---
document_type: "real_estate_listing_companion"
document_version: "property-markdown-v0.2"
mls_id: "21299126"
canonical_url: "https://www.steavycarter.com/mls/21299126/"
markdown_url: "https://www.steavycarter.com/mls/21299126.md"
address: "1050 Hidden Lakes Way, Rockwall, TX 75087"
status: "Active"
price_usd: 523900
bedrooms: 4
bathrooms: "3"
living_area_sqft: 2727
lot_acres: 0.27
year_built: 2012
school_district: "Rockwall ISD"
primary_image: "https://images.steavycarter.com/21299126-01.jpeg"
image_count: 40
has_video: false
has_3d_tour: true
listing_source_updated_at: "2026-07-26T20:05:13.000Z"
listing_context_updated_at: "2026-08-01T07:24:41.913Z"
publisher: "Steavy Carter Realtor – Dallas and Rockwall, Texas"
---

# 1050 Hidden Lakes Way, Rockwall, TX 75087

**MLS 21299126 · $523,900 · Active · 4 beds · 3 baths · 2,727 Sq Ft · 0.27 acres**

## Explore the Visual Property Page

- [Complete visual property page](https://www.steavycarter.com/mls/21299126/)

## Current Status and Data Freshness

- **Status:** Active
- **Current list price:** $523,900
- **MLS/listing source updated:** July 26, 2026
- **ListingContext updated:** August 1, 2026
- **Important:** Price, availability, schools, taxes, and listing status can change. Confirm time-sensitive information before relying on it.

## Fast Answers

- **How much is 1050 Hidden Lakes Way?** $523,900.
- **How large is the home?** 2,727 Sq Ft.
- **How much land is included?** 0.27 acres.
- **How many bedrooms and bathrooms?** 4 bedrooms and 3 full bathrooms.
- **Does it have a pool?** Yes. The structured listing facts describe an in-ground sport pool with infinity and water-feature elements.
- **How much garage or covered parking is reported?** 2 garage spaces.
- **What school district serves the property?** Rockwall ISD. Buyers should verify current assignments directly with the district.
- **Are video and 3D tours available?** 3D tour only
- **What is the current CAD tax estimate?** Approximately $6,360 using the current recorded exemptions and rates. A buyer's future taxes may differ.

## Quick Facts

| Detail | Value |
|---|---|
| **MLS number** | 21299126 |
| **Price** | $523,900 |
| **Price per square foot** | $192 / Sq Ft |
| **Status** | Active |
| **Property type** | Residential / Single Family Residence |
| **Bedrooms** | 4 |
| **Bathrooms** | 3 |
| **Living area** | 2,727 Sq Ft |
| **Lot size** | 0.27 acres |
| **Year built** | 2012 |
| **Pool** | Yes |
| **Garage / covered parking** | 2 garage spaces |
| **School district** | Rockwall ISD |
| **County** | Rockwall County |

## Detailed Listing Facts

### Overview

- **Property Type**: Residential
- **Property Subtype**: Single Family Residence
- **Subdivision**: Caruth Lake Ph 6
- **Community**: Caruth Lake Ph 6
- **County**: Rockwall
- **Days on Market**: 45

### Home

- **Bedrooms**: 4
- **Bathrooms**: 3
- **Full Baths**: 3
- **Square Feet**: 2,727 Sq Ft
- **Price / Sq Ft**: $192 / Sq Ft
- **Year Built**: 2012
- **Stories**: 2
- **Levels**: Two
- **Property Attached**: Yes

### Kitchen and Interior

- **Appliances**: Built In Gas Range, Dishwasher, Refrigerator
- **Interior Features**: Granite Counters
- **Flooring**: Carpet, Tile
- **Fireplaces**: 1
- **Fireplace Features**: Living Room

### Lot and Exterior

- **Lot Size**: 0.27 acres
- **Lot Size Sq Ft**: 11,543
- **Lot Features**: Corner Lot
- **Patio & Porch Features**: Covered
- **Fencing**: Wood
- **Pool**: Yes
- **Pool Features**: Pool, Pool Spa Combo

### Parking and Garage

- **Parking**: Garage
- **Garage Spaces**: 2
- **Covered Parking**: 2
- **Attached Garage**: Yes

### MLS Tax and HOA Fields

- **Annual Taxes**: $7,926
- **HOA Fee**: $289 SemiAnnually
- **HOA Includes**: All Facilities
- **Parcel Number**: 000000064241
- **APN**: 000000064241
- **Legal Description**: CARUTH LAKE PHASE 6, BLOCK G, LOT 28
- **Tax Block**: G
- **Tax Lot**: 28

### Utilities

- **Utilities**: Sewer Available, Water Available
- **Water**: Public
- **Sewer**: Public Sewer

### Schools

- **Elementary:** Sherry and Paul Hamm · Rockwall ISD
- **Middle:** JW Williams · Rockwall ISD
- **High:** Rockwall · Rockwall ISD

### Listing Information

- **MLS #**: 21299126
- **MLS Board**: NTREIS
- **List Date**: 2026-06-12
- **Source Updated**: 2026-07-26T20:05:13.000Z
- **Last Updated**: 2026-08-01T07:24:41.913Z

## Featured Spaces

### 1. Primary listing photo for 1050 Hidden Lakes Way, Rockwall, TX 75087
- **Caption:** Primary real estate listing photo for 1050 Hidden Lakes Way, Rockwall, TX 75087.
- **Image:** [https://images.steavycarter.com/21299126-01.jpeg](https://images.steavycarter.com/21299126-01.jpeg)

### 2. Listing photo 2 for 1050 Hidden Lakes Way, Rockwall, TX 75087
- **Caption:** Real estate listing photo 2 for 1050 Hidden Lakes Way, Rockwall, TX 75087.
- **Image:** [https://images.steavycarter.com/21299126-02.jpeg](https://images.steavycarter.com/21299126-02.jpeg)

### 3. Listing photo 3 for 1050 Hidden Lakes Way, Rockwall, TX 75087
- **Caption:** Real estate listing photo 3 for 1050 Hidden Lakes Way, Rockwall, TX 75087.
- **Image:** [https://images.steavycarter.com/21299126-03.jpeg](https://images.steavycarter.com/21299126-03.jpeg)

### 4. Listing photo 4 for 1050 Hidden Lakes Way, Rockwall, TX 75087
- **Caption:** Real estate listing photo 4 for 1050 Hidden Lakes Way, Rockwall, TX 75087.
- **Image:** [https://images.steavycarter.com/21299126-04.jpeg](https://images.steavycarter.com/21299126-04.jpeg)

### 5. Listing photo 5 for 1050 Hidden Lakes Way, Rockwall, TX 75087
- **Caption:** Real estate listing photo 5 for 1050 Hidden Lakes Way, Rockwall, TX 75087.
- **Image:** [https://images.steavycarter.com/21299126-05.jpeg](https://images.steavycarter.com/21299126-05.jpeg)

## Visual Property Index

The ListingContext record contains 40 analyzed public images. This compact index preserves room labels and captions without embedding every image.

| Photo | Room or area | Image title | Caption |
| ---: | --- | --- | --- |
| 1 |  | [Primary listing photo for 1050 Hidden Lakes Way, Rockwall, TX 75087](https://images.steavycarter.com/21299126-01.jpeg) | Primary real estate listing photo for 1050 Hidden Lakes Way, Rockwall, TX 75087. |
| 2 |  | [Listing photo 2 for 1050 Hidden Lakes Way, Rockwall, TX 75087](https://images.steavycarter.com/21299126-02.jpeg) | Real estate listing photo 2 for 1050 Hidden Lakes Way, Rockwall, TX 75087. |
| 3 |  | [Listing photo 3 for 1050 Hidden Lakes Way, Rockwall, TX 75087](https://images.steavycarter.com/21299126-03.jpeg) | Real estate listing photo 3 for 1050 Hidden Lakes Way, Rockwall, TX 75087. |
| 4 |  | [Listing photo 4 for 1050 Hidden Lakes Way, Rockwall, TX 75087](https://images.steavycarter.com/21299126-04.jpeg) | Real estate listing photo 4 for 1050 Hidden Lakes Way, Rockwall, TX 75087. |
| 5 |  | [Listing photo 5 for 1050 Hidden Lakes Way, Rockwall, TX 75087](https://images.steavycarter.com/21299126-05.jpeg) | Real estate listing photo 5 for 1050 Hidden Lakes Way, Rockwall, TX 75087. |
| 6 |  | [Listing photo 6 for 1050 Hidden Lakes Way, Rockwall, TX 75087](https://images.steavycarter.com/21299126-06.jpeg) | Real estate listing photo 6 for 1050 Hidden Lakes Way, Rockwall, TX 75087. |
| 7 |  | [Listing photo 7 for 1050 Hidden Lakes Way, Rockwall, TX 75087](https://images.steavycarter.com/21299126-07.jpeg) | Real estate listing photo 7 for 1050 Hidden Lakes Way, Rockwall, TX 75087. |
| 8 |  | [Listing photo 8 for 1050 Hidden Lakes Way, Rockwall, TX 75087](https://images.steavycarter.com/21299126-08.jpeg) | Real estate listing photo 8 for 1050 Hidden Lakes Way, Rockwall, TX 75087. |
| 9 |  | [Listing photo 9 for 1050 Hidden Lakes Way, Rockwall, TX 75087](https://images.steavycarter.com/21299126-09.jpeg) | Real estate listing photo 9 for 1050 Hidden Lakes Way, Rockwall, TX 75087. |
| 10 |  | [Listing photo 10 for 1050 Hidden Lakes Way, Rockwall, TX 75087](https://images.steavycarter.com/21299126-10.jpeg) | Real estate listing photo 10 for 1050 Hidden Lakes Way, Rockwall, TX 75087. |
| 11 |  | [Listing photo 11 for 1050 Hidden Lakes Way, Rockwall, TX 75087](https://images.steavycarter.com/21299126-11.jpeg) | Real estate listing photo 11 for 1050 Hidden Lakes Way, Rockwall, TX 75087. |
| 12 |  | [Listing photo 12 for 1050 Hidden Lakes Way, Rockwall, TX 75087](https://images.steavycarter.com/21299126-12.jpeg) | Real estate listing photo 12 for 1050 Hidden Lakes Way, Rockwall, TX 75087. |
| 13 |  | [Listing photo 13 for 1050 Hidden Lakes Way, Rockwall, TX 75087](https://images.steavycarter.com/21299126-13.jpeg) | Real estate listing photo 13 for 1050 Hidden Lakes Way, Rockwall, TX 75087. |
| 14 |  | [Listing photo 14 for 1050 Hidden Lakes Way, Rockwall, TX 75087](https://images.steavycarter.com/21299126-14.jpeg) | Real estate listing photo 14 for 1050 Hidden Lakes Way, Rockwall, TX 75087. |
| 15 |  | [Listing photo 15 for 1050 Hidden Lakes Way, Rockwall, TX 75087](https://images.steavycarter.com/21299126-15.jpeg) | Real estate listing photo 15 for 1050 Hidden Lakes Way, Rockwall, TX 75087. |
| 16 |  | [Listing photo 16 for 1050 Hidden Lakes Way, Rockwall, TX 75087](https://images.steavycarter.com/21299126-16.jpeg) | Real estate listing photo 16 for 1050 Hidden Lakes Way, Rockwall, TX 75087. |
| 17 |  | [Listing photo 17 for 1050 Hidden Lakes Way, Rockwall, TX 75087](https://images.steavycarter.com/21299126-17.jpeg) | Real estate listing photo 17 for 1050 Hidden Lakes Way, Rockwall, TX 75087. |
| 18 |  | [Listing photo 18 for 1050 Hidden Lakes Way, Rockwall, TX 75087](https://images.steavycarter.com/21299126-18.jpeg) | Real estate listing photo 18 for 1050 Hidden Lakes Way, Rockwall, TX 75087. |
| 19 |  | [Listing photo 19 for 1050 Hidden Lakes Way, Rockwall, TX 75087](https://images.steavycarter.com/21299126-19.jpeg) | Real estate listing photo 19 for 1050 Hidden Lakes Way, Rockwall, TX 75087. |
| 20 |  | [Listing photo 20 for 1050 Hidden Lakes Way, Rockwall, TX 75087](https://images.steavycarter.com/21299126-20.jpeg) | Real estate listing photo 20 for 1050 Hidden Lakes Way, Rockwall, TX 75087. |
| 21 |  | [Listing photo 21 for 1050 Hidden Lakes Way, Rockwall, TX 75087](https://images.steavycarter.com/21299126-21.jpeg) | Real estate listing photo 21 for 1050 Hidden Lakes Way, Rockwall, TX 75087. |
| 22 |  | [Listing photo 22 for 1050 Hidden Lakes Way, Rockwall, TX 75087](https://images.steavycarter.com/21299126-22.jpeg) | Real estate listing photo 22 for 1050 Hidden Lakes Way, Rockwall, TX 75087. |
| 23 |  | [Listing photo 23 for 1050 Hidden Lakes Way, Rockwall, TX 75087](https://images.steavycarter.com/21299126-23.jpeg) | Real estate listing photo 23 for 1050 Hidden Lakes Way, Rockwall, TX 75087. |
| 24 |  | [Listing photo 24 for 1050 Hidden Lakes Way, Rockwall, TX 75087](https://images.steavycarter.com/21299126-24.jpeg) | Real estate listing photo 24 for 1050 Hidden Lakes Way, Rockwall, TX 75087. |
| 25 |  | [Listing photo 25 for 1050 Hidden Lakes Way, Rockwall, TX 75087](https://images.steavycarter.com/21299126-25.jpeg) | Real estate listing photo 25 for 1050 Hidden Lakes Way, Rockwall, TX 75087. |
| 26 |  | [Listing photo 26 for 1050 Hidden Lakes Way, Rockwall, TX 75087](https://images.steavycarter.com/21299126-26.jpeg) | Real estate listing photo 26 for 1050 Hidden Lakes Way, Rockwall, TX 75087. |
| 27 |  | [Listing photo 27 for 1050 Hidden Lakes Way, Rockwall, TX 75087](https://images.steavycarter.com/21299126-27.jpeg) | Real estate listing photo 27 for 1050 Hidden Lakes Way, Rockwall, TX 75087. |
| 28 |  | [Listing photo 28 for 1050 Hidden Lakes Way, Rockwall, TX 75087](https://images.steavycarter.com/21299126-28.jpeg) | Real estate listing photo 28 for 1050 Hidden Lakes Way, Rockwall, TX 75087. |
| 29 |  | [Listing photo 29 for 1050 Hidden Lakes Way, Rockwall, TX 75087](https://images.steavycarter.com/21299126-29.jpeg) | Real estate listing photo 29 for 1050 Hidden Lakes Way, Rockwall, TX 75087. |
| 30 |  | [Listing photo 30 for 1050 Hidden Lakes Way, Rockwall, TX 75087](https://images.steavycarter.com/21299126-30.jpeg) | Real estate listing photo 30 for 1050 Hidden Lakes Way, Rockwall, TX 75087. |
| 31 |  | [Listing photo 31 for 1050 Hidden Lakes Way, Rockwall, TX 75087](https://images.steavycarter.com/21299126-31.jpeg) | Real estate listing photo 31 for 1050 Hidden Lakes Way, Rockwall, TX 75087. |
| 32 |  | [Listing photo 32 for 1050 Hidden Lakes Way, Rockwall, TX 75087](https://images.steavycarter.com/21299126-32.jpeg) | Real estate listing photo 32 for 1050 Hidden Lakes Way, Rockwall, TX 75087. |
| 33 |  | [Listing photo 33 for 1050 Hidden Lakes Way, Rockwall, TX 75087](https://images.steavycarter.com/21299126-33.jpeg) | Real estate listing photo 33 for 1050 Hidden Lakes Way, Rockwall, TX 75087. |
| 34 |  | [Listing photo 34 for 1050 Hidden Lakes Way, Rockwall, TX 75087](https://images.steavycarter.com/21299126-34.jpeg) | Real estate listing photo 34 for 1050 Hidden Lakes Way, Rockwall, TX 75087. |
| 35 |  | [Listing photo 35 for 1050 Hidden Lakes Way, Rockwall, TX 75087](https://images.steavycarter.com/21299126-35.jpeg) | Real estate listing photo 35 for 1050 Hidden Lakes Way, Rockwall, TX 75087. |
| 36 |  | [Listing photo 36 for 1050 Hidden Lakes Way, Rockwall, TX 75087](https://images.steavycarter.com/21299126-36.jpeg) | Real estate listing photo 36 for 1050 Hidden Lakes Way, Rockwall, TX 75087. |
| 37 |  | [Listing photo 37 for 1050 Hidden Lakes Way, Rockwall, TX 75087](https://images.steavycarter.com/21299126-37.jpeg) | Real estate listing photo 37 for 1050 Hidden Lakes Way, Rockwall, TX 75087. |
| 38 |  | [Listing photo 38 for 1050 Hidden Lakes Way, Rockwall, TX 75087](https://images.steavycarter.com/21299126-38.jpeg) | Real estate listing photo 38 for 1050 Hidden Lakes Way, Rockwall, TX 75087. |
| 39 |  | [Listing photo 39 for 1050 Hidden Lakes Way, Rockwall, TX 75087](https://images.steavycarter.com/21299126-39.jpeg) | Real estate listing photo 39 for 1050 Hidden Lakes Way, Rockwall, TX 75087. |
| 40 |  | [Listing photo 40 for 1050 Hidden Lakes Way, Rockwall, TX 75087](https://images.steavycarter.com/21299126-40.jpeg) | Real estate listing photo 40 for 1050 Hidden Lakes Way, Rockwall, TX 75087. |

## Property Video and 3D Tour

- **3D tour:** [Open the PropertyPanorama tour](https://www.propertypanorama.com/instaview/ntreis/21299126)

## Schools

- **Elementary:** Sherry and Paul Hamm · Rockwall ISD
- **Middle:** JW Williams · Rockwall ISD
- **High:** Rockwall · Rockwall ISD

Buyers should verify current school assignments directly with Rockwall ISD before making decisions based on school zoning.

## Commute Context

- **DFW Airport:** approximately 44 mins (35.0 mi)
- **Dallas Love Field:** approximately 31 mins (24.7 mi)
- **Downtown Dallas:** approximately 29 mins (23.4 mi)
- **The Star in Frisco:** approximately 33 mins (26.4 mi)
- **PGA Frisco:** approximately 40 mins (31.8 mi)

Drive times are route-based estimates and may change with traffic, weather, road work, and route choice.

## Life Around the Property

The categories below are curated display groups. Their order is presentation order, not an objective ranking of the best places.

### Dining

- **Burger:** Rodeo Goat, Boots Burger
- **Fine Dining:** Bin 303, Culpepper Cattle Co.
- **Pizza:** Zanata, Luigi's Italian Cafe
- **Chef-Owned / Local Dining:** Eggsquisite Cafe, Wade's Landing
- **Farm-to-Table:** Wells Cattle Co. Burgers & Pies, The Oar House
- **Cocktail:** Beer Me Taproom, The Downing Bottles and Bites

### Errands

- **Nearby Gas:** 7-Eleven
- **Premium-Fuel Stop:** Love's Travel Stop
- **Pharmacy:** CVS Pharmacy, Walgreens Pharmacy
- **Bank:** American National Bank of Texas, Chase Bank
- **Urgent Care:** Texas Health Breeze Urgent Care
- **Grocery:** Kroger, H-E-B

### Activities

- **Parks & Recreation:** Harry Myers Park, Harry Myers Park East Pavilion
- **Clubs & Sports:** Harry Myers Disc Golf Course, Harry Myers Community Center
- **Adventure & Action:** Shenaniganz Entertainment Center, Escapology Escape Rooms Rockwall
- **Lifestyle & Music:** Huddin Homestead Fun Farm, A Dance to Remember

## CAD Tax and Valuation Summary

| Detail | Value |
|---|---|
| **CAD source** | County Appraisal District |
| **CAD PID** | 64241 |
| **Tax year** | 2026 |
| **Official CAD page** | [https://www.rockwallcad.com/property-detail/64241/2026](https://www.rockwallcad.com/property-detail/64241/2026) |
| **CAD market value** | $498,509 |
| **CAD land value** | $150,000 |
| **CAD improvement value** | $348,509 |
| **CAD appraised value** | $498,509 |
| **CAD net appraised / current taxed starting point** | $498,509 |
| **Estimated taxes before current exemptions** | $7,853.51 |
| **Current exemption impact** | -$1,493.66 |
| **Estimated taxes with current exemptions** | $6,359.85 |
| **Total tax rate** | 1.5754% |
| **Parcel size** | 0.2647 acres |

These figures describe the current public CAD record. A buyer’s future tax bill may differ based on exemptions, future appraised values, adopted tax rates, and other changes. This is not tax or legal advice.

## List Price vs. CAD Value

| Detail | Value |
|---|---|
| **List price** | $523,900 |
| **CAD market value** | $498,509 |
| **Difference** | +$25,391 Over CAD Value |

CAD market value is not the listing price, a lender appraisal, a prediction of the final sale price, or a future-tax guarantee. The comparison only shows the difference between the current asking price and the county appraisal district’s market-value record.

## CAD Details

| Detail | Value |
|---|---|
| **Legal description** | CARUTH LAKE PHASE 6, BLOCK G, LOT 28 |
| **Total land value** | $150,000 |
| **Total market acres** | 0.2647 |
| **Current special-use reduction** | -$0 |

### Current Exemption Context

- **Current exemption shown:** Homestead
- **School taxable-value reduction reflected in the current record:** $140,000

### Taxing Units

| Taxing unit | Rate | Taxable value | Estimated tax with current exemptions | Estimated tax reduction |
| --- | --- | --- | --- | --- |
| City Of Rockwall | 0.2575% | $498,509 | $1,283.66 | $0.00 |
| Rockwall County | 0.251% | $498,509 | $1,251.26 | $0.00 |
| Rockwall ISD (H) | 1.0669% | $358,509 | $3,824.93 | -$1,493.66 |

(H) indicates the current record reflects a homestead-related school taxable-value reduction.

### Improvements

#### Residential

- **CAD assessed improvement value:** $323,138
- **Total area:** 3,344 Sq Ft
- **Living area:** 2,727 Sq Ft
- Main Area: 2,151 Sq Ft
- Main Area: 576 Sq Ft
- Attached Garage: 494 Sq Ft
- COVERED PORCH: 103 Sq Ft
- COVERED PORCH: 20 Sq Ft

#### Swimming Pool/spa

- **CAD assessed improvement value:** $25,371
Swimming pool listed as CAD component.

### CAD Market Value History

| Year | CAD market value | Land value | Improvement value | Market YOY change |
| --- | --- | --- | --- | --- |
| 2018 | $327,760 | $73,580 | $254,180 | Baseline |
| 2019 | $356,120 | $79,950 | $276,170 | +$28,360 (+8.65%) |
| 2020 | $352,150 | $95,400 | $256,750 | $-3,970 (-1.11%) |
| 2021 | $356,430 | $97,200 | $259,230 | +$4,280 (+1.22%) |
| 2022 | $461,180 | $150,000 | $311,180 | +$104,750 (+29.39%) |
| 2023 | $516,895 | $177,000 | $339,895 | +$55,715 (+12.08%) |
| 2024 | $498,910 | $157,500 | $341,410 | $-17,985 (-3.48%) |
| 2025 | $503,110 | $150,000 | $353,110 | +$4,200 (+0.84%) |
| 2026 | $498,509 | $150,000 | $348,509 | $-4,601 (-0.91%) |

## Contact and Request Information

Have questions about this home?

- [Open the complete property page to request information or schedule a showing](https://www.steavycarter.com/mls/21299126/)

## Sources, Methodology, and Limitations

- **Canonical visual property page:** [https://www.steavycarter.com/mls/21299126/](https://www.steavycarter.com/mls/21299126/)
- **Listing facts:** Public listing data normalized through ListingContext.
- **Property summary and Buyer Match:** Approved curated property analysis from `curatedContent`.
- **Visual observations:** Existing titles, captions, and room labels from `media.images.gallery[]` in ListingContext.
- **CAD context:** Public-safe Rockwall CAD information, when available.
- **Local context:** Curated Local Expert groups and route-based commute estimates.
- **3D tour:** [https://www.propertypanorama.com/instaview/ntreis/21299126](https://www.propertypanorama.com/instaview/ntreis/21299126)
- **Official CAD record:** [https://www.rockwallcad.com/property-detail/64241/2026](https://www.rockwallcad.com/property-detail/64241/2026)
- **Structured property data:** [View the property JSON-LD schema](https://www.steavycarter.com/mls/21299126/schema.json)
- **Publisher:** Steavy Carter Realtor – Dallas and Rockwall, Texas.

This Markdown companion is a public reading-layer projection, not a raw JSON dump. It omits owner, deed, protest, private prospecting, raw source-receipt, internal Worker, and internal identifier data. Listing status, price, schools, taxes, and availability should be verified before reliance.