Northgate, Temple TX
Compare newer construction and resale on the same total-cost basis.
Sales: October 12, 2025–October 11, 2026. CTXMLS snapshot: October 12, 2026. Source review: October 14, 2026. Supplied records; scope and completeness unverified; not live availability.
What should you know before buying in Northgate, Temple TX?
Northgate recorded $328,950 median (n=40) for October 12, 2025–October 11, 2026 (CTXMLS supplied exports observed October 12, 2026). Compare newer construction and resale on the same total-cost basis. Supplied records, not a complete subdivision census; source scope and closing-window completeness are unverified. Confirm today's listing status, HOA documents and school assignment for the address before an offer.
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- $328,950 median (n=40); range $245,000–$415,000. CTXMLS supplied records, October 12, 2025–October 11, 2026, observed October 12, 2026.
- Median MLS days on market: 77 days (n=40); not time to closing. CTXMLS supplied records, October 12, 2025–October 11, 2026, observed October 12, 2026.
- 9 Active records, asking $254,900–$450,000; CTXMLS observed October 12, 2026, not live availability.
- HOA entries: Mandatory: 40. CTXMLS supplied records, October 12, 2025–October 11, 2026, observed October 12, 2026.
- Bell CAD certified 2026 entity records, data dated September 22, 2026 and read October 14: 724 matched parcels list Belton ISD. Confirm enrollment with the district.
closed 2025-10-12 through 2026-10-11 inclusive (supplied CTXMLS records observed October 12, 2026; scope/completeness unverified). CTXMLS supplied status snapshot observed October 12, 2026; not live availability; scope inferred.
Taylor Dasch · EG Realty · About Taylor and his work
Does Northgate match your budget, lot and commute?
Compare newer construction and resale on the same total-cost basis. Start with the purchase budget, actual route, usable lot and recurring charges. These dated records support a comparison; they do not establish current availability or the value of a specific property.
Consider it if
- The actual home meets your budget, condition and usable-lot requirements.
- You have reviewed the parcel’s written fees, restrictions and tax account.
- The real route works for your travel needs.
Look elsewhere if
- A required property document or address-level assignment cannot be confirmed.
- The actual recurring costs or route exceed your limits.
What have Northgate homes actually sold for?
Northgate has $328,950 median (n=40) and a recorded range of $245,000–$415,000. CTXMLS supplied records, October 12, 2025–October 11, 2026, observed October 12, 2026. Supplied records, not a complete subdivision census; source scope and closing-window completeness are unverified. Median MLS days on market is 77 days (n=40); it is not elapsed time to closing. Compare size, lot, build year and condition before applying a neighborhood statistic to an offer. The Temple neighborhood hub uses its own explicitly dated cohort; different source windows are not a price trend.
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| Metric | Value | Definition / date |
|---|---|---|
| Median sale price (n ≥ 5) | $328,950 (n=40) | 40 recorded closings · Oct 12, 2025–Oct 11, 2026 |
| Sold range | $245,000–$415,000 | Lowest and highest recorded close in the window |
| Median MLS DOM · closed | 77 days (n=40) | Median of the exported DOM field; not elapsed time to closing |
| Median sold price / square foot | $145/sq ft (n=40) | Median of 40 individual ratios |
| Median size | 2,439.5 sq ft (n=40) | Recorded SqFtTotal |
| Year built · closed cohort | 2016–2026 | Recorded YearBuilt across the cohort |
| Recorded lot | 0.14 acres (n=40) | ApxAcreage field; verify on the survey |
| Builder field | StyleCraft: 1; Stylecraft: 22; Stylecraft Builders: 2; not recorded: 15 | MLS BuilderName; blank means not recorded, not unknown builder |
| HOA field | Mandatory: 40 | MLS HOA field; confirm with current documents |
| InCityLimits field | Yes: 27; not recorded: 13 | MLS field; confirm the parcel’s taxing units at Bell CAD |
| Closed-sale sample | 40 records | Name variants: Nortgate: 1; North Gate: 18; North Gate Ph II: 1; North Gate Ph III: 5; Northgate: 15 |
Based on information from the Central Texas MLS for the period October 12, 2025 through October 11, 2026. Status figures are from the supplied October 12, 2026 snapshot. Source scope and window completeness are unverified. Individual sold-property prices are not displayed. Historical annual rows use a separate selected January 2021–February 13, 2026 extract, not a complete census.
Which build years appear in the recorded sales?
Bar length uses one count scale; each number is a recorded closing, not the total number of homes built.
How should you use the sale-price evidence?
These are aggregate comparisons. Individual sold prices are not displayed. Ask Taylor for a property-specific comparison through the permitted client process.
Sold history by year
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| Close year | Sales | Median sold (n ≥ 5) | Sold range | Median $/sq ft (n ≥ 5) |
|---|---|---|---|---|
| 2021 | 20 | $330,500 (n=20) | $210,600–$410,000 | $129/sq ft (n=20) |
| 2022 | 22 | $338,500 (n=22) | $280,000–$525,000 | $156/sq ft (n=22) |
| 2023 | 18 | $315,235 (n=18) | $272,500–$475,000 | $151/sq ft (n=18) |
| 2024 | 20 | $324,250 (n=20) | $260,000–$428,000 | $158/sq ft (n=20) |
| 2025 | 42 | $314,150 (n=42) | $245,000–$435,900 | $152/sq ft (n=42) |
| 2026 (Jan 1–Feb 13 only) | 5 | $305,900 (n=5) | $245,000–$345,000 | $145/sq ft (n=5) |
Historical rows below use a separate selected local extract ending February 13, 2026. Its partial final year is not the current closing window and is not a complete market census. A median appears only with at least five usable values; the count accompanies it. One-sale price ranges are withheld to avoid disclosing an individual sold price. Changing sale mix is not same-home appreciation.
What Northgate homes were for sale in the latest snapshot?
The supplied CTXMLS snapshot observed October 12, 2026 contains 9 Active, 4 pending/under-contract and 0 Coming Soon records for this cohort. Active asking range: $254,900–$450,000. Median asking $339,900 (n=9). This snapshot has inferred scope and is not live availability. Ask Taylor to verify current status before a tour; the Temple home search guide gives broader context.
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| Street | Status | Asking | Sq ft | Built | DOM | Builder field |
|---|---|---|---|---|---|---|
| Hillside Drive | Active | $289,000 | 1,997 | 2019 | 11 | Not recorded |
| Longmire Loop | Active | $405,900 | 3,285 | 2026 | 73 | Stylecraft |
| Ashburn Drive | Active | $449,999 | 3,472 | 2020 | 156 | Stylecraft |
| Bayou Wood Lane | Active | $254,900 | 1,527 | 2021 | 109 | Not recorded |
| Longmire Loop | Active | $315,000 | 2,864 | 2021 | 39 | Not recorded |
| Broadmoor Cove | Active | $450,000 | 3,481 | 2020 | 77 | Not recorded |
| Krenek Tap Drive | Active | $339,900 | 2,577 | 2026 | 31 | Stylecraft |
| Harvey Drive | Active | $274,900 | 1,654 | 2026 | 129 | Stylecraft |
| Old Gate Road | Active | $375,000 | 2,840 | 2016 | 203 | Stylecraft Builders |
| Merry Oaks Cove | Pending | $249,900 | 1,527 | 2020 | 220 | Stylecraft |
| Harvey Drive | Pending | $269,900 | 1,620 | 2026 | 170 | Stylecraft |
| Krenek Tap Drive | Pending | $309,900 | 2,036 | 2026 | 10 | Stylecraft |
| Barnett Drive | Pending | $289,900 | 1,855 | 2026 | 70 | Stylecraft |
A dated asking price is not a current offer. Confirm the property type, included lot and construction, completion condition, exclusions and current listing status.
Who built Northgate, and when were its homes built?
Recorded build years in this cohort span 2016–2026 (n=40). CTXMLS supplied records, October 12, 2025–October 11, 2026, observed October 12, 2026. Builder-name entries are: StyleCraft: 1; Stylecraft: 22; Stylecraft Builders: 2; not recorded: 15. A blank field means not recorded, not proof of who built the home. The new-construction guide explains specifications and written terms. Phase labels below retain their dated Bell CAD/document evidence; current HOA and warranty applicability require the exact property documents.
Bell CAD legal-description matches read October 5, 2026 include 134 original North Gate parcels, 34 Phase II parcels and 4 Phase II Replat No 2 parcels. These counts include matched parcels rather than occupied homes. Obtain the recorded plat for the lot.
Bell CAD matches read October 5, 2026 include 195 Phase III and 95 Phase IV parcels. A phase label locates recorded land; it does not establish completion date, builder specification or a warranty. Match the legal description to the home’s construction and closing records.
Temple’s October 19, 2020 planning packet records approval of the Phase V final plat in the October 5 minutes: 36.093 acres, 42 lots, two blocks and three tracts. Bell CAD matches read October 5, 2026 count 47 parcels. These are different measures.
Bell CAD matches read October 5, 2026 include 215 Phase VI parcels. That is not a count of completed houses or currently available builder lots. For a proposed purchase, obtain the final plat, home completion documents and current construction status from the seller.
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| Year built | Sales in the original extract |
|---|---|
| 2015 | 1 |
| 2016 | 17 |
| 2017 | 12 |
| 2018 | 20 |
| 2019 | 19 |
| 2020 | 18 |
| 2021 | 4 |
| 2022 | 1 |
| 2023 | 2 |
| 2024 | 15 |
| 2025 | 18 |
The cadastral phase inventory and the sales inventory answer different questions. Land can include common or drainage tracts, while a sales file counts transactions. Do not subtract closings from parcel counts to estimate remaining builder supply. Confirm the lot’s phase and current status directly before relying on an advertised completion or availability date.
What should you budget for Northgate HOA fees and taxes?
The tax components shown are from Bell CAD’s 2025 Tax Rate Table, dated September 30, 2025 and rechecked October 14, 2026. They apply to tax-year-2025 comparisons, not a promised 2026 bill. Read the taxing entities, exemptions and assessments on the individual parcel; there is no single all-in neighborhood tax percentage. Read the current parcel at Bell CAD property search and use the property-tax guide.
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| Taxing entity | 2025 rate per $100 | Evidence / applicability |
|---|---|---|
| Belton ISD | 1.149400 | Displayed in all 7 sampled parcel records |
| Temple city | 0.699900 | Displayed in all 7 sampled parcel records |
| Bell County | 0.312800 | Displayed in all 7 sampled parcel records |
| Bell County Road District | 0.019900 | Displayed in all 7 sampled parcel records |
| Clearwater UWCD | 0.002230 | Displayed in all 7 sampled parcel records |
| Temple College | 0.201700 | Displayed in all 7 sampled parcel records |
| Temple Health and Bioscience District | 0.013947 | Displayed in all 7 sampled parcel records |
HOA
HOA entries in 40 supplied closings are Mandatory: 40; Active entries are Mandatory: 9 (n=9). CTXMLS supplied records, October 12, 2025–October 11, 2026, observed October 12, 2026. Active snapshot observed October 12, 2026. These fields do not establish current dues, special assessments, transfer charges or association boundaries. Obtain the resale certificate and recorded documents for the legal description. Use the HOA document checklist.
Utilities and service providers
- Water: provider, meter and recurring charges unverified; verify with City of Temple utility billing for the address.
- Sewer: connection and service responsibility unverified; verify with City of Temple and the seller’s utility records.
- Electric: delivery utility and available retail plans unverified; verify the address and service identifier with the current provider.
- Gas: availability and meter status unverified; verify with the seller and serving utility.
- Internet: serviceability unverified; confirm the exact address with the provider before relying on coverage advertising.
- Trash: collection service, fees and schedule unverified; confirm with City of Temple utility billing.
No MUD or PID unit appears on the sampled Northgate parcel records read October 5, 2026. The supplied MLS exports do not have dedicated PID/MUD fields, and a separately billed assessment may not appear as an ad valorem rate. Verify at Bell CAD, the title documents and any assessment administrator. The cost comparison remains incomplete until the actual parcel’s charges are known.
Which district and campuses serve Northgate addresses?
Bell CAD’s 2026 certified export dated September 22, 2026, read October 14, lists Belton ISD as the school taxing entity for all 724 matched Northgate parcels. Confirm the enrollment address and campus with the district.
MLS district entries are Belton ISD: 40 across 40 closings (CTXMLS supplied records, October 12, 2025–October 11, 2026, observed October 12, 2026.). The CAD records take precedence for this tax-district description; attendance remains an address-level district decision. Campus feeders: confirm with the district. Use the school-address lookup guide. Campus feeders remain “confirm with the district”; the three-sample check did not establish one complete consistent feeder pattern. District lookup resources: Belton ISD Infofinder; Temple ISD; Academy ISD.
How far is Northgate from BSW Temple and Fort Hood?
Routes are estimated from the median of the matched Bell CAD parcel centers, using local OpenStreetMap OSRM and Valhalla engines. Only verified destination approaches enter the table; failed or disputed routes stay drive estimate pending. The engines do not model traffic. The BSW route comparison provides broader destination context.
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| Destination | Road miles | Estimated drive (no traffic) |
|---|---|---|
| Baylor Scott & White Temple main-campus vehicle entrance (Scott Boulevard) | 6.8–7.5 mi; engines differ by 0.74 mi (>0.3 mi) | 12 min average; engine range 11–13 min |
| Fort Hood Bernie Beck main-gate approach | 28.3–28.3 mi | 34 min average; engine range 30–38 min |
| Temple City Hall / downtown (North Main Street approach) | 6.2–6.2 mi | 10 min average; engine range 10–11 min |
| Temple College (South 1st Street campus entrance) | 8.5–8.5 mi | 12 min average; engine range 11–14 min |
| Lake Belton High School (FM 2483 vehicle entrance) | 1.6–1.6 mi | 4 min average; engine range 3–4 min |
| Nearest evaluated H-E-B: H-E-B Adams and 25th St (North 27th Street entrance) | 5.4–5.4 mi | 9 min average; engine range 9–10 min |
| Dana Peak verified Comanche Gap entrance / full nearest-park comparison | Unresolved engine access | drive estimate pending |
Engine range is the two engines’ time range, not a prediction interval. Parking, school drop-off and gate queues are excluded. School destinations are reference locations, not assigned campuses. Drive your finalist home’s actual route before relying on a time limit.
What should you inspect before buying a Northgate home?
Read slab movement with drainage
For this slab-era housing, ask the inspector to assess visible movement, door operation and water management together. Obtain any foundation repair documents and warranty transfer terms. A new build still needs independent inspection. These are checks to commission for the property, not claims that Northgate homes have a known defect.
Trace water across the yard
Walk the lot after rain if practical. Review grading, downspout discharge, irrigation, drainage easements and fence changes against the survey. Compact lot area does not tell you how much yard is usable. Confirm who maintains any adjoining drainage tract before assigning it recreational or expansion value.
Separate house age from system age
On an earlier resale, document roof, HVAC and water-heater installation and service history rather than estimating remaining life from the build year. Obtain an insurance quote for that roof and address. Repair invoices and inspection findings belong beside the asking price when comparing it with a newer home.
Inspect before the warranty clock advances
For a new or near-new home, request the completion documents, independent inspection, punch-list status and written warranty. Confirm the warranty start date and whether it transfers. Compare installed finishes and systems with the signed specification sheet. A Stylecraft entry in MLS does not establish what this particular home includes.
Match the plat to the purchase
North Gate, Northgate and a misspelling occur in the MLS cohort. The contract, title commitment, survey and HOA documents should agree on the legal description. Check lot lines, easements and restrictions for that phase. Do not treat a planning approval date as the date the county recorded the plat.
Check the structure’s flood map
The FEMA query read October 5, 2026 returned Zone X at Northgate’s median parcel center. It did not examine every lot or building footprint. Verify at FEMA for the exact structure, review the seller’s disclosure and ask the insurer about coverage. The central point cannot establish that a home has no flood exposure.
Attach current charges to the home
Request the current HOA resale certificate, restrictions, transfer charges and assessment notices. Match the tax account to the survey and ask about separate assessments. Use the MUD and PID cost guide to frame the questions, then verify the actual obligations in the property documents.
How should you compare Northgate with other areas?
Compare newer construction and resale on the same total-cost basis. Compare each area on its stated scope, the particular home and its costs. Use the guide directory for published alternatives.
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| Cohort | Median sold and n | Recorded range | Median MLS DOM and n | Recorded build years |
|---|---|---|---|---|
| Northgate | $328,950 (n=40) | $245,000–$415,000 | 77 days (n=40) | 2016–2026 |
| Tanglewood | $415,000 (n=23) | $120,000–$520,000 | 107 days (n=23) | 1993–2026 |
| Oak Ridge | $246,102 (n=34) | $205,000–$334,000 | 57.5 days (n=34) | 2022–2026 |
Which Northgate tradeoffs belong on your shortlist?
Use the full carrying cost
Compare the proposed purchase price with matching sold homes, then add the parcel-specific taxes, insurance and HOA charges. A builder credit changes the offer only when its conditions are known. Ask for written terms and a comparable lender estimate before treating advertised savings as part of your budget.
Make the actual trip decisive
Check the actual property and current documents. A neighborhood-level table cannot establish your particular route, fees or restrictions. Compare the written terms and verify any unresolved condition before making the purchase decision.
Compare the usable yard
A compact lot can meet your plans if its shape, grading and easements work. Compare the survey with the space you can actually use, including the driveway and side yard. If acreage is a requirement, broaden the search instead of treating the neighborhood name as evidence of lot size.
Choose the obligations you accept
New construction and an earlier resale carry different document and maintenance questions. Read warranty terms or service history alongside the mandatory HOA documents. Keep the home only if both its condition and restrictions suit your plans. No school rating or demographic assumption belongs in that decision.
Compare newer construction and resale on the same total-cost basis. Shortlist the actual home only after its budget, route, condition, lot and documented obligations work for your plans.
How to read the Northgate numbers
Compare newer construction and resale on the same total-cost basis.
Supplied records, not a complete subdivision census; source scope and closing-window completeness are unverified. Source-dated Active status is not current inventory. Missing listing identifiers also limit correction matching. These are disclosed sample statistics, not an appraisal.
Use the legal description, survey, inspection, current HOA certificate and actual tax account before deciding. A neighborhood median cannot capture condition, usable land, easements or recurring charges.
These notes interpret data and documents. Use these records as a starting point and ask Taylor to compare the property documents for your shortlist. The buyer guide explains the next property-level steps.
Homes for Sale in Northgate
Ask Taylor for current, verified listings that match your budget and property requirements. The supplied CTXMLS snapshot observed October 12, 2026 recorded 9 Active and 4 pending/under-contract records; source scope is inferred and this is not live availability.
Send your budget, timing, preferred home size and any addresses already on your shortlist. Taylor replies personally with the next comparison to make. Include the lot, HOA or commute constraint that would rule a home out. Current status and terms still need confirmation before an offer.
Request current Northgate listingsListings change. Before an offer, confirm the property’s current status, price and terms directly in the MLS record.
Compare living in Temple and the local schools guide before you choose a street.
Northgate FAQ
What do Northgate homes in Temple TX sell for?
Northgate: $328,950 median (n=40), range $245,000–$415,000. CTXMLS supplied records, October 12, 2025–October 11, 2026, observed October 12, 2026. Supplied records, not a complete subdivision census; source scope and closing-window completeness are unverified. These figures do not price a particular home.
How long were sold Northgate homes on the market?
Median MLS days on market is 77 days (n=40). CTXMLS supplied records, October 12, 2025–October 11, 2026, observed October 12, 2026. This is the exported marketing-time field, not elapsed time to closing or a forecast.
How many Northgate listings were active in the snapshot?
9 Active records, asking $254,900–$450,000; 4 pending/under-contract and 0 Coming Soon records. CTXMLS supplied snapshot observed October 12, 2026, inferred scope. Confirm current availability before a tour.
What HOA obligations apply in Northgate?
The supplied closed cohort has HOA entries of Mandatory: 40 (n=40). CTXMLS supplied records, October 12, 2025–October 11, 2026, observed October 12, 2026. Current dues, assessments and document applicability remain unverified; obtain the current property certificate and restrictions.
Is Northgate inside Temple city limits?
The saved Bell CAD centroid overlay read October 5, 2026 classifies 724 matched parcels as CITY OF TEMPLE: 724. Mailing locality and MLS City do not establish legal jurisdiction. Confirm current jurisdiction for the actual parcel; historical ETJ mapping does not establish current release status.
Which tax rates should a Northgate buyer use?
The table shows individual components from the September 30, 2025 Bell CAD chart for tax-year-2025 statements. It is not a 2026 bill or an all-in neighborhood percentage. Use the parcel’s actual taxing units, taxable values, exemptions and separately billed assessments.
Which school district serves Northgate?
Bell CAD’s 2026 certified export dated September 22, 2026, read October 14, lists Belton ISD as the school taxing entity for all 724 matched Northgate parcels. Confirm the enrollment address and campus with the district. Campus feeders remain “confirm with the district”; the three-sample check did not establish one complete consistent feeder pattern.
How old are the recorded Northgate homes?
Recorded build years span 2016–2026 (n=40). CTXMLS supplied records, October 12, 2025–October 11, 2026, observed October 12, 2026. Build year does not establish phase recording, equipment age, builder warranty or condition.
How should you read the Northgate drive estimates?
The route table uses local OpenStreetMap OSRM and Valhalla results from a median parcel center to checked destination approaches. Reported minutes are the engine average with both engines’ range and no traffic. A failed or unresolved pair remains drive estimate pending. Parking, gate queues and drop-off are separate.
What does the area flood check prove for a Northgate home?
The saved FEMA query read October 5, 2026 returned Zone X at the median parcel center only. It does not classify every lot or structure. Check the actual footprint, drainage, easements and insurance separately; a photograph does not establish access rights.
He always made time for us and was quick to respond to any questions we had. Most importantly for us, he listened to what we wanted, stuck to our game plan and helped us find the right home for a great deal.
Nicholas BetancourtBuyerRead the review on Google →Excerpt · full review at the link
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Public reviews, quoted exactly and linked to the source. Counts are per platform and never added together. Read the full ledger →
Want Taylor to compare your Northgate options?
Start with the homes you are considering and the tradeoff you cannot settle. Ask for a Northgate shortlist and sold-price check from Taylor, then compare the actual tax accounts, HOA documents and condition. The living-in-Temple guide adds city context. Book a call if a conversation is easier.
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Sources and dates
- CTXMLS supplied exports observed October 12, 2026; closing window October 12, 2025–October 11, 2026; inferred source scope — https://ctxmls.com/ (accessed October 14, 2026)
- Bell CAD 2025 rate chart, dated September 30, 2025 — https://bellcad.org/wp-content/uploads/2025/09/2025-Tax-Rate-Chart.pdf (accessed 2026-10-05)
- Bell CAD taxing-entity inventory — https://bellcad.org/taxing-entities/ (accessed 2026-10-05)
- Bell CAD parcels and city/ISD boundary layers — https://services7.arcgis.com/EHW2HuuyZNO7DZct/arcgis/rest/services/BellCADWebService/FeatureServer (accessed 2026-10-05)
- North Gate original-phase sampled parcel tax units — https://belltx-search.gsacorp.io/parcel/0000458097 (accessed 2026-10-05)
- Temple planning packet, October 19, 2020; October 5 minutes — https://cms9files.revize.com/templetx/Planning%20%26%20Development/Agenda%20Packet/101920_P%26Z_Meeting_Packet.pdf (accessed 2026-10-05)
- Texas HOA registry search; blank result is not proof of absence — https://hoa.texas.gov/management-certificates-search?combine=North+Gate&hoa_county=Bell (accessed 2026-10-05)
- Belton ISD attendance boundaries — https://www.bisd.net/about-us/attendance-boundaries (accessed 2026-10-05)
- Belton ISD linked address locator; no address submitted — https://www.infofinderi.com/ifi/?cid=BI5ZTV7YVWG (accessed 2026-10-05)
- TEA 2026 statewide ratings workbook; dated state measures — https://tea.texas.gov/school-and-district-leaders/accountability/academic-accountability/performance-reporting/2026-statewide-multi-year-ratings-spreadsheet.xlsx (accessed 2026-10-05)
- FEMA National Flood Hazard Layer — https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer (accessed 2026-10-05)
- Temple quarterly report as of June 30, 2026; scheduled project dates only — https://www.templetx.gov/Finance/Quarterly%20Reports/FY%202026/Third%20Quarterly%20Report%20-%20Web.pdf?t=202608210913170 (accessed 2026-10-05)
- Bell CAD property lookup (current host) — https://belltx-search.gsacorp.io/ (accessed October 14, 2026)
Not verified in this review
- Supplied records, not a complete subdivision census; source scope and closing-window completeness are unverified.
- Current listing status and unverified exported property fields.
- Current HOA charges, applicable restrictions, utilities and property-specific warranty terms.
- Enrollment address and campus feeders: confirm with the district.