1809 MANOR RD TX 78722
| Owner | 1809 MANOR LLC |
|---|---|
| Parcel ID | 0211090202 |
| Short ID | 202207 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 1,816 SF |
| Land SF | 7,748 SF |
| Acres | 0.178 |
| Year Built | 1945 |
| Legal | LOT 8 BLK 13 OLT 45 DIV B GLISSMAN ADDN |
| Neighborhood | 32CEN |
| Land | $697,320 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $697,320 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $577,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $577,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $577,000 |
| Taxable Value | $577,000 |
|---|
Appreciation: Market value has risen +7.3% from $537,495 (2021) to $577,000 (2025), a CAGR of 1.8% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2023→2024), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Commercial parcel countywide rose +24.1%, so this parcel has lagged the broader commercial market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $11,808. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Asset Class: Commercial. No homestead exemptions apply — full market value is taxable. 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 121% of market value ($697,320 land vs $0 improvements), about $90/SF of land. With value concentrated in the land under a ~81-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 $577,000, this parcel sits in the bottom quartile (<25th percentile) of Commercial property in Travis County — county median $1,417,484 (P25 $649,268 / P75 $3,347,260, n=13,608). Commercial here is the broad TCAD category — every commercial 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 +1.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $630,489 by 2030, with an estimated annual tax burden around $11,877. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 3,500 SF | ✗ |
| 1ST | 1st Floor | 1,816 SF | ✓ |
| 511 | DECK | 525 SF | ✗ |
| 501 | CANOPY | 204 SF | ✗ |
| 327 | STORAGE COMM'L | 80 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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $5,338.40 | $5,338.40 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,023.58 | $3,023.58 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,168.63 | $2,168.63 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $680.99 | $680.99 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $596.62 | $596.62 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $11,808.22 | $11,808.22 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $540,120 | $577,000 | -6.4% |
| Assessed Value | $540,120 | $577,000 | -6.4% |
| Land Value | $697,320 | $697,320 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $540,120 | $577,000 | -6.4% |
| Total Tax 2026 = estimate |
~$11,053
Estimated
|
~$11,808
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $733,820 | $540,120 | -193,700 (-26.4%) |
| Taxable Value | $692,400 | $540,120 | -152,280 (-22.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $540,120 | $697,320 | — | — | $540,120 | $540,120 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $577,000 | $697,320 | — | — | $577,000 | $577,000 | ~$11,808 | Partial |
| 2024 | $650,000 | — | — | −$73,419 | $576,581 | $— | $11,427 | Verified |
| 2023 | $554,608 | — | — | — | $697,320 ! | $— | $11,760 | Verified |
| 2022 | $554,608 | — | — | — | $554,608 | $— | $10,953 | Verified |
| 2021 | $537,495 | — | — | −$33,875 | $503,620 | $— | $12,072 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +27.2% | +20.0% | 94.4% | Not available | Partial |
| 2025 | +0.1% | +0.1% | ~100% | Not available | Partial |
| 2024 | -25.0% | -25.0% | ~100% | 1.9800% | Verified |
| 2023 | +15.2% | +15.2% | ~100% | 1.5300% | Verified |
| 2022 | +20.3% | +20.3% | ~100% | 1.6400% | Verified |
| 2021 | base year | — | ~100% | 2.2500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +4.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -6.4% | +0.6% | +3.2% | +17.2% | 2024 | -11.2% | 2025 |
| Assessment Ratio | 100.0% | 101.4% | — | 125.7% | 2023 | 88.7% | 2024 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$11,808 | $11,604 | ~$11,856 | $12,072 | 2021 | $10,953 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$587,322 | ~$587,322 | ~2.0139% | ~$11,828 | +1.8% |
| 2027 | ~$597,828 | ~$597,828 | ~1.9814% | ~$11,845 | +3.6% |
| 2028 | ~$608,523 | ~$608,523 | ~1.9488% | ~$11,859 | +5.5% |
| 2029 | ~$619,409 | ~$619,409 | ~1.9163% | ~$11,870 | +7.3% |
| 2030 | ~$630,489 | ~$630,489 | ~1.8837% | ~$11,877 | +9.3% |
| 2026 | ~$575,782 | ~$575,782 | ~2.0465% | ~$11,783 | -0.2% |
| 2027 | ~$574,566 | ~$574,566 | ~2.0465% | ~$11,758 | -0.4% |
| 2028 | ~$573,353 | ~$573,353 | ~2.0465% | ~$11,734 | -0.6% |
| 2029 | ~$572,143 | ~$572,143 | ~2.0465% | ~$11,709 | -0.8% |
| 2030 | ~$570,935 | ~$570,935 | ~2.0465% | ~$11,684 | -1.1% |
| 2026 | ~$598,862 | ~$598,862 | ~1.9977% | ~$11,963 | +3.8% |
| 2027 | ~$621,552 | ~$621,552 | ~1.9488% | ~$12,113 | +7.7% |
| 2028 | ~$645,102 | ~$645,102 | ~1.9000% | ~$12,257 | +11.8% |
| 2029 | ~$669,544 | ~$669,544 | ~1.8512% | ~$12,395 | +16.0% |
| 2030 | ~$694,912 | ~$694,912 | ~1.8024% | ~$12,525 | +20.4% |
In 2025, this property's market value of $577,000 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -59% below the county median of $1,417,484. Commercial here is the broad TCAD category — every commercial 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 | $577,000 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $650,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $554,608 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $554,608 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $537,495 | $517,750 | $1,142,600 | $2,780,453 | ↓ Below 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.