E U S HY 290 TX
| Owner | GRASSDALE AT MANOR LLC |
|---|---|
| Parcel ID | 0237690129 |
| Short ID | 937564 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 264,000 SF |
| Land SF | 619,423 SF |
| Acres | 14.220 |
| Year Built | 2022 |
| Legal | LOT 3 BLK A RESIDENCES AT GRASSDALE |
| Neighborhood | 08NE3 |
| Land | $3,685,568 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,685,568 |
| Improvement | $51,764,432 |
|---|---|
| Total Improvement | $51,764,432 |
| Market | $55,450,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $55,450,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $55,450,000 |
| Taxable Value | $55,450,000 |
|---|
Appreciation: Market value has risen +1228.0% from $4,175,442 (2022) to $55,450,000 (2025), a CAGR of 136.8% over 3 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2023→2024), 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 -15.5%, so this parcel has outpaced the broader multi-family market over the same period.
Tax Burden: The combined rate across 6 taxing entities is 2.6324% in 2025 (+0.0436% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $1,459,648. Manor ISD is the largest single contributor, at 41.1% 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 7% of market value ($3,685,568 land vs $51,764,432 improvements), about $6/SF of land. Most value sits in the improvements, so building condition, age (~4 yrs), and rent roll drive the underwriting.
Submarket Position: At $55,450,000, 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 +136.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,129,524,455 by 2030, with an estimated annual tax burden around $2,153,965. 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 | 264,000 SF | ✓ |
Market value changed by 744% in 2022, 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% | $599,636.30 | $599,636.30 | Paid |
| CMA City of Manor | 0.7827% | 0.7470% | 0.6789% | 0.8537% | 0.8537% | +0.0000% | $473,376.65 | $473,376.65 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $208,406.05 | $208,406.05 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $65,443.75 | $65,443.75 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $57,335.30 | $57,335.30 | Paid |
| E12 Travis County ESD # 12 | 0.1000% | 0.1000% | 0.0982% | 0.1000% | 0.1000% | +0.0000% | $55,450.00 | $55,450.00 | Paid |
| Combined Rate | 2.8087% | 2.7146% | 2.3671% | 2.5888% | 2.6324% | +0.0436% | $1,459,648.05 | $1,459,648.05 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $47,720,000 | $55,450,000 | -13.9% |
| Assessed Value | $47,720,000 | $55,450,000 | -13.9% |
| Land Value | $3,685,568 | $3,685,568 | +0.0% |
| Improvement Value | $44,034,432 | $51,764,432 | -14.9% |
| Taxable Value | $47,689,889 | $55,450,000 | -14.0% |
| Total Tax 2026 = estimate |
~$1,255,373
Estimated
|
~$1,459,648
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $56,418,513 | $47,720,000 | -8,698,513 (-15.4%) |
| Taxable Value | $56,388,402 | $47,689,889 | -8,698,513 (-15.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $47,720,000 | $3,685,568 | $44,034,432 | — | $47,720,000 | $47,689,889 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $55,450,000 | $3,685,568 | $51,764,432 | — | $55,450,000 | $55,450,000 | ~$1,459,648 | Partial |
| 2024 | $66,540,000 | — | — | −$62,854,432 | $3,685,568 | $— | $1,503,032 | Verified |
| 2023 | $35,226,857 | — | — | −$31,541,289 | $3,685,568 | $— | $1,449,422 | Verified |
| 2022 | $4,175,442 | — | — | −$2,595,913 | $1,579,529 | $— | $956,276 | Verified |
| 2021 | $— | — | — | — | $1,579,530 | $— | $117,275 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1.7% | +1.7% | ~100% | Not available | Partial |
| 2025 | -6.8% | -6.8% | ~100% | Not available | Partial |
| 2024 | -17.1% | -17.1% | ~100% | 2.5300% | Verified |
| 2023 | +103.8% ! | +103.8% | ~100% | 2.0200% | Verified |
| 2022 | +743.7% ! | +743.7% | ~100% | 2.7100% | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1228.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -13.9% | +200.5% | +144.5% | +743.7% | 2023 | -16.7% | 2025 |
| Assessment Ratio | 100.0% | 50.8% | — | 100.0% | 2025 | 5.5% | 2024 |
| Effective Tax Rate (2025) | 2.6300% | 2.6300% | — | 2.6300% | 2025 | 2.6300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,459,648 | $1,342,095 | ~$1,855,770 | $1,503,032 | 2024 | $956,276 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$131,311,042 | ~$60,995,000 | ~2.5883% | ~$1,578,728 | +136.8% |
| 2027 | ~$310,957,436 | ~$67,094,500 | ~2.5442% | ~$1,707,027 | +460.8% |
| 2028 | ~$736,377,730 | ~$73,803,950 | ~2.5001% | ~$1,845,198 | +1228.0% |
| 2029 | ~$1,743,814,739 | ~$81,184,345 | ~2.4561% | ~$1,993,934 | +3044.8% |
| 2030 | ~$4,129,524,455 | ~$89,302,780 | ~2.4120% | ~$2,153,965 | +7347.3% |
| 2026 | ~$130,202,042 | ~$60,995,000 | ~2.6324% | ~$1,605,613 | +134.8% |
| 2027 | ~$305,727,175 | ~$67,094,500 | ~2.6324% | ~$1,766,174 | +451.4% |
| 2028 | ~$717,877,413 | ~$73,803,950 | ~2.6324% | ~$1,942,792 | +1194.6% |
| 2029 | ~$1,685,646,625 | ~$81,184,345 | ~2.6324% | ~$2,137,071 | +2939.9% |
| 2030 | ~$3,958,063,720 | ~$89,302,780 | ~2.6324% | ~$2,350,778 | +7038.1% |
| 2026 | ~$132,420,042 | ~$60,995,000 | ~2.5663% | ~$1,565,285 | +138.8% |
| 2027 | ~$316,232,058 | ~$67,094,500 | ~2.5001% | ~$1,677,453 | +470.3% |
| 2028 | ~$755,193,193 | ~$73,803,950 | ~2.4340% | ~$1,796,402 | +1261.9% |
| 2029 | ~$1,803,475,466 | ~$81,184,345 | ~2.3679% | ~$1,922,365 | +3152.4% |
| 2030 | ~$4,306,876,421 | ~$89,302,780 | ~2.3018% | ~$2,055,558 | +7667.1% |
In 2025, this property's market value of $55,450,000 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 | $55,450,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $66,540,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $35,226,857 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $4,175,442 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +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.