How many construction permits were issued within 800 m of 104 Shady Trails Pass, Cedar Park in the past 2 years?

0 construction permits were issued within 800 m (about 0.5 mi) of the listing's reported point in the past 2 years, counting building, trade (electrical, plumbing and mechanical), demolition, tree and site-work permits together. The count describes a radius, not this parcel. City of Austin sources only; permits issued by Cedar Park are not in this source. Source: Austin Building Permits, synced Sep 26, 2026.

What is the nearest tracked development project to 104 Shady Trails Pass, Cedar Park?

26-0212 Hat Creek Burger - Leander (permitted) is about 0.3 mi from the listing's reported point, at TBD Crystal Park Trail, Leander, TX 78641, with last recorded activity Sep 2, 2026. 2 projects had activity within 800 m (about 0.5 mi) in the past 12 months. Source: TABS State Projects, synced Sep 27, 2026.

How many TABC alcohol licenses were issued in ZIP 78613 in the past 12 months?

22 TABC alcohol licenses were issued in ZIP 78613 in the past 12 months, and 198 were active. Licenses cover bars, restaurants, stores, venues and events, and are matched by postal ZIP, not by distance. Source: TABC licenses and permits, synced Aug 8, 2026.

How many traffic crashes were recorded within 800 m of 104 Shady Trails Pass, Cedar Park in the past 3 years?

0 traffic crashes were recorded within 800 m (about 0.5 mi) of the listing's reported point in the past 3 years, including 0 fatal and 0 with a serious injury. City of Austin sources only; crashes reported to Cedar Park police or other agencies are not in this source. Source: Austin Traffic Crashes, synced Sep 18, 2026.

What FEMA flood zone is mapped at 104 Shady Trails Pass, Cedar Park?

FEMA's National Flood Hazard Layer returns zone X (not a Special Flood Hazard Area) at the reported point. A point result does not describe the whole lot; verify the effective map and any amendments. Checked Sep 28, 2026 at the listing's reported point.

What soil drainage class does the USDA soil survey report at 104 Shady Trails Pass, Cedar Park?

The USDA soil survey maps Georgetown stony clay loam, 1 to 3 percent slopes at the reported point, with drainage class "Well drained" and hydrologic group D. A map unit describes soils mapped across an area, not a boring at this address. Checked Sep 28, 2026 at the listing's reported point.

AUSTIN LOCAL TEAM · UNLOCK MLS

104 Shady Trails Pass

Cedar Park, TX, 78613

Active

$575,000

Asking sale price

Inside & around the home

Listing photo 1 of 104 Shady Trails Pass — Property photo 1
Listing media supplied by Moreland Properties through Unlock MLS / MLS GRID.

Photo 1 of 8

Swipe or use ← → to browse. Home / End to jump.

Listed by Moreland Properties

Listing attribution contact: (512) 480-0848

MLS #8323053 · Active

Listings courtesy of Unlock MLS as distributed by MLS GRID.

8 listing photos available here.

Photos may update as new copies become available.

YOUR NEXT MOVE

A home worth a second look?

Save it to your account to keep the reported facts and the dated records together.

Choose a home to compare

Comparison travels with your search link. Saving to your account is a separate action.

3Bedrooms

3Bathrooms

2,293Reported sq ft

2007Year built

Single Family ResidenceProperty type

Asking price per sq ft: $251/sq ft$575,000 ÷ 2,293 reported sq ft
Reported lot size: 0.164 acres
Reported annual tax: $3,388 · tax year 2026
Since the source last modified this listing: 1 dayModified Sep 27, 2026

AROUND THIS HOME · ZIP 78613

What the public record shows around 104 Shady Trails Pass.

Counts within 800 m (about a 10-minute walk) of the listing’s reported point; licenses and code cases are ZIP-wide because those sources have no coordinates.

City of Austin sources only: permits, crashes, 311 requests and code cases issued or handled by Cedar Park are not in these counts.

0Construction permits issuedpast 2 years 2Development projects with activitypast 12 months ZIP-wide22TABC alcohol licenses issued198 active in the ZIPZIP 78613 · past 12 months 0Food establishments inspectedpast 12 months 0Traffic crashes recordedpast 3 years 1311 service requests logged0 open or in progresspast 12 months

These are counts of public filings, not conclusions about this home. Each tile links to the dated records below.

Not sure what these records mean for this home?

Our local team can walk through which records sit on the same block, which are routine, and which are worth a closer look before you buy.

Ask what these records mean for this home →

Read from the Zabalist research database Sep 28, 2026. Source sync dates are listed with each section below. Compare with another home →

AROUND THIS HOME

Reading public records for this address…

THE HOME, IN THE LISTING AGENT’S WORDS

A closer look.

Custom-built by Summer View Homes, this handsome single-story residence in the Enclave of Shady Trails offers 2,293 square feet of thoughtfully designed living space. The stone and stucco exterior sets the tone for the quality found throughout.

Read the full description

Inside, high ceilings and an entrance foyer welcome you into an open layout featuring multiple living and dining areas — ideal for both everyday comfort and entertaining. The kitchen is a standout with maple cabinetry, granite countertops, a center island with breakfast bar, and stainless steel GE Profile appliances, all open to the family room and its gas log fireplace.

The primary suite includes a spa-like bath with dual vanities, a garden tub, separate shower, and walk-in closet. Two additional bedrooms and full baths provide generous space for family or guests. A dedicated study features handscraped wide-plank wood flooring and 8-foot doors.

Step outside to a covered patio overlooking a private, fully landscaped yard shaded by mature trees. Additional highlights include skylights, upgraded wood-lie tile, a sprinkler system, and an attached two-car garage with extra storage.

No HOA. Leander ISD. Move-in ready.

THE DETAILS THAT SHAPE YOUR DAY

Reported property facts

Property type: Residential
Property subtype: Single Family Residence
Bedrooms: 3
Bathrooms: 3
Full bathrooms: 3
Half bathrooms: 0
Living area: 2,293 sq ft
Lot acres: 0.1643
Year built: 2007
Parking spaces: 4
Garage spaces: 2

Schools reported in the listing

High schoolCedar Park
Middle schoolArtie L Henry
DistrictLeander ISD
ElementaryLois F Giddens

Verify assignment with the relevant district for the exact address, program and school year. These source-reported names are not ratings or an enrollment guarantee.

Features & finishes

lot

Level · Public Maintained Road · Trees-Heavy · Trees-Large (Over 40 Ft) · Many Trees

pool

None

roof

Composition

view

None

patio

Covered · Patio

sewer

Public Sewer

levels

One

cooling

Central Air

fencing

Privacy · Wood

heating

Central · Natural Gas

parking

Attached · Door-Single · See Remarks

exterior

Private Yard

flooring

Carpet · Tile · Wood

interior

Breakfast Bar · Entrance Foyer · Ceiling-High · Primary Bedroom on Main · Walk-In Closet(s) · Multiple Living Areas · Multiple Dining Areas · Study/Home Office

security

Security System Owned

community

Curbs · Sidewalks

utilities

Electricity Connected · Natural Gas Connected · Sewer Connected · Water Connected

appliances

Built-In Oven(s) · Dishwasher · Disposal · Microwave

waterfront

None

water Source

Public

construction

HardiPlank Type · Stone Veneer · Stucco

accessibility

None

ROOM BY ROOM

Reported rooms

Compare the spaces you will actually use. Units for numeric length and width are not reported in this feed; the separate dimensions field is shown as supplied. Confirm measurements at the home.

Room & level	Reported measurements
Primary BedroomLevel: Main Ceiling Fan(s)	Size not reported
Primary BathroomLevel: Main Granite Counters · Garden Tub · Walk-In Closet(s) · Walk-in Shower	Size not reported
KitchenLevel: Main Kitchn - Breakfast Area · Breakfast Bar · Granite Counters · Open to Family Room · Pantry · Recessed Lighting	Size not reported

YOUR PROPERTY BRIEF

Your showing, with better questions.

Start with what’s reported. Open a topic to see what still needs an answer for this home before you buy.

Look beyond the asking priceReported: $3,388 taxes (2026). Not reported: association fee.

Source-reported taxes: $3,388 annually · reported tax year 2026
Source-reported association fee: Association fee not reported

The listing tax figure is not a quote for your future tax bill. Verify the parcel and applicable taxing authorities.

A missing fee does not establish that there is no association.

Questions to bring

What tax assumptions should you verify for your circumstances?
Is there an association, and what current charges or assessments apply?
What written insurance, financing and closing-cost figures would complete your budget?

Research the county tax record

Check the everyday fitReported: 2,293 sq ft · 3 bed / 3 bath · built 2007. Not reported: room dimensions.

Room dimensions: Not reported in the room records
School information: Some school names are reported; assignment needs verification.

Questions to bring

Which room sizes, storage and access details should you measure at a showing?
If schools matter to your move, does the district confirm this address for the relevant year and program?
How does the complete commute and daily errand route work at the times you actually travel?

Review the full reported facts Plan an actual commute test

Connect the home to its settingDated public records within 800 m are counted below; verify the actual sites.

Planning-area match: No match established for the reported point
Nearest tracked development within 800 m: 26-0212 Hat Creek Burger - Leander, 0.3 mi away · permitted · past 12 months

A planning-area match uses the listing’s reported point, not a surveyed parcel.

Radius counts use the listing’s reported point and the Zabalist research database read Sep 28, 2026. A count within 800 m does not establish an effect on this home, and a missing record is not evidence of no work.

Flood, geology and soil findings describe a point lookup on the date checked; an unavailable source does not establish conditions.

Questions to bring

Does 26-0212 Hat Creek Burger - Leander (TDLR registration, 0.3 mi away, project registered) share an entrance, street or daily route with this home, and what stage is it in now?

Read the nearby records Read this home’s ground lookup Re-run the source lookup

Request a showing

This home stays attached to your inquiry. Add the questions you’d like us to cover.

YOUR PROPERTY BRIEF

Your showing, with better questions.

Start with what’s reported. Open a topic to see what still needs an answer for this home before you buy.

Look beyond the asking priceReported: $3,388 taxes (2026). Not reported: association fee.

Source-reported taxes: $3,388 annually · reported tax year 2026
Source-reported association fee: Association fee not reported

The listing tax figure is not a quote for your future tax bill. Verify the parcel and applicable taxing authorities.

A missing fee does not establish that there is no association.

Questions to bring

What tax assumptions should you verify for your circumstances?
Is there an association, and what current charges or assessments apply?
What written insurance, financing and closing-cost figures would complete your budget?

Research the county tax record

Check the everyday fitReported: 2,293 sq ft · 3 bed / 3 bath · built 2007. Not reported: room dimensions.

Room dimensions: Not reported in the room records
School information: Some school names are reported; assignment needs verification.

Questions to bring

Which room sizes, storage and access details should you measure at a showing?
If schools matter to your move, does the district confirm this address for the relevant year and program?
How does the complete commute and daily errand route work at the times you actually travel?

Review the full reported facts Plan an actual commute test

Connect the home to its settingThe reported point is within address-research coverage.

Planning-area match: No match established for the reported point

A planning-area match uses the listing’s reported point, not a surveyed parcel.

Flood, geology and soil findings describe a point lookup on the date checked; an unavailable source does not establish conditions.

Questions to bring

Does the reported point match the building and parcel you are considering?
Which mapped boundaries or actual development sites need a closer look?

Read this home’s ground lookup Re-run the source lookup How to find development records More homes for sale in 78613 Public records for ZIP 78613

Request a showing

This home stays attached to your inquiry. Add the questions you’d like us to cover.

WHAT’S BEING BUILT NEARBY · WITHIN 800 M

Permits, plans and registered projects around the reported point.

Five public filing layers, each with its own window. A filing is a record that work was proposed or permitted; check the address and current status before connecting any of it to this home.

Construction permits · past 2 years

0 issued within 800 m, every permit type together

City of Austin sources only; permits issued by Cedar Park are not in this source.

No breakdown reported for this layer.

No permit records were returned for this radius and window. That reflects this source only.

Development projects · past 12 months

2 with activity within 800 m

Unified project: one record that Zabalist assembles from related permits, plans and registrations for the same site, with the latest stage recorded.

permitted2

Nearest projects

permittedLast activity Sep 2, 20260.3 mi away
26-0212 Hat Creek Burger - Leander ↗
TBD Crystal Park Trail, Leander, TX 78641 · commercial · $1.5M stated valuation
permittedLast activity Mar 26, 20260.4 mi away
Shu & Spice ↗
115 S. Lakeline Blvd Suite 300, Cedar Park, TX 78613 · commercial · $260K stated valuation

City site plans · open or applied in the past 2 years

0 within 800 m

Site plan: the City of Austin’s development application for anything beyond a single house. It is a proposal, not an approval or completed construction.

No site-plan records were returned within this radius. City of Austin records do not replace another jurisdiction’s.

State project registrations · past 12 months

2 TDLR registrations within 800 m

TDLR project registration: a state filing required for commercial and public construction over a cost threshold. It means a project was submitted for accessibility review, not that it was built.

Project RegisteredRegistered Sep 2, 20260.3 mi away
26-0212 Hat Creek Burger - Leander ↗
TBD Crystal Park Trail, Leander, TX 78641 · New Construction · $1.5M estimated cost
New ground up restaurant
Review CompleteRegistered Mar 26, 20260.4 mi away
Shu & Spice ↗
115 S. Lakeline Blvd Suite 300, Cedar Park, TX 78613 · Renovation/Alteration · $260K estimated cost
Interior renovation of an existing restaurant tenant space.

Subdivision cases · applied in the past 3 years

0 within 800 m

Subdivision case: a City application to divide or re-plat land into lots. It changes lot lines on paper; it is not a building permit.

No subdivision cases were returned within this radius.

ALCOHOL LICENSES & FOOD INSPECTIONS · ZIP 78613 AND WITHIN 800 M

Licensed bars, restaurants, stores and venues, and the inspections on record.

State alcohol licenses are matched by postal ZIP because the source rarely carries coordinates. Health inspections are matched by distance from the reported point.

TABC licenses · ZIP 78613

22 issued in the past 12 months · 198 active

TABC license types: state alcohol permits for bars, restaurants, stores, venues and events. A license record is not confirmation that a business is open.

Issued Aug 4, 2026Mixed beverage permitLate-hours certificateFood and beverage certificate
Halftime Sports Bar & Grill
11200 Lakeline Mall Dr
Issued Jun 25, 2026Wine and malt beverage retailer (off-premise)
Southern Steer Butchers of Cedar Park
4701 n hwy 183a
Issued Jun 24, 2026Wine-only package store permit
Trader Joe's #458
1800 E Whitestone Blvd
Issued Jun 22, 2026Wine and malt beverage retailer (on-premise)Food and beverage certificate
MOD Pizza
4807 183A Toll Rd
Issued Jun 15, 2026Mixed beverage permitFood and beverage certificate
Mouton's Bistro & Bar
1821 S Lakeline Blvd
Issued Jun 10, 2026Mixed beverage permitFood and beverage certificate
Conejos Tex Mex Cantina
2875 W Whitestone Blvd Ste 190

Food establishment inspections · past 12 months

0 establishments inspected within 800 m

Food inspection score: the county health inspection result on the date shown, out of 100. It is a point-in-time record, not a review of the establishment.

No inspection records were returned within this radius and window.

CRASHES & CITY SERVICE REQUESTS (311) · WITHIN 800 M

Crashes and 311 requests recorded around the reported point.

Two logs kept by public agencies. They record events at locations, not how a street feels, and they are not comparable between areas with different road types.

Traffic crashes · past 3 years

0 recorded within 800 m

City of Austin sources only; crashes reported to Cedar Park police or other agencies are not in this source.

Fatal: 0
Serious injury: 0
Involving a pedestrian: 0
Involving a bicyclist: 0

Years marked “from” or “to” are only partly inside the past 3 years window, so they are not comparable with full years.

311 service requests · past 12 months

1 logged within 800 m · 0 open or in progress

City of Austin sources only; requests to Cedar Park or county services are not in this source.

311 request: a service request logged with the City of Austin (missed pickup, street light, loose animal and similar). It records that something was reported, not that it was verified.

Counts exclude requests marked duplicate or cancelled in the source.

By category

Transportation & Streets1

Most frequent request types

Traffic Signal - Modification1

CODE ENFORCEMENT IN THE ZIP · ZIP 78613

Code-compliance cases in the ZIP, and registered rental properties nearby.

Case totals are aggregate ZIP figures; no individual case is shown. Registered properties are listed only when they fall within 800 m of the reported point.

Code-compliance cases · past 12 months

15 opened in ZIP 78613 · 3 active

Code-compliance case: a City investigation opened after a report of a possible ordinance violation. An opened case is not a confirmed violation.

Land Use Violation(s)10
Property Abatement2
Structure Condition Violation(s)2
Work Without Permit1

Repeat Offender Program properties · within 800 m

Repeat-offender registry: City of Austin registration for rental properties with repeated code violations in a set period. It is a status on the date synced, not a description of current conditions.

No registered properties were returned within this radius as of the source sync.

NEARBY RECORDS

Reading public records for this address…

FLOOD ZONE, GEOLOGY & SOILS · POINT LOOKUP

Flood zone, geology and soils at the reported point.

Three federal map services queried at the listing’s reported coordinates, which may be approximate. A point result can differ across a lot; each answer below states whether the service returned a mapped feature.

FEMA flood hazard layer

Mapped result returned

Zone X

AREA OF MINIMAL FLOOD HAZARD

Special Flood Hazard Area: no · Map 48491C

Special Flood Hazard Area: FEMA’s mapped 1%-a-year flood zone (zones A, AE, AO, V). “No” means the point is not inside one on the current map; it is not a statement about drainage or past flooding.

An exact point intersection with the effective map. A building or lot can extend across a zone boundary; check map amendments for the property.

Verify the effective map at FEMA ↗

USGS geologic unit

Mapped result returned

Edwards Limestone

Map unit Ked · Ked_AU

Geologic unit: the rock formation mapped at regional 1:250,000 scale by the USGS. It describes the area’s geology, not the soil under a foundation.

Regional geology at 1:250,000 scale. It does not measure the soil beneath a foundation or diagnose movement; a property inspection answers a different question.

Explore the USGS source ↗

USDA soil map units

Mapped result returned

Georgetown stony clay loam, 1 to 3 percent slopes

Georgetown (90% of unit) · Drainage: Well drained · Hydrologic group D · Order: Mollisols

Drainage class: how quickly water leaves the mapped soil, from excessively drained to very poorly drained. It is a survey classification of the map unit, not a measurement at this address.

Hydrologic group (A to D): how quickly the mapped soil absorbs rain; A absorbs fastest and D slowest. It describes the survey map unit, not this yard.

Survey map units describe the dominant soils mapped across an area, not a boring at this address.

Open USDA Web Soil Survey ↗

What to verify next

Confirm the point represents the home
Confirm the listing’s reported coordinates against the street address and actual building. This point is not a survey or a parcel boundary.
Understand location accuracy →
Locate the building on the effective flood map
Review the returned zone and subtype, then locate the building or lot relative to its boundary. A point result does not describe the entire property or its drainage history.
Check the map and map changes ↗
Separate regional geology from site conditions
This 1:250,000 map describes regional formations. Use an area-of-interest soil survey and property-specific inspection to investigate different questions; a formation name is not a foundation diagnosis.
Open USDA Web Soil Survey ↗
Request the property’s own documentation
Ask for prior engineering reports, documented repairs and drainage observations. Keep those records separate from the regional map results.
Prepare property-specific questions →

FLOOD ZONE, GEOLOGY & SOILS

Reading public records for this address…

REGIONAL ECONOMY · FRED SERIES

Regional figures on their observation dates.

Federal Reserve Economic Data series for the metro and county. Each value carries the date the statistic describes, which is usually earlier than the day it was published. None of these figures comes from the MLS.

Austin-Round Rock-Georgetown, TX

Median listing price (Realtor.com via FRED): $450K
Unemployment rate: 4.0%
Building permits authorized, month of observation: 1,727
Observation date: Aug 1, 2026

Series updated Sep 27, 2026.

Williamson County

Unemployment rate: 4.1%
Labor force: 435,893
Trend as recorded: up
Observation date: Jul 1, 2026

REGIONAL ECONOMY

Reading public records for this address…

How this page is built

Every figure on this page names its source and the date that source was last synced or checked. Nothing is scored, ranked or inferred beyond the counts shown.

Listing facts and photos · Unlock MLS via MLS GRID · listing modified Sep 27, 2026, 2:02 PM Central · data obtained Sep 27, 2026, 2:05 PM Central.
Austin Building Permits · City of Austin (Travis County) · updated Daily · synced Sep 26, 2026.
Austin Site Plans · City of Austin Development Applications · updated Daily · synced Sep 27, 2026.
TABS State Projects · All 254 Texas Counties · updated Weekly · synced Sep 27, 2026.
Subdivision Permits · City of Austin · updated Weekly · synced Sep 27, 2026.
Austin Health Inspections · City of Austin Food Establishments · updated Monthly · synced Sep 16, 2026.
Austin Traffic Crashes · Austin police crash reports, via TxDOT CRIS · updated Daily · synced Sep 18, 2026.
Austin 311 Service Requests · City of Austin, all departments · updated Daily · synced Sep 22, 2026.
Austin Code Complaints · Austin Code Department complaint cases · updated Daily · synced Sep 26, 2026.
Austin Repeat Offender Registry · Registered multifamily properties, City of Austin · updated Daily · synced Sep 28, 2026.
TABC licenses and permits · Texas, by licensed address ZIP · synced Aug 8, 2026.
Zabalist unified projects · Permits, site plans, subdivisions and TDLR registrations matched to one site · updated Daily · synced Not reported.
FRED: Austin-Round Rock MSA economics · Austin-Round Rock-Georgetown, TX · updated Monthly · synced Sep 27, 2026.
· Williamson County, TX · updated Monthly · synced Sep 27, 2026.

LOOK BELOW THE LISTING

A place has layers.
Start with the evidence.

Check mapped flood zones and regional geology, then turn the findings into better questions before you buy. Each source describes a different part of the picture.

104 Shady Trails Pass, Cedar Park, TX, 78613

Uses the listing’s reported coordinates, which may be approximate.

Compare local areas Investigate development Build a property-tax estimate Open USDA’s soil survey

Listing agent: Chad Mahagan

Data obtained Sep 27, 2026, 2:05 PM Central. Listing modified Sep 27, 2026, 2:02 PM Central.

TAKE THE NEXT STEP

See how this home fits your life.

Bring the questions from the brief to a showing, or talk through the records with our local team.

Request a showing ↗Or call (512) 710-0337 ↗

Listing source and permitted use

Presented by Austin Local Team · All City Real Estate, ltd. Co. · (512) 710-0337

Listings courtesy of Unlock MLS as distributed by MLS GRID.

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IDX information is provided exclusively for consumers’ personal, noncommercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Data is deemed reliable but is not guaranteed by MLS GRID. Use may be subject to an end user license agreement prescribed by the applicable MLS. Any use or search other than by a consumer looking to purchase real estate is prohibited.

Based on information submitted to the MLS GRID as of Sep 28, 2026, 8:00 PM Central. All data is obtained from various sources and may not have been verified by broker or MLS GRID. Supplied Open House Information is subject to change without notice. All information should be independently reviewed and verified for accuracy. Properties may or may not be listed by the office/agent presenting the information.

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Inside & around the home

A home worth a second look?

Not sure what these records mean for this home?

A closer look.

Reported property facts

Schools reported in the listing

Features & finishes

Reported rooms

Construction permits · past 2 years

Development projects · past 12 months

Nearest projects

City site plans · open or applied in the past 2 years

State project registrations · past 12 months

Subdivision cases · applied in the past 3 years

TABC licenses · ZIP 78613

Food establishment inspections · past 12 months

Traffic crashes · past 3 years

311 service requests · past 12 months

By category

Most frequent request types

Code-compliance cases · past 12 months

Repeat Offender Program properties · within 800 m

FEMA flood hazard layer

USGS geologic unit

USDA soil map units

What to verify next

Austin-Round Rock-Georgetown, TX

Williamson County

A place has layers.Start with the evidence.

See how this home fits your life.

Listing source and permitted use

Copyright notices

Not sure what these records mean for this home?

Austin-Round Rock-Georgetown, TX

Williamson County

Construction permits · past 2 years

Development projects · past 12 months

Nearest projects

City site plans · open or applied in the past 2 years

State project registrations · past 12 months

Subdivision cases · applied in the past 3 years

TABC licenses · ZIP 78613

Food establishment inspections · past 12 months

Traffic crashes · past 3 years

311 service requests · past 12 months

By category

Most frequent request types

Code-compliance cases · past 12 months

Repeat Offender Program properties · within 800 m

Questions to bring

Questions to bring

Questions to bring

FEMA flood hazard layer

USGS geologic unit

USDA soil map units

What to verify next

A place has layers.
Start with the evidence.