2526 Vesper Bnd · New Braunfels, TX 78130

$281,999

4 bd · 3.0 ba · 2,210 sqft · Land · 62 Days on market

Built 2026 4,791 sqft lot $29/mo HOA · 2% of rent ↓ 8% since listing

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.6/30.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• 1% rule +1.8/10.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Navarre- This new single-level home boasts a modern and low-maintenance design. Three secondary bedrooms are located off the foyer, with a nearby study perfect for focusing on important tasks throughout the week. An inviting open-concept living area combines the kitchen, living and dining areas, with a nearby covered patio ready for outdoor entertainment and leisure. A lavish owner's suite completes the home, offering direct access to an en-suite bathroom and generous walk-in closet. Estimated Completion June 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

Key facts

• Walk-in closet
• Single-level home
• Covered patio

Tags

• SINGLE-LEVEL HOME
• OPEN-CONCEPT LIVING AREA
• COVERED PATIO
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath land listed at $282k.

Deal economics

• At list price, monthly cash flow is $-466 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (23.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (32.2% below list).
• Recommended offer: $191k (32.2% below list) — sets the bar for 1% rule.
• Cap rate 4.3% vs local median 3.4% in New Braunfels — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 83/100 on livability (#9 in TX, #925 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, housing A+, health & safety A+; Watch: commute F.
• Comal ISD (rural): math 57% / reading 59% proficiency, ranked #58 of 826 in TX (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-2.0%/yr); 1896 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,064 units permitted in Guadalupe County in 2024 (133 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Guadalupe County population projected at +61% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($265k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,315 (32.2% 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 62 days. Have you received any prior offers? Is the seller open to a 32% 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.68% ✗
• Cap rate: 4.31%
• Cash-on-cash: -7.09%
• DSCR: 0.68
• GRM: 12.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -32.0%
• Equity multiple: -0.03×
• Total profit: $-80,964
• Equity at exit: $42,047

10-year hold

• IRR: -58.5%
• Equity multiple: -0.65×
• Total profit: $-130,234
• Equity at exit: $24,382

Cash invested: $78,960 (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 78130

• Rents YoY: -2.0%
• Active inventory: 1896
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,913 high
• Mortgage (P&I): −$1,479
• Tax est. 1.5%: −$352 /mo · $4,230/yr
• Insurance: −$117
• HOA: −$29
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $-466

Break-even live

Break-even rent $2,504

Max offer price $214,504

Occupancy floor —

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: $70,500
• Closing costs: $8,460
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1212 Treehouse Ln New Braunfels, TX	3.0	2.0	1687	$1,706	$1.01	21d	1	0.08mi
1220 Treehouse Ln New Braunfels, TX	3.0	2.0	2120	$1,896	$0.89	43d	1	0.09mi
1236 Treehouse Ln New Braunfels, TX	3.0	2.0	1459	$1,795	$1.23	17d	1	0.12mi
2540 Sweet Olive New Braunfels, TX	3.0	2.0	1440	$1,650	$1.15	23d	1	0.22mi
2505 Sweet Olive New Braunfels, TX	4.0	2.0	1627	$1,590	$0.98	2d	1	0.24mi
2421 Sweet Olive New Braunfels, TX	4.0	2.5	1950	$1,750	$0.90	20d	1	0.25mi
2439 Lake Hls New Braunfels, TX	4.0	2.5	1950	$1,816	$0.93	21d	1	0.26mi
2439 Lake Hls New Braunfels, TX	4.0	2.5	1950	$1,590	$0.82	4d	1	0.26mi
2421 Double Oak Dr New Braunfels, TX	4.0	2.0	1627	$1,600	$0.98	4d	1	0.32mi
2436 Hunter Peak New Braunfels, TX	4.0	2.5	1950	$1,800	$0.92	12d	1	0.33mi
1417 White Willow New Braunfels, TX	3.0	2.0	1440	$1,550	$1.08	21d	1	0.38mi
2440 Lost Creek Rd New Braunfels, TX	3.0	2.0	1402	$1,500	$1.07	43d	1	0.42mi
2408 Shady Grv New Braunfels, TX	4.0	2.0	1600	$1,913	$1.20	23d	1	0.53mi
2411 Shady Grv New Braunfels, TX	4.0	2.0	1600	$1,595	$1.00	14d	1	0.55mi
2415 Shady Grv New Braunfels, TX	3.0	2.0	1402	$1,545	$1.10	43d	1	0.56mi
2407 Shady Grv New Braunfels, TX	3.0	2.0	1402	$1,575	$1.12	23d	1	0.56mi
758 Great Oaks Dr New Braunfels, TX	3.0	2.0	1553	$1,695	$1.09	43d	1	0.69mi
2123 Dodge Dr New Braunfels, TX	3.0	2.5	2243	$2,020	$0.90	3d	1	0.71mi
756 Guna Dr New Braunfels, TX	3.0	2.5	1594	$1,980	$1.24	43d	1	0.72mi
2126 Silver Maple New Braunfels, TX	4.0	3.0	2292	$2,100	$0.92	20d	1	0.73mi
603 Tom Kemp Dr New Braunfels, TX	4.0	2.5	1754	$1,895	$1.08	21d	1	0.81mi
146 Texas Thistle New Braunfels, TX	3.0	2.0	1494	$1,750	$1.17	43d	1	0.82mi
323 Mistflower New Braunfels, TX	4.0	2.5	1822	$1,895	$1.04	2d	1	0.84mi
2280 Hawk Dr New Braunfels, TX	5.0	3.5	2472	$2,400	$0.97	23d	1	0.86mi
655 Tom Kemp Dr New Braunfels, TX	4.0	2.5	1758	$1,850	$1.05	43d	1	0.86mi
326 Mistflower New Braunfels, TX	3.0	2.0	1510	$1,695	$1.12	23d	1	0.86mi
186 Texas Thistle New Braunfels, TX	4.0	2.5	2307	$1,950	$0.85	43d	1	0.87mi
208 Texas Thistle New Braunfels, TX	3.0	2.0	1680	$1,750	$1.04	17d	1	0.88mi
342 Mistflower New Braunfels, TX	3.0	2.0	1510	$1,695	$1.12	23d	1	0.88mi
452 Holly Bush New Braunfels, TX	3.0	2.0	1497	$1,997	$1.33	1d	1	0.94mi
352 Blacktail Dr New Braunfels, TX	3.0	2.0	1548	$1,695	$1.09	23d	1	0.96mi
121 Flora St New Braunfels, TX	3.0	2.0	1696	$2,000	$1.18	43d	1	0.97mi
308 Autumn Rouge New Braunfels, TX	4.0	3.0	2301	$2,295	$1.00	20d	1	1.00mi
308 Autumn Rouge New Braunfels, TX	4.0	3.0	2301	$2,200	$0.96	1d	1	1.00mi
323 Deer Crest Dr New Braunfels, TX	4.0	2.0	1604	$2,700	$1.68	23d	1	1.01mi
409 Dakota Crk New Braunfels, TX	3.0	2.5	2100	$1,995	$0.95	23d	1	1.04mi
426 Dakota Crk New Braunfels, TX	3.0	2.5	2145	$1,800	$0.84	43d	1	1.07mi
426 Dakota Crk New Braunfels, TX	4.0	2.5	2145	$1,995	$0.93	1d	1	1.07mi
443 Autumn Blaze New Braunfels, TX	4.0	3.0	2028	$2,000	$0.99	43d	1	1.08mi
458 Russian Sage New Braunfels, TX	3.0	2.0	1510	$1,495	$0.99	43d	1	1.09mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 13 events

1. 2026-05-13
   status Pending 680-char remark

   Show marketing remark (680 chars)

   The Navarre- This new single-level home boasts a modern and low-maintenance design. Three secondary bedrooms are located off the foyer, with a nearby study perfect for focusing on important tasks throughout the week. An inviting open-concept living area combines the kitchen, living and dining areas, with a nearby covered patio ready for outdoor entertainment and leisure. A lavish owner's suite completes the home, offering direct access to an en-suite bathroom and generous walk-in closet. Estimated Completion June 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

2. 2026-05-09
   price $281,999 680-char remark

   Show marketing remark (680 chars)

   The Navarre- This new single-level home boasts a modern and low-maintenance design. Three secondary bedrooms are located off the foyer, with a nearby study perfect for focusing on important tasks throughout the week. An inviting open-concept living area combines the kitchen, living and dining areas, with a nearby covered patio ready for outdoor entertainment and leisure. A lavish owner's suite completes the home, offering direct access to an en-suite bathroom and generous walk-in closet. Estimated Completion June 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

3. 2026-04-30
   price $284,999 680-char remark

   Show marketing remark (680 chars)

   The Navarre- This new single-level home boasts a modern and low-maintenance design. Three secondary bedrooms are located off the foyer, with a nearby study perfect for focusing on important tasks throughout the week. An inviting open-concept living area combines the kitchen, living and dining areas, with a nearby covered patio ready for outdoor entertainment and leisure. A lavish owner's suite completes the home, offering direct access to an en-suite bathroom and generous walk-in closet. Estimated Completion June 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

4. 2026-04-25
   price $293,999 680-char remark

   Show marketing remark (680 chars)

   The Navarre- This new single-level home boasts a modern and low-maintenance design. Three secondary bedrooms are located off the foyer, with a nearby study perfect for focusing on important tasks throughout the week. An inviting open-concept living area combines the kitchen, living and dining areas, with a nearby covered patio ready for outdoor entertainment and leisure. A lavish owner's suite completes the home, offering direct access to an en-suite bathroom and generous walk-in closet. Estimated Completion June 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

5. 2026-04-17
   price $298,999 680-char remark

   Show marketing remark (680 chars)

   The Navarre- This new single-level home boasts a modern and low-maintenance design. Three secondary bedrooms are located off the foyer, with a nearby study perfect for focusing on important tasks throughout the week. An inviting open-concept living area combines the kitchen, living and dining areas, with a nearby covered patio ready for outdoor entertainment and leisure. A lavish owner's suite completes the home, offering direct access to an en-suite bathroom and generous walk-in closet. Estimated Completion June 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

6. 2026-04-09
   price $296,999 680-char remark

   Show marketing remark (680 chars)

   The Navarre- This new single-level home boasts a modern and low-maintenance design. Three secondary bedrooms are located off the foyer, with a nearby study perfect for focusing on important tasks throughout the week. An inviting open-concept living area combines the kitchen, living and dining areas, with a nearby covered patio ready for outdoor entertainment and leisure. A lavish owner's suite completes the home, offering direct access to an en-suite bathroom and generous walk-in closet. Estimated Completion June 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

7. 2026-04-07
   price $302,999 680-char remark

   Show marketing remark (680 chars)

   The Navarre- This new single-level home boasts a modern and low-maintenance design. Three secondary bedrooms are located off the foyer, with a nearby study perfect for focusing on important tasks throughout the week. An inviting open-concept living area combines the kitchen, living and dining areas, with a nearby covered patio ready for outdoor entertainment and leisure. A lavish owner's suite completes the home, offering direct access to an en-suite bathroom and generous walk-in closet. Estimated Completion June 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

8. 2026-04-03
   price $304,999 680-char remark

   Show marketing remark (680 chars)

   The Navarre- This new single-level home boasts a modern and low-maintenance design. Three secondary bedrooms are located off the foyer, with a nearby study perfect for focusing on important tasks throughout the week. An inviting open-concept living area combines the kitchen, living and dining areas, with a nearby covered patio ready for outdoor entertainment and leisure. A lavish owner's suite completes the home, offering direct access to an en-suite bathroom and generous walk-in closet. Estimated Completion June 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

9. 2026-03-28
   price $308,999 680-char remark

   Show marketing remark (680 chars)

   The Navarre- This new single-level home boasts a modern and low-maintenance design. Three secondary bedrooms are located off the foyer, with a nearby study perfect for focusing on important tasks throughout the week. An inviting open-concept living area combines the kitchen, living and dining areas, with a nearby covered patio ready for outdoor entertainment and leisure. A lavish owner's suite completes the home, offering direct access to an en-suite bathroom and generous walk-in closet. Estimated Completion June 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

10. 2026-03-25
    price $309,999 680-char remark

    Show marketing remark (680 chars)

    The Navarre- This new single-level home boasts a modern and low-maintenance design. Three secondary bedrooms are located off the foyer, with a nearby study perfect for focusing on important tasks throughout the week. An inviting open-concept living area combines the kitchen, living and dining areas, with a nearby covered patio ready for outdoor entertainment and leisure. A lavish owner's suite completes the home, offering direct access to an en-suite bathroom and generous walk-in closet. Estimated Completion June 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

11. 2026-03-18
    price $305,999 680-char remark

    Show marketing remark (680 chars)

    The Navarre- This new single-level home boasts a modern and low-maintenance design. Three secondary bedrooms are located off the foyer, with a nearby study perfect for focusing on important tasks throughout the week. An inviting open-concept living area combines the kitchen, living and dining areas, with a nearby covered patio ready for outdoor entertainment and leisure. A lavish owner's suite completes the home, offering direct access to an en-suite bathroom and generous walk-in closet. Estimated Completion June 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

12. 2026-03-17
    price $306,999 680-char remark

    Show marketing remark (680 chars)

    The Navarre- This new single-level home boasts a modern and low-maintenance design. Three secondary bedrooms are located off the foyer, with a nearby study perfect for focusing on important tasks throughout the week. An inviting open-concept living area combines the kitchen, living and dining areas, with a nearby covered patio ready for outdoor entertainment and leisure. A lavish owner's suite completes the home, offering direct access to an en-suite bathroom and generous walk-in closet. Estimated Completion June 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

13. 2026-03-12
    listed $307,999 New 680-char remark

    Show marketing remark (680 chars)

    The Navarre- This new single-level home boasts a modern and low-maintenance design. Three secondary bedrooms are located off the foyer, with a nearby study perfect for focusing on important tasks throughout the week. An inviting open-concept living area combines the kitchen, living and dining areas, with a nearby covered patio ready for outdoor entertainment and leisure. A lavish owner's suite completes the home, offering direct access to an en-suite bathroom and generous walk-in closet. Estimated Completion June 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $22,958
• − Mortgage interest: −$15,796
• − Property taxes: −$4,230
• − Insurance: −$1,410
• − Repairs & maintenance: −$1,837
• − Management: −$1,837
• − HOA: −$348
• − Depreciation: −$8,204
• Taxable loss: −$10,703
• Est. tax savings @ 24.0%: +$2,569
• After-tax cash flow: $-3,029/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: Comal ISD
• NCES district ID: 4814730
• Math proficiency: 57% ▼ -9.00%
• Reading proficiency: 59% ▼ -2.00%
• Median HH income: $74,792
• Composite: 51.79/100
• National rank: #1671
• State rank: #58 of 826 in TX

Livability — New Braunfels

• Score: 83/100
• State rank: #9
• US rank: #925

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Comal County · 206,262 people
• City population: 144,962
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 104,009
• Household income: $83,064
• Rent vs Own: 34.1% rent · 65.9% own
• Severe rent burden: 2912.0

Population outlook (Guadalupe County) Hauer SSP2

• Today (2025): 196,854 people
• By 2030: 220,210 · +11.9%
• By 2040: 268,004 · +36.1%
• By 2050: 316,333 · +60.7%
• By 2075: 434,747 · +120.8%
• By 2100: 520,447 · +164.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (58%)
• Race & ethnicity: White 58% Hispanic / Latino 37% Two or more races 19% Black 2%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 7% · Canada
• Languages at home: 78% English-only · Spanish 20% German/W. Germanic 1%

Political lean MEDSL · Guadalupe

• 2024 margin: Strong R (+29.5) · D 34.8% · R 64.3%
• 2008→2024 swing: +1.5pp toward D · 2008: -31.0pp · 2024: -29.5pp
• All cycles: 2024: R+29.5 2020: R+24.2 2016: R+31.8 2012: R+35.1 2008: R+31.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -190.61%
• Current HPI: 173.7128
• Rent YoY: ▼ -1.97%
• Metro: San Antonio-New Braunfels, 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

-8.4% since first listed

13 events — show timeline

• 2026-05-13 Pending — LERA
• 2026-05-09 Price Changed $281,999 LERA
• 2026-04-30 Price Changed $284,999 LERA
• 2026-04-25 Price Changed $293,999 LERA
• 2026-04-17 Price Changed $298,999 LERA
• 2026-04-09 Price Changed $296,999 LERA
• 2026-04-07 Price Changed $302,999 LERA
• 2026-04-03 Price Changed $304,999 LERA
• 2026-03-28 Price Changed $308,999 LERA
• 2026-03-25 Price Changed $309,999 LERA
• 2026-03-18 Price Changed $305,999 LERA
• 2026-03-17 Price Changed $306,999 LERA
• 2026-03-12 Listed $307,999 LERA

Property tax history

-8.8%/yr

Latest (2026): $345 · +14.6% YoY. Source: county tax records.