What Is Living in Kenmore, Washington Like?
Maybe someone at your Seattle tech job mentioned Kenmore and you pulled it up on a map and thought: that's farther north than I expected. It is. Kenmore sits at the very northern tip of Lake Washington, roughly 30 minutes from downtown Seattle via SR-522, which becomes Bothell Way as it cuts through the city's commercial spine. What the map doesn't show is that this placement gives Kenmore something most Seattle suburbs can't offer — direct waterfront access on north Lake Washington, the only public boat launches on that stretch, and a seaplane terminal that doubles as one of the more surreal commuting options in the Pacific Northwest. The geography here isn't incidental; it shapes everything about daily life.
The economic backbone is more eclectic than you'd find in a bedroom suburb. Bastyr University anchors a naturopathic medicine and health sciences presence that draws faculty, researchers, and students with graduate-level incomes. Kenmore Air Harbor has operated seaplane service from the waterfront for decades, connecting the city to island and cross-border destinations accessible only by air or long ferry routes. A base of approximately 1,793 small firms — several of them multi-generational — fills out the commercial landscape alongside building-materials companies that have been part of the city's economy for generations. Northshore School District holds an A rating, according to Niche, and sent six National Merit Finalists from the Class of 2025 alone, with eight schools recognized by the Washington State Board of Education for closing opportunity gaps. Families with school-age children move here specifically for that combination of outcomes and district reputation.
The trade-off is price. The Zillow Home Value Index for Kenmore sits at $1,024,151 as of June 2026 — a figure that puts it firmly above the King County average and well above most comparable suburban markets east of the lake. What you get for that price is a city that has invested heavily in its own infrastructure: a 2025–2026 biennial budget of over $111 million, with more than $62 million directed to capital projects substantially funded by grants. Day-to-day life here centers on the Burke-Gilman Trail — which passes through the heart of the city and directly through Log Boom Park — and on a waterfront that actually belongs to residents, not to private development. For full details on taxes, rents, and cost comparisons, see the Kenmore cost of living page.
Whether you're weighing Kenmore against Bothell or Kirkland, or deciding whether the commute math works from the north shore, the sections below break down Kenmore's neighborhoods, housing market, employers, daily rhythms, commute realities, and what life here actually looks like once you're settled in.
Kenmore at a Glance
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Why Are People Moving to Kenmore?
The short answer: schools, water, and a price point that still looks reasonable compared to Kirkland or Bellevue — even if it no longer looks reasonable compared to almost anywhere else.
The School District Pull
Northshore School District is the primary driver for families with school-age children. Six National Merit Finalists from a single graduating class signals something beyond a district that tests well on paper. The Washington State Board of Education recognized eight Northshore schools specifically for closing opportunity gaps — not just for top-end performance, but for broad student outcomes. For the full breakdown of schools and boundary details, see the Kenmore schools guide.
The Lake Washington Reality
Kenmore holds the only public boat launches on the north end of Lake Washington. That's not a marketing line — it's a practical distinction that makes a real difference if you own a kayak, a paddleboard, or a motorboat. Log Boom Park sits right where the Burke-Gilman Trail meets the water, which means on a summer Saturday, you can bike from the Bothell direction, lock up, and be on the lake within minutes.
University and Research Community
Bastyr University draws a specific kind of resident: health-sciences faculty, naturopathic medicine students and graduates, and researchers who want proximity to both Bastyr and the UW Seattle campus fewer than 10 miles away. The UW Bothell campus is approximately 4 miles out, which creates a corridor of university-affiliated households that skew the city's income and education profile noticeably upward.
Who Actually Moves Here
| Buyer Type | What Draws Them | Best Fit |
|---|---|---|
| Families with school-age children | Northshore School District's strong academic track record and National Merit performance | Families School |
| University-affiliated households | Bastyr University on-site; UW Seattle and UW Bothell both within easy reach | Tech Commuter |
| Outdoor-first buyers | Burke-Gilman Trail access, Lake Washington boat launches, Saint Edward State Park | Nature Views |
| Seattle professionals priced out of closer-in suburbs | Roughly 30-minute drive to Seattle with more square footage than Kirkland offers at comparable prices | Commuter Value |
| Remote workers who want outdoors proximity | Trail-connected neighborhoods, lake access, forested state park within city limits | Nature Quiet |
| Aviation and seaplane community | Kenmore Air Harbor seaplane service departing from the waterfront | Luxury Commuter |
The one buyer type Kenmore tends to disappoint: anyone who wants walkable urban density. SR-522 / Bothell Way is a arterial highway, not a main street, and most of the city's residential fabric sits in quiet, car-dependent neighborhoods.
What Daily Life Feels Like in Kenmore
Six months after moving here, nearly everyone says a version of the same thing: they expected a suburb and got something that feels more like a small city that happens to have forests and a lake attached to it. The density is low, but the amenity density is surprisingly high for a city of 24,000 people.
The Trail as a Social Spine
The Burke-Gilman Trail doesn't just pass through Kenmore — it organizes the city. On weekday mornings, the segment through Log Boom Park fills with commuter cyclists heading toward Seattle. On weekends, the same stretch draws families, e-bike riders, and runners who connect the trail to Brew Row: a cluster of breweries and taprooms along the Burke-Gilman that includes Postdoc Brewing on NE 175th St and Stoup Brewing near the Kenmore Town Square area on NE Bothell Way. The concept of biking to a brewery, grabbing a pint, and biking home is not aspirational here — people actually do it.
The Seasonal Quirk Nobody Mentions
Log Boom Park and the waterfront become genuinely crowded from Memorial Day through Labor Day — the kind of crowded that surprises people who moved here expecting a quiet lakeside neighborhood. The combination of the trail, the only public boat launches on north Lake Washington, and the park draws people from well outside Kenmore on summer weekends. Parking along the waterfront can be frustrating from July through early September; longtime residents know to arrive before 9 a.m. or come by bike.
Saint Edward State Park: A City Within a City
More than 300 forested acres of Washington's second most-visited state park sit within Kenmore's own borders, anchored by The Lodge at St. Edward Park on Juanita Dr NE — a boutique hotel and spa whose Cedar + Elm restaurant serves Pacific Northwest cuisine inside a former seminary building. Residents who live adjacent to the park describe it as having a backyard that the state maintains for you. Those homes turn over slowly and carry a measurable premium.
Civic Life and Community Rhythms
The weekly Farmers Market, the Summer Concert series, and the Kenmore Quad event are genuinely well-attended — not the sparse, optimistic events some small cities put on hoping someone shows up. The city's active programming calendar reflects a population with disposable income, young families, and university-community influence. Buddha Bruddah on NE Bothell Way, with its Asian-fusion and Hawaiian-inspired menu, draws a consistent lunch and dinner crowd that reflects how the food scene has diversified well beyond what the city offered a decade ago.
The Kenmore Housing Market Right Now
Kenmore crossed the million-dollar median threshold, and it's holding there. The Zillow Home Value Index stands at $1,024,151 as of June 2026 — up 0.7% year-over-year — with typical homes going to pending in around 19 days. That pace means this is not a market where you take two weeks to think about a listing you like.
The inventory that does hit the market moves fast, and multiple-offer situations remain common on well-priced homes in the Northshore district boundary zones. Some parts of the city — particularly those bordering Saint Edward State Park — trade at a noticeable premium over the city-wide figure and turn over slowly enough that you can wait months between opportunities. For a deeper look at how neighborhoods compare in character and price positioning, see the Kenmore neighborhoods guide.
What you're buying at this price point is typically a single-family home on a tree-lined street with good school assignments, trail access within a short drive or bike ride, and a lot size that still feels suburban rather than squeezed. Condominiums and townhomes exist but represent a smaller share of the market than you'd find in Kirkland or Bothell.
The property tax rate here is approximately 0.83% — low by King County standards — which meaningfully affects the monthly carrying cost relative to what the sticker price implies. For a complete picture of how taxes, insurance, and cost of living stack up, the cost of living page has the full breakdown.
One thing the headline number obscures: there's meaningful variation within the city. Buyers willing to look at older construction or homes farther from the waterfront and park can find entry-level opportunities noticeably below the city median. The market rewards buyers who know the micro-geography — which is a real argument for working with someone who covers this specific city rather than the broader Eastside.
Kenmore Neighborhoods
Kenmore has several distinct areas — each with its own character and appeal. Here’s a breakdown to help you narrow down where to focus your home search.
🏡 Uptown Kenmore
The commercial and civic heart of the city, anchored by the Town Square area along NE Bothell Way where Stoup Brewing and local services cluster. Suits buyers who want to walk to coffee or a taproom without a car, though street noise from Bothell Way is part of the deal.
🏠 Inglewood
A quiet residential area of tree-lined streets and established single-family homes that appeals to families seeking Northshore school assignments in a neighborhood that doesn't feel suburban-generic. Proximity to the Burke-Gilman Trail is a consistent draw.
🌳 Moorlands
Established and low-key, Moorlands suits buyers who prioritize residential calm over walkable amenities and are comfortable with the reality that most errands require a car. Lot sizes tend to be generous by Kenmore standards.
🏘 Kenmore Terrace
A mid-city residential pocket with good access to both Bothell Way and the trail network; it attracts a mix of families and long-tenured residents who appreciate its central position between the waterfront and the city's commercial strip.
🏔 Linwood Heights
Elevated terrain gives Linwood Heights homes a sense of separation from the flat commercial corridor below, and some properties carry partial lake or hillside views. Families with kids in Northshore District are among the most consistent buyers here.
🌆 Arrowhead
One of Kenmore's more tucked-away residential pockets, Arrowhead suits buyers seeking privacy and larger lots without the price premium of the Saint Edward Park corridor. It tends to attract buyers who prioritize space and quiet over proximity to trail or waterfront amenities.
Pros & Cons of Living in Kenmore
The Pros
- Waterfront access on Lake Washington with parks
- trails and a seaplane harbor
- highly rated Northshore schools including Inglemoor High School
- small-town feel with a walkable
- growing downtown at Town Square
- relatively short drive to Seattle
The Cons
- Home prices and rents run well above the national average
- limited public transit means a car is essentially required
- commute traffic on SR-522/I-405 can be heavy at peak hours
Getting Around & Commuting in Kenmore
SR-522 — locally called Bothell Way — is the artery that connects Kenmore to everything. It runs east to I-405 at Bothell and west toward Seattle's north end, and it is both Kenmore's greatest commuting asset and its most significant daily friction point.
The Seattle Drive
The roughly 30-minute drive to downtown Seattle is real under normal conditions — and optimistic during the SR-522 / I-5 merge period between 7 and 9 a.m. westbound. Longtime residents know that leaving before 7 a.m. or after 9 a.m. makes a meaningful difference. The reverse commute into Kenmore from Seattle, by contrast, is rarely punishing.
Transit Options
King County Metro Transit and Sound Transit both serve Kenmore, with Park-and-Ride access that opens up express-bus options for commuters heading into Seattle. The Burke-Gilman Trail creates a genuine bike-commute corridor for anyone working in the University District — fewer than 10 miles away — though the SR-522 crossing requires care. Bus-dependent commuters should map their specific route before assuming transit will work for their schedule; frequency and coverage vary significantly by neighborhood.
The Seaplane Option
Kenmore Air Harbor operates scheduled seaplane service departing directly from the city's waterfront. For regional island and cross-border travel, this is faster than any ground option and genuinely used by Kenmore residents — not just tourists. It's a singular amenity that no other Seattle suburb can claim.
Airport Access
Sea-Tac International Airport sits roughly 30 miles south, a drive that varies widely depending on time of day and I-405 / I-5 conditions. Paine Field — with commercial service on Alaska and United — is fewer than 15 miles away, and for flights that operate from Paine Field, it's a meaningfully easier airport experience than Sea-Tac.
At a Glance: Commute from Kenmore
| Destination | Typical Drive Time | Transit Available? | Notes |
|---|---|---|---|
| Downtown Seattle | ~30 min off-peak | Yes (Metro/ST express) | Add 15–25 min during peak westbound on SR-522 |
| UW Bothell | ~10 min | Limited | Closest university campus; practical for daily commuters |
| Bellevue / Eastside | ~25–35 min via I-405 | Limited | SR-522 to I-405 is straightforward but congestion-sensitive |
| Bothell | ~10 min | Yes | Immediate neighbor; easy for Bothell employers |
| Paine Field | ~20 min | No | Commercial flights on Alaska and United |
| Sea-Tac Airport | ~40–55 min | Yes (with transfers) | Highly variable; budget time during peak travel periods |
The honest summary: Kenmore works well for Seattle commuters who either drive off-peak, use the Park-and-Ride, or work in the Eastside corridor. It works less well for anyone who needs to be at a downtown Seattle desk by 8:30 a.m. without leaving the house by 7.
Schools in Kenmore
Families relocating to Kenmore have public, private, and higher-education options nearby. Here’s a quick overview.
🎓 School District
Northshore School District serves K–12 students across Kenmore and the surrounding area. Rated A (source: Niche.com).
🏆 Graduation Rate
The 4-year high-school graduation rate here is approximately 94.5%.
📚 Higher Education
Washington’s public universities — the University of Washington, Washington State University, and Western Washington University — offer four-year degrees statewide, with a network of 34 community and technical colleges (SBCTC) providing two-year and workforce programs.
🌐 Online Learning
University of Washington Continuum College and Washington State University Online offer fully accredited online degrees for remote learners across the state.
Safety in Kenmore
A quick look at how Kenmore compares on the numbers that matter most when weighing a neighborhood or a move.
🛡 Violent Crime
Approximately 0.65 per 1,000 residents.
🔒 Property Crime
Approximately 10 per 1,000 residents.
Compared to the FBI’s most recent national data (2024), Kenmore’s violent crime is below the national average (about 3.6 per 1,000), and property crime is below the national average (about 17.6 per 1,000).
Against Washington as a whole, Kenmore’s violent crime is roughly a quarter of the state average, and property crime is roughly a third of the state average (Bureau of Justice Statistics, Crime Known to Law Enforcement, 2024 (tables 2 and 3)).
Crime rates can vary a lot within a single city, so the citywide numbers above are only a starting point. Some neighborhoods in Kenmore run well below these averages, while others run higher — the kind of block-by-block detail that matters most when you’re actually choosing where to live. The full guide below breaks it down neighborhood by neighborhood.
Working in Kenmore
Kenmore’s largest employers span several industries — here are some of the anchors of the local job market.
🎓 Bastyr University
Higher education/naturopathic medicine
💼 Kenmore Air Harbor
Seaplane aviation
💼 Plywood Supply
Building materials
💼 Kenmore Asphalt Materials
Construction materials
🏛 City of Kenmore
Municipal government
Parks & Recreation in Kenmore
Some of the outdoor spaces that shape everyday life in Kenmore.
🌱 Saint Edward State Park
🌱 Log Boom Park
🌱 Burke-Gilman Trail
Kenmore residents don’t have to go far for green space — spots like Saint Edward State Park and Log Boom Park are part of everyday life here, whether that’s a morning walk, a weekend hike, or just somewhere to unwind outside. The full guide below covers more of what Kenmore has to offer for parks and outdoor recreation.
Retiring in Kenmore
Kenmore draws retirees for its balance of amenities, outdoor access, and cost. Here’s what to weigh.
🌤 Climate
Kenmore shares the mild, marine climate of greater Seattle — cool, wet winters with temperatures rarely dropping below freezing, and dry summers that stretch through July, August, and into September. The lakeside location moderates temperature extremes slightly, and the forest cover from Saint Edward State Park keeps nearby neighborhoods noticeably cooler in summer heat events.
🍴 Lifestyle
Retirement in Kenmore centers on the outdoors: trails in Saint Edward State Park, waterfront access at Log Boom Park, and the Burke-Gilman Trail for low-impact cycling. The weekly Farmers Market, the Summer Concert series, and dining at Cedar + Elm inside the former seminary at The Lodge give the day-to-day routine real variety without needing to drive to Seattle. Bastyr University also brings a health-and-wellness culture to the area that many retirees find appealing.
🏚 55+ Communities
Kenmore's housing stock skews toward single-family homes rather than purpose-built active-adult communities, though the broader Northshore and north Lake Washington corridor has senior-living options in neighboring Bothell and Kirkland. For retirees open to a single-family home with good trail and waterfront access, Kenmore itself offers strong lifestyle amenities without needing a dedicated 55+ development. For healthcare and senior services detail, see the retiring in Kenmore page.
✈ Getting Around
A car is the practical reality for most retirees in Kenmore. Bothell Way / SR-522 connects to I-405 and the broader metro with reasonable ease outside of peak commute hours. Sea-Tac is roughly 30 miles south, while Paine Field with commercial service is fewer than 15 miles away — a meaningfully easier airport for travelers who can route through it. Kenmore Air Harbor's seaplane service adds an unusual direct travel option for regional Pacific Northwest destinations it serves.
🏛 Washington Taxes for Retirees — What to Know
- No state income tax — Washington does not tax personal income, so Social Security, pensions, and 401(k)/IRA withdrawals are all untaxed at the state level. There is no state return to file and no retirement exclusion to claim — the rate is simply zero.
- Military and public pensions — Because there is no income tax, military retirement pay and public-employee pensions are untaxed at the state level along with everything else.
- Sales tax is the tradeoff — The state sales tax is 6.5%, and local add-ons bring the combined rate in Kenmore to 10.3% (Washington State Department of Revenue, Q3 2026 local sales & use tax rate table, July 2026). Groceries and prescription drugs are exempt.
- Property taxes, with senior relief — The effective property tax rate is roughly 0.9%. Homeowners 61+ (or unable to work due to disability, or a qualifying disabled veteran) who own and occupy their home may qualify for a reduction. Income limits are set against each county’s median household income, so the threshold differs by county — check with your county assessor. A separate deferral program is available for those who don’t qualify for the exemption.
- Capital gains tax — but not on retirement income — Washington taxes 7% on long-term capital gains above a $278,000 standard deduction for 2025, rising to 9.9% on gains above $1,000,000. Retirement accounts and real estate sales are both exempt. It therefore does not reach ordinary retirement income or the sale of a home.
- Estate tax — the one to plan for — Unlike most no-income-tax states, Washington has its own estate tax. For deaths on or after July 1, 2026, the exemption is $3 million with graduated rates topping out at 20%. Retirement accounts count toward the taxable estate, so long-time homeowners with sizable balances can cross the line without expecting to.
- No inheritance tax — Washington has no inheritance tax, and no gift tax.
- WA Cares payroll premium — Working Washingtonians pay 0.58% of gross wages into the WA Cares Fund, the state long-term care program, with no income cap. It applies to W-2 wages, so retirees who have stopped working do not pay it — but anyone relocating while still employed will see it. The private-insurance opt-out closed at the end of 2022 and is not available to new applicants; the remaining exemptions are narrow (living outside Washington, military spouses, certain visa holders, and veterans with a 70%+ service-connected rating).
- The Oregon border effect — Oregon has no sales tax, so Washington residents near the river — Vancouver, Camas, Washougal, Longview — often cross over for large purchases. Washington use tax technically applies to goods brought back for use in-state, though it is rarely enforced on ordinary personal purchases.
Tax laws change frequently and individual situations vary. This is general information, not tax advice — always consult a qualified Washington tax professional or CPA for personalized retirement tax planning.
Weekends & Local Favorites in Kenmore
Kenmore's weekend identity is built around the water, the trail, and the forest — with enough food and drink options that you don't need to drive to Kirkland every time you want a good meal or a locally brewed beer.
On the Water
Log Boom Park is the anchor of weekend life for a large share of Kenmore residents. The only public boat launches on north Lake Washington sit here, along with waterfront lawn space and the Burke-Gilman trailhead. Kayak and paddleboard rentals make the park accessible even if you don't own watercraft. The seaplane activity from Kenmore Air Harbor adds a background hum that people either find charming or, after a few months, simply stop noticing.
The Forest
Saint Edward State Park's 300-plus forested acres offer trails that range from easy lakeside walks to steep ravine routes that feel nothing like a city park. The Lodge at St. Edward Park, housed in a former seminary on Juanita Dr NE, is worth knowing about even if you don't stay the night: Cedar + Elm, its Pacific Northwest restaurant, is among the more distinctive dining experiences in the north Lake Washington area, occupying a space that no other restaurant in the region can replicate.
Brew Row and the Trail
Postdoc Brewing on NE 175th St and Stoup Brewing near the Town Square on NE Bothell Way represent the heart of what locals call Brew Row — a corridor of taprooms that the Burke-Gilman Trail connects directly. The appeal is specific: you can arrive by bike, and many people do. Both are family-friendly during afternoon hours and shift to a more social crowd by early evening.
Markets and Community Events
The weekly Farmers Market draws a consistent crowd through the growing season and has a local-producer focus that distinguishes it from the generic circuit. The Summer Concert series at the waterfront runs through the warmer months, and the Kenmore Quad event brings a festival feel to the city's civic center. These aren't bucket-list events — they're the recurring gathering points that make a neighborhood feel like a community over time.
For a full guide to trails, parks, and outdoor recreation options, see the Kenmore parks and recreation page.
Top Things Locals Say About Kenmore
The best intel about a city comes from the people who actually live there. Here’s what Kenmore residents say when newcomers ask the questions everyone’s thinking.
“I knew the drive to Seattle would take longer than I wanted sometimes, but what I didn't expect was how rarely I'd actually care. Once you're on the Burke-Gilman Trail five minutes from your front door and you've got a lake at the end of it, the commute math starts to feel different.”
— Recent Kenmore home buyer
“What's the most surprising thing about living in Kenmore?”
How much the trail shapes your week. Before moving here, the Burke-Gilman was a line on a map. After a few months, it's how you get to the breweries, how you get to the lake, how you get to Log Boom Park on a Saturday. It becomes infrastructure in a way you don't anticipate when you're making the decision from a spreadsheet.
“What do locals love most about Kenmore?”
The combination of Saint Edward State Park being inside city limits and the Lake Washington waterfront being genuinely public — not private development. You can walk into 300 acres of forest or launch a kayak on north Lake Washington without leaving the city. Most suburbs in this price range don't offer either one, let alone both.
“What should newcomers to Kenmore know?”
Leave for Seattle before 7 a.m. or after 9 a.m. — SR-522 westbound during the peak window is the one thing that genuinely wears on people who weren't prepared for it. Also: get to Log Boom Park early on summer weekends. By 10 a.m. in July, the waterfront parking situation is already complicated, and arriving by bike or on foot from a nearby neighborhood is always the better play.
“Can you live in Kenmore without a car?”
Technically, but it would be limiting. Transit runs on the SR-522 corridor and connects to Park-and-Ride options, which makes a car-free Seattle commute possible for some schedules. Day-to-day errands are harder — the city's commercial strip is along a fast arterial that isn't set up for pedestrians, and most neighborhoods require a car for grocery runs. The Burke-Gilman Trail is a genuine asset for cyclists, but it doesn't replace a car for most households.
Cities Near Kenmore
Other communities near Kenmore worth a look — each with its own character and price point.
| City | Distance | Best For | Vibe | Median Rent | Median Buy |
|---|---|---|---|---|---|
| Bothell | 4 mi | Families, new construction, SR-522 corridor jobs | Growing, commercial, increasingly urban core | $2,200 | $950,000 |
| Lake Forest Park | 3 mi | Quiet buyers, Burke-Gilman access, closer to Seattle | Wooded, low-density, understated | $2,100 | $850,000 |
| Kirkland | 8 mi | Walkability seekers, tech workers, lakefront buyers | Polished, walkable downtown, higher price ceiling | $2,500 | $1,300,000 |
More Helpful Guides for Kenmore
Going deeper on Kenmore? Our blog series covers everything from first-time buying to retiring here — explore the guides below.
Local Expert Takeaway: Kenmore rewards buyers who do their homework on micro-location. The difference between a home adjacent to Saint Edward State Park and one backing up to Bothell Way is enormous — in character, in noise, and in long-term value. The Burke-Gilman Trail and Log Boom Park are what make this city feel different from other north-end suburbs; buy within reasonable proximity of the trail and you'll use it constantly. The SR-522 bottleneck is real but manageable with schedule flexibility. And if you have kids bound for Northshore schools, the district routinely outperforms its suburban peers — that's not marketing, it's what the Class of 2025 numbers reflect.
Quick Takeaways & FAQs
✅ Northshore School District holds an A rating, according to Niche, and produced six National Merit Finalists from the Class of 2025 alone — one of the strongest public school systems in the Seattle metro.
⚠️ The SR-522 / Bothell Way commute into Seattle works well off-peak but adds 15–25 minutes during the westbound morning rush, which catches many newcomers off guard.
📍 Kenmore holds the only public boat launches on north Lake Washington — Log Boom Park and the Burke-Gilman Trail junction are what genuinely set this city apart from every other suburb at this price point.
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