2805 MANOR RD TX 78722
| Owner | 2815 MANOR LLC |
|---|---|
| Parcel ID | 0212120602 |
| Short ID | 204219 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 6,000 SF |
| Land SF | 25,340 SF |
| Acres | 0.582 |
| Year Built | 1973 |
| Legal | E 126.7FT LOT 1 BLK 3 OLT 48 DIV B AUSTIN HEIGHTS |
| Neighborhood | 32CEN |
| Land | $2,027,200 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,027,200 |
| Improvement | $93,910 |
|---|---|
| Total Improvement | $93,910 |
| Market | $2,121,110 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,121,110 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,121,110 |
| Taxable Value | $2,121,110 |
|---|
Appreciation: Market value has risen +8.9% from $1,946,895 (2021) to $2,121,110 (2025), a CAGR of 2.2% 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 $43,408. 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 96% of market value ($2,027,200 land vs $93,910 improvements), about $80/SF of land. With value concentrated in the land under a ~53-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 $2,121,110, this parcel sits in the upper-middle (50th–75th 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 +2.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,360,962 by 2030, with an estimated annual tax burden around $44,474. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 11,880 SF | ✗ |
| 1ST | 1st Floor | 6,000 SF | ✓ |
| 881 | COMMCL FINISHOUT | 732 SF | ✓ |
| 093 | HVAC COMMRCL SF | 660 SF | ✗ |
| 501 | CANOPY | 240 SF | ✗ |
| 073 | OBS HEAT CEILING | 100 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% | $19,624.51 | $19,624.51 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $11,114.98 | $11,114.98 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $7,972.09 | $7,972.09 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,503.40 | $2,503.40 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,193.23 | $2,193.23 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $43,408.21 | $43,408.21 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,127,320 | $2,121,110 | +0.3% |
| Assessed Value | $2,127,320 | $2,121,110 | +0.3% |
| Land Value | $2,027,200 | $2,027,200 | +0.0% |
| Improvement Value | $100,120 | $93,910 | +6.6% |
| Taxable Value | $2,127,320 | $2,121,110 | +0.3% |
| Total Tax 2026 = estimate |
~$43,535
Estimated
|
~$43,408
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,127,320 | $2,127,320 | +0 (+0.0%) |
| Taxable Value | $2,127,320 | $2,127,320 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,127,320 | $2,027,200 | $100,120 | — | $2,127,320 | $2,127,320 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,121,110 | $2,027,200 | $93,910 | — | $2,121,110 | $2,121,110 | ~$43,408 | Partial |
| 2024 | $2,190,000 | — | — | −$162,800 | $2,027,200 | $— | $43,402 | Verified |
| 2023 | $1,835,767 | — | — | — | $2,027,200 ! | $— | $39,622 | Verified |
| 2022 | $1,838,467 | — | — | −$191,367 | $1,647,100 | $— | $36,255 | Verified |
| 2021 | $1,946,895 | — | — | −$679,895 | $1,267,000 | $— | $40,018 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.3% | +0.3% | ~100% | Not available | Partial |
| 2025 | -3.1% | -3.1% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.9800% | Verified |
| 2023 | +19.3% | +19.3% | ~100% | 1.8100% | Verified |
| 2022 | -0.1% | -0.1% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.0600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +15.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.3% | +2.2% | +2.1% | +19.3% | 2024 | -5.6% | 2022 |
| Assessment Ratio | 100.0% | 93.0% | — | 110.4% | 2023 | 65.1% | 2021 |
| 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 |
$43,408 | $40,541 | ~$44,070 | $43,408 | 2025 | $36,255 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,167,047 | ~$2,167,047 | ~2.0139% | ~$43,643 | +2.2% |
| 2027 | ~$2,213,979 | ~$2,213,979 | ~1.9814% | ~$43,868 | +4.4% |
| 2028 | ~$2,261,928 | ~$2,261,928 | ~1.9488% | ~$44,081 | +6.6% |
| 2029 | ~$2,310,914 | ~$2,310,914 | ~1.9163% | ~$44,284 | +8.9% |
| 2030 | ~$2,360,962 | ~$2,360,962 | ~1.8837% | ~$44,474 | +11.3% |
| 2026 | ~$2,124,625 | ~$2,124,625 | ~2.0465% | ~$43,480 | +0.2% |
| 2027 | ~$2,128,146 | ~$2,128,146 | ~2.0465% | ~$43,552 | +0.3% |
| 2028 | ~$2,131,672 | ~$2,131,672 | ~2.0465% | ~$43,624 | +0.5% |
| 2029 | ~$2,135,205 | ~$2,135,205 | ~2.0465% | ~$43,697 | +0.7% |
| 2030 | ~$2,138,743 | ~$2,138,743 | ~2.0465% | ~$43,769 | +0.8% |
| 2026 | ~$2,209,469 | ~$2,209,469 | ~1.9977% | ~$44,138 | +4.2% |
| 2027 | ~$2,301,509 | ~$2,301,509 | ~1.9488% | ~$44,853 | +8.5% |
| 2028 | ~$2,397,384 | ~$2,397,384 | ~1.9000% | ~$45,551 | +13.0% |
| 2029 | ~$2,497,252 | ~$2,497,252 | ~1.8512% | ~$46,229 | +17.7% |
| 2030 | ~$2,601,280 | ~$2,601,280 | ~1.8024% | ~$46,885 | +22.6% |
In 2025, this property's market value of $2,121,110 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +50% above 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 | $2,121,110 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,190,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,835,767 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,838,467 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,946,895 | $517,750 | $1,142,600 | $2,780,453 | ↑ 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.