1434 Monterra Pt · Fresno, TX 77545

$270,000

3 bd · 2.0 ba · 1,865 sqft · SingleFamily public records · 41 Days on market

Built 2005 6,324 sqft lot $145/sqft · at area comps Est $272k · at est. $41/mo HOA · 2% 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).

• Cash flow +9.5/30.0
• ARV discount +7.9/15.0
• Schools +4.5/10.0
• Appreciation +4.0/10.0
• 1% rule +3.6/10.0
• Livability +3.1/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0

Listing remarks MLS

Charming 3 bedroom, 2 bathroom home located in Andover Farms, minutes away from beautiful parks, shopping, bike trails, and splash pad. This house features high ceilings, freshly updated paint, an island kitchen and porcelain tile floors to complement the natural light throughout a spacious floor plan. New roof installed in September 2021, new A/C unit from 2019, and new stainless steel stove. Each bedroom offers a walk-in closet, ceiling fan and laminate flooring. Relax in the backyard with lush grass and great opportunities for personal touches. No back neighbors! Easy access to Highway 59 and Fort Bend Tollway. This is a must see!

Key facts

• Island kitchen
• Natural light
• Walk-in closets

Tags

• ISLAND KITCHEN
• PORCELAIN TILE FLOORING
• NATURAL LIGHT
• NEW ROOF
• NEW STAINLESS STEEL STOVE
• WALK-IN CLOSETS

Property features AI

Finance

• HOA & community: Part of Andover Farms association; Community clubhouse, fitness center, and pool; Annual association fee of $495 (includes clubhouse and recreation facilities); Community pool

Exterior

• Parking: Attached 2‑car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 2005; Slab foundation; Composition roof
• Construction: Brick and wood siding construction
• Exterior features: Back yard fence; Subdivision lot

Interior

• Kitchen: Dishwasher; Free‑standing range; Oven; Microwave; Disposal
• Bedrooms: 3 possible bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Breakfast bar; High ceilings; Pantry; Soaking tub; Separate shower; Tub/shower combination; 7 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-188 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (12.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (13.5% below list).
• Recommended offer: $233k (13.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#943 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A; Watch: crime C-, amenities F, commute F.
• Fort Bend ISD (suburban): math 44% / reading 53% proficiency, ranked #140 of 826 in TX (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lake Olympia Middle (math 18% / reading 31%, grade F, #1,279 of 1,662 statewide, top 78%, 1,170 students, 71% FRL); Hightower H S (math 23% / reading 45%, grade F, #1,002 of 1,632 statewide, top 62%, 2,535 students, 67% FRL) — zoned schools average 69% FRL vs 35% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 48% district-wide (-19 pts) — the specific schools serving this property underperform the Fort Bend ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.9%/yr); 177 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Fort Bend County population projected at +75% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y 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; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $233,459 (13.5% 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 41 days. Have you received any prior offers? Is the seller open to a 14% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.99%
• DSCR: 0.87
• GRM: 9.6

CMA / ARV

• ARV (median comp): $272,269
• List price: $270,000
• Delta: -0.83%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4730 Hardwood Glen Dr	0.03mi	4/2.0 (+1)	1,867 (+0%)	2mo	$260,000	$139	92
1419 Chandler Park Ln	0.10mi	4/2.0 (+1)	1,908 (+2%)	6mo	$274,900	$144	81
1603 Bonnie Lea Ln	0.38mi	3/2.0	1,878 (+1%)	2mo	$225,000	$120	80
1410 Hunter Green Ln	0.20mi	3/2.5	1,974 (+6%)	3mo	$199,000	$101	77
4946 Pine Haven Ln	0.46mi	4/2.0 (+1)	1,847 (-1%)	0mo	$319,000	$173	72
4426 Eaglewood Trail Dr	0.29mi	3/2.0	1,696 (-9%)	6mo	$240,000	$142	66
4835 Montclair Hill Ln	0.55mi	3/2.5	1,948 (+4%)	2mo	$270,000	$139	63
4326 Eaglewood Trail Dr	0.43mi	3/2.0	1,646 (-12%)	6mo	$250,000	$152	56
1119 Auburn View Ln	0.37mi	3/2.5	2,104 (+13%)	4mo	$219,000	$104	56
5010 Pine Haven Ln	0.52mi	4/2.0 (+1)	1,732 (-7%)	6mo	$299,900	$173	54
4922 Oakwood Dr	0.47mi	4/2.0 (+1)	1,680 (-10%)	7mo	$329,990	$196	51
4134 Teal Valley Ct	0.61mi	3/2.0	1,613 (-14%)	5mo	$250,000	$155	45

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

Projected returns pro-forma

-1.98% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.33×
• Total profit: $-50,770
• Equity at exit: $52,679

10-year hold

• IRR: -15.5%
• Equity multiple: 0.01×
• Total profit: $-75,107
• Equity at exit: $45,249

Cash invested: $75,600 (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 77545

• Home prices YoY: -0.8%
• Rents YoY: -0.9%
• Active inventory: 177
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,335 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$463 /mo · $5,558/yr
• Insurance: −$112
• HOA: −$41
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $-188

Break-even live

Break-even rent $2,573

Max offer price $236,745

Occupancy floor —

Sensitivity live

Price	-10% $-35	-5% $-112	+0% $-188	+5% $-265	+10% $-341
Rent	-10% $-373	-5% $-280	+0% $-188	+5% $-96	+10% $-4
Rate	-1.0pp $-52	-0.5pp $-120	base $-188	+0.5pp $-258	+1.0pp $-329

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4931 Natchez Trce Fresno, TX	4.0	2.0	1835	$2,350	$1.28	45d	1	0.41mi
1402 Windom Court Way Fresno, TX	4.0	2.5	1831	$2,300	$1.26	45d	1	0.43mi
919 Yorkshire Holw Fresno, TX	3.0	2.0	1506	$2,100	$1.39	45d	1	0.51mi
4619 Monarch Blue Ln Fresno, TX	3.0	2.5	1933	$1,846	$0.95	45d	1	0.57mi
3932 Teal Run Place Ct Fresno, TX	4.0	2.0	1914	$2,150	$1.12	45d	1	0.89mi
3806 Teal Maple Ct Fresno, TX	4.0	3.5	2318	$2,146	$0.93	4d	1	0.95mi
11727 Highway 6 Fresno, TX	1.0–3.0	1.0–2.0	962	$2,929	$3.04	6d	15	0.95mi
3623 Elmwood Dale Dr Fresno, TX	3.0	2.0	1545	$1,765	$1.14	45d	1	1.34mi
2644 Blue Abbot Dr Fresno, TX	4.0	2.5	2435	$2,450	$1.01	45d	1	1.42mi
2703 Facet Creek Dr Fresno, TX	4.0	2.0	2099	$2,226	$1.06	0d	1	1.44mi
2403 Orchard Run Fresno, TX	3.0	2.0	1459	$2,800	$1.92	5d	1	1.46mi
318 Manor Ave Rosharon, TX	3.0	3.0	1924	$2,400	$1.25	45d	1	1.50mi

HOA detail

• Monthly dues: $41 · $492/yr

Listing history 33 events

1. 2026-06-21
   days on market $270,000 Active 41 DOM
2. 2026-06-18
   days on market $270,000 Active 38 DOM
3. 2026-06-17
   days on market $270,000 Active 37 DOM
4. 2026-06-16
   days on market $270,000 Active 36 DOM
5. 2026-06-15
   days on market $270,000 Active 35 DOM
6. 2026-06-13
   days on market $270,000 Active 33 DOM
7. 2026-06-09
   days on market $270,000 Active 29 DOM
8. 2026-06-08
   days on market $270,000 Active 28 DOM
9. 2026-06-07
   days on market $270,000 Active 27 DOM
10. 2026-06-04
    days on market $270,000 Active 24 DOM
11. 2026-06-03
    days on market $270,000 Active 23 DOM
12. 2026-06-02
    days on market $270,000 Active 22 DOM
13. 2026-06-01
    days on market $270,000 Active 21 DOM
14. 2026-05-31
    days on market $270,000 Active 20 DOM
15. 2026-05-11
    listed $270,000 Active 752-char remark
16. 2024-04-19
    historical $1,900
17. 2024-03-28
    listed $1,900
18. 2022-08-26
    soldstatus
19. 2022-08-26
    soldstatus
20. 2022-08-25
    soldstatus Sold 642-char remark

    Show marketing remark (642 chars)

    Charming 3 bedroom, 2 bathroom home located in Andover Farms, minutes away from beautiful parks, shopping, bike trails, and splash pad. This house features high ceilings, freshly updated paint, an island kitchen and porcelain tile floors to complement the natural light throughout a spacious floor plan. New roof installed in September 2021, new A/C unit from 2019, and new stainless steel stove. Each bedroom offers a walk-in closet, ceiling fan and laminate flooring. Relax in the backyard with lush grass and great opportunities for personal touches. No back neighbors! Easy access to Highway 59 and Fort Bend Tollway. This is a must see!

21. 2022-08-13
    status Pending 642-char remark

    Show marketing remark (642 chars)

    Charming 3 bedroom, 2 bathroom home located in Andover Farms, minutes away from beautiful parks, shopping, bike trails, and splash pad. This house features high ceilings, freshly updated paint, an island kitchen and porcelain tile floors to complement the natural light throughout a spacious floor plan. New roof installed in September 2021, new A/C unit from 2019, and new stainless steel stove. Each bedroom offers a walk-in closet, ceiling fan and laminate flooring. Relax in the backyard with lush grass and great opportunities for personal touches. No back neighbors! Easy access to Highway 59 and Fort Bend Tollway. This is a must see!

22. 2022-08-03
    status Option Pending 642-char remark

    Show marketing remark (642 chars)

    Charming 3 bedroom, 2 bathroom home located in Andover Farms, minutes away from beautiful parks, shopping, bike trails, and splash pad. This house features high ceilings, freshly updated paint, an island kitchen and porcelain tile floors to complement the natural light throughout a spacious floor plan. New roof installed in September 2021, new A/C unit from 2019, and new stainless steel stove. Each bedroom offers a walk-in closet, ceiling fan and laminate flooring. Relax in the backyard with lush grass and great opportunities for personal touches. No back neighbors! Easy access to Highway 59 and Fort Bend Tollway. This is a must see!

23. 2022-07-23
    price $278,000 642-char remark

    Show marketing remark (642 chars)

    Charming 3 bedroom, 2 bathroom home located in Andover Farms, minutes away from beautiful parks, shopping, bike trails, and splash pad. This house features high ceilings, freshly updated paint, an island kitchen and porcelain tile floors to complement the natural light throughout a spacious floor plan. New roof installed in September 2021, new A/C unit from 2019, and new stainless steel stove. Each bedroom offers a walk-in closet, ceiling fan and laminate flooring. Relax in the backyard with lush grass and great opportunities for personal touches. No back neighbors! Easy access to Highway 59 and Fort Bend Tollway. This is a must see!

24. 2022-07-08
    price $282,000 642-char remark

    Show marketing remark (642 chars)

    Charming 3 bedroom, 2 bathroom home located in Andover Farms, minutes away from beautiful parks, shopping, bike trails, and splash pad. This house features high ceilings, freshly updated paint, an island kitchen and porcelain tile floors to complement the natural light throughout a spacious floor plan. New roof installed in September 2021, new A/C unit from 2019, and new stainless steel stove. Each bedroom offers a walk-in closet, ceiling fan and laminate flooring. Relax in the backyard with lush grass and great opportunities for personal touches. No back neighbors! Easy access to Highway 59 and Fort Bend Tollway. This is a must see!

25. 2022-06-15
    listed $285,000 Active 642-char remark

    Show marketing remark (642 chars)

    Charming 3 bedroom, 2 bathroom home located in Andover Farms, minutes away from beautiful parks, shopping, bike trails, and splash pad. This house features high ceilings, freshly updated paint, an island kitchen and porcelain tile floors to complement the natural light throughout a spacious floor plan. New roof installed in September 2021, new A/C unit from 2019, and new stainless steel stove. Each bedroom offers a walk-in closet, ceiling fan and laminate flooring. Relax in the backyard with lush grass and great opportunities for personal touches. No back neighbors! Easy access to Highway 59 and Fort Bend Tollway. This is a must see!

26. 2011-05-13
    soldstatus
27. 2011-05-02
    soldstatus

    Show marketing remark (496 chars)

    Pre Foreclose-Short Sale approved.Priced reduced by 5K. Beautiful 3 bdrm, 2 bath, 2 car garage home. Large open floor plan, formal dinning, tile entry, large family room, curves corners, large master bedroom w/walk in closets, seperate shower, garden tub, well maintain neighborhood, large back yard great for entertaining, minutes from shopping, easy access from 59, 288, toll road, 521, 518, Community spray park, walking trais, Ft. Bend school districts, all applicance included. Welcome home.

28. 2011-04-05
    historical

    Show marketing remark (496 chars)

    Pre Foreclose-Short Sale approved.Priced reduced by 5K. Beautiful 3 bdrm, 2 bath, 2 car garage home. Large open floor plan, formal dinning, tile entry, large family room, curves corners, large master bedroom w/walk in closets, seperate shower, garden tub, well maintain neighborhood, large back yard great for entertaining, minutes from shopping, easy access from 59, 288, toll road, 521, 518, Community spray park, walking trais, Ft. Bend school districts, all applicance included. Welcome home.

29. 2011-02-16
    listed $95,000

    Show marketing remark (496 chars)

    Pre Foreclose-Short Sale approved.Priced reduced by 5K. Beautiful 3 bdrm, 2 bath, 2 car garage home. Large open floor plan, formal dinning, tile entry, large family room, curves corners, large master bedroom w/walk in closets, seperate shower, garden tub, well maintain neighborhood, large back yard great for entertaining, minutes from shopping, easy access from 59, 288, toll road, 521, 518, Community spray park, walking trais, Ft. Bend school districts, all applicance included. Welcome home.

30. 2011-02-06
    historical
31. 2010-07-09
    listed $100,000
32. 2005-10-10
    historical
33. 2005-10-08
    listed $1,370

ⓘ 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: $5,558 · $463/mo
• Projected year-2 tax: $5,558 · $463/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,015
• − Mortgage interest: −$15,124
• − Property taxes: −$5,558
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,241
• − Management: −$2,241
• − HOA: −$492
• − Depreciation: −$7,855
• Taxable loss: −$6,846
• Est. tax savings @ 24.0%: +$1,643
• After-tax cash flow: $-616/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: Fort Bend ISD
• NCES district ID: 4819650
• Math proficiency: 44% ▼ -15.00%
• Reading proficiency: 53% ▼ -4.00%
• Median HH income: $82,360
• Composite: 44.61/100
• National rank: #2779
• State rank: #140 of 826 in TX

Livability — Fresno

• Score: 62/100
• State rank: #943
• US rank: #16815

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fresno, TX
• County: Fort Bend County · 836,777 people
• City population: 26,236
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 26,236
• Household income: $94,474
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 360.0

Population outlook (Fort Bend County) Hauer SSP2

• Today (2025): 1,004,526 people
• By 2030: 1,153,104 · +14.8%
• By 2040: 1,453,718 · +44.7%
• By 2050: 1,753,781 · +74.6%
• By 2075: 2,455,772 · +144.5%
• By 2100: 2,930,528 · +191.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 51% Hispanic / Latino 34% Two or more races 12% White 8% Asian 2%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Portuguese 1%
• Foreign-born: 18% · Canada
• Languages at home: 67% English-only · Spanish 29% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Fort Bend

• 2024 margin: Toss-up / Even · D 49.5% · R 47.9% · Other 2.6%
• 2008→2024 swing: +4.0pp toward D · 2008: -2.4pp · 2024: 1.6pp
• All cycles: 2024: D+1.6 2020: D+10.6 2016: D+6.6 2012: R+6.8 2008: R+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.98%
• Current HPI: 231.3921
• Rent YoY: ▼ -0.95%
• 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

+19608.0% since first listed

19 events — show timeline

• 2026-05-11 Listed $270,000 HARMLS
• 2024-04-19 Rental Removed $1,900 HARMLS
• 2024-03-28 Listed for Rent $1,900 HARMLS
• 2022-08-26 Sold (Public Records) — Public Records
• 2022-08-26 Sold (Public Records) — Public Records
• 2022-08-25 Sold (MLS) — HARMLS
• 2022-08-13 Pending — HARMLS
• 2022-08-03 Pending — HARMLS
• 2022-07-23 Price Changed $278,000 HARMLS
• 2022-07-08 Price Changed $282,000 HARMLS
• 2022-06-15 Listed $285,000 HARMLS
• 2011-05-13 Sold (Public Records) — Public Records
• 2011-05-02 Sold (MLS) — HARMLS
• 2011-04-05 Listing Removed — HARMLS
• 2011-02-16 Listed $95,000 HARMLS
• 2011-02-06 Listing Removed — HARMLS
• 2010-07-09 Listed $100,000 HARMLS
• 2005-10-10 Listing Removed — HARMLS
• 2005-10-08 Listed $1,370 HARMLS

Property tax history

+2.7%/yr

Latest (2025): $5,558 · +7.3% YoY. Source: county tax records.