598 houses for sale in The Timbers, Fort Collins city Fort Collins CCD Larimer County Colorado

Tucked at the back of a peaceful cul-de-sac in Clarendon Hills, this is the kind of home that gives everyone, and everything, a place of their own. One of the largest homes in the neighborhood, its thoughtful layout offers incredible flexibility for the way you live today and the years ahead. The main level welcomes you with beautifully refinished wood floors, generous living spaces and a bedroom with adjacent 3/4 bath, ideal for guests or multigenerational living. The kitchen combines everyday function with thoughtful details, including pull-out cabinetry, new appliances and a gas range. Upstairs, retreat to the expansive primary suite with a newly remodeled bath and built-in storage. Two additional bedrooms each have their own en-suite bath, while a dedicated office makes working from home easy. An impressively large loft offers endless possibilities as a library, den, playroom or additional workspace. This is NOT your average loft space! The finished basement adds even more versatil

Discover the ease and elegance in this exceptional ranch-style home, beautifully positioned on a spacious 13,579 sq. Ft. corner lot. From the mature trees and lush, thoughtfully landscaped grounds to the generous living spaces inside, this property offers a rare combination of comfort, flexibility, and everyday livability. With three bedrooms, two full bathrooms, an all weather sunroom, and two distinct living areas, you will find plenty of room to gather, relax, or entertain. The spacious primary suite is a true retreat, complete with a luxurious 5-piece bath and expansive walk-in closet. Two separate 2-car garages provide exceptional parking, storage, and workspace options, while the large unfinished basement and oversized crawl space offer an abundance of additional storage and future potential. Convenient access to I-25, nearby schools, parks, and walking paths adds to the home's appeal and makes daily living remarkably convenient. With its sought-after ranch-style layout, generous

Welcome to this beautifully maintained, move-in-ready tri-level home in the heart of Fort Collins! Ideally located within walking distance of bike trails, shopping, & more. No hoa or metro! Step inside and discover a gourmet kitchen featuring stunning black walnut countertops, pull-out cabinetry, stainless steel appliances, large pantry, & a convenient under-cabinet storage. The open floor plan has a cozy living room accented by a charming brick feature wall and gorgeous refinished real hardwood floors. The main floor features a private office w/ hardwood floors & French doors, creating the perfect work-from-home space. All new carpet & updated bathrooms w/ elegant quartz countertops. Tucked away on the lower level, the private primary suite offers a peaceful retreat w/ a newly remodeled 3/4 bathroom featuring quartz countertops and dual sinks. The impressive 13' x 9' walk-in closet provides exceptional storage, and additional crawl-space for storage. Upstairs, you'll find newly painte

Special Sale Event — This Weekend Only*. Priced over $55,000 BELOW MARKET VALUE and $75,000 to $82,000 below the overall Windsor median, this beautifully designed property features a bright, open-concept living space, a stunning modern kitchen with a large center island, and a large vaulted primary suite. With an oversized FOUR-car (1 tandum) garage, endless expansion potential in the basement, and an unbeatable location near local trails and Fort Collins, there is so much more to see in person. We’re keeping the details minimal on purpose—this home is meant to be discovered. Open House: Saturday Oct. 17th | 1:00–3:00 PM Offer Deadline: Monday Oct. 19th | 5:00 PM The sellers will make a decision by Tuesday Oct. 20th at 5:00 PM Priced below market with a set offer deadline, this home is expected to attract strong interest—plan to tour, compare, and submit your strongest offer. Opportunities like this are rare. Plan ahead and don’t miss your window. Discounted rate options and no lender

Beautifully situated on a quiet cul-de-sac in desirable Midtown Woodwest, this well-loved home offers a rare. 32-acre private lot with a large backyard, mature trees, fruit trees, established landscaping and plenty of room to garden, play and entertain. The sellers made many quality updates with the intention of making this their forever home, including new flooring, an updated kitchen with new cabinetry and quartzite countertops, 3 fully remodeled bathrooms, new custom solid doors, new deck, new stairs and railing, newer water heater and a new fireplace insert. Four large bedrooms, a main-floor office, spacious rooms and tall basement ceilings add flexibility. Enjoy the large back deck, covered front porch and hot tub pad with electrical already in place. The unfinished basement offers storage or future expansion. Additional highlights include paid-off solar, radon mitigation, RV parking with side gate, and no HOA or Metro District

Don't miss this opportunity to own a rare four-level home with a larger floor plan in the desirable Wagon Wheel neighborhood. NO HOA or Metro Tax! Freshly updated with new paint throughout, new flooring in most of the home, and other improvements. The basement has its own 3/4 bathroom, bedroom, and living area, making it a functional suite space. The layout offers generous living space and flexibility, with plenty of room for everyone. Tucked into a peaceful, low-traffic area of the neighborhood, this home offers a quiet setting while remaining conveniently located in midtown Fort Collins. Enjoy easy access to parks, shopping, dining, and all that Fort Collins has to offer. Outdoor enthusiasts will appreciate being a short drive or bike ride to the foothills, and two blocks to Rossborough Park. Families will also like the convenience of being less than a mile from Rocky Mountain High School. Come discover all this home and its desirable location have to offer!

An incredible opportunity in the coveted Stonehenge neighborhood, this charming ranch-style home blends Mid-Century character with thoughtful modern updates, all in an unbeatable location across from Edora Park, with easy access to Spring Creek Trail, dining, shopping, and schools. Situated on a beautifully landscaped oversized corner lot, this inviting home welcomes you with a private, fenced-in front patio-perfect for morning coffee or relaxing outdoors. Inside, new LVP and tile flooring, freshly updated bathrooms and kitchen, and updated windows create a fresh, bright feel throughout the flowing, open floor plan. The spacious primary suite is a true retreat, featuring a massive en-suite bathroom complete with a soaking tub and two walk-in closets. There are two additional generously sized bedrooms including one with its own convenient half bath. Enjoy multiple living spaces filled with natural light, a cozy fireplace, and flex areas. With its fantastic layout, modern updates, massiv

Don't miss this beautifully designed 3-bedroom, 2-bath ranch in the highly desirable Timnath Ranch community! Offering 2,185 square feet of open-concept, single-level living, this home impresses with a vaulted entryway, soaring living room ceilings, elegant crown molding, and a stunning gas fireplace as the centerpiece. The spacious kitchen features granite countertops, a large island, stainless steel appliances, a walk-in pantry, and a dedicated coffee bar connecting to the separate dining room. An West-facing study with double French doors and closet offers the perfect home office or flex space. The spacious primary suite features vaulted ceilings, crown molding, a luxurious 5-piece bath with separated guy and gal vanities, a soaking tub, glass-enclosed shower, and generous walk-in closet. Enjoy a fully fenced, landscaped backyard with a covered patio and an oversized 2-car garage wiith overhead storage and a toolbench nook. With neighborhood trails, parks, playgrounds, and a communi

Discover unparalleled lakefront living at 4927 Valley Oak, beautifully positioned on Boyd Lake with gorgeous mountain views. This exceptional 5-bedroom, 5-bathroom home offers an open-concept kitchen flowing into a formal dining room-ideal for entertaining. The main-floor office captures serene lake views. The upstairs spacious primary suite features a cozy fireplace, sitting area, Juliet balcony, and luxurious 5-piece ensuite. Each additional bedroom includes its own dedicated ensuite. The bright daylight basement is designed for effortless entertaining, complete with a wet bar and pool table. Outside, enjoy your private lakeside retreat with an oversized luxury jacuzzi and dedicated lap-swim area. Experience breathtaking scenery and elevated lakefront living in one exceptional home. Please note, the lake is historically low due to pump replacement and cleaning of outflow pipe, along with the drought. They are anticipating these levels will rise once the repairs are completed

Fort collins 4-bedroom with a 23×15 heated shop + 3-car garage. Looking for a place to call home/ work on your hobbies? 23x15 shop, 10x34 gated storage, 10x23 of more storage. Big fenced back yard in FT. Collins? This 2100sf 4 bed home + an office. Flexible layout with excellent multigenerational, guest, hobby and work-from-home potential. Also handicap accessible, 2 updated baths, newer all stainless appliances 2020, the fridge is new 2025, Countertops and sink 2026, forced air and central AC, and new carpet and all 2018 roofs. Primary has it's own bath and walk-in closet. This home gives you rooms for the things you actually do. Home office. Hobby space. Workshop. Storage. Family room. All the windows are newer vinyl the paint is fresh, super clean and ready to go All bedrooms are conforming easy to add a second laundry or kitchen. Southwest Ft. Collins No HOA or Metro, great value under $500k in town, detached 2 car includes 220v. Chicken coop and a shed too, full 6' fencing. Ramp c

Lock-and-leave living with everything Midtown has to offer! This single-level patio home sits on a quiet cul-de-sac with minimal through-traffic, offering a low-maintenance lifestyle in a prime Fort Collins location. With thoughtful updates and quick access to trails, transit, shopping, dining, CSU, and Old Town, everyday convenience is built right in. The main level features a bright, open layout with a natural flow between the living, dining, and kitchen areas. The kitchen offers abundant prep space, ample storage with under-cabinet lighting, stainless steel appliances, including a newer refrigerator and dishwasher, and a breakfast bar for casual meals. Two bedrooms include a spacious primary suite featuring an en-suite bathroom and a walk-in closet equipped with a built-in safe. Fresh interior upgrades include brand-new carpet, a newer water heater, upgraded shower doors, and heated towel racks in the bathrooms. A fully insulated attic adds an extra layer of year-round efficiency. O

Refreshed and ready near CSU. New Class IV roof, fresh paint and carpet throughout, new water heater, and a new steel-post fence around the entire backyard. Kitchen updated with shaker cabinets, granite, motion-sensor under-cabinet lighting, and a new sliding glass door; primary bath updated as well, and the lower bath is newer. Mudroom and laundry are accessible from the garage. Deck off the dining room looks over a shady, fully sprinklered yard with raised garden beds on pressure-regulated drip lines and their own sprinkler zone, a chicken coop, and native pollinator plantings front and back. Lower-level rec room has a fireplace with a built-in circulating fan. Parks, natural areas, and Spring Creek Trail nearby. About 5 minutes to campus and Elizabeth Street. No hoa

There's something special about coming home to a view of open space. This Fort Collins home has a bright, open main level with plenty of natural light and an easy flow from the living room into the kitchen and dining area. The kitchen features stainless steel appliances, a center island with room for seating, and a pantry. A dining area off the kitchen features large windows, highlighting the open space just outside the back door. Upstairs, you'll find four bedrooms, including a spacious primary suite with an ensuite bathroom and multiple walk-in closets. The upstairs laundry room adds the kind of convenience you'll appreciate every day. Step into the backyard and enjoy having open space directly behind you. It's the kind of setting that makes spending time outside feel a little more relaxing, whether you're having your morning coffee, grilling dinner, or simply enjoying the evening. Parks, trails, shopping, and restaurants are all close by, with easy access to Old Town Fort Collins wh

Open House October 10th and 11th from 12-3PM. Location, Location, Location! Ideally located in Fort Collins, 4746 Brenton Dr. Offers peaceful neighborhood living w/ exceptional access to CSU, historic Old Town, restaurants, shopping, trails, parks, the Poudre River, I-25, Horsetooth Reservoir & the foothills. Sides & backs to open space, abuts the community trail system & features mature landscaping, sprinkler/drip irrigation, fenced & cross-fenced yard, large covered front porch, stone masonry & oversized backyard patio w/ outdoor TV box/bracket & direct trail access. Inside, the spacious open design features knotty alder trim, upgraded lighting, double-pane windows, gas fireplace w/ tile backsplash & wood mantel, built-ins, plus a beautifully appointed kitchen w/ solid alder cabinetry, crown molding, full tile backsplash & stainless appliances. The private primary suite includes a retreat, walk-in closet w/ built-in shoe storage, dual raised vanities & full bath. A split-bedroom layo

MOVE IN READY home in desirable Trevenna community of Windsor! This move-in-ready home combines stylish finishes, spacious living areas, and thoughtful design. The main level features a dedicated study, perfect for a home office or flex space. Stunning luxury kitchen showcasing a stainless-steel range hood, 36-inch cooktop, double microwave oven combination, antique white maple cabinetry, and beautiful quartz countertops. The open living areas provide an inviting setting for everyday living and entertaining. Step outside to enjoy the fully fenced backyard with a privacy fence and enlarged patio, creating the perfect space for outdoor dining, relaxing, or gathering with friends and family. Upstairs, a spacious loft offers additional flexibility for a playroom, media area, or second living space. The primary suite features a private four-piece bathroom with tile flooring and an oversized walk-in closet. Three additional bedrooms and a spacious upstairs laundry room complete the upper lev

Timeless Craftsman, West-side Fort Collins Treasure! Featuring stunning millwork and a Spacious Primary Main Floor Suite w/ distinctive custom details, from the sophisticated Kitchen remodel + transformation to the Highcraft Basement finish! With 4,464 finished SQFT, 4214 Rolling Gate Road offers an exceptional breadth of space, appointments, and thoughtful amenities & Backs to community Open Space + trails on 2 sides! (Both the east & south) 5 Bdrms, 5 Baths, Fully Insulated, Finished + Heated 3 Car Garage, Gorgeous cased windows, Soaring Vaulted Ceiling, Airy + Bright w/ newer LVP floors, cozy Gas F/P centerpiece in the main level family room + warm/soft neutral interior paint colors + all Bdrms boast walk-in closets. The Oversized Main Level Primary Suite. Features its own wing with a walk-in closet + 5-Piece Bathroom + Jetted Spa tub + private outdoor access to the patio. At nearly 600 SQFT, the outdoor enjoyment options are endless full privacy fence + xeriscaped in front and back

The Larkspur ranch floor plan offers 3,071 finished square feet, 3 bedrooms, 3.5 bathrooms, 2-car attached garage & a finished basement included, giving you main-floor living with room to grow. A true lock-and-leave home for those who want space without maintenance. The open-concept main floor delivers effortless single-story living, while the finished basement adds flexible bonus space, perfect for a game room, home theater, sports-viewing setup, or extra room for hosting guests. Located in Country Farms Village, this home is centrally positioned just minutes from downtown Windsor, Loveland, Johnstown, and Timnath, with quick access to I-25 and Northern Colorado's best shopping, dining, golf courses, and parks. Come experience your next home offering quality, low-maintenance, single-story luxury living, all centrally located in Northern Colorado. Landmark Homes is a multi-award-winning local Northern Colorado builder. Completion date may vary; call 970-682-7- for construction updates

Move right in and make it your own! This solid 3-bedroom, 1.75-bath ranch home takes care of the big-ticket expenses so you don't have to. Featuring a newer roof, fresh vinyl windows, a brand-new boiler for cozy radiant heat, an upgraded furnace with AC, and brand-new kitchen appliances (including a stove/cooktop and refrigerator), all the heavy lifting is already done. Bring your cosmetic ideas and add instant equity. Located in an ultra-convenient neighborhood just a 5-minute stroll to King Soopers and local amenities-an incredible find for first-time buyers or savvy investors. Please refer to the contract prep document for sellers names

Come home to a quieter rhythm at 4460 Long Pine Lake Drive. Tucked toward the back of The Lakes at Centerra, this low-maintenance patio home by well-known Boulder Creek Builders offers modern finishes, quality construction, easy single-level living & an aging in place solution. Enjoy green space out front, a natural area behind, and the neighborhood lake, clubhouse, future community pool and High Plains Environmental Center just a block away. New interior paint, professionally cleaned windows and freshly cleaned carpets make this home move-in ready. Inside, white kitchen cabinetry, luxury vinyl plank flooring, solid-core doors and beautifully trimmed windows create a clean, modern feel. The kitchen features stainless appliances, pendant lighting, granite island and under-cabinet lighting. Washer, dryer and living room TV/entertainment center with surround sound are included. The 3-bedroom, 2-bath layout includes a flexible bedroom/office and thoughtful accessibility features including

So much to love in this 2020-built Loveland ranch: 3 beds, 2 baths, and 1,535 sq ft on one level in the heart of Northern Colorado. Downtown Loveland is 10 minutes away, with easy I-25 access to Fort Collins and Denver. Trails, neighborhood parks, and Boyd Lake State Park are close by, plus private reservoir access for paddle boarding. Inside, 9-ft ceilings and luxury vinyl plank flooring run through a light-filled open floor plan. The spacious kitchen with gas range opens to a large living area anchored by a custom built-in entertainment center. The private primary suite has a walk-in closet and 5-piece bath with double vanity. Central A/C and main-floor laundry round out the interior. The upgrades are done: new tankless water heater and HALO water filtration system. The fenced yard has an oversized east-facing patio that's shaded on summer evenings and low maintenance xeriscaping, and the west-facing driveway melts snow fast. The tall 2-car garage and vapor-lined crawlspace add plent

Morning coffee with mountain-town calm, a park right across the street, and a home that takes care of the little things for you. This 3-bed, 2.5-bath paired home in Wilson Commons offers main-floor primary living and upgrades that make every day easier: 9-ft ceilings, vinyl plank flooring through the main floor, and a kitchen built for the cook, with quartz counters, 36' upper cabinets, a composite sink and a gas range with an exterior-vented hood. The main-floor primary suite is your retreat, finished with quartz counters and a glass shower surround. Upstairs, two bedrooms and a flexible loft give you room for guests, a home office or a creative space, and a deep soaking tub with tile surround is ready for slow evenings. Upper-level laundry and soft-close cabinet doors and drawers throughout keep the day running quietly. Step outside to a covered patio with extended concrete and a gas line ready for the grill, all inside a fully fenced backyard. Central A/C, a smartphone-compatible th

Totally refreshed Wagon Wheel two-story in SW Fort Collins, with no HOA! Say goodbye to golden oak and the 1980s. This 4-bed, 4-bath home has been updated top to bottom: fresh interior and exterior paint, a new tile entry, refinished oak hardwood floors on the main level, new carpet, updated lighting, and a brand-new furnace and A/C for peace of mind. The kitchen shines with quartz countertops, a new backsplash, and new stainless-steel appliances, plus an eat-in area and a separate dining room. The light-filled living room centers on a wood-burning fireplace and opens to a covered patio overlooking the large, fenced backyard. A half bath completes the main level. Upstairs, you'll find three bedrooms, including a spacious primary suite with a walk-in closet and private ensuite. Both upstairs baths have been remodeled. The finished basement adds a family room, a 4th bedroom with an egress window, a 3/4 bath, laundry and a bonus room perfect for storage. With an oversized garage, storage

Classic brick charm in a prime Loveland location! This Sunset Acres ranch home sits just two blocks from Benson Sculpture Garden and Lake Loveland, offering a comfortable layout, great outdoor space, and quick access to nearby attractions. Highlighted by a seamless and open design, the main living area connects directly to the updated kitchen for effortless everyday routines and entertaining. The kitchen shines with granite countertops, modern appliances, soft-close drawers, abundant cabinetry, and a handy breakfast bar for casual meals. An adjacent family room features a classic brick fireplace framed by built-in display cabinets, creating a warm focal point with plenty of room to showcase favorite pieces, books, or decor. The sunroom showcases solid cedar walls that create a unique retreat to take in natural light and backyard views year-round. Three bedrooms offer flexible layout options, including a primary suite with a private en-suite bathroom. The basement offers additional livi

Pride of ownership shines throughout this beautifully maintained and thoughtfully updated split-level home in Loveland. From the moment you arrive, you'll appreciate the care and attention to detail that has gone into making this home both comfortable and inviting. A brand-new roof installed the second week of October 2026 adds peace of mind and value to this well-cared-for home. Inside, numerous updates create a fresh, move-in-ready feel, including remodeled bathrooms, an updated kitchen, and a beautifully refreshed laundry room. Fresh interior paint throughout, newer carpet, and stainless-steel appliances add to the home's clean, modern appeal while maintaining its welcoming character. The outdoor living spaces are where this home truly comes to life. Enjoy morning coffee or unwind at the end of the day on the screened-in porch, offering a comfortable space to relax while enjoying the outdoors. The backyard is designed for easy living and entertaining, with a low-maintenance layout t

Open House Saturday 17th 10-12PM. Price Reduced so now is your time. Nestled in highly desirable community of Timnath, one of the fastest-growing towns along Colorado's Front Range, this beautiful home offers the perfect blend of luxury suburban living & small-town charm just minutes from Fort Collins w/ quick access to I-25. Built in 2011, this exceptional home offers 5 bedrooms, 4 baths, executive office & a professionally finished & permitted basement. Main level features luxury vinyl plank flooring, energy-efficient windows, bright family room w/ 240V double-wide electric fireplace, floor-to-ceiling custom tile & surround sound. Gourmet kitchen features NEW cabinets, quartz countertops, full glass backsplash, center island, pot filler & stainless steel appliances including 48' gas range & double ovens. Spacious primary suite features vaulted ceiling, retreat, luxurious 5-piece bath, soaking tub, large shower w/ sitting bench & huge walk-in closet. Convenient upper-level laundry w/

Rare Half-Acre Ranch with Mountain View's for UNDER $500,000. Enjoy sweeping Rocky Mountain views and unparalleled privacy in this 3-bedroom, 2-bathroom ranch backing directly to open space. Sitting on a sprawling 0.53-acre lot right in town, this property features no HOA and no Metro Tax, giving you ultimate freedom, including plenty of room to add a garden, build a fire pit, or park a small camper or boat! Inside, this single level, main floor living the standout features including vaulted ceilings, fresh new interior paint, abundant natural light, and a classic wood-burning fireplace for those snowy Colorado days. When it's time to unwind, retreat to the primary suite that features a private en-suite bathroom and a walk-in closet. With a brand-new roof already installed 2026, this home provides a fantastic canvas just waiting for your personal style. Effortless access to Highway 287 for easy access to shopping and amenities with an added bonus of an easy commute to Fort Collins. A m

Brand new, move-in ready & builder/lender incentives available! Welcome to Timber Lark, where modern design, thoughtful functionality, and the peace of mind of new construction come together in one incredible Fort Collins home. This beautifully designed 3-bedroom, 3-bath home offers 1,400 finished square feet, an attached 2-car garage, and a flexible floorplan with space to grow. Step inside to a bright, open-concept main level where the kitchen, dining area, and great room flow seamlessly together, creating an inviting space for everyday living and entertaining. The kitchen is designed to be the heart of the home with a large center island, abundant cabinetry, generous prep space, and plenty of room to gather. Upstairs, retreat to the spacious primary suite featuring a private bathroom and walk-in closet. Two additional bedrooms, another full bathroom, and conveniently located upper-level laundry complete the second floor. The unfinished basement offers even more opportunity with appr

Welcome to 4151 Balsa Ct, a charming Loveland home tucked away on a quiet cul-de-sac with added privacy and no neighbors directly behind. Inside, the home is move-in ready with all-new carpet, while the functional layout offers comfortable spaces for everyday living and entertaining. A standout feature is the climate controlled sunroom addition, creating a bright and versatile space perfect for relaxing, entertaining, or enjoying Colorado's sunshine throughout the year. Outside, the expansive backyard is a true highlight. Situated on approximately one-third of an acre with no homes directly behind, the property offers an impressive amount of outdoor space with room to entertain, garden, play, or create the backyard you've been looking for. With three bedrooms, flexible living space, fresh updates, and a hard-to-find combination of a large lot and added privacy, this Northwest Loveland home offers plenty of space inside and out

Investment opportunity with a solid rental history and significant recent improvements already completed. This duplex offers two bedrooms, one bath and a one-car garage on each side. One unit is currently available and being updated, creating an opportunity for a new owner to place a tenant at current market rent or consider owner occupancy. Unit 3614 features updated kitchen and bathroom areas along with new appliances in 2024. Unit 3616 is currently being improved with a kitchen flooring, and kitchen cabinets and countertops and new vinyl plank flooring. The bathroom has already been updated, and the water heater was replaced last year. Major property improvements include two new furnaces installed in 2023, a new sewer line from the duplex to the main in the backyard, and a roof replaced in 2018. Major tree trimming was also completed last year. Each unit offers a covered patio, garage. The property features a large shared backyard with an irrigation system, providing attractive outd

Beautiful 2-story home on a desirable corner lot offering the perfect blend of comfort, style, and peaceful country living with stunning mountain views. This well-designed home features 3 bedrooms, 2.5 bathrooms, and over 1,600 sq. Ft. of living space. The main level includes a welcoming family room, a convenient half bath, and a spacious kitchen appointed with beautiful cabinetry, quartz countertops, a center island, a large pantry, and stainless-steel appliances. Upstairs, the large primary bedroom offers a 5-piece ensuite and a generous walk-in closet. Two additional bedrooms share a Jack-and-Jill bathroom. A laundry room with washer/dryer hookups and a loft area complete the upper level. The full unfinished basement provides excellent storage and endless potential for future expansion. Outside, enjoy a fenced backyard with a patio and a sprinkler system. A large 3-car garage offers ample space for vehicles, tools, and toys. Located just north of Windsor and minutes from Severance a