diff --git a/src/api/main.cpp b/src/api/main.cpp
index 81aa0024..f287fc08 100644
--- a/src/api/main.cpp
+++ b/src/api/main.cpp
@@ -734,7 +734,7 @@ void defaultGet( shared_ptr< HttpServer::Response > response, shared_ptr< HttpSe
 
 int main( int argc, char* argv[] )
 {
-  Logger::init( "log/SapphireAPI" );
+  Logger::init( "log/api" );
 
   Logger::info( "===========================================================" );
   Logger::info( "Sapphire API Server " );
diff --git a/src/common/Common.h b/src/common/Common.h
index 29296509..77d29367 100644
--- a/src/common/Common.h
+++ b/src/common/Common.h
@@ -791,7 +791,7 @@ namespace Sapphire::Common
     ExteriorFence
   };
 
-  enum HousingInteriorSlot
+  enum HouseInteriorSlot
   {
     InteriorWall,
     InteriorFloor,
@@ -866,13 +866,13 @@ namespace Sapphire::Common
     Mansion
   };
 
-  enum HouseState : uint8_t
+  enum HouseStatus : uint8_t
   {
     none,
-    forSale,
-    sold,
-    privateHouse,
-    fcHouse,
+    ForSale,
+    Sold,
+    PrivateEstate,
+    FreeCompanyEstate,
   };
 
   enum HouseIconAdd : uint8_t
diff --git a/src/common/Logging/Logger.cpp b/src/common/Logging/Logger.cpp
index 1a599551..dbf83f4f 100644
--- a/src/common/Logging/Logger.cpp
+++ b/src/common/Logging/Logger.cpp
@@ -25,7 +25,7 @@ namespace Sapphire
 
   void Logger::init( const std::string& logPath )
   {
-    auto pos = logPath.find_last_of( '/' );
+    auto pos = logPath.find_last_of( fs::path::preferred_separator );
 
     if( pos != std::string::npos )
     {
@@ -58,6 +58,11 @@ namespace Sapphire
     spdlog::get( "logger" )->error( text );
   }
 
+  void Logger::warn( const std::string& text )
+  {
+    spdlog::get( "logger" )->warn( text );
+  }
+
   void Logger::info( const std::string& text )
   {
     spdlog::get( "logger" )->info( text );
@@ -73,4 +78,9 @@ namespace Sapphire
     spdlog::get( "logger" )->critical( text );
   }
 
+  void Logger::trace( const std::string& text )
+  {
+    spdlog::get( "logger" )->trace( text );
+  }
+
 }
diff --git a/src/common/Logging/Logger.h b/src/common/Logging/Logger.h
index 876fadc3..b716e319 100644
--- a/src/common/Logging/Logger.h
+++ b/src/common/Logging/Logger.h
@@ -20,12 +20,16 @@ namespace Sapphire
 
     static void error( const std::string& text );
 
+    static void warn( const std::string& text );
+
     static void info( const std::string& text );
 
     static void debug( const std::string& text );
 
     static void fatal( const std::string& text );
 
+    static void trace( const std::string& text );
+
   };
 
 }
diff --git a/src/common/Network/CommonActorControl.h b/src/common/Network/CommonActorControl.h
index 6438bc49..32a00705 100644
--- a/src/common/Network/CommonActorControl.h
+++ b/src/common/Network/CommonActorControl.h
@@ -240,6 +240,7 @@ enum ActorControlType : uint16_t
      */
     HousingItemMoveConfirm = 0x3F9,
     OpenEstateSettingsUI = 0x3FF,
+    HideAdditionalChambersDoor = 0x400,
 
     /*!
      * param1 = outdoor furnishings
diff --git a/src/common/Network/PacketDef/Ipcs.h b/src/common/Network/PacketDef/Ipcs.h
index ede6ed36..bca4b286 100644
--- a/src/common/Network/PacketDef/Ipcs.h
+++ b/src/common/Network/PacketDef/Ipcs.h
@@ -176,7 +176,7 @@ namespace Sapphire::Network::Packets
 
     DirectorVars = 0x01E1, // updated 4.4
 
-    CFAvailableContents = 0x01FD, // updated 4.2
+    CFAvailableContents = 0xF1FD, // updated 4.2
 
     WeatherChange = 0x01FC, // updated 4.4
     PlayerTitleList = 0x01FD, // updated 4.4
@@ -264,10 +264,10 @@ namespace Sapphire::Network::Packets
 
     LinkshellListHandler = 0x00F4, // updated 4.3
 
-    MarketBoardRequestItemInformation = 0x00FE, // updated 4.4
+    MarketBoardRequestItemListingInfo = 0x00FE, // updated 4.4
     MarketBoardRequestItemListings = 0x00FF, // updated 4.4
+    MarketBoardSearch = 0x0103, // updated 4.4
 
-    SearchMarketboard = 0x0103, // updated 4.3
     ReqExamineFcInfo = 0x010F, // updated 4.1
 
     FcInfoReqHandler = 0x011A, // updated 4.2
diff --git a/src/common/Network/PacketDef/Zone/ClientZoneDef.h b/src/common/Network/PacketDef/Zone/ClientZoneDef.h
index 12b452dd..f4a057ad 100644
--- a/src/common/Network/PacketDef/Zone/ClientZoneDef.h
+++ b/src/common/Network/PacketDef/Zone/ClientZoneDef.h
@@ -237,8 +237,9 @@ struct FFXIVIpcSetSharedEstateSettings :
 struct FFXIVIpcMarketBoardRequestItemListings :
   FFXIVIpcBasePacket< MarketBoardRequestItemListings >
 {
-  /* 0000 */ uint32_t itemCatalogId;
-  /* 0004 */ uint32_t padding;
+  /* 0000 */ uint16_t padding1;
+  /* 0002 */ uint16_t itemCatalogId;
+  /* 0004 */ uint32_t padding2;
 };
 
 struct FFXIVIpcReqPlaceHousingItem :
@@ -253,7 +254,7 @@ struct FFXIVIpcReqPlaceHousingItem :
   /* 000C */ Common::FFXIVARR_POSITION3 position;
   /* 0018 */ float rotation;
 
-  /* 001C */ uint32_t unknown3; // always 1?
+  /* 001C */ uint32_t shouldPlaceItem; // 1 if placing an item, 0 if placing in store
   /* 0020 */ uint32_t unknown4[2]; // always 0 it looks like
 };
 
@@ -270,6 +271,26 @@ struct FFXIVIpcHousingUpdateObjectPosition :
   /* 001C */ uint32_t padding;
 };
 
+struct FFXIVIpcMarketBoardSearch :
+  FFXIVIpcBasePacket< MarketBoardSearch >
+{
+  /* 0000 */ uint32_t startIdx;
+  /* 0004 */ uint16_t requestId;
+  /* 0006 */ uint8_t itemSearchCategory;
+  /* 0007 */ uint8_t shouldCheckClassJobId; // wat? seems only 1 there at least...
+  /* 0008 */ uint8_t maxEquipLevel;
+  /* 0009 */ uint8_t classJobId;
+  /* 000A */ char searchStr[40];
+  /* 0032 */ uint16_t unk4[43];
+};
+
+struct FFXIVIpcMarketBoardRequestItemListingInfo :
+  FFXIVIpcBasePacket< MarketBoardRequestItemListingInfo >
+{
+  /* 0000 */ uint32_t catalogId;
+  /* 0000 */ uint32_t requestId;
+};
+
 }
 }
 }
diff --git a/src/common/Network/PacketDef/Zone/ServerZoneDef.h b/src/common/Network/PacketDef/Zone/ServerZoneDef.h
index 40cd48a3..e1f3980e 100644
--- a/src/common/Network/PacketDef/Zone/ServerZoneDef.h
+++ b/src/common/Network/PacketDef/Zone/ServerZoneDef.h
@@ -1701,6 +1701,10 @@ struct FFXIVIpcHousingObjectMove : FFXIVIpcBasePacket< HousingObjectMove >
 struct FFXIVIpcHousingObjectInitialize : FFXIVIpcBasePacket< HousingObjectInitialize >
 {
   Common::LandIdent landIdent;
+  /*!
+   * when this is 2, actrl 0x400 will hide the additional quarters door
+   * if it's any other value, it will stay there regardless
+   */
   int8_t u1; //Outdoor -1 / Indoor 0 - probably indicator
   uint8_t packetNum;
   uint8_t packetTotal;
@@ -1843,23 +1847,24 @@ struct FFXIVIpcMarketBoardSearchResult :
     struct MarketBoardItem
     {
         uint32_t itemCatalogId;
-        uint32_t quantity;
+        uint16_t quantity;
+        uint16_t demand;
     } items[20];
 
     uint32_t itemIndexEnd;
     uint32_t padding1;
     uint32_t itemIndexStart;
-    uint32_t padding2;
+    uint32_t requestId;
 };
 
 struct FFFXIVIpcMarketBoardItemListingCount :
   FFXIVIpcBasePacket< MarketBoardItemListingCount >
 {
-    uint32_t itemCatalogId;
-    uint32_t unknown1; // does some shit if nonzero
-    uint16_t unknown2;
-    uint16_t quantity; // high/low u8s read separately?
-    uint32_t padding3;
+  uint32_t itemCatalogId;
+  uint32_t unknown1; // does some shit if nonzero
+  uint16_t requestId;
+  uint16_t quantity; // high/low u8s read separately?
+  uint32_t unknown3;
 };
 
 struct FFXIVIpcMarketBoardItemListingHistory :
@@ -1871,14 +1876,14 @@ struct FFXIVIpcMarketBoardItemListingHistory :
     struct MarketListing
     {
         uint32_t salePrice;
-        time_t purchaseTime;
+        uint32_t purchaseTime;
         uint32_t quantity;
-        uint16_t unknown1;
-        uint8_t unknown2;
+        uint8_t isHq;
+        uint8_t padding;
+        uint8_t onMannequin;
 
-        char sellerName[32];
+        char buyerName[33];
 
-        uint8_t unknown3;
         uint32_t itemCatalogId;
     } listing[20];
 };
diff --git a/src/dbm/main.cpp b/src/dbm/main.cpp
index 6cce2ac4..b82dde0c 100644
--- a/src/dbm/main.cpp
+++ b/src/dbm/main.cpp
@@ -104,7 +104,7 @@ int main( int32_t argc, char* argv[] )
   std::string database;
   std::string pass;
 
-  Logger::init( "log/SapphireDbm" );
+  Logger::init( "log/dbm" );
 
   std::string sFile;
   std::string iFile;
diff --git a/src/lobby/ServerLobby.cpp b/src/lobby/ServerLobby.cpp
index dcdacee1..c0ad8ebf 100644
--- a/src/lobby/ServerLobby.cpp
+++ b/src/lobby/ServerLobby.cpp
@@ -31,12 +31,10 @@ namespace Sapphire
     m_configPath( configPath ),
     m_numConnections( 0 )
   {
-    m_pConfig = std::shared_ptr< ConfigMgr >( new ConfigMgr );
+    m_pConfig = std::make_shared< ConfigMgr >();
   }
 
-  ServerLobby::~ServerLobby( void )
-  {
-  }
+  ServerLobby::~ServerLobby( void ) = default;
 
   LobbySessionPtr ServerLobby::getSession( char* sessionId )
   {
@@ -50,7 +48,7 @@ namespace Sapphire
 
   void ServerLobby::run( int32_t argc, char* argv[] )
   {
-    Logger::init( "log/SapphireLobby" );
+    Logger::init( "log/lobby" );
 
     Logger::info( "===========================================================" );
     Logger::info( "Sapphire Server Project " );
diff --git a/src/scripts/common/eobj/HousingEstateEntrance.cpp b/src/scripts/common/eobj/HousingEstateEntrance.cpp
index a576bc19..7461ef1e 100644
--- a/src/scripts/common/eobj/HousingEstateEntrance.cpp
+++ b/src/scripts/common/eobj/HousingEstateEntrance.cpp
@@ -4,6 +4,7 @@
 #include "Actor/EventObject.h"
 #include "Territory/HousingZone.h"
 #include "Manager/TerritoryMgr.h"
+#include "Territory/Land.h"
 #include "Framework.h"
 
 using namespace Sapphire;
@@ -19,8 +20,6 @@ public:
 
   void onTalk( uint32_t eventId, Entity::Player& player, Entity::EventObject& eobj ) override
   {
-    player.sendDebug( "Found plot entrance for plot: " + std::to_string( eobj.getHousingLink() >> 8 ) );
-
     player.playScene( eventId, 0, 0, [this, eobj]( Entity::Player& player, const Event::SceneResult& result )
     {
       // param2 == 1 when player wants to enter house
@@ -42,15 +41,45 @@ public:
       ident.worldId = 67;
 
       auto internalZone = terriMgr->findOrCreateHousingInterior( ident );
-      if( internalZone )
+      if( !internalZone )
       {
-        player.sendDebug( "created zone with guid: " + std::to_string( internalZone->getGuId() ) + "\nname: " + internalZone->getName() );
+        // an error occurred during event movement
+        // lol
+        player.sendLogMessage( 1311 );
+        player.eventFinish( result.eventId, 1 );
+        return;
       }
 
       player.eventFinish( result.eventId, 1 );
 
-      player.setPos( { 0.f, 0.f, 0.f } );
-      player.setInstance( internalZone );
+      Common::FFXIVARR_POSITION3 pos {};
+
+      auto land = zone->getLand( eobj.getHousingLink() >> 8 );
+      if( !land )
+        return;
+
+      switch( land->getSize() )
+      {
+        case 0:
+        {
+          pos = { 0.1321167f, 0.f, 2.746273f };
+          break;
+        }
+        case 1:
+        {
+          pos = { 1.337722f, 0.f, 3.995964f };
+          break;
+        }
+        case 2:
+        {
+          pos = { 0.07214607f, 0.f, 8.217761f };
+          break;
+        }
+        default:
+          return;
+      }
+
+      player.setInstance( internalZone, pos );
     } );
   }
 };
\ No newline at end of file
diff --git a/src/world/Actor/Player.cpp b/src/world/Actor/Player.cpp
index 33bcb871..5696a8a0 100644
--- a/src/world/Actor/Player.cpp
+++ b/src/world/Actor/Player.cpp
@@ -459,6 +459,33 @@ bool Sapphire::Entity::Player::setInstance( ZonePtr instance )
   return true;
 }
 
+bool Sapphire::Entity::Player::setInstance( ZonePtr instance, Common::FFXIVARR_POSITION3 pos )
+{
+  if( !instance )
+    return false;
+
+  m_onEnterEventDone = false;
+
+  auto pTeriMgr = m_pFw->get< TerritoryMgr >();
+  auto currentZone = getCurrentZone();
+
+  m_prevPos = m_pos;
+  m_prevRot = m_rot;
+  m_prevTerritoryTypeId = currentZone->getTerritoryTypeId();
+  m_prevTerritoryId = getTerritoryId();
+
+  if( pTeriMgr->movePlayer( instance, getAsPlayer() ) )
+  {
+    m_pos = pos;
+
+    sendZonePackets();
+
+    return true;
+  }
+
+  return false;
+}
+
 bool Sapphire::Entity::Player::exitInstance()
 {
   auto pTeriMgr = m_pFw->get< TerritoryMgr >();
diff --git a/src/world/Actor/Player.h b/src/world/Actor/Player.h
index ce11587c..218b27f9 100644
--- a/src/world/Actor/Player.h
+++ b/src/world/Actor/Player.h
@@ -482,6 +482,9 @@ namespace Sapphire::Entity
     /*! sets the players instance & initiates zoning process */
     bool setInstance( ZonePtr instance );
 
+    /*! sets the players instance & initiates zoning process */
+    bool setInstance( Sapphire::ZonePtr instance, Sapphire::Common::FFXIVARR_POSITION3 pos );
+
     /*! returns the player to their position before zoning into an instance */
     bool exitInstance();
 
@@ -916,7 +919,7 @@ namespace Sapphire::Entity
 
     uint32_t getNextInventorySequence();
 
-    void send();
+    bool findFirstItemWithId( uint32_t catalogId, Inventory::InventoryContainerPair& location );
 
     uint8_t getFreeSlotsInBags();
 
diff --git a/src/world/Actor/PlayerInventory.cpp b/src/world/Actor/PlayerInventory.cpp
index d0b9cf82..df42dc8d 100644
--- a/src/world/Actor/PlayerInventory.cpp
+++ b/src/world/Actor/PlayerInventory.cpp
@@ -932,4 +932,25 @@ void Sapphire::Entity::Player::insertInventoryItem( Sapphire::Common::InventoryT
   auto slotUpdate = std::make_shared< UpdateInventorySlotPacket >( getId(), slot, type, *item );
   queuePacket( slotUpdate );
 
+}
+
+bool Sapphire::Entity::Player::findFirstItemWithId( uint32_t catalogId,
+                                                    Inventory::InventoryContainerPair& location )
+{
+  for( auto bagId : { Bag0, Bag1, Bag2, Bag3 } )
+  {
+    auto& container = m_storageMap[ bagId ];
+
+    for( const auto& item : container->getItemMap() )
+    {
+      if( item.second->getId() != catalogId )
+        continue;
+
+      location = std::make_pair( bagId, item.first );
+
+      return true;
+    }
+  }
+
+  return false;
 }
\ No newline at end of file
diff --git a/src/world/Manager/HousingMgr.cpp b/src/world/Manager/HousingMgr.cpp
index b14ac88b..5fda5ef4 100644
--- a/src/world/Manager/HousingMgr.cpp
+++ b/src/world/Manager/HousingMgr.cpp
@@ -179,8 +179,8 @@ void Sapphire::World::Manager::HousingMgr::initLandCache()
     entry.m_landId = res->getUInt( "LandId" );
 
     entry.m_type = static_cast< Common::LandType >( res->getUInt( "Type" ) );
-    entry.m_size = res->getUInt8( "Size" );
-    entry.m_status = res->getUInt8( "Status" );
+    entry.m_size = static_cast< Common::HouseSize >( res->getUInt8( "Size" ) );
+    entry.m_status = static_cast< Common::HouseStatus >( res->getUInt8( "Status" ) );
     entry.m_currentPrice = res->getUInt64( "LandPrice" );
     entry.m_updateTime = res->getUInt64( "UpdateTime" );
     entry.m_ownerId = res->getUInt64( "OwnerId" );
@@ -365,7 +365,7 @@ Sapphire::LandPurchaseResult Sapphire::World::Manager::HousingMgr::purchaseLand(
   if( !pLand )
     return LandPurchaseResult::ERR_INTERNAL;
 
-  if( pLand->getState() != HouseState::forSale )
+  if( pLand->getStatus() != HouseStatus::ForSale )
     return LandPurchaseResult::ERR_NOT_AVAILABLE;
 
   if( gilAvailable < plotPrice )
@@ -388,7 +388,7 @@ Sapphire::LandPurchaseResult Sapphire::World::Manager::HousingMgr::purchaseLand(
 
       player.removeCurrency( CurrencyType::Gil, plotPrice );
       pLand->setOwnerId( player.getId() );
-      pLand->setState( HouseState::sold );
+      pLand->setStatus( HouseStatus::Sold );
       pLand->setLandType( Common::LandType::Private );
 
       player.setLandFlags( LandFlagsSlot::Private, 0x00, pLand->getLandIdent() );
@@ -416,11 +416,10 @@ bool Sapphire::World::Manager::HousingMgr::relinquishLand( Entity::Player& playe
 
   auto pLand = pHousing->getLand( plot );
   auto plotMaxPrice = pLand->getCurrentPrice();
-  auto landOwnerId = pLand->getOwnerId();
 
   // can't relinquish when you are not the owner
   // TODO: actually use permissions here for FC houses
-  if( landOwnerId != player.getId() )
+  if( !hasPermission( player, *pLand, 0 ) )
   {
     auto msgPkt = makeActorControl143( player.getId(), ActorControl::LogMsg, 3304, 0 );
     player.queuePacket( msgPkt );
@@ -438,7 +437,7 @@ bool Sapphire::World::Manager::HousingMgr::relinquishLand( Entity::Player& playe
 
   pLand->setCurrentPrice( pLand->getMaxPrice() );
   pLand->setOwnerId( 0 );
-  pLand->setState( HouseState::forSale );
+  pLand->setStatus( HouseStatus::ForSale );
   pLand->setLandType( Common::LandType::none );
   pLand->updateLandDb();
 
@@ -478,11 +477,11 @@ void Sapphire::World::Manager::HousingMgr::sendWardLandInfo( Entity::Player& pla
 
     auto& entry = wardInfoPacket->data().houseInfoEntry[ i ];
 
-    // retail always sends the house price in this packet, even after the house has been sold
+    // retail always sends the house price in this packet, even after the house has been Sold
     // so I guess we do the same
     entry.housePrice = land->getCurrentPrice();
 
-    if( land->getState() == Common::HouseState::forSale )
+    if( land->getStatus() == Common::HouseStatus::ForSale )
       continue;
 
     if( auto house = land->getHouse() )
@@ -564,6 +563,18 @@ bool Sapphire::World::Manager::HousingMgr::initHouseModels( Entity::Player& play
   if( !preset )
     return false;
 
+  // remove preset item
+  Inventory::InventoryContainerPair foundItem;
+  if( !player.findFirstItemWithId( presetCatalogId, foundItem ) )
+    return false;
+
+  auto item = getHousingItemFromPlayer( player, foundItem.first, foundItem.second );
+  if( !item )
+    return false;
+
+  // move preset item into ext appearance container
+  houseInventory[ InventoryType::HousingExteriorAppearance ]->setItem( HouseExteriorSlot::HousePermit, item );
+
   // high iq shit
   auto invMap = std::map< uint16_t, std::map< uint32_t, int32_t > >
   {
@@ -583,19 +594,19 @@ bool Sapphire::World::Manager::HousingMgr::initHouseModels( Entity::Player& play
       InventoryType::HousingInteriorAppearance,
       {
         // lobby/middle floor
-        { HousingInteriorSlot::InteriorWall, preset->interiorWall },
-        { HousingInteriorSlot::InteriorFloor, preset->interiorFlooring },
-        { HousingInteriorSlot::InteriorLight, preset->interiorLighting },
+        { HouseInteriorSlot::InteriorWall, preset->interiorWall },
+        { HouseInteriorSlot::InteriorFloor, preset->interiorFlooring },
+        { HouseInteriorSlot::InteriorLight, preset->interiorLighting },
 
         // attic
-        { HousingInteriorSlot::InteriorWall_Attic, preset->otherFloorWall },
-        { HousingInteriorSlot::InteriorFloor_Attic, preset->otherFloorFlooring },
-        { HousingInteriorSlot::InteriorLight_Attic, preset->otherFloorLighting },
+        { HouseInteriorSlot::InteriorWall_Attic, preset->otherFloorWall },
+        { HouseInteriorSlot::InteriorFloor_Attic, preset->otherFloorFlooring },
+        { HouseInteriorSlot::InteriorLight_Attic, preset->otherFloorLighting },
 
         // basement
-        { HousingInteriorSlot::InteriorWall_Basement, preset->basementWall },
-        { HousingInteriorSlot::InteriorFloor_Basement, preset->basementFlooring },
-        { HousingInteriorSlot::InteriorLight_Basement, preset->basementLighting },
+        { HouseInteriorSlot::InteriorWall_Basement, preset->basementWall },
+        { HouseInteriorSlot::InteriorFloor_Basement, preset->basementFlooring },
+        { HouseInteriorSlot::InteriorLight_Basement, preset->basementLighting },
       }
     }
   };
@@ -641,7 +652,7 @@ void Sapphire::World::Manager::HousingMgr::createHouse( Sapphire::HousePtr house
   pDb->execute( stmt );
 }
 
-void Sapphire::World::Manager::HousingMgr::buildPresetEstate( Entity::Player& player, uint8_t plotNum, uint32_t presetItem )
+void Sapphire::World::Manager::HousingMgr::buildPresetEstate( Entity::Player& player, uint8_t plotNum, uint32_t presetCatalogId )
 {
   auto hZone = std::dynamic_pointer_cast< HousingZone >( player.getCurrentZone() );
 
@@ -652,12 +663,9 @@ void Sapphire::World::Manager::HousingMgr::buildPresetEstate( Entity::Player& pl
   if( !pLand )
     return;
 
-  // todo: when doing FC houses, look up the type from the original purchase and check perms from FC and set state accordingly
-  if( pLand->getOwnerId() != player.getId() )
+  if( !hasPermission( player, *pLand, 0 ) )
     return;
 
-  // todo: check if permit is in inventory and remove one
-
   // create house
   auto ident = pLand->getLandIdent();
   auto house = make_House( getNextHouseId(), pLand->getLandSetId(), ident,
@@ -666,12 +674,15 @@ void Sapphire::World::Manager::HousingMgr::buildPresetEstate( Entity::Player& pl
   pLand->setHouse( house );
 
   // create inventory items
-  if( !initHouseModels( player, pLand, presetItem ) )
+  if( !initHouseModels( player, pLand, presetCatalogId ) )
+  {
+    pLand->setHouse( nullptr );
     return;
+  }
 
   createHouse( house );
 
-  pLand->setState( HouseState::privateHouse );
+  pLand->setStatus( HouseStatus::PrivateEstate );
   pLand->setLandType( LandType::Private );
   hZone->sendLandUpdate( plotNum );
 
@@ -750,8 +761,7 @@ void Sapphire::World::Manager::HousingMgr::updateEstateGreeting( Entity::Player&
   if( !land )
     return;
 
-  // todo: implement proper permissions checks
-  if( land->getOwnerId() != player.getId() )
+  if( !hasPermission( player, *land, 0 ) )
     return;
 
   auto house = land->getHouse();
@@ -776,8 +786,7 @@ void Sapphire::World::Manager::HousingMgr::requestEstateEditGuestAccess( Entity:
   if( !land )
     return;
 
-  // todo: add proper permission check
-  if( land->getOwnerId() != player.getId() )
+  if( !hasPermission( player, *land, 0 ) )
     return;
 
   auto packet = makeZonePacket< Server::FFXIVIpcHousingShowEstateGuestAccess >( player.getId() );
@@ -841,8 +850,7 @@ void Sapphire::World::Manager::HousingMgr::sendEstateInventory( Entity::Player&
   if( !targetLand )
     return;
 
-  // todo: add proper permissions checks
-  if( targetLand->getOwnerId() != player.getId() )
+  if( !hasPermission( player, *targetLand, 0 ) )
     return;
 
   auto& containers = getEstateInventory( targetLand->getLandIdent() );
@@ -913,7 +921,7 @@ void Sapphire::World::Manager::HousingMgr::updateHouseModels( Sapphire::HousePtr
   {
     for( auto& item : intContainer->second->getItemMap() )
     {
-      house->setInteriorModel( static_cast< Common::HousingInteriorSlot >( item.first ),
+      house->setInteriorModel( static_cast< Common::HouseInteriorSlot >( item.first ),
                                getItemAdditionalData( item.second->getId() ) );
     }
   }
@@ -980,12 +988,11 @@ void Sapphire::World::Manager::HousingMgr::reqPlaceHousingItem( Sapphire::Entity
   if( !land )
     return;
 
-  // todo: add proper permissions checks
-  if( land->getOwnerId() != player.getId() )
+  if( !hasPermission( player, *land, 0 ) )
     return;
 
   // todo: check item position and make sure it's not outside the plot
-  // retail uses a radius based check
+  // anecdotal evidence on reddit seems to imply retail uses a radius based check
 
   // unlink item
   Inventory::HousingItemPtr item;
@@ -995,9 +1002,9 @@ void Sapphire::World::Manager::HousingMgr::reqPlaceHousingItem( Sapphire::Entity
       containerId == InventoryType::Bag2 ||
       containerId == InventoryType::Bag3 )
   {
-    auto tmpItem = player.dropInventoryItem( static_cast< Common::InventoryType >( containerId ), slotId );
-
-    item = Inventory::make_HousingItem( tmpItem->getUId(), tmpItem->getId(), framework() );
+    item = getHousingItemFromPlayer( player, static_cast< Common::InventoryType >( containerId ), slotId );
+    if( !item )
+      return;
 
     // set params
     item->setPos( {
@@ -1029,6 +1036,76 @@ void Sapphire::World::Manager::HousingMgr::reqPlaceHousingItem( Sapphire::Entity
     player.sendUrgent( "An internal error occurred when placing the item." );
 }
 
+void Sapphire::World::Manager::HousingMgr::reqPlaceItemInStore( Sapphire::Entity::Player& player, uint16_t landId,
+                                                                uint16_t containerId, uint16_t slotId )
+{
+  LandPtr land;
+  bool isOutside = false;
+
+  if( auto zone = std::dynamic_pointer_cast< HousingZone >( player.getCurrentZone() ) )
+  {
+    land = zone->getLand( landId );
+    isOutside = true;
+  }
+  else if( auto zone = std::dynamic_pointer_cast< Territory::Housing::HousingInteriorTerritory >( player.getCurrentZone() ) )
+  {
+    // todo: this whole process is retarded and needs to be fixed
+    // perhaps maintain a list of estates by ident inside housingmgr?
+    auto ident = zone->getLandIdent();
+    auto landSet = toLandSetId( ident.territoryTypeId, ident.wardNum );
+
+    land = getHousingZoneByLandSetId( landSet )->getLand( ident.landId );
+  }
+
+  if( !hasPermission( player, *land, 0 ) )
+    return;
+
+  auto invMgr = framework()->get< InventoryMgr >();
+  auto ident = land->getLandIdent();
+  auto& containers = getEstateInventory( ident );
+
+  if( isOutside )
+  {
+    auto& container = containers[ InventoryType::HousingExteriorStoreroom ];
+
+    auto freeSlot = container->getFreeSlot();
+    if( freeSlot == -1 )
+      return;
+
+    auto item = getHousingItemFromPlayer( player, static_cast< Common::InventoryType >( containerId ), slotId );
+    if( !item )
+      return;
+
+    container->setItem( freeSlot, item );
+    invMgr->sendInventoryContainer( player, container );
+    invMgr->saveHousingContainer( ident, container );
+  }
+  else
+  {
+    for( auto houseContainer : m_internalStoreroomContainers )
+    {
+      auto needle = containers.find( houseContainer );
+      if( needle == containers.end() )
+        continue;
+
+      auto container = needle->second;
+      auto freeSlot = container->getFreeSlot();
+      if( freeSlot == -1 )
+      {
+        continue;
+      }
+
+      auto item = getHousingItemFromPlayer( player, static_cast< Common::InventoryType >( containerId ), slotId );
+      if( !item )
+        return;
+
+      container->setItem( freeSlot, item );
+      invMgr->sendInventoryContainer( player, container );
+      invMgr->saveHousingContainer( ident, container );
+    }
+  }
+}
+
 bool Sapphire::World::Manager::HousingMgr::placeExternalItem( Entity::Player& player,
                                                               Inventory::HousingItemPtr item,
                                                               Common::LandIdent ident )
@@ -1094,9 +1171,6 @@ bool Sapphire::World::Manager::HousingMgr::placeInteriorItem( Entity::Player& pl
     // have a free slot
     container->setItem( freeSlot, item );
 
-    // todo: see comment above in placeExternalItem where the same func is called
-    invMgr->saveItem( player, item );
-
     // resend container
     invMgr->sendInventoryContainer( player, container );
     invMgr->saveHousingContainer( ident, container );
@@ -1163,8 +1237,7 @@ void Sapphire::World::Manager::HousingMgr::reqMoveHousingItem( Entity::Player& p
   if( !land )
     return;
 
-  // todo: proper perms checks
-  if( land->getOwnerId() != player.getId() )
+  if( !hasPermission( player, *land, 0 ) )
     return;
 
   // todo: what happens when either of these fail? how does the server let the client know that the moment failed
@@ -1237,8 +1310,7 @@ bool Sapphire::World::Manager::HousingMgr::moveExternalItem( Entity::Player& pla
 {
   auto land = terri.getLand( ident.landId );
 
-  // todo: add proper perms check
-  if( land->getOwnerId() != player.getId() )
+  if( !hasPermission( player, *land, 0 ) )
     return false;
 
   auto& containers = getEstateInventory( ident );
@@ -1285,8 +1357,7 @@ void Sapphire::World::Manager::HousingMgr::reqRemoveHousingItem( Sapphire::Entit
     if( !land )
       return;
 
-    // todo: proper perms checks
-    if( land->getOwnerId() != player.getId() )
+    if( !hasPermission( player, *land, 0 ) )
       return;
 
     removeInternalItem( player, *terri, containerId, slot, sendToStoreroom );
@@ -1297,7 +1368,7 @@ void Sapphire::World::Manager::HousingMgr::reqRemoveHousingItem( Sapphire::Entit
     if( !land )
       return;
 
-    if( land->getOwnerId() != player.getId() )
+    if( !hasPermission( player, *land, 0 ) )
       return;
 
     auto containerType = static_cast< Common::InventoryType >( containerId );
@@ -1313,24 +1384,24 @@ bool Sapphire::World::Manager::HousingMgr::removeInternalItem( Entity::Player& p
 {
   auto& containers = getEstateInventory( terri.getLandIdent() );
 
-  // validate the container id first
-  // we also need the idx of the container so we can get the slot offset
-  bool foundContainer = false;
-  uint8_t containerIdx = 0;
-  for( auto cId : m_internalPlacedItemContainers )
+  int8_t containerIdx = 0;
+
+  if( isPlacedItemsInventory( static_cast< Common::InventoryType >( containerId ) ) )
   {
-    if( containerId == cId )
+    for( auto cId : m_internalPlacedItemContainers )
     {
-      foundContainer = true;
+      if( containerId == cId )
+        break;
 
-      break;
+      containerIdx++;
     }
-
-    containerIdx++;
   }
+  else
+    containerIdx = -1;
 
-  if( !foundContainer )
-    return false;
+  // its possible to remove an item from any container in basically all these remove functions
+  // eg, remove a permit and reuse it elsewhere
+  // I'm not going to bother fixing it for now, but worth noting for future reference
 
   auto needle = containers.find( containerId );
   if( needle == containers.end() )
@@ -1384,8 +1455,11 @@ bool Sapphire::World::Manager::HousingMgr::removeInternalItem( Entity::Player& p
   }
 
   // despawn
-  auto arraySlot = ( containerIdx * 50 ) + slotId;
-  terri.removeHousingObject( arraySlot );
+  if( containerIdx != -1 )
+  {
+    auto arraySlot = ( containerIdx * 50 ) + slotId;
+    terri.removeHousingObject( arraySlot );
+  }
 
   return true;
 }
@@ -1406,11 +1480,13 @@ bool Sapphire::World::Manager::HousingMgr::removeExternalItem( Entity::Player& p
   if( !item )
     return false;
 
+  bool shouldDespawnItem = containerType != InventoryType::HousingExteriorStoreroom;
+
   auto invMgr = framework()->get< InventoryMgr >();
 
   if( sendToStoreroom )
   {
-    auto& storeroomContainer = containers[ InventoryType::HousingExteriorStoreroom ];
+    auto& storeroomContainer = containers[ containerType ];
     auto freeSlot = storeroomContainer->getFreeSlot();
 
     if( freeSlot == -1 )
@@ -1418,8 +1494,8 @@ bool Sapphire::World::Manager::HousingMgr::removeExternalItem( Entity::Player& p
 
     sourceContainer->removeItem( slotId );
     invMgr->sendInventoryContainer( player, sourceContainer );
-    invMgr->removeHousingItemPosition( *item );
     invMgr->removeItemFromHousingContainer( land.getLandIdent(), sourceContainer->getId(), slotId );
+    invMgr->removeHousingItemPosition( *item );
 
     storeroomContainer->setItem( freeSlot, item );
     invMgr->sendInventoryContainer( player, storeroomContainer );
@@ -1441,7 +1517,8 @@ bool Sapphire::World::Manager::HousingMgr::removeExternalItem( Entity::Player& p
     player.insertInventoryItem( containerPair.first, containerPair.second, item );
   }
 
-  terri.despawnYardObject( land.getLandIdent().landId, slotId );
+  if( shouldDespawnItem )
+    terri.despawnYardObject( land.getLandIdent().landId, slotId );
 
   return true;
 }
@@ -1482,8 +1559,7 @@ void Sapphire::World::Manager::HousingMgr::reqEstateExteriorRemodel( Sapphire::E
   if( !land )
     return;
 
-  // todo: proper perms checks
-  if( land->getOwnerId() != player.getId() )
+  if( !hasPermission( player, *land, 0 ) )
     return;
 
   auto& inv = getEstateInventory( land->getLandIdent() );
@@ -1513,8 +1589,7 @@ void Sapphire::World::Manager::HousingMgr::reqEstateInteriorRemodel( Sapphire::E
   if( !land )
     return;
 
-  // todo: proper perms checks
-  if( land->getOwnerId() != player.getId() )
+  if( !hasPermission( player, *land, 0 ) )
     return;
 
   auto& inv = getEstateInventory( land->getLandIdent() );
@@ -1528,4 +1603,26 @@ void Sapphire::World::Manager::HousingMgr::reqEstateInteriorRemodel( Sapphire::E
 
   auto pkt = Server::makeActorControl143( player.getId(), Network::ActorControl::ShowEstateInternalAppearanceUI );
   player.queuePacket( pkt );
+}
+
+bool Sapphire::World::Manager::HousingMgr::hasPermission( Sapphire::Entity::Player& player, Sapphire::Land& land,
+                                                          uint32_t permission )
+{
+  // todo: proper perms checks pls
+  if( land.getOwnerId() == player.getId() )
+    return true;
+
+  // todo: check perms here
+
+  return false;
+}
+
+Sapphire::Inventory::HousingItemPtr Sapphire::World::Manager::HousingMgr::getHousingItemFromPlayer(
+  Entity::Player& player, Common::InventoryType type, uint8_t slot )
+{
+  auto tmpItem = player.dropInventoryItem( type, slot );
+  if( !tmpItem )
+    return nullptr;
+
+  return Inventory::make_HousingItem( tmpItem->getUId(), tmpItem->getId(), framework() );
 }
\ No newline at end of file
diff --git a/src/world/Manager/HousingMgr.h b/src/world/Manager/HousingMgr.h
index 9dd0bd23..8167efb9 100644
--- a/src/world/Manager/HousingMgr.h
+++ b/src/world/Manager/HousingMgr.h
@@ -31,8 +31,8 @@ namespace Sapphire::World::Manager
       uint16_t m_landId;
 
       Common::LandType m_type;
-      uint8_t m_size;
-      uint8_t m_status;
+      Common::HouseSize m_size;
+      Common::HouseStatus m_status;
 
       uint64_t m_currentPrice;
 
@@ -91,7 +91,7 @@ namespace Sapphire::World::Manager
 
     bool relinquishLand( Entity::Player& player, uint8_t plot );
 
-    void buildPresetEstate( Entity::Player& player, uint8_t plotNum, uint32_t presetItem );
+    void buildPresetEstate( Entity::Player& player, uint8_t plotNum, uint32_t presetCatalogId );
 
     void requestEstateRename( Entity::Player& player, const Common::LandIdent ident );
 
@@ -159,6 +159,8 @@ namespace Sapphire::World::Manager
     void reqPlaceHousingItem( Entity::Player& player, uint16_t landId, uint16_t containerId, uint16_t slotId,
                               Common::FFXIVARR_POSITION3 pos, float rotation );
 
+    void reqPlaceItemInStore( Entity::Player& player, uint16_t landId, uint16_t containerId, uint16_t slotId );
+
     /*!
      * @brief Returns the equivalent YardObject for a HousingItem
      * @param item The item to convert into a YardObject
@@ -179,8 +181,12 @@ namespace Sapphire::World::Manager
 
     void reqEstateInteriorRemodel( Entity::Player& player );
 
+    bool hasPermission( Entity::Player& player, Land& land, uint32_t permission );
+
   private:
 
+    Inventory::HousingItemPtr getHousingItemFromPlayer( Entity::Player& player, Common::InventoryType type, uint8_t slot );
+
     ItemContainerPtr getFreeEstateInventorySlot( Common::LandIdent ident,
                                                  Inventory::InventoryContainerPair& pair,
                                                  Inventory::InventoryTypeList bagList );
diff --git a/src/world/Manager/MarketMgr.cpp b/src/world/Manager/MarketMgr.cpp
new file mode 100644
index 00000000..d18d28e1
--- /dev/null
+++ b/src/world/Manager/MarketMgr.cpp
@@ -0,0 +1,159 @@
+#include "MarketMgr.h"
+
+#include <Exd/ExdDataGenerated.h>
+#include <Framework.h>
+#include <Logging/Logger.h>
+
+#include <Network/CommonNetwork.h>
+#include <Network/GamePacketNew.h>
+#include <Network/PacketDef/Zone/ServerZoneDef.h>
+
+#include "Actor/Player.h"
+
+#include <algorithm>
+
+using namespace Sapphire::Network::Packets;
+
+Sapphire::World::Manager::MarketMgr::MarketMgr( Sapphire::FrameworkPtr pFw ) :
+  BaseManager( pFw )
+{
+
+}
+
+bool Sapphire::World::Manager::MarketMgr::init()
+{
+//  Logger::info( "MarketMgr: warming up marketable item cache..." );
+//
+//  // build item cache
+//  auto exdData = framework()->get< Sapphire::Data::ExdDataGenerated >();
+//  auto idList = exdData->getItemIdList();
+//
+//  for( auto id : idList )
+//  {
+//    if( id > 10000 )
+//      break;
+//
+//    auto item = exdData->get< Sapphire::Data::Item >( id );
+//    if( !item )
+//      continue;
+//
+//    if( item->isUntradable )
+//      continue;
+//
+//    MarketableItem cacheEntry {};
+//    cacheEntry.catalogId = id;
+//    cacheEntry.itemSearchCategory = item->itemSearchCategory;
+//    cacheEntry.maxEquipLevel = item->levelEquip;
+//    cacheEntry.name = item->name;
+//    cacheEntry.classJob = item->classJobUse;
+//    cacheEntry.itemLevel = item->levelItem;
+//
+//    m_marketItemCache.push_back( std::move( cacheEntry ) );
+//  }
+//
+//  std::sort( m_marketItemCache.begin(), m_marketItemCache.end(), []( const MarketableItem& a, const MarketableItem& b )
+//  {
+//    return a.itemLevel > b.itemLevel;
+//  } );
+//
+//  Logger::info( "MarketMgr: Cached " + std::to_string( m_marketItemCache.size() ) + " marketable items" );
+
+  return true;
+}
+
+void Sapphire::World::Manager::MarketMgr::requestItemListingInfo( Sapphire::Entity::Player& player, uint32_t catalogId,
+                                                                  uint32_t requestId )
+{
+  auto countPkt = makeZonePacket< Server::FFFXIVIpcMarketBoardItemListingCount >( player.getId() );
+  countPkt->data().quantity = 1 << 8;
+  countPkt->data().itemCatalogId = catalogId;
+  countPkt->data().requestId = requestId;
+
+  player.queuePacket( countPkt );
+
+  auto historyPkt = makeZonePacket< Server::FFXIVIpcMarketBoardItemListingHistory >( player.getId() );
+  historyPkt->data().itemCatalogId = catalogId;
+  historyPkt->data().itemCatalogId2 = catalogId;
+
+  std::string name = "fix game pls se :(((";
+
+  for( int i = 0; i < 10; i++ )
+  {
+    auto& listing = historyPkt->data().listing[ i ];
+
+    listing.itemCatalogId = catalogId;
+    listing.quantity = i + 1;
+    listing.purchaseTime = time( nullptr );
+    listing.salePrice = 69420420;
+    listing.isHq = 1;
+    listing.onMannequin = 1;
+
+
+    strcpy( listing.buyerName, name.c_str() );
+  }
+
+  player.queuePacket( historyPkt );
+}
+
+
+void Sapphire::World::Manager::MarketMgr::searchMarketboard( Entity::Player& player, uint8_t itemSearchCategory,
+                                                             uint8_t maxEquipLevel, uint8_t classJob,
+                                                             const std::string_view& searchStr, uint32_t requestId,
+                                                             uint32_t startIdx )
+{
+  ItemSearchResultList resultList;
+  findItems( searchStr, itemSearchCategory, maxEquipLevel, classJob, resultList );
+
+  auto numResults = resultList.size();
+
+  if( startIdx > numResults )
+    return;
+
+  auto endIdx = std::min< size_t >( startIdx + 20, numResults );
+  auto size = endIdx - startIdx;
+
+  auto resultPkt = makeZonePacket< Server::FFXIVIpcMarketBoardSearchResult >( player.getId() );
+  resultPkt->data().itemIndexStart = startIdx;
+  resultPkt->data().requestId = requestId;
+
+  for( auto i = 0; i < size; i++ )
+  {
+    auto& item = resultList.at( startIdx + i );
+    auto& data = resultPkt->data().items[ i ];
+
+    data.itemCatalogId = item.catalogId;
+    data.quantity = item.quantity;
+    data.demand = 420;
+  }
+
+  if( size < 20 )
+    resultPkt->data().itemIndexEnd = 0;
+  else
+    resultPkt->data().itemIndexEnd = startIdx + 20;
+
+  player.queuePacket( resultPkt );
+}
+
+void Sapphire::World::Manager::MarketMgr::requestItemListings( Sapphire::Entity::Player& player, uint16_t catalogId )
+{
+
+}
+
+void Sapphire::World::Manager::MarketMgr::findItems( const std::string_view& searchStr, uint8_t itemSearchCat,
+                                                     uint8_t maxEquipLevel, uint8_t classJob,
+                                                     Sapphire::World::Manager::MarketMgr::ItemSearchResultList& resultList )
+{
+  for( const auto& item : m_marketItemCache )
+  {
+    if( item.itemSearchCategory != itemSearchCat )
+      continue;
+
+    if( maxEquipLevel > 0 && item.maxEquipLevel > maxEquipLevel )
+      continue;
+
+    if( classJob > 0 && item.classJob != classJob )
+      continue;
+
+    resultList.push_back( { item.catalogId, 1 } );
+  }
+}
\ No newline at end of file
diff --git a/src/world/Manager/MarketMgr.h b/src/world/Manager/MarketMgr.h
new file mode 100644
index 00000000..328c9c12
--- /dev/null
+++ b/src/world/Manager/MarketMgr.h
@@ -0,0 +1,58 @@
+#ifndef SAPPHIRE_MARKETMGR_H
+#define SAPPHIRE_MARKETMGR_H
+
+#include "ForwardsZone.h"
+#include "BaseManager.h"
+
+#include <vector>
+
+namespace Sapphire::World::Manager
+{
+  class MarketMgr : public Manager::BaseManager
+  {
+  public:
+    explicit MarketMgr( FrameworkPtr pFw );
+
+    bool init();
+
+    void searchMarketboard( Entity::Player& player, uint8_t itemSearchCategory,
+                                uint8_t maxEquipLevel, uint8_t classJob,
+                                const std::string_view& searchStr, uint32_t requestId,
+                                uint32_t startIdx );
+
+    void requestItemListingInfo( Entity::Player& player, uint32_t catalogId, uint32_t requestId );
+
+    void requestItemListings( Entity::Player& player, uint16_t catalogId );
+
+  private:
+    struct ItemSearchResult
+    {
+      uint32_t catalogId;
+      uint16_t quantity;
+    };
+
+    struct MarketableItem
+    {
+      uint32_t catalogId;
+      uint8_t itemSearchCategory;
+      uint8_t maxEquipLevel;
+      uint16_t itemLevel;
+      uint8_t classJob;
+      std::string name;
+    };
+
+    using ItemSearchResultList = std::vector< ItemSearchResult >;
+    using MarketableItemCacheList = std::vector< MarketableItem >;
+
+    MarketableItemCacheList m_marketItemCache;
+
+
+
+    void findItems( const std::string_view& searchStr, uint8_t itemSearchCat, uint8_t maxEquipLevel, uint8_t classJob,
+                    ItemSearchResultList& resultList );
+
+  };
+}
+
+
+#endif //SAPPHIRE_MARKETMGR_H
diff --git a/src/world/Manager/PlayerMgr.h b/src/world/Manager/PlayerMgr.h
index 0b0cbd13..f7d08488 100644
--- a/src/world/Manager/PlayerMgr.h
+++ b/src/world/Manager/PlayerMgr.h
@@ -1,3 +1,6 @@
+#ifndef SAPPHIRE_PLAYERMGR_H
+#define SAPPHIRE_PLAYERMGR_H
+
 #include "ForwardsZone.h"
 #include "BaseManager.h"
 
@@ -10,4 +13,6 @@ class PlayerMgr : public Manager::BaseManager
 
     void movePlayerToLandDestination( Sapphire::Entity::Player& player, uint32_t landId, uint16_t param = 0 );
   };
-}
\ No newline at end of file
+}
+
+#endif // SAPPHIRE_PLAYERMGR_H
\ No newline at end of file
diff --git a/src/world/Manager/TerritoryMgr.cpp b/src/world/Manager/TerritoryMgr.cpp
index 575c60b7..9e260c61 100644
--- a/src/world/Manager/TerritoryMgr.cpp
+++ b/src/world/Manager/TerritoryMgr.cpp
@@ -287,7 +287,7 @@ Sapphire::ZonePtr Sapphire::World::Manager::TerritoryMgr::createInstanceContent(
                                      pTeri->name, pInstanceContent->name, instanceContentId, framework() );
   pZone->init();
 
-  m_instanceContentToInstanceMap[ instanceContentId ][ pZone->getGuId() ] = pZone;
+  m_instanceContentIdToInstanceMap[ instanceContentId ][ pZone->getGuId() ] = pZone;
   m_instanceIdToZonePtrMap[ pZone->getGuId() ] = pZone;
   m_instanceZoneSet.insert( pZone );
 
@@ -381,7 +381,7 @@ bool Sapphire::World::Manager::TerritoryMgr::removeTerritoryInstance( uint32_t i
   if( isInstanceContentTerritory( pZone->getTerritoryTypeId() ) )
   {
     auto instance = std::dynamic_pointer_cast< InstanceContent >( pZone );
-    m_instanceContentToInstanceMap[ instance->getInstanceContentId() ].erase( pZone->getGuId() );
+    m_instanceContentIdToInstanceMap[ instance->getInstanceContentId() ].erase( pZone->getGuId() );
   }
   else
     m_territoryTypeIdToInstanceGuidMap[ pZone->getTerritoryTypeId() ].erase( pZone->getGuId() );
@@ -486,8 +486,8 @@ void Sapphire::World::Manager::TerritoryMgr::updateTerritoryInstances( uint32_t
 Sapphire::World::Manager::TerritoryMgr::InstanceIdList Sapphire::World::Manager::TerritoryMgr::getInstanceContentIdList( uint16_t instanceContentId ) const
 {
   std::vector< uint32_t > idList;
-  auto zoneMap = m_instanceContentToInstanceMap.find( instanceContentId );
-  if( zoneMap == m_instanceContentToInstanceMap.end() )
+  auto zoneMap = m_instanceContentIdToInstanceMap.find( instanceContentId );
+  if( zoneMap == m_instanceContentIdToInstanceMap.end() )
     return idList;
 
   for( auto& entry : zoneMap->second )
diff --git a/src/world/Manager/TerritoryMgr.h b/src/world/Manager/TerritoryMgr.h
index b32c9fcb..1905b7f6 100644
--- a/src/world/Manager/TerritoryMgr.h
+++ b/src/world/Manager/TerritoryMgr.h
@@ -176,7 +176,7 @@ namespace Sapphire::World::Manager
     LandSetIdToZonePtrMap m_landSetIdToZonePtrMap;
 
     /*! map holding actual instances of InstanceContent */
-    InstanceContentIdToInstanceMap m_instanceContentToInstanceMap;
+    InstanceContentIdToInstanceMap m_instanceContentIdToInstanceMap;
 
     /*! flat map for easier lookup of instances by guid */
     InstanceIdToZonePtrMap m_instanceIdToZonePtrMap;
diff --git a/src/world/Network/GameConnection.cpp b/src/world/Network/GameConnection.cpp
index 8761647a..57e336f4 100644
--- a/src/world/Network/GameConnection.cpp
+++ b/src/world/Network/GameConnection.cpp
@@ -123,6 +123,12 @@ Sapphire::Network::GameConnection::GameConnection( Sapphire::Network::HivePtr pH
 
   setZoneHandler( ClientZoneIpcType::PerformNoteHandler, "PerformNoteHandler", &GameConnection::performNoteHandler );
 
+  setZoneHandler( ClientZoneIpcType::MarketBoardSearch, "MarketBoardSearch", &GameConnection::marketBoardSearch );
+  setZoneHandler( ClientZoneIpcType::MarketBoardRequestItemListingInfo, "MarketBoardRequestItemListingInfo",
+                  &GameConnection::marketBoardRequestItemInfo );
+  setZoneHandler( ClientZoneIpcType::MarketBoardRequestItemListings, "MarketBoardRequestItemListings",
+                  &GameConnection::marketBoardRequestItemListings );
+
   setChatHandler( ClientChatIpcType::TellReq, "TellReq", &GameConnection::tellHandler );
 
 }
diff --git a/src/world/Network/GameConnection.h b/src/world/Network/GameConnection.h
index dcdec9d1..72c800b2 100644
--- a/src/world/Network/GameConnection.h
+++ b/src/world/Network/GameConnection.h
@@ -176,6 +176,12 @@ namespace Sapphire::Network
 
     DECLARE_HANDLER( reqMoveHousingItem );
 
+    DECLARE_HANDLER( marketBoardSearch );
+
+    DECLARE_HANDLER( marketBoardRequestItemInfo );
+
+    DECLARE_HANDLER( marketBoardRequestItemListings );
+
   };
 
 }
diff --git a/src/world/Network/Handlers/PacketHandlers.cpp b/src/world/Network/Handlers/PacketHandlers.cpp
index a41ed334..d737bf8a 100644
--- a/src/world/Network/Handlers/PacketHandlers.cpp
+++ b/src/world/Network/Handlers/PacketHandlers.cpp
@@ -36,6 +36,7 @@
 
 #include "Manager/DebugCommandMgr.h"
 #include "Manager/EventMgr.h"
+#include "Manager/MarketMgr.h"
 
 #include "Action/Action.h"
 #include "Action/ActionTeleport.h"
@@ -731,8 +732,14 @@ void Sapphire::Network::GameConnection::reqPlaceHousingItem( FrameworkPtr pFw,
   const auto packet = ZoneChannelPacket< Client::FFXIVIpcReqPlaceHousingItem >( inPacket );
   const auto& data = packet.data();
 
-  housingMgr->reqPlaceHousingItem( player, data.landId, data.sourceInvContainerId, data.sourceInvSlotId,
-                                   data.position, data.rotation );
+  if( data.shouldPlaceItem == 1 )
+  {
+    housingMgr->reqPlaceHousingItem( player, data.landId, data.sourceInvContainerId, data.sourceInvSlotId,
+                                     data.position, data.rotation );
+  }
+  else
+    housingMgr->reqPlaceItemInStore( player, data.landId, data.sourceInvContainerId, data.sourceInvSlotId );
+
 }
 
 void Sapphire::Network::GameConnection::reqMoveHousingItem( FrameworkPtr pFw,
@@ -746,4 +753,41 @@ void Sapphire::Network::GameConnection::reqMoveHousingItem( FrameworkPtr pFw,
 
   housingMgr->reqMoveHousingItem( player, data.ident, data.slot, data.pos, data.rotation );
 
+}
+
+void Sapphire::Network::GameConnection::marketBoardSearch( FrameworkPtr pFw,
+                                                           const Packets::FFXIVARR_PACKET_RAW& inPacket,
+                                                           Entity::Player& player )
+{
+  auto marketMgr = pFw->get< MarketMgr >();
+
+  const auto packet = ZoneChannelPacket< Client::FFXIVIpcMarketBoardSearch >( inPacket );
+  const auto& data = packet.data();
+
+  std::string_view searchStr( data.searchStr );
+
+  marketMgr->searchMarketboard( player, data.itemSearchCategory, data.maxEquipLevel, data.classJobId, data.searchStr,
+                                data.requestId, data.startIdx );
+}
+
+void Sapphire::Network::GameConnection::marketBoardRequestItemInfo( FrameworkPtr pFw,
+                                                                    const Packets::FFXIVARR_PACKET_RAW& inPacket,
+                                                                    Entity::Player& player )
+{
+  const auto packet = ZoneChannelPacket< Client::FFXIVIpcMarketBoardRequestItemListingInfo >( inPacket );
+
+  auto marketMgr = pFw->get< MarketMgr >();
+
+  marketMgr->requestItemListingInfo( player, packet.data().catalogId, packet.data().requestId );
+}
+
+void Sapphire::Network::GameConnection::marketBoardRequestItemListings( FrameworkPtr pFw,
+                                                                        const Packets::FFXIVARR_PACKET_RAW& inPacket,
+                                                                        Entity::Player& player )
+{
+  const auto packet = ZoneChannelPacket< Client::FFXIVIpcMarketBoardRequestItemListings >( inPacket );
+
+  auto marketMgr = pFw->get< MarketMgr >();
+
+  marketMgr->requestItemListings( player, packet.data().itemCatalogId );
 }
\ No newline at end of file
diff --git a/src/world/ServerMgr.cpp b/src/world/ServerMgr.cpp
index cc89386a..316f6460 100644
--- a/src/world/ServerMgr.cpp
+++ b/src/world/ServerMgr.cpp
@@ -39,6 +39,7 @@
 #include "Manager/InventoryMgr.h"
 #include "Manager/EventMgr.h"
 #include "Manager/ItemMgr.h"
+#include "Manager/MarketMgr.h"
 
 using namespace Sapphire::World::Manager;
 
@@ -160,6 +161,15 @@ void Sapphire::World::ServerMgr::run( int32_t argc, char* argv[] )
     return;
   }
 
+  auto pMarketMgr = std::make_shared< Manager::MarketMgr >( framework() );
+  framework()->set< Manager::MarketMgr >( pMarketMgr );
+
+  if( !pMarketMgr->init() )
+  {
+    Logger::fatal( "Failed to setup market manager!" );
+    return;
+  }
+
   loadBNpcTemplates();
 
   Network::HivePtr hive( new Network::Hive() );
diff --git a/src/world/Territory/House.cpp b/src/world/Territory/House.cpp
index 396e763e..def91bc6 100644
--- a/src/world/Territory/House.cpp
+++ b/src/world/Territory/House.cpp
@@ -19,7 +19,10 @@ Sapphire::House::House( uint32_t houseId, uint32_t landSetId, Common::LandIdent
   m_estateName( estateName ),
   m_estateComment( estateComment ),
   m_pFw( pFw )
-{}
+{
+  m_interiorModelCache.fill( 0 );
+  m_exteriorModelCache.fill( std::make_pair( 0, 0 ) );
+}
 
 Sapphire::House::~House() = default;
 
@@ -57,7 +60,7 @@ uint32_t Sapphire::House::getId() const
   return m_houseId;
 }
 
-Sapphire::House::HouseModelsArray const& Sapphire::House::getHouseModels() const
+Sapphire::House::ExteriorModelsArray const& Sapphire::House::getHouseModels() const
 {
   return m_exteriorModelCache;
 }
@@ -96,12 +99,12 @@ Sapphire::House::HousePart Sapphire::House::getExteriorModel( Sapphire::Common::
   return m_exteriorModelCache[ slot ];
 }
 
-void Sapphire::House::setInteriorModel( Sapphire::Common::HousingInteriorSlot slot, uint32_t modelId )
+void Sapphire::House::setInteriorModel( Sapphire::Common::HouseInteriorSlot slot, uint32_t modelId )
 {
   m_interiorModelCache[ slot ] = modelId;
 }
 
-uint32_t Sapphire::House::getInteriorModel( Sapphire::Common::HousingInteriorSlot slot )
+uint32_t Sapphire::House::getInteriorModel( Sapphire::Common::HouseInteriorSlot slot )
 {
   return m_interiorModelCache[ slot ];
 }
diff --git a/src/world/Territory/House.h b/src/world/Territory/House.h
index 3229e0e0..1fa0ca43 100644
--- a/src/world/Territory/House.h
+++ b/src/world/Territory/House.h
@@ -5,6 +5,7 @@
 #include <Common.h>
 #include <set>
 #include <unordered_map>
+#include <array>
 
 namespace Sapphire
 {
@@ -17,7 +18,8 @@ namespace Sapphire
     virtual ~House();
 
     using HousePart = std::pair< uint32_t, uint16_t >;
-    using HouseModelsArray = std::array< HousePart, 8 >;
+    using ExteriorModelsArray = std::array< HousePart, 8 >;
+    using InteriorModelsArray = std::array< uint32_t, 10 >;
 
     //gerneral
     uint32_t getLandSetId() const;
@@ -34,10 +36,10 @@ namespace Sapphire
     void setExteriorModel( Common::HouseExteriorSlot slot, uint32_t modelId, uint16_t stain );
     HousePart getExteriorModel( Common::HouseExteriorSlot slot );
 
-    void setInteriorModel( Common::HousingInteriorSlot slot, uint32_t modelId );
-    uint32_t getInteriorModel( Common::HousingInteriorSlot slot );
+    void setInteriorModel( Common::HouseInteriorSlot slot, uint32_t modelId );
+    uint32_t getInteriorModel( Common::HouseInteriorSlot slot );
 
-    HouseModelsArray const& getHouseModels() const;
+    ExteriorModelsArray const& getHouseModels() const;
 
     void updateHouseDb();
 
@@ -52,8 +54,8 @@ namespace Sapphire
     uint64_t m_buildTime;
     bool m_hasAetheryte;
 
-    HouseModelsArray m_exteriorModelCache;
-    uint32_t m_interiorModelCache[10];
+    ExteriorModelsArray m_exteriorModelCache;
+    InteriorModelsArray m_interiorModelCache;
 
     std::string m_estateComment;
     std::string m_estateName;
diff --git a/src/world/Territory/Housing/HousingInteriorTerritory.cpp b/src/world/Territory/Housing/HousingInteriorTerritory.cpp
index dddbd86d..6bef748b 100644
--- a/src/world/Territory/Housing/HousingInteriorTerritory.cpp
+++ b/src/world/Territory/Housing/HousingInteriorTerritory.cpp
@@ -71,17 +71,24 @@ void Sapphire::World::Territory::Housing::HousingInteriorTerritory::onPlayerZone
   for( auto i = 0; i < 10; i++ )
   {
     indoorInitPacket->data().indoorItems[ i ] = pHouse->getInteriorModel(
-      static_cast< Common::HousingInteriorSlot >( i ) );
+      static_cast< Common::HouseInteriorSlot >( i ) );
   }
 
   player.queuePacket( indoorInitPacket );
 
+  bool isFcHouse = pLand->getStatus() == Common::HouseStatus::PrivateEstate;
+
   auto yardPacketTotal = static_cast< uint8_t >( 2 + pLand->getSize() );
   for( uint8_t yardPacketNum = 0; yardPacketNum < yardPacketTotal; yardPacketNum++ )
   {
     auto objectInitPacket = makeZonePacket< Server::FFXIVIpcHousingObjectInitialize >( player.getId() );
     memcpy( &objectInitPacket->data().landIdent, &m_landIdent, sizeof( Common::LandIdent ) );
-    objectInitPacket->data().u1 = 0;
+
+    if( isFcHouse )
+      objectInitPacket->data().u1 = 2; // 2 = actrl 0x400 will hide the fc door, otherwise it will stay there
+    else
+      objectInitPacket->data().u1 = 0;
+
     objectInitPacket->data().u2 = 100;
     objectInitPacket->data().packetNum = yardPacketNum;
     objectInitPacket->data().packetTotal = yardPacketTotal;
@@ -92,6 +99,8 @@ void Sapphire::World::Territory::Housing::HousingInteriorTerritory::onPlayerZone
     player.queuePacket( objectInitPacket );
   }
 
+  if( isFcHouse )
+    player.queuePacket( Server::makeActorControl143( player.getId(), Network::ActorControl::HideAdditionalChambersDoor ) );
 }
 
 void Sapphire::World::Territory::Housing::HousingInteriorTerritory::onUpdate( uint32_t currTime )
diff --git a/src/world/Territory/HousingZone.cpp b/src/world/Territory/HousingZone.cpp
index 3814b471..9f79defa 100644
--- a/src/world/Territory/HousingZone.cpp
+++ b/src/world/Territory/HousingZone.cpp
@@ -220,7 +220,7 @@ void Sapphire::HousingZone::sendLandSet( Entity::Player& player )
     auto& landData = landsetInitializePacket->data().land[ count ];
 
     landData.plotSize = pLand->getSize();
-    landData.houseState = pLand->getState();
+    landData.houseState = pLand->getStatus();
     landData.iconAddIcon = pLand->getSharing();
     landData.fcId = pLand->getFcId();
     landData.fcIcon = pLand->getFcIcon();
@@ -256,7 +256,7 @@ void Sapphire::HousingZone::sendLandUpdate( uint8_t landId )
     auto& landData = landUpdatePacket->data().land;
 
     landData.plotSize = pLand->getSize();
-    landData.houseState = pLand->getState();
+    landData.houseState = pLand->getStatus();
     landData.iconAddIcon = pLand->getSharing();
     landData.fcId = pLand->getFcId();
     landData.fcIcon = pLand->getFcIcon();
diff --git a/src/world/Territory/Land.cpp b/src/world/Territory/Land.cpp
index 432b473b..15411d24 100644
--- a/src/world/Territory/Land.cpp
+++ b/src/world/Territory/Land.cpp
@@ -54,7 +54,7 @@ Sapphire::Land::Land( uint16_t territoryTypeId, uint8_t wardNum, uint8_t landId,
 
 Sapphire::Land::~Land() = default;
 
-void Sapphire::Land::init( Common::LandType type, uint8_t size, uint8_t state, uint32_t currentPrice,
+void Sapphire::Land::init( Common::LandType type, Common::HouseSize size, Common::HouseStatus state, uint32_t currentPrice,
                            uint64_t ownerId, uint64_t houseId )
 {
   m_type = type;
@@ -84,12 +84,12 @@ uint32_t Sapphire::Land::getMaxPrice() const
 }
 
 //Primary State
-void Sapphire::Land::setSize( uint8_t size )
+void Sapphire::Land::setSize( Common::HouseSize size )
 {
   m_size = size;
 }
 
-void Sapphire::Land::setState( uint8_t state )
+void Sapphire::Land::setStatus( Common::HouseStatus state )
 {
   m_state = state;
 }
@@ -104,12 +104,12 @@ void Sapphire::Land::setLandType( Common::LandType type )
   m_type = type;
 }
 
-uint8_t Sapphire::Land::getSize() const
+Sapphire::Common::HouseSize Sapphire::Land::getSize() const
 {
   return m_size;
 }
 
-uint8_t Sapphire::Land::getState() const
+Sapphire::Common::HouseStatus Sapphire::Land::getStatus() const
 {
   return m_state;
 }
@@ -227,7 +227,7 @@ void Sapphire::Land::updateLandDb()
 
 void Sapphire::Land::update( uint32_t currTime )
 {
-  if( getState() == HouseState::forSale )
+  if( getStatus() == HouseStatus::ForSale )
   {
     if( m_nextDrop < currTime && m_minPrice < m_currentPrice )
     {
diff --git a/src/world/Territory/Land.h b/src/world/Territory/Land.h
index f6af5f2a..8eecbb33 100644
--- a/src/world/Territory/Land.h
+++ b/src/world/Territory/Land.h
@@ -18,20 +18,20 @@ namespace Sapphire
     Land( uint16_t zoneId, uint8_t wardNum, uint8_t landId, uint32_t landSetId,
           Sapphire::Data::HousingLandSetPtr info, FrameworkPtr pFw );
     virtual ~Land();
-    void init( Common::LandType type, uint8_t size, uint8_t state, uint32_t currentPrice, uint64_t ownerId, uint64_t houseId );
+    void init( Common::LandType type, Common::HouseSize size, Common::HouseStatus state, uint32_t currentPrice, uint64_t ownerId, uint64_t houseId );
 
     using LandInventoryMap = std::unordered_map< uint16_t, ItemContainerPtr >;
     using InvMaxItemsPair = std::pair< uint16_t, uint16_t >;
 
     //Primary state
-    void setSize( uint8_t size );
-    void setState( uint8_t state );
+    void setSize( Common::HouseSize size );
+    void setStatus( Common::HouseStatus state );
     void setSharing( uint8_t state );
     void setLandType( Common::LandType type );
 
     //Gerneral
-    uint8_t getSize() const;
-    uint8_t getState() const;
+    Common::HouseSize getSize() const;
+    Common::HouseStatus getStatus() const;
     uint8_t getSharing() const;
     uint32_t getLandSetId() const;
     Common::LandType getLandType() const;
@@ -71,8 +71,8 @@ namespace Sapphire
     Common::LandIdent m_landIdent;
 
     uint32_t m_landSetId;
-    uint8_t m_size;
-    uint8_t m_state;
+    Common::HouseSize m_size;
+    Common::HouseStatus m_state;
     Common::LandType m_type;
     uint8_t m_iconAddIcon;
     uint32_t m_fcId; // unclear, may be wrong
diff --git a/src/world/Territory/Zone.cpp b/src/world/Territory/Zone.cpp
index 98cd1df5..cae7a403 100644
--- a/src/world/Territory/Zone.cpp
+++ b/src/world/Territory/Zone.cpp
@@ -715,7 +715,6 @@ void Sapphire::Zone::registerEObj( Entity::EventObjectPtr object )
   if( !object )
     return;
 
-  object->setId( getNextEObjId() );
   pushActor( object );
 
   m_eventObjects[ object->getId() ] = object;