6263 MC NEIL DR TX
| Owner | CMF 15 PORTFOLIO LLC |
|---|---|
| Parcel ID | 0170011108 |
| Short ID | 375891 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 459,147 SF |
| Land SF | 1,027,667 SF |
| Acres | 23.592 |
| Year Built | 1997 |
| Legal | LOT 1 BLK A JEFFERSON AT MCNEIL/PARMER SUBD REPLAT OF |
| Neighborhood | 08FNW |
| Land | $8,221,336 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $8,221,336 |
| Improvement | $97,688,664 |
|---|---|
| Total Improvement | $97,688,664 |
| Market | $105,910,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $105,910,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $105,910,000 |
| Taxable Value | $105,910,000 |
|---|
Appreciation: Market value has risen +43.2% from $73,950,000 (2021) to $105,910,000 (2025), a CAGR of 9.4% over 4 years. This is strong appreciation — well above typical inflation. 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 outpaced the broader multi-family market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.0144% in 2025 (+0.0900% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $2,133,435. Round Rock ISD is the largest single contributor, at 44.3% 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 ($8,221,336 land vs $97,688,664 improvements), about $8/SF of land. Most value sits in the improvements, so building condition, age (~29 yrs), and rent roll drive the underwriting.
Submarket Position: At $105,910,000, 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 +9.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $165,934,028 by 2030, with an estimated annual tax burden around $2,856,791. 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.
24 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 491 | SPRINKLER HEADS | 459,147 SF | ✗ |
| SO | Sketch Only | 291,320 SF | ✗ |
| 2ND | 2nd Floor | 165,244 SF | ✓ |
| 3RD | 3rd Floor | 165,244 SF | ✓ |
| 551 | PAVED AREA | 158,000 SF | ✗ |
| 1ST | 1st Floor | 128,659 SF | ✓ |
| 012C | PORCH OPEN 2 COMM | 34,074 SF | ✗ |
| 013C | PORCH OPEN 3 COMM | 34,074 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 33,940 SF | ✗ |
| 041C | GARAGE ATT 1ST COMM | 33,080 SF | ✓ |
| 581C | STORAGE ATT COMM | 16,218 SF | ✓ |
| 611 | TERRACE | 4,970 SF | ✗ |
| 031C | GARAGE DET 1ST COMM | 4,410 SF | ✓ |
| 601 | POOL COMM'L | 1,043 SF | ✗ |
| MISC | Miscellaneous | 8 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 142 | BATHTUB AVG | 1 SF | ✓ |
| 152 | COMMODE AVG | 1 SF | ✓ |
| 162 | LAVATORY AVG | 1 SF | ✓ |
| 192 | WATER HTR AVG | 1 SF | ✓ |
| 212 | URINAL AVG | 1 SF | ✓ |
| 222 | FOUNTAIN WTR AVG | 1 SF | ✓ |
| 449 | SPA | 1 SF | ✗ |
| 521 | FIREPLACE | 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 |
|---|---|---|---|---|---|---|---|---|---|
| IRR Round Rock ISD | 1.1336% | 1.0626% | 0.9190% | 0.8931% | 0.8931% | +0.0000% | $945,882.21 | $945,882.21 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $554,986.40 | $554,986.40 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $398,057.44 | $398,057.44 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $124,998.16 | $124,998.16 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $109,510.94 | $109,510.94 | Paid |
| Combined Rate | 2.2486% | 2.0409% | 1.8687% | 1.9244% | 2.0144% | +0.0900% | $2,133,435.15 | $2,133,435.15 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $98,430,000 | $105,910,000 | -7.1% |
| Assessed Value | $98,430,000 | $105,910,000 | -7.1% |
| Land Value | $8,221,336 | $8,221,336 | +0.0% |
| Improvement Value | $90,208,664 | $97,688,664 | -7.7% |
| Taxable Value | $98,430,000 | $105,910,000 | -7.1% |
| Total Tax 2026 = estimate |
~$1,982,759
Estimated
|
~$2,133,435
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $98,430,000 | $98,430,000 | +0 (+0.0%) |
| Taxable Value | $98,430,000 | $98,430,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $98,430,000 | $8,221,336 | $90,208,664 | — | $98,430,000 | $98,430,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $105,910,000 | $8,221,336 | $97,688,664 | — | $105,910,000 | $105,910,000 | ~$2,133,435 | Partial |
| 2024 | $103,000,000 | — | — | −$94,778,664 | $8,221,336 | $— | $1,985,691 | Verified |
| 2023 | $94,200,000 | — | — | −$85,978,664 | $8,221,336 | $— | $1,932,057 | Verified |
| 2022 | $— | — | — | — | $8,221,336 | $— | $1,923,043 | Verified |
| 2021 | $73,950,000 | — | — | −$65,728,664 | $8,221,336 | $— | $1,668,188 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -7.1% | -7.1% | ~100% | Not available | Partial |
| 2025 | -0.6% | -0.6% | ~100% | Not available | Partial |
| 2024 | -3.5% | -3.5% | ~100% | 1.8600% | Verified |
| 2023 | +16.5% | +16.5% | ~100% | 1.7500% | Verified |
| 2022 | +24.6% | +24.6% | ~100% | 2.0300% | Verified |
| 2021 | base year | — | ~100% | 2.2600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +39.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -7.1% | +8.1% | +11.1% | +27.4% | 2023 | -7.1% | 2026 |
| Assessment Ratio | 100.0% | 45.6% | — | 100.0% | 2025 | 8.0% | 2024 |
| Effective Tax Rate (2025) | 2.0100% | 2.0100% | — | 2.0100% | 2025 | 2.0100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$2,133,435 | $1,929,843 | ~$2,555,467 | $2,133,435 | 2025 | $1,668,188 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$115,860,838 | ~$115,860,838 | ~1.9558% | ~$2,266,049 | +9.4% |
| 2027 | ~$126,746,613 | ~$126,746,613 | ~1.8973% | ~$2,404,748 | +19.7% |
| 2028 | ~$138,655,168 | ~$138,655,168 | ~1.8387% | ~$2,549,507 | +30.9% |
| 2029 | ~$151,682,598 | ~$151,682,598 | ~1.7802% | ~$2,700,240 | +43.2% |
| 2030 | ~$165,934,028 | ~$165,934,028 | ~1.7216% | ~$2,856,791 | +56.7% |
| 2026 | ~$113,742,638 | ~$113,742,638 | ~2.0144% | ~$2,291,215 | +7.4% |
| 2027 | ~$122,154,544 | ~$122,154,544 | ~2.0144% | ~$2,460,663 | +15.3% |
| 2028 | ~$131,188,557 | ~$131,188,557 | ~2.0144% | ~$2,642,643 | +23.9% |
| 2029 | ~$140,890,686 | ~$140,890,686 | ~2.0144% | ~$2,838,081 | +33.0% |
| 2030 | ~$151,310,341 | ~$151,310,341 | ~2.0144% | ~$3,047,973 | +42.9% |
| 2026 | ~$117,979,038 | ~$116,501,000 | ~1.9266% | ~$2,244,464 | +11.4% |
| 2027 | ~$131,423,411 | ~$128,151,100 | ~1.8387% | ~$2,356,365 | +24.1% |
| 2028 | ~$146,399,845 | ~$140,966,210 | ~1.7509% | ~$2,468,201 | +38.2% |
| 2029 | ~$163,082,927 | ~$155,062,831 | ~1.6631% | ~$2,578,841 | +54.0% |
| 2030 | ~$181,667,141 | ~$170,569,114 | ~1.5753% | ~$2,686,926 | +71.5% |
In 2025, this property's market value of $105,910,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 204× 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 | $105,910,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $103,000,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $94,200,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | — | $506,618 | $615,058 | $906,429 | — | +39.1% |
| 2021 | $73,950,000 | $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.