8991 Brigade Trl · Ensley, FL 32534

$224,900

3 bd · 2.5 ba · 1,420 sqft · Townhouse public records · 108 Days on market

Built 2021 Good condition 1,598 sqft lot $158/sqft · at area comps Est $253k · 11% under $164/mo HOA · 9% of rent

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +12.6/15.0
• Cash flow +7.9/30.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Rent growth +3.4/5.0
• 1% rule +3.2/10.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

BEST PRICE and EXCELLENT CONDITION!! Welcome to easy living at its finest! This charming 3-bedroom, 2.5-bath townhome offers a bright, airy interior and one of the most worry-free lifestyles you’ll find in Pensacola. Get all the benefits of homeownership with none of the weekend chores. This HOA handles nearly everything—including exterior insurance, exterior maintenance (siding, roof, painting, pressure washing), lawn care, termite bond, plus maintenance of the resort-style pool, pavilion, dog park, and green spaces. Located in Admirals Quarters community—just minutes from Navy Federal’s main campus, I-10, downtown, the airport, and Gulf Coast beaches—you’ll love the location! Step inside to an open, modern layout featuring a stylish kitchen with granite countertops, stainless steel appliances, white cabinetry, and a large center island with breakfast bar. The living and dining areas flow together nicely and have views of a natural wooded area, and the handy half-bath completes the main level. Upstairs, the spacious primary suite includes an oversized closet and double-vanity bath, while two additional bedrooms and a second full bath offer great flexibility for guests, family, or a home office. Relax on your private patio, enjoy your attached garage, and come home each day to a community that truly takes care of you. Whether you’re seeking a first home, a smart investment, or a low-maintenance lifestyle, this townhome checks all the boxes with style.

Key facts

• Wooded views
• Stylish kitchen
• Granite countertops

Tags

• ADMIRALS QUARTERS COMMUNITY
• WOODED VIEWS
• OPEN-CONCEPT LAYOUT
• STYLISH KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $225k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-242 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $182k (19.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (17.9% below list).
• Recommended offer: $182k (19.0% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 79/100 on livability (#133 in FL, #1,996 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, employment D.
• Escambia (suburban): math 40% / reading 45% proficiency, ranked #56 of 73 in FL (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Pine Meadow Elementary School (math 59% / reading 65%, grade B, #608 of 2,144 statewide, top 29%, 710 students, 51% FRL); J. M. Tate Senior High School (math 42% / reading 52%, grade D-, #207 of 667 statewide, top 32%, 2,110 students, 44% FRL).
• Zoned-school proficiency averages 54% at this address vs 42% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Escambia average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.6%/yr); 115 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($59k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Escambia County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,097 (19.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.82% ✗
• Cap rate: 5.00%
• Cash-on-cash: -4.62%
• DSCR: 0.79
• GRM: 10.2

CMA / ARV

• ARV (median comp): $253,362
• List price: $224,900
• Delta: -11.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8905 Brigade Trl #8905	0.15mi	3/2.5	1,537 (+8%)	2mo	$222,250	$145	78
8913 Brigade Trl	0.14mi	3/2.5	1,537 (+8%)	3mo	$230,000	$150	77
1587 Iroquois Ct	0.38mi	3/2.5	1,537 (+8%)	2mo	$225,900	$147	67
1455 Iroquois Ct	0.38mi	3/2.5	1,553 (+9%)	4mo	$242,500	$156	63
1590 Iroquois Ct	0.38mi	3/2.5	1,553 (+9%)	6mo	$275,000	$177	61
1940 Highland Ridge Ct Unit 8B	0.70mi	3/2.5	1,543 (+9%)	2mo	$233,900	$152	52
1960 Highland Ridge Ct Unit 3B	0.70mi	3/2.5	1,543 (+9%)	2mo	$233,900	$152	51
1964 Highland Ridge Ct Unit 2B	0.71mi	3/2.5	1,543 (+9%)	2mo	$233,900	$152	51
1968 Highland Ridge Ct Unit 1B	0.72mi	3/2.5	1,543 (+9%)	3mo	$227,400	$147	49
8332 Highland Ridge Dr Unit 4A	0.72mi	3/2.5	1,543 (+9%)	5mo	$225,900	$146	48
8344 Highland Ridge Dr Unit 7A	0.73mi	3/2.5	1,543 (+9%)	5mo	$225,900	$146	48
8336 Highland Ridge Dr Unit 5A	0.73mi	3/2.5	1,543 (+9%)	5mo	$225,900	$146	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.63% rent growth · sell at horizon

5-year hold

• IRR: -23.3%
• Equity multiple: 0.20×
• Total profit: $-50,581
• Equity at exit: $33,533

10-year hold

• IRR: -16.1%
• Equity multiple: 0.07×
• Total profit: $-58,546
• Equity at exit: $19,445

Cash invested: $62,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 32534

• Home prices YoY: -19.1%
• Rents YoY: 3.6%
• Active inventory: 115
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,846 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$263 /mo · $3,158/yr
• Insurance: −$94
• HOA: −$164
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $-242

Break-even live

Break-even rent $2,152

Max offer price $182,097

Occupancy floor —

Sensitivity live

Price	-10% $-115	-5% $-179	+0% $-242	+5% $-306	+10% $-370
Rent	-10% $-388	-5% $-315	+0% $-242	+5% $-169	+10% $-97
Rate	-1.0pp $-129	-0.5pp $-185	base $-242	+0.5pp $-301	+1.0pp $-360

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8980 Brigade Trl Pensacola, FL	3.0	2.5	1537	$1,725	$1.12	25d	1	0.01mi
8980 Brigade Trl Pensacola, FL	3.0	2.5	1537	$1,725	$1.12	23d	1	0.01mi
1524 Farragut Way Pensacola, FL	3.0	2.5	1537	$1,750	$1.14	15d	1	0.08mi
8932 Brigade Trl Pensacola, FL	3.0	2.5	1530	$1,825	$1.19	25d	1	0.08mi
1559 W Nine Mile Rd Pensacola, FL	1.0–2.0	1.0–2.0	894	$2,280	$2.55	15d	31	0.12mi
8932 Abbington Dr Pensacola, FL	3.0	2.0	1576	$2,015	$1.28	25d	1	0.13mi
8869 Brigade Trl Pensacola, FL	3.0	2.5	1537	$1,725	$1.12	15d	1	0.16mi
1512 Iroquois Ct Pensacola, FL	3.0	2.5	1500	$1,750	$1.17	25d	1	0.17mi
1431 W Nine Mile Rd Pensacola, FL	1.0–3.0	1.0–2.0	1017	$1,780	$1.75	15d	12	0.18mi
28 Easton St Cantonment, FL	3.0	2.0	1695	$1,850	$1.09	15d	1	0.47mi
2292 Sparrow Ln Pensacola, FL	3.0	2.0	1275	$1,525	$1.20	25d	1	0.54mi
8800 Pine Forest Rd Pensacola, FL	1.0–3.0	1.0–2.0	1077	$1,809	$1.68	15d	18	0.66mi
8644 Cove Ave Pensacola, FL	3.0	2.0	1588	$1,850	$1.16	25d	1	0.86mi
9980 Bowman Ave Unit N Pensacola, FL	3.0	2.0	1150	$1,595	$1.39	23d	1	0.90mi
9980 Bowman Ave Unit L Pensacola, FL	3.0	2.0	1150	$1,595	$1.39	15d	1	0.90mi
975 Lovebird Ct Pensacola, FL	4.0	2.0	1768	$2,100	$1.19	15d	1	1.24mi
1229 W Ten Mile Rd Cantonment, FL	3.0	2.0	1528	$2,000	$1.31	25d	1	1.26mi
951 Lovebird Ct Pensacola, FL	4.0	2.0	1787	$2,150	$1.20	15d	1	1.28mi
3318 Pine Forest Rd Cantonment, FL	2.0	2.0	968	$1,250	$1.29	25d	1	1.39mi
8660 Figland Ave Pensacola, FL	3.0	2.0	1106	$1,550	$1.40	15d	1	1.48mi

HOA detail

• Monthly dues: $164 · $1,968/yr
• Likely covers: landscapingexterior maint.pool

Listing history 19 events

1. 2026-06-21
   days on market $224,900 Active 108 DOM
2. 2026-06-18
   days on market $224,900 Active 105 DOM
3. 2026-06-17
   days on market $224,900 Active 104 DOM
4. 2026-06-16
   days on market $224,900 Active 103 DOM
5. 2026-06-15
   days on market $224,900 Active 102 DOM
6. 2026-06-14
   days on market $224,900 Active 100 DOM
7. 2026-06-10
   days on market $224,900 Active 97 DOM
8. 2026-06-09
   days on market $224,900 Active 96 DOM
9. 2026-06-08
   days on market $224,900 Active 95 DOM
10. 2026-06-07
    days on market $224,900 Active 94 DOM
11. 2026-06-03
    days on market $224,900 Active 90 DOM
12. 2026-06-02
    days on market $224,900 Active 89 DOM
13. 2026-06-01
    days on market $224,900 Active 88 DOM
14. 2026-05-31
    days on market $224,900 Active 87 DOM
15. 2026-05-31
    days on market $224,900 Active 86 DOM
16. 2026-05-04
    price $224,900 1517-char remark

    Show marketing remark (1517 chars)

    BEST PRICE and EXCELLENT CONDITION!! Welcome to easy living at its finest! This charming 3-bedroom, 2.5-bath townhome offers a bright, airy interior and one of the most worry-free lifestyles you’ll find in Pensacola. Get all the benefits of homeownership with none of the weekend chores. This HOA handles nearly everything—including exterior insurance, exterior maintenance (siding, roof, painting, pressure washing), lawn care, termite bond, plus maintenance of the resort-style pool, pavilion, dog park, and green spaces. Located in Admirals Quarters community—just minutes from Navy Federal’s main campus, I-10, downtown, the airport, and Gulf Coast beaches—you’ll love the location! Step inside to an open, modern layout featuring a stylish kitchen with granite countertops, stainless steel appliances, white cabinetry, and a large center island with breakfast bar. The living and dining areas flow together nicely and have views of a natural wooded area, and the handy half-bath completes the main level. Upstairs, the spacious primary suite includes an oversized closet and double-vanity bath, while two additional bedrooms and a second full bath offer great flexibility for guests, family, or a home office. Relax on your private patio, enjoy your attached garage, and come home each day to a community that truly takes care of you. Whether you’re seeking a first home, a smart investment, or a low-maintenance lifestyle, this townhome checks all the boxes with style.

17. 2026-03-05
    listed $228,900 Active 1517-char remark

    Show marketing remark (1517 chars)

    BEST PRICE and EXCELLENT CONDITION!! Welcome to easy living at its finest! This charming 3-bedroom, 2.5-bath townhome offers a bright, airy interior and one of the most worry-free lifestyles you’ll find in Pensacola. Get all the benefits of homeownership with none of the weekend chores. This HOA handles nearly everything—including exterior insurance, exterior maintenance (siding, roof, painting, pressure washing), lawn care, termite bond, plus maintenance of the resort-style pool, pavilion, dog park, and green spaces. Located in Admirals Quarters community—just minutes from Navy Federal’s main campus, I-10, downtown, the airport, and Gulf Coast beaches—you’ll love the location! Step inside to an open, modern layout featuring a stylish kitchen with granite countertops, stainless steel appliances, white cabinetry, and a large center island with breakfast bar. The living and dining areas flow together nicely and have views of a natural wooded area, and the handy half-bath completes the main level. Upstairs, the spacious primary suite includes an oversized closet and double-vanity bath, while two additional bedrooms and a second full bath offer great flexibility for guests, family, or a home office. Relax on your private patio, enjoy your attached garage, and come home each day to a community that truly takes care of you. Whether you’re seeking a first home, a smart investment, or a low-maintenance lifestyle, this townhome checks all the boxes with style.

18. 2021-02-26
    soldstatus $204,900 1025-char remark

    Show marketing remark (1025 chars)

    GORGEOUS NEW TOWNHOMES in one of the most convenient Pensacola locations close to shopping, dining, medical care, Navy Federal Credit Union much more. 3 bedrooms, 2 1/2 baths with no wasted space. Fabulous open design that is perfect for entertaining and family gatherings. The kitchen features Stainless Steel appliances, a large bar, beautiful granite, undermount sink, pantry and recessed lighting. Bedroom 1 offers a spacious walk-in closet and the adjoining bath has a granite double vanity, 5' shower and linen closet. Beautiful wood look easy care flooring and nice carpet in the bedrooms. These stylish townhomes with a one car garage also include fabric hurricane window protection, our Smart Home Connect system which features your video camera doorbell, keyless entry and more. The new "Admiral's Quarters" townhome community also offers a beautiful, relaxing community pool for your enjoyment. Pictures may be of similar, but not necessarily of subject property, including exterior and interior colors.

19. 2020-11-01
    listed $204,900 1025-char remark

    Show marketing remark (1025 chars)

    GORGEOUS NEW TOWNHOMES in one of the most convenient Pensacola locations close to shopping, dining, medical care, Navy Federal Credit Union much more. 3 bedrooms, 2 1/2 baths with no wasted space. Fabulous open design that is perfect for entertaining and family gatherings. The kitchen features Stainless Steel appliances, a large bar, beautiful granite, undermount sink, pantry and recessed lighting. Bedroom 1 offers a spacious walk-in closet and the adjoining bath has a granite double vanity, 5' shower and linen closet. Beautiful wood look easy care flooring and nice carpet in the bedrooms. These stylish townhomes with a one car garage also include fabric hurricane window protection, our Smart Home Connect system which features your video camera doorbell, keyless entry and more. The new "Admiral's Quarters" townhome community also offers a beautiful, relaxing community pool for your enjoyment. Pictures may be of similar, but not necessarily of subject property, including exterior and interior colors.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $3,158 · $263/mo
• Projected year-2 tax: $3,158 · $263/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,147
• − Mortgage interest: −$12,598
• − Property taxes: −$3,158
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,772
• − Management: −$1,772
• − HOA: −$1,968
• − Depreciation: −$6,543
• Taxable loss: −$6,788
• Est. tax savings @ 24.0%: +$1,629
• After-tax cash flow: $-1,278/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 3 photos

Good 80/100 Cosmetic rehab

This well-maintained townhouse in Admirals Quarters offers a good condition with minimal repairs needed. It's move-in ready with potential for minor cosmetic updates to enhance its curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics
• Both New kitchen appliances — Enhances functionality and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New kitchen appliances — Enhances functionality and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Escambia
• NCES district ID: 1200510
• Math proficiency: 40% ▼ -9.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $44,649
• Composite: 36.04/100
• National rank: #4773
• State rank: #56 of 73 in FL

Livability — Ensley

• Score: 79/100
• State rank: #133
• US rank: #1996

Category grades

Amenities D Commute A- Cost of living A+ Crime C Employment D Housing A+ Health & safety A+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ensley, FL
• County: Escambia County · 301,722 people
• City population: 15,879
• Metro: Pensacola-Ferry Pass-Brent, FL
• Population (ZIP): 17,104
• Household income: $58,992
• Rent vs Own: 44.8% rent · 55.2% own
• Severe rent burden: 540.0

Population outlook (Escambia County) Hauer SSP2

• Today (2025): 334,637 people
• By 2030: 345,779 · +3.3%
• By 2040: 364,828 · +9.0%
• By 2050: 378,514 · +13.1%
• By 2075: 403,220 · +20.5%
• By 2100: 386,125 · +15.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 51% Black 30% Two or more races 9% Hispanic / Latino 8% Asian 5%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Serbian 3% Italian 2% Portuguese 1%
• Foreign-born: 8% · Canada, Vietnam, Jamaica
• Languages at home: 89% English-only · Spanish 6% Vietnamese 2% Tagalog/Filipino 1%

Political lean MEDSL · Escambia

• 2024 margin: R (+19.5) · D 39.7% · R 59.2% · Other 1.1%
• 2008→2024 swing: -0.2pp no change · 2008: -19.3pp · 2024: -19.5pp
• All cycles: 2024: R+19.5 2020: R+15.1 2016: R+20.6 2012: R+20.6 2008: R+19.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.23%
• Current HPI: 255.7617
• Rent YoY: ▲ 3.63%
• Metro: Pensacola-Ferry Pass-Brent, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+9.8% since first listed

4 events — show timeline

• 2026-05-04 Price Changed $224,900 PARMLS
• 2026-03-05 Listed $228,900 PARMLS
• 2021-02-26 Sold (MLS) $204,900 PARMLS
• 2020-11-01 Listed $204,900 PARMLS

Property tax history

-0.6%/yr

Latest (2025): $3,158 · -2.7% YoY. Source: county tax records.