Diane Varney is the consumate professional. I have engaged her services now 4 times for selling and buying properties. Diiane has always been steps ahead of every detail with my best interests always at hand. She is prompt, honest, respectful, dedicated and considerate of her clients needs and wants, as well as brilliantly knowledgable in the real estate field. She had my last house sold in 30 hours!
Diane was great during the sale of our high end home. Attention to detail, great property pics, handled all issues and inquiries promptly. Total professional. Represented us fabulously. Highly recommend her as an agent.
Diane was fantastic, and her assistant April was also great. I sold a property in the Summerlin area, and it was a little challenging as I am located in Chicago. Diane explained her process as well as the current market conditions, so we agreed on a time-frame and a price. She and April jumped in immediately by staging the house so it showed extremely well. It sold quickly at a great price because of Diane's marketing efforts and staging. She was extremely helpful in helping me contact people who could help me prepare the house while I was out of town. I highly recommend Diane, as she is extremely personable and professional. I will use Diane's services again if I need help in the Las Vegas real estate market. -BB
I interviewed 8 Realtors. Diane was the shiny penny! She was professional. Listened to the little details. Even reminding me of some throughout the sale of our home.
She thought my home was worth more than I had planned on selling it for. We compromised on a price. It sold above the asking price and her estimate. I believe only because of her marketing and experience!
Bottom line! If you do not hire Diane as your realtor. You are not getting the best!
Diane was instrumental in helping me buy my dream home. When I moved to Vegas, this is the home I was looking for. She is friendly, very knowledgeable and made the buying process very easy. She was very patient in explaining things to me, especially since this was my first time buying a house. There are not enough words to describe how thankful I am in how smooth she made this experience for me.
We were referred to DIane by a very good friend of ours, after we explained that we had pulled our house out of the market due to a frustrated effort selling our house via a different agency.
From the very beginning, she made us feel like she had a complete understanding of the market and displayed an unwavering confidence in her ability to sell our home.
We were skeptical. We had been left confused and disappointed by our previous attempt to have our house sold.
But she reviewed the local market trends, our prior marketing strategy and then explained her team’s marketing strategy. She brought a professional photographer who took new pictures of our home and then created a staged slideshow. And within 3 days of posting the house, she sold our house!
And she did not stop there. Her team handled all inspection requests. If someone had to be home while we were at work, her people took care of it. If HOA matters had to be updated, she got it done. And more importantly, she made sure all the paperwork was moving along in a timely manner before closing. At closing, she made sure any and all questions were properly settled.
We are so grateful for her expertise and professionalism.
Excellent! From the very beginning to the end Diane and her assistant April made the process of selling my home very easy. I have two big dogs and did not want anyone to tour my home if I wasn't available. They were very understanding and scheduled all showings on my time table. Diana's assist April was amazing. She took over while Diane was on vacation and sold my home. I received daily communications during negotiations which made me feel very confident about the sale. I recommend Diane and her team to anyone wanting a passionate, caring, competent realtor.
Diane was extremely helpful in both finding/buying the perfect house for me as well as selling the same house 3 years later! Due to the military, we had some unique situations but she worked around it all and was an immense help the entire time.
Diane Varney helped us to find the most perfect home for us. I worked with Diane for several months looking at homes and neighborhoods to see what fit our lifestyle. She had to actually demand that we look at the Development that we purchased in. She listened to us and knew exactly the place for us. And she was right. The home we purchased is awesome, and we are very happy with everything about it. Diane found the perfect gorgeous home for us.
We just worked with Ms. Varney to purchase a property that we have wanted for over a decade. She was GREAT! She was not only responsive to our e-mails, text messages and telephone calls, but she took calls and responded to e-mails and texts after hours and on weekends. Additionally, her expertise and knowledge of the market was superb. There were three key periods during the negotiation process where we leaned on her for guidance and options and she came through in spades suggesting strategic ways to address the problems. Moreover, she stayed on top of deadlines and kept us abreast of each stage of the process and what was next. She also stayed in contact with our lender and the title company to ensure they understood the deadlines. You simply cannot go wrong choosing Ms. Varney as your real estate agent.
I have had the extreme pleasure of working with Diane Varnay over the past year plus. I was referred to her from a very good gentleman friend of mine, and I have since thanked him profusely at least once! When I began looking for a home in Las Vegas, I had no idea in what side of town I wanted to buy. She knew I wasn’t purchasing immediately, and yet she spent her valuable time –more than once - taking me around and educating me to all possibilities. When I finally made my decision as to location, she worked very hard and steadfast to find exactly what I did purchase. I have had experience buying homes with Realtors several times, but never as easy, effortless and seamless, with someone so knowledgeable, pleasant, friendly, intelligent, savvy, and a wonderful person. Even after the sale she has continued to follow up to be certain of every detail. She is amazing as a Realtor and as a person.
Newport Beach, CA
Upon retiring, my wife and I sold our home in Northern California and moved to Las Vegas to be near our grandchildren and enjoy a more favorable cost of living.
Having bought and sold five homes over forty years, we were discriminating about who we chose to represent us in buying our retirement home. Ms. Varney was referred to us by an California agent we had known for some time. We found and purchased a home within a week; everything was handled very well but what was exceptional was Ms. Varney's ability to develop rapport with the seller's agent thereby expediting negotiation for our targeted price. It was well done.
My husband and I have used Diane 5 separate times for buying and selling our home. Yet again, she has shown nothing less than exceptional professionalism, dedication, and knowledge. Our most recent purchase was done virtually and sight unseen. I would not have trusted any realtor other than Diane in the process. No one understands the Las Vegas real estate market as well as Diane does and I will always recommend her to anyone looking for an outstanding realtor.
Diane was a significant force in helping us sell our home in North Las Vegas. This was not a typical transaction and she helped us through the tough spots. I would highly recommend her as your real estate professional. Her staff was also extremely helpful in the sale process.
Diane was very pleasant to work with. She is very knowledgeable.
She advises us on how to make your home look appealing for sale and it really works. We listed on a Friday and by the following week we had a buyer. I highly recommend her to anyone who wants to sell their home.
I have used Diane for multiple transactions now and every time I am more impressed. Her level of professionalism and knowledge is unequivocal. She did an excellent job of prep/pre-marketing, a thorough research of comps, gave us an educated price for listing, when we were ready to go on the market it was all set. Because of this we sold fast, had multiple offers and received over our asking price. I also appreciate the fact that she gave us weekly updates as to where we were and always returned my calls. I completely trust Diane, its nice to see a real estate agent with integrity. If I need anything real estate related she takes care of me. Thanks again Diane!
When considering whether Diane Varney could optimize our proceeds from selling our rental property, the biggest risk seemed to be the fact that she charges a conventional rate for selling houses and there are plenty of other companies and individuals out there willing to take a smaller cut.
What we found, however, was through extensive research, she was able to help us find the \u201Csweet spot\u201D in the offering price, not too low and not too high. After paying for some repairs, I wanted to tack those costs onto the asking price, but Diane knew this would be a mistake. I trusted her judgment and went with her suggestion.
Lo and behold, within a few days of listing the property, we received close to 20 offers, all of them close to or over the asking price. We ended up with a cash buyer who was willing to buy our house \u201Cas is\u201D for way more than the asking price. The amount far exceeded her fee, and she took care of all the little details that came up in the transaction; we didn’t have to do a thing.
Looking back, we couldn’t have done better if a realtor came in, waved a magic wand, sold the property in a week for our asking price and charged 0 percent for their services. Diane Varney still would have been the better way to go.
Frank and Mie Hammel
She was involved throughout the process of the purchase of the house and 10 years ago, as well keeping us informed on the market conditions and ultimately suggesting the moment to list and sell the house. She handled all the details efficiently and made the sale happen with the minimum of trouble and difficulty for the sellers.
Diane Varney represented us in the sale of our home in December of 2017. Our experience with herself and her staff provided world class service beyond our expectations. Her knowledge, professionalism, availability and attention to detail produced great results for us. I would highly recommend to my friends and family to call Diane with regarding to purchasing or selling a home.
We were recently faced with the devastating news that we would have to place our mother in a skilled facility and she would no longer be able to live in her Las Vegas home of 20 years. In order to provide her with the best care possible, it was necessary for us to quickly clean out and place her home on the market so that we could use the proceeds for her care. While that is an emotional and grueling task for any family, it seemed especially so since we were her only family and live nearly 2,000 miles away. How would we ever find a realtor we could trust? How could we do this with limited time? How would we possibly know if we would be receiving the most we could from her property so that we could cover impending medical and housing expenses for her? We started with a website called Top Agents Ranked. Within hours we had the names of 5 top realtors in the area. Diane was not the first to call, but she was the most professional, warm and understanding of our situation. We made appointments with Diane and another agent the week before we were to be in Las Vegas. In those intervening days, Diane emailed information about the area, offered the most objective resources for us to ponder in making our decision, sent us in-depth information about the house and its location in an overnight package and welcomed us to Las Vegas with a warm phone call on the first day of our arrival. Before we even arrived, she had driven past the house, looked up the assessment and was already thinking about her contacts and who may be interested in the home. She provided all of this care without knowing whether we would actually sign her as our realtor. The first five days in the city, we were arranging for the future care of our mom while cleaning out a three-bedroom home that was well-lived in for 20 years. Diane called to see how we were doing and if we had any questions. Since we are not from the area, she provided an entire list of concierge services -- trusted contractors and their contacts --- so we could find reliable people in short order to do what we needed without overcharging us or neglecting us. Immediately, landscapers were at our call to clean up the neglected yard. We had one week to put all of our mother's affairs in order and we were overwhelmed with a long to-do list. We had arranged to interview realtors on our fifth day of a week's stay, hoping we would have accomplished much before choosing an agent and listing the property. As we neared our interview date, we decided to cancel our meeting with the other agent. How could that agent possible measure up to what Diane already had done for us? It was a hands-down, no-brainer decision. When we finally met Diane face-to-face, we were comfortable in the knowledge we could trust her. She helped us decide the listing price of the home and assured us she would stay in contact. We had one more day in Las Vegas, before heading home. We needed to rely on Diane. On the morning we left, Diane sent texts and a call wishing us a safe journey home and saying she had listed the property and would keep us informed every step of the way. By the time our plane landed late that day, we had a cash offer for the home above our asking price. One day on the market! We didn't make a quick decision. With Diane's advice, we waited out the weekend while she handled the offer and showed the property to other prospective buyers. By the next day, we had multiple offers. But, we accepted the first after consulting with Diane. Just two weeks later, we closed the sale. We are marveling how we ever found Diane! Without her, we could never have managed selling this house at a distance with such confidence and trust. We are deeply grateful for her professionalism and her genuine care for us and our situation. Because of her, we are able to promptly give our mom the loving care she needs in these last days of her life. We recommend Diane to anyone looking for Las Vegas realty help. She is precious!
I have known Diane Varney most of my life, recently she sold my house is 8 days, she was very kind, professional and knowledgeable, I won't use anyone else as my realtor except for her, she is a wonderful person and an excellent realtor with the upmost respect for her clients!
I have been working with Diane for many years, with multiple transactions.
We have bought homes with her, and sold them with her again, for an equity gain.
In some cases, her own clientele bought our homes which made everything seamless!
We rely on her vast understanding of the market, prompt responses, attention to detail, and expert support staff.
Being out of state, communication and customer service are strengths that have sustained this long term relationship and we trust her implicitly.
Look no further if you are looking for the best of the best!
My High Rise condo had been on the market for about a year with little activity. So nearing the end of 2017, we changed agents and dropped the price of the property. In early November, we procured Diane Varney as our new agent. She followed through and within a week of showing the condo, she had two offers right away. Immediately after, one of the offers came through and she obtained a buyer and we had the property closed within two weeks. We are incredibly pleased with the results! She continuously stayed in touch and kept us appraised of the ongoings until this transaction closed. I highly recommend her as an agent and would gladly utilize her services again.
I’ve known Diane Varney for many years. She has always conducted herself in a professional manner, and I would recommend her as:
My Number 1 choice for real estate. Diane communicated with me throughout the listing and the closing. She actually found the buyer for my property,
Proving that she was marketing the listing personally. Once Diane secured the cash buyer, we were closed in one short week.
If you want communication, consistency and results, call Diane.
Having bought and sold over 30 homes, I have never had such a smooth and quick transaction. Diane worked on our behalf with the home builder/seller and anticipated our every need. We were out of town buyers with relatively little knowledge of the local market. Diane patiently listened to our wants and needs, and within 24 hours we had an accepted contract on the home of our dreams. Diane doesn't only have a vast knowledge of the Las Vegas real estate market, but also is extremely in touch with the local community. A dimension that only a "true local" brings to the table. What an amazing buying experience Diane provided us!
DIane Varney and team were excellent! We used her for the purchase of this property and also the sale nearly three years later. Her commitment towards receiving the best deal is second to none and always went the extra mile. If you are buying or selling a home Diane should be the first call to make.
She was great at communicating and letting us know all the options. When we needed to move up our closing date she did her due diligence in helping us close about 10 days early so we could move into our new house. She even fought our solar company to help our contract with them put on the new owners. Great experience working with her. I definitely recommend her.
Diane Varney's professionalism and knowledge of the real estate market in Las Vegas is second to none. I have done multiple transactions with her in the past, and I couldn't ask for anyone better. She is great at easing and walking you through the transaction. She will truly be missed now that we are leaving the Las Vegas area.
Diane is an amazing Relator! Very knowledgeable, trusting and a tough negotiator. This is the second home Diane has sold for us. She worked very hard to bring us full price offers. Both transactions were very smooth and her communication was outstanding. We cannot thank her enough for all of the extra effort put into the sales. Looking forward to working with Diane in the future.
Diane is one of the most incredible real State Agent I ever dealt with. Her experience knowledge commitment to get the best value for your house is beyond believable.
She is extremely pleasant kind and a pretty tough person to get the right price and value for ur property. No one can push her around she firm and assertive and be pushed around or intimidated to get less value for the house.
She always keep a great communication with her clients . She have the psssion and the knowledge for her job.
Extremely extremely knowledgeable and knows the market pretty well. I do recommend her to anyone who is looking to sell or buy. She is there for her client to represent them in a well respected manner and fight for her clients.
She is an amazing agent.
She sold my house within less than 24 hrs and I got more for my property.
She should get the award for the year.
I'm planing to buy a house in the near future. Definitely Diane will always be agent.
My husband and I had an AMAZING experience working with Diane on selling our Las Vegas home. We met her a few months prior and were really wowed by her personality, knowledge and charm. She came up with a list price that was competitive and would sell quickly -- and boy did it! We had multiple offers and were in contract within 8 days - and the entire sale from list to close took less than 45 days. She was great at over communicating during this nerve-racking period and kept us informed throughout the process. The photographs produced for the brochure and web listing were top notch. I can not recommend Diane enough for this important life task. She made the entire process fluid and timely. THANK YOU, DIANE!!
It is difficult to write an honest review for Diane without sounding like a paid advertisement. She is simply the BEST (as proven by her manymany industry awards). We will use her in the future and recommend that our friends do as well. Having lived her entire life in Vegas, Diane knows everything there is to know about Vegas/Henderson real estate. My family moved 2,000 miles across the country, knowing very little about Vegas beforehand, and Diane patiently, professionally, and compassionately walked with us through every step of the tedious process. Before my wife and I came into town for three days to look at and put some offers on houses, Diane got to know us and our wants and desires through phone and email conversations, and had a long list of houses she tracked down for us to tour while in town. She assured us that she would take care of us, and successfully calmed our nerves about the process. During our visit to town (my first time ever in Vegas), Diane devoted her schedule to touring us throughout the valley. When we first walked into the house that we ended up buying, Diane knew my wife and I so well that without us saying anything to her, she was on the phone with the seller's realtor within minutes of our arrival, letting her know we'd be putting an offer on the house and asking questions on our behalf. It was frankly incredible, and made us feel so supported and taken care of. Her awesome negotiation skills then saved us over $15k off of the asking price. On the personal side, my wife and I were smitten by Diane from our first conversation. She is simply a lovely, loving, and fun person, and we really enjoyed all the time we spent with her. I now consider Diane not only to be our realtor for life but a friend as well. You can't get any better than Diane and her team.
I've bought and sold 4 times with Diane Varney in the Las Vegas area, and I wouldn't have it any other way. She's professional, knowledgeable, pleasant, timely, and tough -- the whole package realtor.
I was referred to Diane by a friend and she was informed that I had 45 days to close on house. Immediately she went to work. Only showing us properties that fit our criteria. She is a great negotiator, got us a helleva properry for a helleva deal.
Diane is a closer. If you need to sell your house, Diane will get it done for you. She priced the house to sell. It sold in one day. She is clearly skilled at developing a proper asking price based on relevant comparable sales.
This was the third real estate transaction that Diane Varney has done for our family. The last home she sold for us meant so much to us and we were very emotional through the entire process. Diane took our concerns and reassured us that she would sell our home and would be there to walk us thru the entire process. She did! Diane was so supportive and completely available for us. Her judgment and expertise was just what we needed to get though this transacation. Within a few days of being on the market, we had offers and our home was contracted and sold! We would definitely recommend Diane Varney to everyone!
Diane did a remarkable job of selling my house - she produced amazing traffic flow through the property and streamlined the entire paperwork process. fantastic, personal customer service!
Professional, experienced, exceptionally well versed in dealing with other Realtors. Highly recommend Diane for your next purchase or sale. Diane is also very personable, at stays on top of the transaction.
Diane is AMAZING! I tend to be really indecisive and she was very patient and VERY honest. She also negotiated really well and truly wanted the best for me. I couldn't have asked for a better agent!
I'd like to give Diane Varney at Coldwell Bankers Premier Realty two thumbs up, She was so helpful with finding me a home in the Las Vegas area, She was very professional in helping me narrow down my search of properties that I was looking for and keep me informed on the progress of my escrow and answered any and all my questions that I had. She assembled a fantastic team to help with the transaction, These is the fifth home I have purchased in my live and was the most quickest and efficient transaction I have ever experienced, I would very much recommend any one thinking of purchasing a home in the Las Vegas area to contact Diane Varney. "THINK YOU DIANE VARNEY' Keith
Diane's knowledge and expertise are extremely impressive. A true professional, her fast acting skills found our family the perfect place in Las Vegas. I highly recommend Diane.
Diane's expertise of the real estate field amazed me immediately. I wanted to sell my home and at our first visit she provided me with extensive comparables; thoroughly looked over my home; provided guidance and honesty; and maybe the most important quality of all--she communicated her desire and motivation to support my interests. That is precisely what she did in all ways. Diane was always available during the process. I completely believe in her judgement and expertise because I have the success story to prove it!! My home sold quickly. I am so grateful and relieved to have found this wonderful real estate professional, and I am writing this review to give her full credit and also recommend her to others.
Diane had complete analyses of the property values on our initial meeting. she had researched comparable properties in the neighborhood. She listed the property and it sold in 2 days! We had multiple offers. Diane negotiated with the buyers agents and advised us on the offer that was most advantageous to us. Diane and her associate Bien kept us informed during the whole process. We would highly recommend Diane for your realtor needs. Dan and Sharon
This was our third real estate transaction with Diane Varney as our realtor. Our first two transactions with her were flawless. She is always professional and always available to answer even the most insignificant question. This third transaction was a bit different. It involved selling my childhood home following the death of my mother. Not only was Diane professional, as always, but she was incredibly supportive and sympathetic to the heightened emotions that were involved with this sale. She went out of her way to make things go as seamlessly as possible for what was a very emotional sale. I would recommend her to anyone and I would use her a fourth, fifth and sixth time.
I was fortunate to work with Diane Varney for the sale of my home. She sold it in a timely manner of ten weeks. It was sold above appraisal price. She was helpful with attention to detail, and very professional. I would happily recommend her to any of my friends.
5 star service all the way around! Diane Varney is a true professional! SHe is an extraordinary realtor with a vast local knowledge. She has a great team to help secure the best home and offer!
This is the 2nd home of mine that Diane has sold for me. As she did with the first, this home listed at a fair price and we had multiple offers within 2 days. She quickly negotiated a deal for over list price. Diane's attention to the client is surpassed by none and her constant communication with me kept me at ease through the entire process.
Recently sold our home under Diane Leadership.
She was able to manage and execute flowlessly the sale of our home, display extraordinary dedication and guest service.
Has a spectacular approach with each challenges that occur and use an exceptional problem solving skill that made thing look easy.
Will use Diane again on the purchase of our next home.
Purchased two homes utilizing Diane's knowledge and expertise. The experience was great. Recently sold one of the homes, again, Diane used her experience and knowledge to get the job done. One word to describe her, "perseverance". Had a few offers and one fell out of escrow, Diane continued and she got the right buyer and price I wanted. Service has always been excellent and the communication with her staff is always second to none.
Diane was wonderful.....my transaction occurred beautifully, without issue. I highly recommend Diane for Las Vegas Real Estate sales and purchases.
Diane was professional, experienced and attentive. My home sold immediately and I was pleased with the sale price as well as the overall transaction. Even though I live in NY and sold my property in Las Vegas, the transaction happened remotely through Diane and her office.
1 Bed(s) | 2 Total Bath(s) | 910 SqFt
1 Bed(s) | 2 Total Bath(s) | 910 SqFt
1 Bed(s) | 2 Total Bath(s) | 910 SqFt
3 Bed(s) | 2 Total Bath(s) | 1,713 SqFt
3 Bed(s) | 2 Total Bath(s) | 1,492 SqFt
3 Bed(s) | 2 Total Bath(s) | 1,292 SqFt
2 Bed(s) | 2 Total Bath(s) | 1,034 SqFt
|4585 Denaro Drive|
Las Vegas, NV 89135
|2 Bed(s) | 2 Total Bath(s) | 1,683 SqFt|
|32 Sunshine Coast Lane|
Las Vegas, NV 89148
|3 Bed(s) | 2 Total Bath(s) | 2,028 SqFt|
|549 Redruth Drive|
Las Vegas, NV 89178
|3 Bed(s) | 3 Total Bath(s) | 2,034 SqFt|
|5658 Mahogany Run Place|
Las Vegas, NV 89122
|3 Bed(s) | 2 Total Bath(s) | 1,591 SqFt|
|9325 Fresh Spring Drive|
Las Vegas, NV 89134
|2 Bed(s) | 2 Total Bath(s) | 1,799 SqFt|
|7501 Cedargulf Avenue|
Las Vegas, NV 89131
|5 Bed(s) | 3 Total Bath(s) | 4,095 SqFt|
|5430 Sea Water Way|
North Las Vegas, NV 89031
|3 Bed(s) | 2 Total Bath(s) | 1,503 SqFt|
Las Vegas, NV 89113
|2ACPLUS Zoning | 2.50 Acre(s)|
|3940 Springhill Avenue|
Las Vegas, NV 89121
|4 Bed(s) | 2 Total Bath(s) | 1,722 SqFt|
|617 Sunderland Court|
Las Vegas, NV 89178
|4 Bed(s) | 3 Total Bath(s) | 2,310 SqFt|
|7511 Foolish Pleasure Drive|
Las Vegas, NV 89113
|3 Bed(s) | 2 Total Bath(s) | 1,508 SqFt|
|312 N Torrey Pines Drive|
Las Vegas, NV 89107
|3 Bed(s) | 2 Total Bath(s) | 1,232 SqFt|
|1385 Heather Oaks Way|
North Las Vegas, NV 89031
|3 Bed(s) | 2 Total Bath(s) | 1,467 SqFt|
|2224 Ramsgate Drive|
Henderson, NV 89074
|3 Bed(s) | 3 Total Bath(s) | 1,688 SqFt|
|9004 High Horizon Avenue|
Las Vegas, NV 89149
|3 Bed(s) | 2 Total Bath(s) | 1,327 SqFt|
|730 Royal Crest Circle #415|
Las Vegas, NV 89169
|1 Bed(s) | 1 Total Bath(s) | 1,045 SqFt|
|200 Hoover Avenue #809|
Las Vegas, NV 89101
|2 Bed(s) | 2 Total Bath(s) | 1,645 SqFt|
|3050 Sorrel Street|
Las Vegas, NV 89146
|4 Bed(s) | 4 Total Bath(s) | 3,876 SqFt|
|312 N Torrey Pines Drive|
Las Vegas, NV 89107
|3 Bed(s) | 2 Total Bath(s) | 1,232 SqFt|
|2725 Echo Mesa Drive|
Las Vegas, NV 89134
|2 Bed(s) | 2 Total Bath(s) | 1,533 SqFt|
|11584 Glowing Sunset Lane|
Las Vegas, NV 89135
|4 Bed(s) | 5 Total Bath(s) | 3,823 SqFt|
|2766 Westwind Road|
Las Vegas, NV 89146
|4 Bed(s) | 2 Total Bath(s) | 1,727 SqFt|
|6808 Dipper Avenue|
North Las Vegas, NV 89084
|3 Bed(s) | 2 Total Bath(s) | 1,692 SqFt|