1625 EDGEWORTH BND TX 78754
| Owner | PIONEER HILLS WF HARMONY LLC |
|---|---|
| Parcel ID | 0239231324 |
| Short ID | 934687 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 241,800 SF |
| Land SF | 577,911 SF |
| Acres | 13.267 |
| Year Built | 2021 |
| Legal | LOT 2 BLK A PIONEER HILLS APARTMENTS |
| Neighborhood | 08NE1 |
| Land | $2,600,597 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,600,597 |
| Improvement | $59,209,403 |
|---|---|
| Total Improvement | $59,209,403 |
| Market | $61,810,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $61,810,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $61,810,000 |
| Taxable Value | $61,810,000 |
|---|
Appreciation: Market value has risen +2276.8% from $2,600,597 (2021) to $61,810,000 (2025), a CAGR of 120.8% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2022→2023), 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 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 2.2027% in 2025 (+0.0900% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $1,361,480. 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 4% of market value ($2,600,597 land vs $59,209,403 improvements), about $4/SF of land. Most value sits in the improvements, so building condition, age (~5 yrs), and rent roll drive the underwriting.
Submarket Position: At $61,810,000, 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 +120.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,243,701,275 by 2030, with an estimated annual tax burden around $60,732,387. 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 | 241,800 SF | ✓ |
Market value changed by 466% 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% | $589,363.00 | $589,363.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $285,589.27 | $285,589.27 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $204,835.53 | $204,835.53 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $64,322.54 | $64,322.54 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $56,353.00 | $56,353.00 | Paid |
| Combined Rate | 2.4670% | 2.3303% | 2.0358% | 2.1127% | 2.2027% | +0.0900% | $1,200,463.34 | $1,200,463.34 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $51,510,000 | $61,810,000 | -16.7% |
| Assessed Value | $51,510,000 | $61,810,000 | -16.7% |
| Land Value | $2,600,597 | $2,600,597 | +0.0% |
| Improvement Value | $48,909,403 | $59,209,403 | -17.4% |
| Taxable Value | $51,510,000 | $61,810,000 | -16.7% |
| Total Tax 2026 = estimate |
~$1,134,603
Estimated
|
~$1,200,463
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $51,510,000 | $51,510,000 | +0 (+0.0%) |
| Taxable Value | $51,510,000 | $51,510,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $51,510,000 | $2,600,597 | $48,909,403 | — | $51,510,000 | $51,510,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $61,810,000 | $2,600,597 | $59,209,403 | — | $61,810,000 | $61,810,000 | ~$1,200,463 | Partial |
| 2024 | $81,000,000 | — | — | −$78,399,403 | $2,600,597 | $— | $1,354,170 | Verified |
| 2023 | $79,789,441 | — | — | −$77,188,844 | $2,600,597 | $— | $1,377,821 | Verified |
| 2022 | $14,108,555 | — | — | −$11,507,958 | $2,600,597 | $— | $1,530,758 | Verified |
| 2021 | $2,600,597 | — | — | — | $2,600,597 | $— | $348,055 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -16.7% | -16.7% | ~100% | Not available | Partial |
| 2025 | -7.7% | -7.7% | ~100% | Not available | Partial |
| 2024 | -17.9% | -17.9% | ~100% | 2.0200% | Verified |
| 2023 | +2.3% | +2.3% | ~100% | 1.6900% | Verified |
| 2022 | +465.5% ! | +465.5% | ~100% | 1.9200% | Verified |
| 2021 | base year | — | ~100% | 13.3800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +338.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -16.7% | +173.8% | +129.6% | +465.5% | 2023 | -23.7% | 2025 |
| Assessment Ratio | 100.0% | 54.1% | — | 100.0% | 2021 | 3.2% | 2024 |
| Effective Tax Rate (2025) | 1.9400% | 1.9400% | — | 1.9400% | 2025 | 1.9400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,200,463 | $1,162,254 | ~$22,340,142 | $1,530,758 | 2022 | $348,055 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$136,475,648 | ~$136,475,648 | ~2.1366% | ~$2,915,954 | +120.8% |
| 2027 | ~$301,336,394 | ~$301,336,394 | ~2.0705% | ~$6,239,285 | +387.5% |
| 2028 | ~$665,346,702 | ~$665,346,702 | ~2.0045% | ~$13,336,638 | +976.4% |
| 2029 | ~$1,469,076,562 | ~$1,469,076,562 | ~1.9384% | ~$28,476,448 | +2276.8% |
| 2030 | ~$3,243,701,275 | ~$3,243,701,275 | ~1.8723% | ~$60,732,387 | +5147.9% |
| 2026 | ~$135,239,448 | ~$135,239,448 | ~2.2027% | ~$2,978,899 | +118.8% |
| 2027 | ~$295,902,092 | ~$295,902,092 | ~2.2027% | ~$6,517,791 | +378.7% |
| 2028 | ~$647,429,794 | ~$647,429,794 | ~2.2027% | ~$14,260,839 | +947.5% |
| 2029 | ~$1,416,567,676 | ~$1,416,567,676 | ~2.2027% | ~$31,202,524 | +2191.8% |
| 2030 | ~$3,099,431,008 | ~$3,099,431,008 | ~2.2027% | ~$68,270,702 | +4914.4% |
| 2026 | ~$137,711,848 | ~$137,711,848 | ~2.1036% | ~$2,896,872 | +122.8% |
| 2027 | ~$306,820,144 | ~$306,820,144 | ~2.0045% | ~$6,150,101 | +396.4% |
| 2028 | ~$683,591,151 | ~$683,591,151 | ~1.9054% | ~$13,024,833 | +1006.0% |
| 2029 | ~$1,523,031,883 | ~$1,523,031,883 | ~1.8062% | ~$27,509,672 | +2364.1% |
| 2030 | ~$3,393,294,535 | ~$3,393,294,535 | ~1.7071% | ~$57,928,076 | +5389.9% |
In 2025, this property's market value of $61,810,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 119× 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 | $61,810,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $81,000,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $79,789,441 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $14,108,555 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $2,600,597 | $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.