7401 Stillwater Ct · Garland, TX 75044

$524,000

5 bd · 3.0 ba · 3,631 sqft · SingleFamily public records · 78 Days on market

Built 1977 0.33 ac lot $144/sqft · 8% below area Est $567k · 8% under $115/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).

• ARV discount +10.9/15.0
• Cash flow +9.9/30.0
• 1% rule +5.0/10.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully updated 4-bedroom, 3.5-bath, 3-car garage home located on a quiet cul-de-sac in the highly desirable Springpark neighborhood within Richardson ISD. This warm contemporary home features soaring ceilings, abundant natural light from walls of windows and skylights, and a thoughtfully designed open floor plan ideal for both entertaining and everyday living. The chef’s kitchen offers quartz countertops, ample cabinetry, and a bright breakfast area that opens seamlessly to the main living spaces. The primary suite is conveniently located on the first floor and includes a sitting area with fireplace, large windows overlooking the patio and landscaped backyard, and a spa-inspired ensuite bath with soaking tub, separate shower, dual vanities, and generous closet space. Upstairs, secondary bedrooms are well-sized with great natural light and storage. A flexible downstairs game room or study with a full bath and closet provides additional living or guest space. Notable updates and features include: • Roof replaced (2017) • Low-E windows (upstairs) • Three AC units • Sprinkler system • Updated flooring, paint, kitchen, and bathrooms • Updated water heater, furnace, and foam insulation Enjoy the spacious, landscaped backyard—perfect for entertaining, relaxing, or gardening. Conveniently located with easy access to Hwy 190 and US-75, and just minutes from CityLine, Firewheel Town Center, parks, dining, and entertainment.

Key facts

• Open floor plan
• Quartz countertops
• Cul-de-sac

Tags

• CUL-DE-SAC
• SPRINGPARK NEIGHBORHOOD
• OPEN FLOOR PLAN
• CHEF'S KITCHEN
• QUARTZ COUNTERTOPS
• BREAKFAST AREA

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $524k.

Deal economics

• At list price, monthly cash flow is $-330 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $466k (11.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $523k (0.2% below list).
• Recommended offer: $466k (11.1% below list) — sets the bar for cash-flow.
• Cap rate 5.5% vs local median 3.5% in Garland — 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 74/100 on livability (#165 in TX, #4,447 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, cost of living A-; Watch: amenities C-, schools D+, health & safety F.
• Richardson ISD (urban): math 40% / reading 44% proficiency, ranked #316 of 826 in TX (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-1.0%/yr); 180 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• At $5,231/mo this rent would consume 68% of the median local household income ($92k/yr) (locally 1537% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($493k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $163k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $465,650 (11.1% 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 78 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
10. 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.
11. 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.
12. 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: 1.00% ✗
• Cap rate: 5.54%
• Cash-on-cash: -2.70%
• DSCR: 0.88
• GRM: 8.3

CMA / ARV

• ARV (median comp): $566,530
• List price: $524,000
• Delta: -7.51%
• 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
7622 Windmill Ln	0.13mi	4/3.5 (-1)	3,819 (+5%)	0mo	$650,000	$170	78
2817 Woods Ln	0.30mi	4/3.5 (-1)	3,492 (-4%)	6mo	$719,000	$206	68
7518 Fitchburg Ave	0.35mi	4/3.5 (-1)	3,406 (-6%)	1mo	$689,900	$203	66
2684 Clear Springs Ct	0.48mi	4/3.0 (-1)	3,359 (-8%)	2mo	$689,000	$205	59
7513 Fitchburg Ave	0.33mi	4/3.5 (-1)	3,228 (-11%)	3mo	$660,000	$204	57
6206 Hidden Springs Ln	0.66mi	6/3.5 (+1)	3,490 (-4%)	0mo	$519,990	$149	56
2672 Orchid Dr	0.57mi	5/4.0	3,476 (-4%)	8mo	$665,000	$191	55
2676 Carnation Dr	0.52mi	5/3.0	3,213 (-12%)	2mo	$599,900	$187	55
2680 Carnation Dr	0.54mi	6/5.5 (+1)	3,806 (+5%)	5mo	$649,990	$171	48
2501 Clear Ridge Dr	0.67mi	4/3.5 (-1)	3,856 (+6%)	7mo	$624,900	$162	46
2669 Orchid	0.60mi	4/2.5 (-1)	3,183 (-12%)	3mo	$580,000	$182	42
2001 Campbell Pkwy	0.73mi	5/3.0	3,138 (-14%)	6mo	$650,000	$207	38

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -25.0%
• Equity multiple: 0.18×
• Total profit: $-120,683
• Equity at exit: $78,130

10-year hold

• IRR: -38.6%
• Equity multiple: -0.29×
• Total profit: $-189,004
• Equity at exit: $45,306

Cash invested: $146,720 (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 75044

• Rents YoY: -1.0%
• Active inventory: 180
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $5,231 medium
• Mortgage (P&I): −$2,748
• Tax from tax record: −$1,382 /mo · $16,583/yr
• Insurance: −$218
• HOA: −$115
• Vacancy / Maint / Mgmt: −$1,099
• Net cashflow: $-330

Break-even live

Break-even rent $5,650

Max offer price $465,650

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: $131,000
• Closing costs: $15,720
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1811 Forest Meadow Ln Richardson, TX	5.0	4.5	3883	$9,750	$2.51	43d	1	0.77mi
1813 Weanne Dr Richardson, TX	4.0	3.5	3896	$3,950	$1.01	43d	1	0.92mi
2505 Rodeo Ct Garland, TX	5.0	5.0	3026	$3,800	$1.26	43d	1	1.20mi

HOA detail

• Monthly dues: $115 · $1,380/yr
• Likely covers: water

Listing history 17 events

1. 2026-06-07
   days on market $524,000 Active 78 DOM
2. 2026-06-04
   days on market $524,000 Active 75 DOM
3. 2026-06-03
   days on market $524,000 Active 74 DOM
4. 2026-06-02
   days on market $524,000 Active 73 DOM
5. 2026-06-01
   days on market $524,000 Active 72 DOM
6. 2026-05-31
   days on market $524,000 Active 71 DOM
7. 2026-05-19
   price $550,000 1530-char remark

   Show marketing remark (1530 chars)

   Welcome to this beautifully updated 4-bedroom, 3.5-bath, 3-car garage home located on a quiet cul-de-sac in the highly desirable Springpark neighborhood within Richardson ISD. This warm contemporary home features soaring ceilings, abundant natural light from walls of windows and skylights, and a thoughtfully designed open floor plan ideal for both entertaining and everyday living. The chef’s kitchen offers quartz countertops, ample cabinetry, and a bright breakfast area that opens seamlessly to the main living spaces. The primary suite is conveniently located on the first floor and includes a sitting area with fireplace, large windows overlooking the patio and landscaped backyard, and a spa-inspired ensuite bath with soaking tub, separate shower, dual vanities, and generous closet space. Upstairs, secondary bedrooms are well-sized with great natural light and storage. A flexible downstairs game room or study with a full bath and closet provides additional living or guest space. Notable updates and features include: • Roof replaced (2017) • Low-E windows (upstairs) • Three AC units • Sprinkler system • Updated flooring, paint, kitchen, and bathrooms • Updated water heater, furnace, and foam insulation Enjoy the spacious, landscaped backyard—perfect for entertaining, relaxing, or gardening. Conveniently located with easy access to Hwy 190 and US-75, and just minutes from CityLine, Firewheel Town Center, parks, dining, and entertainment.

8. 2026-05-07
   price $629,000 1530-char remark

   Show marketing remark (1530 chars)

   Welcome to this beautifully updated 4-bedroom, 3.5-bath, 3-car garage home located on a quiet cul-de-sac in the highly desirable Springpark neighborhood within Richardson ISD. This warm contemporary home features soaring ceilings, abundant natural light from walls of windows and skylights, and a thoughtfully designed open floor plan ideal for both entertaining and everyday living. The chef’s kitchen offers quartz countertops, ample cabinetry, and a bright breakfast area that opens seamlessly to the main living spaces. The primary suite is conveniently located on the first floor and includes a sitting area with fireplace, large windows overlooking the patio and landscaped backyard, and a spa-inspired ensuite bath with soaking tub, separate shower, dual vanities, and generous closet space. Upstairs, secondary bedrooms are well-sized with great natural light and storage. A flexible downstairs game room or study with a full bath and closet provides additional living or guest space. Notable updates and features include: • Roof replaced (2017) • Low-E windows (upstairs) • Three AC units • Sprinkler system • Updated flooring, paint, kitchen, and bathrooms • Updated water heater, furnace, and foam insulation Enjoy the spacious, landscaped backyard—perfect for entertaining, relaxing, or gardening. Conveniently located with easy access to Hwy 190 and US-75, and just minutes from CityLine, Firewheel Town Center, parks, dining, and entertainment.

9. 2026-03-30
   price $649,000 1530-char remark

   Show marketing remark (1530 chars)

   Welcome to this beautifully updated 4-bedroom, 3.5-bath, 3-car garage home located on a quiet cul-de-sac in the highly desirable Springpark neighborhood within Richardson ISD. This warm contemporary home features soaring ceilings, abundant natural light from walls of windows and skylights, and a thoughtfully designed open floor plan ideal for both entertaining and everyday living. The chef’s kitchen offers quartz countertops, ample cabinetry, and a bright breakfast area that opens seamlessly to the main living spaces. The primary suite is conveniently located on the first floor and includes a sitting area with fireplace, large windows overlooking the patio and landscaped backyard, and a spa-inspired ensuite bath with soaking tub, separate shower, dual vanities, and generous closet space. Upstairs, secondary bedrooms are well-sized with great natural light and storage. A flexible downstairs game room or study with a full bath and closet provides additional living or guest space. Notable updates and features include: • Roof replaced (2017) • Low-E windows (upstairs) • Three AC units • Sprinkler system • Updated flooring, paint, kitchen, and bathrooms • Updated water heater, furnace, and foam insulation Enjoy the spacious, landscaped backyard—perfect for entertaining, relaxing, or gardening. Conveniently located with easy access to Hwy 190 and US-75, and just minutes from CityLine, Firewheel Town Center, parks, dining, and entertainment.

10. 2026-03-20
    listed $686,600 Active 1530-char remark

    Show marketing remark (1530 chars)

    Welcome to this beautifully updated 4-bedroom, 3.5-bath, 3-car garage home located on a quiet cul-de-sac in the highly desirable Springpark neighborhood within Richardson ISD. This warm contemporary home features soaring ceilings, abundant natural light from walls of windows and skylights, and a thoughtfully designed open floor plan ideal for both entertaining and everyday living. The chef’s kitchen offers quartz countertops, ample cabinetry, and a bright breakfast area that opens seamlessly to the main living spaces. The primary suite is conveniently located on the first floor and includes a sitting area with fireplace, large windows overlooking the patio and landscaped backyard, and a spa-inspired ensuite bath with soaking tub, separate shower, dual vanities, and generous closet space. Upstairs, secondary bedrooms are well-sized with great natural light and storage. A flexible downstairs game room or study with a full bath and closet provides additional living or guest space. Notable updates and features include: • Roof replaced (2017) • Low-E windows (upstairs) • Three AC units • Sprinkler system • Updated flooring, paint, kitchen, and bathrooms • Updated water heater, furnace, and foam insulation Enjoy the spacious, landscaped backyard—perfect for entertaining, relaxing, or gardening. Conveniently located with easy access to Hwy 190 and US-75, and just minutes from CityLine, Firewheel Town Center, parks, dining, and entertainment.

11. 2018-03-26
    soldstatus
12. 2018-03-02
    status Pending 728-char remark

    Show marketing remark (728 chars)

    Extraordinary home nestled in a quiet, private cul de sac in sought-after Springpark neighborhood with Richardson schools. Fantastic location in the center of everything with quick access to 190 and 75, minutes from Cityline, Firewheel Town Center. This warm contemporary with soaring ceilings, walls of windows and sky lights is bathed in natural light. Large, landscaped yard with plenty of room for a pool or volleyball court. Master suite is a private retreat with sitting area & fireplace overlooking patio. Downstairs game room-study with full bath & closet can be family room, office or mother-in-law suite. Roof 2017, Low-E windows upstairs, 3-car garage, 3 AC units, sprinkler system. This home has it all!

13. 2018-02-23
    historical Active Option Contract 728-char remark

    Show marketing remark (728 chars)

    Extraordinary home nestled in a quiet, private cul de sac in sought-after Springpark neighborhood with Richardson schools. Fantastic location in the center of everything with quick access to 190 and 75, minutes from Cityline, Firewheel Town Center. This warm contemporary with soaring ceilings, walls of windows and sky lights is bathed in natural light. Large, landscaped yard with plenty of room for a pool or volleyball court. Master suite is a private retreat with sitting area & fireplace overlooking patio. Downstairs game room-study with full bath & closet can be family room, office or mother-in-law suite. Roof 2017, Low-E windows upstairs, 3-car garage, 3 AC units, sprinkler system. This home has it all!

14. 2018-02-22
    soldstatus Sold 728-char remark

    Show marketing remark (728 chars)

    Extraordinary home nestled in a quiet, private cul de sac in sought-after Springpark neighborhood with Richardson schools. Fantastic location in the center of everything with quick access to 190 and 75, minutes from Cityline, Firewheel Town Center. This warm contemporary with soaring ceilings, walls of windows and sky lights is bathed in natural light. Large, landscaped yard with plenty of room for a pool or volleyball court. Master suite is a private retreat with sitting area & fireplace overlooking patio. Downstairs game room-study with full bath & closet can be family room, office or mother-in-law suite. Roof 2017, Low-E windows upstairs, 3-car garage, 3 AC units, sprinkler system. This home has it all!

15. 2018-02-15
    listed $419,900 Active 728-char remark

    Show marketing remark (728 chars)

    Extraordinary home nestled in a quiet, private cul de sac in sought-after Springpark neighborhood with Richardson schools. Fantastic location in the center of everything with quick access to 190 and 75, minutes from Cityline, Firewheel Town Center. This warm contemporary with soaring ceilings, walls of windows and sky lights is bathed in natural light. Large, landscaped yard with plenty of room for a pool or volleyball court. Master suite is a private retreat with sitting area & fireplace overlooking patio. Downstairs game room-study with full bath & closet can be family room, office or mother-in-law suite. Roof 2017, Low-E windows upstairs, 3-car garage, 3 AC units, sprinkler system. This home has it all!

16. 2002-06-20
    soldstatus
17. 2000-06-05
    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: $16,583 · $1,382/mo
• Projected year-2 tax: $16,583 · $1,382/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $62,777
• − Mortgage interest: −$29,352
• − Property taxes: −$16,583
• − Insurance: −$2,620
• − Repairs & maintenance: −$5,022
• − Management: −$5,022
• − HOA: −$1,380
• − Depreciation: −$15,244
• Taxable loss: −$12,446
• Est. tax savings @ 24.0%: +$2,987
• After-tax cash flow: $-977/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: Richardson ISD
• NCES district ID: 4837020
• Math proficiency: 40% ▼ -14.00%
• Reading proficiency: 44% ▼ -6.00%
• Median HH income: $54,609
• Composite: 36.58/100
• National rank: #4633
• State rank: #316 of 826 in TX

Livability — Garland

• Score: 74/100
• State rank: #165
• US rank: #4447

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Garland, TX
• County: Dallas County · 2,612,404 people
• City population: 246,342
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 47,529
• Household income: $92,178
• Rent vs Own: 41.1% rent · 58.9% own
• Severe rent burden: 1537.0

Population outlook (Dallas County) Hauer SSP2

• Today (2025): 2,979,839 people
• By 2030: 3,191,823 · +7.1%
• By 2040: 3,619,611 · +21.5%
• By 2050: 4,026,915 · +35.1%
• By 2075: 4,957,073 · +66.4%
• By 2100: 5,508,725 · +84.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.76)
• Race & ethnicity: White 33% Hispanic / Latino 27% Two or more races 21% Asian 18% Black 17%
• Hispanic origin (detail): Mexican 20% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Slovak 1% Serbian 1%
• Foreign-born: 28% · Canada, Vietnam, China
• Languages at home: 57% English-only · Spanish 21% Vietnamese 10% Other Indo-European 3%

Political lean MEDSL · Dallas

• 2024 margin: Strong D (+22.2) · D 60.2% · R 38.0% · Other 1.8%
• 2008→2024 swing: +6.9pp toward D · 2008: 15.3pp · 2024: 22.2pp
• All cycles: 2024: D+22.2 2020: D+31.6 2016: D+26.2 2012: D+15.4 2008: D+15.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -228.55%
• Current HPI: 264.0295
• Rent YoY: ▼ -0.96%
• Metro: Dallas-Fort Worth-Arlington, 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

+31.0% since first listed

11 events — show timeline

• 2026-05-19 Price Changed $550,000 NTREIS
• 2026-05-07 Price Changed $629,000 NTREIS
• 2026-03-30 Price Changed $649,000 NTREIS
• 2026-03-20 Listed $686,600 NTREIS
• 2018-03-26 Sold (Public Records) — Public Records
• 2018-03-02 Pending — NTREIS
• 2018-02-23 Contingent — NTREIS
• 2018-02-22 Sold (MLS) — NTREIS
• 2018-02-15 Listed $419,900 NTREIS
• 2002-06-20 Sold (Public Records) — Public Records
• 2000-06-05 Sold (Public Records) — Public Records

Property tax history

+5.3%/yr

Latest (2025): $16,583 · -0.4% YoY. Source: county tax records.