21705 UNION LEE CHURCH RD TX 78621
| Owner | TURMAN LUKE & VERONICA |
|---|---|
| Parcel ID | 0202900203 |
| Short ID | 441784 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | 2,342 SF |
| Land SF | 723,619 SF |
| Acres | 16.612 |
| Year Built | 1999 |
| Legal | ABS 19 SUR 21 OSBORNE B ACR 15.612 (1-D-1W) |
| Neighborhood | _RGN405 |
| Land | $661,310 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $661,310 |
| Improvement | $193,845 |
|---|---|
| Total Improvement | $193,845 |
| Market | $855,155 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $855,155 |
| Value Limitation Adjustment (−) (homestead cap) | −$619,848 |
| Net Appraised (assessed) | $235,307 |
| Exemptions (−) (HS) | −$46,731 |
|---|---|
| Taxable Value | $188,576 |
Appreciation: Market value has risen +364.5% from $184,120 (2021) to $855,155 (2025), a CAGR of 46.8% 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 lagged 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 $3,354. Manor ISD is the largest single contributor, at 42.3% of the total 2025 levy.
Assessment Gap: Assessed value ($235,307) is $619,848 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 77% of market value ($661,310 land vs $193,845 improvements), about $1/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $855,155, this parcel sits in the upper-middle (50th–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 +42.6% Base-scenario CAGR (Based on 2022–2025 certified trend, projected forward from 2025), the model projects market value near $5,042,682 by 2030, with an estimated annual tax burden around $5,569. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 2,342 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 2,342 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 208 SF | ✗ |
| 251 | BATHROOM | 2 SF | ✓ |
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 441784 | TURMAN LUKE & VERONICA | 21705 UNION LEE CHURCH RD MANOR 78653 | $198,606 | $198,606 | $158,885 |
| 476398 | TURMAN LUKE & VERONICA | 0.000 | $677,373 | $1,664 | $1,664 |
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 |
|---|---|---|---|---|---|---|---|---|---|
| IMA Manor ISD | 1.3520% | 1.3520% | 1.0861% | 1.0814% | 1.0814% | +0.0000% | $1,030.65 | $1,030.65 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $708.75 | $708.75 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $238.14 | $238.14 | Paid |
| E12 Travis County ESD # 12 | 0.1000% | 0.1000% | 0.0982% | 0.1000% | 0.1000% | +0.0000% | $235.30 | $235.30 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $222.56 | $222.56 | Paid |
| Combined Rate | 2.0260% | 1.9676% | 1.6882% | 1.7351% | 1.7787% | +0.0436% | $2,435.40 | $2,435.40 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $875,979 | $855,155 | +2.4% |
| Assessed Value | $200,270 | $235,307 | -14.9% |
| Land Value | $720,761 | $661,310 | +9.0% |
| Improvement Value | $155,218 | $193,845 | -19.9% |
| Taxable Value | $160,549 | $188,576 | -14.9% |
| Exemptions | HS | HS | |
| HS Cap Loss | -$675,709 | — | |
| Total Tax 2026 = estimate |
~$2,856
Estimated
|
~$2,435
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $911,027 | $875,979 | -35,048 (-3.8%) |
| Taxable Value | $188,587 | $160,549 | -28,038 (-14.9%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $875,979 | $720,761 | $155,218 | −$675,709 | $200,270 | $160,549 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $855,155 | $661,310 | $193,845 | −$619,848 | $235,307 | $188,576 | ~$2,435 | Partial |
| 2024 | $430,584 | — | — | −$390,775 | $39,809 | $— | $3,375 | Verified |
| 2023 | $478,373 | — | — | −$443,850 | $34,523 | $— | $2,875 | Verified |
| 2022 | $294,900 | — | — | −$260,377 | $34,523 | $— | $3,686 | Verified |
| 2021 | $184,120 | — | — | −$160,742 | $23,378 | $— | $3,604 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +9.0% | +0.7% | 0.2% | Not available | Partial |
| 2025 | +0.0% | +1.3% | 0.3% | Not available | Partial |
| 2024 | +15.3% | -0.5% | 0.3% | 0.3200% | Verified |
| 2023 | +0.0% | -3.5% | 0.3% | 0.3000% | Verified |
| 2022 | +47.7% | +0.1% | 0.3% | 0.3600% | Verified |
| 2021 | base year | — | 0.5% | 1.9600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +70.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +2.4% | +42.7% | +41.9% | +98.6% | 2025 | -10.0% | 2024 |
| Assessment Ratio | 22.9% | 15.2% | — | 27.5% | 2025 | 7.2% | 2023 |
| Effective Tax Rate (2025) | 0.0000% | 0.0000% | — | 0.0000% | 2025 | 0.0000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$2,435 | $3,195 | ~$4,998 | $3,686 | 2022 | $2,435 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,219,462 | ~$258,838 | ~1.7168% | ~$4,444 | +42.6% |
| 2027 | ~$1,738,968 | ~$284,721 | ~1.6550% | ~$4,712 | +103.4% |
| 2028 | ~$2,479,790 | ~$313,194 | ~1.5932% | ~$4,990 | +190.0% |
| 2029 | ~$3,536,212 | ~$344,513 | ~1.5314% | ~$5,276 | +313.5% |
| 2030 | ~$5,042,682 | ~$378,964 | ~1.4695% | ~$5,569 | +489.7% |
| 2026 | ~$1,202,359 | ~$258,838 | ~1.7787% | ~$4,604 | +40.6% |
| 2027 | ~$1,690,531 | ~$284,721 | ~1.7787% | ~$5,064 | +97.7% |
| 2028 | ~$2,376,908 | ~$313,194 | ~1.7787% | ~$5,571 | +178.0% |
| 2029 | ~$3,341,963 | ~$344,513 | ~1.7787% | ~$6,128 | +290.8% |
| 2030 | ~$4,698,842 | ~$378,964 | ~1.7787% | ~$6,741 | +449.5% |
| 2026 | ~$1,236,565 | ~$258,838 | ~1.6859% | ~$4,364 | +44.6% |
| 2027 | ~$1,788,088 | ~$284,721 | ~1.5932% | ~$4,536 | +109.1% |
| 2028 | ~$2,585,598 | ~$313,194 | ~1.5004% | ~$4,699 | +202.4% |
| 2029 | ~$3,738,808 | ~$344,513 | ~1.4077% | ~$4,850 | +337.2% |
| 2030 | ~$5,406,363 | ~$378,964 | ~1.3150% | ~$4,983 | +532.2% |
In 2025, this property's market value of $855,155 places it in the 50th–75th percentile for Agricultural properties in Travis County (7602 comparable) — +43% 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 | $855,155 | $207,536 | $597,708 | $1,442,275 | ↑ Above median | +0.0% |
| 2024 | $430,584 | $217,016 | $597,296 | $1,446,593 | ↓ Below median | +23.7% |
| 2023 | $478,373 | $167,963 | $453,916 | $1,078,522 | ↑ Above median | +0.0% |
| 2022 | $294,900 | $180,794 | $446,888 | $1,009,883 | ↓ Below median | +46.1% |
| 2021 | $184,120 | $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.