133 Falling Sun · Cibolo, TX 78108

$277,500

4 bd · 2.5 ba · 2,327 sqft · SingleFamily public records · 197 Days on market

Built 2003 5,749 sqft lot Est $333k · 17% under $17/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).

• ARV discount +15.0/15.0
• Cash flow +7.8/30.0
• Appreciation +5.2/10.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• Rent growth +3.1/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0

Listing remarks MLS

Welcome to this well maintained 2 story, 4 bedroom home that features an island kitchen, garden tub, large pantry, and walk in closet. Located near IH-35 this home is complete with a private backyard oasis highlighted with a pergola and hot tub for entertaining or relaxing.

Key facts

• Convenient to dining
• Neat yard
• 5,749 sq ft lot

Tags

• ABUNDANT CABINET SPACE
• SPACIOUS WALK-IN CLOSET
• WELL-APPOINTED BATHROOM
• NEAT YARD
• CONVENIENT TO SHOPPING
• CONVENIENT TO DINING

Property features AI

Finance

• Other: Possession at closing/funding; For sale
• HOA & community: Mandatory HOA; semi-annual fee; HOA fee approximately $104 paid semi-annually; Association transfer fee approximately $300; Subdivision: Ridge at Deer Creek

Exterior

• Parking: 2-car garage
• Utilities: Public water system
• Home design: Pre-owned single-family home; Built by Ryland (approx. 23 years old)
• Construction: Slab foundation; Composition roof
• Exterior features: Brick and siding exterior; Front exposure facing north and east; Community pool; Park/playground; Jogging trails

Interior

• Kitchen: Island kitchen (approximately 11 x 11); Microwave; Stove/Range; Dishwasher; Disposal
• Bedrooms: Primary suite on upper level with walk-in closet, ceiling fan, and full bath; Bedroom 2 approximately 14 x 14; Bedroom 3 approximately 13 x 13; Bedroom 4 approximately 15 x 11; Primary bedroom approximately 20 x 17
• Flooring: Carpeting; Ceramic tile floors
• Bathrooms: Two full bathrooms and one half bathroom; Primary bath with separate tub and shower, single vanity, and garden tub; Primary bath dimensions approximately 9 x 8
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Some window coverings remain; Island kitchen; Walk-in pantry; Walk-in closets; Separate dining room; One living area
• Laundry & utility: Washer connection; Dryer connection

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $278k.

Deal economics

• At list price, monthly cash flow is $-312 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (19.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (20.0% below list).
• Recommended offer: $222k (20.0% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 3.3% in Cibolo — 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 72/100 on livability (#261 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Schertz-Cibolo-U City ISD (suburban): math 49% / reading 48% proficiency, ranked #152 of 826 in TX (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Watts El (math 44% / reading 44%, grade F, #1,243 of 4,322 statewide, top 29%, 593 students, 44% FRL); Byron P Steele Ii H S (math 68% / reading 66%, grade B, #163 of 1,632 statewide, top 11%, 2,716 students, 25% FRL).
• Market conditions: Rents rising (+2.4%/yr); 739 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 2,064 units permitted in Guadalupe County in 2024 (133 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($2k loan paydown + $1k appreciation (0.5% local appreciation)).
• Guadalupe County population projected at +61% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 197 days — a 12% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 22y 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, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $221,907 (20.0% 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 197 days. Have you received any prior offers? Is the seller open to a 20% 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: 0.80% ✗
• Cap rate: 4.94%
• Cash-on-cash: -4.82%
• DSCR: 0.79
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $332,761
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
121 Royal Troon	0.14mi	3/2.0 (-1)	2,361 (+2%)	2mo	$350,000	$148	82
112 Storm Mountain Rd	0.16mi	3/2.0 (-1)	2,256 (-3%)	3mo	$345,000	$153	78
127 Still Brook Ln	0.48mi	3/2.0 (-1)	2,305 (-1%)	2mo	$299,400	$130	67
1641 Ebony Ln	0.59mi	4/2.5	2,393 (+3%)	1mo	$360,000	$150	67
2817 Lotus Park	0.49mi	3/2.5 (-1)	2,203 (-5%)	2mo	$239,900	$109	62
516 Brook Shadow	0.67mi	3/3.0 (-1)	2,294 (-1%)	0mo	$299,990	$131	59
2815 Wild Cherry	0.64mi	4/2.0	2,204 (-5%)	2mo	$339,000	$154	57
221 Valona Dr	0.47mi	4/3.0	2,587 (+11%)	0mo	$369,900	$143	57
132 Bella Rosa Trl	0.42mi	4/2.5	2,641 (+14%)	2mo	$410,000	$155	57
120 Brook Mdws	0.66mi	3/2.5 (-1)	2,474 (+6%)	1mo	$299,000	$121	53
1547 Jasmine	0.62mi	4/2.5	2,569 (+10%)	2mo	$360,000	$140	52
200 Nandina Ct	0.70mi	3/2.5 (-1)	2,462 (+6%)	1mo	$350,000	$142	52

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

Projected returns pro-forma

0.47% appreciation · 2.42% rent growth · sell at horizon

5-year hold

• IRR: -6.1%
• Equity multiple: 0.70×
• Total profit: $-22,970
• Equity at exit: $87,166

10-year hold

• IRR: -0.8%
• Equity multiple: 0.91×
• Total profit: $-6,776
• Equity at exit: $110,191

Cash invested: $77,700 (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 78108

• Home prices YoY: 0.3%
• Rents YoY: 2.4%
• Active inventory: 739
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,219 high
• Mortgage (P&I): −$1,455
• Tax from tax record: −$477 /mo · $5,728/yr
• Insurance: −$116
• HOA: −$17
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $-312

Break-even live

Break-even rent $2,614

Max offer price $222,354

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: $69,375
• Closing costs: $8,325
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
137 Hidden Fawn Cibolo, TX	3.0	2.5	2232	$1,975	$0.88	23d	1	0.19mi
146 Bentwood Ranch Dr Cibolo, TX	4.0	3.5	2496	$2,021	$0.81	4d	1	0.19mi
226 Maidstone Cv Cibolo, TX	4.0	2.5	2710	$2,200	$0.81	23d	1	0.20mi
324 Willow Loop Cibolo, TX	4.0	2.5	3183	$2,600	$0.82	23d	1	0.32mi
417 Turnberry Way Cibolo, TX	3.0	2.0	2480	$2,300	$0.93	20d	1	0.42mi
147 Brookview Cibolo, TX	4.0	3.0	2500	$2,250	$0.90	23d	1	0.59mi
116 Lindy Hls Cibolo, TX	4.0	2.5	2790	$2,100	$0.75	23d	1	0.61mi
509 Sea Headrig Dr Cibolo, TX	4.0	3.0	2731	$2,200	$0.81	23d	1	0.62mi
2921 Candleberry Dr Schertz, TX	3.0	2.0	1871	$1,850	$0.99	3d	1	0.64mi
237 Winter Frost Cibolo, TX	4.0	2.5	2605	$2,075	$0.80	2d	1	0.70mi
181 Harley Hay Cibolo, TX	3.0	2.0	1635	$1,995	$1.22	23d	1	0.72mi
314 Scotch Rose Ln Cibolo, TX	3.0	2.0	1719	$1,800	$1.05	23d	1	0.76mi
229 Spice Oak Ln Cibolo, TX	3.0	2.0	1882	$1,950	$1.04	12d	1	0.77mi
218 Laceleaf Ln Cibolo, TX	4.0	2.5	3071	$1,800	$0.59	20d	1	0.82mi
164 Springtree Holw Cibolo, TX	4.0	2.5	2173	$1,925	$0.89	16d	1	0.84mi
133 Firebird Run Cibolo, TX	3.0	2.5	2167	$2,000	$0.92	23d	1	0.84mi
2850 Bent Tree Dr Schertz, TX	4.0	3.0	3027	$2,900	$0.96	4d	1	0.85mi
140 Springtree Pkwy Cibolo, TX	4.0	2.5	3357	$2,297	$0.68	23d	1	0.96mi
536 Saltlick Way Schertz, TX	5.0	3.5	2707	$2,400	$0.89	4d	1	0.97mi
237 Hinsdale Run Cibolo, TX	3.0	2.5	2022	$2,200	$1.09	21d	1	1.05mi
1707 Mountain Brk Schertz, TX	3.0	2.5	2322	$1,925	$0.83	23d	1	1.06mi
216 Willow Crst Cibolo, TX	4.0	3.0	2661	$2,100	$0.79	23d	1	1.12mi
224 Willow Crst Cibolo, TX	3.0	2.5	2275	$1,750	$0.77	23d	1	1.12mi
428 Kings Way Cibolo, TX	4.0	2.0	1730	$2,099	$1.21	23d	1	1.13mi
513 Chelson Hunt Cibolo, TX	4.0	2.5	2453	$2,800	$1.14	23d	1	1.13mi
141 Springtree Gate Cibolo, TX	3.0	2.0	2219	$2,000	$0.90	23d	1	1.13mi
1604 Canyon Oak Schertz, TX	3.0	2.0	1999	$3,950	$1.98	23d	1	1.19mi
125 Creek Run Cibolo, TX	4.0	2.5	2550	$1,850	$0.73	23d	1	1.20mi
1136 Berry Creek Dr Schertz, TX	3.0	2.0	1723	$2,000	$1.16	2d	1	1.23mi
2813 Kline Cir Schertz, TX	4.0	2.5	2130	$1,800	$0.85	4d	1	1.32mi
132 Niemietz Cv Cibolo, TX	3.0	2.0	1596	$1,900	$1.19	23d	1	1.33mi
2805 Berry Way Schertz, TX	3.0	2.0	1690	$1,850	$1.09	23d	1	1.34mi
137 Niemietz Cv Cibolo, TX	4.0	2.5	2419	$2,200	$0.91	23d	1	1.35mi
144 S Willow Way Cibolo, TX	3.0	2.0	1658	$1,735	$1.05	20d	1	1.38mi
204 N Willow Way Cibolo, TX	3.0	2.0	1724	$1,750	$1.02	4d	1	1.39mi
117 Hanging Moss Cibolo, TX	4.0	2.5	2401	$1,700	$0.71	4d	1	1.41mi
325 Cortijo Cibolo, TX	4.0	2.0	2080	$2,350	$1.13	4d	1	1.41mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 29 events

1. 2026-06-07
   status $277,500 Pending 197 DOM
2. 2026-05-31
   days on market $277,500 Active Option 197 DOM
3. 2026-05-12
   historical Active Option
4. 2026-05-05
   status Back on Market
5. 2026-05-04
   historical
6. 2026-04-01
   price $277,500
7. 2026-03-01
   price $279,999
8. 2026-03-01
   status Back on Market
9. 2026-02-28
   historical
10. 2026-02-23
    price $280,000
11. 2025-11-13
    listed $285,000 New
12. 2025-11-04
    historical
13. 2025-10-04
    price $289,500
14. 2025-08-26
    price $294,900
15. 2025-07-31
    listed $300,000 New
16. 2020-09-01
    soldstatus
17. 2020-08-31
    soldstatus Sold 274-char remark

    Show marketing remark (274 chars)

    Welcome to this well maintained 2 story, 4 bedroom home that features an island kitchen, garden tub, large pantry, and walk in closet. Located near IH-35 this home is complete with a private backyard oasis highlighted with a pergola and hot tub for entertaining or relaxing.

18. 2020-08-31
    soldstatus Sold

    Show marketing remark (274 chars)

    Welcome to this well maintained 2 story, 4 bedroom home that features an island kitchen, garden tub, large pantry, and walk in closet. Located near IH-35 this home is complete with a private backyard oasis highlighted with a pergola and hot tub for entertaining or relaxing.

19. 2020-08-18
    status Pending 274-char remark

    Show marketing remark (274 chars)

    Welcome to this well maintained 2 story, 4 bedroom home that features an island kitchen, garden tub, large pantry, and walk in closet. Located near IH-35 this home is complete with a private backyard oasis highlighted with a pergola and hot tub for entertaining or relaxing.

20. 2020-07-21
    status Pending

    Show marketing remark (274 chars)

    Welcome to this well maintained 2 story, 4 bedroom home that features an island kitchen, garden tub, large pantry, and walk in closet. Located near IH-35 this home is complete with a private backyard oasis highlighted with a pergola and hot tub for entertaining or relaxing.

21. 2020-07-21
    historical Active Option 274-char remark

    Show marketing remark (274 chars)

    Welcome to this well maintained 2 story, 4 bedroom home that features an island kitchen, garden tub, large pantry, and walk in closet. Located near IH-35 this home is complete with a private backyard oasis highlighted with a pergola and hot tub for entertaining or relaxing.

22. 2020-07-21
    status Pending - Taking Backups

    Show marketing remark (274 chars)

    Welcome to this well maintained 2 story, 4 bedroom home that features an island kitchen, garden tub, large pantry, and walk in closet. Located near IH-35 this home is complete with a private backyard oasis highlighted with a pergola and hot tub for entertaining or relaxing.

23. 2020-06-18
    listed $235,000 New 274-char remark

    Show marketing remark (274 chars)

    Welcome to this well maintained 2 story, 4 bedroom home that features an island kitchen, garden tub, large pantry, and walk in closet. Located near IH-35 this home is complete with a private backyard oasis highlighted with a pergola and hot tub for entertaining or relaxing.

24. 2020-06-18
    listed $235,000 Active

    Show marketing remark (274 chars)

    Welcome to this well maintained 2 story, 4 bedroom home that features an island kitchen, garden tub, large pantry, and walk in closet. Located near IH-35 this home is complete with a private backyard oasis highlighted with a pergola and hot tub for entertaining or relaxing.

25. 2020-06-18
    listed $235,000 Active

    Show marketing remark (274 chars)

    Welcome to this well maintained 2 story, 4 bedroom home that features an island kitchen, garden tub, large pantry, and walk in closet. Located near IH-35 this home is complete with a private backyard oasis highlighted with a pergola and hot tub for entertaining or relaxing.

26. 2008-05-01
    soldstatus
27. 2008-04-30
    soldstatus
28. 2005-06-30
    soldstatus
29. 2004-12-21
    listed $164,950

ⓘ 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: $5,728 · $477/mo
• Projected year-2 tax: $5,728 · $477/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 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: $26,629
• − Mortgage interest: −$15,544
• − Property taxes: −$5,728
• − Insurance: −$1,388
• − Repairs & maintenance: −$2,130
• − Management: −$2,130
• − HOA: −$204
• − Depreciation: −$8,073
• Taxable loss: −$8,569
• Est. tax savings @ 24.0%: +$2,056
• After-tax cash flow: $-1,690/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: Schertz-Cibolo-U City ISD
• NCES district ID: 4839480
• Math proficiency: 49% ▼ -12.00%
• Reading proficiency: 48% ▼ -4.00%
• Median HH income: $75,790
• Composite: 44.02/100
• National rank: #2886
• State rank: #152 of 826 in TX

Livability — Cibolo

• Score: 72/100
• State rank: #261
• US rank: #6177

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cibolo, TX
• County: Guadalupe County · 147,291 people
• City population: 49,784
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 49,784
• Household income: $113,004
• Rent vs Own: 16.1% rent · 83.9% own
• Severe rent burden: 521.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 46% Hispanic / Latino 30% Two or more races 22% Black 13% Asian 3%
• Hispanic origin (detail): Mexican 22% Puerto Rican 4%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 7% · Canada, Vietnam, China
• Languages at home: 83% English-only · Spanish 13% Vietnamese 1% 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: ▲ 0.47%
• Current HPI: 182.7296
• Rent YoY: ▲ 2.42%
• 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

+68.2% since first listed

27 events — show timeline

• 2026-05-12 Contingent — LERA
• 2026-05-05 Relisted — LERA
• 2026-05-04 Listing Removed — LERA
• 2026-04-01 Price Changed $277,500 LERA
• 2026-03-01 Price Changed $279,999 LERA
• 2026-03-01 Relisted — LERA
• 2026-02-28 Listing Removed — LERA
• 2026-02-23 Price Changed $280,000 LERA
• 2025-11-13 Listed $285,000 LERA
• 2025-11-04 Listing Removed — LERA
• 2025-10-04 Price Changed $289,500 LERA
• 2025-08-26 Price Changed $294,900 LERA
• 2025-07-31 Listed $300,000 LERA
• 2020-09-01 Sold (Public Records) — Public Records
• 2020-08-31 Sold (MLS) — LERA
• 2020-08-31 Sold (MLS) — Unlock MLS
• 2020-08-18 Pending — LERA
• 2020-07-21 Pending — CTXMLS
• 2020-07-21 Contingent — LERA
• 2020-07-21 Pending — Unlock MLS
• 2020-06-18 Listed $235,000 LERA
• 2020-06-18 Listed $235,000 CTXMLS
• 2020-06-18 Listed $235,000 Unlock MLS
• 2008-05-01 Sold (Public Records) — Public Records
• 2008-04-30 Sold (Public Records) — Public Records
• 2005-06-30 Sold (MLS) — LERA
• 2004-12-21 Listed $164,950 LERA

Property tax history

+2.5%/yr

Latest (2026): $5,728 · +3.1% YoY. Source: county tax records.