BLUE BLUFF RD 78653
| Owner | CH REALTY IX-OP II MF AUSTIN 130 BB LP |
|---|---|
| Parcel ID | 0227520102 |
| Short ID | 964351 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 292,050 SF |
| Land SF | 681,690 SF |
| Acres | 15.649 |
| Year Built | 2024 |
| Legal | BLUE BLUFF SUBD - PHS 1 BLK 1 LOT 2 |
| Neighborhood | NE3 |
| Land | $2,045,070 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,045,070 |
| Improvement | $72,614,930 |
|---|---|
| Total Improvement | $72,614,930 |
| Market | $74,660,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $74,660,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $74,660,000 |
| Taxable Value | $74,660,000 |
|---|
Appreciation: Market value has risen +1158.7% from $5,931,343 (2024) to $74,660,000 (2025), a CAGR of 1158.7% 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 $1,644,525. 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 ($2,045,070 land vs $72,614,930 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 $74,660,000, 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 +1158.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $23,591,889,043,817 by 2030, with an estimated annual tax burden around $2,251,287. 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 | 292,050 SF | ✓ |
Market value changed by 828% 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 |
|---|---|---|---|---|---|---|---|---|---|
| IMA Manor ISD | 1.3520% | 1.3520% | 1.0861% | 1.0814% | 1.0814% | +0.0000% | $756,980.00 | $756,980.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $366,811.90 | $366,811.90 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $263,091.50 | $263,091.50 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $82,616.10 | $82,616.10 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $72,380.00 | $72,380.00 | Paid |
| Combined Rate | 2.4670% | 2.3303% | 2.0358% | 2.1127% | 2.2027% | +0.0900% | $1,541,879.50 | $1,541,879.50 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $68,000,000 | $74,660,000 | -8.9% |
| Assessed Value | $68,000,000 | $74,660,000 | -8.9% |
| Land Value | $2,045,070 | $2,045,070 | +0.0% |
| Improvement Value | $65,954,930 | $72,614,930 | -9.2% |
| Taxable Value | $68,000,000 | $74,660,000 | -8.9% |
| Total Tax 2026 = estimate |
~$1,497,826
Estimated
|
~$1,541,880
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $78,895,888 | $68,000,000 | -10,895,888 (-13.8%) |
| Taxable Value | $78,895,888 | $68,000,000 | -10,895,888 (-13.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $68,000,000 | $2,045,070 | $65,954,930 | — | $68,000,000 | $68,000,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $74,660,000 | $2,045,070 | $72,614,930 | — | $74,660,000 | $74,660,000 | ~$1,541,880 | Partial |
| 2024 | $5,931,343 | — | — | −$3,886,273 | $2,045,070 | $— | $1,162,962 | Verified |
| 2023 | $— | — | — | — | $2,045,070 | $— | $120,753 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +5.7% | +5.7% | ~100% | Not available | Partial |
| 2025 | +35.6% | +35.6% | ~100% | Not available | Partial |
| 2024 | +828.1% ! | +828.1% | ~100% | 2.1100% | Verified |
| 2023 | base year | — | ~100% | 2.0400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1158.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -8.9% | +574.9% | +1183.4% | +1158.7% | 2025 | -8.9% | 2026 |
| Assessment Ratio | 100.0% | 78.2% | — | 100.0% | 2025 | 34.5% | 2024 |
| Effective Tax Rate (2025) | 2.0700% | 2.0700% | — | 2.0700% | 2025 | 2.0700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,541,880 | $1,352,421 | ~$1,997,446 | $1,541,880 | 2025 | $1,162,962 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$939,772,932 | ~$82,126,000 | ~2.1366% | ~$1,754,714 | +1158.7% |
| 2027 | ~$11,829,268,191 | ~$90,338,600 | ~2.0705% | ~$1,870,495 | +15744.2% |
| 2028 | ~$148,899,357,725 | ~$99,372,460 | ~2.0045% | ~$1,991,886 | +199336.6% |
| 2029 | ~$1,874,251,084,072 | ~$109,309,706 | ~1.9384% | ~$2,118,850 | +2510281.8% |
| 2030 | ~$23,591,889,043,817 | ~$120,240,677 | ~1.8723% | ~$2,251,287 | +31599001.3% |
| 2026 | ~$938,279,732 | ~$82,126,000 | ~2.2027% | ~$1,808,977 | +1156.7% |
| 2027 | ~$11,791,707,138 | ~$90,338,600 | ~2.2027% | ~$1,989,875 | +15693.9% |
| 2028 | ~$148,190,728,764 | ~$99,372,460 | ~2.2027% | ~$2,188,862 | +198387.4% |
| 2029 | ~$1,862,367,495,637 | ~$109,309,706 | ~2.2027% | ~$2,407,748 | +2494364.9% |
| 2030 | ~$23,405,058,587,251 | ~$120,240,677 | ~2.2027% | ~$2,648,523 | +31348759.6% |
| 2026 | ~$941,266,132 | ~$82,126,000 | ~2.1036% | ~$1,727,582 | +1160.7% |
| 2027 | ~$11,866,888,972 | ~$90,338,600 | ~2.0045% | ~$1,810,805 | +15794.6% |
| 2028 | ~$149,610,242,141 | ~$99,372,460 | ~1.9054% | ~$1,893,397 | +200288.8% |
| 2029 | ~$1,886,191,453,018 | ~$109,309,706 | ~1.8062% | ~$1,974,400 | +2526274.8% |
| 2030 | ~$23,779,910,696,749 | ~$120,240,677 | ~1.7071% | ~$2,052,669 | +31850838.5% |
In 2025, this property's market value of $74,660,000 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 | $74,660,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $5,931,343 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | — | $503,905 | $617,035 | $919,932 | — | +0.9% |
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.