20918 BLAKE-MANOR RD TX 78653
| Owner | ACROHASH LLC |
|---|---|
| Parcel ID | 0202800211 |
| Short ID | 190678 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | 2,990 SF |
| Land SF | 1,607,364 SF |
| Acres | 36.900 |
| Year Built | 1988 |
| Legal | ABS 215 SUR 56 DUTY R ACR 35.90 (1-d-1w) |
| Neighborhood | _RGN405 |
| Land | $1,192,868 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,192,868 |
| Improvement | $293,779 |
|---|---|
| Total Improvement | $293,779 |
| Market | $1,486,647 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,486,647 |
| Value Limitation Adjustment (−) (homestead cap) | −$1,156,740 |
| Net Appraised (assessed) | $329,907 |
| Taxable Value | $329,907 |
|---|
Appreciation: Market value has risen +849.3% from $156,606 (2021) to $1,486,647 (2025), a CAGR of 75.5% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2024→2025), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Agricultural parcel countywide rose +479.4%, so this parcel has outpaced the broader agricultural market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.7787% in 2025 (+0.0436% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $5,868. Manor ISD is the largest single contributor, at 60.8% of the total 2025 levy.
Assessment Gap: Assessed value ($329,907) is $1,156,740 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Agricultural. Agricultural valuation may be subject to rollback taxes if land use changes.
Value Composition: Land carries 80% of market value ($1,192,868 land vs $293,779 improvements), about $1/SF of land. With value concentrated in the land under a ~38-year-old structure, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $1,486,647, this parcel sits in the top quartile (≥75th percentile) of Agricultural property in Travis County — county median $597,708 (P25 $207,536 / P75 $1,442,275, n=7,602). Agricultural here is the broad TCAD category — every agricultural 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 +60.6% Base-scenario CAGR (Based on 2022–2025 certified trend, projected forward from 2025), the model projects market value near $15,899,806 by 2030, with an estimated annual tax burden around $7,808. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 2,756 SF | ✗ |
| 1ST | 1st Floor | 1,767 SF | ✓ |
| 2ND | 2nd Floor | 1,223 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 525 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 420 SF | ✗ |
| 631 | PORCH CLOS UNFIN | 266 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
| 604 | POOL RES CONC | 1 SF | ✗ |
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 190678 | SHINN LEONARD W & CAROLYN G | 20918 BLAKE-MANOR RD 78653 | $1,474,614 | $330,938 | $330,938 |
| 190679 | SHINN LEONARD W & CAROLYN G | 0.000 | — | — | — |
Market value changed by 103% in 2024, 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 |
|---|---|---|---|---|---|---|---|---|---|
| IMA Manor ISD | 1.3520% | 1.3520% | 1.0861% | 1.0814% | 1.0814% | +0.0000% | $3,567.61 | $3,567.61 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,239.94 | $1,239.94 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $389.37 | $389.37 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $341.12 | $341.12 | Paid |
| E12 Travis County ESD # 12 | 0.1000% | 0.1000% | 0.0982% | 0.1000% | 0.1000% | +0.0000% | $329.91 | $329.91 | Paid |
| Combined Rate | 2.0260% | 1.9676% | 1.6882% | 1.7351% | 1.7787% | +0.0436% | $5,867.95 | $5,867.95 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,474,614 | $1,486,647 | -0.8% |
| Assessed Value | $330,938 | $329,907 | +0.3% |
| Land Value | $1,187,454 | $1,192,868 | -0.5% |
| Improvement Value | $287,160 | $293,779 | -2.3% |
| Taxable Value | $330,938 | $329,907 | +0.3% |
| HS Cap Loss | -$1,143,676 | — | |
| Total Tax 2026 = estimate |
~$5,886
Estimated
|
~$5,868
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,474,614 | $1,474,614 | +0 (+0.0%) |
| Taxable Value | $1,474,614 | $330,938 | -1,143,676 (-77.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,474,614 | $1,187,454 | $287,160 | −$1,143,676 | $330,938 | $330,938 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,486,647 | $1,192,868 | $293,779 | −$1,156,740 | $329,907 | $329,907 | ~$5,868 | Partial |
| 2024 | $526,186 | — | — | −$493,859 | $32,327 | $— | $10,047 | Verified |
| 2023 | $490,638 | — | — | −$462,082 | $28,556 | $— | $1,486 | Verified |
| 2022 | $358,672 | — | — | −$330,116 | $28,556 | $— | $2,357 | Verified |
| 2021 | $156,606 | — | — | −$142,400 | $14,206 | $— | $2,235 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | — | — | — | Not available | — |
| 2025 | +0.0% | +1.3% | 0.3% | Not available | Partial |
| 2024 | +103.3% ! | -83.3% | 0.3% | 0.5800% | Verified |
| 2023 | +0.0% | -0.6% | 4.0% | 0.1400% | Verified |
| 2022 | +39.5% | +24.8% | 4.0% | 0.2200% | Verified |
| 2021 | base year | — | 4.4% | 1.4300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +183.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -0.8% | +70.9% | +60.9% | +182.5% | 2025 | -0.8% | 2026 |
| Assessment Ratio | 22.4% | 12.3% | — | 22.4% | 2026 | 5.8% | 2023 |
| Effective Tax Rate (2025) | 0.0100% | 0.0100% | — | 0.0100% | 2025 | 0.0100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$5,868 | $4,399 | ~$7,008 | $10,047 | 2024 | $1,486 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,388,057 | ~$362,898 | ~1.7168% | ~$6,230 | +60.6% |
| 2027 | ~$3,836,025 | ~$399,187 | ~1.6550% | ~$6,607 | +158.0% |
| 2028 | ~$6,161,951 | ~$439,106 | ~1.5932% | ~$6,996 | +314.5% |
| 2029 | ~$9,898,173 | ~$483,017 | ~1.5314% | ~$7,397 | +565.8% |
| 2030 | ~$15,899,806 | ~$531,319 | ~1.4695% | ~$7,808 | +969.5% |
| 2026 | ~$2,358,324 | ~$362,898 | ~1.7787% | ~$6,455 | +58.6% |
| 2027 | ~$3,741,098 | ~$399,187 | ~1.7787% | ~$7,100 | +151.6% |
| 2028 | ~$5,934,643 | ~$439,106 | ~1.7787% | ~$7,810 | +299.2% |
| 2029 | ~$9,414,347 | ~$483,017 | ~1.7787% | ~$8,591 | +533.3% |
| 2030 | ~$14,934,332 | ~$531,319 | ~1.7787% | ~$9,450 | +904.6% |
| 2026 | ~$2,417,790 | ~$362,898 | ~1.6859% | ~$6,118 | +62.6% |
| 2027 | ~$3,932,142 | ~$399,187 | ~1.5932% | ~$6,360 | +164.5% |
| 2028 | ~$6,394,990 | ~$439,106 | ~1.5004% | ~$6,589 | +330.2% |
| 2029 | ~$10,400,412 | ~$483,017 | ~1.4077% | ~$6,799 | +599.6% |
| 2030 | ~$16,914,580 | ~$531,319 | ~1.3150% | ~$6,987 | +1037.8% |
In 2025, this property's market value of $1,486,647 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — +149% above the county median of $597,708. Agricultural here is the broad TCAD category — every agricultural 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 | $1,486,647 | $207,536 | $597,708 | $1,442,275 | ↑ Top 25% | +0.0% |
| 2024 | $526,186 | $217,016 | $597,296 | $1,446,593 | ↓ Below median | +23.7% |
| 2023 | $490,638 | $167,963 | $453,916 | $1,078,522 | ↑ Above median | +0.0% |
| 2022 | $358,672 | $180,794 | $446,888 | $1,009,883 | ↓ Below median | +46.1% |
| 2021 | $156,606 | $33,611 | $103,166 | $247,000 | ↑ Above median | 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.