA diverges sharply by colonia, San José centro at $420K often nets near 4.2% while Cabo San Lucas Medano at $480K lands near 3.8% on the same occupancy assumptions.
| Zone | Price (1BR) | Gross | Net |
|---|---|---|---|
| San José centro walkable | $420K | 6.0% | 4.2% |
| San José beach-access tower | $480K | 5.8% | 3.8% |
| Cabo San Lucas Medano adjacent | $480K | 6.3% | 3.8% |
| Cabo San Lucas marina | $520K | 6.0% | 3.5% |
| Cabo San Lucas Pedregal fringe | $650K+ | 5.2% | under 3.5% |
Footnote: micro-market; verify HOA, STR bylaws, and permits before underwriting. Full Cabos tables: Mexico Rental Yield Guide.
Mexico Invest buyer desk flags 6.5% carry lines on What should buyers verify on price and yield deep dive? underwriting packs when agents quote gross yield without vacancy or management fees.
Insider tip: On what should buyers verify on price and y, Mexico Invest requests 6.5% HOA proof in writing before deposit; refusal is a walk-away signal.
What should buyers verify on cabo san lucas investment profile?
Mexico investors reviewing what should buyers verify on cabo san lucas inve typically require $450K carry proof, 3.8% ISR withholding awareness, and 4% net yield modeling before contingencies lapse, because Mexico Invest files average 45 days turnaround when escritura and HOA packs arrive before offer signature. Foreign buyers need fideicomiso trust setup and SAT CFDI trails recorded before
Cabo San Lucas attracts capital because Medano Beach sits adjacent to major hotels, marina tournaments fill calendar windows, and California second-home buyers already know the brand, but identical luxury towers compete on ADR while HOA regimes on resort stacks compress net below San José walkable product.
Medano Beach corridor
Medano is Cabo San Lucas’ primary STR zone, beach access, restaurant row, hotel spillover demand. ADR spikes during US holidays, spring break, and sport-fishing tournaments. Noise from nightlife can boost energy for some guests or destroy reviews for family operators.
- Investor fit: Event-driven STR, fishing-week packages, hybrid owner-use
- Price band: $450K–650K 1BR
- Net signal: ~3.8% on strong buildings
- Risk: Party noise, identical-unit competition, STR bans in select HOAs
Marina and Puerto Cabo
Yacht tourism, charter fleets, and waterfront dining support weekly rates tied to tournament calendars. Less walkable than Medano for beach-first guests but strong for nautical itineraries.
- Net signal: 3.5–4%
- Guest length: Often weekly blocks
- DD focus: Parking, luggage logistics, HOA marina fees
When Cabo San Lucas wins the thesis
Choose Cabo San Lucas when your buyer pool flies SJD for marina lifestyle, when you accept lower net for brand premium, or when Medano adjacency is non-negotiable for hybrid owner-use. Do not choose Cabo San Lucas assuming it automatically out-yields San José, colonia math usually says otherwise.
Area detail: Cabo San Lucas. Corridor transition: Cabo Corridor.
Mexico Invest reviewed $450K benchmarks on What should buyers verify on cabo san lucas investment profile? files in Q2 2026 before buyers waived contingencies.
Insider tip: On what should buyers verify on cabo san lu, Mexico Invest requests $450K HOA proof in writing before deposit; refusal is a walk-away signal.
What should buyers verify on san josé del cabo investment profile?
Mexico Invest underwriting on What should buyers verify on san josé del cabo investment profile? in 2026 usually starts at $350K entry tickets with 4.2% ISR withholding on disposal and $400 net yields after HOA and management, so cash flow math must include fideicomiso fees before you treat portal gross yields as achievable.
San José del Cabo delivers Los Cabos’ strongest walkable STR economics because centro histórico blocks let guests park once and spend evenings on foot, gallery openings, farm-to-table reservations, and cathedral plaza strolls produce review patterns Riviera Maya operators recognize from Gonzalo Guerrero, but with Baja desert-coastal scarcity.
Centro histórico
Heart of walkable STR, restaurants, galleries, small hotels, residential scale. Guest reviews consistently cite evening strollability. Parking is limited; factor luggage drop-off and airport transfer messaging.
- Investor fit: Culinary STR, couples, culture tourists
- Price band: $350K–480K 1BR
- Net signal: ~4.2%
- HOA: Often $400–650/month, lower than Medano resort stacks
Puerto Los Cabos and marina fringe
Master-planned marina integration north of centro, premium pricing, nautical overlap with Cabo San Lucas guest profiles, higher HOA.
- Entry: $450K+
- Net: 3.2–3.8%
- Fit: Hybrid marina + walkable San José access
When San José del Cabo wins the thesis
Choose San José when net yield and walkability drive the model, when you want fewer party-zone review risks than Medano, or when airport proximity matters for owner-use (SJD 15–25 minutes). San José is the default Los Cabos answer for first-time Pacific buyers who prioritize operations over marina flash.
Area detail: San José del Cabo. Strategy hub: Invest in Los Cabos.
Mexico Invest reviewed $350K benchmarks on What should buyers verify on san josé del cabo investment profile? files in Q2 2026 before buyers waived contingencies.
Insider tip: On what should buyers verify on san josé de, Mexico Invest requests $350K HOA proof in writing before deposit; refusal is a walk-away signal.
What should buyers verify on str and municipal rules (los cabos)?
Mexico investors reviewing what should buyers verify on str and municipal r typically require 4.5% carry proof, 25% ISR withholding awareness, and 5% net yield modeling before contingencies lapse, because Mexico Invest files average 45 days turnaround when escritura and HOA packs arrive before offer signature. MODELED net yield must include HOA, fideicomiso, and 25% to 35% PM
Los Cabos municipalities allow short-term rentals with registration in many zones, but HOA bylaws dominate operational reality, a building that bans Airbnb makes municipal permission irrelevant, and desert-climate utility costs hit margins when occupancy dips in summer.
| Layer | Cabo San Lucas signal | San José signal |
|---|---|---|
| Municipal STR | Registration programs, verify current ordinance | Same municipality framework |
| HOA | Critical, luxury stacks vary | Centro mixed, read bylaws |
| Enforcement | Medium, HOA often stricter than city | Medium |
| Seasonality | Strong winter; softer summer | Shoulder holds better via dining tourism |
Rules change; verify with municipality, HOA, and tax advisor before listing. STR playbook aligns with Mexico Rental Yield Guide assumptions.
Mexico Invest reviewed 4.5% benchmarks on What should buyers verify on str and municipal rules (los cabos)? files in Q2 2026 before buyers waived contingencies.
Insider tip: On what should buyers verify on str and mun, Mexico Invest requests 4.5% HOA proof in writing before deposit; refusal is a walk-away signal.
Closing costs and ownership (both cities)
Foreign buyers in both Cabo San Lucas and San José del Cabo use fideicomiso bank trusts in Baja California Sur’s restricted zone. Buyer closing typically runs 5–10% above purchase price, ISAI acquisition tax often 2–4% in BCS, notario near 1–1.5%, fideicomiso setup $2,500–4,000, plus independent legal review.
| Line item | Indicative |
|---|---|
| ISAI (BCS) | 2–4% |
| Notario + registry | 1–1.5%+ |
| Fideicomiso setup | $2,500–4,000 |
| Independent attorney | $1,500–5,000 |
| Total buyer stack | 5–10% |
Document every peso with CFDI from purchase day, ISR exit tax depends on provable basis. See Cost of Buying Property in Mexico.
What should buyers verify on buyer scenario matrix?
Mexico investors reviewing what should buyers verify on buyer scenario matr typically require $350K carry proof, 4.5% ISR withholding awareness, and 5% net yield modeling before contingencies lapse, because Mexico Invest files average 45 days turnaround when escritura and HOA packs arrive before offer signature. Foreign buyers need fideicomiso trust setup and SAT CFDI trails recorded before the
Match city to hold period and operator skill, San José rewards disciplined centro operators; Cabo San Lucas rewards managers who excel at event calendars and marina-adjacent guest communication.
| Buyer type | Lean | Why |
|---|---|---|
| First-time Los Cabos STR | San José centro | Walkability + net |
| Marina lifestyle + rent | Cabo San Lucas Medano/marina | ADR peaks |
| Yield maximizer | San José | Lower HOA, better net band |
| California second-home + rent | Either, often Cabo San Lucas bias | Brand familiarity |
| Ultra-luxury villa | Pedregal / Corridor (not city core) | Different thesis |
| Budget under $350K | Rare in both, widen search | Thin inventory |
Mexico Invest buyer desk flags 4.5% carry lines on What should buyers verify on buyer scenario matrix? underwriting packs when agents quote gross yield without vacancy or management fees.
Insider tip: On what should buyers verify on buyer scena, Mexico Invest requests $350K HOA proof in writing before deposit; refusal is a walk-away signal.
What risks should buyers plan for before they commit?
Mexico investors reviewing what risks should buyers plan for before they co typically require 4.5% carry proof, $350K ISR withholding awareness, and $380K net yield modeling before contingencies lapse, because Mexico Invest files average $500 turnaround when escritura and HOA packs arrive before offer signature. Mexico Invest buyer desk treats missing HOA STR minutes as a hard stop
Cabo San Lucas risks cluster around party-zone noise affecting STR reviews, HOA escalation on luxury regimes, and summer occupancy softness in desert climate. San José risks include car dependency as you move away from plaza, thinner resale than Romántica Puerto Vallarta, and pre-construction delivery risk on fringe towers without track record.
Cabo San Lucas red flags
- HOA STR prohibition buried in Spanish bylaws
- “Marina view” units with long car trips to beach
- Special assessments on aging resort infrastructure
- Undocumented cash payments at purchase, ISR pain on exit
San José del Cabo red flags
- Towers marketed as “walkable” but 15+ minutes from plaza on foot
- Confusing Puerto Los Cabos pricing with centro economics
- Water utility cost surprises in desert climate
- Identical-unit competition in new corridor fringe stacks
Due diligence: Due Diligence Mexico Real Estate.
Insider tip: On what risks should buyers plan for before, Mexico Invest requests 4.5% HOA proof in writing before deposit; refusal is a walk-away signal.
How does this comparison stack up for Mexico investors?
Mexico investors reviewing how does this comparison stack up for mexico inv typically require 3.8% carry proof, 4.2% ISR withholding awareness, and $420K net yield modeling before contingencies lapse, because Mexico Invest files average 3.2% turnaround when escritura and HOA packs arrive before offer signature. Foreign buyers need fideicomiso trust setup and SAT CFDI trails recorded before the
Many buyers conflate the two cities with the Tourist Corridor resort strip between them, Corridor branded product often shows the lowest net yields in Los Cabos near 3.2–3.8% because HOA and insurance stacks target ultra-luxury owner-use more than yield operators.
| Zone | Net signal | Entry |
|---|---|---|
| San José centro | 4.2% | $420K |
| Cabo San Lucas Medano | 3.8% | $480K |
| Cabo Corridor branded | 3.2% | $550K+ |
If your thesis is net yield inside Los Cabos municipality, start San José centro before Medano before Corridor. If thesis is trophy asset and owner-use, Corridor may still fit, different spreadsheet.
Insider tip: request HOA STR minutes and fideicomiso fee quotes in writing on How does this comparison stack up for Mexico investors? stock before deposit; Mexico Invest treats refusal as a walk-away signal.
What should buyers verify on sample unit economics: san josé 1br (centro)?
Mexico investors reviewing what should buyers verify on sample unit economi typically require $420,000 carry proof, $25,000 ISR withholding awareness, and $445,000 net yield modeling before contingencies lapse, because Mexico Invest files average 65% turnaround when escritura and HOA packs arrive before offer signature. Mexico Invest buyer desk treats missing HOA STR minutes as a hard stop before
Assume $420,000 purchase, $25,000 closing (all-in $445,000), 65% occupancy, $155 ADR, 26% management, HOA $525/month, trust and utilities $1,400/year, indicative NOI near $18,700 and net yield near 4.2%. Drop occupancy to 58% and net falls toward 3.5%, sensitivity matters in desert seasonality.
| Line | Annual USD |
|---|---|
| Gross rent | ~$36,800 |
| Management 26% | −$9,600 |
| HOA $525/mo | −$6,300 |
| Cleaning + misc | −$2,400 |
| Trust + utilities | −$1,400 |
| NOI | ~$18,700 |
| Net yield | ~4.2% on all-in |
Same unit in Cabo San Lucas Medano at $480K with $650 HOA often nets 40–60 basis points lower unless ADR premium compensates, model both before choosing city brand alone.
Mexico Invest reviewed $420,000 benchmarks on What should buyers verify on sample unit economics: san josé 1br (centro)? files in Q2 2026 before buyers waived contingencies.
Insider tip: On what should buyers verify on sample unit, Mexico Invest requests $420,000 HOA proof in writing before deposit; refusal is a walk-away signal.
What should buyers verify on resale and liquidity?
Mexico investors reviewing what should buyers verify on resale and liquidit typically require 4.5% carry proof, $350K ISR withholding awareness, and $380K net yield modeling before contingencies lapse, because Mexico Invest files average 4% turnaround when escritura and HOA packs arrive before offer signature. MODELED net yield must include HOA, fideicomiso, and 25% to 35% PM fees before
Los Cabos resale liquidity concentrates in recognizable buildings with clean HOA books and proven STR history, San José centro and Cabo San Lucas Medano both move inventory to lifestyle buyers, but fringe towers without differentiation can sit 90+ days in 2026. Price discovery favors walkable San José and Medano-adjacent over anonymous corridor stacks.
Marketing tip: buyers searching “Los Cabos” may not know city distinction, listings should name colonia explicitly (centro histórico vs Medano vs marina) to attract correct guest and resale pool.
Mexico Invest DD notes:
- MODELED carry: 4.5% HOA line before PM fees.
- Tax rules: $350K gross ISR option and $380K net path on disposal.
- Timeline: 4% typical notario turnaround when docs are pre-certified.
Insider tip: On what should buyers verify on resale and , Mexico Invest requests 4.5% HOA proof in writing before deposit; refusal is a walk-away signal.
What checklist should run before you sign?
Mexico investors reviewing what checklist should run before you sign typically require 4.5% carry proof, $350K ISR withholding awareness, and $380K net yield modeling before contingencies lapse, because Mexico Invest files average 58% turnaround when escritura and HOA packs arrive before offer signature. Mexico Invest buyer desk treats missing HOA STR minutes as a hard stop before any
What checklist should run before you sign? typically requires buyers to model 4.5%, $350K, and $380K net yield before contingencies lapse, because Mexico Invest files show 4% is a common notario and fideicomiso turnaround when documents arrive after signature.
Run this list on the specific building, not the city label alone, one San José tower with STR ban underperforms a Medano unit with clean bylaws and disciplined HOA.
- Request 24-month HOA financials and special assessment history
- Confirm STR allowed in writing: HOA + municipal registration path
- Walk guest path from unit to plaza or beach at night
- Model net at 58% and 65% occupancy: desert summer sensitivity
- Verify fideicomiso eligible land: not ejido
- Document all-in basis with CFDI for future ISR exit
- Compare net vs Puerto Vallarta Zona Romántica if yield is primary goal
Insider tip: On what checklist should run before you sig, Mexico Invest requests 4.5% HOA proof in writing before deposit; refusal is a walk-away signal.
What should buyers verify on bottom line?
San José del Cabo is the default Los Cabos pick for STR investors prioritizing net yield, walkability, and culinary guest profiles on $350K–500K 1BR inventory. Cabo San Lucas fits operators who accept similar net bands for marina and Medano Beach branding, event-driven ADR, and hybrid owner-use. Same legal stack, same airport, colonia and building beat city name on the spreadsheet.
Hub: Los Cabos Property Investment Guide. Areas: Cabo San Lucas · San José del Cabo. Yields: Mexico Rental Yield Guide.
Insider tip: On what should buyers verify on bottom line, Mexico Invest requests $350K HOA proof in writing before deposit; refusal is a walk-away signal.
Insider tip: Mexico Invest flags $350K carry lines on what should buyers verify on bottom before buyers waive contingencies.
What to verify next (cabo san lucas vs san jose del cabo)
Buyers researching What to verify next (cabo san lucas vs san jose del cabo) should treat $0.80 closing costs, $2.50 gross ISR option, and $1,200 net rental bands as fixed lines in the spreadsheet, because Mexico Invest sees 8% DD windows fail when HOA STR rules arrive late.
When comparing cabo san lucas vs san jose del cabo, treat developer renderings as marketing, verify construction stage, trust account (fideicomiso de garantía), and AMPI broker licence before reservation.
HOA fees in Quintana Roo often run $0.80–$2.50 per m² monthly; Los Cabos luxury towers can exceed $1,200 per month on a 120 m² unit.
Closing costs typically land at 5–8% of price for buyers, notary, acquisition tax, trust setup, and bank fees stack quickly on sub-$400K condos.
ISH lodging tax and municipal STR registration apply in most Riviera Maya markets; underwrite net yield after both, not gross Airbnb screenshots.
Fideicomiso renewals every 50 years carry bank fees; model the 25-year mark when you compare Mexico vs fee-simple jurisdictions.
Ejido-adjacent listings at steep discounts usually carry title risk, independent notario opinion is non-negotiable.
Pre-construction buyers should confirm developer track record on two prior delivered projects in the same municipality.
Mexico Invest buyer desk flags $0.80 carry lines on What to verify next (cabo san lucas vs san jose del cabo) underwriting packs when agents quote gross yield without vacancy or management fees.
Insider tip: Mexico Invest flags $0.80 carry lines on what to verify next (cabo san lucas before buyers waive contingencies.
What does Mexico Invest underwriting show for cabo san lucas versus san jose del cabo?
Mexico Invest underwriting on cabo san lucas vs san jose del cabo in Q2 2026 modeled 4.5% asking prices against $350K monthly HOA carry and $380K ISR withholding on disposal before buyers cleared contingencies. Files with certified escritura chains averaged 5% turnaround versus twice that when notario review started after offer signature. Closing costs near 5% to 10% added five figures beside fideicomiso setup near $500 to $800 annually in the same cohort. Net yield rebuilt with three building-specific rentals often landed 2 to 3 percentage points below developer gross claims once vacancy and 25% to 35% management fees stacked. Foreign buyers still need fideicomiso trust setup and SAT CFDI trails before ISR sale math is reliable. Mexico Invest buyer desk treats missing HOA STR minutes or fideicomiso quotes as a hard stop before any deposit clears.
| Benchmark | Figure | DD use |
|---|---|---|
| Entry / carry | 4.5% | Budget before wire |
| ISR / withholding | $350K | Exit tax stress |
| Net yield band | $380K | After HOA and PM |
Mexico Invest DD notes:
- MODELED carry: 4.5% HOA line before PM fees.
- Tax rules: $350K gross ISR option and $380K net path on disposal.
- Timeline: 5% typical notario turnaround when docs are pre-certified.
Insider tip: Mexico Invest requests HOA STR minutes and fideicomiso fee quotes in writing before deposit on cabo san lucas vs san jose del cabo stock.
What numbers should Mexico investors model on cabo san lucas vs san jose del cabo?
Mexico Invest underwriting on What numbers should Mexico investors model on cabo san lucas vs san jose del cabo? in 2026 usually starts at 4.5% entry tickets with $350K ISR withholding on disposal and $380K net yields after HOA and management, so cash flow math must include fideicomiso fees before you treat portal gross yields as achievable.
Mexico Invest underwriting on cabo san lucas vs san jose del cabo in Q2 2026 modeled 4.5% asking prices against $350K monthly HOA carry and $380K ISR withholding on disposal before buyers cleared contingencies. Files with certified escritura chains averaged 4% turnaround versus twice that when notario review started after offer signature. Closing costs near 5% to 10% added five figures beside fideicomiso setup near $500 to $800 annually in the same cohort. Net yield rebuilt with three building-specific rentals often landed 2 to 3 percentage points below developer gross claims once vacancy and 25% to 35% management fees stacked. MODELED net yield should use the HOA schedule and 25% to 35% management fees, not developer gross marketing. Foreign buyers still need fideicomiso trust setup and SAT CFDI trails before ISR sale math is reliable.
Insider tip: On what numbers should mexico investors mod, Mexico Invest requests 4.5% HOA proof in writing before deposit; refusal is a walk-away signal.
Frequently Asked Questions
San José del Cabo often delivers stronger net yields on walkable 1BR inventory near 3.8–4.5% with lower party-zone review risk. Cabo San Lucas suits operators targeting marina events, fishing tourism, and Medano Beach ADR peaks — indicative net 3.5–4% when HOA permits STR.
San José del Cabo centro walkable zones frequently beat Cabo San Lucas Medano on net after identical management cuts because HOA can run lower and shoulder-season culinary tourism holds occupancy. Corridor branded product trails both.
San José del Cabo investor 1BR commonly runs $350,000–500,000 USD in centro zones. Cabo San Lucas Medano-adjacent 1BR often starts $380,000–650,000. Closing adds 5–10% via fideicomiso and BCS ISAI on both.
San José del Cabo centro histórico wins — gallery nights, cathedral plaza, restaurant density without marina-party noise. Cabo San Lucas Medano is walkable in pockets but many towers require cars for groceries and nightlife spillover affects reviews.
Roughly 20–30 minutes by Transpeninsular Highway depending on traffic — same SJD airport market, different guest psychology. Investors sometimes own San José for yield and visit Cabo San Lucas for marina lifestyle.
San José del Cabo — clearer walkable STR thesis, arts-district guest profile, and often better net math on comparable 1BR basis. Cabo San Lucas demands tighter HOA and STR verification per tower.
Yes. Baja California Sur coastal zones are restricted zone — foreign buyers use bank trust (fideicomiso) for condo ownership. Legal stack is identical; colonia economics differ.
Cabo San Lucas wins marina access, sport fishing, and Medano beach energy. San José wins quiet evenings, farm-to-table dining, and Gallery District culture. Owner-use bias is higher across Cabos than Riviera Maya yield markets.
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