13703 MANHATTAN DR TX 78660
| Owner | ROLLINS MICHAEL WAYNE & |
|---|---|
| Parcel ID | 0256400716 |
| Short ID | 918532 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 1,930 SF |
| Land SF | 4,307 SF |
| Acres | 0.099 |
| Year Built | 2024 |
| Legal | LOT 28 BLK B UPPER EAST END |
| Neighborhood | A5850 |
| Land | $91,023 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $91,023 |
| Improvement | $289,338 |
|---|---|
| Total Improvement | $289,338 |
| Market | $380,361 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $380,361 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $380,361 |
| Taxable Value | $380,361 |
|---|
Appreciation: Market value has risen +1167.9% from $30,000 (2021) to $380,361 (2025), a CAGR of 88.7% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2024→2025), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Land/Vacant parcel countywide rose +283.7%, so this parcel has outpaced the broader land/vacant market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.2282% in 2025 (+0.0900% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $8,475. Pflugerville ISD is the largest single contributor, at 49.7% of the total 2025 levy.
Asset Class: Land / Vacant. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 24% of market value ($91,023 land vs $289,338 improvements), about $21/SF of land. Most value sits in the improvements, so building condition, age (~2 yrs), and rent roll drive the underwriting.
Submarket Position: At $380,361, this parcel sits in the top quartile (≥75th percentile) of Land/Vacant property in Travis County — county median $84,423 (P25 $24,862 / P75 $362,804, n=35,611). Land/Vacant here is the broad TCAD category — every land/vacant 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 +65.6% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $4,647,760 by 2031, with an estimated annual tax burden around $87,596. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 1,930 SF | ✗ |
| 2ND | 2nd Floor | 1,184 SF | ✓ |
| 1ST | 1st Floor | 746 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 420 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 24 SF | ✗ |
| 252 | BEDROOMS | 3 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 250 | HALF BATHROOM | 1 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 |
|---|---|---|---|---|---|---|---|---|---|
| IPF Pflugerville ISD | 1.3880% | 1.2646% | 1.1092% | 1.1069% | 1.1069% | +0.0000% | $4,210.22 | $4,210.22 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,993.16 | $1,993.16 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,429.57 | $1,429.57 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $448.91 | $448.91 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $393.29 | $393.29 | Paid |
| Combined Rate | 2.5030% | 2.2429% | 2.0589% | 2.1382% | 2.2282% | +0.0900% | $8,475.15 | $8,475.15 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IPF Pflugerville ISD | 1.1069% | $4,210.22 | 49.7% |
| CAT City of Austin | 0.5240% | $1,993.16 | 23.5% |
| TCO Travis County | 0.3758% | $1,429.57 | 16.9% |
| THD Travis Central Health | 0.1180% | $448.91 | 5.3% |
| ACT Austin Community College | 0.1034% | $393.29 | 4.6% |
| Total | 2.2282% | $8,475.15 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $373,407 | $380,361 | -1.8% |
| Assessed Value | $373,407 | $380,361 | -1.8% |
| Land Value | $97,690 | $91,023 | +7.3% |
| Improvement Value | $275,717 | $289,338 | -4.7% |
| Taxable Value | $373,407 | $380,361 | -1.8% |
| Total Tax 2026 = estimate |
~$8,320
Estimated
|
~$8,475
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $373,407 | $97,690 | $275,717 | — | $373,407 | $373,407 | Not yet — post-cert | Preliminary |
| 2025 | $380,361 | $91,023 | $289,338 | — | $380,361 | $380,361 | ~$8,475 | Partial |
| 2024 | $72,000 | $90,000 | — | — | $72,000 | $72,000 | $1,540 | Verified |
| 2023 | $80,000 | $100,000 | — | — | $80,000 | $80,000 | $1,647 | Verified |
| 2022 | $80,000 | $100,000 | — | — | $80,000 | $80,000 | $1,794 | Verified |
| 2021 | $30,000 | $30,000 | — | — | $30,000 | $30,000 | $391 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -1.8% | -1.8% | ~100% | Not available | Partial |
| 2025 | +428.3% ! | +428.3% | ~100% | Not available | Partial |
| 2024 | -10.0% | -10.0% | ~100% | No billing data | Verified |
| 2023 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2022 | +166.7% ! | +166.7% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1167.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -1.8% | +116.6% | +65.6% | +428.3% | 2025 | -10.0% | 2024 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 2.2300% | 2.2300% | — | 2.2300% | 2025 | 2.2300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$8,475 | $2,769 | ~$42,292 | $8,475 | 2025 | $391 | 2021 |
Market value changed by 167% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$618,294 | ~$618,294 | ~2.1595% | ~$13,352 | +65.6% |
| 2028 | ~$1,023,781 | ~$1,023,781 | ~2.0908% | ~$21,405 | +174.2% |
| 2029 | ~$1,695,193 | ~$1,695,193 | ~2.0221% | ~$34,278 | +354.0% |
| 2030 | ~$2,806,929 | ~$2,806,929 | ~1.9534% | ~$54,830 | +651.7% |
| 2031 | ~$4,647,760 | ~$4,647,760 | ~1.8847% | ~$87,596 | +1144.7% |
| 2027 | ~$610,825 | ~$610,825 | ~2.2282% | ~$13,610 | +63.6% |
| 2028 | ~$999,198 | ~$999,198 | ~2.2282% | ~$22,264 | +167.6% |
| 2029 | ~$1,634,505 | ~$1,634,505 | ~2.2282% | ~$36,420 | +337.7% |
| 2030 | ~$2,673,751 | ~$2,673,751 | ~2.2282% | ~$59,576 | +616.0% |
| 2031 | ~$4,373,766 | ~$4,373,766 | ~2.2282% | ~$97,456 | +1071.3% |
| 2027 | ~$625,762 | ~$625,762 | ~2.1251% | ~$13,298 | +67.6% |
| 2028 | ~$1,048,662 | ~$1,048,662 | ~2.0221% | ~$21,205 | +180.8% |
| 2029 | ~$1,757,365 | ~$1,757,365 | ~1.9190% | ~$33,725 | +370.6% |
| 2030 | ~$2,945,021 | ~$2,945,021 | ~1.8160% | ~$53,481 | +688.7% |
| 2031 | ~$4,935,316 | ~$4,935,316 | ~1.7129% | ~$84,539 | +1221.7% |
In 2025, this property's market value of $380,361 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 5× the county median of $84,423. Land/Vacant here is the broad TCAD category — every land/vacant 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 | $380,361 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $72,000 | $23,000 | $66,000 | $328,966 | ↑ Above median | +0.0% |
| 2023 | $80,000 | $24,692 | $71,500 | $270,000 | ↑ Above median | +0.0% |
| 2022 | $80,000 | $15,000 | $55,000 | $180,000 | ↑ Above median | +100.0% |
| 2021 | $30,000 | $8,000 | $22,000 | $81,900 | ↑ 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 | — |