8600 N RANCH RD 620 TX 78726
| Owner | VERANDAH AT GRANDVIEW HILLS LLC |
|---|---|
| Parcel ID | 0159370131 |
| Short ID | 497830 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 576,756 SF |
| Land SF | 1,688,647 SF |
| Acres | 38.766 |
| Year Built | 2002 |
| Legal | LOT 3 BLK A GRANDVIEW HILLS SEC 11B |
| Neighborhood | 08WWW |
| Land | $6,754,588 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $6,754,588 |
| Improvement | $80,395,412 |
|---|---|
| Total Improvement | $80,395,412 |
| Market | $87,150,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $87,150,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $87,150,000 |
| Taxable Value | $87,150,000 |
|---|
Appreciation: Market value has risen +21.0% from $72,000,000 (2021) to $87,150,000 (2025), a CAGR of 4.9% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2021→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 5 taxing entities is 2.2082% in 2025 (+0.0900% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $1,924,433. Leander ISD is the largest single contributor, at 49.2% 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 8% of market value ($6,754,588 land vs $80,395,412 improvements), about $4/SF of land. Most value sits in the improvements, so building condition, age (~24 yrs), and rent roll drive the underwriting.
Submarket Position: At $87,150,000, 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 +4.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $110,646,074 by 2030, with an estimated annual tax burden around $2,106,084. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 576,756 SF | ✓ |
| 551 | PAVED AREA | 100,000 SF | ✗ |
| MISC | Miscellaneous | 8,592 SF | ✓ |
| 601 | POOL COMM'L | 3,000 SF | ✗ |
| 041C | GARAGE ATT 1ST COMM | 240 SF | ✓ |
| 031C | GARAGE DET 1ST COMM | 240 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 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% | $947,233.35 | $947,233.35 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $456,680.82 | $456,680.82 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $327,548.92 | $327,548.92 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $102,857.04 | $102,857.04 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $90,113.10 | $90,113.10 | Paid |
| Combined Rate | 2.4520% | 2.2529% | 2.0584% | 2.1182% | 2.2082% | +0.0900% | $1,924,433.23 | $1,924,433.23 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $79,890,000 | $87,150,000 | -8.3% |
| Assessed Value | $79,890,000 | $87,150,000 | -8.3% |
| Land Value | $6,754,588 | $6,754,588 | +0.0% |
| Improvement Value | $73,135,412 | $80,395,412 | -9.0% |
| Taxable Value | $79,890,000 | $87,150,000 | -8.3% |
| Total Tax 2026 = estimate |
~$1,764,119
Estimated
|
~$1,924,433
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $84,004,536 | $79,890,000 | -4,114,536 (-4.9%) |
| Taxable Value | $84,004,536 | $79,890,000 | -4,114,536 (-4.9%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $79,890,000 | $6,754,588 | $73,135,412 | — | $79,890,000 | $79,890,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $87,150,000 | $6,754,588 | $80,395,412 | — | $87,150,000 | $87,150,000 | ~$1,924,433 | Partial |
| 2024 | $93,975,000 | — | — | −$87,220,412 | $6,754,588 | $— | $1,930,540 | Verified |
| 2023 | $93,950,000 | — | — | −$87,195,412 | $6,754,588 | $— | $2,023,288 | Verified |
| 2022 | $— | — | — | — | $5,065,941 | $— | $2,061,346 | Verified |
| 2021 | $72,000,000 | — | — | −$66,934,059 | $5,065,941 | $— | $1,743,125 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -3.6% | -3.6% | ~100% | Not available | Partial |
| 2025 | -4.4% | -4.4% | ~100% | Not available | Partial |
| 2024 | -12.9% | -12.9% | ~100% | 2.1200% | Verified |
| 2023 | +11.4% | +11.4% | ~100% | 1.9300% | Verified |
| 2022 | +30.5% | +30.5% | ~100% | 2.1900% | Verified |
| 2021 | base year | — | ~100% | 2.4200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +21.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -8.3% | +3.7% | +6.8% | +30.5% | 2023 | -8.3% | 2026 |
| Assessment Ratio | 100.0% | 44.3% | — | 100.0% | 2025 | 7.0% | 2021 |
| Effective Tax Rate (2025) | 2.2100% | 2.2100% | — | 2.2100% | 2025 | 2.2100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,924,433 | $1,905,347 | ~$2,035,669 | $2,023,288 | 2023 | $1,743,125 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$91,411,559 | ~$91,411,559 | ~2.1472% | ~$1,962,822 | +4.9% |
| 2027 | ~$95,881,504 | ~$95,881,504 | ~2.0863% | ~$2,000,364 | +10.0% |
| 2028 | ~$100,570,026 | ~$100,570,026 | ~2.0253% | ~$2,036,884 | +15.4% |
| 2029 | ~$105,487,812 | ~$105,487,812 | ~1.9644% | ~$2,072,193 | +21.0% |
| 2030 | ~$110,646,074 | ~$110,646,074 | ~1.9034% | ~$2,106,084 | +27.0% |
| 2026 | ~$89,668,559 | ~$89,668,559 | ~2.2082% | ~$1,980,048 | +2.9% |
| 2027 | ~$92,259,902 | ~$92,259,902 | ~2.2082% | ~$2,037,269 | +5.9% |
| 2028 | ~$94,926,132 | ~$94,926,132 | ~2.2082% | ~$2,096,145 | +8.9% |
| 2029 | ~$97,669,415 | ~$97,669,415 | ~2.2082% | ~$2,156,721 | +12.1% |
| 2030 | ~$100,491,976 | ~$100,491,976 | ~2.2082% | ~$2,219,049 | +15.3% |
| 2026 | ~$93,154,559 | ~$93,154,559 | ~2.1168% | ~$1,971,861 | +6.9% |
| 2027 | ~$99,572,827 | ~$99,572,827 | ~2.0253% | ~$2,016,688 | +14.3% |
| 2028 | ~$106,433,307 | ~$106,433,307 | ~1.9339% | ~$2,058,332 | +22.1% |
| 2029 | ~$113,766,469 | ~$113,766,469 | ~1.8425% | ~$2,096,140 | +30.5% |
| 2030 | ~$121,604,880 | ~$121,604,880 | ~1.7511% | ~$2,129,388 | +39.5% |
In 2025, this property's market value of $87,150,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 168× 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 | $87,150,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $93,975,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $93,950,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | — | $506,618 | $615,058 | $906,429 | — | +39.1% |
| 2021 | $72,000,000 | $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.