BLAKE-MANOR RD TX 78653
| Owner | ISHIV INVESTMENTS LLC |
|---|---|
| Parcel ID | 0234600710 |
| Short ID | 236842 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 1,923,871 SF |
| Acres | 44.166 |
| Year Built | — |
| Legal | ABS 58 SUR 38 BARKER C ACR 44.1660 (1-D-1) |
| Neighborhood | _RGN307 |
| Land | $1,437,215 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,437,215 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,437,215 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,437,215 |
| Value Limitation Adjustment (−) (homestead cap) | −$1,432,538 |
| Net Appraised (assessed) | $4,677 |
| Taxable Value | $4,677 |
|---|
Appreciation: Market value has risen +362.7% from $310,591 (2021) to $1,437,215 (2025), a CAGR of 46.7% over 4 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 Agricultural parcel countywide rose +96.0%, so this parcel has outpaced the broader agricultural market over the same period.
Tax Burden: The combined rate across 6 taxing entities is 2.6324% in 2025 (+0.0436% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $123. Manor ISD is the largest single contributor, at 41.1% of the total 2025 levy.
Assessment Gap: Assessed value ($4,677) is $1,432,538 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Agricultural. Agricultural valuation may be subject to rollback taxes if land use changes.
Value Composition: Land carries 100% of market value ($1,437,215 land vs $0 improvements), about $1/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $1,437,215, this parcel sits in the top quartile (≥75th percentile) of Agricultural property in Travis County — county median $561,432 (P25 $179,824 / P75 $1,355,511, n=7,602). Agricultural here is the broad TCAD category — every agricultural 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 +24.5% Base-scenario CAGR (Based on 2022–2026 preliminary trend, projected forward from 2026), the model projects market value near $3,591,303 by 2031, with an estimated annual tax burden around $86,621. 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.
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% | $50.58 | $50.58 | Paid |
| CMA City of Manor | 0.7827% | 0.7470% | 0.6789% | 0.8537% | 0.8537% | +0.0000% | $39.93 | $39.93 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $17.58 | $17.58 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $5.52 | $5.52 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $4.84 | $4.84 | Paid |
| E12 Travis County ESD # 12 | 0.1000% | 0.1000% | 0.0982% | 0.1000% | 0.1000% | +0.0000% | $4.68 | $4.68 | Paid |
| Combined Rate | 2.8087% | 2.7146% | 2.3671% | 2.5888% | 2.6324% | +0.0436% | $123.13 | $123.13 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IMA Manor ISD | 1.0814% | $50.58 | 41.1% |
| CMA City of Manor | 0.8537% | $39.93 | 32.4% |
| TCO Travis County | 0.3758% | $17.58 | 14.3% |
| THD Travis Central Health | 0.1180% | $5.52 | 4.5% |
| ACT Austin Community College | 0.1034% | $4.84 | 3.9% |
| E12 Travis County ESD # 12 | 0.1000% | $4.68 | 3.8% |
| Total | 2.6324% | $123.13 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,199,238 | $1,437,215 | -16.6% |
| Assessed Value | $4,709 | $4,677 | +0.7% |
| Land Value | $1,199,238 | $1,437,215 | -16.6% |
| Improvement Value | — | — | — |
| Taxable Value | $4,709 | $4,677 | +0.7% |
| HS Cap Loss | -$1,194,529 | — | |
| Total Tax 2026 = estimate |
~$124
Estimated
|
~$123
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $1,199,238 | $1,199,238 | — | −$1,194,529 | $4,709 | $4,709 | Not yet — post-cert | Preliminary |
| 2025 | $1,437,215 | $1,437,215 | — | −$1,432,538 | $4,677 | $4,677 | ~$123 | Partial |
| 2024 | $1,437,215 | $1,437,215 | — | −$1,432,599 | $4,616 | $4,616 | $120 | Verified |
| 2023 | $498,687 | $498,687 | — | −$494,046 | $4,641 | $4,641 | $110 | Verified |
| 2022 | $498,687 | $498,687 | — | −$493,876 | $4,811 | $4,811 | $131 | Verified |
| 2021 | $310,591 | — | — | −$305,784 | $4,807 | $4,807 | $135 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -16.6% | +0.7% | 0.4% | Not available | Partial |
| 2025 | +0.0% | +1.3% | 0.3% | Not available | Partial |
| 2024 | +188.2% ! | -0.5% | 0.3% | No billing data | Verified |
| 2023 | +0.0% | -3.5% | 0.9% | No billing data | Verified |
| 2022 | +60.6% | +0.1% | 1.0% | No billing data | Verified |
| 2021 | base year | — | 1.6% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +362.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -16.6% | +46.4% | +24.5% | +188.2% | 2024 | -16.6% | 2026 |
| Assessment Ratio | 0.4% | 0.7% | — | 1.5% | 2021 | 0.3% | 2024 |
| Effective Tax Rate (2025) | 0.0100% | 0.0100% | — | 0.0100% | 2025 | 0.0100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$123 | $124 | ~$60,264 | $135 | 2021 | $110 | 2023 |
Market value changed by 188% 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 | ~$1,493,395 | ~$1,493,395 | ~2.5883% | ~$38,653 | +24.5% |
| 2028 | ~$1,859,705 | ~$1,859,705 | ~2.5442% | ~$47,315 | +55.1% |
| 2029 | ~$2,315,866 | ~$2,315,866 | ~2.5001% | ~$57,900 | +93.1% |
| 2030 | ~$2,883,917 | ~$2,883,917 | ~2.4561% | ~$70,831 | +140.5% |
| 2031 | ~$3,591,303 | ~$3,591,303 | ~2.4120% | ~$86,621 | +199.5% |
| 2027 | ~$1,469,410 | ~$1,469,410 | ~2.6324% | ~$38,680 | +22.5% |
| 2028 | ~$1,800,449 | ~$1,800,449 | ~2.6324% | ~$47,394 | +50.1% |
| 2029 | ~$2,206,066 | ~$2,206,066 | ~2.6324% | ~$58,072 | +84.0% |
| 2030 | ~$2,703,063 | ~$2,703,063 | ~2.6324% | ~$71,155 | +125.4% |
| 2031 | ~$3,312,027 | ~$3,312,027 | ~2.6324% | ~$87,185 | +176.2% |
| 2027 | ~$1,517,380 | ~$1,517,380 | ~2.5663% | ~$38,940 | +26.5% |
| 2028 | ~$1,919,920 | ~$1,919,920 | ~2.5001% | ~$48,001 | +60.1% |
| 2029 | ~$2,429,250 | ~$2,429,250 | ~2.4340% | ~$59,128 | +102.6% |
| 2030 | ~$3,073,697 | ~$3,073,697 | ~2.3679% | ~$72,782 | +156.3% |
| 2031 | ~$3,889,108 | ~$3,889,108 | ~2.3018% | ~$89,519 | +224.3% |
In 2025, this property's market value of $1,437,215 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — +156% above the county median of $561,432. Agricultural here is the broad TCAD category — every agricultural 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 | $1,437,215 | $179,824 | $561,432 | $1,355,511 | ↑ Top 25% | +0.0% |
| 2024 | $1,437,215 | $193,498 | $574,650 | $1,361,070 | ↑ Top 25% | +23.7% |
| 2023 | $498,687 | $150,007 | $423,072 | $1,000,412 | ↑ Above median | +0.0% |
| 2022 | $498,687 | $166,375 | $416,994 | $932,726 | ↑ Above median | +46.1% |
| 2021 | $310,591 | $105,498 | $286,444 | $607,111 | ↑ Above median | base yr |
| 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 | 2021–2024 | 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 | 2021, 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 | — |