Charming Farm-Style Retreat on 1.25 Acres! Nestled on the outskirts of Joshua, this inviting farm-style home offers peaceful country living with room to breathe. Featuring three bedrooms and two bathrooms, the open-concept living area creates a welcoming space for everyday living and entertaining. The kitchen is designed to impress with an island, ample storage, and both formal dining and an eat-in dining area for flexible gatherings. The spacious primary suite serves as a private retreat, complete with a large ensuite bath and double vanities. Situated on 1.25 acres, the property is fully perimeter-fenced and includes a storage building, covered back porch, and carport—perfect for enjoying the outdoors and added functionality. A storm shelter provides extra peace of mind. This property blends comfort, space, and rural charm while remaining conveniently close to town. Godley ISD!
If you are looking for Wide Open Spaces you have found the right property!!!! This beautiful 6 Acres is improved with a charming updated farmhouse style triple wide manufactured home located in Joshua ISD. The home boast 3 bedroom (the 3rd bedroom does not have a closet; seller plans to leave a large armoire that functions as a closet) and 2 full bathrooms. Beautiful kitchen with granite tops, breakfast nook and oversized island. The Family area includes a cozy fireplace and formal living area that is great for entertaining guests. The Dining room holds large dining room table so invite your large family and all your friends for a dinner party. You won't be disappointed! This home has been well maintained and includeds the following updates; 2025 HVAC system; 2024 updates include ductwork underneath the home, exterior paint, gutters and windows with a lifetime transferable warranty. 2023 Guardian Protection Security System. 2015 Roof Replaced. Enjoy fishing in the large stock pond. Shared well but there is an option to connect to city water. The 3 outbuilding will convey with the property. Washer, Dryer, Refrigerator and Freezer convery with the property. Transferable Home Warranty includes septic and well. Don't let this beautiful home get away, schedule an appointment today!!!
Welcome to this beautiful and spacious home with wonderful features to include a corner fireplace, open and spacious living area for entertaining family and guests. Wood flooring, a formal dining room, and a lovely and large kitchen that includes tile back splash, glass cook top, wall oven and extra large windows are wonderful amenities added to this home. Kitchen also features a large island and breakfast nook. The primary room offers split his and her vanities, a corner garden tub, and a separate walk-in shower and large walk-in closet. Sit back and relax on the covered patio that overlooks a large backyard which further adds to the comfort of this precious home. This community also features a children's park and a fishing pond to enjoy. Highly rated schools and Just minutes away from shopping centers just adds to the appeal of living and growing in this wonderful place. This beautiful home awaits you!
Beautifully Renovated Corner-Lot in a Quiet Cul-de-Sac! Welcome home to this 3 bedroom with Flex room which could be used as 4th bedroom, office, nursery, or craft room. This home is thoughtfully updated with trendy new fixtures and colors that is move in ready. The home is situated on an oversized corner lot in a peaceful cul-de-sac. From the moment you step inside, you’ll appreciate the fresh, open feel of the floorplan designed for both comfort and everyday living. Stylish newer flooring flows throughout, leading to a stunning kitchen with custom cabinetry, sleek countertops, and brand-new appliances—ideal for gathering and entertaining. Community has walking trails, and ponds. The spacious primary suite offers a true retreat, featuring custom double-vanity cabinetry, a beautifully designed walk-in shower, and dual closets for added convenience. Major improvements including a newer roof, HVAC system, and fresh interior and exterior paint provide peace of mind and lasting value. With every detail carefully curated and all the updates already completed, this move-in-ready home is the perfect blend of style, function, and comfort. Don’t miss the opportunity to make it yours!
Step into this stunning Bloomfield Rose II floor plan featuring four spacious bedrooms and three and a half thoughtfully designed bathrooms. Built only months ago and occupied for less than six months, this home truly feels brand new from top to bottom. The open concept layout offers a bright and inviting living area that flows effortlessly into the kitchen and dining space, making it ideal for both everyday living and entertaining. The kitchen showcases modern finishes, sleek countertops, and abundant cabinetry for storage. Upstairs, you will find a generous open loft that works perfectly as a game room, home office, or additional living space, along with a dedicated media room designed for movie nights and relaxed gatherings. The primary suite serves as a private retreat with a spa inspired ensuite bathroom and a large walk-in closet offering ample storage. Secondary bedrooms are well sized and thoughtfully laid out to provide comfort and flexibility. Enjoy the advantages of a nearly new home without the wait of new construction, offering an exceptional blend of quality, style, and convenience in a peaceful neighborhood setting.
PROPERTY QUALIFIES FOR USDA. Experience the tranquility of country living with plenty of room to roam, while still being within reach of modern amenities. Close to the Chisholm Trail Parkway, offering both serenity and convenience. Outside City Limits! This 3 bedroom, 2 bath double wide manufactured home features open concept with 2 living areas and a wood burning fireplace in the family room. Large kitchen with L shaped bar for entertaining all your family get togethers. New Carpet in all the bedrooms with wonderful wood Laminate thru out the house. A 2-car carport, covered RV parking and a storage shed that is equipped with electricity, heating and AC. All situated on a generous 2+ acres in the highly desirable Godley ISD. Land is partially fenced. Low traffic area being on a dead-end street. Horses, chickens, goats and more are welcome. Schedule a tour today and let’s get you moving.
Country property situated on just under 3 acres with 7,178 sq ft under roof, including three sides of 12 ft wrap-around porches and a 25 x 50 covered carport. The 3,000 sq ft living area features an open floor plan with stained concrete flooring throughout. The kitchen includes a large island with a butcher block countertop and ample cabinet and workspace perfect for entertaining the entire family! The primary bedroom is oversized and includes an ensuite bathroom with a garden tub and his and hers walk-in closets. Improvements include a detached workshop with oversized roll-up doors and a detached pool house with plumbing and electrical in place. Property offers generous covered areas and multiple outbuildings, providing flexibility for a variety of uses.
*4% Seller Contribution! Apply toward closing costs or rate buydown. Restrictions apply; see Community Manager.* NEW! NEVER LIVED IN. Move-In Ready! Bloomfield Homes presents the Jasmine, a single-story home with 4 bedrooms, 3 bath, wide hallways, and clearly defined living spaces set on an interior lot in the Silo Mills community. Natural light plays a key role throughout, supported by expansive windows and built-in window seats that add both function and architectural character without interrupting the flow. Upgraded laminate wood flooring runs through the main living areas, creating continuity between the family room, kitchen, and dining space where a floor-to-ceiling stone fireplace with raised hearth provides a strong visual anchor. The kitchen is designed for daily use as much as gathering, featuring granite countertops throughout, custom cabinetry, a generously sized island, a gas cooktop, and a full suite of all-gas appliances that connect easily to the adjacent dining area. The primary suite is positioned privately and includes backyard views along with a well-appointed bath offering an upgraded shower, granite surfaces, and a walk-in closet. Secondary bedrooms are grouped along a separate hallway and supported by 2 additional full baths. A mud room near the garage adds everyday practicality, while features such as a tankless water heater, 2-inch faux wood blinds, gutters, and a gas stub on the covered patio support long-term comfort. Exterior details complete the experience with an upgraded brick and stone façade, a cedar-accented 2-car garage, and an 8-foot front door that reinforces the home’s presence. Residents of Silo Mills enjoy access to a swimming pool with splash shelf, open-air pavilion with picnic area, parks, a pond with dock, and hike and bike trails throughout the community. Visit or call the Bloomfield Homes model in Silo Mills to see the Jasmine and learn more about available homes!
Tucked at the end of a quiet cul-de-sac, this home offers a sense of privacy and calm from the moment you arrive. With minimal traffic and a peaceful neighborhood setting, it’s easy to appreciate the balance between everyday convenience and a more relaxed pace of living. Schools, shopping, and dining are all close by, making daily routines feel effortless. Inside, the home feels bright, open, and welcoming. The layout is designed for comfortable living, with spaces that flow naturally and allow for both connection and quiet moments. The main living area serves as a central gathering space, opening seamlessly to the kitchen and dining area — ideal for hosting, unwinding, or simply enjoying day-to-day life. Natural light fills the home, creating a warm and inviting atmosphere throughout. The kitchen offers generous space for cooking and entertaining while remaining connected to the rest of the home. The primary bedroom provides a private retreat, while the additional rooms offer flexibility to suit a variety of needs, whether for guests, creative space, or working from home. Step outside to a backyard that encourages you to enjoy the outdoors. A thoughtfully designed playground area adds a unique feature, while the remaining space allows room to relax, entertain, or personalize the yard to fit your lifestyle. The cul-de-sac location enhances privacy, making the outdoor space feel like a true extension of the home. Solar panels provide energy efficiency and help reduce utility costs, adding long-term value. With no HOA restrictions, there is added freedom to enjoy the property your way, and the layout and location also offer strong appeal for those considering rental opportunities. Well cared for and move-in ready, this home offers comfort, flexibility, and a setting that feels easy to settle into.
Full rehab complete! Great 4 bedroom 2 bath home on 1 acre! Fresh Paint, new flooring! Ready for all buyers! This is a Fannie Mae HomePath Property!
Discover the peace and tranquility you’ve been searching for in this stunning two-story retreat, set on 6 picturesque acres of natural beauty. This thoughtfully designed 4-bedroom, 4-bath home offers the perfect balance of comfort, flexibility, and endless opportunity. Inside, generous flex spaces adapt easily for work, play, or entertaining, while a dedicated media room creates the ideal setting for movie nights or game-day gatherings. Outdoors, the property truly shines. A 1,500-square-foot workshop—fully equipped with electric, heat, and fiber optic internet—provides exceptional space for long-term projects, storage, or hosting social gatherings. At the front of the property, a large greenhouse offers the perfect environment for growing flowers, fruits, and vegetables year-round. (Greenhouse to be completed by closing) Unwind on the expansive back deck overlooking the tranquil pond, where peaceful views and abundant wildlife create your own private escape. With no restrictions and room to dream big, this remarkable property offers a lifestyle of freedom, serenity, and possibility. This is more than a home, it’s a lifestyle.
Welcome to luxury living at 4437 Lupine Estates Drive. This home offers far more than charming curb appeal, situated on a premier 70-ft corner lot that provides both privacy and a grand sense of presence. With 3,496 sq ft, you’ll enjoy 5 bedrooms, 4 full baths, two separate living areas, a game room, media room, and a massive outdoor patio—perfect for both entertaining and everyday family life. From the moment you step inside, you’re greeted by the warmth and inviting feel this home exudes. Front living area is a perfect flex space for dining room, living area, or office! Natural light fills the space, highlighting the designer-inspired finishes and soaring ceilings that create an airy, sophisticated atmosphere. The thoughtfully designed kitchen is a true centerpiece, featuring a luxury backsplash, quartz countertops, stainless steel appliances including a gas range, and a large center island—perfect for preparing meals, gathering with family, or hosting friends. The living area offers the perfect place to stay warm and relax, with stacked-stone fireplace and open feel. The spacious primary suite offers a relaxing retreat with a massive bathroom featuring separate vanities, a garden tub, and a modern walk-in shower. A secondary bedroom on the first floor includes access to a full bath—ideal for guests or multigenerational living. Upstairs, you’ll find the ultimate entertainment setup with a large open game room and a separate media room, along with three additional bedrooms and two full baths. The fun doesn’t end there—step outside to enjoy the expansive backyard and covered patio, offering endless possibilities for outdoor living. Every space invites you to relax, gather, and truly feel at home.
This 2001-built single story home was completely transformed in 2025 to feel brand-new, with all-new siding, trim, windows, all interior and exterior doors, LVP flooring, paint, lighting, and fans. Thoughtful updates include attic insulation, roof ventilation, and new outdoor 2.5 ton 14 seer Trane heat pump and new HVAC ducting for comfort and efficiency. Set on nearly 2.5 acres, the property is fully fenced, including divided pastures, and features a pre-fenced vegetable garden, fruit and Texas lilac trees, rose garden, and multiple outdoor living spaces. Enjoy a covered front porch, a back patio with a fire pit and gazebo, and a retreat-style backyard with solar lighting—perfect for entertaining, relaxing, or watching children and pets play. The barn has been updated for hobby farming or livestock, with cemented garage space, additional stalls, a chicken coop with solar door, goat pen, and plenty of storage. Extra sheds, a horse trailer, round pen, and select barn equipment convey. Pasture supports horses and goats with new fencing and easy-access gates. Located just 1 mile from Chisholm Trail Parkway, this property combines quiet country living with convenient 30 minute access to the museums, theatres and Stock Yard areas in Fort Worth, and only 50 minutes to Dallas. Public water, private septic, and rural trash service provide modern conveniences. With extensive upgrades, charming landscaping, and versatile outdoor spaces, this home is ready for the next owner to enjoy the perfect blend of comfort, lifestyle, and country living.
This charming 3-bedroom, 2-bath home sits on nearly 3 acres at the end of a quiet cul-de-sac in Joshua, offering the perfect blend of privacy, space, and country living with friendly neighbors as a bonus! The open floorplan provides a comfortable and functional layout, and the kitchen includes ample counterspace and storage, with the refrigerator included in the sale. All bedrooms are nicely sized, and the covered front porch is an ideal place to relax and enjoy the peaceful surroundings. The property includes two storage buildings and a 160-foot barn suitable for horses or livestock, giving you plenty of flexibility for agricultural use, hobbies, or additional storage needs. A new metal roof was installed in 2011 by the owner, offering long-term durability and low maintenance. Located just minutes from the Chisholm Trail Parkway, the home provides quick and easy access to Fort Worth while still maintaining the serenity of rural living. This is an estate property being separated from the neighboring parcel, and a new water meter will be required at the buyer’s expense. A wonderful opportunity to enjoy wide-open space, livestock facilities, and quiet country living with convenient access to the city.
Beautifully maintained, one-owner, brick home in the lovely community of Bluebird Meadows in Joshua TX. 3 bedroom, 2 full bathrooms, an office, and a 2 car garage. Open concept floorplan with split bedrooms. Spacious kitchen and living area. Kitchen features granite countertops, large island, dining area, pantry, lots of cabinet space for storage, cooktop, and stainless-steel appliances. Primary room includes a large walk-in closet, dual sinks, soaking tub, and separate tiled shower. Luxury vinyl plank in main areas, large windows, and roomy laundry room. Home includes a covered back porch, large fenced-in backyard, and landscaping in front! Home is just minutes from shopping, dining, schools, and the Chisholm Trail Tollway. Access to the community playground area and fishing pond. This home is a must see!
MLS# 21102617- Built by Chesmar Homes - Jan 2026 completion! ~ Welcome to the Mansfield your new dream home. This gorgeous new build features 4 bedrooms, 3 full bathrooms, and a dedicated study-perfect for working from home or creating your own retreat. It also has a 3-car garage for all your storage needs. Step into the inviting family room with vaulted ceilings ideal for relaxing or entertaining. The open-concept layout flows effortlessly into a chef-inspired kitchen and dining area. Enjoy Texas evenings on your covered patio, offering the perfect space for outdoor gatherings or quiet mornings with coffee. This one has it all-style, space, and comfort. Don't miss your chance to make it yours.
This stunning 5-bedroom, 4.5-bath barndominium set on 1.41 acres of serene countryside. This thoughtfully designed home combines modern comfort with country charm, offering an inviting open-concept layout perfect for everyday living and entertaining. Soaring ceilings, abundant natural light, and spacious living and dining areas create a warm, airy atmosphere throughout. The beautifully appointed kitchen features generous counter space and seamless flow into the living area, making it ideal for gatherings. The primary suite is a peaceful retreat with a luxurious, spa-inspired bathroom, while additional bedrooms and bathrooms provide ample comfort for family or guests. A versatile bonus space can serve as a game room, office, or home gym. Outside, the barndominium design delivers impressive storage, workspace, and room to enjoy the wide-open 1.41-acre setting. Whether you're looking for space to spread out, work on projects, or simply take in the views, this property has it all. Drive-thru roll up garage with spray foam insulation. A unique blend of style, space, and country living — don’t miss the opportunity to make this exceptional home yours.
**100% USDA FINANCING AVAILABLE** No HOA!! Enjoy the freedom and flexibility of owning a home without association rules or dues. This charming 3-bedroom, 2-bathroom residence has been recently painted and offers a welcoming floor plan designed for both comfort and convenience. **New 14 SEER 3 ton R410A HVAC system installed 2022**. Wood laminate and vinyl flooring throughout—no carpet anywhere—creates a clean, modern feel. The living area features a cozy wood-burning fireplace. 1-inch window blinds, ceiling fans and updated LED lighting are thru-out the home. The kitchen is equipped with a dishwasher, electric range, vent hood, and disposal, with a cozy dining area off to the side. The master suite includes a walk-in closet and a private full bathroom with a shower and single vanity. Two additional bedrooms share a full bath with a tub-shower combo. A full-size laundry room with extra closet rods provides added storage and function. Step outside to enjoy a fenced backyard and covered patio, perfect for relaxing or entertaining. Your cars need somewhere to live too and this home provides a 2-car front entry garage complete with opener. Located in the peaceful community of Joshua, you’ll enjoy small-town charm between Cleburne and Burleson. The city offers beautiful parks, splash pads, pavilions, and year-round community events including Movies in the Park, Kid Trout Fishing, Christmas festivities and Veterans Memorial ceremonies. Families will also appreciate being in Joshua ISD, home to highly rated Elder Elementary School. Don’t miss your chance to tour this fantastic property today!
With 5 bedrooms, 3 full baths, 2 living areas, a fireplace, and a kitchen ready for family sized cooking, this home has space in all the right places. The open layout gives you plenty of room to update, personalize, and create your own style. Set on a 1 acre lot in the county with no restrictions, you get the best of both worlds: freedom, space, and quick access to key highways. A true Texas setup with room to breathe.
Well-maintained 4 bed, 2 bath by its original owners, this 1999 double-wide offers comfortable country living on a spacious corner lot of just over an acre. The home has never been moved and features a durable metal roof, providing long-term reliability.Inside, the property has been consistently cared for and remains in solid condition, offering a clean and functional layout ready for personal updates. One of the standout features is the large enclosed porch, an inviting space ideal for enjoying the surrounding views and peaceful natural setting throughout the year, large walk-in closets and an oversized pantry. Located within the Joshua ISD and offering convenient access to the Chisholm Trail Parkway, this property combines rural quiet with practical proximity to nearby amenities. It’s a well-kept home with notable features and ample outdoor space.
Look no further! Discover privacy, space, and versatility with this beautifully updated 3-bedroom, 2.5-bathroom beautiful home situated on over one acre in the heart of Joshua, Texas. Nestled among mature oak trees and set in the peaceful, NO HOA Thousand Oaks community, this property offers the freedom to live the way you want—bring your equipment, hobbies, and future plans. A recently installed new roof and new HVAC system (2023) provide peace of mind, while the welcoming open-concept living area creates an inviting atmosphere for daily living and entertaining. Enjoy the warmth of a wood-burning fireplace, bay window, convenience of a wet bar, and the seamless flow into the updated kitchen featuring granite countertops and new stainless steel appliances.The primary suite is a true retreat with a luxurious double vanity, oversized soaking tub, and a spacious walk-in shower. Two additional bedrooms with a Jack & Jill bathroom offer comfort and flexibility for family, guests, or office space. New solar screens for energy efficiency. Step outside to a new, expansive 42 x 26 deck connected to the back patio—perfect for outdoor recreation, grilling, or simply relaxing on your hammock underneath the shade of the oak trees. The property also includes a 411 -sq-ft insulated detached garage, ideal for extra vehicles, a workshop, storage, or future creative uses. Double gate on side of yard for easy access. With abundant parking space for RVs, room to expand, and unmatched privacy, this home offers a rare opportunity to enjoy country living with modern comforts—just minutes from Chisholm Trail Parkway and the amenities of downtown Joshua. Plenty of space for children to play, pets to roam, and family gatherings! Be sure to see details in Transaction Desk.
*4% Seller Contribution! Apply it toward closing costs or a rate buydown. Restrictions apply. See Community Manager for details.* NEW! NEVER LIVED IN. Ready in January 2026, this Bloomfield Homes Magnolia II is set on a desirable greenbelt lot that adds extra separation at the rear and creates a calm backdrop for the home’s two-story layout. With 4 bedrooms, 3 baths, powder bath, a study, a game room, a media room, and a 2.5-car garage, the plan balances upgraded design selections with thoughtful room placement. The exterior combines brick and stone for a strong visual profile, and the extended covered porch sets the tone for the detailed finishes found throughout the interior. Glass French doors leading to the study and an open formal dining room bookend the foyer entrance. Moving into the main living space, the family room draws attention with stacked stone reaching the ceiling at the fireplace and a span of windows that frame the greenbelt view. The Deluxe Kitchen sits nearby and features painted Shaker cabinetry in a soft neutral palette, Moon White granite, a gas cooktop, built-in oven, upgraded backsplash, pendant lighting, and a functional island that supports everyday workflows. The casual breakfast nook connects directly to the extended covered patio equipped with a gas stub, creating an easy transition to outdoor cooking options. The first-floor primary suite includes a large shower, soaking tub, separate vanity spaces, and an extended walk-in closet, while a mud bench in the laundry room helps maintain organization. Upstairs, the game room anchors the second level and leads to the media room and 3 secondary bedrooms supported by 2 full baths. Laminate flooring extends through the common areas, with tile in wet rooms and carpet in the bedrooms and upper-level spaces for comfort. Additional upgrades include window coverings, black hardware accents, full gutters, and a tankless water heater. Visit Bloomfield's model to find out more!
*4% Seller Contribution! Apply it toward closing costs or a rate buydown. Restrictions apply. See Community Manager for details.* NEW! NEVER LIVED IN. Ready in January 2026, this Bloomfield Homes Rose II features 5 bedrooms, 4 baths, a study, a game room, a media room, and a 3-car garage, all arranged across a spacious two-story design set on a greenbelt lot that provides added separation and a quieter backdrop. The upgraded exterior blends white brick with clean architectural lines and cedar garage doors for a strong presentation from the street. Just beyond the foyer, the study sits toward the front of the home, while wood-look tile guides the flow into the main living area where rear windows frame the greenbelt view and a floor-to-ceiling stone fireplace with a cedar mantel anchors the room. The Deluxe Kitchen includes upgraded quartz surfaces, painted Shaker cabinetry, stainless steel appliances, a functional island, and a dining area positioned for easy access to the covered patio. The first-floor plan also features the primary suite and a secondary bedroom with its own bath, creating flexibility for guests or multigenerational needs. The staircase with modern railing introduces the second level, where the game room sits centrally with open sightlines toward the living area below, and the media room adds dedicated space for entertainment setups. 3 additional bedrooms and 2 full baths complete the upstairs wing. Practical upgrades include a tankless water heater, full gutters, window coverings, tile in wet areas, and a gas stub on the covered patio for outdoor cooking options. Located in Silo Mills, the community provides amenities such as a pool, playground, trails, and open green spaces. Stop by Bloomfield's model to learn more!
*4% Seller Contribution! Apply it toward closing costs or a rate buydown. Restrictions apply. See Community Manager for details.* NEVER LIVED IN NEW HOME! Ready in January 2025, this Bloomfield Homes Dogwood places 4 bedrooms, 2 baths, a study, and a 2-car garage within a smart one-story layout that focuses on efficient use of space and upgraded finishes. The exterior presents a clean stone and brick-accented elevation with a covered porch meant for sitting. Wood-look tile extends across the common areas and study for durability and easy maintenance, and the floor plan keeps the kitchen, dining, and family room visually connected with windows oriented toward the backyard. The upgraded kitchen includes quartz surfaces carried throughout the home, pendant lighting over the island, stainless steel appliances, a gas cooktop, and a trash-can rollout built into the cabinetry for added convenience. The dining area sits just off the kitchen for seamless service, while the family room offers a central gathering space with direct patio access. The primary suite is located toward the rear of the home and includes a large walk-in closet, dual sinks, a soaking tub, and a separate shower. 3 additional bedrooms share a full bath near the front hall, and the utility room is positioned for easy access from both the secondary rooms and the main living spaces. Blinds and gutters are already installed, and an appliance package—including washer, dryer, and refrigerator—adds move-in readiness! A covered patio provides a sheltered outdoor area, and tile is used in all wet spaces for durability. Silo Mills offers community amenities such as a pool, playground, trails, and open green spaces. Call or visit the Bloomfield Homes model in Silo Mills for details.

Joshua is located in Texas. Joshua, Texas 76058has a population of 7,722. Joshua 76058 is more family-centric than the surrounding county with 36.95% of the households containing married families with children. The county average for households married with children is 36.15%.
The median household income in Joshua, Texas 76058 is $62,203. The median household income for the surrounding county is $70,767 compared to the national median of $69,021. The median age of people living in Joshua 76058 is 31.9 years.
The average high temperature in July is 94.9 degrees, with an average low temperature in January of 32.9 degrees. The average rainfall is approximately 36.6 inches per year, with 0.6 inches of snow per year.