This 1 bed, 1 bath cottage offers more than just charmâ??it delivers income, utility, and flexibility. And?! Just 1.5 miles from Main Street, Fredericksburg in the ETJ! Currently operating as a rental, the property includes a covered carport and a workshop creating a rare combination of living space and functional work area. Ideal for a tenant needing storage or workspace, or for an owner looking to operate onsite. Positioned in the ETJ along the N Llano/Hwy 16 corridor and offered in conjunction with adjacent tracts, this property plays a key role in a larger investment opportunityâ??whether as an income-producing rental, on-site office, or support space for nearby commercial use. Live here. Work here. Rent it. This is the utility piece that strengthens the entire portfolio.
OPPORTUNITY in CROSS MOUNTAIN WEST: FLEXIBLE, FUNCTIONAL & FULL OF POTENTIAL! Set on a well kept street in an established setting that offers value and long-term stability, this single-story 2 bed / 2 bath ranch delivers the kind of versatility buyers are actively chasing right now. The layout is straightforward and efficient, offering true move-in readiness with room to add value. The attached one-car garage presents an easy opportunity for conversion into a third bedroom, home office or additional living space unlocking future upside. Out back, the property really starts to separate itself. Covered parking large enough for an RV adds flexibility, while the existing setup creates a strong foundation for a future guest house or STR concept. (confirm with the city). Whether you're thinking long-term rental with a short-term component or simply a smart primary residence with income potential, this property gives you options. Mature trees anchor the yard, providing established character and a greenhouse adds a practical lifestyle bonus. Minimal work needed for a cosmetic refresh, making this a strong candidate for a flip or a clean, comfortable entry point for a first-time buyer looking to build equity in a great location. Live in it, Lease it, Launch something bigger.opportunities like this don't sit still.
Spacious, well-appointed home set on a beautifully treed .68-acre lot just 1.5 miles from Main St. Fredericksburg â?? yet positioned outside city limits in the ETJ, offering added flexibility and freedom. Built in 2009, this 1,938 SF single-story home features 3 bedrooms and 2 bathrooms with an open-concept layout designed for both comfort and functionality. The kitchen and dining area flow seamlessly together, highlighted by custom wood cabinetry, granite countertops, and clean, durable concrete floors throughout. 10-foot ceilings enhance the sense of space and natural light. Designed with accessibility in mind, the home offers ADA-accessible features that enhance ease of use and livability. The primary suite offers a true retreat with double vanities, a slate walk-in shower, and a sunken soaking tub. Surrounded by mature oak trees, the property provides both private front and backyard settingsâ??creating a peaceful, tucked-away feel while still being conveniently close to town amenities. A rare combination of location, usability, and characterâ??ideal for full-time living, investment, or a live/work opportunity.
The original homestead of this N Llano portfolio, this 3 bed, 2 bath residence offers 2,233 sq ft on 1.31 acres with approximately 145 feet of Hwy 16 frontageâ??bringing together charm, space, and unmatched positioning. Located just outside Fredericksburg city limits in the ETJ, the property offers flexibility for residential living, short-term rental potential, or strategic investment use. Mature trees frame the home, creating a sense of privacy while still benefiting from excellent visibility and access along one of the area's key corridors. As the anchor of a multi-tract offering, this property presents a rare opportunity to own a piece of the original footprintâ??ideal as a primary residence, income-producing asset, or on-site living quarters to support future development. Rooted in character. Positioned for opportunity.
THE DALTON HOUSE is the quintessential 1940's Victorian homestead set on a half acre lot - truly postcard worthy ! Walking through the classic white picket fence onto this property and gazing up at the stately home with decorative gingerbread trim and sweeping double-level balconies, feels like taking a â??step back in time' to the romance of the era. Currently operating as a short term rental property with a permit that conveys to a new owner. The backyard is expansive with a swimming pool, hot tub, outdoor barbecue/bar area and space for all kinds of outdoor games and additional amenities. Mature pecan trees are dotted around the property which provide shaded areas for outdoor living and there are fruit trees and vines that add to the diverse landscaping. Inside, the home immediately exudes warmth and character as you enter the old-fashioned foyer with original beadboard walls and timeless details that reflect the home's heritage. The cozy living room is an ideal gathering space, anchored by a striking river rock fireplace and with doors that open out to the back patio and pool area. The kitchen has an adjoining dining room which also opens to the outdoors. On the main level is a king bedroom and a full bathroom with a tub and shower combination, upstairs are three additional bedrooms and a second bathroom. Detached from the main house is a spacious game-room and an extra large storage area with laundry/ half bathroom. Whether relaxing on the porch, enjoying the shaded backyard, or gathering indoors by the fireplace, The Dalton House offers a wonderful blend of historic character, modern comforts, and inviting spaces. There is a vacant city lot (0.29 acres) adjacent to 908 Crockett that is available for purchase.
**Location, Location, Location!** Situated in the heart of the Texas Hill Country, this stunning new 3 bed, 2 1/2 bath listing in Fredericksburg offers a prime opportunity for those looking to invest in a thriving area. This incredible home offers a lovely open floor plan, High ceilings with some incredible touches from the wood beams and beautiful fireplace. Enjoy the outdoors with an amazing outdoor patio and have a glass of wine with the best views of the Texas Hill Country. Prime Proximity - **Waldorf Astoria**: This property is within walking distance of the highly anticipated Waldorf Astoria, offering luxury and convenience at your doorstep. - **Downtown Fredericksburg**: A mere 2 miles away, you'll find the vibrant Main Street, bustling with shops, restaurants, and cultural attractions. - **Wineries Galore**: Surrounded by numerous wineries, this location is perfect for wine enthusiasts who can enjoy the convenience of having so many options just a short drive away. Property Features - **Size and Space**: The home sits on over 4 acres of picturesque land, providing ample space for outdoor activities and breathtaking views of the Hill Country. - **Investment Potential**: This property is not only a perfect family home but also an excellent investment opportunity. It could serve as a profitable Airbnb, attracting visitors eager to experience Fredericksburg's charm. - **Development Possibility**: With the potential to parcel the property, there's room to build an additional home on the extra acreage, maximizing your investment. Why Fredericksburg? Fredericksburg is renowned for its rich history, vibrant arts scene, and beautiful landscapes. As a popular tourist destination, it offers year-round attractions, making this property an ideal investment. Don't miss out on this extraordinary opportunity to own a piece of the Texas Hill Country, with both luxury and potential at your fingertips!
Great opportunity in one of Fredericksburg's most desirable neighborhoods, Crabapple Grove! Built in 2019, this well-maintained 3-bedroom, 2-bath home offers a functional layout ideal for comfortable living. The property features a welcoming patio and a manageable yard, perfect for relaxing or entertaining. Whether you're a first-time homebuyer or seeking a solid investment property, this home provides modern construction and convenience in a sought-after location. Don't miss your chance to own in Crabapple Grove!
Hill Country Ranch Living on 20+ Acres â?? Just Minutes from Fredericksburg Enjoy the perfect blend of privacy and convenience with this charming ranch-style home set on 20+ acres, just 7 miles from Fredericksburg with paved county road frontage and easy access. This one-owner property features a comfortable 3-bedroom, 2-bath home with a spacious living room highlighted by a striking brick wall and wood-burning fireplace with insertâ??ideal for cozy Hill Country evenings. Step outside to a large, fenced yard shaded by beautiful mature trees, creating a peaceful setting around the home. Recent updates include a standing seam metal roof, HVAC system, water softener, and one hot water heaterâ??providing peace of mind for years to come. Additionally included is a 1-car attached carport, plus a 2-car detached carport for extra parking and storage. A handyman's dream workshop with a concrete floor and three enclosed sides offers excellent space for projects, equipment, or hobbies. The land is gently rolling and fully fenced, divided into three pasturesâ??including a productive 7.5-acre Klein grass fieldâ??making it ideal for livestock or agricultural use. An electric gate provides secure and convenient entry from the county road. Bonus: The home has been pre-inspected, adding confidence for buyers.
HENRIETTA COTTAGE w/ a 5-star rating on Airbnb & ranked in the top 5%, is a beautifully updated 3BR/2BA income generating gem. The STR sleeps up to 6 guests & is just 1 mile from the heart of Main St offering guests a prime location for exploring the area. Because of the convenient cul-de-sac location so close to HEB, banks, restaurants & the hospital, this would make an ideal second home or full-time residence. Step inside & be greeted by the expansive living room & dining area boasting elegant tile flooring that flows seamlessly throughout the space. The galley style kitchen is fully furnished w/ sleek white cabinetry, stainless-steel appliances & stunning black countertops creating the environment for both cooking & entertaining. Each of the spacious bedrooms is thoughtfully decorated w/ contemporary style furniture & custom window coverings that enhance the inviting atmosphere. Outside you'll find a large private oasis fenced backyard ideal for relaxation or recreation. Enjoy outdoor seating, a firepit, a cooking area or just unwind in the soothing hot tub, making it a welcome retreat after a busy day. This property is being sold as a turn-key B&B, incl. all bookings.
The Newlin - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home. 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.
The Dowing - This new four-bedroom home offers convenient single-story living. A bedroom is secluded near the front of the home, leading to an inviting and spacious open-concept layout shared between the kitchen, dining room and family room. Three additional bedrooms are tucked away to the side for improved comfort and privacy, including the lavish owner's suite at the back of the home with a full bathroom and 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.
The Littleton - On the first floor of this spacious two-story home is a convenient and modern layout seamlessly connecting the kitchen, dining room and family room together. In a private corner is the tranquil owner's suite with an attached bathroom and walk-in closet. Upstairs is a sprawling central game room along with three secondary bedrooms. Estimated Completion July 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.
Located just minutes from Fredericksburg, this exceptional 65-acre offering at 12350 N Hwy 16 presents a rare opportunity to own a premier piece of Texas Hill Country. The property showcases a beautiful blend of native landscape, gently rolling terrain, and scenic views, complemented by valuable Willow Creek frontage that enhances both its recreational appeal and natural beauty. Improvements on the ranch provide a strong foundation for immediate enjoyment or future customization, making it well-suited as a private retreat, weekend getaway, or full-time residence. Towering oaks, open pastures, and abundant wildlife create a quintessential Hill Country setting, while the location offers convenient access to Fredericksburg’s renowned dining, wineries, and shopping. With its combination of size, water features, and proximity to one of Texas’ most sought-after destinations, this property offers a compelling investment and lifestyle opportunity. Whether you’re seeking tranquility, recreation, or a legacy property, this ranch delivers the space and character to bring your vision to life.
Seller is willing to assist with closing costs or a rate buy-down through preferred lender. The Ramsey - This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet.
Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. The Newlin - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home. **This home can be toured anytime using our smart tour function.
Welcome to 406 Bluebonnet, one of the most charming bungalows in Fredericksburg and a turnkey short term rental investment only a half mile from Main Street. This 2 bedroom, 2 bathroom home has been professionally designed to be a true standout to the Fredericksburg guest. This property is truly TURNKEY, and is not only visually appealing but also optimized for strong occupancy and repeat bookings, allowing for an easy transition and immediate operation. An active STR permit is already in place. A spacious yard, with a private hottub and firepit area, enhances both the charm and the income potential. The setting feels relaxed and tucked away, just minutes to downtown Fredericksburg. In addition to its proven investment appeal, this property would also make a wonderful primary residence, or second home, offering flexibility for an owner who wants to enjoy the home while maintaining income potential.
Located in a well-established neighborhood just blocks from Main Street, This one-story home features a spacious front yard and an even larger backyard, perfect for outdoor activities. Inside, you'll find 3 bedrooms, 2 bathrooms, and a versatile bonus room at the back, ideal for a bar or man cave. The kitchen, equipped with stainless steel appliances & open to the dining area. Original wood floors add timeless character, while a cast iron fireplace brings warmth to the living space. With alley access and extra parking in the back, this home has a perfect balance of indoor comfort and outdoor living in a desirable location.
French Country Elegance in the Texas Hill Country. Set on 56.02 acres within the exclusive gated community of Falcon Ridge Ranch, this exceptional French Country estate blends timeless European design with the natural beauty of the Texas Hill Country. Custom built by Lemburg House, the 5,332 square foot residence was thoughtfully designed with an uncompromising attention to detail and a focus on enduring quality. Positioned on one of the property's most premier homesites, the home captures sweeping long-range views and offers a setting that is both private and breathtaking. Inside, the home unfolds with a refined, layered aesthetic where every element has been carefully selected and executed. The main living area welcomes you just beyond the entry, where soaring ceilings, a statement fireplace anchored by an antique European hearth, and a wall of windows create a dramatic yet inviting space. Natural light pours in, while doors open seamlessly to the outdoor living areas, allowing the landscape to become part of the home. The kitchen continues this sense of thoughtful design, both beautiful and highly functional. A custom walnut countertop serves as a focal point, complemented by hand-laid parquet wood flooring that reflects old-world craftsmanship. The space is equipped with dual refrigerators, dual dishwashers, two warming drawers, and a chef's rangeâ??designed to accommodate both intimate meals and large gatherings with ease. A second living space offers a more intimate retreat, wrapped in rich pecky cypress that brings warmth and depth. With built-in shelving and a corner bar, this room has been used as both a library and a refined dining space. A private second-story guest suite includes its own sitting area, bedroom, bathroom, and balcony overlooking the pool and surrounding Hill Country views. Throughout the home, the level of finish is exceptionalâ??true hand-scraped wood floors, Venetian plaster walls, artist hand-painted murals, and curated French lighting fixtures create a sense of character and authenticity rarely found. Each detail contributes to a home that feels both collected and timeless. Outdoor living is equally compelling. A sprawling rear lanai extends the length of the home and opens to an infinity-edge pool, perfectly positioned to capture long-range views. Multiple seating and dining areas, along with a wood-burning fireplace, create an ideal environment for both quiet mornings and evening gatherings. The land itself is rolling, usable, and thoughtfully improved, with perimeter and cross fencing, a high-fenced area surrounding the home, and a wildlife exemption in place. Additional features include a stocked fishing pond with bubblers and feeder, a 1,200 square foot insulated barn/workshop, two water wells (including one on the adjacent tract), and dual 5,500-gallon stone water storage tanks. A 45kW generator with dedicated propane storage provides added security and reliability. Additional improvements include two attached two-car garages, conditioned storage, a screened porch with dog run, commercial-grade dog wash, and raised garden beds within the fenced area. Offering a rare combination of land, views, craftsmanship, and thoughtful design, this is a truly special Hill Country propertyâ??equally suited as a full-time residence or private retreat.
Nestled on a spacious 0.41-acre lot in a quiet, established Fredericksburg neighborhood, this inviting 4-bedroom, 3-bathroom home offers comfort, functionality, and room to grow. Mature trees frame the property, providing shade and a peaceful Hill Country setting while still being conveniently located near town amenities. Inside, the home features warm, welcoming living spaces highlighted by a cozy brick fireplace, vaulted ceilings with exposed beams, and abundant natural light. The kitchen is very spacious, with granite countertops, gas range, and stainless steel appliances in the primary. The primary bathroom and second bathroom have both been nicely updated with dual vanities. The third bathroom is attached to the fourth bedroom making it very convenient as it could become a second master bedroom or mother-in-law suite. The living area flows to the outdoors through French doors, creating an easy connection for entertaining or everyday living. Well-proportioned bedrooms offer flexibility for family, guests, or a home office setup. The expansive backyard is a standout feature level, usable, and full of potential. There is a second structure that is used for storage as of now but could be finished out into a guest house and has ally access. Whether you envision a garden, outdoor living area, pool, or future expansion, the generous lot provides ample space to bring your ideas to life. Mature trees and open lawn areas create both privacy and versatility. With its combination of space, character, and a desirable Fredericksburg location, 106 Seamoor presents a wonderful opportunity for full-time living, a second home, or an investment property in the Texas Hill Country.
Experience Hill Country luxury at its finest in this one-in-a-million Texas community! Whether you're buying your dream home or adding a top-performing Airbnb to your portfolio, this property offers it all. Enjoy world-class amenities including a winery, brewery, distillery, restaurant, and live music venue with year-round events. Take advantage of the clubhouse, pickleball courts, resort-style pool, and river access—all just minutes from Main Street. The Barndominium will be built to spec with an open floor plan, customizable finishes, colors and fixtures(depending on build phase) A massive 1,500 SQFT air-conditioned garage provides flexible space for RV storage, a workshop, or secondary living. Planning to Airbnb? Relax knowing one of Texas’s top management groups handles every detail. You or your guests can Indulge in dining from 1894 Baxter Restaurant, delivered free to your door. Resort living meets refined Hill Country style—don’t miss your chance to own today!
Views for days. Room to breathe. This one speaks for itself. Set on 8.57 acres just outside Fredericksburg, this Hill Country residence delivers space, privacy, and long-range views in a setting that feels both elevated and grounded. Completed in 2019 by respected local builder, Hominick Homes, the single-story home offers 2,673 square feet with three bedrooms, two and a half baths and a secondary living space with a built-in bar; well-suited for both entertaining and everyday living. The interiors are defined by clean architectural lines, vaulted ceilings and natural light that moves easily from room to room. Expansive windows and skylights frame the surrounding landscape, while wood-look tile flooring provides a seamless, cohesive foundation throughout. The kitchen is thoughtfully appointed with a 36-inch dual-fuel Fisher & Paykel range, granite surfaces, a large pantry and integrated wine storage designed with entertaining in mind. The primary suite is generously scaled, offering a true sense of space and retreat with a spacious bath featuring a soaking tub and separate shower. A dedicated office and two additional bedrooms offer the flexibility everyone's looking for. Add in a dog wash, ample storage, and a three-car garage with workspace and the day-to-day just works. Outdoor living extends naturally from the interior, with a covered terrace, built-in grilling area, and uninterrupted views. Imagine ending your day with own private Hill Country Sunset! With close proximity to Fredericksburg's dining, shopping, and the 290 Wine Corridor, the setting balances convenience with a sense of privacy and space.
This beautifully maintained property is an exceptional opportunity to own a private slice of the Texas Hill Country, where natural beauty and thoughtful design come together seamlessly. Perched atop a scenic hill, the home captures sweeping, unobstructed panoramic views that stretch for milesâ??offering unforgettable sunrises, glowing sunsets, and a sense of peace that's hard to find. A spring-fed draw winds through the landscape below, framed by majestic, mature oak trees that provide both shade and timeless character. Whether you're enjoying a quiet morning coffee or entertaining guests, the setting delivers an atmosphere that is both serene and inspiring. The inviting 3-bedroom, 2-bath main residence is designed for comfort and functionality, while the barn adds exceptional versatility with its own well-appointed 1-bedroom, 1-bath guest suiteâ??ideal for hosting family and friends, generating rental income, or creating a private retreat or workspace. With its elevated setting, picturesque surroundings, and flexible living spaces, this property offers the perfect blend of tranquility, charm, and opportunityâ??making it an extraordinary place to call home.
NEW CONSTRUCTION in Fredericksburg. Nestled in one of the most desirable and rapidly growing areas of Fredericksburg, this thoughtfully designed 4-bedroom, 2.5-bath home offers the perfect blend of Hill Country charm and modern comfort. A striking combination of stone and timber accents on the covered front porch creates warm, rustic curb appeal and sets the tone for a home that embraces its natural surroundings. Inside, the 2,119 sq. ft. open split floor plan is designed for both everyday living and effortless entertaining. The spacious great room features a fireplace, vaulted ceiling and flows seamlessly into the kitchen, creating a bright and inviting central gathering space. The kitchen is beautifully appointed with stainless steel appliances, quartz countertops, tile backsplash, a breakfast area, and a curved eat-at barâ??perfect for casual dining and conversation. The private primary suite is situated on the right side of the home and offers dual closets along with direct access to the rear covered porchâ??an ideal retreat for relaxation. Bedrooms 2, 3, and 4 are located on the opposite side of the house, providing excellent separation while sharing a well-sized hall bath for family or guests. Additional features include easy care tile flooring throughout, a 2-car front-entry garage, mudroom, and dedicated utility room for everyday convenience. Ideally located just minutes from H-E-B, Methodist Hospital Hill Country, and FHS High School and Middle School plus private schools, this home also benefits from reasonable subdivision restrictionsâ??making it a fantastic opportunity for full-time living or investment.
Stately Durst-built custom 2BR/2.5BA home offering timeless appeal and exacting design. This well-appointed residence features two spacious primary suites positioned across from each other, providing privacy and flexibility. The open-concept layout is ideal for both everyday living and entertaining, with a spacious living room with gas fireplace, formal dining room, kitchen and sun parlor all within steps of each other. Finish details include wood and tile flooring, crown moldings, plantation shutters and custom paint. Enjoy the eat-at kitchen island, granite countertops, and a large walk-in pantry in the kitchen. The charming sun parlor adds additional living space and natural light. French doors from the living room open to a captivating outdoor oasis, complete with a covered porch, rock patio, and a stunning swimming pool featuring a sunning ledge and heated spaâ??perfect for relaxing or hosting guests. There is convenient exterior access from the patio to the utility room and half bath. The beautifully landscaped, fenced grounds are adorned with majestic mature oaks, creating a serene setting. A lengthy driveway provides ample extra parking. The formal dining room or sun parlor offers the flexibility to be converted into a third bedroom or office. Home may be sold mostly furnished, presenting a wonderful turnkey opportunity.
A DELIGHTFUL GETAWAY - Escape to your own private Hill Country sanctuary just minutes from vibrant Downtown Fredericksburg. This enchanting 1,600 sq ft, 2-bedroom, 2-bathroom retreat sits on over 11 meticulously maintained acres, offering sweeping panoramic views and serene natural beauty at every turn. This home's exterior only hints at the true beauty that unfolds inside. Discover soaring vaulted ceilings, elegant wood shiplap accents, and stunning exposed beams that create a warm, inviting atmosphere. Expansive windows flood the space with natural light and frame the gorgeous outdoor views, while evenings invite you to unwind by the cozy wood-burning fireplace. The open-concept kitchen features stainless steel appliances, granite countertops, abundant cabinetry, and a spacious island perfect for entertaining family and friends. Adjacent to the kitchen, is a versatile flex space that serves as a peaceful office or quiet retreat, seamlessly connected to the master suite with a bathroom boasting a large walk-in shower. For added privacy, a stylish wood sliding door separates this wing from the rest of the home. On the opposite side, a guest bedroom and full bathroom with a walk-in shower provide comfort and convenience for visitors. Additional highlights include a workshop/hobby room with direct access to the carportâ??ideal for unloading groceries or gearâ??and a generous utility room with a sink and ample storage. OUTSIDE - the expansive top deck invites you to relax while soaking in breathtaking long-range views across your private 11-acre retreat. Enjoy mornings with coffee on the front porch, or evenings star gazing on the top deck surrounded by native wildlife including whitetail deer and songbirds, creating a peaceful oasis that feels worlds away. The home is easy maintenance with an all metal exterior. This exceptional home blends functionality, comfort, and natural beauty in a tranquil, private settingâ??offering endless possibilities to live, work, and play in harmony with nature. More than just a house, it's your personal Hill Country getaway, ready to welcome you home.



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Fredericksburg is located in Texas. Fredericksburg, Texas 78624has a population of 10,864. Fredericksburg 78624 is less family-centric than the surrounding county with 26.41% of the households containing married families with children. The county average for households married with children is 27.03%.
The median household income in Fredericksburg, Texas 78624 is $54,771. The median household income for the surrounding county is $64,438 compared to the national median of $69,021. The median age of people living in Fredericksburg 78624 is 51.1 years.
The average high temperature in July is 92.6 degrees, with an average low temperature in January of 34.2 degrees. The average rainfall is approximately 31.9 inches per year, with 0.6 inches of snow per year.