8110 BLUE GOOSE RD 78653
| Owner | EIGHTYONE10 BLUE GOOSE LP |
|---|---|
| Parcel ID | 0234410902 |
| Short ID | 956771 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 282,251 SF |
| Land SF | 592,145 SF |
| Acres | 13.594 |
| Year Built | 2022 |
| Legal | 99 EAST MIXED USE CONDOMINIUMS UNT MULTI FAMILY UNIT 81.91%INT IN COMMON AREA |
| Neighborhood | NE1 |
| Land | $1,776,436 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,776,436 |
| Improvement | $53,823,564 |
|---|---|
| Total Improvement | $53,823,564 |
| Market | $55,600,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $55,600,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $55,600,000 |
| Taxable Value | $55,600,000 |
|---|
Appreciation: Market value has risen +3029.9% from $1,776,436 (2022) to $55,600,000 (2025), a CAGR of 215.1% over 3 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. Over the same span, the median Multi-Family parcel countywide fell -15.5%, 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 $1,224,693. 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 ($1,776,436 land vs $53,823,564 improvements), about $3/SF of land. Most value sits in the improvements, so building condition, age (~4 yrs), and rent roll drive the underwriting.
Submarket Position: At $55,600,000, 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 +137.1% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $4,201,493,030 by 2031, with an estimated annual tax burden around $1,691,933. 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 | 282,251 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% | $578,549.00 | $578,549.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $280,349.10 | $280,349.10 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $201,077.08 | $201,077.08 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $63,142.31 | $63,142.31 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $55,319.00 | $55,319.00 | Paid |
| Combined Rate | 2.4670% | 2.3303% | 2.0358% | 2.1127% | 2.2027% | +0.0900% | $1,178,436.49 | $1,178,436.49 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IMA Manor ISD | 1.0814% | $578,549.00 | 49.1% |
| CAT City of Austin | 0.5240% | $280,349.10 | 23.8% |
| TCO Travis County | 0.3758% | $201,077.08 | 17.1% |
| THD Travis Central Health | 0.1180% | $63,142.31 | 5.4% |
| ACT Austin Community College | 0.1034% | $55,319.00 | 4.7% |
| Total | 2.2027% | $1,178,436.49 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $56,110,000 | $55,600,000 | +0.9% |
| Assessed Value | $56,110,000 | $55,600,000 | +0.9% |
| Land Value | $1,776,436 | $1,776,436 | +0.0% |
| Improvement Value | $54,333,564 | $53,823,564 | +0.9% |
| Taxable Value | $56,110,000 | $55,600,000 | +0.9% |
| Total Tax 2026 = estimate |
~$1,235,927
Estimated
|
~$1,178,436
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $56,110,000 | $1,776,436 | $54,333,564 | — | $56,110,000 | $56,110,000 | Not yet — post-cert | Preliminary |
| 2025 | $55,600,000 | $1,776,436 | $53,823,564 | — | $55,600,000 | $55,600,000 | ~$1,178,436 | Partial |
| 2024 | $58,250,000 | $1,776,436 | $56,473,564 | — | $58,250,000 | $58,250,000 | $1,181,376 | Verified |
| 2023 | $28,964,311 | $1,776,436 | $27,187,875 | — | $28,964,311 | $28,964,311 | $589,669 | Verified |
| 2022 | $1,776,436 | $1,776,436 | — | — | $1,776,436 | $1,776,436 | $41,397 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.9% | +0.9% | ~100% | Not available | Partial |
| 2025 | -4.5% | -4.5% | ~100% | Not available | Partial |
| 2024 | +101.1% ! | +101.1% | ~100% | No billing data | Verified |
| 2023 | +1530.5% ! | +1530.5% | ~100% | No billing data | Verified |
| 2022 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +3029.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.9% | +407.0% | +137.1% | +1530.5% | 2023 | -4.5% | 2025 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2022 | 100.0% | 2022 |
| Effective Tax Rate (2025) | 2.1200% | 2.1200% | — | 2.1200% | 2025 | 2.1200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,178,436 | $747,720 | ~$1,501,161 | $1,181,376 | 2024 | $41,397 | 2022 |
Market value changed by 1530% in 2023, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$133,018,775 | ~$61,721,000 | ~2.1366% | ~$1,318,738 | +137.1% |
| 2028 | ~$315,344,761 | ~$67,893,100 | ~2.0705% | ~$1,405,752 | +462.0% |
| 2029 | ~$747,581,070 | ~$74,682,410 | ~2.0045% | ~$1,496,982 | +1232.3% |
| 2030 | ~$1,772,274,430 | ~$82,150,651 | ~1.9384% | ~$1,592,401 | +3058.6% |
| 2031 | ~$4,201,493,030 | ~$90,365,716 | ~1.8723% | ~$1,691,933 | +7388.0% |
| 2027 | ~$131,896,575 | ~$61,721,000 | ~2.2027% | ~$1,359,519 | +135.1% |
| 2028 | ~$310,046,454 | ~$67,893,100 | ~2.2027% | ~$1,495,471 | +452.6% |
| 2029 | ~$728,819,558 | ~$74,682,410 | ~2.2027% | ~$1,645,018 | +1198.9% |
| 2030 | ~$1,713,220,525 | ~$82,150,651 | ~2.2027% | ~$1,809,520 | +2953.3% |
| 2031 | ~$4,027,230,790 | ~$90,365,716 | ~2.2027% | ~$1,990,472 | +7077.4% |
| 2027 | ~$134,140,975 | ~$61,721,000 | ~2.1036% | ~$1,298,347 | +139.1% |
| 2028 | ~$320,687,956 | ~$67,893,100 | ~2.0045% | ~$1,360,893 | +471.5% |
| 2029 | ~$766,661,827 | ~$74,682,410 | ~1.9054% | ~$1,422,964 | +1266.4% |
| 2030 | ~$1,832,842,009 | ~$82,150,651 | ~1.8062% | ~$1,483,841 | +3166.5% |
| 2031 | ~$4,381,736,132 | ~$90,365,716 | ~1.7071% | ~$1,542,664 | +7709.2% |
In 2025, this property's market value of $55,600,000 places it in the top 25% for Multi-Family properties in Travis County (12570 comparable) — 107× 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 | $55,600,000 | $438,150 | $519,086 | $747,031 | ↑ Top 25% | -7.5% |
| 2024 | $58,250,000 | $467,312 | $564,206 | $847,583 | ↑ Top 25% | -6.3% |
| 2023 | $28,964,311 | $503,694 | $616,727 | $918,308 | ↑ Top 25% | +0.9% |
| 2022 | $1,776,436 | $506,269 | $614,560 | $904,074 | ↑ Top 25% | +39.0% |
| 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 | 2022–2024 | 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 | 2022, 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 | — |