Dior vs Gucci: French vs Italian Luxury Explained

The rivalry between French and Italian luxury houses represents one of the most enduring debates in fashion. Dior and Gucci stand as the standard-bearers for their respective nations, each embodying distinct philosophies that have shaped global luxury for decades. Dior, a house of Parisian haute couture and part of our guide to Dior bags, shoes and fashion, represents restrained elegance, while Gucci champions the bold, expressive spirit of Florentine craftsmanship. For buyers navigating today’s luxury market, understanding these differences is not academic—it directly impacts purchasing decisions, wardrobe functionality, and long-term satisfaction.

French luxury prioritizes timeless sophistication, structured silhouettes, and understated branding. Italian luxury favors expressive design, rich ornamentation, and a certain playful irreverence. Dior and Gucci exemplify these national characteristics, yet both have evolved significantly under contemporary creative direction. This article examines every dimension of these two houses—from heritage and craftsmanship to resale value and buyer psychology—to help you determine which brand aligns with your personal style and investment goals.

Quick Verdict Summary

Dior Strengths

• Deep heritage in haute couture, dating to the 1947 New Look
• Superior craftsmanship with meticulous attention to construction
• Classic handbags in neutral colors tend to resell well compared with seasonal pieces
• Quiet luxury appeal with subtle branding on core products
• Consistent design language across seasons and collections

Gucci Strengths

• Bold, maximalist designs that make a statement
• Exceptional brand storytelling and cultural relevance
• Broader product range with accessible entry-level items
• Strong presence in streetwear and contemporary fashion
• Higher brand recognition and pop culture visibility

Key takeaway: Both brands offer unique value propositions that cater to different luxury buyer preferences. Dior suits those seeking structured, classic pieces with timeless appeal. Gucci appeals to buyers who prioritize self-expression and trend relevance. Neither is objectively superior—the right choice depends entirely on your wardrobe needs and personal aesthetic.

Brand History and Heritage

The House of Dior: Revolutionizing Feminine Silhouettes

Christian Dior founded his maison in 1946 on Avenue Montaigne in Paris. The 1947 debut of the “New Look” collection—featuring cinched waists, full skirts, and rounded shoulders—redefined post-war fashion. This collection rejected the austerity of wartime clothing and reintroduced opulence and femininity to women’s wardrobes. The Bar suit became an instant icon, and Dior established himself as the architect of modern feminine dressing.

Key milestones include the Lady Dior handbag, introduced in 1995 as the “Chouchou” and renamed after Princess Diana was given one by the then First Lady of France, Bernadette Chirac, a story the house itself tells. The Saddle Bag, designed by John Galliano in 1999, became synonymous with early 2000s fashion. Maria Grazia Chiuri led women’s collections from 2016 until her exit was announced in May 2025, bringing feminist messaging while keeping the house’s refined femininity. Jonathan Anderson was then named Dior’s creative director for women’s, men’s and haute couture. The house still has its home at 30 Avenue Montaigne, where its couture ateliers continue to work.

Dior’s cultural significance extends beyond fashion into fragrance (Miss Dior, 1947) and beauty, creating a comprehensive luxury ecosystem. The brand’s association with royalty, first ladies, and Hollywood elite reinforces its position as the epitome of French luxury.

The House of Gucci: From Florentine Saddlers to Global Icon

Guccio Gucci founded his company in Florence in 1921, initially producing leather goods and luggage for the equestrian set. The brand’s signature motifs—the GG logo, horsebit hardware, and green-red-green web stripe—all derive from this equestrian heritage. Gucci’s early success came from quality leather craftsmanship and practical design, appealing to wealthy travelers and aristocrats.

The 1950s and 1960s saw Gucci expand internationally. The Bamboo Bag, introduced in 1947 when wartime shortages limited leather supplies, became an early icon. The Flora scarf, designed for Grace Kelly in 1966, remains a signature print. Tom Ford’s tenure from 1994 to 2004 transformed Gucci into a symbol of provocative, sensual luxury, reviving a brand that had lost its edge.

Under Alessandro Michele’s creative direction from 2015 to 2022, Gucci embraced maximalism—layered prints, vintage-inspired silhouettes, and gender-fluid designs. This era redefined Gucci for a new generation. Sabato De Sarno succeeded him in 2023 with a more understated, polished approach, but his exit was announced in February 2025. Gucci then named Demna as its artistic director, and his debut collection was shown in Milan in 2026. Creative leadership at both houses has changed recently, so check the current collections before you buy.

Heritage Comparison

The fundamental difference lies in origin: Dior was born from haute couture, Gucci from leather craftsmanship. Dior’s heritage is rooted in dressmaking and silhouette, while Gucci’s foundation is accessories and practicality. This distinction influences everything from product design to brand positioning. Dior remains closer to traditional luxury hierarchies (couture, ready-to-wear, accessories), while Gucci operates more democratically across categories.

Design Philosophy

Dior: The Architecture of Elegance

Dior’s design philosophy centers on structure: the house’s founding silhouettes were built like architecture. This means precise construction, clean lines, and an emphasis on silhouette over embellishment. The brand’s aesthetic is fundamentally feminine but never saccharine—there is a structural rigor that prevents designs from becoming overly romantic.

Key principles include:

• Emphasis on waist definition and hourglass proportions
• Preference for solid colors and monochrome dressing
• Subtle branding through signature motifs (Cannage stitching, CD hardware)
• Investment in fabric quality and garment construction
• Timelessness over trend-chasing

Maria Grazia Chiuri introduced feminist slogans and more casual elements during her tenure, and Jonathan Anderson’s first Dior collections have since reinterpreted the house codes, but the core of structured femininity remains. Dior designs are meant to last multiple seasons, if not decades. The brand avoids gimmicks and novelty for its own sake.

Gucci: Maximalist Self-Expression

Gucci’s design philosophy under Michele was deliberately anti-minimalist. The brand embraced “more is more”—mixing prints, textures, and eras in ways that challenged conventional taste. Gucci designs are meant to be noticed, photographed, and discussed. The brand’s aesthetic is playful, irreverent, and intellectually engaged with fashion history.

Key principles include:

• Eclectic mixing of patterns, colors, and references
• Vintage-inspired silhouettes with contemporary twists
• Bold logo placement and signature motifs
• Gender-fluid and age-inclusive design
• Cultural commentary through fashion

Later creative directors have pulled back from Michele’s maximalism, but Gucci’s identity remains tied to self-expression and individuality rather than French-style restraint.

What This Means For Buyers

Dior buyers seek refinement and longevity. They want pieces that communicate taste without shouting. Gucci buyers want to express personality and engage with fashion as entertainment. Neither approach is wrong, but they serve different psychological needs. Understanding which resonates with you will dramatically improve your purchasing satisfaction.

Signature Products

Dior Icons

Lady Dior Handbag – roughly $5,700-$7,500 depending on size (mini to large)
The quintessential Dior handbag, characterized by Cannage stitching and dangling DIOR charms. Introduced in 1995 and named after Princess Diana, this bag represents timeless femininity. Available in multiple sizes and materials, from lambskin to embroidered versions. Classic Lady Dior bags in neutral colors tend to hold their value better than most seasonal handbags on the resale market, though no handbag is a guaranteed investment.

Dior Saddle Bag – roughly $3,600-$4,900 depending on size and material
Originally designed by John Galliano in 1999, the Saddle Bag experienced a massive resurgence under Chiuri. Its distinctive shape and D-shaped stirrup make it instantly recognizable. The oblique canvas version offers a more casual option than the leather editions. Resale values vary significantly by material and rarity, with limited editions commanding premium prices.

Dior Book Tote – roughly $3,300-$3,900 depending on size
Launched in 2018, this oversized tote has become a modern icon. The "Christian Dior Paris" embroidery in various patterns makes it a statement piece. Practical for travel and daily use, though the open top and lack of closure can be limiting. Resale demand is moderate and depends on size and embroidery.

Dior J’Adior Slingback
The signature pump features a slingback strap and a modest heel (check the current heel height on Dior’s product page). Available in multiple colorways, this shoe exemplifies Dior’s approach to classic design with subtle modern touches. True to size for most wearers.

Gucci Icons

GG Marmont Handbag
One of Gucci’s most successful contemporary designs, the GG Marmont features the Double G hardware on matelassé leather. Available in shoulder, belt, and tote versions. This bag represents accessible luxury—recognizable without being flashy. Resale demand is moderate, reflecting the bag’s popularity and production volume.

Gucci Horsebit 1955 Handbag
Drawing from the brand’s equestrian heritage, this structured bag features the iconic horsebit hardware. The canvas and leather versions offer different price points and aesthetics. More understated than the GG Marmont, this bag appeals to buyers seeking quieter luxury. Resale demand is generally stronger than for the GG Marmont.

Gucci Ace Sneaker
The low-top sneaker with the signature Web stripe and GG print has become a streetwear staple. Available in countless variations, from all-white to embroidered editions. These sneakers run true to size but can feel narrow for wider feet. Resale is poor—sneakers generally depreciate significantly with wear.

Gucci GG Belt
The double G buckle belt in various widths has been a consistent bestseller. Available in leather and canvas versions, this accessory offers an entry point into the brand. The 4cm width is most popular, though the 2cm version works better for smaller frames.

Head-to-Head Comparison

Product Category	Dior Winner	Gucci Winner	Why
Iconic Handbag	Lady Dior	GG Marmont	Lady Dior has superior craftsmanship and resale value
Everyday Tote	Book Tote	Horsebit 1955	Horsebit offers more versatility and closure options
Sneakers	B23 High-Top	Ace Sneaker	Ace is more iconic and easier to style
Belt	30 Montaigne	GG Belt	GG Belt is more recognizable and versatile
Evening Bag	Lady D-Lite	Dionysus	Lady D-Lite offers better construction and materials

Craftsmanship and Quality

Dior’s Atelier Standards

Dior maintains one of the most rigorous quality standards in luxury fashion. The Cannage stitching pattern, which the house says was inspired by the Napoleon III chairs used at its 1947 show, requires precise alignment and consistent tension. Dior does not publish figures for hours per bag or hide-selection rates, so treat any such numbers you see online as unverified.

Key quality indicators:

• Full-grain calfskin from French and Italian tanneries
• Hand-stitched handles and edges
• Metal hardware with palladium or gold plating
• Lining in microfiber or leather
• Serial or date code (the format varies by era and model)

Couture is made in the Paris ateliers, while leather goods are produced in the house’s own workshops and partner facilities. Dior does not make every bag in one country, so check the “made in” label on the specific piece.

Gucci’s Production Reality

Gucci is a larger business than Dior’s leather goods arm, and it makes its products at many Italian production sites, which can affect consistency. While flagship products like the Horsebit 1955 and certain leather goods maintain high standards, entry-level items and canvas pieces show more variation.

Key quality indicators:

• Italian calfskin and GG Supreme canvas
• Machine-stitching with hand-finishing on select items
• Brass and silver-toned hardware
• Microfiber or cotton lining
• Serial or date code (the format varies by era and model)

The GG Supreme canvas, while durable, is coated fabric rather than leather. This affects the perception of quality among purists, though the canvas offers practical advantages in weight and weather resistance.

What Most Reviews Get Wrong

Many comparisons claim Dior universally offers better quality than Gucci. This oversimplification ignores two important factors. First, Gucci’s higher-priced leather handbags can use materials and construction comparable to Dior’s mid-range, and the difference is most visible at entry-level price points. This is an observation about the product lines, not the result of lab testing. Second, Gucci’s canvas products are intentionally different—they prioritize durability and lightness over leather’s prestige. For travelers and daily users, canvas can be the smarter choice.

The real quality difference appears in leather goods at similar price points. Material and finishing vary by model on both sides, so compare the specific bags you are considering rather than relying on the brand name.

Styling Versatility

Dior’s Wardrobe Integration

Dior pieces integrate most naturally into refined, minimalist wardrobes. The Lady Dior works best with tailored clothing—blazers, sheath dresses, trousers. The Saddle Bag adds edge to feminine silhouettes. Dior’s color palette favors neutrals (black, beige, gray) with occasional seasonal colors.

Styling principles:

• Let the bag or shoe be the focal point
• Keep clothing simple and structured
• Avoid competing textures or patterns
• Choose monochrome outfits for maximum impact

Dior accessories complement rather than dominate. This makes them suitable for professional settings and formal occasions where subtle luxury is preferred.

Gucci’s Styling Flexibility

Gucci pieces are designed to be statement-makers. The GG Marmont works equally well with jeans and a t-shirt or a cocktail dress. The Ace sneaker transitions from casual to smart-casual effortlessly. Gucci’s willingness to use bold colors and prints means pieces often work as the central element of an outfit.

Styling principles:

• Embrace mixing prints and textures
• Use Gucci pieces to add personality to basics
• Don’t be afraid of head-to-toe Gucci looks
• Balance maximalist pieces with simple foundations

Gucci accessories are more forgiving for experimental stylists. The brand’s aesthetic encourages personal expression rather than adherence to rules.

Celebrity Styling Examples

Dior is closely tied to red-carpet and formal-event dressing, with a long list of actress ambassadors. Gucci has a strong link to musicians and actors and to street-style moments. Check each house’s current ambassadors on its own website, as these partnerships change often.

This distinction reflects each brand’s positioning: Dior as establishment luxury, Gucci as creative luxury. Neither is wrong, but they attract different social contexts.

Market Positioning

Dior’s Exclusive Positioning

Dior operates at the higher end of accessible luxury. The brand maintains tight control over distribution and rarely discounts. Prices have risen repeatedly in recent years, which reinforces its premium positioning. Dior’s target customer is established, professional, and values tradition.

Key market metrics:

• Typical price of the icon bags above: roughly $3,300-$7,500 depending on model and size
• Price increases: frequent in recent years, so confirm the current price before buying
• Resale: classic styles in neutral colors generally hold value better than seasonal pieces (figures vary by platform and condition)
• Brand awareness: High among luxury consumers, moderate among general public

Dior’s exclusivity comes from price and distribution rather than scarcity. The brand produces enough to meet demand but keeps prices high enough to maintain status.

Gucci’s Broad Appeal

Gucci targets a wider demographic through tiered pricing and accessible entry points. The brand’s canvas products, small leather goods, and accessories allow younger consumers to participate. Gucci’s marketing aggressively pursues cultural relevance through collaborations, celebrity partnerships, and social media presence.

Key market metrics:

• Handbag pricing: lower entry points than Dior, with small leather goods and canvas pieces as the way in
• Price increases: confirm the current price on Gucci’s site
• Resale: generally lower and more variable than Dior’s classics, with structured leather styles holding up better than trend pieces
• Brand awareness: Very high among general public

Gucci’s broader accessibility means lower exclusivity but higher cultural impact. The brand is more likely to be recognized by non-luxury consumers, which can be either positive or negative depending on the buyer’s goals.

The Status Signaling Difference

Dior signals refined taste and financial comfort. It says “I understand quality and tradition” without shouting. Gucci signals fashion awareness and cultural engagement. It says “I follow trends and express individuality” more explicitly. Neither signal is superior, but they attract different social circles and professional contexts.

Investment Value and Resale Market

Dior’s Investment Performance

Classic Dior pieces perform well on the secondary market. The Lady Dior in neutral colors and standard materials is among the more resilient handbags on the secondary market, although resale prices depend on size, condition, platform and the current retail price. Limited editions and seasonal colors can sometimes hold value if demand exceeds supply.

Best investment pieces:

• Lady Dior in black or beige calfskin
• Dior Saddle Bag in oblique canvas
• Dior Book Tote in neutral embroidery
• Vintage Dior pieces from the Galliano era

Because retail prices have risen repeatedly, a well-kept classic can resell closer to its original price than most handbags. That is not guaranteed, and buyers should not treat a handbag as an investment.

Gucci’s Resale Reality

Gucci’s resale performance varies dramatically by product. The Horsebit 1955 and certain limited editions tend to hold value better, while the GG Marmont and the Ace sneaker typically depreciate faster. Trend-driven pieces from the Michele era may be harder to resell as the brand’s aesthetic shifts.

Best investment pieces:

• Horsebit 1955 in leather
• Jackie 1961 bag
• Vintage Gucci with the original GG logo
• Limited edition collaborations

Gucci’s larger production volumes and trend dependency create more volatility. Buyers should purchase Gucci for enjoyment rather than investment, with the understanding that most pieces will depreciate.

Resale Market Trends

The resale market for both brands has grown significantly since 2020, driven by sustainability concerns and price increases. Resale sites generally report stronger demand for Dior’s classic bags than for most Gucci styles, but figures change by platform and period, so check current listings for the exact model.

However, Gucci’s broader market means faster sales when selling. Dior pieces may take longer to find the right buyer but command higher prices when sold.

Current Trends and Future Directions

Dior’s Evolution: From Chiuri to Anderson

During Maria Grazia Chiuri’s nine years at the head of women’s design, Dior modernized while respecting its heritage. The Book Tote (2018) and the relaunched Saddle Bag are the best-known results of that era. Since her May 2025 exit, Jonathan Anderson has taken over all of the house’s collections, so the next few seasons are likely to bring changes to the bag lineup. We have not assessed those newest collections, so check Dior’s site for what is currently in stores.

Future directions include:

• Continued emphasis on handbag innovation
• Expansion of sneaker and casual footwear
• Greater sustainability initiatives
• Digital innovation in retail and marketing

Dior’s challenge is maintaining exclusivity while growing revenue, and its repeated price increases suggest a focus on value over volume.

Gucci’s Transition: From De Sarno to Demna

Sabato De Sarno’s 2023 debut marked a shift to a more restrained aesthetic than Michele’s maximalism, but his exit was announced in February 2025. Demna, previously at Balenciaga, was named Gucci’s artistic director, and his first collection was shown at Milan Fashion Week in 2026. It is too early to say how it will affect the bags discussed here.

Future directions include:

• Return to tailoring and structured silhouettes
• Emphasis on leather goods and craftsmanship
• Reduced reliance on logos and prints
• More focused product categories

Each change of creative director creates uncertainty in the resale market for the previous era’s pieces, so factor that in if you are buying a trend-led Gucci design.

Market Predictions

Both houses are in a new creative era, and neither outcome is settled. Dior is under Jonathan Anderson, and Gucci is under Demna. We make no predictions about sales or resale values, and recommend buying the specific bag you will use rather than a bet on a brand’s future.

Practical Ownership Insights

Durability Over Time

Dior leather goods age gracefully when properly maintained. The structured construction prevents sagging, and high-quality leather develops a desirable patina. Hardware tarnishing is rare with proper care. The Lady Dior’s delicate lambskin requires careful handling—scratches and corner wear are common.

Gucci canvas products are more durable for daily use. The GG Supreme material resists scratches and weather better than leather. Leather Gucci products show wear more quickly, particularly on corners and handles. The GG Marmont’s matelassé leather can flatten over time with heavy use.

Maintenance Requirements

Dior requires more careful maintenance. Lambskin needs regular conditioning and protection from rain. Structured bags should be stored with stuffing to maintain shape. Professional cleaning is recommended every 12-18 months for frequently used pieces.

Gucci is generally lower maintenance. Canvas can be wiped clean with a damp cloth. Leather requires standard conditioning but is more forgiving than Dior’s delicate options. The brand’s broader use of coated materials means less worry about weather and daily wear.

Cost-Per-Wear Analysis

A $5,000 Lady Dior worn 100 times over five years costs $50 per wear. A $2,500 GG Marmont worn 150 times over the same period costs $16.67 per wear. The Gucci piece offers lower cost-per-wear, assuming regular use.

However, the Lady Dior’s higher resale value reduces effective cost. If sold after five years for $2,500, the net cost drops to $25 per wear. The GG Marmont selling for $1,000 results in $10 per wear. The gap narrows significantly when accounting for resale.

For buyers who keep pieces indefinitely, the initial price difference matters less. Both brands offer excellent value when used regularly and maintained properly.

Consumer Psychology and Buyer Identity

Why Buyers Choose Dior

Dior buyers typically value tradition, quality, and understated status. They want pieces that communicate taste without explicit branding. The purchase decision involves research into materials, construction, and brand heritage. Dior buyers are often established professionals.

Psychological drivers:

• Desire for timelessness and permanence
• Appreciation for craftsmanship and history
• Preference for quiet luxury and subtle signaling
• Concern for investment value and resale

Dior satisfies the need for belonging to an exclusive club of informed consumers. The brand’s codes are recognizable to those in the know but invisible to others.

Why Buyers Choose Gucci

Gucci buyers prioritize self-expression, trend relevance, and cultural engagement. They want pieces that generate conversation and reflect personal style. The purchase decision involves aesthetic appeal and brand narrative. Gucci buyers span a wider range of ages and budgets.

Psychological drivers:

• Desire for individuality and self-expression
• Engagement with fashion as culture and entertainment
• Preference for visible status signaling
• Willingness to embrace trends and novelty

Gucci satisfies the need for creative expression and social currency. The brand’s visibility ensures recognition across social contexts.

Identity Signaling Differences

Dior signals membership in traditional luxury culture. It says “I understand quality and have the resources to invest in it.” Gucci signals participation in contemporary fashion culture. It says “I am creative, current, and culturally engaged.”

Neither identity is superior, but they attract different social environments. Dior works better in professional and formal settings where conservative luxury is valued. Gucci works better in creative and social settings where self-expression is encouraged.

What Most Buyers Get Wrong

The Quality Misconception

Many buyers assume Dior universally offers superior quality to Gucci. This ignores the significant variation within each brand’s product range. A $2,000 Gucci belt may use better leather than a $2,500 Dior cosmetic pouch. The quality gap is most pronounced at entry-level price points and narrows significantly at higher tiers.

The real difference is in construction philosophy: Dior prioritizes structure and finishing, while Gucci prioritizes design and durability. Neither approach is inherently superior—they serve different use cases.

The Investment Myth

Buyers often assume luxury handbags are reliable investments. In reality, most depreciate significantly. Only specific models from either brand hold or increase value—typically limited editions, vintage pieces, and core classics in neutral colors. The majority of both brands’ products will resell for less than the retail price.

The smart approach is to purchase for enjoyment and consider resale value as a bonus rather than a guarantee. Buy what you love and will use, not what you hope to profit from.

The Brand Loyalty Trap

Some buyers feel compelled to choose one brand and remain loyal. This limits wardrobe versatility and misses opportunities. Dior and Gucci serve different functions in a wardrobe—Dior for refined, professional moments; Gucci for expressive, creative occasions. Owning pieces from both brands often provides the most versatile luxury wardrobe.

Making Your Decision

The choice between Dior and Gucci ultimately reflects your personal relationship with luxury. Dior suits buyers who view fashion as an investment in quality and timeless style. Gucci suits buyers who view fashion as a means of self-expression and cultural participation.

For most luxury buyers, the optimal wardrobe includes pieces from both brands. Dior for professional settings, formal occasions, and investment pieces. Gucci for creative expression, casual moments, and trend engagement.

Consider your lifestyle, wardrobe needs, and budget before committing to either brand. Visit boutiques to experience products firsthand. Evaluate how each piece integrates with your existing wardrobe. Prioritize pieces you will use regularly over aspirational purchases that may sit unused.

The best luxury purchase is one that brings lasting satisfaction, regardless of brand name. Both Dior and Gucci offer exceptional products—the right choice is the one that aligns with your personal style and practical needs.

Dior vs Gucci at a Glance: Verified Facts

This table collects the basic facts that are easy to verify. Creative leadership changes quickly at both houses, so the right-hand column is dated to late 2026.

Fact	Dior	Gucci
Country	France (Paris)	Italy (Florence origins)
Founded	1946 (first collection, the New Look, in 1947)	1921
Founder	Christian Dior	Guccio Gucci
Parent group	LVMH	Kering
Origins	Haute couture	Leather goods and luggage
Creative lead (2026)	Jonathan Anderson (since 2025)	Demna (debut collection in 2026)
Signature bags	Lady Dior, Saddle, Book Tote, Bobby	GG Marmont, Horsebit 1955, Jackie 1961, Bamboo
Signature shoe	J’Adior slingback	Ace sneaker, Horsebit loafer

Which One Should You Buy? A Decision Guide

• You want one structured bag for work: start with the Lady Dior or the Dior Book Tote, then compare sizes in our Lady Dior size guide.
• You want an everyday bag with a relaxed shape: the Dior Bobby or the GG Marmont are the natural comparison.
• You want a trend-led, recognizable design: the Dior Saddle sits closest to Gucci’s attitude on the Dior side.
• You are weighing two French houses instead: read Dior vs Saint Laurent and Louis Vuitton vs Dior.
• You collect limited editions: see our Dior Lady Art collector’s guide.

Buying Safely and Related Guides

Prices and availability change often, and we have not hands-on tested the bags in this comparison. Buy from the brand or an authorized retailer when you can. If you shop second-hand, ask for clear photos of the interior codes and stitching and use a reputable authentication service, since no checklist can prove authenticity. For the wider picture, see our complete Dior guide and our overview of French luxury fashion houses.