5506 GROVER AVE TX 78756
| Owner | BRENTWOOD TOWNHOMES L P |
|---|---|
| Parcel ID | 0227050411 |
| Short ID | 227758 |
| Type | Real |
| Use Code | 06 Apartment 26–49 Units |
| Valuation | Income |
| Improvement SF | 45,984 SF |
| Land SF | 87,207 SF |
| Acres | 2.002 |
| Year Built | 1966 |
| Legal | ABS 697 SUR 7 SPEAR G W ACR 2.0020 |
| Neighborhood | 06NC |
| Land | $4,360,350 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $4,360,350 |
| Improvement | $6,089,650 |
|---|---|
| Total Improvement | $6,089,650 |
| Market | $10,450,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $10,450,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $10,450,000 |
| Taxable Value | $10,450,000 |
|---|
Appreciation: Market value has risen +52.6% from $6,850,000 (2021) to $10,450,000 (2025), a CAGR of 11.1% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. Over the same span, the median Multi-Family parcel countywide rose +37.9%, so this parcel has outpaced the broader multi-family market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $213,858. Austin ISD is the largest single contributor, at 45.2% 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 42% of market value ($4,360,350 land vs $6,089,650 improvements), about $50/SF of land. Most value sits in the improvements, so building condition, age (~60 yrs), and rent roll drive the underwriting.
Submarket Position: At $10,450,000, 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 +11.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $17,717,337 by 2030, with an estimated annual tax burden around $317,031. 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.
10 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| SO | Sketch Only | 45,117 SF | ✗ |
| 1ST | 1st Floor | 23,917 SF | ✓ |
| 2ND | 2nd Floor | 22,067 SF | ✓ |
| 551 | PAVED AREA | 21,289 SF | ✗ |
| 511 | DECK | 2,880 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 259 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 259 SF | ✗ |
| 571C | STORAGE DET COMM | 195 SF | ✓ |
| MISC | Miscellaneous | 11 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 1 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% | $96,683.40 | $96,683.40 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $54,759.78 | $54,759.78 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $39,275.80 | $39,275.80 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $12,333.40 | $12,333.40 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $10,805.30 | $10,805.30 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $213,857.68 | $213,857.68 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $9,650,000 | $10,450,000 | -7.7% |
| Assessed Value | $9,650,000 | $10,450,000 | -7.7% |
| Land Value | $4,360,350 | $4,360,350 | +0.0% |
| Improvement Value | $5,289,650 | $6,089,650 | -13.1% |
| Taxable Value | $9,650,000 | $10,450,000 | -7.7% |
| Total Tax 2026 = estimate |
~$197,486
Estimated
|
~$213,858
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $9,650,000 | $9,650,000 | +0 (+0.0%) |
| Taxable Value | $9,650,000 | $9,650,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $9,650,000 | $4,360,350 | $5,289,650 | — | $9,650,000 | $9,650,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $10,450,000 | $4,360,350 | $6,089,650 | — | $10,450,000 | $10,450,000 | ~$213,858 | Partial |
| 2024 | $8,507,040 | — | — | −$4,146,690 | $4,360,350 | $— | $179,894 | Verified |
| 2023 | $7,730,000 | — | — | −$3,369,650 | $4,360,350 | $— | $153,913 | Verified |
| 2022 | $6,700,000 | — | — | −$2,339,650 | $4,360,350 | $— | $152,662 | Verified |
| 2021 | $6,850,000 | — | — | −$2,489,650 | $4,360,350 | $— | $146,665 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -7.7% | -7.7% | ~100% | Not available | Partial |
| 2025 | +15.1% | +15.1% | ~100% | Not available | Partial |
| 2024 | +6.7% | +6.7% | ~100% | 1.9800% | Verified |
| 2023 | +10.1% | +10.1% | ~100% | 1.8100% | Verified |
| 2022 | +3.2% | +3.2% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +39.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -7.7% | +7.7% | +13.0% | +22.8% | 2025 | -7.7% | 2026 |
| Assessment Ratio | 100.0% | 72.8% | — | 100.0% | 2025 | 51.3% | 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 |
$213,858 | $169,398 | ~$272,665 | $213,858 | 2025 | $146,665 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$11,613,757 | ~$11,495,000 | ~2.0139% | ~$231,502 | +11.1% |
| 2027 | ~$12,907,114 | ~$12,644,500 | ~1.9814% | ~$250,537 | +23.5% |
| 2028 | ~$14,344,505 | ~$13,908,950 | ~1.9488% | ~$271,063 | +37.3% |
| 2029 | ~$15,941,971 | ~$15,299,845 | ~1.9163% | ~$293,190 | +52.6% |
| 2030 | ~$17,717,337 | ~$16,829,830 | ~1.8837% | ~$317,031 | +69.5% |
| 2026 | ~$11,404,757 | ~$11,404,757 | ~2.0465% | ~$233,397 | +9.1% |
| 2027 | ~$12,446,744 | ~$12,446,744 | ~2.0465% | ~$254,721 | +19.1% |
| 2028 | ~$13,583,932 | ~$13,583,932 | ~2.0465% | ~$277,993 | +30.0% |
| 2029 | ~$14,825,017 | ~$14,825,017 | ~2.0465% | ~$303,392 | +41.9% |
| 2030 | ~$16,179,494 | ~$16,179,494 | ~2.0465% | ~$331,111 | +54.8% |
| 2026 | ~$11,822,757 | ~$11,495,000 | ~1.9977% | ~$229,631 | +13.1% |
| 2027 | ~$13,375,844 | ~$12,644,500 | ~1.9488% | ~$246,421 | +28.0% |
| 2028 | ~$15,132,952 | ~$13,908,950 | ~1.9000% | ~$264,272 | +44.8% |
| 2029 | ~$17,120,882 | ~$15,299,845 | ~1.8512% | ~$283,230 | +63.8% |
| 2030 | ~$19,369,954 | ~$16,829,830 | ~1.8024% | ~$303,336 | +85.4% |
In 2025, this property's market value of $10,450,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 20× 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 | $10,450,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $8,507,040 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $7,730,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $6,700,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $6,850,000 | $300,453 | $376,850 | $539,896 | ↑ Top 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.