13500 F M RD 2769 TX 78726
| Owner | MRG ATX HOLDINGS LLC |
|---|---|
| Parcel ID | 0167470139 |
| Short ID | 170878 |
| Type | Real |
| Use Code | 17 Clubhouse |
| Valuation | Cost |
| Improvement SF | 172,978 SF |
| Land SF | 1,475,639 SF |
| Acres | 33.876 |
| Year Built | 2019 |
| Legal | ABS 2190 SUR 101 CODY M ACR 33.8760 (COMMERCIAL PERSONAL PROPERTY) |
| Neighborhood | 34NW3 |
| Land | $4,426,916 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $4,426,916 |
| Improvement | $64,478,928 |
|---|---|
| Total Improvement | $64,478,928 |
| Market | $68,905,844 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $68,905,844 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $68,905,844 |
| Taxable Value | $68,905,844 |
|---|
Appreciation: Market value has risen +244.5% from $20,000,000 (2021) to $68,905,844 (2025), a CAGR of 36.2% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. Over the same span, the median Multi-Family parcel countywide rose +37.9%, so this parcel has outpaced the broader multi-family market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.7842% in 2025 (+0.0436% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $1,229,396. Leander ISD is the largest single contributor, at 60.9% of the total 2025 levy.
Asset Class: Multi-family residential. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 6% of market value ($4,426,916 land vs $64,478,928 improvements), about $3/SF of land. Most value sits in the improvements, so building condition, age (~7 yrs), and rent roll drive the underwriting.
Submarket Position: At $68,905,844, 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 +36.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $323,436,205 by 2030, with an estimated annual tax burden around $1,665,329. 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.
20 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 139,706 SF | ✓ |
| 551 | PAVED AREA | 61,400 SF | ✗ |
| 095 | HVAC RESIDENTIAL | 43,241 SF | ✗ |
| 2ND | 2nd Floor | 21,700 SF | ✓ |
| 3RD | 3rd Floor | 11,572 SF | ✓ |
| 511 | DECK | 8,456 SF | ✗ |
| 611 | TERRACE | 6,785 SF | ✗ |
| 501 | CANOPY | 5,336 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 4,626 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 2,924 SF | ✗ |
| 601 | POOL COMM'L | 2,842 SF | ✗ |
| BELOW | Below | 2,278 SF | ✓ |
| 013C | PORCH OPEN 3 COMM | 1,964 SF | ✗ |
| 571C | STORAGE DET COMM | 1,040 SF | ✓ |
| 054 | CARPORT DET CLAS | 614 SF | ✗ |
| 541 | FENCE COMM LF | 168 SF | ✗ |
| 437 | FENCE MASON LF | 50 SF | ✗ |
| 413 | STAIRWAY EXT | 7 SF | ✓ |
| 522C | FIREPLACE COMM | 1 SF | ✓ |
| 449 | SPA | 1 SF | ✗ |
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| Travis County | 0.3444% | 0.3758% | +21,636 |
| Travis Central Health | 0.1080% | 0.1180% | +6,928 |
| Austin Community College | 0.1013% | 0.1034% | +1,447 |
| Leander ISD | 1.0869% | 1.0869% | +0 |
| Travis County ESD # 14 | 0.1000% | 0.1000% | +0 |
Market value changed by 120% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $748,937.62 | $517,183.78 | $231,753.84 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $258,979.17 | $178,839.76 | $80,139.41 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $81,324.74 | $56,159.33 | $25,165.41 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $71,248.64 | $49,201.21 | $22,047.43 |
| E14 Travis County ESD # 14 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $68,905.84 | $47,583.38 | $21,322.46 |
| Combined Rate | 2.0110% | 1.8902% | 1.7126% | 1.7406% | 1.7842% | +0.0436% | $1,229,396.01 | $848,967.46 | $380,428.55 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $69,951,617 | $68,905,844 | +1.5% |
| Assessed Value | $69,951,617 | $68,905,844 | +1.5% |
| Land Value | $4,426,916 | $4,426,916 | +0.0% |
| Improvement Value | $65,524,701 | $64,478,928 | +1.6% |
| Taxable Value | $69,951,617 | $68,905,844 | +1.5% |
| Total Tax 2026 = estimate |
~$1,248,054
Estimated
|
$1,229,396 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $69,951,617 | $69,951,617 | +0 (+0.0%) |
| Taxable Value | $69,951,617 | $69,951,617 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $69,951,617 | $4,426,916 | $65,524,701 | — | $69,951,617 | $69,951,617 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $68,905,844 | $4,426,916 | $64,478,928 | — | $68,905,844 | $68,905,844 | $1,229,396 | Verified |
| 2024 | $47,500,000 | — | — | −$43,073,084 | $4,426,916 | $— | $1,519,556 | Verified |
| 2023 | $36,626,083 | — | — | −$32,199,167 | $4,426,916 | $— | $823,344 | Verified |
| 2022 | $18,000,000 | — | — | −$13,573,084 | $4,426,916 | $— | $695,215 | Verified |
| 2021 | $20,000,000 | — | — | −$15,573,084 | $4,426,916 | $— | $361,976 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1.5% | +1.5% | ~100% | Not available | Partial |
| 2025 | -21.1% | -21.1% | ~100% | 1.7800% | Verified |
| 2024 | +52.3% | +52.3% | ~100% | 1.7400% | Verified |
| 2023 | +45.1% | +45.1% | ~100% | 1.4400% | Verified |
| 2022 | +119.6% ! | +119.6% | ~100% | 1.7600% | Verified |
| 2021 | base year | — | ~100% | 1.8100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +282.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.5% | +34.0% | +35.8% | +103.5% | 2023 | -10.0% | 2022 |
| Assessment Ratio | 100.0% | 44.7% | — | 100.0% | 2025 | 9.3% | 2024 |
| Effective Tax Rate (2025) | 1.7800% | 1.7800% | — | 1.7800% | 2025 | 1.7800% | 2025 |
| Tax Amount | $1,229,396 | $925,897 | ~$1,483,831 | $1,519,556 | 2024 | $361,976 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$93,877,728 | ~$75,796,428 | ~1.7275% | ~$1,309,357 | +36.2% |
| 2027 | ~$127,899,571 | ~$83,376,071 | ~1.6708% | ~$1,393,016 | +85.6% |
| 2028 | ~$174,251,130 | ~$91,713,678 | ~1.6141% | ~$1,480,314 | +152.9% |
| 2029 | ~$237,400,767 | ~$100,885,046 | ~1.5574% | ~$1,571,140 | +244.5% |
| 2030 | ~$323,436,205 | ~$110,973,551 | ~1.5007% | ~$1,665,329 | +369.4% |
| 2026 | ~$92,499,611 | ~$75,796,428 | ~1.7842% | ~$1,352,336 | +34.2% |
| 2027 | ~$124,172,024 | ~$83,376,071 | ~1.7842% | ~$1,487,569 | +80.2% |
| 2028 | ~$166,689,257 | ~$91,713,678 | ~1.7842% | ~$1,636,326 | +141.9% |
| 2029 | ~$223,764,642 | ~$100,885,046 | ~1.7842% | ~$1,799,959 | +224.7% |
| 2030 | ~$300,382,976 | ~$110,973,551 | ~1.7842% | ~$1,979,955 | +335.9% |
| 2026 | ~$95,255,845 | ~$75,796,428 | ~1.6991% | ~$1,287,868 | +38.2% |
| 2027 | ~$131,682,242 | ~$83,376,071 | ~1.6141% | ~$1,345,740 | +91.1% |
| 2028 | ~$182,038,308 | ~$91,713,678 | ~1.5290% | ~$1,402,307 | +164.2% |
| 2029 | ~$251,650,831 | ~$100,885,046 | ~1.4440% | ~$1,456,731 | +265.2% |
| 2030 | ~$347,883,594 | ~$110,973,551 | ~1.3589% | ~$1,508,017 | +404.9% |
In 2025, this property's market value of $68,905,844 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 133× 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 | $68,905,844 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $47,500,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $36,626,083 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $18,000,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $20,000,000 | $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.