8110 BLUE GOOSE RD 78653
| Owner | EIGHTYONE10 BLUE GOOSE LP |
|---|---|
| Parcel ID | 0234410902 |
| Short ID | 956771 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 282,251 SF |
| Land SF | 592,145 SF |
| Acres | 13.594 |
| Year Built | 2022 |
| Legal | 99 EAST MIXED USE CONDOMINIUMS UNT MULTI FAMILY UNIT 81.91%INT IN COMMON AREA |
| Neighborhood | NE1 |
| Land | $1,776,436 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,776,436 |
| Improvement | $53,823,564 |
|---|---|
| Total Improvement | $53,823,564 |
| Market | $55,600,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $55,600,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $55,600,000 |
| Taxable Value | $55,600,000 |
|---|
Appreciation: Market value has risen +92.0% from $28,964,311 (2024) to $55,600,000 (2025), a CAGR of 92.0% 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 $1,224,693. 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 ($1,776,436 land vs $53,823,564 improvements), about $3/SF of land. Most value sits in the improvements, so building condition, age (~4 yrs), and rent roll drive the underwriting.
Submarket Position: At $55,600,000, 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 +92.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,449,214,730 by 2030, with an estimated annual tax burden around $27,133,901. 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 | 282,251 SF | ✓ |
Market value changed by 1530% 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% | $578,549.00 | $578,549.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $280,349.10 | $280,349.10 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $201,077.08 | $201,077.08 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $63,142.31 | $63,142.31 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $55,319.00 | $55,319.00 | Paid |
| Combined Rate | 2.4670% | 2.3303% | 2.0358% | 2.1127% | 2.2027% | +0.0900% | $1,178,436.49 | $1,178,436.49 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $56,110,000 | $55,600,000 | +0.9% |
| Assessed Value | $56,110,000 | $55,600,000 | +0.9% |
| Land Value | $1,776,436 | $1,776,436 | +0.0% |
| Improvement Value | $54,333,564 | $53,823,564 | +0.9% |
| Taxable Value | $56,110,000 | $55,600,000 | +0.9% |
| Total Tax 2026 = estimate |
~$1,235,927
Estimated
|
~$1,178,436
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $56,110,000 | $56,110,000 | +0 (+0.0%) |
| Taxable Value | $56,110,000 | $56,110,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $56,110,000 | $1,776,436 | $54,333,564 | — | $56,110,000 | $56,110,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $55,600,000 | $1,776,436 | $53,823,564 | — | $55,600,000 | $55,600,000 | ~$1,178,436 | Partial |
| 2024 | $28,964,311 | — | — | −$27,187,875 | $1,776,436 | $— | $1,181,376 | Verified |
| 2023 | $— | — | — | — | $1,776,436 | $— | $589,669 | Verified |
| 2022 | $— | — | — | — | $1,776,436 | $— | $41,397 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.9% | +0.9% | ~100% | Not available | Partial |
| 2025 | -4.5% | -4.5% | ~100% | Not available | Partial |
| 2024 | +101.1% ! | +101.1% | ~100% | 2.0300% | Verified |
| 2023 | +1530.5% ! | +1530.5% | ~100% | 2.0400% | Verified |
| 2022 | base year | — | ~100% | 2.3300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +3029.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.9% | +46.5% | +91.6% | +92.0% | 2025 | +0.9% | 2026 |
| Assessment Ratio | 100.0% | 68.7% | — | 100.0% | 2025 | 6.1% | 2024 |
| Effective Tax Rate (2025) | 2.1200% | 2.1200% | — | 2.1200% | 2025 | 2.1200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,178,436 | $1,179,906 | ~$11,234,738 | $1,181,376 | 2024 | $1,178,436 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$106,729,968 | ~$106,729,968 | ~2.1366% | ~$2,280,405 | +92.0% |
| 2027 | ~$204,879,248 | ~$204,879,248 | ~2.0705% | ~$4,242,103 | +268.5% |
| 2028 | ~$393,286,972 | ~$393,286,972 | ~2.0045% | ~$7,883,298 | +607.4% |
| 2029 | ~$754,955,146 | ~$754,955,146 | ~1.9384% | ~$14,633,983 | +1257.8% |
| 2030 | ~$1,449,214,730 | ~$1,449,214,730 | ~1.8723% | ~$27,133,901 | +2506.5% |
| 2026 | ~$105,617,968 | ~$105,617,968 | ~2.2027% | ~$2,326,431 | +90.0% |
| 2027 | ~$200,632,289 | ~$200,632,289 | ~2.2027% | ~$4,419,297 | +260.8% |
| 2028 | ~$381,121,848 | ~$381,121,848 | ~2.2027% | ~$8,394,914 | +585.5% |
| 2029 | ~$723,980,492 | ~$723,980,492 | ~2.2027% | ~$15,947,010 | +1202.1% |
| 2030 | ~$1,375,276,058 | ~$1,375,276,058 | ~2.2027% | ~$30,292,999 | +2373.5% |
| 2026 | ~$107,841,968 | ~$107,841,968 | ~2.1036% | ~$2,268,536 | +94.0% |
| 2027 | ~$209,170,686 | ~$209,170,686 | ~2.0045% | ~$4,192,752 | +276.2% |
| 2028 | ~$405,708,248 | ~$405,708,248 | ~1.9054% | ~$7,730,179 | +629.7% |
| 2029 | ~$786,913,238 | ~$786,913,238 | ~1.8062% | ~$14,213,573 | +1315.3% |
| 2030 | ~$1,526,299,868 | ~$1,526,299,868 | ~1.7071% | ~$26,055,980 | +2645.1% |
In 2025, this property's market value of $55,600,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 107× 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 | $55,600,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $28,964,311 | $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% |
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.