BLUE BLUFF RD 78653
| Owner | CH REALTY IX-OP II MF AUSTIN BLUE |
|---|---|
| Parcel ID | 0227520102 |
| Short ID | 964351 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 292,050 SF |
| Land SF | 681,690 SF |
| Acres | 15.649 |
| Year Built | 2024 |
| Legal | BLUE BLUFF SUBD - PHS 1 BLK 1 LOT 2 |
| Neighborhood | NE3 |
| Land | $2,045,070 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,045,070 |
| Improvement | $72,614,930 |
|---|---|
| Total Improvement | $72,614,930 |
| Market | $74,660,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $74,660,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $74,660,000 |
| Taxable Value | $74,660,000 |
|---|
Appreciation: Market value has risen +1158.7% from $5,931,343 (2023) to $74,660,000 (2025), a CAGR of 254.8% over 2 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2023→2024), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Multi-Family parcel countywide fell -15.8%, so this parcel has outpaced the broader multi-family market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.2027% in 2025 (+0.0900% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $1,644,525. Manor ISD is the largest single contributor, at 49.1% of the total 2025 levy.
Asset Class: Multi-family residential. This is valued using the income approach, so changes in rent roll or occupancy move the appraisal more directly than they would for a cost-approach property.
Value Composition: Land carries 3% of market value ($2,045,070 land vs $72,614,930 improvements), about $3/SF of land. Most value sits in the improvements, so building condition, age (~2 yrs), and rent roll drive the underwriting.
Submarket Position: At $74,660,000, this parcel sits in the top quartile (≥75th percentile) of Multi-Family property in Travis County — county median $519,086 (P25 $438,150 / P75 $747,031, n=12,570). Multi-Family here is the broad TCAD category — every multi-family property countywide, any size or use — not a use-code-specific peer group. See the Peer Set and the Where This Property Stands benchmark below, which narrows to this property's actual use code, for parcel-level comparables.
Forward Outlook: Holding the +136.9% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $5,891,464,308 by 2031, with an estimated annual tax burden around $2,379,016. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
No delinquent taxes on record.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 292,050 SF | ✓ |
Estimate only. The appraisal district sets value as of Jan 1 (not at sale price). A sale is strong evidence of market value and is typically reflected in the next Jan 1 valuation. Taxing units set rates annually. Modeled from government data — not a legal or tax opinion.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| IMA Manor ISD | 1.3520% | 1.3520% | 1.0861% | 1.0814% | 1.0814% | +0.0000% | $756,980.00 | $756,980.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $366,811.90 | $366,811.90 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $263,091.50 | $263,091.50 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $82,616.10 | $82,616.10 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $72,380.00 | $72,380.00 | Paid |
| Combined Rate | 2.4670% | 2.3303% | 2.0358% | 2.1127% | 2.2027% | +0.0900% | $1,541,879.50 | $1,541,879.50 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IMA Manor ISD | 1.0814% | $756,980.00 | 49.1% |
| CAT City of Austin | 0.5240% | $366,811.90 | 23.8% |
| TCO Travis County | 0.3758% | $263,091.50 | 17.1% |
| THD Travis Central Health | 0.1180% | $82,616.10 | 5.4% |
| ACT Austin Community College | 0.1034% | $72,380.00 | 4.7% |
| Total | 2.2027% | $1,541,879.50 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $78,895,888 | $74,660,000 | +5.7% |
| Assessed Value | $78,895,888 | $74,660,000 | +5.7% |
| Land Value | $2,045,070 | $2,045,070 | +0.0% |
| Improvement Value | $76,850,818 | $72,614,930 | +5.8% |
| Taxable Value | $78,895,888 | $74,660,000 | +5.7% |
| Total Tax 2026 = estimate |
~$1,737,828
Estimated
|
~$1,541,880
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $78,895,888 | $2,045,070 | $76,850,818 | — | $78,895,888 | $78,895,888 | Not yet — post-cert | Preliminary |
| 2025 | $74,660,000 | $2,045,070 | $72,614,930 | — | $74,660,000 | $74,660,000 | ~$1,541,880 | Partial |
| 2024 | $55,045,866 | $2,045,070 | $53,000,796 | — | $55,045,866 | $55,045,866 | $1,162,962 | Verified |
| 2023 | $5,931,343 | $2,045,070 | $3,886,273 | — | $5,931,343 | $5,931,343 | $120,753 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +5.7% | +5.7% | ~100% | Not available | Partial |
| 2025 | +35.6% | +35.6% | ~100% | Not available | Partial |
| 2024 | +828.1% ! | +828.1% | ~100% | No billing data | Verified |
| 2023 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1158.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +5.7% | +289.8% | +136.9% | +828.1% | 2024 | +5.7% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2023 | 100.0% | 2023 |
| Effective Tax Rate (2025) | 2.0700% | 2.0700% | — | 2.0700% | 2025 | 2.0700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,541,880 | $941,865 | ~$2,110,773 | $1,541,880 | 2025 | $120,753 | 2023 |
Market value changed by 828% in 2024, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$186,933,934 | ~$86,785,477 | ~2.1366% | ~$1,854,268 | +136.9% |
| 2028 | ~$442,916,563 | ~$95,464,024 | ~2.0705% | ~$1,976,619 | +461.4% |
| 2029 | ~$1,049,435,371 | ~$105,010,427 | ~2.0045% | ~$2,104,897 | +1230.2% |
| 2030 | ~$2,486,505,788 | ~$115,511,470 | ~1.9384% | ~$2,239,064 | +3051.6% |
| 2031 | ~$5,891,464,308 | ~$127,062,617 | ~1.8723% | ~$2,379,016 | +7367.4% |
| 2027 | ~$185,356,016 | ~$86,785,477 | ~2.2027% | ~$1,911,611 | +134.9% |
| 2028 | ~$435,470,764 | ~$95,464,024 | ~2.2027% | ~$2,102,772 | +452.0% |
| 2029 | ~$1,023,084,067 | ~$105,010,427 | ~2.2027% | ~$2,313,049 | +1196.8% |
| 2030 | ~$2,403,607,989 | ~$115,511,470 | ~2.2027% | ~$2,544,354 | +2946.6% |
| 2031 | ~$5,646,976,186 | ~$127,062,617 | ~2.2027% | ~$2,798,789 | +7057.5% |
| 2027 | ~$188,511,851 | ~$86,785,477 | ~2.1036% | ~$1,825,597 | +138.9% |
| 2028 | ~$450,425,479 | ~$95,464,024 | ~2.0045% | ~$1,913,542 | +470.9% |
| 2029 | ~$1,076,235,317 | ~$105,010,427 | ~1.9054% | ~$2,000,821 | +1264.1% |
| 2030 | ~$2,571,529,612 | ~$115,511,470 | ~1.8062% | ~$2,086,419 | +3159.4% |
| 2031 | ~$6,144,348,211 | ~$127,062,617 | ~1.7071% | ~$2,169,129 | +7687.9% |
In 2025, this property's market value of $74,660,000 places it in the top 25% for Multi-Family properties in Travis County (12570 comparable) — 144× the county median of $519,086. Multi-Family here is the broad TCAD category — every multi-family property countywide, any size or use — not a use-code-specific peer group. Use the Use Code filter above to narrow to this property's actual type.
| Year | This Property | Bottom 25% | Median | Top 25% | Position | Group YoY |
|---|---|---|---|---|---|---|
| 2025 | $74,660,000 | $438,150 | $519,086 | $747,031 | ↑ Top 25% | -7.5% |
| 2024 | $55,045,866 | $467,312 | $564,206 | $847,583 | ↑ Top 25% | -6.3% |
| 2023 | $5,931,343 | $503,694 | $616,727 | $918,308 | ↑ Top 25% | +0.9% |
| Source | What it provides | Coverage for this parcel | Confidence |
|---|---|---|---|
| TCAD Certified Appraisal Roll ↗ | Market, assessed, and taxable value; land/improvement split; exemptions | 2025 | Certified |
| Texas Comptroller Annual Jurisdiction Roll (AJR) | Prior-year market and taxable value | 2023–2024 | Verified |
| TCAD Preliminary Export ↗ | First-look 2026 appraisal value, subject to change at certification | 2026 (exported June 9, 2026; certifies July 25, 2026) | Preliminary |
| Travis County Rates History ↗ | Adopted tax rate for each of this parcel's taxing entities | 1990–2025 | Verified |
| TaxCurOpenData | Current-year (2025) tax billing, by taxing entity | 2025 | Partial |
| PIR bulk billing export | Prior-year tax billing, Travis County Tax Office | 2023, 2024 | Verified |
| Satellite imagery (Esri World Imagery) | Aerial view of the parcel | Located by geocoding this parcel's address — may not resolve for every address | — |