Best Water Softener for Phoenix, AZ — 17 Things to Know BEFORE You Buy!

Written by Craig "The Water Guy" Phillips

1. The Local Water Problem in Phoenix, AZ

Every month, Phoenix homeowners throw away an extra $47 because their water contains 12.3 grains per gallon of dissolved minerals. This isn't a guess—it's the measurable cost of extremely hard water flowing through 1.7 million Valley residents' pipes right now. While you're reading this sentence, calcium and magnesium ions are crystallizing inside your water heater, coating your dishwasher's heating element, and turning your monthly utility bills into a compound interest nightmare working against you.

Phoenix's water hardness of 12.3 GPG places it firmly in the "extremely hard" classification—a category that begins at 10.5 GPG but extends far beyond what most American households ever experience. To understand what 12.3 GPG means, imagine your water as a flowing mineral soup. Every gallon contains 210 milligrams of dissolved calcium carbonate—equivalent to crushing up five Tums tablets and stirring them into your morning coffee, except this mineral load flows through every appliance, fixture, and pipe in your home 24 hours a day.

The Salt River Project and Central Arizona Project deliver this mineral-rich water from the Colorado River, Salt River, and Verde River—all geological systems that spent millennia dissolving limestone, gypsum, and caliche formations throughout the Southwest. Phoenix water treatment plants remove bacteria and add disinfectants, but they cannot economically remove the dissolved minerals that create hardness. The result is technically safe drinking water that systematically destroys home infrastructure at an alarming, predictable rate.

For Phoenix homeowners, 12.3 GPG hardness isn't just a water quality statistic—it's an invisible monthly tax that compounds like credit card debt. Your water heater loses 12-15% efficiency per year. Your dishwasher's spray arms clog with white scale deposits. Your skin feels tight and itchy after every shower. Your white laundry turns gray and stiff. These aren't minor inconveniences—they're the early warning signs of a mineral assault that will cost thousands of dollars in premature appliance replacement, increased energy consumption, and wasted soap products unless addressed with professional-grade water treatment.

2. What 12.3 GPG Does to Your Home

At Phoenix's extreme 12.3 GPG hardness level, calcium carbonate doesn't just coat your water heater elements—it forms concentric mineral rings that narrow pipe diameter and choke water flow like arterial plaque. Independent testing shows that water heaters operating on 12+ GPG water lose 35-40% of their original efficiency within 18-24 months. For a typical Phoenix household with a 50-gallon gas water heater, this translates to an extra $180-240 annually in energy costs, plus the hidden expense of heating water that's working three times harder to reach target temperature.

The calcite crystallization process accelerates dramatically in Phoenix's desert climate. When 12.3 GPG water is heated above 140°F or evaporates in summer heat exceeding 115°F, calcium and magnesium ions bond instantly to metal surfaces. Inside your pipes, these minerals create a white, chalk-like buildup that's virtually impossible to remove without professional descaling. Galvanized steel pipes in older Phoenix homes built before 1980 show measurable diameter reduction within 3-4 years at this hardness level—a timeline that shortens to 18-24 months in areas with higher iron content from aging municipal infrastructure.

Appliance manufacturers are brutally specific about hardness limits. Bosch, Miele, and Whirlpool void dishwasher warranties for water exceeding 10 GPG without a softener—Phoenix's 12.3 GPG surpasses this threshold by 23%. Tankless water heater manufacturers like Rinnai and Navien require annual descaling maintenance above 7 GPG and recommend softened water as "essential" above 10 GPG. At Phoenix's hardness level, a $2,800 tankless unit can experience complete heat exchanger failure within 24-30 months without proper pretreatment.

The soap waste calculation for Phoenix households is staggering. At 12.3 GPG, calcium and magnesium ions chemically react with soap molecules to form insoluble scum instead of cleansing lather. This forces Phoenix residents to use 3-4 times more laundry detergent, dish soap, shampoo, and body wash to achieve the same cleaning results as soft water areas. For a family of four, this compounds into $280-340 in additional cleaning product costs annually—money that's literally washing down the drain without providing any cleaning benefit.

Phoenix's extreme hardness creates measurable health impacts that dermatologists throughout the Valley see daily. Calcium ions strip natural moisture from skin and scalp, while mineral residue clogs pores and hair follicles. Children with eczema and sensitive skin show significant symptom improvement within 2-3 weeks of switching to softened water. Adult patients report reduced scalp irritation, less brittle hair, and improved skin hydration after installing whole-house softening systems.

The "hard water tax" for a typical Phoenix household at 12.3 GPG totals approximately $1,680 annually when combining energy waste ($240), soap and detergent overconsumption ($320), appliance depreciation ($780), and increased maintenance costs ($340). This invisible expense accumulates whether homeowners recognize it or not—the minerals don't negotiate or take breaks during summer months when usage peaks.

3. Phoenix's Specific Contaminant Profile

Beyond the baseline 12.3 GPG hardness challenge, Phoenix water presents a layered complexity: residents are also contending with chloramine, sediment, and fluoride—each of which interacts with extreme mineral content in ways that compound treatment challenges.

Chloramine in Phoenix Water

Phoenix transitioned from chlorine to chloramine disinfection in 2007 to meet federal regulations for disinfection byproducts, but this change created new challenges for homeowners dealing with 12.3 GPG hardness. Chloramine is a combination of chlorine and ammonia that's significantly more stable than chlorine alone—it doesn't dissipate by sitting in a pitcher overnight or boiling. While chloramine effectively prevents bacterial growth throughout Phoenix's extensive distribution system, it creates a persistent "band-aid" or medicinal odor that many residents notice immediately after moving from chlorine-treated cities.

The interaction between chloramine and extreme hardness accelerates the degradation of rubber seals, gaskets, and O-rings throughout home plumbing systems. At 12.3 GPG, scale deposits provide surface area where chloramine can concentrate, creating localized chemical reactions that break down elastomer components 40-60% faster than in soft water environments. Phoenix plumbers report increased calls for toilet flapper replacement, faucet cartridge failure, and water heater anode rod corrosion in homes with both hardness and chloramine exposure.

Standard activated carbon filters cannot reliably remove chloramine—this requires catalytic carbon media specifically designed for chloramine reduction. For Phoenix residents concerned about chloramine taste and odor, a whole-house catalytic carbon system paired with the SoftPro Elite HE provides comprehensive treatment. The chloramine levels in Phoenix water are well below EPA maximum residual disinfectant levels (4.0 mg/L), but the aesthetic impact is noticeable to most residents.

Sediment and Turbidity Issues

Phoenix's aging water infrastructure, combined with monsoon season main breaks and ongoing construction throughout the Valley, introduces periodic sediment loads that interact problematically with 12.3 GPG hardness. Suspended particles provide nucleation sites where calcium and magnesium can crystallize, creating larger, harder deposits that damage appliance components more aggressively than hardness minerals alone.

During summer months when water demand peaks and system pressure fluctuates, Phoenix residents often notice cloudy or discolored water that clears after running for 30-60 seconds. This sediment, while aesthetically unpleasant, becomes operationally critical for water softener performance. Particulate matter clogs softener resin beds faster at extreme hardness levels, requiring more frequent backwashing and potentially shortening resin service life from 10-12 years down to 6-8 years without proper prefiltration.

The SoftPro Elite HE includes a self-cleaning sediment prefilter specifically designed to protect resin from particulate fouling—a feature that's especially valuable in Phoenix where both sediment and extreme hardness are present simultaneously.

Fluoride Addition in Phoenix

Phoenix adds fluoride to the municipal water supply at approximately 0.7 mg/L, following CDC recommendations for dental health benefits. This level is well below the EPA maximum allowable concentration of 4.0 mg/L and the secondary standard of 2.0 mg/L for aesthetic concerns. However, it's important for Phoenix residents to understand that water softeners do not remove fluoride—the ion exchange process that removes calcium and magnesium has no effect on fluoride ions.

At 12.3 GPG hardness, some residents notice a slightly bitter or metallic aftertaste that results from the combination of mineral content and fluoride addition. For Phoenix families who prefer fluoride-free drinking water, a reverse osmosis system installed at the kitchen sink provides point-of-use treatment, while the SoftPro Elite HE addresses the whole-house hardness problem. This two-stage approach allows residents to customize their water treatment based on specific uses throughout the home.

4. Why Most Phoenix Homeowners Pick the Wrong Softener

After reviewing warranty claims and service calls throughout the Phoenix metro area, four critical mistakes emerge repeatedly—errors that cost homeowners thousands of dollars and leave their 12.3 GPG hardness problem completely unsolved.

Mistake #1: Buying Based on Price Alone

A 24,000-grain softener that works adequately in Flagstaff (3.2 GPG) will fail completely in Phoenix within 72 hours of installation. At 12.3 GPG, resin exhaustion happens 3-4 times faster than in moderate hardness areas. Phoenix homeowners who purchase undersized units based on attractive pricing find themselves with breakthrough hardness—scale formation continues while the system runs expensive regeneration cycles that provide no actual softening benefit. The arithmetic is unforgiving: undersized capacity means daily regeneration, which wastes 40-60 gallons of water and 6-8 pounds of salt per cycle while delivering hard water to fixtures and appliances.

Mistake #2: Confusing Softeners with Comprehensive Filtration

Water softeners use ion exchange resin to remove calcium and magnesium—period. They do not reliably remove chloramine, sediment, or fluoride from Phoenix's water supply. Homeowners who expect a single softener to address all water quality concerns end up disappointed when chloramine odor persists and sediment continues damaging appliances. Phoenix residents dealing with both 12.3 GPG hardness and additional contaminants need a properly designed two-stage approach: prefiltration for sediment and chloramine, followed by softening for mineral removal.

Mistake #3: Ignoring Grain Capacity Mathematics

Here's the formula Phoenix homeowners must calculate correctly:

[Household Members] × 75 gallons/day × 12.3 GPG = daily grain demand

For a 4-person Phoenix household: 4 × 75 × 12.3 = 2,460 grains per day. Multiply by 7 days = 17,220 weekly grain demand. Add 20% buffer for high-usage periods = 20,664 grains weekly capacity requirement. This calculation reveals why 24,000-grain units fail in Phoenix—there's virtually no reserve capacity for variations in usage, water pressure, or resin efficiency degradation over time.

Mistake #4: Overlooking Salt Efficiency at Extreme Hardness

At Phoenix's 12.3 GPG level, softeners regenerate 2-3 times per week minimum. An inefficient unit that uses 15 pounds of salt per regeneration cycle consumes 1,560-2,340 pounds annually—costing $180-280 in salt alone before considering water waste and energy consumption. High-efficiency models like the SoftPro Elite HE use 40-50% less salt per regeneration through optimized brine chemistry and precise resin cleaning. Over a 10-year service life in Phoenix, this efficiency difference compounds into $800-1,200 in direct savings, plus reduced environmental impact from brine discharge.

5. The SoftPro Elite HE: Built for Phoenix's Water

After evaluating Phoenix's water hardness of 12.3 GPG and the presence of chloramine, sediment, and fluoride in the local supply, one system consistently rises to the top for Phoenix homeowners: the SoftPro Elite HE Water Softener.

Salt-Based Ion Exchange Technology

Salt-free "conditioners" and template-assisted crystallization systems cannot handle Phoenix's extreme 12.3 GPG hardness level. These alternative technologies attempt to change mineral crystal structure rather than removing calcium and magnesium from solution. Independent testing shows that salt-free systems provide negligible scale prevention above 10 GPG—Phoenix's 12.3 GPG hardness overwhelms their crystallization templates within days of installation. The SoftPro Elite HE uses true cation exchange resin that physically replaces calcium and magnesium ions with sodium ions, delivering genuinely soft water (under 1 GPG) that prevents scale formation completely.

Demand-Initiated Regeneration (DIR) System

At Phoenix's 12.3 GPG hardness level, resin exhaustion patterns vary significantly based on seasonal usage, monsoon humidity changes, and household consumption fluctuations. Timer-based regeneration systems either waste salt and water through unnecessary cycles or allow hardness breakthrough during high-demand periods. The SoftPro Elite HE's DIR technology monitors actual water usage and resin capacity in real-time, initiating regeneration only when the resin bed approaches exhaustion. For Phoenix households, this precision prevents the hard water breakthrough that damages appliances while avoiding the salt waste that inflates operating costs at extreme hardness levels.

NSF/ANSI Standard 44 Certified Resin

Certification verifies that resin meets strict performance standards for hardness removal and materials safety standards for food-grade contact. For Phoenix residents already managing chloramine, sediment, and fluoride in their municipal supply, knowing the softening process itself doesn't introduce additional contaminants is operationally critical. NSF testing confirms the SoftPro's resin maintains consistent ion exchange capacity through thousands of regeneration cycles—essential for long-term performance in Phoenix's demanding 12.3 GPG environment.

Multiple Grain Capacity Options (32K, 48K, 64K, 80K)

For a typical 4-person Phoenix household at 12.3 GPG hardness: 4 people × 75 gallons daily × 12.3 GPG = 2,460 grains daily demand. Weekly consumption totals 17,220 grains, requiring a minimum 48,000-grain capacity for optimal 5-7 day regeneration intervals. The SoftPro Elite HE 48K model provides adequate reserve capacity for Phoenix households, while the 64K model suits families with pools, landscape irrigation, or seasonal guests. Larger households or commercial applications benefit from the 80K model's extended capacity that maintains efficiency even during peak summer demand periods.

10-Year Comprehensive Warranty

At 12.3 GPG hardness, softener resin experiences heavy daily mineral loading that accelerates normal wear patterns. Phoenix's extreme hardness environment puts softener components under continuous stress that doesn't exist in moderate hardness cities. The SoftPro Elite HE's 10-year warranty provides Phoenix homeowners with protection during the years when hardness-related component stress is highest, covering both parts and labor for resin replacement, control valve repair, and tank integrity issues that might develop under extreme hardness conditions.

Self-Cleaning Sediment Prefilter Integration

Phoenix's combination of 12.3 GPG hardness and periodic sediment from aging infrastructure creates a perfect storm for resin fouling. Suspended particles provide nucleation sites where calcium can crystallize, forming larger deposits that physically damage resin beads and reduce ion exchange capacity. The SoftPro Elite HE's integrated prefilter captures sediment before it reaches the resin tank, automatically backwashing accumulated particles during each regeneration cycle. This protection extends resin service life from the typical 6-8 years in extreme hardness environments up to the full 10-12 year design specification.

For Phoenix households dealing with 12.3 GPG of water hardness and the compounding presence of chloramine, sediment, and fluoride, the SoftPro Elite HE is not a comfort upgrade—it is infrastructure protection for your home.

6. How to Size Your Softener for Phoenix

Proper sizing for Phoenix's 12.3 GPG water requires precise calculation—undersized systems fail within days, while oversized systems waste salt and water through inefficient regeneration cycles.

Step 1: Count Household Members

Include all permanent residents, including children. Seasonal residents or frequent guests should count as 0.5 persons each.

Step 2: Calculate Daily Water Consumption

Multiply household members by 75 gallons per person per day. Phoenix households typically use slightly more water than national averages due to desert climate, frequent showering, and pool maintenance.

Step 3: Calculate Daily Grain Demand

Multiply daily water consumption × 12.3 GPG. This represents the mineral load your softener must remove every 24 hours.

Step 4: Calculate Weekly Grain Demand

Multiply daily grain demand × 7 days. This determines minimum weekly capacity requirements.

Step 5: Add Safety Buffer

Multiply weekly demand × 1.20 to account for high-usage days, guests, and seasonal variations.

Step 6: Match to SoftPro Elite HE Capacity

Select the grain capacity tier that exceeds your buffered weekly demand.

Example for 4-Person Phoenix Household:

Step 1: 4 people

Step 2: 4 × 75 = 300 gallons daily

Step 3: 300 × 12.3 = 3,690 grains daily

Step 4: 3,690 × 7 = 25,830 grains weekly

Step 5: 25,830 × 1.20 = 31,000 grains with buffer

Step 6: SoftPro Elite HE 48K (48,000 grains) provides optimal capacity

This sizing delivers regeneration every 5-7 days, maximizing salt efficiency while preventing hardness breakthrough during Phoenix's demanding summer usage periods.

7. Installation in Phoenix: What to Know

Phoenix requires licensed plumber installation for water softeners connected to municipal water supplies, with permits typically costing $65-85 through the city's online portal. Most reputable plumbing contractors handle permit filing as part of their installation service, ensuring compliance with Phoenix municipal codes and proper integration with existing plumbing systems.

System placement follows standard protocol: after the main shutoff valve and before the water heater, typically in garage utility areas where Phoenix homes concentrate plumbing infrastructure. The installation requires a dedicated 110V electrical outlet within 6 feet of the unit location, plus access to a floor drain or utility sink for regeneration discharge. Phoenix's desert climate makes garage installations ideal—stable temperatures and easy access for maintenance without affecting indoor living spaces.

Phoenix municipal water pressure typically ranges from 45-65 PSI throughout most residential areas, falling within the SoftPro Elite HE's optimal operating range of 25-80 PSI. Areas in North Phoenix and Ahwatukee occasionally experience higher pressures (70-85 PSI) that may require a pressure regulator to protect softener components from excessive stress. Your installer should verify pressure during initial setup and recommend regulation if readings exceed 75 PSI consistently.

Salt type selection is critical at Phoenix's extreme 12.3 GPG hardness level. Use only evaporated salt pellets—the highest purity option that minimizes brine tank residue and maintains consistent regeneration chemistry. Solar crystals and rock salt contain impurities that accumulate rapidly at extreme hardness levels, creating brine tank sludge that interferes with regeneration cycles. Budget an additional $8-12 monthly for premium salt, but avoid the service calls and efficiency losses that result from inferior salt types.

At 12.3 GPG consumption rates, Phoenix households should check salt levels every 2-3 weeks during summer months when usage peaks. The brine tank should maintain salt levels 3-4 inches above the water line—lower levels risk regeneration failure, while overfilling wastes money and can create bridging problems in Phoenix's low-humidity environment.

8. Maintenance Schedule for Phoenix Homeowners

Phoenix's extreme 12.3 GPG hardness accelerates normal wear patterns, requiring more frequent maintenance intervals than softeners in moderate hardness environments.

Monthly Maintenance Tasks:

Check salt level in brine tank—consumption is high at 12.3 GPG, typically 25-35 pounds monthly for average households. Look for salt bridges, a hard crust that forms above the water line and blocks salt dissolution. Phoenix's low humidity can cause bridging even with premium pellets. Test by pushing a broom handle down into the salt—it should meet resistance from salt, not punch through to water underneath.

Verify the bypass valve remains in "service" position. Confirm post-softener water hardness using test strips—readings should stay below 1 GPG consistently.

Quarterly Maintenance Tasks:

Clean the brine tank completely every 3 months. At Phoenix's extreme hardness level, mineral residue accumulates faster than manufacturer recommendations suggest. Disconnect power, drain the tank, and scrub interior surfaces with mild soap solution. Phoenix's hard water creates more brine tank buildup than moderate hardness areas experience annually.

Inspect the sediment prefilter for accumulated particles from Phoenix's aging infrastructure. Backwash or replace filter media if sediment loading appears heavy.

Annual Maintenance Requirements:

Perform comprehensive brine tank cleaning and disinfection. Remove all salt, wash tank interior with diluted bleach solution, rinse thoroughly, and refill with fresh evaporated pellets. At 12.3 GPG, this prevents the mineral scale buildup that can interfere with salt dissolution and brine chemistry.

Test resin bed performance by measuring post-softener hardness at multiple fixtures throughout the home. If readings creep above 1 GPG consistently, resin cleaning or replacement may be needed earlier than typical 10-year intervals. Phoenix's extreme hardness environment stresses resin beyond normal service parameters.

Audit regeneration cycle timing and salt dosage. Confirm the system regenerates every 5-7 days under normal usage—more frequent cycles indicate undersizing, while longer intervals risk hardness breakthrough.

5-Year Service Evaluation:

At Phoenix's 12.3 GPG hardness level, assess resin replacement needs earlier than manufacturer specifications suggest. Test post-softener hardness, regeneration efficiency, and salt consumption patterns. High-GPG environments degrade resin capacity faster than soft water cities—Phoenix homeowners may need resin replacement at 7-8 years rather than the typical 10-12 year timeline.

Tip: Phoenix residents should establish baseline hardness readings before installation, then retest monthly for the first 6 months to confirm the system maintains optimal performance under extreme hardness conditions.

9. Is Phoenix's water at 12.3 GPG dangerous to drink?

Phoenix's 12.3 GPG hardness is not dangerous for consumption—the EPA has no health-based regulations for water hardness because calcium and magnesium are essential minerals. However, the extreme mineral content creates significant infrastructure damage and aesthetic problems that affect daily life. The World Health Organization notes that very hard water can contribute to kidney stone formation in susceptible individuals, but Phoenix's hardness level falls within ranges consumed safely by millions of people worldwide.

10. Will a water softener remove chloramine from Phoenix water?

No, the SoftPro Elite HE water softener does not remove chloramine from Phoenix's municipal supply. Ion exchange resin removes calcium and magnesium but has minimal effect on chloramine molecules. Phoenix residents concerned about chloramine taste and odor should install a whole-house catalytic carbon filter upstream of the softener. This two-stage approach addresses both the 12.3 GPG hardness and the chloramine aesthetic issues simultaneously.

11. How much salt will I use per month in Phoenix at 12.3 GPG?

A typical 4-person Phoenix household will consume 80-120 pounds of salt monthly at 12.3 GPG hardness. This assumes the properly sized SoftPro Elite HE 48K model regenerating every 5-7 days. Undersized systems regenerate more frequently and use proportionally more salt. At current Phoenix salt prices ($6-8 per 40-pound bag), monthly salt costs range from $12-24 for average households.

12. Does Phoenix require a permit to install a water softener?

Yes, Phoenix requires a plumbing permit for water softener installation connected to the municipal supply. Permits cost $65-85 and ensure compliance with backflow prevention and drain connection requirements. Most licensed plumbing contractors handle permit applications as part of their installation service. DIY installations require homeowner permits and inspection scheduling through the Phoenix Development Services Department.

13. Why does soft water feel slippery in the shower?

The slippery sensation results from your skin's natural oils remaining intact without calcium ions stripping them away. Phoenix residents accustomed to 12.3 GPG water have adapted to the tight, dry feeling that extreme hardness creates. Soft water allows soap to rinse completely rather than forming scum, so your skin feels cleaner and more hydrated—this is the normal, healthy condition that most of the country experiences daily.

14. How quickly will I see results after installing a softener in Phoenix?

Phoenix homeowners notice immediate improvements in soap lathering and water taste within 24 hours of installation. Scale prevention begins instantly, but existing deposits take 2-4 weeks to stop growing and begin loosening from fixture surfaces. Skin and hair improvements typically appear within 7-10 days as natural moisture balance restores. Appliance efficiency gains become measurable after 30-60 days of operation.

15. Can the SoftPro Elite HE handle Phoenix's water without separate filtration?

The SoftPro Elite HE effectively removes Phoenix's 12.3 GPG hardness and includes sediment prefiltration, but chloramine and fluoride require additional treatment if removal is desired. For comprehensive Phoenix water treatment, pair the SoftPro with a whole-house catalytic carbon filter for chloramine removal. The softener's integrated prefilter handles sediment from aging infrastructure without requiring a separate filter stage.

16. What's the real cost difference between soft and hard water in Phoenix?

Phoenix households spend approximately $1,680 annually on hard water damage at 12.3 GPG—including energy waste, soap overconsumption, and appliance depreciation. A properly sized SoftPro Elite HE costs roughly $300-400 yearly to operate (salt, maintenance, energy), creating net savings of $1,280 annually while protecting home infrastructure. Over 10 years, the financial advantage exceeds $12,000 before considering increased home value and comfort benefits.

17. Final Verdict for Phoenix

Phoenix's extreme hardness of 12.3 GPG demands commercial-grade treatment—this isn't a situation where homeowners can compromise on capacity or efficiency. The combination of extreme mineral content, chloramine disinfection, and periodic sediment from aging Valley infrastructure creates treatment challenges that overwhelm basic softener systems within months of installation.

The SoftPro Elite HE rises above alternatives specifically because its demand-initiated regeneration prevents hardness breakthrough during Phoenix's unpredictable usage patterns, while the integrated sediment prefilter protects resin from the particulate loading that shortens softener life in desert cities. The 48,000-grain capacity provides the reserve needed for extreme hardness without wasting salt through oversized regeneration cycles.

For Phoenix homeowners ready to end the monthly hard water tax and protect their home infrastructure investment, check current SoftPro Elite HE pricing and available grain capacities for proper Phoenix household sizing. Every month of delay at 12.3 GPG hardness costs money and shortens appliance lifespans that won't recover once mineral damage accumulates.

From the mineral-rich waters flowing through Central Arizona Project canals to the protected pipes in your Ahwatukee home, the SoftPro Elite HE bridges the gap between the Sonoran Desert's geological legacy and modern residential living.