One of the most popular communities provided by {{page_data.agentName}}

HOWARD COUNTY

One of the most popular communities provided by Charis Realty Group - Christine Issler, Broker

HOWARD COUNTY

About HOWARD COUNTY

Discover Howard County, MD Real Estate

Welcome to Howard County, Maryland — Where Innovation, Education, and Quality of Life Converge!

Perfectly positioned in the heart of the Baltimore-Washington corridor, Howard County is consistently ranked as one of the best places to live in the United States. From the award-winning "planned city" of Columbia to the historic charm of Ellicott City and the luxury estates of Clarksville, Howard County offers a sophisticated lifestyle that seamlessly blends suburban convenience with rolling green hills and modern urban energy. 

Why Choose Howard County, MD for Your Next Home?

Howard County is a premier destination for those who refuse to compromise. It is a community defined by its world-class schools, thriving economy, and a commitment to open space. Whether you are looking for a walkable village center, a quiet wooded retreat, or a high-end luxury community, Howard County provides an unparalleled environment for families and professionals alike. 

Top Features of Howard County Real Estate

  • Diverse Housing Portfolio: From sleek, modern condos in Downtown Columbia to majestic custom estates in Clarksville and Fulton. 
  • The "Columbia Way": Access to a unique system of interconnected villages, walking paths, and community centers designed by Jim Rouse. 
  • Historic & Character Homes: Stately Victorian and colonial properties in the winding hills of Historic Ellicott City and Savage. 
  • Luxury Living: Prestigious golf course communities like Turf Valley and the exclusive, expansive lots of West Friendship. 

Benefits of Living in Howard County

1. Nationally Ranked Education

The Howard County Public School System (HCPSS) is a major draw for residents, consistently ranking as the #1 school district in Maryland. With a heavy emphasis on STEM, the arts, and college readiness, Howard County schools provide a world-class foundation for the next generation. 

2. The "Happiest" Communities in America

Columbia is frequently named the "Happiest City in America" by WalletHub (including 2026!) and ranks among the safest and best places to raise a family. This spirit of inclusion, diversity, and wellness permeates the entire county.

3. Premier Cultural & Social Hubs

Life in Howard County is never dull.

  • Merriweather Post Pavilion: Catch a show at one of the top-rated outdoor amphitheaters in the world. 
  • The Mall in Columbia: A premier shopping and dining destination featuring upscale brands and trendy eateries. 
  • Historic Main Streets: Explore the eclectic boutiques and farm-to-table dining in Ellicott City and Savage Mill. 

4. 12,000+ Acres of Parkland

Outdoor lovers enjoy a massive network of green space. Explore the iconic Centennial Park, paddle across Lake Kittamaqundi, or hike the rugged trails of Patapsco Valley State Park. With over 200 miles of trails, Howard County is a playground for cyclists and runners. 

5. Strategic Economic Powerhouse

Located minutes from Fort Meade, NSA, and Johns Hopkins Applied Physics Lab, Howard County is a hub for defense, technology, and healthcare. Its central location offers effortless commutes to both Baltimore and Washington, D.C. 

Explore Available Properties

Howard County real estate accommodates every vision of "home":

  • Contemporary Townhomes in vibrant hubs like Maple Lawn. 
  • Spacious Single-Family Homes in established, tree-lined neighborhoods. 
  • Custom Luxury Estates on multi-acre lots in the rural west. 

Invest in Howard County, MD Real Estate Today

With one of the strongest economies in the Mid-Atlantic and a housing market that remains a gold standard for value and demand, Howard County is more than a place to live—it’s a smart investment in your future.

Ready to find your dream home in Maryland’s premier county? Contact a local expert on the Charis Realty Group team for personalized guidance and the latest market insights! 

One of the most popular communities provided by Charis Realty Group - Christine Issler, Broker
508
# of Listings
3
Avg # of Bedrooms
$279
Avg. $ / Sq.Ft.
$695,245
Med. List Price

Browse HOWARD COUNTY Real Estate Listings

508 Properties Found. Page 27 of 34.

Welcome home to this beautifully maintained 2-level townhouse-style condo in the heart of Elkridge, still looking practically brand new! Built in 2007, this 1,600 sq ft home offers 3 bedrooms, 2.5 baths, and an oversized 1-car garage (a real bonus when the snow flies).

The main level is designed for easy living with an open-concept layout connecting the living, dining, and kitchen areas,  perfect for entertaining or everyday life. The kitchen surprises with abundant cabinet space, and a full-size washer and dryer are conveniently located upstairs on the bedroom level, along with a full-size utility sink for added functionality. 

The primary suite is a true retreat, extra-large with an upgraded tray ceiling, 2 huge walk-in closets you won't want to leave.  The large primary bath has an extra large walk-in shower with 2 shower heads!

Low-maintenance living means more time to explore everything nearby: wander historic Elkridge, hop over to charming Ellicott City, or head into Baltimore for the day. Plenty of shopping and dining are just around the corner, and with BWI Airport less than 10 miles away, this location is ideal whether you're planning a getaway or need easy access for work travel.

The home has been well maintained with new hvac, water heater and garage door in 2024.  The living room blinds were recently replaced.  

Move-in ready and impeccably cared for!  *Get up to $2,500 with use of preferred lender for closing cost assistance or use funds for a rate buy-down (restrictions apply and not all will qualify, contact listing agent for details).
#MDHW2072916

ELKRIDGE

7214 ELKRIDGE CROSSING WAY

3 Beds

2 Baths

1,600 Sq.Ft.

$389,900

MLS#: MDHW2072916

Welcome to this pristine garden-style condominium in the highly sought-after Enclave at Waverly Woods subdivision in Howard County. Discover elevated living in this pristine, top-floor garden-style condominium. Beautifully well maintained and move-in ready, this 2-bedroom, 2-full-bathroom residence features stunning luxury vinyl flooring throughout the main living areas, offering both style and durability. The bright, open-concept floor plan maximizes natural light, highlighting a spacious living and dining room combo that flows seamlessly into an inviting eat-in kitchen. Step out onto your private, screened-in porch to enjoy peaceful, scenic views of the golf course and pond. The primary suite offers a true retreat with custom closets and a private attached bathroom. This residence is packed with convenience, featuring full-sized in-unit laundry, an assigned parking space in the secure underground garage. Located in a top-rated school district, this home offers an unbeatable lifestyle with resort-style community amenities, including an outdoor pool, fitness center, and proximity to excellent shopping, dining, and major commuter highways.
#MDHW2073788

WOODSTOCK

2111 GANTON GRN E308

2 Beds

2 Baths

1,331 Sq.Ft.

$389,000

MLS#: MDHW2073788

OPEN HOUSE 9/19 1-3 pm. Move-in ready and beautifully maintained! Major updates include a roof (2022), new fence (2022), water heater (2021), HVAC & A/C (2018), and fresh interior paint (2026). Enjoy plenty of guest parking and a convenient Columbia location just minutes from shopping, dining, parks, and entertainment, with easy access to I-95, Routes 29, 32, and 100 for an effortless commute. A wonderful opportunity to own a home that combines comfort, convenience, and value!
#MDHW2072606

COLUMBIA

7250 PROCOPIO CIRCLE

2 Beds

2 Baths

1,310 Sq.Ft.

$389,000

MLS#: MDHW2072606

LOVE WHERE YOU LIVE!  Welcome to this beautifully maintained END-UNIT condo offering approximately 1,400 square feet of comfortable, light-filled living space. Tucked toward the rear of the building with a peaceful tree-lined view, this home offers a wonderful sense of privacy while still being close to everything Laurel and Howard County have to offer.  With windows throughout the home bringing in abundant natural light, this two-bedroom, two-bath residence feels bright, open and inviting.
If you have been looking for a spacious, move-in-ready condo in Howard County, this is the one!  -- Just Five Years Young! 
Step inside and you will immediately appreciate the luxury vinyl flooring throughout the main living areas and the bright, welcoming feel of the home. An abundance of windows brings in wonderful natural light throughout the home, creating a bright and welcoming atmosphere. The kitchen is one you will enjoy spending time in with upgraded 36-inch cabinetry, granite countertops, a stylish backsplash, an upgraded energy-efficient refrigerator, and a convenient bar countertop area. Whether you love to cook, entertain friends or simply enjoy a quiet meal at home, there is plenty of space to make this kitchen work for you. Craftsman-style 3-panel Shaker doors throughout add character and a beautiful finishing touch to this home. 
Both bedrooms are generously sized with spacious closets and good storage throughout. The primary suite is especially inviting, offering its own sitting area.....a perfect spot for a reading chair, home office nook or simply a quiet place to unwind. You will love the 6 windows in the owner's suite that brings in great light! The primary bath features a double vanity, linen closet, and something you do not always find in a condo bathroom....a window bringing in natural light.
And then there is a favorite feature of this home - - the private covered terrace. Imagine starting your morning outside with a cup of coffee or ending the day with dinner and your favorite beverage. Because it is covered, it feels like an extension of your living space and gives you your own peaceful outdoor retreat.
The location adds even more to love. Paddock Pointe is conveniently situated between Washington, D.C. and Baltimore, with access to I-95, Route 1, Route 32, and the Baltimore-Washington Parkway. The Laurel MARC Station is also nearby, providing commuter rail service toward both Washington and Baltimore.
Everyday conveniences including grocery stores, (Harris Teeter & Giant and more) restaurants, shopping and services are close to home. When you want to get outdoors, Hammond Park offers acres of recreation with tennis and pickleball courts, a playground, picnic areas, ball fields, and trails. Historic Savage Mill is another favorite nearby, with locally owned shops, restaurants, unique events, and recreation.
Paddock Pointe residents can also enjoy community amenities including a dog park, community garden, play area, gazebo, picnic area, and outdoor recreation areas.  With Columbia nearby, there are plenty of additional choices for shopping, dining, and entertainment.
BWI Airport, Fort Meade, Johns Hopkins Applied Physics Laboratory, Merriweather Post Pavilion, Arundel Mills, and the University of Maryland are all within convenient driving distance.  COME TOUR IT NOW!
#MDHW2073716

LAUREL

10020 RUFFIAN WAY B

2 Beds

2 Baths

1,400 Sq.Ft.

$385,500

MLS#: MDHW2073716

Welcome to this fantastic home in the heart of Columbia! This property offers incredible value and a wonderful opportunity for buyers looking to build instant equity or customize a space to their exact taste. With a functional open layout, the home is conveniently located near major commuter routes, local shopping, dining, and Columbia Path. Please note that the seller is selling the property strictly AS-IS and will make no repairs, making this an ideal find for savvy buyers, investors, or handy homeowners ready to capitalize on a price that can't be beat. CPRA
#MDHW2072872

COLUMBIA

5474 TILTED STONE

3 Beds

2 Baths

1,792 Sq.Ft.

$380,000

MLS#: MDHW2072872

New on site today
Welcome to Taylor Village's 55+ Condo Community.  This inviting 2-bedroom, 2-bathroom unit offers 1,330 sq. ft. of comfortable living space, perfect for creating cherished memories. Enjoy the convenience of an elevator and on-site amenities, including a community center, exercise room, and a refreshing outdoor swimming pool AND an indoor swimming pool. Nestled in a friendly neighborhood, residents benefit from beautifully maintained common areas and easy access to local parks, enhancing your outdoor experience. The community fosters a sense of belonging, with social activities and gatherings that encourage connection. With essential services like snow removal and lawn care included in the association fee, you can focus on enjoying life. Experience the warmth of this community, where comfort meets convenience, and every day feels like home. Embrace a lifestyle that celebrates your independence while providing the support you need.
#MDHW2073800

ELLICOTT CITY

8265 STONE CROP DRIVE F

2 Beds

2 Baths

1,330 Sq.Ft.

$380,000

MLS#: MDHW2073800

Discover easy, low-maintenance living in this beautiful top-floor, three-bedroom, two-bath home located in the sought-after 55+ community of the Enclave at Ellicott Hills. Nestled in a quiet, secure elevator building, residents enjoy controlled access, a convenient mail center, a separate storage unit on the main floor, and a welcoming community gathering space.

This bright and inviting unit overlooks a serene courtyard with a fountain, best enjoyed from your own private balcony. Inside, the thoughtfully designed layout offers both comfort and functionality. A separate dining room provides the perfect setting for entertaining, while the spacious kitchen features ample cabinetry and generous counter space for effortless meal preparation. Just off the kitchen, a cozy den offers a relaxing spot to unwind.

The open living room is filled with natural light, creating a warm and airy atmosphere. The primary suite is a true retreat, complete with two large walk-in closets and an en-suite bath featuring a soaking tub, separate shower, and double vanity. Two additional bedrooms offer flexibility for guests, a home office, or hobbies.

Additional highlights include a dedicated laundry room with washer and dryer, plus extra storage space for added convenience.
#MDHW2067916

ELLICOTT CITY

2500 KENSINGTON GARDENS 405

3 Beds

2 Baths

1,720 Sq.Ft.

$380,000

MLS#: MDHW2067916

Beautifully updated 3-bedroom, 2.5-bath condo featuring a private balcony, one reserved parking space, and ample visitor parking throughout the community. Recent improvements include a new roof and HVAC system in 2023, updated kitchen cabinets and countertops, new appliances—including a washer, dryer, electric range/oven, and hood—and updated lighting fixtures throughout. The home was completely replumbed with new PVC piping in 2025, and both full bathrooms were refreshed with new vanities and lighting.

Neighborhood playground and community pool!

Enjoy an incredibly convenient location with Giant directly across from the community, plus nearby wooded walking paths and trails offering access toward scenic Centennial Park and Centennial Lake. Thoughtfully updated and ideally situated near shopping and outdoor recreation, this move-in-ready home offers comfort, convenience, and an exceptional location. HOA fee ($365/month) plus Assn fee ($833.96/year) equals $438.66/month.
#MDHW2072812

ELLICOTT CITY

4750 DORSEY HALL DRIVE 2

3 Beds

2 Baths

1,220 Sq.Ft.

$380,000

MLS#: MDHW2072812

INVESTOR SPECIAL!! Great location! Fix and flip or buy and hold! Cash or hard money only, will not qualify for typical financing. 
 Seller strongly prefers the use of New World Title and Escrow, they travel! Subject to court ratification.
#MDHW2071528

LAUREL

9126 GRANT AVENUE

3 Beds

1 Baths

1,562 Sq.Ft.

$379,990

MLS#: MDHW2071528

Welcome home to this beautifully maintained 3-level townhome in Howard County, offering a spacious, functional floor plan and thoughtful updates throughout.
The main level features durable Pergo laminate flooring, an open kitchen, a separate dining area, and a bright, inviting living room with direct access to the deck and fenced rear yard —perfect for relaxing or entertaining.
Upstairs features two spacious bedrooms with ample closet space, an updated full bathroom, and brand-new carpeting throughout. The primary bedroom includes a walk-through closet with direct bath access and a convenient vanity area with a mirror, adding both charm and functionality.
The finished lower level provides additional living space with a comfortable family room, a separate laundry area, extra storage, and a full bathroom, making it ideal for guests, a home office, or a recreation space. Brand-new carpet has also been installed throughout the lower level.  It's located just minutes to I95, Rts 29 and 32, the ICC, Marc Train, and lots of shopping and restaurants! Take a short 3 mile trip to Rocky Gorge Reservoir, a perfect place to hike, picnic and kayak!  Don't miss the opportunity to make this move in ready home yours!
#MDHW2070814

LAUREL

8273 MARY LEE LANE

2 Beds

2 Baths

1,230 Sq.Ft.

$379,000

MLS#: MDHW2070814

Fabulous Unit in highly sought Courtyards at Waverley Woods East! Ground floor unit with two bedrooms and two private bathrooms. Turn key ready condition! New refrigerator! Community pool, tennis courts, Fitness Center and Golf Course.  Close by shopping and access to travel byways. This is a must see home in a wonderful 55 & over community!
#MDHW2069376

WOODSTOCK

11125 CHAMBERS COURT D

2 Beds

2 Baths

1,595 Sq.Ft.

$375,000

MLS#: MDHW2069376

This charming 2-bedroom, 1-bathroom unit offers 980 sq. ft. of thoughtfully designed living space, perfect for relaxation and entertaining. Step inside to find a warm and inviting atmosphere, enhanced by a modern sprinkler system for added peace of mind. The well-appointed kitchen features high-end appliances, including a built-in microwave, stove, refrigerator, and dishwasher, ensuring culinary delights are just a heartbeat away. The convenience of an in-unit washer and dryer adds to the ease of daily living. The luxury vinyl flooring was installed in 2025. The HVAC system was installed in the spring of 2026. Enjoy the elegance of a Colonial architectural style, complemented by a classic brick front that exudes timeless charm. The community offers a wealth of amenities, including a refreshing pool, meticulously maintained common areas, and recreational facilities, all included in the association fee. With an attached garage providing inside access, your comfort and convenience are prioritized. The property is in very good condition, allowing you to move in and start enjoying your new home immediately. Embrace a lifestyle of luxury and leisure in this exclusive community, where every detail is designed to enhance your living experience. Your new chapter awaits!
#MDHW2071266

ELLICOTT CITY

3011 DEXTER DRIVE 1106

2 Beds

1 Baths

980 Sq.Ft.

$375,000

MLS#: MDHW2071266

New on site 1 day ago
Imagine living in your own low-maintenance home within mere minutes of parks, recreation, trails and lakes, shopping, schools, and art and entertainment venues in the heart of the perfectly planned jewel of Maryland that is Columbia!  Go work out or play pickle ball, then meet a neighbor for coffee; hit the community pools or go to the lakes and parks! This lovely 3 bedroom, 2.5 bath, 3 level Townhome Condo with walk out lower level to the woods and two assigned parking spots, is ready for its new owner! From new flooring and fresh paint to updated baths and windows, this home is turn-key, and move-in ready!

FEATURES & AMENITIES:

3 bedrooms, 2 full and one half baths

Spacious hardwood foyer, with two expansive closets for guests and storage, and bright sidelight windows greets your guests and welcomes you home!

Updated powder room with LVP floor, built in shelving, vanity and sink — sure to welcome guests

Enter the sun-filled main level living room with a wood-burning fireplace, gleaming newly refinished hardwood floors, and an oversized sliding glass door overlooking the rear wooded parkland

Dining room, with newly refinished hardwood floor, with service to the kitchen provides for easy entertaining

Expansive eat-in kitchen, featuring easy-care LVP floor, has solid-wood oak cabinets, top-of-the-line stainless steel appliances, and plenty of cabinet and pantry storage with additional built in shelving; opens to the oversized glass slider overlooking the front private fenced patio

Extraordinary upper level owner’s suite with plush new carpeting, large walk-in closet and a luxurious, bright remodeled en-suite ceramic bath

Two additional large bedrooms with floor-to-ceiling windows, new carpeting, double door closets and organizers and an expansive remodeled hall tub bath complete the upper floor. This level also features a large combination hall linen & laundry closet with stacked laundry equipment and built in shelving; you may easily relocate the washer and dryer to the lower level should you want an additional large walk in closet

Lower level recreation room is perfect for relaxing, setting up a media room for entertaining or gaming. Tall ceilings and a glass slider to the rear patio and wooded parkland green space make this area expansive and bright. It also features a large storage closet and a walk in closet, perfect for setting up a 4th bedroom

Additional lower level office/den with LVP flooring is perfect for at-home remote working, artists & makers, playroom, gaming, whatever you desire

Spacious storage room provides plenty of storage and a workshop area on the lower level; rough in in the unfinished area for an additional bathroom

Just some of the special features include the private wooded parkland view, two parking assigned spots for each town home plus plentiful visitor spaces, spectacular owner’s suite, newer systems, updated, fresh paint and flooring throughout — so beautifully and meticulously maintained and improved over the years!

NEWER: HVAC (2017), HWH (2016), roof (2013 condo assoc), windows (2007 with lifetime warranty), primary and hall bath remodeled and flooring and paint throughout (2026)! For complete list, see brochure.

CONDO FEE INCLUDES:  communal area lawn maintenance, exterior, roof and fireplace care, snow removal, playground and court sports
#MDHW2073388

COLUMBIA

5492 RING DOVE LANE D-6-12

3 Beds

2 Baths

2,202 Sq.Ft.

$375,000

MLS#: MDHW2073388

Beautifully maintained second-floor traditional-style condominium residence offering 2 bedrooms, 2 full bathrooms, and 1,357 finished square feet in the desirable 55+ community of Courtyards at Waverly Woods East. Convenient elevator access and a thoughtfully designed layout make this home ideal for comfortable, low-maintenance living. // Step inside the bright and inviting interior where an open-concept layout creates a comfortable setting for everyday living and entertaining. The combined living and dining room is enhanced by plush carpeting, a classic chandelier, elegant chair railing, and abundant natural light streaming in from the covered balcony. A cozy gas fireplace serves as a warm focal point, while a breakfast bar and pass-through window seamlessly connect the space to the kitchen. // The well-appointed kitchen features ample wood cabinetry, generous countertop space, sleek white appliances, a pantry, and a conveniently located laundry closet. Just off the living room, French doors open to a versatile den, ideal for a home office, library, or hobby room. // The spacious owner's suite offers a peaceful retreat with a ceiling fan, two closets, and a private ensuite bath featuring a dual-sink vanity. A generously sized secondary bedroom provides dual-entry access to an additional full bathroom, creating convenience for guests. // Enjoy morning coffee or unwind in the evening on the covered balcony overlooking the community. // Residents of Courtyards at Waverly Woods East enjoy access to exceptional amenities, including an outdoor pool, tennis courts, and beautifully maintained common grounds. // Select photos are virtually staged for illustrative purposes only.
#MDHW2069792

WOODSTOCK

11185 CHAMBERS COURT H

2 Beds

2 Baths

1,357 Sq.Ft.

$369,900

MLS#: MDHW2069792

Open House Saturday 5/9/26 from 10am to 12pm. Luxury Condo Living at Paddock Pointe,  Laurel, MD *** Welcome to Paddock Pointe, a sought-after transit-oriented community just steps from the MARC Train; perfect for commuters and those seeking convenience and lifestyle in one place. This beautifully designed condo offers a spacious, flexible floor plan with modern finishes and abundant natural light throughout. ✨ Home Features: Bright, lovely open-concept Great Rooms with large windows | Private balcony or patio for outdoor relaxation | Stylish kitchen with brand new cabinetry & large pantry | Spacious primary suite with walk-in closet & dual vanity bath | Second bedroom with large closet + optional flex space (ideal for office or playroom) | Second full bath & in-unit laundry | Optional fireplace for added comfort 🌿 Community Amenities: Dog park  |  Community garden   |    Kayak launch   |  On-site dining & entertainment   | One-level living with the space you need and the lifestyle you deserve.📍 Prime Location:  Located in Laurel, Howard County, with easy access to Rt. 1, I-95, Rt. 32, and the Baltimore-Washington Parkway—making commuting to DC or Baltimore simple and convenient. 
🛠 Low-Maintenance Lifestyle: Exterior maintenance, landscaping, and snow removal are all included, giving you more time to enjoy life, travel, or relax.
#MDHW2065054

LAUREL

10020 RUFFIAN WAY A

2 Beds

2 Baths

1,402 Sq.Ft.

$365,000

MLS#: MDHW2065054

1 ... 25 26 27 28 29 ... 34

properties found. properties found. Page of .

 - property

Send a message

Message successfully sent.

Preferred location

Click the map to place a marker, or drag the marker to adjust it.

Your message

What is 3 + 4 ?

Reason for contacting?

I agree to receive email communication and understand I can unsubscribe at any time.

I agree to be contacted by Charis Realty Group - Christine Issler, Broker via call, email, and text for real estate services. To opt out, you can reply 'stop' at any time or reply 'help' for assistance. You can also click the unsubscribe link in the emails. Message and data rates may apply. Message frequency may vary. Privacy Policy

Sign Out

Virtual Assistant

Would you like to take the next step with this property? We can help you schedule a showing or virtual tour, or send you more details.

Yes, I would like more information.

Thank You for Your Reply, One of Our Agents will contact you as soon as possible

No, maybe later.

Thank you, you can always contact me via email, phone number or through the contact form.

Realhub AI

Lucy - Your AI-Powered Realtor

Update Your Temporary Password

Personalize your search

Enter your email and we'll notify you immediately when new listings match what you're looking for.

or enter email address

Already have an account ? Login here

Continue your home search

Preferred Office

Preferred location

Click the map to place a marker, or drag the marker to adjust it.

I agree to receive communications and understand I can unsubscribe at any time.

I agree to be contacted by Charis Realty Group - Christine Issler, Broker via call, email, and text for real estate services. To opt out, you can reply 'stop' at any time or reply 'help' for assistance. You can also click the unsubscribe link in the emails. Message and data rates may apply. Message frequency may vary. Privacy Policy

Already have an account ? Login here

We use cookies

We use cookies primarily for analytics to enhance your experience. By accepting, you agree to our use of these cookies. You can manage your preferences or learn more about our cookies policy.