21188 BLAKE-MANOR RD TX 78653
| Owner | PARKER ANN C & ROBERT |
|---|---|
| Parcel ID | 0202800304 |
| Short ID | 190693 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | 3,921 SF |
| Land SF | 3,795,601 SF |
| Acres | 87.135 |
| Year Built | 1974 |
| Legal | ABS 215 SUR 56 DUTY R ACR 86.135 (1-D-1) |
| Neighborhood | _RGN405 |
| Land | $2,745,828 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,745,828 |
| Improvement | $368,497 |
|---|---|
| Total Improvement | $368,497 |
| Market | $3,114,325 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,114,325 |
| Value Limitation Adjustment (−) (homestead cap) | −$2,718,867 |
| Net Appraised (assessed) | $395,458 |
| Exemptions (−) (HS,OV65) | −$220,455 |
|---|---|
| Taxable Value | $175,003 |
Appreciation: Market value has risen +1198.8% from $239,783 (2021) to $3,114,325 (2025), a CAGR of 89.8% 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 1.6462% in 2025 (-0.0044% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $2,881. Del Valle ISD is the largest single contributor, at 34.0% of the total 2025 levy.
Assessment Gap: Assessed value ($395,458) is $2,718,867 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 88% of market value ($2,745,828 land vs $368,497 improvements), about $1/SF of land. With value concentrated in the land under a ~52-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 $3,114,325, 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 +77.2% Base-scenario CAGR (Based on 2022–2025 certified trend, projected forward from 2025), the model projects market value near $54,492,476 by 2030, with an estimated annual tax burden around $8,655. 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 | 3,921 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 3,921 SF | ✗ |
| 612 | TERRACE UNCOVERD | 1,035 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 528 SF | ✓ |
| 571 | STORAGE DET | 392 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 322 SF | ✗ |
| 522 | FIREPLACE | 3 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 190693 | PARKER ANN C & ROBERT | 21188 BLAKE-MANOR RD 78653 | $400,009 | $400,009 | $174,738 |
| 190694 | PARKER ANN C & ROBERT | 35.000 | $3,445,400 | $9,832 | $9,832 |
Market value changed by 129% 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 |
|---|---|---|---|---|---|---|---|---|---|
| IDV Del Valle ISD | 1.2020% | 1.1846% | 1.0028% | 0.9969% | 0.9489% | -0.0480% | $670.81 | $670.81 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $657.74 | $657.74 | Paid |
| E12 Travis County ESD # 12 | 0.1000% | 0.1000% | 0.0982% | 0.1000% | 0.1000% | +0.0000% | $395.46 | $395.46 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $157.00 | $157.00 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $92.14 | $92.14 | Paid |
| Combined Rate | 1.8760% | 1.8002% | 1.6049% | 1.6506% | 1.6462% | -0.0044% | $1,973.15 | $1,973.15 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,845,409 | $3,114,325 | +23.5% |
| Assessed Value | $409,841 | $395,458 | +3.6% |
| Land Value | $3,485,400 | $2,745,828 | +26.9% |
| Improvement Value | $360,009 | $368,497 | -2.3% |
| Taxable Value | $184,570 | $175,003 | +5.5% |
| Exemptions | HS,OV65 | HS,OV65 | |
| HS Cap Loss | -$3,435,568 | — | |
| Total Tax 2026 = estimate |
~$3,038
Estimated
|
~$1,973
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,845,409 | $3,845,409 | +0 (+0.0%) |
| Taxable Value | $186,619 | $184,570 | -2,049 (-1.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,845,409 | $3,485,400 | $360,009 | −$3,435,568 | $409,841 | $184,570 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,114,325 | $2,745,828 | $368,497 | −$2,718,867 | $395,458 | $175,003 | ~$1,973 | Partial |
| 2024 | $805,961 | — | — | −$774,449 | $31,512 | $— | $2,749 | Verified |
| 2023 | $749,381 | — | — | −$735,600 | $13,781 | $— | $2,629 | Verified |
| 2022 | $559,217 | — | — | −$545,436 | $13,781 | $— | $3,880 | Verified |
| 2021 | $239,783 | — | — | −$228,926 | $10,857 | $— | $3,775 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +26.9% | +5.9% | 0.3% | Not available | Partial |
| 2025 | +0.0% | +19.7% | 0.3% | Not available | Partial |
| 2024 | +128.7% ! | -8.2% | 0.3% | 0.0800% | Verified |
| 2023 | +0.0% | -1.2% | 0.7% | 0.1300% | Verified |
| 2022 | +26.9% | +1.5% | 0.7% | 0.2000% | Verified |
| 2021 | base year | — | 0.9% | 1.5700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +190.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +23.5% | +96.9% | +70.5% | +286.4% | 2025 | +7.6% | 2024 |
| Assessment Ratio | 10.7% | 6.0% | — | 12.7% | 2025 | 1.8% | 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 |
$1,973 | $3,001 | ~$7,770 | $3,880 | 2022 | $1,973 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$5,520,246 | ~$435,004 | ~1.5887% | ~$6,911 | +77.3% |
| 2027 | ~$9,784,823 | ~$478,504 | ~1.5313% | ~$7,327 | +214.2% |
| 2028 | ~$17,343,929 | ~$526,355 | ~1.4738% | ~$7,757 | +456.9% |
| 2029 | ~$30,742,701 | ~$578,990 | ~1.4164% | ~$8,201 | +887.1% |
| 2030 | ~$54,492,476 | ~$636,889 | ~1.3589% | ~$8,655 | +1649.7% |
| 2026 | ~$5,457,960 | ~$435,004 | ~1.6462% | ~$7,161 | +75.3% |
| 2027 | ~$9,565,259 | ~$478,504 | ~1.6462% | ~$7,877 | +207.1% |
| 2028 | ~$16,763,439 | ~$526,355 | ~1.6462% | ~$8,665 | +438.3% |
| 2029 | ~$29,378,494 | ~$578,990 | ~1.6462% | ~$9,531 | +843.3% |
| 2030 | ~$51,486,803 | ~$636,889 | ~1.6462% | ~$10,484 | +1553.2% |
| 2026 | ~$5,582,533 | ~$435,004 | ~1.5600% | ~$6,786 | +79.3% |
| 2027 | ~$10,006,879 | ~$478,504 | ~1.4738% | ~$7,052 | +221.3% |
| 2028 | ~$17,937,668 | ~$526,355 | ~1.3876% | ~$7,304 | +476.0% |
| 2029 | ~$32,153,876 | ~$578,990 | ~1.3015% | ~$7,535 | +932.5% |
| 2030 | ~$57,636,909 | ~$636,889 | ~1.2153% | ~$7,740 | +1750.7% |
In 2025, this property's market value of $3,114,325 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — 5× 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 | $3,114,325 | $207,536 | $597,708 | $1,442,275 | ↑ Top 25% | +0.0% |
| 2024 | $805,961 | $217,016 | $597,296 | $1,446,593 | ↑ Above median | +23.7% |
| 2023 | $749,381 | $167,963 | $453,916 | $1,078,522 | ↑ Above median | +0.0% |
| 2022 | $559,217 | $180,794 | $446,888 | $1,009,883 | ↑ Above median | +46.1% |
| 2021 | $239,783 | $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.