4500 STEINER RANCH BLVD TX 78732
| Owner | AMFP VI MERITAGE LLC |
|---|---|
| Parcel ID | 0142470109 |
| Short ID | 522659 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 752,599 SF |
| Land SF | 5,086,501 SF |
| Acres | 116.770 |
| Year Built | 2001 |
| Legal | LOT 1 BLK A STEINER RANCH COMMERCIAL TRACT 12 REPLAT OF |
| Neighborhood | 08WWW |
| Land | $10,173,002 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $10,173,002 |
| Improvement | $88,956,998 |
|---|---|
| Total Improvement | $88,956,998 |
| Market | $99,130,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $99,130,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $99,130,000 |
| Taxable Value | $99,130,000 |
|---|
Appreciation: Market value has risen +28.2% from $77,300,000 (2021) to $99,130,000 (2025), a CAGR of 6.4% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2022→2023), 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 rose +37.9%, so this parcel has lagged the broader multi-family market over the same period.
Tax Burden: The combined rate across 7 taxing entities is 1.9702% in 2025 (+0.0356% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $1,953,027. Leander ISD is the largest single contributor, at 55.2% 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 10% of market value ($10,173,002 land vs $88,956,998 improvements), about $2/SF of land. Most value sits in the improvements, so building condition, age (~25 yrs), and rent roll drive the underwriting.
Submarket Position: At $99,130,000, this parcel sits in the top quartile (≥75th percentile) of Multi-Family property in Travis County — county median $519,778 (P25 $438,669 / P75 $749,859, n=12,584). 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 +6.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $135,281,099 by 2030, with an estimated annual tax burden around $2,066,455. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 752,599 SF | ✓ |
| 551 | PAVED AREA | 200,000 SF | ✗ |
| MISC | Miscellaneous | 20,911 SF | ✓ |
| 601 | POOL COMM'L | 1,500 SF | ✗ |
| 041C | GARAGE ATT 1ST COMM | 240 SF | ✓ |
| 031C | GARAGE DET 1ST COMM | 240 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 276 | ELEVATOR COM PAS | 1 SF | ✓ |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| ILE Leander ISD | 1.3370% | 1.2746% | 1.1087% | 1.0869% | 1.0869% | +0.0000% | $1,077,443.97 | $1,077,443.97 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $372,575.15 | $372,575.15 | Paid |
| WSR WCID # 17 (Steiner Ranch) | 0.2565% | 0.1887% | 0.1781% | 0.1531% | 0.1396% | -0.0135% | $138,385.48 | $138,385.48 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $116,996.20 | $116,996.20 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $102,500.42 | $102,500.42 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $89,612.53 | $89,612.53 | Paid |
| W17 WCID # 17 | 0.0568% | 0.0543% | 0.0533% | 0.0533% | 0.0560% | +0.0027% | $55,512.80 | $55,512.80 | Paid |
| Combined Rate | 2.3243% | 2.1199% | 1.9271% | 1.9346% | 1.9702% | +0.0356% | $1,953,026.55 | $1,953,026.55 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $99,278,090 | $99,130,000 | +0.1% |
| Assessed Value | $99,278,090 | $99,130,000 | +0.1% |
| Land Value | $10,173,002 | $10,173,002 | +0.0% |
| Improvement Value | $89,105,088 | $88,956,998 | +0.2% |
| Taxable Value | $99,278,090 | $99,130,000 | +0.1% |
| Total Tax 2026 = estimate |
~$1,955,944
Estimated
|
~$1,953,027
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $99,278,090 | $99,278,090 | +0 (+0.0%) |
| Taxable Value | $99,278,090 | $99,278,090 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $99,278,090 | $10,173,002 | $89,105,088 | — | $99,278,090 | $99,278,090 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $99,130,000 | $10,173,002 | $88,956,998 | — | $99,130,000 | $99,130,000 | ~$1,953,027 | Partial |
| 2024 | $123,000,000 | — | — | −$112,826,998 | $10,173,002 | $— | $2,099,557 | Verified |
| 2023 | $116,400,000 | — | — | −$106,226,998 | $10,173,002 | $— | $2,287,409 | Verified |
| 2022 | $81,866,000 | — | — | −$71,692,998 | $10,173,002 | $— | $2,363,896 | Verified |
| 2021 | $77,300,000 | — | — | −$67,126,998 | $10,173,002 | $— | $1,902,794 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.1% | +0.1% | ~100% | Not available | Partial |
| 2025 | -12.7% | -12.7% | ~100% | Not available | Partial |
| 2024 | -12.4% | -12.4% | ~100% | 1.8500% | Verified |
| 2023 | +8.9% | +8.9% | ~100% | 1.7700% | Verified |
| 2022 | +43.0% | +43.0% | ~100% | 1.9900% | Verified |
| 2021 | base year | — | ~100% | 2.4600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +19.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.1% | +6.9% | +6.4% | +42.2% | 2023 | -19.4% | 2025 |
| Assessment Ratio | 100.0% | 40.4% | — | 100.0% | 2025 | 8.3% | 2024 |
| Effective Tax Rate (2025) | 1.9700% | 1.9700% | — | 1.9700% | 2025 | 1.9700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,953,027 | $2,121,337 | ~$2,031,004 | $2,363,896 | 2022 | $1,902,794 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$105,490,053 | ~$105,490,053 | ~1.8816% | ~$1,984,942 | +6.4% |
| 2027 | ~$112,258,158 | ~$112,258,158 | ~1.7931% | ~$2,012,913 | +13.2% |
| 2028 | ~$119,460,496 | ~$119,460,496 | ~1.7046% | ~$2,036,303 | +20.5% |
| 2029 | ~$127,124,928 | ~$127,124,928 | ~1.6161% | ~$2,054,409 | +28.2% |
| 2030 | ~$135,281,099 | ~$135,281,099 | ~1.5275% | ~$2,066,455 | +36.5% |
| 2026 | ~$103,507,453 | ~$103,507,453 | ~1.9702% | ~$2,039,270 | +4.4% |
| 2027 | ~$108,078,208 | ~$108,078,208 | ~1.9702% | ~$2,129,321 | +9.0% |
| 2028 | ~$112,850,802 | ~$112,850,802 | ~1.9702% | ~$2,223,349 | +13.8% |
| 2029 | ~$117,834,148 | ~$117,834,148 | ~1.9702% | ~$2,321,529 | +18.9% |
| 2030 | ~$123,037,551 | ~$123,037,551 | ~1.9702% | ~$2,424,045 | +24.1% |
| 2026 | ~$107,472,653 | ~$107,472,653 | ~1.8374% | ~$1,974,676 | +8.4% |
| 2027 | ~$116,517,412 | ~$116,517,412 | ~1.7046% | ~$1,986,136 | +17.5% |
| 2028 | ~$126,323,367 | ~$126,323,367 | ~1.5718% | ~$1,985,539 | +27.4% |
| 2029 | ~$136,954,578 | ~$136,954,578 | ~1.4390% | ~$1,970,775 | +38.2% |
| 2030 | ~$148,480,499 | ~$148,480,499 | ~1.3062% | ~$1,939,463 | +49.8% |
In 2025, this property's market value of $99,130,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 191× the county median of $519,778. 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 | $99,130,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $123,000,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $116,400,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $81,866,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $77,300,000 | $300,453 | $376,850 | $539,896 | ↑ Top 25% | base yr |
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.