A $10-$year annuity pays $$1,700$ per month, and payments are made at the end of each month. If the APR is $12$ percent compounded monthly for the first five years, and APR of $8$ percent compounded monthly thereafter, what is the value of the annuity today? $($Do not round intermediate calculations and round your answer to $2$ decimal places, e$.$g$.,32\mathrm{.}16.)$