A $20-$year annuity pays $$1,800$ per month, and payments are made at the end of each month. If the interest rate is $11$ percent compounded monthly for the first ten years, and $7$ percent compounded monthly thereafter, what is the PV of the annuity? $($Do not round intermediate calculations. Round the final answer to $2$ decimal places. Omit $ sign in your response.$)$