Home/ Locations/ New Orleans
$195
Avg. Nightly Rate
68%
Avg. Occupancy Rate
$4,030
Avg. Monthly Revenue
9–12%
Est. Cash-on-Cash ROI
HIGH
Seasonality
HEAVY
Regulatory Burden

* Market averages. Properties marketed by Cavmir typically exceed these figures by 25–45%. Data sourced from AirDNA, STR market reports, and Cavmir internal analytics.

The Market

Why New Orleans is One of the World's Premier STR Markets

New Orleans is one of the only cities in America where the architecture, food, music, and cultural calendar are essentially inseparable from the rental experience itself. The wrought-iron balconies of the French Quarter, the oak-lined avenues of the Garden District, the Creole cottages of Marigny and Bywater, and Uptown's streetcar corridor all carry centuries of history that no staged interior can manufacture. Guests come for Mardi Gras, Jazz Fest, Essence Fest, French Quarter Fest, and the everyday New Orleans no other city has.

New Orleans STR revenue is famously festival-driven — Mardi Gras, Jazz Fest, and Essence Fest clear more than a month's worth of baseline revenue in a single week. Downtown and the French Quarter lead on rate; the Garden District and Marigny/Bywater command character-driven premiums. The 2023 ordinance tightened non-owner-occupied STR rules, which favors legally permitted operators who run professional listings.

Top Attractions & Landmarks

  • French Quarter
  • Garden District
  • Jackson Square
  • St. Charles Streetcar
  • Frenchmen Street
  • Magazine Street
  • City Park
  • Bourbon Street

Nearby Markets: Nashville  |  Atlanta

Airbnb marketing services in New Orleans, Louisiana, USA
Postcards

New Orleans through the lens

A few of the visual fingerprints we lean into when we shoot, brand and market a New Orleans property — courtesy of the open Wikimedia Commons archive.

New Orleans Local Landmark — New Orleans airbnb marketing
Local Color
New Orleans Local Landmark
Crescent City Connection — New Orleans airbnb marketing
Local Color
Crescent City Connection
New Orleans Local Landmark — New Orleans airbnb marketing
Local Color
New Orleans Local Landmark
New Orleans Local Landmark — New Orleans airbnb marketing
Local Color
New Orleans Local Landmark
Why Cavmir

The Cavmir Advantage
in New Orleans

Cavmir treats New Orleans listings as editorial, not real-estate descriptions — because the guest is buying a city experience, not a room. Our photography captures architectural character, our festival pricing strategy clears peak windows at true market rates, and our direct-booking infrastructure protects repeat guests from platform fee creep.

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State of the Industry · History

The New Orleans STR Market — Past & Present

New Orleans has hosted paying visitors longer than almost any American city. The French Quarter's grid was laid out in 1721, the St. Charles streetcar began running in 1835, and by the late 1800s the city was already a major tourism economy built on Carnival, the port, and a reputation for food and music that had spread as far as Europe. Boarding houses, guesthouses, and Creole townhouse rentals predate the hotel era entirely. The French Quarter has regulated residential rental activity in some form for longer than most American cities have had zoning codes.

The Airbnb era arrived here in the early 2010s and collided almost immediately with a city that was still recovering from Katrina, protective of its neighborhoods, and carefully aware of how much of its housing stock is irreplaceable historic architecture. A first wave of STR regulation arrived in 2017, a 2019 overhaul tightened it, and the 2023 ordinance — the one most current owners actually operate under — rewrote residential STR rules again after the Fifth Circuit struck down portions of the previous framework. The result is a city where commercial-zone STRs remain viable, residential STRs are tightly constrained, and compliance is genuinely a specialist's job.

Pricing Strategy & Seasonality

Pricing, Seasonality & When to Capture ROI

Pricing Strategy

New Orleans pricing is event-dominated to a degree that very few American markets match. A single week — Mardi Gras — routinely clears a disproportionate share of annual revenue on peak-positioned properties. Jazz Fest, Essence Fest, French Quarter Fest, Saints home games, and Morial Convention Center bookings create a second tier of sharp revenue peaks. The pricing mistake most owners make is underpricing Mardi Gras and Jazz Fest weeks because they set rates off platform suggestions rather than event-specific demand data. Properties in the Marigny, Bywater, Garden District, and the CBD with smart event ladders often clear multiples of their baseline rate during those windows.

Outside peak events, rate strategy looks different. Summer is the soft season — heat, humidity, and hurricane risk thin demand even on well-positioned listings. Minimum-stay rules matter as much as ADR here: 4-to-5-night minimums during Mardi Gras and Jazz Fest prevent shorter bookings from locking out full-week revenue, and 2-night minimums through the rest of the year keep cleaning-cost ratios in range. Ask your pricing tool to treat event weeks as distinct products, not premiums on a flat curve.

Seasonality & ROI Windows

New Orleans is one of the most highly seasonal STR markets in the US. Peak revenue concentrates in Mardi Gras (February or March), Jazz Fest (late April into May), Essence Fest (July Fourth window), and French Quarter Fest (April), with Saints home weekends and convention bookings layered on top. Summer is genuinely soft — hurricane season plus extreme heat keeps leisure demand down. Fall recovers as conventions return, and December holds up well around holiday travel. Owners who fight the summer softness with remote-worker and extended-stay campaigns usually outperform owners who simply drop rates.

Regulation & Licensing · 2026

What the Law Requires in New Orleans

New Orleans is one of the most carefully-regulated STR markets in the country, and understanding the 2023 ordinance is table stakes for operating here legally. The 2023 residential STR ordinance — adopted after a Fifth Circuit ruling struck down portions of the previous framework — tightened residential STR rules meaningfully. In most residential zones, residential STRs must be owner-occupied, tied to the owner's homestead exemption, and subject to a one-per-block density cap. The ordinance is designed specifically to prevent investor-owned whole-home STRs from concentrating in residential neighborhoods.

Commercial STRs remain legal in certain commercial and mixed-use zones — parts of the CBD, the Warehouse District, portions of Mid-City, and specific commercial corridors — and these are where most professional STR operators now focus. The French Quarter has prohibited most residential STRs since long before Airbnb existed, predating the modern regulatory framework entirely. Separately, Louisiana charges state sales tax, Orleans Parish adds a local sales tax, the city collects a hotel occupancy privilege tax, and a Convention & Visitors Bureau assessment applies. Airbnb and Vrbo collect and remit much of this automatically, but the permit holder carries compliance responsibility. Condominium declarations are the third regulator — many CBD and Warehouse District buildings restrict STR use in their bylaws regardless of city zoning, and ask your lawyer to read the declaration before you close.

Market-Specific Tips & Challenges

Local Tips & Unique Market Challenges

Tips That Actually Move Revenue in New Orleans

The New Orleans-specific tip most new owners miss: buy in a zone where STR use is structurally permitted, not one where a permit exists today and may not tomorrow. Commercial and mixed-use zones offer the most durable STR profile. Residential-zone STRs under the 2023 ordinance require owner occupancy and homestead exemption — a real option for house-hackers but a poor fit for remote investors. Ask your lawyer to confirm zoning before you sign.

Second — market to the event calendar, not against it. Mardi Gras, Jazz Fest, Essence Fest, and French Quarter Fest are the four pillars of the revenue year. A listing that builds event-specific landing pages, Mardi Gras parade-route content, and Jazz Fest shuttle guidance converts at higher rates than generic copy. Third — invest in hurricane-season content. Summer guests fear storms more than heat, and a property with a transparent cancellation policy, clear flood elevation, and an honest note about what to expect weather-wise can hold occupancy through a window most competitors discount into the floor.

Unique New Orleans Challenges

The signature New Orleans challenge is the regulatory environment itself — the 2023 ordinance is the most restrictive residential STR framework the city has ever run, and enforcement has been real. Insurance is the second major challenge: flood insurance is effectively mandatory for most of the city, wind and named-storm premiums have risen sharply since 2020, and some properties have become effectively uninsurable on the private market. Add hurricane-season demand softness and a tourist economy highly concentrated in a handful of event weeks, and operating here rewards specialists and punishes generalists.

A Curious New Orleans Fact
The French Quarter's 70-square-block grid has been continuously inhabited since 1721 — older than the United States — and is one of the few American neighborhoods where the street layout, building footprints, and even many individual balconies are protected by a preservation commission with binding authority. A property in or near the Vieux Carre that respects that lineage in its marketing consistently out-earns one that treats the Quarter as backdrop.
Finance Essentials — New Orleans
🛡️

Insurance

Standard homeowners policies typically exclude STR use. New Orleans owners usually carry an STR-specific or commercial landlord policy plus flood insurance through the NFIP or a private carrier — effectively mandatory given the city's elevation profile. Named-storm deductibles are significant, and wind premiums have risen meaningfully since 2020. Budget a higher-than-national-average insurance line and ask your broker specifically about post-Katrina risk pricing.

🧾

Property & Income Tax

Louisiana charges state income tax on STR income, plus state and Orleans Parish sales tax on bookings. The city adds a hotel occupancy privilege tax and a Convention & Visitors Bureau assessment. Platforms collect and remit much of this automatically, but compliance remains the owner's responsibility. Ask your accountant which pieces you still need to file yourself, and whether homestead exemption affects your specific setup.

🏦

Mortgages & Financing

US lenders treat New Orleans STR-purpose properties as second homes (10% down minimum, slight rate premium) or investment properties (20–25% down, a rate premium typically in the 0.5–0.875% range). DSCR loans underwritten against projected rental income are popular for commercial-zone STR buyers. Flood insurance is often a lender-required escrow item, and expect underwriters to ask for recent elevation certificates on properties in flood zones.

Future Outlook · 2027 & Beyond

Where New Orleans is Headed Next

Looking past 2026, New Orleans' regulatory trajectory is clearly toward protecting residential neighborhoods and concentrating STR activity in commercial zones. Expect the 2023 ordinance to be refined rather than loosened, with continued emphasis on owner-occupancy verification, permit number display, and platform data-sharing requirements. The French Quarter's long-standing prohibitions will stay. Commercial-zone STR operators will continue to carry the bulk of professional activity, and the price of those parcels reflects that regulatory premium.

On the demand side, New Orleans' core is intact. Mardi Gras, Jazz Fest, Essence Fest, and convention bookings at Morial are not going anywhere, and the city's place on national and international travel lists is durable. Climate risk is the real long-horizon question — insurance costs will keep shaping which properties pencil out, and flood-elevation profile will matter more in underwriting each year. The owners who win past 2027 are the ones operating in commercial zones, carrying proper insurance, and marketing around the event calendar with genuine specificity.

From the Desk of Sofie Sinag

Why We Love Marketing in New Orleans

New Orleans photographs like nowhere else in America. The French Quarter's wrought-iron balconies at the blue hour, a second-line parade spilling out of Treme on a Sunday afternoon, the oak canopy on St. Charles Avenue with a streetcar running through it, the specific color the Mississippi turns when the sun hits it just right from the Algiers ferry — every block is a frame. Bywater's pastel shotguns, Marigny's music-bar porches, the Garden District's columned grandeur, Mid-City's bayou light: each is its own film. The mistake most STR listings make is photographing the unit and ignoring the city that makes the unit worth booking in the first place.

What we love about marketing in New Orleans is that the city tells you what to do if you listen. Guests don't come here for generic hospitality; they come here for Mardi Gras, for Jazz Fest, for Commander's Palace on a Friday lunch, for a second line they weren't expecting. A property that builds its brand around which New Orleans it actually belongs to — Quarter-adjacent, Marigny-musical, Garden-District-grand, Bywater-arty — consistently out-earns the property that tries to be everything to everyone. Our job at Cavmir is to identify the right New Orleans for your listing and document it like editorial. That's how you move past competing on price and start competing on desire.

Cavmir's New Orleans Cheat Sheet

The Picks We Recommend for Your Welcome Book

The picks we recommend our New Orleans clients include in their welcome books — the small specifics that turn a first-time visitor into a repeat guest.

Morning

Cafe du Monde or the quieter Cafe Beignet on Royal

Cafe du Monde is the landmark and worth one visit. Cafe Beignet on Royal is where locals actually stop — same beignets, half the wait, better light for photos.

Golden Hour

The Moonwalk along the Mississippi

The riverwalk path behind Jackson Square. West-facing light on the Crescent City Connection bridge with Jackson Brewery in frame. A welcome book should flag it — most guests miss it.

Neighborhood Walk

Frenchmen Street from Esplanade through Washington Square

The Marigny's music-bar strip is where locals actually go at night. Walk it first in daylight to spot the venues — The Spotted Cat, d.b.a., Snug Harbor — then come back after dinner.

Dinner That Photographs

Commander's Palace, Compere Lapin, or Bacchanal

Commander's Friday lunch is the New Orleans ritual. Compere Lapin in the Warehouse District reads editorial in photos. Bacchanal in Bywater with backyard live jazz is the one guests repeat to friends back home.

Local Obsession

A cold po-boy from Parkway Bakery or Mahony's

The po-boy debate is local religion. Parkway's roast beef is the Mid-City institution; Mahony's on Magazine offers a more modern spin. A welcome book that picks a side wins trust.

Shoulder Season Secret

French Quarter Fest in April

Free festival across the Quarter with local music lineups that often outclass what guests pay for at Jazz Fest. Hotels fill early — a well-positioned STR with a FQF-ready listing converts strongly.

Weekend Escape

Drive to the Northshore or Oak Alley Plantation

Forty minutes across Lake Pontchartrain to Covington for a day, or an hour west on the River Road for antebellum architecture. Reliable reasons to book a second or third night.

What Guests Ask For

A Mardi Gras-week briefing before they arrive

Parade routes, street closures, which neighborhoods are walkable, which are impossible by car. A host who sends a one-page Mardi Gras brief 48 hours ahead earns a five-star review before check-in.

Local Work · Composite Case Vignettes

What Cavmir Has Done for New Orleans Properties

A few representative engagements — property types Cavmir has worked with in New Orleans, with identifying details removed. Figures are composite ranges drawn from Cavmir internal analytics cross-referenced against AirDNA market data.

3BR Shotgun · Marigny / Bywater
The Brief

A commercially-zoned STR struggling with generic photography and a listing that failed to signal its Marigny-musical personality. ADR was tracking under the submarket median and Mardi Gras week had cleared at a modest premium the prior year — well below what a properly-positioned property should have achieved.

What We Did

We rebuilt the listing around the neighborhood. New photography placed the property inside the Marigny — pastel exteriors as context, a front-porch shot at golden hour, interiors styled to echo the district's live-music character. Copy was rewritten for the Jazz Fest guest, the Frenchmen Street regular, and the design-conscious couple. We launched a direct-booking micro-site with a Mardi Gras and Jazz Fest rate ladder, ran a paid campaign against music-and-travel audiences, and added event-specific landing pages.

The Result

Mardi Gras week and Jazz Fest cleared at rate multiples meaningfully above the previous year. Annual occupancy improved into the upper band of the submarket. Direct-booking share grew into a double-digit percentage of revenue, reducing platform-fee dependency.

2BR Condo · CBD / Warehouse District
The Brief

A commercial-zone condo in a Warehouse District building competing against dozens of near-identical listings. Owner was winning convention-week bookings but losing the Jazz Fest and couple-weekend guest to more differentiated listings nearby.

What We Did

Cavmir treated the project as a brand repositioning. We identified the Jazz Fest music-tourist and the Morial-convention couple-trip segments as the primary targets. Photography emphasised skyline views, walkability to Frenchmen Street, and the building's architectural character. Copy was rewritten to signal a refined-not-generic identity. We built distribution through music-travel newsletters and corporate housing platforms, and partnered with a local concierge service for Jazz Fest week shuttles.

The Result

Jazz Fest cleared a full-week calendar at a significant premium to the prior year. Midweek convention occupancy held, and weekend couple-trip bookings filled a gap that had previously been discount inventory. Review velocity improved once the target mix tightened.

4BR Historic Home · Garden District
The Brief

A beautifully-restored antebellum home with photography that flattened its architecture, copy that read like a real-estate listing, and pricing that trailed newer competitors despite being materially more distinctive. The property's Garden District identity was invisible online.

What We Did

We rebuilt the editorial around the Garden District's columned-grandeur identity. Architectural photography at golden hour highlighted the portico, the oak canopy, and the side garden. A short-form video walked the St. Charles streetcar line from the property to Commander's Palace. The welcome book was framed around Garden District literary history — Anne Rice, the streetcar, the cemeteries. We pitched a Southern lifestyle publication and earned a feature, then layered an influencer placement with a Southern-design creator.

The Result

ADR climbed from the lower range of the neighborhood into the upper band. Booking pace for Mardi Gras and Jazz Fest roughly doubled year-over-year. A growing share of bookings now arrive as direct repeat stays from guests who followed the property on social after their first visit.

Market Intelligence · Seasonality

Airbnb seasonality in New Orleans, month by month

Demand in New Orleans peaks around February through April and runs quietest around August. Here is how the year actually books — and what to do about each stretch of the calendar.

Peak demandSteadyQuiet

Peak season

February through May is the season that makes the year. Carnival builds for weeks before Mardi Gras, French Quarter Fest and Jazz Fest carry April into May, and the weather is the best it gets. Set festival pricing and minimum stays early — regulars book these dates many months ahead — and have your photography and reviews in shape before the first parades roll.

The shoulders

October through early January is the working shoulder. The heat breaks, convention season picks back up, Halloween is a genuinely big weekend here, and the holidays bring the Bayou Classic, bowl season and Reveillon dinners. The play is date-by-date pricing: this stretch is a series of strong specific weekends rather than a wall of demand.

The quiet stretch

July through September is the honest low — heat, humidity and hurricane season keep leisure travel thin, with Essence Festival in early July the big exception. Loosen minimums, court longer stays and traveling professionals, and use the slow weeks for deep maintenance and a photo refresh. Flexible cancellation settings earn their keep in these months.

Dates that fill first

Mardi GrasFebruary or March, depending on the year
The date floats with the calendar, and parade season runs for weeks before Fat Tuesday. Homes near the St. Charles Avenue route go first, and regulars book close to a year ahead.
French Quarter FestivalApril
A free festival that packs the Quarter with locals and visitors alike, keeping April strong in the gap between Carnival and Jazz Fest.
New Orleans Jazz and Heritage Festivallate April into early May
Two weekends at the Fair Grounds that fill Mid-City, Bayou St. John and the Esplanade corridor — and plenty of guests stay the full week between weekends.
Essence Festival of Cultureearly July
The Superdome anchor of summer and the one reliable demand spike in the hottest stretch of the year. Price the whole holiday weekend.
Bayou ClassicThanksgiving weekend, November
Grambling and Southern's annual matchup at the Superdome turns Thanksgiving into one of the strongest weekends of the fall.
Sugar Bowlaround New Year's, January
Two fan bases hit town at once for the Superdome's New Year's bowl, and playoff years amplify it further.
Market Intelligence · Guests

Who books New Orleans Airbnbs — and how far ahead

Festival and Carnival travelers
They book around specific dates, travel in groups, and choose on parade-route or Fair Grounds proximity. Logistics win these bookings: clear parking guidance, walkability notes, early check-in flexibility.
Celebration groups
Bachelorette parties, birthdays and reunions drawn by the food and the music. They count beds, want one common space that fits everyone, and compare on how the house photographs.
Food and music travelers
Couples building trips around restaurants and live sets on Frenchmen Street and along Magazine Street. Neighborhood character and a host's genuinely local recommendations carry real weight.
Convention and business travelers
The Morial Convention Center keeps a midweek base moving through the CBD and Warehouse District. Fast wifi, a real workspace and self check-in decide these bookings.
Sports weekenders
Saints home games, the Sugar Bowl and the marquee events the Superdome keeps landing create sharp, predictable date spikes worth pricing individually.

The booking window

Mardi Gras and Jazz Fest fill many months out — the most devoted regulars rebook almost as soon as they leave. Ordinary weekends run a much shorter window, often a few weeks, and summer can be nearly last-minute. Practically: lock festival pricing early, then stay nimble the rest of the year.

Typical stays

The long weekend is the core booking — Thursday or Friday through Sunday, built around food, music or an event. Festival guests stay longer, and a meaningful share of Jazz Fest visitors bridge both weekends. Summer's thinner traffic skews toward longer, value-minded stays.

Where guests drive from

Baton RougeHoustonJacksonMobileMemphisLafayette

Where guests fly from

AtlantaChicagoNew YorkDallasLos Angeles
The Gulf South drives in — Baton Rouge and Houston above all — while the festival calendar pulls fly-in guests from every major metro, with Atlanta, Chicago and New York especially heavy. Geo-targeting Texas and the Southeast covers the drive market; festival-timed campaigns do the work nationally.
Market Intelligence · What Wins

The Airbnb that wins in New Orleans

The winner here is a shotgun double or Creole cottage with a porch, balcony or courtyard in the Marigny, Bywater, Treme, Mid-City or the Magazine Street corridor — character a guest can't get at home. Outdoor space matters more than square footage, and serious air conditioning is non-negotiable. Generic condo finishes struggle in this market; a house that feels like New Orleans is the product.

Amenities that move bookings here

strong air conditioningporch, balcony or courtyardwalkable neighborhoodoff-street parkingfast wifiwasher and dryerself check-inblackout curtains
Photograph your outdoor space — porch, courtyard or balcony — like it's the primary suite, because for this market it is. That's the image guests screenshot and send the group.
Straight Answers

New Orleans Airbnb marketing questions, answered

How do I market my Airbnb in New Orleans?

Build everything around the calendar, because New Orleans demand arrives in named waves: Carnival, French Quarter Fest, Jazz Fest, Essence, Bayou Classic. That means event-aware pricing, listing copy that names your neighborhood and what it's near, and photography that leads with the porch or courtyard. Then add the pieces that compound: a Google Business Profile for map-search visibility and a direct-booking site so festival regulars can rebook you year after year without platform fees. That's the stack Cavmir builds for hosts here — it works because this city's best guests are repeat guests.

When is peak season for New Orleans Airbnbs?

February through May — Carnival season through Jazz Fest — is the clear peak, with the best weather of the year underneath it. October through the holidays is a strong second act of specific big weekends like Halloween and the Bayou Classic. July through September is the low, with Essence Festival in early July the exception worth pricing hard.

How far in advance do guests book New Orleans Airbnbs?

Festival dates fill many months ahead — Mardi Gras and Jazz Fest regulars often rebook nearly a year out — while ordinary weekends move inside a few weeks. Summer bookings can be close to last-minute. The practical takeaway is to lock your festival pricing and minimums early, then keep the rest of the calendar responsive.

Where do most New Orleans Airbnb guests come from?

The drive market comes from the Gulf South — Baton Rouge, Houston, Jackson, Mobile, Memphis — for weekends and games. The festivals pull fly-in guests from every major metro, with Atlanta, Chicago, New York, Dallas and Los Angeles well represented. If you run ads, Texas and the Southeast are the efficient year-round targets, with national pushes timed to festival announcements.

What amenities matter most for a New Orleans Airbnb?

Strong air conditioning is first and it isn't close — summer here tests every system. After that: usable outdoor space, because the porch or courtyard is what guests are buying emotionally; off-street parking, which removes a real anxiety during parade season; and blackout curtains plus laundry for festival guests staying the week.

Keep exploring

Louisiana short-term rental permit data
Real registry data
Airbnb marketing in Naples & Marco Island
Nearby market
Airbnb marketing in Nashville
Nearby market
Airbnb Listing Service
Service
Airbnb amenities that increase bookings
From the blog
Free Airbnb Listing Grader
Free tool
By The Numbers · July 2026
1,754
Currently active licenses in New Orleans
26,029
Records statewide in Louisiana
1
Rank among Louisiana's tracked markets

Counted from City of New Orleans Open Data — STR licenses & applications, deduplicated by permit number — real registry data, not an estimate. See the full Louisiana permit data →

Straight Answers

The New Orleans market, counted

How many licensed short-term rentals are in New Orleans?

As of July 2026, City of New Orleans Open Data — STR licenses & applications shows 1,754 currently active licenses in New Orleans. The registry holds 1,755 records in total, including lapsed and historical entries. A license is not always one listing — some licenses cover multiple units — so treat this as a verified floor for the size of the legal market.

How competitive is New Orleans for short-term rental owners?

New Orleans ranks number 1 of Louisiana's tracked markets by records on file, holding about 7% of the 26,029 records we compiled for Louisiana. Every one of those operators shows up in the same searches your guests use — which is why presentation, photography, and a direct-booking path decide who gets seen.

Who tracks short-term rental licensing in New Orleans?

The number above comes from City of New Orleans Open Data — STR licenses & applications, an official public source, pulled and deduplicated in July 2026. Rules and requirements change — always confirm current licensing requirements with the program directly before you buy or list.

Ready to Grow in New Orleans?

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Property on the Map

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