BLUE BLUFF RD TX 78653
| Owner | REEP WE WILDHORSE RANCH JV LLC |
|---|---|
| Parcel ID | 0226500206 |
| Short ID | 947771 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 358,683 SF |
| Land SF | 764,217 SF |
| Acres | 17.544 |
| Year Built | 2024 |
| Legal | LOT 1 PARMER CORNERBROOK |
| Neighborhood | _BACRE |
| Land | $2,292,650 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,292,650 |
| Improvement | $72,357,350 |
|---|---|
| Total Improvement | $72,357,350 |
| Market | $74,650,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $74,650,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $74,650,000 |
| Taxable Value | $74,650,000 |
|---|
Appreciation: Market value has risen +1258.6% from $5,494,778 (2024) to $74,650,000 (2025), a CAGR of 1258.6% over 1 year. 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 Multi-Family parcel countywide fell -7.9%, so this parcel has outpaced the broader multi-family market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.2027% in 2025 (+0.0900% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $1,644,304. Manor ISD is the largest single contributor, at 49.1% of the total 2025 levy.
Asset Class: Multi-family residential. 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 3% of market value ($2,292,650 land vs $72,357,350 improvements), about $3/SF of land. Most value sits in the improvements, so building condition, age (~2 yrs), and rent roll drive the underwriting.
Submarket Position: At $74,650,000, this parcel sits in the top quartile (≥75th percentile) of Multi-Family property in Travis County — county median $519,778 (P25 $438,669 / P75 $749,859, n=12,584). Multi-Family here is the broad TCAD category — every multi-family 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 +1258.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $34,548,414,272,782 by 2030, with an estimated annual tax burden around $2,250,986. 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.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 358,683 SF | ✓ |
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| City of Austin | 0.4776% | 0.5240% | +34,650 |
| Travis County | 0.3444% | 0.3758% | +23,440 |
| Travis Central Health | 0.1080% | 0.1180% | +7,505 |
| Austin Community College | 0.1013% | 0.1034% | +1,568 |
| Manor ISD | 1.0814% | 1.0814% | +0 |
Market value changed by 795% in 2023, 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 |
|---|---|---|---|---|---|---|---|---|---|
| IMA Manor ISD | 1.3520% | 1.3520% | 1.0861% | 1.0814% | 1.0814% | +0.0000% | $807,265.10 | $49,094.63 | $758,170.47 |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $391,178.69 | $23,789.92 | $367,388.77 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $280,568.29 | $17,063.04 | $263,505.25 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $88,104.17 | $5,358.14 | $82,746.03 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $77,188.10 | $4,694.27 | $72,493.83 |
| Combined Rate | 2.4670% | 2.3303% | 2.0358% | 2.1127% | 2.2027% | +0.0900% | $1,644,304.35 | $100,000.00 | $1,544,304.35 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $72,050,000 | $74,650,000 | -3.5% |
| Assessed Value | $72,050,000 | $74,650,000 | -3.5% |
| Land Value | $2,292,650 | $2,292,650 | +0.0% |
| Improvement Value | $69,757,350 | $72,357,350 | -3.6% |
| Taxable Value | $72,050,000 | $74,650,000 | -3.5% |
| Total Tax 2026 = estimate |
~$1,587,035
Estimated
|
$1,644,304 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $73,566,105 | $72,050,000 | -1,516,105 (-2.1%) |
| Taxable Value | $73,566,105 | $72,050,000 | -1,516,105 (-2.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $72,050,000 | $2,292,650 | $69,757,350 | — | $72,050,000 | $72,050,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $74,650,000 | $2,292,650 | $72,357,350 | — | $74,650,000 | $74,650,000 | $1,644,304 | Verified |
| 2024 | $5,494,778 | — | — | −$3,202,128 | $2,292,650 | $— | $1,226,967 | Verified |
| 2023 | $— | — | — | — | $2,292,650 | $— | $111,865 | Verified |
| 2022 | $— | — | — | — | $614,040 | $— | $14,309 | Verified |
| 2021 | $— | — | — | — | $350,880 | $— | $8,656 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -1.5% | -1.5% | ~100% | Not available | Partial |
| 2025 | +25.3% | +25.3% | ~100% | 2.2000% | Verified |
| 2024 | +984.2% ! | +984.2% | ~100% | 2.0600% | Verified |
| 2023 | +794.9% ! | +794.9% | ~100% | 2.0400% | Verified |
| 2022 | +75.0% | +75.0% | ~100% | 2.3300% | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +21175.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -3.5% | +627.5% | +1268.4% | +1258.6% | 2025 | -3.5% | 2026 |
| Assessment Ratio | 100.0% | 80.6% | — | 100.0% | 2025 | 41.7% | 2024 |
| Effective Tax Rate (2025) | 2.2000% | 2.2000% | — | 2.2000% | 2025 | 2.2000% | 2025 |
| Tax Amount | $1,644,304 | $1,435,636 | ~$1,997,179 | $1,644,304 | 2025 | $1,226,967 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,014,166,996 | ~$82,115,000 | ~2.1366% | ~$1,754,479 | +1258.6% |
| 2027 | ~$13,778,093,724 | ~$90,326,500 | ~2.0705% | ~$1,870,245 | +18356.9% |
| 2028 | ~$187,184,031,190 | ~$99,359,150 | ~2.0045% | ~$1,991,619 | +250648.9% |
| 2029 | ~$2,543,012,279,718 | ~$109,295,065 | ~1.9384% | ~$2,118,566 | +3406480.4% |
| 2030 | ~$34,548,414,272,782 | ~$120,224,572 | ~1.8723% | ~$2,250,986 | +46280428.2% |
| 2026 | ~$1,012,673,996 | ~$82,115,000 | ~2.2027% | ~$1,808,735 | +1256.6% |
| 2027 | ~$13,737,556,905 | ~$90,326,500 | ~2.2027% | ~$1,989,608 | +18302.6% |
| 2028 | ~$186,358,561,970 | ~$99,359,150 | ~2.2027% | ~$2,188,569 | +249543.1% |
| 2029 | ~$2,528,070,592,207 | ~$109,295,065 | ~2.2027% | ~$2,407,426 | +3386464.8% |
| 2030 | ~$34,294,860,679,498 | ~$120,224,572 | ~2.2027% | ~$2,648,169 | +45940771.6% |
| 2026 | ~$1,015,659,996 | ~$82,115,000 | ~2.1036% | ~$1,727,350 | +1260.6% |
| 2027 | ~$13,818,690,264 | ~$90,326,500 | ~2.0045% | ~$1,810,563 | +18411.3% |
| 2028 | ~$188,011,934,411 | ~$99,359,150 | ~1.9054% | ~$1,893,144 | +251757.9% |
| 2029 | ~$2,558,020,102,104 | ~$109,295,065 | ~1.8062% | ~$1,974,136 | +3426584.7% |
| 2030 | ~$34,803,465,339,937 | ~$120,224,572 | ~1.7071% | ~$2,052,394 | +46622090.7% |
In 2025, this property's market value of $74,650,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 144× the county median of $519,778. Multi-Family here is the broad TCAD category — every multi-family 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 | $74,650,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $5,494,778 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | — | $503,905 | $617,035 | $919,932 | — | +0.9% |
| 2022 | — | $506,618 | $615,058 | $906,429 | — | +39.1% |
| 2021 | — | $300,453 | $376,850 | $539,896 | — | 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.