Take a look at this brand new gem! This home offers 2,050 sqft, 3 bedrooms + 3 bathrooms just on the main level. The unfinished basement offers an additional 2,050 sqft, huge family room, 2 legal bedrooms, 3 more bathrooms + 2 other rooms with potential to be an office or movie room. The interior has an upgraded cafe appliance package, gas fireplace, oversized windows, heated bathroom floors, smart thermostat system with 2 zones— upstairs + downstairs, 3 car garage + tons of storage. This property is located towards the end of the cul-da-sac + has unbeatable views of Missoula. With an overall sqft of 4,100, 5 bedrooms + 6 bathrooms. Come see this beautiful home!
This home features 2,580 sqft of living space, 5 bedrooms, 3 full bathrooms + was built in 2021. This well maintained home offers granite countertops throughout, vaulted + tray ceilings, a gas fireplace, daylight walkout basement + is located in the desirable Linda Vista Subdivision. This floor plan features an open concept between the kitchen, dining + living room. 2 of the bedrooms, 2 full bathrooms + the laundry room are also located on the main level. In the basement you’ll find a specious entertainment living room with 3 additional bedrooms + 1 bathroom. Enjoy the beautiful views off the back deck or walk out the basement door to the fully landscaped yard that also includes underground sprinklers.
This listing has 2 individual homes on one lot in a very desirable neighborhood. This is an excellent purchase for buyers wanting: - Rental investment income - Student housing - Mother-in-Laws housing One home is at 446 Woodford and has 4 bedrooms and 2 bathrooms with basement - over 2100 square feet. The other home is 320 Beckwith and has 3 bedrooms and 2 bathrooms with upstairs - 828 square feet. These homes are in desirable SLANT STREETS, BETWEEN BROOKS, AND STEPHENS, WITHIN WALKING / BIKING DISTANCE TO DOWNTOWN, THE HIP STRIP, AND THE UNIVERSITY OF MONTANA. Missoula Planning and Zoning confirms the lot cannot be split but the homes can be converted to condominiums. Woodford is currently rented with Veritas Property Management through May 2025. The Beckwith home has long-term renters on a monthly lease.
Like many of the established, traditional neighborhoods found within the heart of Missoula, the Franklin-to-the Fort District offers a marvelous melding of architectural styles, mixed-use housing, tree-lined streets and the kind of laid back lifestyle that personifies the Garden City in all of its quirky glory. Discreetly ensconced within the heart of Central Missoula, 1907 S. 12th Street W. offers a sweet, c. 2014, 3 Bedroom, 2.5 Bath, 2,042 square foot , Two-story Arts and Crafts Bungalow-style residence that is sure to pique your interest and to satisfy your discerning standards. The locale of this tasteful and distinctive 10 years young abode is surprisingly quiet, offering a real sense of place and a touch of grace in this fast-paced world of ours. will. Situated on a corner lot, with a boulevard of maturing trees on two sides, the 3,249' square foot grounds are low maintenance that feature underground sprinklers, and offer just the right amount of 'elbow' room! As a nod to Arts and Crafts Bungalow archictecture, there is a delightful, full-length, covered front porch that offers plenty of space to set the stage as you see fit to welcome your loved ones into the home. The arrival sequence of the residence graciously welcomes one and all to the understated, yet approachable elegance of design of the interior, with the spacious Living Room set beneath a vaulted ceiling line, and offering plenty of wall space for the largest of media devices or favored artworks. Gorgeous wide-plank flooring sets the stage in the informal Dining area, where a trio of windows offers an abundance of ambient light, while the comfortable space invites gatherings and inspires great conversations. The culinary center of the home, the Kitchen is a flavorful melange of richly hued cabinetry, attractive faux granite laminate counters, a spacious dining bar, a suite of stainless appliances, and the opportunity to savor it all at your leisure. While there's plenty of storage, the additional Pantry offers multiple shelves to store away your larger culinary pieces when not in use. A well-appointed Half Bath is tucked away right around the corner, for ease of access on this level, while the well-proportioned Laundry Room offers ample space for a folding table, built-in hangers, and a window to let in light and fresh air. You're sure to appreciate the attached Single Car Garage access on this level, sparing you from the elements, yet offering some sweet additional storage options, too. At the top of the stairs a cozy alcove awaits, with just enough space for a comfy chair, a wee table, a lamp, and a good book to read! The Primary Bedroom is grand in scale, hosts a myriad of windows, recessed lighting, a duo of Walk-In Closets and private access to theindulgence of the En Suite Bath, which boasts a separage shower, a jetted soaking tub with tiled surround, and a duo of vanitie. A secondary, full-sized Bathroom, along with the addition of a large Linen Storage Closet located in the alcove, conveniently serves the nearby secondary bedrooms, whose spaces offers northern and easterly orientations. Comfortably-sized, the rear patio is easily accessed from the Kitchen region, making for a fine, outdoor entertaining space year-round! The location of this well-appointed home is paramount, offering ease of access to Franklin Elementary School just one block away, area parks, the Milwaukee Pedestrian and Bike Trail, Missoula's iconic Good Food Store, and is a super easy jaunt to the University of Montana and Historic Downtown Missoula. Contact your real estate professional soon to see for yourself why the kind of laid back lifestyle that personifies the Garden City in all of its quirky glory can all be found at 1907 S. 12th Street W.
Discover an architectural masterpiece by NC Design Studio in the coveted Freestone on the Clark Fork neighborhood. This stunning home blends cutting-edge design with the natural beauty of its surroundings, creating a one-of-a-kind living experience. Situated on a premier corner lot, this residence is thoughtfully designed to invite the outdoors in, with expansive clerestory windows that bathe the interiors in natural light. The grand kitchen, a chef's dream, anchors the home with top-of-the-line appliances, custom cabinetry, and an oversized island perfect for both cooking and entertaining. It seamlessly transitions into a soaring two-story living and dining space, where modern design meets warmth and comfort. Every detail of this home caters to the most discerning tastes, offering a harmonious balance of form and function. Whether enjoying the peaceful serenity of the Clark Fork River nearby or hosting a gathering in the heart of this architectural gem, you'll find that this home redefines Montana living. For more information please call Emily Mackenroth 406-544-9914, Leland Reed 406-207-2727, or your real estate professional for more information.
Discover this charming condo at 4100 Mullan Rd #102, Missoula, MT. Boasting new floors and a stylish sliding barn door, this first-floor unit offers convenience and modern flair. Enjoy the rare perk of a parking spot right in front. Close to top-rated schools, shopping, and parks, this home is a perfect blend of comfort and accessibility. Don't miss out on this fantastic opportunity! For more information or to request a showing call Scott Klaudt at (406) 531-3764 or your real estate professional.
When traversing the urban core of Mid-Town Missoula, one could be forgiven the oversight of not noticing the well-established pocket neighborhoods that are quietly tucked away just beyond the fringe of the Brooks Street commercial corridor, but once you discover the Southgate Triangle, you're sure to be impressed by this sought-after region and the quietude that this district has to offer, not to mention the ease of access to all destinations that are Missoula. Celebrating the clean, classic lines of Mid-Century architecture that dominates the region, this handsome 4 Bedroom, 3 Bath, 2,688' residence, located at 1925 35th Street, is a celebration of the design elements that are showcased from the curbside to the inside of this comfortable c. 1956 residence, such as: A wide facade that offers liberal use of board and batten siding, and modest stucco accents all of which are set beneath a low pitched roof, and anchored by a wide carport supported by asymetrical posts. The introduction sequence to this classic residence is warm, welcoming, and wide-open, as is the amply-sized Living Room and Dining Area that invites you to come right on in and make yourself at home! The scope of this region of the home is impressive in scale, offering a vaulted ceiling line that is adorned with wide-plank wood beam accents, a myriad of floor-to-ceiling windows topped with additional clarestory windows, 3/4 walls, and attractive wood-paneled wall accents. True to the architectural style, there's little ornamentation to distract from expanse of the design, allowing for the spaces to speak for themselves. Anchoring the Great Room there is an original Brick Fireplace that boasts three brass-accented, glass-paned sides, and while never used in the past 34 years of ownership, the easily accessed hearth has served beautifully as a display case of treasured objects over the decades Best described as open, airy and inviting, the updated Kitchen doesn't detract from the design schematic and features an abundance of warm oak cabinetry, ample counter space, and there's even a Dining Bar, with room for a couple of high-back stools. While concise in its footprint, the Breakfast Nook offers enough room for a Bistro Table, or perhaps a Lounge chair and a small book case, making for a warm and cozy reading and/or eating quarters. Wide hallways lead away from the epicenter of the home, with accessibility to the retreatable spaces of the 3 out of the 4 bedrooms found on this level. One of the bedrooms has been converted to a main-level Laundry Room, but could easily be readapted for use as sleeping quarters. Within this room the newer carpeting was removed, showcasing the oak hardwood flooring that may be found throughout a majority of the main level! Both the Primary and Secondary Bathrooms found on this level offer an absolute treasure trove of classic Mid Century detailing, right on down to the Mint Green Bathtub and the Space Age influenced vanities that are in mint condition! The partially finished basement is not without its charm and character, as there is a most marvy Rumpus Room that offers a fabboh vibe with its retro Wet Bar and an electric Fireplace! For more contemporary minded usage, this space would also work quite well as a Home Movie Theater, too. Spacious in scale, and altogether utilitarian in desing, the original U-Shaped Laundry Room offers a stand-alone Utility Sink, handy Laundry Lines strung here and there for drip-dry clothing and accessories, and plen-ty of space for storage for any and all items, large and small, it can accommodate it all! There's even a Bonus Room for the hobbyist to make their own. The largest of the 4 Bedrooms is discreetly tucked away in a corner, is altogether private, and boasts a large walk-in closet, along with a secondary, shelved closet. Located right across the hallway is a private Bathroom that's just the right size, making this region of the home perfect for guests, or perhaps even a short or long-term tenant. A tandem, adjunct Single Car Garage is accessible through the roomy Carport, offering ease of access into the interior, and there's even a back door entrance to the fully fenced rear grounds of the level 8,015 lot. Located on the east side of this comfortable offering, there's additional parking for a RV or Fifth wheel, and plenty of patio space to host those large outdoors get-togethers! Heck, there's so much room it wouldn't be impossible to conceive that you could have your own, private Pickleball or Basketball Court. The Mid-Century design of this c. 1956 abode is fully intact, the location is just right for getting around Missoula without a lot of fuss, and this classic residence and it's straightforward grounds are simply waiting for the next owner to call 1925 35th Street home!
Take a minute to recognize this opportunity: A well-built duplex, in the heart of Missoula, located just a short jaunt from Downtown. Each Unit features two bedrooms, one bath, and a single-car garage. Fenced backyard, covered breezeway and ample parking. Easy access to the University, Sentinel High School, Pattee Canyon Recreation Area, Camby Taphouse, Missoula County Fairgrounds and much more. Easy jaunt to downtown, and all Missoula has to offer. Property being offered in as-is condition. Listed by Aaron Pagniano.
SO MANY UPDATES! Home with character and close to all the conveniences. Surrounded by Benson Farms to create some privacy. 3 bedrooms on the main floor. 1 bedroom offers a built-in desk. Updated full bath. Large living room creating an open feel and lots of windows to bring in the natural light plus room for dining or work space. Kitchen with new range and refrigerator. Main floor utilities. Hallway with cabinets for linen, clothing, etc. Seller has worked hard to take care of some of the major concerns the buyers may have when purchasing a home. Upgrades include LVP water resistant flooring throughout the home, new painted interior, new blinds, new back door, plus new furnace. Also, added new insulation with R60 and with the new furnace, will help to keep heating expenses lower. New roof on home and garage. New rain gutters. Partial unfinished basement perfect for more storage or to work on your hobbies etc. Large double garage with work bench to have room to work on your vehicles and more storage. Covered patio. Large .33-acre lot partially fenced. Exterior painted in 2022. Property has been recently connected to city sewer. Call Mona Munson or your agent to for your private showing.
Discover the potential of 2227 36th Street, a well-maintained home in Missoula's Southgate Triangle neighborhood. Featuring 3 bedrooms, 2 bathrooms, and a flexible 4th room ideal for an office or extra bedroom, this property offers plenty of space for your needs. Enjoy the convenience of two family rooms, perfect for entertaining or relaxing. Recent updates include a new roof, providing peace of mind. The spacious backyard, surrounded by mature landscaping, ensure a great space for outdoor gatherings or your own quiet retreat enhanced by a covered back patio. Contact Hailey Bitar at 406-370-4934, or your real estate professional.
Permanently affordable 1 bedroom, 1 bathroom, 561 square foot condo with private patio, designated parking space, and large detached storage unit. Ground floor, ADA accessible unit built in 2023. Beautiful finishes and smart layout allow for easy, efficient living. The Rowe is in the University district minutes from bike and walking trails, vibrant downtown, the Hip Strip, and the Clark Fork river. Buyers must be income-qualified earning up to 120% of area median. Call Allison Cifelli at 406-546-0971 or your real estate professional to schedule a showing.
This Aspen Grove Townhome is still like new and had nice upgrades when it was built including all hard surface counter tops throughout, upgraded kitchen cabinets, appliances and an awesome walk in closet with full wood shelving. The bedrooms are all very spacious and the primary bathroom is upgraded with a beautiful tiled walk in shower and double vanity. There is a full secondary bathroom on the upper level as well. The main level has a cute powder room. The back patio is fantastic with a fire pit and a hot tub that is only 3 years old. The affordable HOA fee ($200/qtr, $66/month) covers a lot of items including snow removal, landscaping of the front yard and reserves for exterior maintenance such as paint, siding and roofs. These units being newer are highly efficient for utilities. The mini split units also provide AC. This home is great for an owner occupant buyer or investors who are looking for high quality rentals. Washer/dryer stays and the nice new hot tub can as well.
Discover this inviting home located at 2324 Spring Drive, Missoula, MT. This delightful residence boasts a beautifully renovated kitchen, equipped with modern appliances and stylish finishes that make cooking a pleasure. The bathroom has also been tastefully updated, offering a warm place to get ready for any event. Throughout the home, you'll find new floors that add a touch of elegance and warmth. The property features two cozy fireplaces, perfect for gathering around with family and friends during the chilly Montana evenings. Whether you're looking for a family home or a rental property, this house offers the perfect blend of comfort and functionality. Its prime location ensures convenience, as it is situated close to reputable schools, making the morning school run a breeze. Shopping enthusiasts will appreciate the proximity to various retail options, while nature lovers will enjoy the nearby parks, ideal for leisurely strolls or picnics. Schedule a viewing today and experience all that 2324 Spring Drive has to offer! For more information or to request a showing call Scott Klaudt at (406) 531-3764 or your real estate professional.
If incredible views are on your dream home checklist, 106 Woodbine Place is not the property you want to miss! Nestled on a .36 acre lot in the desirable Pattee Canyon/Farviews neighborhood, this 5 bedroom, 3 bathroom home offers the perfect blend of functionality, charm, and comfort. The open-concept layout creates a seamless flow throughout the main living areas, showcasing quartz countertops, a cozy feature fireplace, and breathtaking views from both the upper and lower levels. The expansive daylight basement provides additional living space and a great bar area that’s ideal for entertaining. The 3 car garage also offers plenty of room for your vehicles, hobbies, and storage. When it’s time to unwind, step outside onto the large deck—a perfect spot to host gatherings or simply relax while taking in the stunning landscape. Feeling more adventurous? Go for a hike on Barmeyer Trail less than 3 miles away, check out Missoula’s vibrant downtown scene that’s a quick drive down Higgins, or experience an amazing meal at The Keep, just up the street. Curious to know more? Reach out to Jean Marx at (406) 396-8656 or your real estate professional. We’d love to share more details or schedule a private tour!
Prime Investment Opportunity in Central Missoula: This well-maintained 25-unit condominium property is part of a 32-unit complex, offering an excellent opportunity for investors seeking stable cash flow and future appreciation. Located in a highly desirable central Missoula neighborhood, this property features a mix of fully converted condominiums and provides flexibility for both long-term rentals and potential owner-occupancy. Covered parking and additional off-street parking available for residents. Centrally located in Missoula, close to local amenities, dining, and entertainment. This converted condominium building offers significant upside for both seasoned investors and newcomers to the Missoula market, with the added benefit of a diversified unit mix in a prime location. Don't miss this rare opportunity to secure a piece of Missoula's thriving real estate market!
This charming single-family home located at 2662 Stratford Ln in Missoula, MT was built in 2003. It boasts 3 bedrooms, 2 bathrooms and a finished area of 1,446 sq.ft. The lot size is 5,619 sq.ft., providing ample outdoor space for relaxation and entertaining. An oversized driveway and a large shed provide great storage options. With a cozy and inviting atmosphere, this well-maintained property is perfect for anyone looking for a comfortable and convenient living space. Don't miss out on the opportunity to make this house your home!
An all NEW 2-bedroom, 2-bath home awaits in East Missoula! Built in 2024, this Champion Winchester manufactured home is NEEM Energy Star Certified for extra energy efficiency. Situated on a leased lot with mature landscaping, mountain views, this all-electric home offers both comfort and charm. Covered porches enhance the front and rear entrances, perfect for enjoying the outdoors. Inside, the open floor plan features large windows with up/down cellular shades, creating a bright and airy atmosphere or privacy when needed. The bright modern kitchen includes a tiled backsplash, all new black appliances, and a convenient island with built-in power. The primary bedroom features a private ensuite with a tiled shower and glass door, while the second bedroom and a full bath are located at the opposite end of the home. Additional amenities include an electric forced air furnace wired for central air. Just minutes away from river access, the University, and all that downtown Missoula has to offer. Reach out to June Murray at (406) 531-0627 or your real estate professional for more information.
This modern, stylish 3-bedroom, 2.5-bath gem offers a functional, spacious floorplan designed for contemporary, low-maintenance living. Located in the heart of Missoula’s beloved Northside neighborhood, features included polished concrete flooring with radiant heat, a double oven, a living space on each level, and integrated solar system. Enjoy cooking and entertaining in the sleek, well-appointed kitchen that flows seamlessly into the open living and dining areas. That space opens to a flagstone patio for hosting outdoor fun. The expansive, fenced yard wraps fully around the house with abundant grass for your pets. The yard is completed with raised beds so that you can grow your own food. Upstairs, enjoy the luxurious primary bedroom suite with walk-in closet, and spa-like bathroom. Two more bedrooms, a full bath, and dedicated laundry area, and second living area with built in shelves complete the second level. The versatility continues with the attached one-stall, heated garage. Use it to park your car, or set up your maker space, workout area, or use for extra storage. Don’t forget about the private space tucked away under the stairs set up for a secluded office space if needed. Metal siding, a metal roof, a central vacuum system and in-ceiling speakers serve the whole house, further elevating whole-home comfort, efficiency, utility and quality All of this comes with convenient proximity to Missoula’s vibrant downtown, the University of Montana, Head Start and Northside Parks, and the North Hills. Don’t miss out on this perfect blend of style, space, value, and quality of life! Call Chase Jones @ (406) 207-4868 or your real estate professional.
Welcome to Heron’s Landing, a thoughtfully planned neighborhood offering 347 subdivided lots on level land, designed with both convenience and community in mind. Spanning over 3 acres, the common areas provide ample space for recreation and relaxation, enhancing the neighborhood’s appeal. Ideally located, Heron’s Landing is just minutes from Missoula International Airport and Reserve Street, giving you access to a wide range of shops, restaurants, supermarkets, a movie theater, and other modern conveniences. For outdoor enthusiasts and golfers, the Ranch Club Golf Course is also nearby. Families will appreciate the proximity to numerous schools, while the easy access to major roads and local amenities ensures a seamless blend of connectivity and tranquility. Whether you’re seeking an investment opportunity or envisioning a place to build a community-focused development, Heron’s Landing offers unmatched potential in a prime location. Explore the possibilities and bring your vision to life in this exceptional neighborhood! For an onsite tour or more property info including: Aerial Videos, Amenity Lists, and Associated Documents please call/text Rebecca Donnelly at 406-546-0067 or your real estate professional.
Charming 2bd/1 bath home in central Missoula with a fully fenced yard and detached garage that serves as an oversized storage shed. The kitchen is updated and features soft close drawers and solid surface counters. Vaulted ceilings in the living room make this home feel bright and spacious. This house is currently used as a short-term rental, so you can book a stay and try it out before you buy! Continue to run it as a successful vacation rental, or make it your permanent home. Call Shannon Hilliard at 406-239-8350 or your real estate professional today!
Open House:
Sunday, 1/12 1:30-3:00PM
Tucked away on a quaint street in the sought after Franklin to the Fort neighborhood, this fully remodeled 2 bed 2 bath home is perfect for an owner looking for low maintenance living in central Missoula. New windows make the open floor plan feel light and bright and the huge kitchen allows for easy entertaining. The home also has a true primary suite with full bath, as well as a spacious spare bedroom and full hall bath for guests. Enjoy all the seasonal outdoor activities in Montana and store skis, snowshoes, bikes or even kayaks worry free in the large unfinished and easily accessible storage below. Updated from the studs in and out and with off street parking, this charming, warm home has ample curb appeal. Sale contingent on approved boundary line relocation, for more information contact your real estate professional. Welcome home!
Please do not walk-in to business-Must have appointment. Welcome to this prime office condo located on the lower ground floor of a well-established professional building on SW Higgins Ave with a high traffic count. This 1,423 square foot space offers a functional/professional layout, ideal for a variety of businesses. The well maintained office condo features five offices, reception area and waiting room, private bathroom and breakroom. The property benefits from a high traffic count on SW Higgins Ave. Well-established professional building adds to the credibility to the location. the office is currently leased to a well-established business. Lease has been renewed for 3 more years. So if you are looking for a solid investment opportunity or a new home for your business, this space is ready to meet your needs. and professionally managed office condo has to offer. Listing Agent related to sellers. Call/text Kim Van De Riet 406-370-9957 or your real estate professional. BTVA/BATVA
Views Near Missoula, Montana. Nestled just minutes from Missoula, this cozy 1983 mobile home offers a unique blend of comfort and convenience in a clean, small rental community. Overlooking the picturesque Clark Fork River and the beautiful Canyon River Golf Course, this property provides serene surroundings while keeping you close to city amenities. This two-bedroom, one-and-a-half-bath home features a functional layout. The property includes two additional storage sheds, offering plenty of space for your outdoor gear or extra belongings. The affordable lot rent is only $575/month, making this a budget-friendly option in an ideal location. Whether you’re enjoying the natural beauty of the river, the nearby golf course, or the vibrant culture of Missoula, this home is a fantastic opportunity to live in a peaceful yet convenient setting. This listing does not include land. It is the responsibility of the buyers and their agents to verify all info regarding this property. Info is provided by outside sources and deemed reliable but it is not guaranteed by listing agent or listing office. Contact Pam West; 406-544-9014 or your real estate professional.
Hard to find high-density residential (12-36 units per ac) development property. Form-Based Code Town Center designation allows mixed-use, high-density residential. City water through property, city sewer extremely close, newly constructed Mary Jane Blvd through property connecting to traffic light. Net acreage is approximately 16.49 ac. Transect standards T4-R and T4-O, uses include senior living, townhouses, apartments, commercial...see documents attached to listing. For more information call or Text Katie Ward @ 406-596-4000, or your real estate professional.
This nicely updated 1976 single-wide home sits on a rented lot in a peaceful, centrally located area of Missoula, offering a private retreat surrounded by mature trees. With 2 decently sized bedrooms and 1 bathroom, this charming home is close to shopping, public transit, trails and the popular Franklin Park, providing convenient access to outdoor activities. The home has undergone numerous updates, including a tasteful bathroom remodel, fresh, modern flooring throughout, and newly applied paint, giving it an inviting feel. The covered front patio provides a welcoming entry to the home, leading into a functional mudroom, perfect for everyday use. Designed with efficiency in mind, this home is designed for ease, making it both comfortable and economical. For additional details or to schedule a showing, contact Annelise Hedahl 406-546-6979 or call your real estate professional today.
The median home value in Missoula, MT is $512,500. This is lower than the county median home value of $521,400. The national median home value is $338,100. The average price of homes sold in Missoula, MT is $512,500. Approximately 43.4% of Missoula homes are owned, compared to 49.89% rented, while 6.71% are vacant. Missoula real estate listings include condos, townhomes, and single family homes for sale. Commercial properties are also available. If you see a property you’re interested in, contact a Missoula real estate agent to arrange a tour today!
Missoula, Montana has a population of 73,300. Missoula is more family-centric than the surrounding county with 31.86% of the households containing married families with children. The county average for households married with children is 30.06%.
The median household income in Missoula, Montana is $54,423. The median household income for the surrounding county is $61,423 compared to the national median of $69,021. The median age of people living in Missoula is 33.6 years.
The average high temperature in July is 84.6 degrees, with an average low temperature in January of 17.9 degrees. The average rainfall is approximately 15.2 inches per year, with 39.5 inches of snow per year.