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Frankly the greens are a mess right now. The tee boxes are only slightly better. The fairways were in good shape. For a longer course I think it is an excellent value, offering a good mix of easier and harder holes, wider and more narrow fairways, some interesting sand trap layouts, but if you are a very good golfer looking for optimal conditions, this may not be the course for you. The conditions of the greens will drive you insane. For duffers like myself, I think it's an excellent option.