Treasure Coast Homes by Raphael Gonzalez
Treasure Coast Homes by Raphael Gonzalez
  • Видео 339
  • Просмотров 1 675 534
Turnkey New Home in Jensen Beach Florida | Low Maintenance Gated Community | 10 Minutes to the Beach
Avila is a coastal new construction gated community consisting of 169 townhomes and villas with a premier Jensen Beach location. With pricing in the $4-500s range for a brand new home, this new community in Jensen Beach offers an alternative for those downsizing and seasonal residents, who may be considering older homes or condos that are for sale that are in need of major repairs, renovations, and special assessments which are having problems getting insurance. In the $4-500s range you can get a brand new home like this one that is turnkey and offers more space while only being 10 minutes away from the ocean. If you're looking to purchase a home like this...
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CONTACT ME:
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Просмотров: 780

Видео

What $375,000 Gets You in Tradition | Bedford Park at Tradition - Port St Lucie Florida
Просмотров 56112 часов назад
Bedford Park At Tradition is the community closest to the Tradition Square. Designed as the first - and only - walkable, front porch community in Tradition, residents of Bedford Park are steps away from the highest rated schools in Port St Lucie and 4 minutes away from the Tradition Hospital. Enjoy all of the Tradition events like the fairs, food truck rallies, Christmas, 4th of July, and Hallo...
Lakefront New Construction For Sale in Rivella Port St Lucie Florida | 1669 SqFt | High Ceilings
Просмотров 53221 час назад
Rivella is a gated new home community in Port St Lucie Florida that is 15 only minutes away from the beach, and residents enjoy access to a club with a fitness room, outdoor pool, walking trails, and nature preserves within the community. Rivella is an established community in Port St Lucie, offering custom homes for sale along with new construction that you can build or are already under const...
NO HOA In-Law Suite Next Gen New Home in Port St Lucie Florida...Great Incentives on Scattered Lots
Просмотров 773День назад
This new construction home is designed with a mother in law suite on Scattered Lots in Port St Lucie Florida. It's incredibly unique in that all of their homes come turnkey, move in ready with in-law suites designed into the floorplan. As someone who lives in a multigenerational home, having an independent wing of the house with its own entrance, living room, and kitchenette is so valuable whet...
HUGE Kitchen | Brand New Modern Home in Cadence Tradition Port St Lucie Florida | Caledon Model
Просмотров 66714 дней назад
The Caledon Model offered at Cadence at Tradition in Port St Lucie is a new construction floorplan that can be built with 1651 SqFt, 3 Bedrooms and 2 Bathrooms and a huge open kitchen. Right now they do have some of these homes under construction that are for sale and will be ready now and before Summer 2025 in the low $400s. So if you're looking to buy a new home here in Florida... CONTACT ME:...
Beautiful In-Law Suite Next Gen New Home in Port St Lucie Florida...Amazing Incentives
Просмотров 1,7 тыс.14 дней назад
Veranda Preserve in Port St Lucie is 55 resort community offering new construction homes. This established community offers brand new quick move in homes from the $4-600s, with close proximity to the highways, healthcare, golf and the beaches. This specific model/floorplan is typically offered for sale at $600,000. So if you’re looking for a home here in Port St Lucie and South Florida, reach o...
Inside the Most Popular Model in Cadence Tradition | New Construction FOR SALE in Port St Lucie FL
Просмотров 88721 день назад
The Gateway Model offered at Cadence at Tradition in Port St Lucie is a new construction floorplan that can be built with 2200 SqFt, 3-4 Bedrooms and 2.5-3 Bathrooms. Right now they do have some of these homes under construction that are for sale and will be ready now and before Summer 2025 just under $500k. So if you're looking to buy a new home here in Florida... CONTACT ME: Call / Text: 772-...
Modern Custom Home For Sale with No HOA in Port St Lucie Florida | 2850 SF | 5 Bed | Gourmet Kitchen
Просмотров 1,4 тыс.21 день назад
Take a tour of this custom built new construction home in Port St Lucie Florida with No HOA or CDD. This home has upgraded features like hurricane impact windows, metal roof, white polished porcelain floors, and a gourmet kitchen. While this specific model sold earlier this year, they are building other identical models in Port St Lucie, typically in the High $500s. So if you are considering mo...
Gated New Construction in the $400s | Port St Lucie Florida | Veranda Preserve 55+ Community
Просмотров 76928 дней назад
Veranda Preserve in Port St Lucie is 55 resort community offering new construction homes. This established community offers brand new quick move in homes from the $4-600s, with close proximity to the highways, healthcare, golf and the beaches. So if you’re looking for a home here in Port St Lucie and South Florida, reach out to me directly, I work with all the builders, not just this one and I’...
3562 SF | 5 Bed | 4.5 Bath | New Construction Model Home in Stuart Florida | Salerno Reserve
Просмотров 2 тыс.Месяц назад
Salerno Reserve is now offering new construction homes that you can design from scratch in Stuart Florida from $800k to under $1M. Live just 20 minutes away from the beach and closer to Palm Beach in a larger brand new home with a lakefront view. This model starts at $815k and offers waterfronts lots included in the price, or "premium lots" ranging up to $100k. And they've simplified the buildi...
Stuart FL New Construction Home For Sale | 2470 SF | 4 Bed + Flex | Gated Community | South Florida
Просмотров 991Месяц назад
Now offering new construction homes in Stuart Florida from the High $500s to the $600s. Live just 20 minutes away from the beach and closer to Palm Beach in a brand new home with a privacy lot. This model usually is for sale ~$650k - but I've been able to get client's of mine better deals, and aside from the furniture or decorations, what you see is what you get. They've simplified the building...
Loxahatchee Florida New Construction Home on Over an Acre | South Florida 30 Minutes from West Palm
Просмотров 3,1 тыс.Месяц назад
Building custom homes for families with No HOAs on 1 Acre Lots in Loxahatchee, The Acreage, Jupiter Farms, and standard lots in Port St Lucie and throughout South Florida. They offer customizable floorplans and home designs with a focus on energy efficient quality of construction. Base pricing for this model starts in $500s, and currently lots with at least an acre of land start in the $200s in...
2500 SF | Brand New Home For Sale in Cadence at Tradition Port St Lucie FL | Capitol Reef Model
Просмотров 617Месяц назад
The Capitol Reef Model offered at Cadence at Tradition in Port St Lucie is a new construction floorplan that can be built with 2500 SqFt, 3 Bedrooms and a Flex Space, and 2 Bathrooms. Right now they do have some of these homes under construction that are for sale and will be ready now and before Summer 2025 in the Low $500s. So if you're looking to buy a new home here in Florida... CONTACT ME: ...
Lowest Priced New Construction Home For Sale in Stuart Florida | 1641 SF | 3 Bed | Impact Windows
Просмотров 723Месяц назад
Now offering new construction homes in Stuart Florida from the High $500s to the Low $600s. Live just 20 minutes away from the beach and closer to Palm Beach in a brand new home with a privacy lot. This model usually is for sale ~$580k, and aside from the furniture or decorations, what you see is what you get. They've simplified the building process and are able to have multiple move in ready h...
3000+ SF | 4-5 Bed | 3.5 Bath | Tradition's Modern New Construction in Port St Lucie Florida
Просмотров 1,3 тыс.Месяц назад
The Graham Model offered at Kenley at Tradition in Port St Lucie is new floorplan that can be built with over 3000 SqFt, 4-5 Bedrooms, and 2.5-4 Bathrooms. Right now they do have some of these homes under construction that are for sale and will be ready in the next few months, or you can build from scratch in 6-9 months. So if you're looking to buy a new home here in Florida... CONTACT ME: Call...
3152 SF | 4 Bed | 3.5 Bath | New Construction Pool Home Model in Stuart Florida
Просмотров 1,6 тыс.Месяц назад
3152 SF | 4 Bed | 3.5 Bath | New Construction Pool Home Model in Stuart Florida
Delray Beach FL New Construction Model Home Tour | South Florida New Homes For Sale
Просмотров 888Месяц назад
Delray Beach FL New Construction Model Home Tour | South Florida New Homes For Sale
West Palm Beach Florida | 4162 SF | Pool + Guest House | New Construction Model Tour in The Acreage
Просмотров 4,6 тыс.2 месяца назад
West Palm Beach Florida | 4162 SF | Pool Guest House | New Construction Model Tour in The Acreage
Metal Roof + Hurricane Impact Windows | Modern Home with No HOA in Port St Lucie Florida
Просмотров 6452 месяца назад
Metal Roof Hurricane Impact Windows | Modern Home with No HOA in Port St Lucie Florida
The LAST Luxury New Construction Home FOR SALE in Canopy Creek Palm City Florida | 1/2 Acre Lots
Просмотров 3,1 тыс.2 месяца назад
The LAST Luxury New Construction Home FOR SALE in Canopy Creek Palm City Florida | 1/2 Acre Lots
South Florida New Construction Home in Delray Beach & Palm Beach Gardens | 2200 SF | 3 Bed | 3 Bath
Просмотров 2,1 тыс.2 месяца назад
South Florida New Construction Home in Delray Beach & Palm Beach Gardens | 2200 SF | 3 Bed | 3 Bath
Modern Farmhouse New Construction Home with No HOA in Port St Lucie Florida | Torino Neighborhood
Просмотров 1,2 тыс.2 месяца назад
Modern Farmhouse New Construction Home with No HOA in Port St Lucie Florida | Torino Neighborhood
Gourmet Kitchen + High Ceilings | Modern Custom Built Home with No HOA Port St Lucie Florida
Просмотров 1,9 тыс.2 месяца назад
Gourmet Kitchen High Ceilings | Modern Custom Built Home with No HOA Port St Lucie Florida
Canopy Creek | New Luxury Estate Home in South Florida | 4000 SqFt | 1/2 Acre | Palm City Florida
Просмотров 2,6 тыс.2 месяца назад
Canopy Creek | New Luxury Estate Home in South Florida | 4000 SqFt | 1/2 Acre | Palm City Florida
Taylor Morrison | 4 Bed + Den | Model Home Tour in Port St Lucie Florida | Veranda Oaks
Просмотров 1,6 тыс.2 месяца назад
Taylor Morrison | 4 Bed Den | Model Home Tour in Port St Lucie Florida | Veranda Oaks
New Luxury Pool Home in South Florida | 3673 SF | 1/2 Acre Lot | Palm City Florida
Просмотров 2,3 тыс.2 месяца назад
New Luxury Pool Home in South Florida | 3673 SF | 1/2 Acre Lot | Palm City Florida
Affordable New Construction Homes for First Time Home Buyers | Fort Pierce Florida
Просмотров 8523 месяца назад
Affordable New Construction Homes for First Time Home Buyers | Fort Pierce Florida
South Florida New Construction Home 5 MINUTES TO THE BEACH |Vero Beach Harbor Isle| Whitestone Model
Просмотров 1,2 тыс.3 месяца назад
South Florida New Construction Home 5 MINUTES TO THE BEACH |Vero Beach Harbor Isle| Whitestone Model
Non HOA New Construction in Port St Lucie Florida | Vaulted Ceilings & Two Master Suites
Просмотров 1,1 тыс.3 месяца назад
Non HOA New Construction in Port St Lucie Florida | Vaulted Ceilings & Two Master Suites
3000+ SqFt | 4 Bedrooms | Non HOA New Construction in Port St Lucie Florida | LOTS AVAILABLE
Просмотров 3,3 тыс.3 месяца назад
3000 SqFt | 4 Bedrooms | Non HOA New Construction in Port St Lucie Florida | LOTS AVAILABLE

Комментарии

  • @MirandaN407
    @MirandaN407 День назад

    Remember to tell them about the overpriced, high insurance premiums they’ll have to pay and the HOA’s fees that will continue to increase.

    • @ragonzalezhomes
      @ragonzalezhomes День назад

      Since it’s new construction, insurance is much lower under $2k/year and since it’s a simple gated community the HOA will stay lower around $200/month compared to these condo buildings and golf communities with more grounds/buildings to maintain.

  • @mikew4435
    @mikew4435 2 дня назад

    So how much?

    • @ragonzalezhomes
      @ragonzalezhomes День назад

      Right now there are multiple for sale for ~$450k

  • @ragonzalezhomes
    @ragonzalezhomes 2 дня назад

    Are you considering moving to South Florida? Click the link below to schedule your private call with me to learn more about the area. calendly.com/raphaelgonzalez And if you’d like more information on what homes this builder currently has available, call me at (772) 405-7249 or email me at ragonzalezhomes@gmail.com.

  • @erenackerman116
    @erenackerman116 2 дня назад

    It’s been a pleasure to watch these home tours all year 🫡

  • @Moneypower572
    @Moneypower572 7 дней назад

    I prefer Hallandale Beach Florida beautiful beaches and restaurants and Gulf Stream Park Horse racing track, it’s the biggest in Florida, and Pegasus And Dragon Statue it’s the third biggest statue in the United States, Atlantic Village beautiful shopping mall and full with restaurants and nightlife, Big Easy Casino the second biggest casino in Florida, and your in the city that’s in between everything in south Florida, my favorite city in Florida perfect location.

  • @DamianFarquharson-b2s
    @DamianFarquharson-b2s 9 дней назад

    $460 for a 2 bedroom?.... come on..... plus it looks less than 1600sq

    • @ragonzalezhomes
      @ragonzalezhomes 9 дней назад

      It’s all about location/upgrades. For example for the same price I can get you a brand new 4 bedroom that’s 2100 SqFt with No HOA still in Port St Lucie. All depends on what you’re looking for and what you need.

  • @erenackerman116
    @erenackerman116 9 дней назад

    Happy Christmas

  • @guychou9505
    @guychou9505 9 дней назад

    Superbe maison 🏠

  • @janicerosa2333
    @janicerosa2333 11 дней назад

    Can you rent out an in law suite to someone with section 8? We are thinking of a house with an inlaw suite for this reason. We love the homes you show

    • @ragonzalezhomes
      @ragonzalezhomes 10 дней назад

      The in law suite likely doesn't qualify for Section 8 as it's not a fully independent unit like a duplex would be for example. There is a kitchenette rather than a full kitchen and they are on the same electric/water meter as the main house. There is also very limited Section 8 properties in Port St Lucie in general, with most being apartments off US1 or in Fort Pierce.

    • @janicerosa2333
      @janicerosa2333 10 дней назад

      Thank you!

  • @erenackerman116
    @erenackerman116 12 дней назад

    Renting out the 1/1 to help with mortgage? I could never. I can’t share my space with strangers ever again

    • @ragonzalezhomes
      @ragonzalezhomes 12 дней назад

      One would wall off the door leading into the main house so both spaces are more private. Renting it out is more of a secondary idea, the main point of the home is for one multigenerational family to live in together.

  • @josefernandohernandez7606
    @josefernandohernandez7606 13 дней назад

    Mute?

  • @derrickedmundson5813
    @derrickedmundson5813 16 дней назад

    I have to say this house is trying to hard, you can tell the faux wood and textiles are cheap. I personally do not like when a house is sterile and lack substance. Less trying to impress and more character please. Just my opinion

  • @erenackerman116
    @erenackerman116 16 дней назад

    What is city would you consider to be the border between south and central Florida?

    • @ragonzalezhomes
      @ragonzalezhomes 16 дней назад

      Anything North of Vero, then you start getting closer to Melbourne/Orlando areas.

  • @ragonzalezhomes
    @ragonzalezhomes 16 дней назад

    Are you considering moving to South Florida? Click the link below to schedule your private call with me to learn more about the area. calendly.com/raphaelgonzalez And if you’d like more information on what homes this builder currently has available, call me at (772) 405-7249 or email me at ragonzalezhomes@gmail.com.

  • @johnmarshall6278
    @johnmarshall6278 18 дней назад

    I had a 2800 sq ft house built in 2002 in Boca Raton with a similar floor plan and it cost me $209;000. Have things changed. No house is worth that much. People pay ,so the prices keep going up. Your taxes would probably be around $6,800. A year .and another 5,000. For insurance. Things have got so out of hand.

    • @ragonzalezhomes
      @ragonzalezhomes 17 дней назад

      I absolutely love Boca, and I'm sure over the last 20 years since you bought that your home would now easily sell for close to, if not just over $1M. You're exactly right, people will pay for it so the demand is there. Taxes are a little higher than your estimate - closer to $10k/year but insurance for a new construction is under $2k/year so carrying costs work out similarly.

  • @erenackerman116
    @erenackerman116 19 дней назад

    With the average life span rising, will there ever be a day where 55+ communities evolve into 60+ communities? Kind of like the speculation of increased age to collect social security?

    • @ragonzalezhomes
      @ragonzalezhomes 18 дней назад

      I've honestly never linked the two as social security eligibility starts 10 years later on; however I don't believe communities would be inclined to increase the age and shrink their buyer pool unless the government mandates through changing HOPA. I've always perceived that 55+ benchmark being where people would be 'empty nesters' and no longer have school aged children, but people have children later in life or college age children living with them so it's not one size fits all.

  • @wellintondeferreira1311
    @wellintondeferreira1311 19 дней назад

    bEAUTIFUL hOUSE

  • @joulenebruna8244
    @joulenebruna8244 19 дней назад

    How much is the taxes for a $400.000 home

    • @ragonzalezhomes
      @ragonzalezhomes 19 дней назад

      In Port St Lucie, the property appraiser and builders say to estimate 2% of the purchase price before exemptions - so plan for $8,000/year.

  • @ragonzalezhomes
    @ragonzalezhomes 19 дней назад

    Are you considering moving to South Florida? Click the link below to schedule your private call with me to learn more about the area. calendly.com/raphaelgonzalez And if you’d like more information on what homes this builder currently has available, call me at (772) 405-7249 or email me at ragonzalezhomes@gmail.com.

  • @erenackerman116
    @erenackerman116 23 дня назад

    Cozy

  • @ragonzalezhomes
    @ragonzalezhomes 23 дня назад

    Are you considering moving to South Florida? Click the link below to schedule your private call with me to learn more about the area. calendly.com/raphaelgonzalez And if you’d like more information on what homes this builder currently has available, call me at (772) 405-7249 or email me at ragonzalezhomes@gmail.com.

  • @ragonzalezhomes
    @ragonzalezhomes 26 дней назад

    Are you considering moving to South Florida? Click the link below to schedule your private call with me to learn more about the area. calendly.com/raphaelgonzalez And if you’d like more information on what homes this builder currently has available, call me at (772) 405-7249 or email me at ragonzalezhomes@gmail.com.

  • @erenackerman116
    @erenackerman116 26 дней назад

    I love the shower head from the ceiling. Makes for a dramatic shower

    • @ragonzalezhomes
      @ragonzalezhomes 26 дней назад

      Those rain shower heads aren’t too commonly offered with a lot of other builders

  • @erenackerman116
    @erenackerman116 Месяц назад

    Does the community provide internet? What’s the speed? Cable? Phone?

  • @ragonzalezhomes
    @ragonzalezhomes Месяц назад

    Are you considering moving to South Florida? Click the link below to schedule your private call with me to learn more about the area. calendly.com/raphaelgonzalez And if you’d like more information on what homes this builder currently has available, call me at (772) 405-7249 or email me at ragonzalezhomes@gmail.com.

  • @joehawaiian1078
    @joehawaiian1078 Месяц назад

    good price, in Hawaii that house would be 10 million

  • @ALEXANDER57370
    @ALEXANDER57370 Месяц назад

    Nice property 😊👏🏼! Thanks for the tour & video🎥!❤☺👍🏿!

  • @fernandeorelhomme5811
    @fernandeorelhomme5811 Месяц назад

    How much is that house

  • @fernandeorelhomme5811
    @fernandeorelhomme5811 Месяц назад

    Where is that house

  • @honeyfacele9605
    @honeyfacele9605 Месяц назад

    I like that there's plenty of room for diy projects & art work😊

  • @MissEpons
    @MissEpons Месяц назад

    I liked the bathroom😊

  • @erenackerman116
    @erenackerman116 Месяц назад

    Happy turkey day

  • @ragonzalezhomes
    @ragonzalezhomes Месяц назад

    Are you considering moving to South Florida? Click the link below to schedule your private call with me to learn more about the area. calendly.com/raphaelgonzalez And if you’d like more information on what homes this builder currently has available, call me at (772) 405-7249 or email me at ragonzalezhomes@gmail.com.

  • @fabiopapparini2697
    @fabiopapparini2697 Месяц назад

    Una consulta tienen casas en alguna de las comunidades que se están construyendo en Orlando?

    • @ragonzalezhomes
      @ragonzalezhomes Месяц назад

      The houses that I showcase and can help people buy and build are in Southeast Florida, which is 2 hours from Orlando.

  • @marcelinorodriguez8996
    @marcelinorodriguez8996 Месяц назад

    Why don't you put the address of the property. I want to know how far are these properties from I-95 and/or the Florida turnpike.

    • @ragonzalezhomes
      @ragonzalezhomes Месяц назад

      Because you can build this home on any Non HOA lot you buy/own in Jupiter Farms, Loxahatchee, Palm City/Stuart on larger 1+ acre lots, or even Port St Lucie on 1/4-1/3 acre lots. Generally, all of these places are 10-15 minutes from one of the major highways.

  • @erenackerman116
    @erenackerman116 Месяц назад

    My comment on today's video. Where exactly can you build this home?

    • @ragonzalezhomes
      @ragonzalezhomes Месяц назад

      You can build this home on any Non HOA lot you buy/own in Jupiter Farms, Loxahatchee, Palm City/Stuart on larger 1+ acre lots, or even Port St Lucie on 1/4-1/3 acre lots.

    • @erenackerman116
      @erenackerman116 Месяц назад

      @ farm you say? Can I put a cow and avoid paying taxes?

  • @williamvalladares6628
    @williamvalladares6628 Месяц назад

    Why don't you put the price????

    • @ragonzalezhomes
      @ragonzalezhomes Месяц назад

      I always put pricing information in the description of all of my videos on the channel so that it can be updated as pricing and availability changes.

  • @ragonzalezhomes
    @ragonzalezhomes Месяц назад

    Are you considering moving to South Florida? Click the link below to schedule your private call with me to learn more about the area. calendly.com/raphaelgonzalez And if you’d like more information on what homes this builder currently has available, call me at (772) 405-7249 or email me at ragonzalezhomes@gmail.com.

  • @erenackerman116
    @erenackerman116 Месяц назад

    I always find it odd to have carpet in the bedroom these days. Just throws off the look in my opinion. And it’s harder to clean

    • @ragonzalezhomes
      @ragonzalezhomes Месяц назад

      Running tile throughout the entire home is probably the single most common upgrade I see clients do when building their home. Removing the carpet only becomes a slight issue on 2 story homes as many builders in our area won't have the option to remove the carpet upstairs.

  • @erenackerman116
    @erenackerman116 Месяц назад

    I always love to find how they set up these model homes / office. Ah yes. Here is a beautiful kitchen. But I’ll put a printer in the laundry room

    • @ragonzalezhomes
      @ragonzalezhomes Месяц назад

      Some builders have the entire office set up in the garage, but when they only have 1-2 models and use the garage for storage, they’ll start to use the inside of the home. But with the focal point being the kitchen they don’t want to impede the look of it

  • @ragonzalezhomes
    @ragonzalezhomes Месяц назад

    Are you considering moving to South Florida? Click the link below to schedule your private call with me to learn more about the area. calendly.com/raphaelgonzalez And if you’d like more information on what homes this builder currently has available, call me at (772) 405-7249 or email me at ragonzalezhomes@gmail.com.

  • @vicentecouto4977
    @vicentecouto4977 Месяц назад

    price?

  • @erenackerman116
    @erenackerman116 Месяц назад

    New community. How many are there?

  • @terilerwick284
    @terilerwick284 Месяц назад

    Beautiful! Always enjoy your videos, Raphael!

  • @celiabitencourth3342
    @celiabitencourth3342 Месяц назад

    Beautiful!!! Thank you very much!

  • @erenackerman116
    @erenackerman116 Месяц назад

    Starting in the kitchen might be new, but the home tour is great is always!

  • @ragonzalezhomes
    @ragonzalezhomes Месяц назад

    Are you considering moving to South Florida? Click the link below to schedule your private call with me to learn more about the area. calendly.com/raphaelgonzalez And if you’d like more information on what homes this builder currently has available, call me at (772) 405-7249 or email me at ragonzalezhomes@gmail.com.

  • @SIPPINGSIPPINGBIGOTEABIGOTEA
    @SIPPINGSIPPINGBIGOTEABIGOTEA Месяц назад

    I would never spend 1.5 in west palm

  • @dagobertorubi3284
    @dagobertorubi3284 Месяц назад

    Who is the builder ? And how many square feet ?

  • @erenackerman116
    @erenackerman116 Месяц назад

    How close is this to an airport? I just had a wild ride and being close to an airport is a small perk I would love to have!

    • @ragonzalezhomes
      @ragonzalezhomes Месяц назад

      Closer to two of them. 30 minutes to PBI and 45 to FTL