9901 N RANCH RD 620 TX 78726
| Owner | MFREVF III CANYON CREEK LP |
|---|---|
| Parcel ID | 0167270206 |
| Short ID | 170681 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 285,528 SF |
| Land SF | 1,035,291 SF |
| Acres | 23.767 |
| Year Built | 2003 |
| Legal | LOT 2 BLK A CANYON CREEK WEST SEC 2 |
| Neighborhood | 08WWW |
| Land | $4,141,162 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $4,141,162 |
| Improvement | $47,448,838 |
|---|---|
| Total Improvement | $47,448,838 |
| Market | $51,590,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $51,590,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $51,590,000 |
| Taxable Value | $51,590,000 |
|---|
Appreciation: Market value has risen +31.3% from $39,300,000 (2021) to $51,590,000 (2025), a CAGR of 7.0% 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 5 taxing entities is 2.2082% in 2025 (+0.0900% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $1,139,203. 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 ($4,141,162 land vs $47,448,838 improvements), about $4/SF of land. Most value sits in the improvements, so building condition, age (~23 yrs), and rent roll drive the underwriting.
Submarket Position: At $51,590,000, 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 +7.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $72,490,609 by 2030, with an estimated annual tax burden around $1,379,817. 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 | 285,528 SF | ✓ |
| 551 | PAVED AREA | 100,000 SF | ✗ |
| MISC | Miscellaneous | 4,274 SF | ✓ |
| 601 | POOL COMM'L | 1,500 SF | ✗ |
| 031C | GARAGE DET 1ST COMM | 240 SF | ✓ |
| 041C | GARAGE ATT 1ST COMM | 240 SF | ✓ |
| 051C | CARPORT DET 1ST COMM | 180 SF | ✗ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| City of Austin | 0.4776% | 0.5240% | +23,947 |
| Travis County | 0.3444% | 0.3758% | +16,199 |
| Travis Central Health | 0.1080% | 0.1180% | +5,187 |
| Austin Community College | 0.1013% | 0.1034% | +1,083 |
| Leander ISD | 1.0869% | 1.0869% | +0 |
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% | $560,731.71 | $543,450.00 | $17,281.71 |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $270,340.37 | $262,008.50 | $8,331.87 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $193,898.44 | $187,922.50 | $5,975.94 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $60,888.07 | $59,011.50 | $1,876.57 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $53,344.06 | $51,700.00 | $1,644.06 |
| Combined Rate | 2.4520% | 2.2529% | 2.0584% | 2.1182% | 2.2082% | +0.0900% | $1,139,202.65 | $1,104,092.50 | $35,110.15 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $43,580,000 | $51,590,000 | -15.5% |
| Assessed Value | $43,580,000 | $51,590,000 | -15.5% |
| Land Value | $4,141,162 | $4,141,162 | +0.0% |
| Improvement Value | $39,438,838 | $47,448,838 | -16.9% |
| Taxable Value | $43,580,000 | $51,590,000 | -15.5% |
| Total Tax 2026 = estimate |
~$962,327
Estimated
|
$1,139,203 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $49,629,765 | $43,580,000 | -6,049,765 (-12.2%) |
| Taxable Value | $49,629,765 | $43,580,000 | -6,049,765 (-12.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $43,580,000 | $4,141,162 | $39,438,838 | — | $43,580,000 | $43,580,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $51,590,000 | $4,141,162 | $47,448,838 | — | $51,590,000 | $51,590,000 | $1,139,203 | Verified |
| 2024 | $59,920,000 | — | — | −$55,778,838 | $4,141,162 | $— | $1,149,343 | Verified |
| 2023 | $55,520,000 | — | — | −$51,378,838 | $4,141,162 | $— | $1,233,421 | Verified |
| 2022 | $41,790,000 | — | — | −$37,648,838 | $4,141,162 | $— | $1,250,823 | Verified |
| 2021 | $39,300,000 | — | — | −$35,158,838 | $4,141,162 | $— | $1,024,682 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -3.8% | -3.8% | ~100% | Not available | Partial |
| 2025 | -4.9% | -4.9% | ~100% | 2.2100% | Verified |
| 2024 | -12.2% | -12.2% | ~100% | 2.1200% | Verified |
| 2023 | +11.4% | +11.4% | ~100% | 2.0000% | Verified |
| 2022 | +32.9% | +32.9% | ~100% | 2.2500% | Verified |
| 2021 | base year | — | ~100% | 2.6100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +23.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -15.5% | +3.5% | +11.0% | +32.9% | 2023 | -15.5% | 2026 |
| Assessment Ratio | 100.0% | 39.1% | — | 100.0% | 2025 | 6.9% | 2024 |
| Effective Tax Rate (2025) | 2.2100% | 2.2100% | — | 2.2100% | 2025 | 2.2100% | 2025 |
| Tax Amount | $1,139,203 | $1,159,494 | ~$1,282,102 | $1,250,823 | 2022 | $1,024,682 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$55,221,573 | ~$55,221,573 | ~2.1472% | ~$1,185,738 | +7.0% |
| 2027 | ~$59,108,783 | ~$59,108,783 | ~2.0863% | ~$1,233,179 | +14.6% |
| 2028 | ~$63,269,625 | ~$63,269,625 | ~2.0253% | ~$1,281,425 | +22.6% |
| 2029 | ~$67,723,361 | ~$67,723,361 | ~1.9644% | ~$1,330,352 | +31.3% |
| 2030 | ~$72,490,609 | ~$72,490,609 | ~1.9034% | ~$1,379,817 | +40.5% |
| 2026 | ~$54,189,773 | ~$54,189,773 | ~2.2082% | ~$1,196,610 | +5.0% |
| 2027 | ~$56,920,556 | ~$56,920,556 | ~2.2082% | ~$1,256,911 | +10.3% |
| 2028 | ~$59,788,951 | ~$59,788,951 | ~2.2082% | ~$1,320,251 | +15.9% |
| 2029 | ~$62,801,894 | ~$62,801,894 | ~2.2082% | ~$1,386,782 | +21.7% |
| 2030 | ~$65,966,667 | ~$65,966,667 | ~2.2082% | ~$1,456,666 | +27.9% |
| 2026 | ~$56,253,373 | ~$56,253,373 | ~2.1168% | ~$1,190,750 | +9.0% |
| 2027 | ~$61,338,282 | ~$61,338,282 | ~2.0253% | ~$1,242,308 | +18.9% |
| 2028 | ~$66,882,831 | ~$66,882,831 | ~1.9339% | ~$1,293,458 | +29.6% |
| 2029 | ~$72,928,568 | ~$72,928,568 | ~1.8425% | ~$1,343,704 | +41.4% |
| 2030 | ~$79,520,797 | ~$79,520,797 | ~1.7511% | ~$1,392,466 | +54.1% |
In 2025, this property's market value of $51,590,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 99× 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 | $51,590,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $59,920,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $55,520,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $41,790,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $39,300,000 | $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.