Houston NNN Properties for Sale: Energy Capital + Zero State Income Tax

Houston NNN properties deliver the ultimate combination of zero state income tax, 26 Fortune 500 headquarters, the world’s largest medical complex, and America’s #1 port by tonnage. As the nation’s 4th largest city with 7.8 million metro residents and a $697 billion GDP, Houston provides institutional-quality tenants with exceptional stability and long-term growth potential.

American Net Lease specializes in Houston NNN investments throughout the metro area. Browse current listings or call 239.236.2626 to discuss exclusive opportunities.

Why Invest in Houston NNN Properties?

Houston offers investors zero state income tax, explosive population growth (+198,000 in 2024 alone), unmatched economic diversity across energy, healthcare, and logistics, and entry prices significantly lower than coastal markets. As America’s fastest-growing major metro and the economic engine driving 20% of Texas’s GDP, Houston provides tenant stability few markets can match.

1. No State Income Tax = Maximum Investment Returns

Texas eliminates state income tax on all rental income:

Income tax comparison:

• Texas: 0% state income tax
• California: 13.3% top rate = $13,300 tax on $100K income
• New York: 10.9% top rate = $10,900 tax on $100K income
• Illinois: 4.95% flat rate = $4,950 tax on $100K income

Tax savings example:

• NNN property generating $150K annual income
• California investor pays: $19,950 state tax (13.3%)
• Houston investor pays: $0 state tax
• Annual savings: $19,950
• 10-year savings: $199,500
• 20-year savings: $399,000

1031 exchange advantages:

• Exit high-tax states permanently
• Defer federal capital gains
• Eliminate state income tax going forward
• Texas residency = No state tax on any income

Houston-specific benefits:

• 2nd most affordable major metro among top 20 US regions
• Lower property costs than Dallas/Austin with similar growth
• Strong rental income + zero state tax = exceptional returns

0% state income tax = 10-15% higher effective returns vs high-tax states

2. America’s Fastest-Growing Major Metro

Houston leads the nation in population and economic growth:

Population statistics (2024-2025):

• Metro population: 7.8 million (5th largest US metro)
• City of Houston: 2.39 million (4th largest US city)
• 2024 growth: +198,000 new residents (3.8% increase)
• Decade growth: +645,949 residents since April 2020
• City growth: Added 91,180 residents since 2020—more than any other major US city

Growth drivers:

• International migration: 51% of new residents
• Domestic migration: High-tax state refugees (California, New York, Illinois)
• Natural growth: 12.3 births per 1,000 residents (highest among major metros)
• Corporate relocations: Fortune 500 companies following talent

Demographics:

• Median age: 35.7 (younger than most major metros)
• Foreign-born residents: 24.8% (global diversity)
• Median household income: Growing 7.7% to $97,458
• Labor force: 3.5 million workers
• STEM graduates: 49.1% of degrees in science/engineering

Projected trajectory:

• On pace to overtake Chicago as 3rd largest US city
• Houston added more residents than any other major US city since 2020
• New York, Los Angeles, and Chicago all lost population during same period

198,000 annual population growth = Continuous retail expansion

3. Fortune 500 Capital: 26 Corporate Headquarters

Houston attracts America’s biggest energy and industrial companies:

Fortune 500 headquarters (2024):

• 26 Fortune 500 companies in Houston metro (3rd nationally behind NYC/Chicago)
• 54 Fortune 500 companies in Texas total
• Houston = largest concentration outside New York

Major Houston-headquartered corporations:

• ExxonMobil (#8 Fortune 500)
• Chevron (#16 Fortune 500 — relocated from California 2024)
• Phillips 66 (Energy)
• ConocoPhillips (Energy)
• Sysco (Food distribution)
• Halliburton (Energy services)
• Waste Management
• Kinder Morgan
• Enterprise Products Partners
• CenterPoint Energy

Recent corporate relocations to Houston:

• Chevron: San Francisco → Houston (2024)
• HP Enterprise: San Jose → Houston
• Multiple energy companies consolidating Texas operations

Economic impact:

• State GDP: $697 billion (2023) — 8% growth
• Would rank as 8th largest country’s GDP (exceeds Argentina, Belgium)
• 1.8% job growth (62,500 new jobs through November 2024)
• Unemployment: 4.3% (below state average)

Fortune 500 concentration = Corporate tenants + economic stability

4. World’s Largest Medical Complex: Texas Medical Center

Houston hosts the global leader in healthcare:

Texas Medical Center statistics:

• Size: 2.1 square miles (largest medical complex in the world)
• Institutions: 60+ member institutions
• Employment: 106,000-120,000+ employees (Houston’s largest employer)
• Patient volume: 10+ million patient encounters annually
• Economic impact: $25+ billion annually
• Ranking: 8th largest business district in the United States

Key TMC institutions:

• MD Anderson Cancer Center (#1 cancer hospital in US)
• Texas Children’s Hospital (largest children’s hospital in US)
• Houston Methodist Hospital (Forbes Top Hospitals 2026)
• Baylor College of Medicine
• Memorial Hermann
• St. Luke’s Health System
• Texas Heart Institute

NNN investment implications:

• 106,000+ employees = massive daily retail demand
• 10M+ annual patient visitors need services
• Medical professionals = high-income consumers
• Healthcare recession-resistant (COVID proved this)
• NIH funding: $937.4 million in 2024

Medical campus expansion = Continuous retail/service tenant demand

5. America’s #1 Port: Global Trade Gateway

Houston dominates US import/export trade:

Port of Houston statistics (2024-2025):

• Ranking: #1 US port by waterborne tonnage
• Total tonnage: 285 million tons (47M tons more than any other US port)
• Total trade value: $223.5 billion (2024)
• Exports: $129.9 billion
• Imports: $93.7 billion
• Container volume: 4.3 million TEUs (2025 record, +4% over 2024)

Economic impact:

• Texas jobs supported: 1.54 million
• National jobs supported: 3.37 million
• Texas economic impact: $439 billion (20% of Texas GDP)
• National economic impact: $906 billion
• Vessel arrivals: 8,099 annually

Houston-Galveston Customs District:

• #1 in US for exports: $180.9 billion (2024)
• Energy exports: 52% of trade value ($196 billion)
• Growth: +3% over 2023

Port expansion:

• Wharf 7 completion at Bayport Container Terminal (+1,000 feet berth)
• New capacity: 500,000+ additional TEUs
• $2.1 billion planned capital investments (next 5 years)

#1 US port = Logistics tenants + international business presence

6. Energy Capital: Recession-Resistant Foundation

Houston anchors global energy industry:

Energy sector presence:

• Global energy capital (oil, gas, renewables)
• Upstream, midstream, downstream headquarters
• Energy services and technology hub
• Petrochemical manufacturing corridor

Energy transition leadership:

• Wind energy companies establishing operations
• Solar manufacturing facilities
• Carbon capture technology development
• Hydrogen hub initiatives
• Energy storage research

Economic diversification:

• Energy no longer sole driver (healthcare, tech, logistics growing)
• Post-2014 oil crash: Houston diversified successfully
• COVID recovery: Faster than most major metros
• 2024-2025: Record container volumes, job growth

NNN advantages:

• Energy company employees = affluent consumers
• Corporate headquarters = anchor tenants
• Service economy = diverse retail demand
• Infrastructure investment = long-term growth

Energy capital + diversification = Stable tenant demand

7. Strong Cap Rates + Appreciation Potential

Houston delivers income + growth:

Typical cap rates by tenant (2026):

• QSR (McDonald’s, Starbucks, Whataburger): 6.0-7.0%
• Pharmacies (Walgreens, CVS): 6.5-7.0%
• Dollar Stores (Dollar General): 7.0-7.5%
• Gas Stations/C-Stores: 7.0-7.5%
• Banks: 6.5-7.0%
• Medical Outpatient: 6.5-7.0%

Cap rate advantages vs coastal:

• Houston: 50-75 basis points higher than Austin
• Houston: 75-125 basis points higher than California
• Higher yields reflect value positioning

Appreciation potential:

• Medical Center corridor: 5-7% annually
• Energy Corridor/Westchase: 4-6% annually
• Suburban growth areas (Katy, Pearland, Sugar Land): 5-7% annually
• Overall Houston metro: 4-6% long-term average

Housing market stability:

• Median home price: $339,370 (+4.4% year-over-year)
• 17% below national average (affordability advantage)
• Average housing cost: $1,240/month
• Affordability attracts population growth

Total return focus:

• Cap rate: 6.5-7.5% income
• Appreciation: 4-6% value growth
• Total: 10-13%+ combined return potential
• Plus: 0% state income tax

Income + Growth + Tax savings = Triple advantage

8. Institutional-Quality Tenants Expanding Aggressively

Every major national tenant targeting Houston:

QSR expansion:

• McDonald’s: Aggressive Houston growth
• Whataburger: Texas-based, dominant Houston presence
• Chick-fil-A: Houston = top expansion market
• Starbucks: Dense urban + suburban strategy
• In-N-Out: Expanding Texas presence from California

Pharmacy growth:

• Walgreens: Major Houston presence
• CVS: 1,000+ Texas locations, Houston concentration
• H-E-B: Texas-based grocery/pharmacy dominance
• Expanding into growth suburbs

Dollar store saturation:

• Dollar General: Rural and suburban focus
• Dollar Tree: Dense Houston metro presence
• Family Dollar: Lower-income neighborhood strategy

Gas & convenience:

• Buc-ee’s: Texas-based mega-c-stores (Houston roots)
• QuikTrip: Major expansion throughout Houston
• 7-Eleven: Dense urban presence
• RaceTrac: Growing suburban markets

Medical-adjacent:

• Urgent care: CityMD, NextCare expanding
• Dialysis: Fresenius, DaVita targeting TMC overflow
• Physical therapy: ATI, USPH growth
• Dental: Aspen Dental, Pacific Dental aggressive expansion

Houston = Top expansion priority for national retailers

Houston NNN Investment Strategies

Medical Center & Healthcare Corridor

Targeting TMC and satellite medical facilities:

Target areas:

• Texas Medical Center proper
• Medical Center satellite locations (Bellaire, West University)
• Memorial Hermann corridor
• Houston Methodist expansion areas
• Medical office clusters (Galleria, Memorial)

Advantages:

• 106,000+ daily employees
• 10+ million annual patient visits
• Recession-resistant healthcare demand
• High-income medical professionals
• Institutional anchor stability

Investment profile:

• Purchase: $2M-5M
• Cap rate: 6.0-7.0%
• Lease: 10-20 years
• Focus: Stability + medical tenant credit

Healthcare-focused investors

Energy Corridor & Westchase

Targeting corporate headquarters concentration:

Target areas:

• Energy Corridor (I-10 West)
• Westchase District
• CityCentre area
• Memorial/Spring Branch

Advantages:

• Fortune 500 headquarters density
• High median incomes
• Corporate lunch/service demand
• Premium retail locations
• Infrastructure investment

Investment profile:

• Purchase: $2.5M-4.5M
• Cap rate: 6.0-6.5%
• Lease: 10-20 years
• Focus: Corporate tenant quality

Income + stability focus

High-Growth Suburbs

Targeting explosive population growth areas:

Target areas:

• Katy: Fastest-growing Houston suburb
• Pearland: Strong south Houston growth
• Sugar Land: Affluent demographics
• The Woodlands: Premium master-planned community
• Fulshear: Fastest-growing US city (50K+ residents)
• League City/Clear Lake: NASA/aerospace corridor

Advantages:

• Population growth: 3-8% annually
• New construction: Modern prototypes
• Appreciation: Strong value growth (6-8%+)
• Family demographics: Stable spending patterns

Investment profile:

• Purchase: $1.5M-3M
• Cap rate: 6.5-7.0%
• Lease: 15-20 years
• Focus: Growth + appreciation

Appreciation-focused investors

Port & Industrial Corridor

Targeting logistics and industrial areas:

Target areas:

• Port of Houston/Ship Channel corridor
• Pasadena/La Porte industrial
• Baytown/Mont Belvieu
• Texas City/Galveston gateway

Advantages:

• 1.54 million port-related jobs in Texas
• Industrial worker population
• Limited retail competition
• Higher cap rates
• Essential services focus

Investment profile:

• Purchase: $1M-2M
• Cap rate: 7.0-8.0%+
• Lease: 15-20 years
• Focus: Maximum yield

High-yield investors

Evaluating Houston NNN Investments

Submarket Selection Criteria

Choosing the right Houston submarket:

Population dynamics:

• Historical growth: 5-10 year trends
• Projected growth: Houston Partnership data
• Employment centers: Proximity to jobs
• School districts: Quality impacts values

Economic factors:

• Major employers: Energy, medical, logistics
• Income levels: Median household income
• Development: New construction permits
• Infrastructure: Highways, transit access

Retail environment:

• Competition: Market saturation levels
• Vacancy: Retail health indicators
• Traffic: Vehicle counts (TxDOT data)
• New development: Upcoming projects

Houston-specific considerations:

• Flood zones: FEMA designation critical (post-Harvey)
• Property taxes: Vary by county/district (1.5-2.5%)
• MUD/utility districts: Additional fees possible
• Energy sector exposure: Submarket dependency

Property-Specific Due Diligence

Houston-specific considerations:

Flood risk assessment (CRITICAL):

• Hurricane Harvey lessons (2017): Verify flood history
• FEMA flood zone: X (minimal) preferred; A/AE require insurance
• Elevation: Above 100-year floodplain
• Drainage: Engineered detention requirements
• Flood insurance: Cost if in zone ($2,000-10,000+ annually)
• Historical flooding: Research property-specific incidents

Property tax verification:

• Texas relies on property tax (no income tax trade-off)
• Rates: 1.5-2.5% of assessed value (varies by county/district)
• Harris County: Different rates than Fort Bend, Montgomery
• NNN structure: Tenant pays (verify in lease)
• Appraisal protests: Common and often successful

Environmental assessment:

• Phase I: Standard protocol (especially near Ship Channel)
• Oil/gas: Historical drilling (especially East Houston)
• Contamination: Petrochemical legacy sites
• Soil conditions: Clay soils require foundation evaluation

Title & survey:

• Mineral rights: Separate in Texas (verify ownership)
• Survey: Essential (Houston-area parcels)
• Easements: Oil/gas pipelines common
• MUD/PUD: Municipal Utility District fees

Tenant Performance in Houston

Houston market advantages for tenants:

Cost advantages:

• Lower labor costs: Right-to-work state
• Lower occupancy: Cheaper than coastal metros
• Lower utilities: Deregulated energy market
• Lower regulatory: Minimal compliance costs

Performance metrics:

• Houston stores: Often exceed chain averages
• Sales growth: Population drives increases
• Operating margins: Higher due to lower costs
• Expansion: Aggressive throughout metro

Tenant stability:

• Diverse economy supports consumer spending
• Multiple job growth engines (energy + medical + logistics)
• Population growth = customer base expansion
• Business climate = tenant commitment

Current Houston NNN Properties for Sale

Featured Houston NNN Listings:

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Looking for specific Houston NNN properties by submarket or tenant? Contact our specialists at 239.236.2626 for exclusive metro-wide opportunities.

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Houston Investment Case Study

Investment Profile: Walgreens — Sugar Land Suburb

Property Details:

• Tenant: Walgreens Boots Alliance (NASDAQ: WBA)
• Guarantee: Corporate guarantee
• Purchase Price: $4,200,000
• Cap Rate: 6.50%
• Annual NOI: $273,000
• Lease Term: 12 years remaining
• Rent Increases: 10% every 5 years
• Location: Sugar Land, Texas (affluent Houston suburb)

Property Features:

• 14,500 sq ft prototypical Walgreens
• Freestanding corner location
• Drive-through pharmacy
• 1.2 acre parcel
• 55 parking spaces
• Traffic count: 42,000 vehicles/day (signalized intersection)

Market Details:

• Sugar Land population: 118,000+ (growing 2%+ annually)
• Median household income: $125,000+ (affluent suburb)
• Fort Bend County: One of fastest-growing Texas counties
• Employment: Texas Medical Center 25 minutes, Energy Corridor 20 minutes
• Retail: Established retail corridor with institutional neighbors

Investor Profile: New York 1031 exchange from Manhattan. Sold mixed-use building ($8M, $3M gain). Sought: exit 10.9% NY state tax, passive income, corporate credit, Houston growth exposure.

Tax advantage:

• Annual NOI: $273,000
• New York state tax saved: $29,757 (10.9%)
• Texas state tax: $0
• Annual savings: $29,757
• 15-year savings: $446,355

Price comparison:

• Comparable New York metro Walgreens: $6M-8M
• Texas purchase price: $4.2M
• Entry savings: $2M-4M (33-50% lower)

Performance to Date:

• 100% on-time rent payments (18 months)
• Zero landlord involvement (true NNN)
• Prescription volume exceeding projections
• Sugar Land continues strong growth
• Property appreciated 5% since purchase

15-Year Income Projection:

• Years 1-5: $273,000 annual NOI
• Years 6-10: $300,300 annual NOI (after 10% increase)
• Years 11-15: $330,330 annual NOI (after second increase)
• Total 15-year income: $4,518,150
• State tax savings: $492,480 (vs New York)
• Projected value (Year 15): $5.2M+ (growth market appreciation)
• Total return: 9-12% IRR (income + appreciation + tax savings)

Investor testimonial: “Leaving New York was the best financial decision I’ve made. I paid $4.2M for a Walgreens that would cost $7M+ in the tri-state area. No state income tax saves me nearly $30,000 every year. Sugar Land has Texas Medical Center doctors, Energy Corridor executives—all within 25 minutes. Houston’s economy is diversified across energy, healthcare, and logistics. I’m looking at adding a second Houston property.”

Frequently Asked Questions

Why is Houston a top market for NNN investment?

Houston combines unique advantages no other US metro offers: zero state income tax, 7.8 million metro population (5th largest), $697 billion GDP, 26 Fortune 500 headquarters, world’s largest medical complex (Texas Medical Center with 106,000+ employees), and America’s #1 port by tonnage. This diversity creates multiple tenant demand drivers—energy professionals, healthcare workers, logistics employees, and international business. Houston added 198,000 residents in 2024 alone, more than any other major metro. The result: continuous retail expansion, strong tenant performance, and exceptional stability across economic cycles. Lower entry prices than Austin/Dallas plus higher cap rates make Houston the value play in Texas NNN investing.

What are typical cap rates for Houston NNN properties?

Houston NNN properties offer 6.0-7.5% cap rates, approximately 25-50 basis points higher than Austin and 50-100 basis points higher than California. By tenant type: QSR (McDonald’s, Whataburger) 6.0-7.0%, Pharmacies (Walgreens, CVS) 6.5-7.0%, Dollar stores 7.0-7.5%, C-stores/gas 7.0-7.5%, Medical outpatient 6.5-7.0%. Premium submarkets (Medical Center, Energy Corridor, Sugar Land) trade at tighter caps (6.0-6.5%). Industrial corridor and secondary locations achieve 7.5-8.0%+. Higher yields reflect: abundant supply vs coastal markets, value positioning within Texas, and less 1031 buyer competition than Austin. After-tax returns often exceed “lower cap” markets due to 0% state income tax.

How does Houston compare to Dallas and Austin for NNN investing?

Houston offers distinct advantages within Texas. Houston vs Dallas: Similar metro size (7.8M vs 7.6M), more Fortune 500 HQs (26 vs 24), stronger energy/healthcare sectors, comparable cap rates, lower land costs in many areas. Houston vs Austin: Larger market (7.8M vs 2.4M), more economic diversity, higher cap rates (50-75 basis points), lower entry prices, less 1031 competition, but slower appreciation (4-6% vs 6-8%). Houston advantages: World’s largest medical center, #1 US port, energy capital concentration, 2nd most affordable major metro. Best for: Value-focused investors seeking yield, economic diversity, and Fortune 500 tenant stability. Dallas/Austin better for: Tech-focused growth, highest appreciation priority.

Is Houston flood risk a concern for NNN investors?

Flood risk requires due diligence but shouldn’t disqualify Houston. Hurricane Harvey (2017) affected specific areas—not the entire metro. Mitigation strategies: (1) Verify FEMA flood zone—Zone X (minimal risk) preferred, Zones A/AE require flood insurance; (2) Research property-specific flood history; (3) Confirm elevation above 100-year floodplain; (4) Review drainage infrastructure; (5) Factor flood insurance cost ($2,000-10,000+ annually if required). Many Houston NNN properties sit well outside flood zones. Energy Corridor, Galleria, Sugar Land, The Woodlands, and much of west Houston have minimal flood exposure. Harris County has invested billions in flood mitigation post-Harvey. NNN lease structure: Tenant typically carries property insurance including flood coverage.

Can I use Houston NNN property for 1031 exchange?

Absolutely. Houston is a top 1031 exchange destination for several reasons: zero state income tax eliminates ongoing state tax burden, lower entry prices than coastal markets allow more options within exchange value, diverse economy provides stability, strong appreciation in growth submarkets. Popular strategy: Sell California/New York property, exchange into Houston, save 30-50% on entry price, eliminate 10-13%+ state income tax permanently. Example: Sell NYC property with $5M gain, buy Houston NNN for $4M (lower price, higher yield), defer federal capital gains, save 10.9% NY tax annually. Houston 1031 advantages: Multiple quality submarkets across price ranges, institutional tenants, corporate-guaranteed leases, strong rent growth history.

What Houston submarkets offer the best NNN opportunities?

Premium Houston submarkets by investment strategy: Stability + Credit: Energy Corridor/Westchase (Fortune 500 headquarters), Medical Center corridor (healthcare-anchored), Galleria/Uptown (established retail). Growth + Appreciation: Katy (fastest-growing suburb), Sugar Land/Fort Bend (affluent, high growth), The Woodlands (master-planned, premium demographics), Fulshear (fastest-growing US city 50K+). Maximum Yield: Pasadena/Ship Channel (port workers), Baytown (industrial), East Houston (value play). Ideal features: Population growth 2%+ annually, household income $75K+, major employers within 20 minutes, highway access, quality schools, minimal flood exposure. Avoid: Pure oil-field dependent areas, high-crime zones, properties in A/AE flood zones without insurance strategy.

How do Houston property taxes affect NNN returns?

Houston-area property taxes are higher than coastal markets (1.5-2.5% of assessed value vs 0.7-1.2%) but this is offset by zero state income tax. Critical point: In true NNN leases, TENANT pays property taxes—landlord is unaffected by rates. Property tax becomes tenant’s operating expense, not your concern. The no-income-tax benefit far exceeds any property tax consideration. Example: $200K rental income saves $26,600 annually vs California (13.3%). Property tax difference might be $5K-8K, but tenant pays it. Net benefit: $18K-22K annually to landlord. Always verify in lease: Tenant responsible for all taxes. Houston-specific: Rates vary by county (Harris vs Fort Bend vs Montgomery), school district, and special districts (MUD). Appraisal protests are common and often successful.

Do Houston tenants perform well compared to other markets?

Yes, Houston stores frequently outperform national chain averages due to: strong population growth (+198,000 in 2024), diverse economy (energy + medical + logistics), lower operating costs (labor, rent, utilities), high employment base (3.5M+ workers), affluent pockets (The Woodlands, Sugar Land, Katy averaging $100K+ household income). Specific advantages: Medical Center generates massive daily traffic, Energy Corridor professionals have high spending power, port operations create 24/7 service demand. Tenant performance metrics: Higher sales per store vs Midwest, stronger rent coverage ratios, lower default rates, higher renewal likelihood. Houston = favorable operating environment for national retailers, resulting in stable NNN investments.

Next Steps: Invest in Houston NNN Properties

Ready to access America’s energy capital, medical hub, and top port market—all with zero state income tax? American Net Lease provides exclusive Houston NNN opportunities across all submarkets.

Work With American Net Lease

Why investors choose us for Houston NNN acquisitions:

• Houston market expertise: Deep knowledge across all submarkets
• Submarket analysis: Medical, Energy, Suburban, Port corridors
• Flood due diligence: Comprehensive risk assessment
• Tax strategy: 1031 exchange + Texas relocation planning
• Off-market access: Exclusive listings metro-wide

Schedule Your Free Consultation

Let’s discuss your Houston NNN investment strategy and identify properties delivering maximum value.

📞 Call: 239.236.2626

📧 Email: Contact Us

🔍 Browse: View All Houston NNN Properties

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Additional Resources

Learn More About NNN Investing:

• Ultimate Triple Net Lease Guide — Comprehensive NNN education
• 1031 Exchange Guide — Tax-deferred strategies
• Cap Rate Calculator — Houston return analysis

Explore Houston Tenants:

• Walgreens NNN Properties
• McDonald’s NNN Properties
• Dollar General NNN Properties

Compare Texas Markets:

• Texas NNN Properties
• Dallas NNN Properties
• Austin NNN Properties

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Start building tax-free passive income with Houston NNN properties—Fortune 500 headquarters, world’s largest medical center, America’s #1 port. Call 239.236.2626 or request information today.

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Last Updated: February 2026