2808 MANOR RD TX 78722
| Owner | 2808 MANOR LLC |
|---|---|
| Parcel ID | 0214120727 |
| Short ID | 207515 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 1,280 SF |
| Land SF | 8,201 SF |
| Acres | 0.188 |
| Year Built | 1947 |
| Legal | LOT 28 BLK C OLT 32-34 DIV C SPECKELS A W RESUB OF LOTS 27&28 BLK C A N MCQUOWN SUBD |
| Neighborhood | D2000 |
| Land | $656,116 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $656,116 |
| Improvement | $299,834 |
|---|---|
| Total Improvement | $299,834 |
| Market | $955,950 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $955,950 |
| Value Limitation Adjustment (−) (homestead cap) | −$248,666 |
| Net Appraised (assessed) | $707,284 |
| Taxable Value | $707,284 |
|---|
Appreciation: Market value has risen +169.4% from $354,785 (2021) to $955,950 (2025), a CAGR of 28.1% 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 Commercial parcel countywide rose +24.1%, so this parcel has outpaced 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 $14,474. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Homestead Cap History: This property had an active homestead cap as recently as 2024 ($148,658, ~15.6% of market value at the time). The cap has since reset or expired. Verified clear — 2025 Certified Historical data from AJR 2021–2024 (Partial confidence). Current status confirmed by 2025 TCAD Certified Export.
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 69% of market value ($656,116 land vs $299,834 improvements), about $80/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $955,950, this parcel sits in the lower-middle (25th–50th 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 +28.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,300,066 by 2030, with an estimated annual tax burden around $21,457. 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 | 7,303 SF | ✗ |
| 1ST | 1st Floor | 1,280 SF | ✓ |
| 093 | HVAC COMMRCL SF | 1,280 SF | ✗ |
| 511 | DECK | 1,150 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 382 SF | ✗ |
Market value changed by 77% 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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $6,543.79 | $6,543.79 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,706.29 | $3,706.29 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,658.29 | $2,658.29 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $834.76 | $834.76 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $731.33 | $731.33 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $14,474.46 | $14,474.46 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $955,950 | $955,950 | +0.0% |
| Assessed Value | $848,741 | $707,284 | +20.0% |
| Land Value | $656,116 | $656,116 | +0.0% |
| Improvement Value | $299,834 | $299,834 | +0.0% |
| Taxable Value | $848,741 | $707,284 | +20.0% |
| HS Cap Loss | -$107,209 | -$148,658 (2024) | |
| Total Tax 2026 = estimate |
~$17,369
Estimated
|
~$14,474
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $969,588 | $955,950 | -13,638 (-1.4%) |
| Taxable Value | $848,741 | $848,741 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $955,950 | $656,116 | $299,834 | −$107,209 | $848,741 | $848,741 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $955,950 | $656,116 | $299,834 | −$248,666 | $707,284 | $707,284 | ~$14,474 | Partial |
| 2024 | $455,448 | — | — | — | $656,116 ! | $— | $11,681 | Verified |
| 2023 | $510,844 | — | — | −$85,844 | $425,000 | $— | $8,240 | Verified |
| 2022 | $373,145 | — | — | — | $425,000 ! | $— | $10,089 | Verified |
| 2021 | $354,785 | — | — | −$79,785 | $275,000 | $— | $8,122 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1.4% | +20.0% | 87.5% | Not available | Partial |
| 2025 | +18.8% | +20.0% | 74.0% | Not available | Partial |
| 2024 | +76.7% ! | +29.4% | 73.2% | 1.4500% | Verified |
| 2023 | -10.8% | -10.8% | ~100% | 1.8100% | Verified |
| 2022 | +36.9% | +36.9% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +156.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +28.2% | +28.1% | +109.9% | 2025 | -10.8% | 2024 |
| Assessment Ratio | 88.8% | 96.9% | — | 144.1% | 2024 | 74.0% | 2025 |
| Effective Tax Rate (2025) | 1.5100% | 1.5100% | — | 1.5100% | 2025 | 1.5100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$14,474 | $10,521 | ~$18,455 | $14,474 | 2025 | $8,122 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,224,765 | ~$778,012 | ~2.0139% | ~$15,669 | +28.1% |
| 2027 | ~$1,569,171 | ~$855,814 | ~1.9814% | ~$16,957 | +64.1% |
| 2028 | ~$2,010,424 | ~$941,395 | ~1.9488% | ~$18,346 | +110.3% |
| 2029 | ~$2,575,758 | ~$1,035,535 | ~1.9163% | ~$19,844 | +169.4% |
| 2030 | ~$3,300,066 | ~$1,139,088 | ~1.8837% | ~$21,457 | +245.2% |
| 2026 | ~$1,205,646 | ~$778,012 | ~2.0465% | ~$15,922 | +26.1% |
| 2027 | ~$1,520,562 | ~$855,814 | ~2.0465% | ~$17,514 | +59.1% |
| 2028 | ~$1,917,736 | ~$941,395 | ~2.0465% | ~$19,266 | +100.6% |
| 2029 | ~$2,418,651 | ~$1,035,535 | ~2.0465% | ~$21,192 | +153.0% |
| 2030 | ~$3,050,407 | ~$1,139,088 | ~2.0465% | ~$23,311 | +219.1% |
| 2026 | ~$1,243,884 | ~$778,012 | ~1.9977% | ~$15,542 | +30.1% |
| 2027 | ~$1,618,543 | ~$855,814 | ~1.9488% | ~$16,678 | +69.3% |
| 2028 | ~$2,106,051 | ~$941,395 | ~1.9000% | ~$17,887 | +120.3% |
| 2029 | ~$2,740,398 | ~$1,035,535 | ~1.8512% | ~$19,170 | +186.7% |
| 2030 | ~$3,565,810 | ~$1,139,088 | ~1.8024% | ~$20,531 | +273.0% |
In 2025, this property's market value of $955,950 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -33% 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 | $955,950 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $455,448 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $510,844 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $373,145 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $354,785 | $517,750 | $1,142,600 | $2,780,453 | ↓ Bottom 25% | 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.