23 Lakeway St · Panorama Village, TX 77304

$99,000

2 bd · 2.0 ba · 1,788 sqft · Condo public records · 75 Days on market

Built 1970 $55/sqft · 37% below area Est $156k · 37% under $175/mo HOA · 11% of rent ↓ 43% since listing

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Why this score? — see what drove the B- 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).

• Cash flow +25.1/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +8.2/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious three-story townhouse offering approximately 1,788 square feet with 2 bedrooms and 2.5 bathrooms. This home features an open living area with high ceilings, large windows that bring in tons of natural light, and a cozy wood-burning fireplace. An attached two-car garage provides convenient parking and storage, while a private fenced patio offers a great spot to relax outdoors. Located in the golf course community of Panorama Village, residents can enjoy nearby neighborhood amenities and easy access to I-45.

Key facts

• $175 HOA
• Garage
• Pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $99k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 3.9% in Panorama Village — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 63/100 on livability (#851 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D, amenities F, commute F.
• Willis ISD (rural): math 33% / reading 40% proficiency, ranked #458 of 826 in TX (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-1.6%/yr); 756 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 13,259 units permitted in Montgomery County in 2024 (1,402 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Montgomery County population projected at +65% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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

• Watch-outs: property tax is 3.9% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.63% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.44%
• DSCR: 1.42
• GRM: 5.1

CMA / ARV

• ARV (median comp): $156,123
• List price: $99,000
• Delta: -36.59%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -6.7%
• Equity multiple: 0.76×
• Total profit: $-6,612
• Equity at exit: $14,761

10-year hold

• IRR: -3.4%
• Equity multiple: 0.82×
• Total profit: $-5,071
• Equity at exit: $8,560

Cash invested: $27,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 77304

• Home prices YoY: -29.3%
• Rents YoY: -1.6%
• Active inventory: 756
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,609 high
• Mortgage (P&I): −$519
• Tax from tax record: −$318 /mo · $3,813/yr
• Insurance: −$41
• HOA: −$175
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $218

Break-even live

Break-even rent $1,333

Max offer price $99,000

Occupancy floor 81%

Sensitivity live

Price	-10% $274	-5% $246	+0% $218	+5% $190	+10% $162
Rent	-10% $91	-5% $155	+0% $218	+5% $282	+10% $345
Rate	-1.0pp $268	-0.5pp $243	base $218	+0.5pp $193	+1.0pp $166

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27 Lakeway St Conroe, TX	2.0	2.5	1500	$1,400	$0.93	14d	1	0.05mi
350 Rolling Hills Dr Conroe, TX	3.0	2.0	1808	$1,750	$0.97	25d	1	0.64mi
8918 Oval Glass St Conroe, TX	3.0	2.0	1570	$1,835	$1.17	6d	1	0.81mi
1560 League Line Rd Unit 3228 Conroe, TX	3.0	2.0	1442	$2,105	$1.46	0d	1	0.82mi
1560 League Line Rd Unit 1593 Conroe, TX	3.0	2.0	1313	$2,250	$1.71	45d	1	0.82mi
1560 League Line Rd Unit 3174 Conroe, TX	3.0	2.0	1442	$2,145	$1.49	11d	1	0.82mi
295 Cypress Dr Conroe, TX	3.0	2.5	2117	$1,871	$0.88	14d	1	0.87mi
1510 League Line Rd Conroe, TX	1.0–3.0	1.0–2.0	1089	$1,758	$1.61	0d	17	0.90mi
2205 Highland Hills Dr Conroe, TX	3.0	2.0	1489	$1,819	$1.22	45d	1	1.26mi
2205 Highland Hills Dr Conroe, TX	3.0	2.0	1489	$1,819	$1.22	0d	1	1.26mi

HOA detail condo

• Monthly dues: $175 · $2,100/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-21
   days on market $99,000 Pending 75 DOM
2. 2026-06-18
   status $99,000 Pending 72 DOM
3. 2026-06-18
   days on market $99,000 Active 72 DOM
4. 2026-06-17
   days on market $99,000 Active 71 DOM
5. 2026-06-16
   days on market $99,000 Active 70 DOM
6. 2026-06-15
   days on market $99,000 Active 69 DOM
7. 2026-06-13
   days on market $99,000 Active 67 DOM
8. 2026-06-09
   days on market $99,000 Active 63 DOM
9. 2026-06-08
   days on market $99,000 Active 62 DOM
10. 2026-06-07
    days on market $99,000 Active 61 DOM
11. 2026-06-04
    days on market $99,000 Active 58 DOM
12. 2026-06-03
    days on market $99,000 Active 57 DOM
13. 2026-06-02
    days on market $99,000 Active 56 DOM
14. 2026-06-01
    days on market $99,000 Active 55 DOM
15. 2026-05-31
    days on market $99,000 Active 54 DOM
16. 2026-04-07
    listed $99,000 Active 520-char remark

    Show marketing remark (520 chars)

    Spacious three-story townhouse offering approximately 1,788 square feet with 2 bedrooms and 2.5 bathrooms. This home features an open living area with high ceilings, large windows that bring in tons of natural light, and a cozy wood-burning fireplace. An attached two-car garage provides convenient parking and storage, while a private fenced patio offers a great spot to relax outdoors. Located in the golf course community of Panorama Village, residents can enjoy nearby neighborhood amenities and easy access to I-45.

17. 2022-07-12
    soldstatus
18. 2022-07-08
    soldstatus Sold 796-char remark

    Show marketing remark (796 chars)

    This freshly remodeled tri-story townhome is a 2 bedroom | 2 1/2 bath unit and is located in the peaceful golf course community, Panorama Village. Its location is attractive being so close to I-45! Vaulted ceilings and a beautiful fireplace in the living area, granite counter tops, modern laminate wood flooring, huge glass windows with relaxing views in both bedrooms. Privacy fenced back patio area downstairs with easy entry access to the pool and additional parking. 2 car attached garage with garage door opener. Utility room located inside the home with red front load washer and dryer that are included, and it’s LOADED with stainless steel appliances. This has one of the lowest HOA fees around which includes gas, water, sewer, trash and amenities. Come check out this hidden gem!

19. 2022-06-14
    status Pending 796-char remark

    Show marketing remark (796 chars)

    This freshly remodeled tri-story townhome is a 2 bedroom | 2 1/2 bath unit and is located in the peaceful golf course community, Panorama Village. Its location is attractive being so close to I-45! Vaulted ceilings and a beautiful fireplace in the living area, granite counter tops, modern laminate wood flooring, huge glass windows with relaxing views in both bedrooms. Privacy fenced back patio area downstairs with easy entry access to the pool and additional parking. 2 car attached garage with garage door opener. Utility room located inside the home with red front load washer and dryer that are included, and it’s LOADED with stainless steel appliances. This has one of the lowest HOA fees around which includes gas, water, sewer, trash and amenities. Come check out this hidden gem!

20. 2022-06-06
    status Option Pending 796-char remark

    Show marketing remark (796 chars)

    This freshly remodeled tri-story townhome is a 2 bedroom | 2 1/2 bath unit and is located in the peaceful golf course community, Panorama Village. Its location is attractive being so close to I-45! Vaulted ceilings and a beautiful fireplace in the living area, granite counter tops, modern laminate wood flooring, huge glass windows with relaxing views in both bedrooms. Privacy fenced back patio area downstairs with easy entry access to the pool and additional parking. 2 car attached garage with garage door opener. Utility room located inside the home with red front load washer and dryer that are included, and it’s LOADED with stainless steel appliances. This has one of the lowest HOA fees around which includes gas, water, sewer, trash and amenities. Come check out this hidden gem!

21. 2022-05-26
    price $164,900 796-char remark

    Show marketing remark (796 chars)

    This freshly remodeled tri-story townhome is a 2 bedroom | 2 1/2 bath unit and is located in the peaceful golf course community, Panorama Village. Its location is attractive being so close to I-45! Vaulted ceilings and a beautiful fireplace in the living area, granite counter tops, modern laminate wood flooring, huge glass windows with relaxing views in both bedrooms. Privacy fenced back patio area downstairs with easy entry access to the pool and additional parking. 2 car attached garage with garage door opener. Utility room located inside the home with red front load washer and dryer that are included, and it’s LOADED with stainless steel appliances. This has one of the lowest HOA fees around which includes gas, water, sewer, trash and amenities. Come check out this hidden gem!

22. 2022-05-08
    status Active 796-char remark

    Show marketing remark (796 chars)

    This freshly remodeled tri-story townhome is a 2 bedroom | 2 1/2 bath unit and is located in the peaceful golf course community, Panorama Village. Its location is attractive being so close to I-45! Vaulted ceilings and a beautiful fireplace in the living area, granite counter tops, modern laminate wood flooring, huge glass windows with relaxing views in both bedrooms. Privacy fenced back patio area downstairs with easy entry access to the pool and additional parking. 2 car attached garage with garage door opener. Utility room located inside the home with red front load washer and dryer that are included, and it’s LOADED with stainless steel appliances. This has one of the lowest HOA fees around which includes gas, water, sewer, trash and amenities. Come check out this hidden gem!

23. 2022-05-02
    status Option Pending 796-char remark

    Show marketing remark (796 chars)

    This freshly remodeled tri-story townhome is a 2 bedroom | 2 1/2 bath unit and is located in the peaceful golf course community, Panorama Village. Its location is attractive being so close to I-45! Vaulted ceilings and a beautiful fireplace in the living area, granite counter tops, modern laminate wood flooring, huge glass windows with relaxing views in both bedrooms. Privacy fenced back patio area downstairs with easy entry access to the pool and additional parking. 2 car attached garage with garage door opener. Utility room located inside the home with red front load washer and dryer that are included, and it’s LOADED with stainless steel appliances. This has one of the lowest HOA fees around which includes gas, water, sewer, trash and amenities. Come check out this hidden gem!

24. 2022-04-23
    price $169,900 796-char remark

    Show marketing remark (796 chars)

    This freshly remodeled tri-story townhome is a 2 bedroom | 2 1/2 bath unit and is located in the peaceful golf course community, Panorama Village. Its location is attractive being so close to I-45! Vaulted ceilings and a beautiful fireplace in the living area, granite counter tops, modern laminate wood flooring, huge glass windows with relaxing views in both bedrooms. Privacy fenced back patio area downstairs with easy entry access to the pool and additional parking. 2 car attached garage with garage door opener. Utility room located inside the home with red front load washer and dryer that are included, and it’s LOADED with stainless steel appliances. This has one of the lowest HOA fees around which includes gas, water, sewer, trash and amenities. Come check out this hidden gem!

25. 2022-04-09
    status Active 796-char remark

    Show marketing remark (796 chars)

    This freshly remodeled tri-story townhome is a 2 bedroom | 2 1/2 bath unit and is located in the peaceful golf course community, Panorama Village. Its location is attractive being so close to I-45! Vaulted ceilings and a beautiful fireplace in the living area, granite counter tops, modern laminate wood flooring, huge glass windows with relaxing views in both bedrooms. Privacy fenced back patio area downstairs with easy entry access to the pool and additional parking. 2 car attached garage with garage door opener. Utility room located inside the home with red front load washer and dryer that are included, and it’s LOADED with stainless steel appliances. This has one of the lowest HOA fees around which includes gas, water, sewer, trash and amenities. Come check out this hidden gem!

26. 2022-03-18
    historical 796-char remark

    Show marketing remark (796 chars)

    This freshly remodeled tri-story townhome is a 2 bedroom | 2 1/2 bath unit and is located in the peaceful golf course community, Panorama Village. Its location is attractive being so close to I-45! Vaulted ceilings and a beautiful fireplace in the living area, granite counter tops, modern laminate wood flooring, huge glass windows with relaxing views in both bedrooms. Privacy fenced back patio area downstairs with easy entry access to the pool and additional parking. 2 car attached garage with garage door opener. Utility room located inside the home with red front load washer and dryer that are included, and it’s LOADED with stainless steel appliances. This has one of the lowest HOA fees around which includes gas, water, sewer, trash and amenities. Come check out this hidden gem!

27. 2022-03-18
    status Active 796-char remark

    Show marketing remark (796 chars)

    This freshly remodeled tri-story townhome is a 2 bedroom | 2 1/2 bath unit and is located in the peaceful golf course community, Panorama Village. Its location is attractive being so close to I-45! Vaulted ceilings and a beautiful fireplace in the living area, granite counter tops, modern laminate wood flooring, huge glass windows with relaxing views in both bedrooms. Privacy fenced back patio area downstairs with easy entry access to the pool and additional parking. 2 car attached garage with garage door opener. Utility room located inside the home with red front load washer and dryer that are included, and it’s LOADED with stainless steel appliances. This has one of the lowest HOA fees around which includes gas, water, sewer, trash and amenities. Come check out this hidden gem!

28. 2022-03-17
    listed $174,900 Active 796-char remark

    Show marketing remark (796 chars)

    This freshly remodeled tri-story townhome is a 2 bedroom | 2 1/2 bath unit and is located in the peaceful golf course community, Panorama Village. Its location is attractive being so close to I-45! Vaulted ceilings and a beautiful fireplace in the living area, granite counter tops, modern laminate wood flooring, huge glass windows with relaxing views in both bedrooms. Privacy fenced back patio area downstairs with easy entry access to the pool and additional parking. 2 car attached garage with garage door opener. Utility room located inside the home with red front load washer and dryer that are included, and it’s LOADED with stainless steel appliances. This has one of the lowest HOA fees around which includes gas, water, sewer, trash and amenities. Come check out this hidden gem!

29. 2022-03-17
    historical 796-char remark

    Show marketing remark (796 chars)

    This freshly remodeled tri-story townhome is a 2 bedroom | 2 1/2 bath unit and is located in the peaceful golf course community, Panorama Village. Its location is attractive being so close to I-45! Vaulted ceilings and a beautiful fireplace in the living area, granite counter tops, modern laminate wood flooring, huge glass windows with relaxing views in both bedrooms. Privacy fenced back patio area downstairs with easy entry access to the pool and additional parking. 2 car attached garage with garage door opener. Utility room located inside the home with red front load washer and dryer that are included, and it’s LOADED with stainless steel appliances. This has one of the lowest HOA fees around which includes gas, water, sewer, trash and amenities. Come check out this hidden gem!

30. 2017-09-01
    soldstatus
31. 2016-11-15
    soldstatus
32. 2005-04-06
    soldstatus

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

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $3,813 · $318/mo
• Projected year-2 tax: $3,813 · $318/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,311
• − Mortgage interest: −$5,546
• − Property taxes: −$3,813
• − Insurance: −$495
• − Repairs & maintenance: −$1,545
• − Management: −$1,545
• − HOA: −$2,100
• − Depreciation: −$2,880
• Taxable income: $1,388
• Est. tax owed @ 24.0%: −$333
• After-tax cash flow: $2,285/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.

Schools (NCES district)

• District: Willis ISD
• NCES district ID: 4845900
• Math proficiency: 33% ▼ -15.00%
• Reading proficiency: 40% ▼ -2.00%
• Median HH income: $57,828
• Composite: 32.32/100
• National rank: #5746
• State rank: #458 of 826 in TX

Livability — Panorama Village

• Score: 63/100
• State rank: #851
• US rank: #15333

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Panorama Village, TX
• County: Montgomery County · 663,713 people
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 44,225
• Household income: $80,425
• Rent vs Own: 42.8% rent · 57.2% own
• Severe rent burden: 2233.0

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 713,896 people
• By 2030: 805,263 · +12.8%
• By 2040: 992,708 · +39.1%
• By 2050: 1,179,590 · +65.2%
• By 2075: 1,628,084 · +128.1%
• By 2100: 1,937,880 · +171.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 16% Black 11% Two or more races 8% Asian 4%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Lithuanian 4% Italian 2% Romanian 2%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 85% English-only · Spanish 10% Other Indo-European 1% Tagalog/Filipino 1%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+45.5) · D 26.8% · R 72.3%
• 2008→2024 swing: +7.2pp toward D · 2008: -52.7pp · 2024: -45.5pp
• All cycles: 2024: R+45.5 2020: R+43.8 2016: R+51.4 2012: R+60.7 2008: R+52.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.02%
• Current HPI: 209.516
• Rent YoY: ▼ -1.65%
• Metro: Houston-The Woodlands-Sugar Land, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

-43.4% since first listed

17 events — show timeline

• 2026-04-07 Listed $99,000 HARMLS
• 2022-07-12 Sold (Public Records) — Public Records
• 2022-07-08 Sold (MLS) — HARMLS
• 2022-06-14 Pending — HARMLS
• 2022-06-06 Pending — HARMLS
• 2022-05-26 Price Changed $164,900 HARMLS
• 2022-05-08 Relisted — HARMLS
• 2022-05-02 Pending — HARMLS
• 2022-04-23 Price Changed $169,900 HARMLS
• 2022-04-09 Relisted — HARMLS
• 2022-03-18 Listing Removed — HARMLS
• 2022-03-18 Relisted — HARMLS
• 2022-03-17 Listing Removed — HARMLS
• 2022-03-17 Listed $174,900 HARMLS
• 2017-09-01 Sold (Public Records) — Public Records
• 2016-11-15 Sold (Public Records) — Public Records
• 2005-04-06 Sold (Public Records) — Public Records

Property tax history

+10.8%/yr

Latest (2025): $3,813 · -3.5% YoY. Source: county tax records.