22911 Sherioaks Ln · The Woodlands, TX 77389

$210,000

3 bd · 2.0 ba · 1,556 sqft · SingleFamily public records · 452 Days on market

Built 1983 4,264 sqft lot $135/sqft · at area comps Est $210k · at est. $13/mo HOA · 1% 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 +10.6/30.0
• ARV discount +7.6/15.0
• 1% rule +4.6/10.0
• Livability +4.5/5.0
• Schools +4.1/10.0
• DSCR +3.0/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-Bedroom, 2-Bathroom Home in Spring, TX Nestled in a desirable neighborhood, this beautifully updated 3-bedroom, 2-bathroom home offers a perfect blend of comfort and style. Located at 22911 Sherioaks Ln, this 1,556 sq. ft. home boasts a spacious open floor plan, ideal for both family living and entertaining. The family room features vaulted ceilings, cedar beams, and a cozy stone fireplace, perfect for relaxing, the kitchen is equipped with stainless steel appliances, including a gas cooktop, oven, and microwave. The kitchen opens to a casual dining area, creating a warm and inviting atmosphere, the separate breakfast nook provides ample space for meals and gatherings, the master bedroom offers a peaceful retreat with a private ensuite bath and generous closet space. Enjoy the outdoors with a covered patio, mature trees, and a newly installed privacy fence and easy access to major roads and shopping.

Key facts

• Cedar beams
• Open floor plan
• Cozy stone fireplace

Tags

• OPEN FLOOR PLAN
• VAULTED CEILINGS
• CEDAR BEAMS
• COZY STONE FIREPLACE
• STAINLESS STEEL APPLIANCES
• CASUAL DINING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-105 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (8.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (4.2% below list).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.7% vs local median 2.3% in The Woodlands — 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 91/100 on livability (#1 in TX, #47 nationally) — a professional / high-income tenant draw. Strengths: schools A+, amenities A+, commute A+; Watch: cost of living D-.
• Klein ISD (suburban): math 41% / reading 48% proficiency, ranked #213 of 826 in TX (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.9%/yr); 383 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent is only 17% of the median local income ($141k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 452 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 20y ago; this cycle's ask is 10669% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $55k; list at $210k implies a 282% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% 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 $184,800 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 452 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-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?
8. 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?
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 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: 0.96% ✗
• Cap rate: 5.69%
• Cash-on-cash: -2.14%
• DSCR: 0.90
• GRM: 8.7

CMA / ARV

• ARV (median comp): $210,242
• List price: $210,000
• Delta: -0.11%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22911 Sherioaks Ln	0.00mi	3/2.0	1,556 (0%)	1mo	$210,000	$135	99
22910 Sherioaks Ln	0.03mi	4/2.0 (+1)	1,450 (-7%)	0mo	$199,900	$138	82
4927 Fox Hollow Blvd	0.20mi	3/2.0	1,403 (-10%)	5mo	$225,000	$160	70
23019 Rothwood Rd	0.29mi	3/2.0	1,370 (-12%)	0mo	$239,000	$174	66
5015 Meadowfox Pl	0.15mi	3/2.0	1,422 (-9%)	20mo	$219,990	$155	62
4911 Fox Hollow Blvd	0.23mi	3/2.0	1,382 (-11%)	13mo	$190,000	$137	60
4907 Fox Hollow Blvd	0.24mi	3/2.0	1,344 (-14%)	15mo	$240,000	$179	54
23015 Rothwood Rd	0.28mi	3/2.0	1,326 (-15%)	19mo	$259,533	$196	47

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

Projected returns pro-forma

-3.0% appreciation · 1.94% rent growth · sell at horizon

5-year hold

• IRR: -21.1%
• Equity multiple: 0.27×
• Total profit: $-42,665
• Equity at exit: $31,312

10-year hold

• IRR: -17.5%
• Equity multiple: 0.09×
• Total profit: $-53,567
• Equity at exit: $18,157

Cash invested: $58,800 (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 77389

• Rents YoY: 1.9%
• Active inventory: 383
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,012 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$493 /mo · $5,911/yr
• Insurance: −$88
• HOA: −$13
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-105

Break-even live

Break-even rent $2,145

Max offer price $191,438

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4927 Fox Hollow Blvd Spring, TX	3.0	2.0	1403	$1,799	$1.28	20d	1	0.23mi
23223 Gosling Rd Spring, TX	1.0–3.0	1.0–2.0	952	$2,223	$2.34	3d	28	0.57mi
5730 Blue Harvest DR The Woodlands, TX	3.0–4.0	2.5	1660	$2,631	$1.58	5d	98	0.68mi
22103 Gosling Rd Spring, TX	1.0–2.0	1.0–2.0	954	$1,800	$1.89	2d	29	0.96mi
5701 Spring Stuebner Rd Spring, TX	3.0	2.0–2.5	1500	$2,099	$1.40	1d	6	1.07mi
5709 Spring Stuebner Rd Unit 5709 Spring, TX	3.0	2.5	1520	$2,094	$1.38	5d	1	1.07mi
5522 Mesquite Oaks Trl Spring, TX	4.0	2.0	2145	$2,500	$1.17	11d	1	1.10mi
21901 Gosling Rd Spring, TX	1.0–2.0	1.0–2.0	976	$2,985	$3.06	1d	39	1.14mi
22197 Northcrest Dr Spring, TX	3.0	2.0	1592	$2,260	$1.42	24d	1	1.36mi
21817 Colter Stone Dr Spring, TX	2.0	2.0	1177	$1,650	$1.40	43d	1	1.41mi
21801 Northcrest Dr Unit 2047 Spring, TX	2.0	2.0	1177	$1,469	$1.25	11d	1	1.46mi
21801 Northcrest Dr Unit 2228 Spring, TX	2.0	2.0	1177	$1,477	$1.25	2d	1	1.46mi
21801 Northcrest Dr Apt 424 Spring, TX	2.0	2.0	1177	$1,485	$1.26	7d	1	1.46mi
21801 Northcrest Dr Unit 21824 Spring, TX	2.0	2.0	1200	$1,644	$1.37	12d	1	1.46mi
21801 Northcrest Dr Unit 21858 Spring, TX	2.0	2.0	1177	$1,490	$1.27	43d	1	1.46mi
21801 Northcrest Dr Unit 3174 Spring, TX	3.0	2.0	1607	$2,304	$1.43	10d	1	1.46mi
21801 Northcrest Dr Unit 21858 Spring, TX	2.0	2.0	1177	$1,509	$1.28	10d	1	1.46mi
21801 Northcrest Dr Unit 21834 Spring, TX	3.0	2.0	1607	$2,305	$1.43	43d	1	1.46mi
21801 Northcrest Dr Unit 3228 Spring, TX	3.0	2.0	1607	$2,272	$1.41	2d	1	1.46mi
21801 Northcrest Dr Unit 2174 Spring, TX	2.0	2.0	1177	$1,520	$1.29	10d	1	1.46mi
21801 Northcrest Dr Unit 3047 Spring, TX	3.0	2.0	1607	$2,304	$1.43	2d	1	1.49mi

HOA detail

• Monthly dues: $13 · $156/yr
• Likely covers: gas

Listing history 28 events

1. 2026-05-12
   status Pending 925-char remark

   Show marketing remark (925 chars)

   Charming 3-Bedroom, 2-Bathroom Home in Spring, TX Nestled in a desirable neighborhood, this beautifully updated 3-bedroom, 2-bathroom home offers a perfect blend of comfort and style. Located at 22911 Sherioaks Ln, this 1,556 sq. ft. home boasts a spacious open floor plan, ideal for both family living and entertaining. The family room features vaulted ceilings, cedar beams, and a cozy stone fireplace, perfect for relaxing, the kitchen is equipped with stainless steel appliances, including a gas cooktop, oven, and microwave. The kitchen opens to a casual dining area, creating a warm and inviting atmosphere, the separate breakfast nook provides ample space for meals and gatherings, the master bedroom offers a peaceful retreat with a private ensuite bath and generous closet space. Enjoy the outdoors with a covered patio, mature trees, and a newly installed privacy fence and easy access to major roads and shopping.

2. 2026-05-05
   listed $1,950
3. 2026-05-04
   historical $1,850

   Show marketing remark (925 chars)

   Charming 3-Bedroom, 2-Bathroom Home in Spring, TX Nestled in a desirable neighborhood, this beautifully updated 3-bedroom, 2-bathroom home offers a perfect blend of comfort and style. Located at 22911 Sherioaks Ln, this 1,556 sq. ft. home boasts a spacious open floor plan, ideal for both family living and entertaining. The family room features vaulted ceilings, cedar beams, and a cozy stone fireplace, perfect for relaxing, the kitchen is equipped with stainless steel appliances, including a gas cooktop, oven, and microwave. The kitchen opens to a casual dining area, creating a warm and inviting atmosphere, the separate breakfast nook provides ample space for meals and gatherings, the master bedroom offers a peaceful retreat with a private ensuite bath and generous closet space. Enjoy the outdoors with a covered patio, mature trees, and a newly installed privacy fence and easy access to major roads and shopping.

4. 2026-05-04
   status Pending 925-char remark

   Show marketing remark (925 chars)

   Charming 3-Bedroom, 2-Bathroom Home in Spring, TX Nestled in a desirable neighborhood, this beautifully updated 3-bedroom, 2-bathroom home offers a perfect blend of comfort and style. Located at 22911 Sherioaks Ln, this 1,556 sq. ft. home boasts a spacious open floor plan, ideal for both family living and entertaining. The family room features vaulted ceilings, cedar beams, and a cozy stone fireplace, perfect for relaxing, the kitchen is equipped with stainless steel appliances, including a gas cooktop, oven, and microwave. The kitchen opens to a casual dining area, creating a warm and inviting atmosphere, the separate breakfast nook provides ample space for meals and gatherings, the master bedroom offers a peaceful retreat with a private ensuite bath and generous closet space. Enjoy the outdoors with a covered patio, mature trees, and a newly installed privacy fence and easy access to major roads and shopping.

5. 2026-04-18
   price $210,000 925-char remark

   Show marketing remark (925 chars)

   Charming 3-Bedroom, 2-Bathroom Home in Spring, TX Nestled in a desirable neighborhood, this beautifully updated 3-bedroom, 2-bathroom home offers a perfect blend of comfort and style. Located at 22911 Sherioaks Ln, this 1,556 sq. ft. home boasts a spacious open floor plan, ideal for both family living and entertaining. The family room features vaulted ceilings, cedar beams, and a cozy stone fireplace, perfect for relaxing, the kitchen is equipped with stainless steel appliances, including a gas cooktop, oven, and microwave. The kitchen opens to a casual dining area, creating a warm and inviting atmosphere, the separate breakfast nook provides ample space for meals and gatherings, the master bedroom offers a peaceful retreat with a private ensuite bath and generous closet space. Enjoy the outdoors with a covered patio, mature trees, and a newly installed privacy fence and easy access to major roads and shopping.

6. 2026-02-14
   price $1,850
7. 2026-01-01
   listed $1,950
8. 2025-12-25
   historical $1,950
9. 2025-12-03
   listed $1,950
10. 2025-03-27
    price $229,000 925-char remark

    Show marketing remark (925 chars)

    Charming 3-Bedroom, 2-Bathroom Home in Spring, TX Nestled in a desirable neighborhood, this beautifully updated 3-bedroom, 2-bathroom home offers a perfect blend of comfort and style. Located at 22911 Sherioaks Ln, this 1,556 sq. ft. home boasts a spacious open floor plan, ideal for both family living and entertaining. The family room features vaulted ceilings, cedar beams, and a cozy stone fireplace, perfect for relaxing, the kitchen is equipped with stainless steel appliances, including a gas cooktop, oven, and microwave. The kitchen opens to a casual dining area, creating a warm and inviting atmosphere, the separate breakfast nook provides ample space for meals and gatherings, the master bedroom offers a peaceful retreat with a private ensuite bath and generous closet space. Enjoy the outdoors with a covered patio, mature trees, and a newly installed privacy fence and easy access to major roads and shopping.

11. 2025-02-14
    listed $235,000 Active 925-char remark

    Show marketing remark (925 chars)

    Charming 3-Bedroom, 2-Bathroom Home in Spring, TX Nestled in a desirable neighborhood, this beautifully updated 3-bedroom, 2-bathroom home offers a perfect blend of comfort and style. Located at 22911 Sherioaks Ln, this 1,556 sq. ft. home boasts a spacious open floor plan, ideal for both family living and entertaining. The family room features vaulted ceilings, cedar beams, and a cozy stone fireplace, perfect for relaxing, the kitchen is equipped with stainless steel appliances, including a gas cooktop, oven, and microwave. The kitchen opens to a casual dining area, creating a warm and inviting atmosphere, the separate breakfast nook provides ample space for meals and gatherings, the master bedroom offers a peaceful retreat with a private ensuite bath and generous closet space. Enjoy the outdoors with a covered patio, mature trees, and a newly installed privacy fence and easy access to major roads and shopping.

12. 2025-01-31
    historical
13. 2025-01-19
    status Active
14. 2025-01-10
    status Option Pending
15. 2024-12-17
    status Active
16. 2024-12-06
    status Pending
17. 2024-09-08
    price $227,000
18. 2024-08-17
    status Active
19. 2024-08-16
    historical
20. 2024-02-13
    listed $275,000 Active
21. 2016-07-08
    soldstatus Sold
22. 2016-06-08
    status Pending
23. 2016-05-05
    listed $103,000 Active
24. 2007-09-27
    soldstatus
25. 2007-03-14
    historical
26. 2006-09-05
    listed $98,500
27. 1998-05-06
    soldstatus
28. 1998-05-01
    soldstatus $55,000

ⓘ 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: $5,911 · $493/mo
• Projected year-2 tax: $5,911 · $493/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 9/10 Extreme 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,141
• − Mortgage interest: −$11,763
• − Property taxes: −$5,911
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,931
• − Management: −$1,931
• − HOA: −$156
• − Depreciation: −$6,109
• Taxable loss: −$4,711
• Est. tax savings @ 24.0%: +$1,131
• After-tax cash flow: $-130/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: Klein ISD
• NCES district ID: 4825740
• Math proficiency: 41% ▼ -12.00%
• Reading proficiency: 48% ▼ -3.00%
• Median HH income: $78,288
• Composite: 40.91/100
• National rank: #3615
• State rank: #213 of 826 in TX

Livability — The Woodlands

• Score: 91/100
• State rank: #1
• US rank: #47

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Harris County · 4,702,590 people
• City population: 106,505
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 45,701
• Household income: $140,683
• Rent vs Own: 24.8% rent · 75.2% own
• Severe rent burden: 1191.0

Population outlook (Harris County) Hauer SSP2

• Today (2025): 5,571,493 people
• By 2030: 6,089,821 · +9.3%
• By 2040: 7,142,806 · +28.2%
• By 2050: 8,185,864 · +46.9%
• By 2075: 10,574,329 · +89.8%
• By 2100: 12,109,958 · +117.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 53% Hispanic / Latino 30% Two or more races 15% Black 7% Asian 6%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 2%
• Foreign-born: 22% · Canada, Jamaica, China
• Languages at home: 69% English-only · Spanish 21% Other Indo-European 4% Russian/Polish/Slavic 1%

Political lean MEDSL · Harris

• 2024 margin: Lean D (+5.5) · D 52.0% · R 46.4% · Other 1.6%
• 2008→2024 swing: +3.9pp toward D · 2008: 1.6pp · 2024: 5.5pp
• All cycles: 2024: D+5.5 2020: D+13.3 2016: D+12.4 2012: D+0.1 2008: D+1.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -159.54%
• Current HPI: 236.5688
• Rent YoY: ▲ 1.94%
• 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

-96.5% since first listed

28 events — show timeline

• 2026-05-12 Pending — HARMLS
• 2026-05-05 Listed for Rent $1,950 REALLYO
• 2026-05-04 Rental Removed $1,850 HARMLS
• 2026-05-04 Pending — HARMLS
• 2026-04-18 Price Changed $210,000 HARMLS
• 2026-02-14 Price Changed $1,850 HARMLS
• 2026-01-01 Listed for Rent $1,950 HARMLS
• 2025-12-25 Rental Removed $1,950 HARMLS
• 2025-12-03 Listed for Rent $1,950 HARMLS
• 2025-03-27 Price Changed $229,000 HARMLS
• 2025-02-14 Listed $235,000 HARMLS
• 2025-01-31 Listing Removed — HARMLS
• 2025-01-19 Relisted — HARMLS
• 2025-01-10 Pending — HARMLS
• 2024-12-17 Relisted — HARMLS
• 2024-12-06 Pending — HARMLS
• 2024-09-08 Price Changed $227,000 HARMLS
• 2024-08-17 Relisted — HARMLS
• 2024-08-16 Listing Removed — HARMLS
• 2024-02-13 Listed $275,000 HARMLS
• 2016-07-08 Sold (MLS) — HARMLS
• 2016-06-08 Pending — HARMLS
• 2016-05-05 Listed $103,000 HARMLS
• 2007-09-27 Sold (Public Records) — Public Records
• 2007-03-14 Listing Removed — HARMLS
• 2006-09-05 Listed $98,500 HARMLS
• 1998-05-06 Sold (Public Records) — Public Records
• 1998-05-01 Sold (Public Records) $55,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $5,911 · +7.1% YoY. Source: county tax records.