SHADOWGLEN BLVD TX 78653
| Owner | SHADOWGLEN RESIDENTIAL |
|---|---|
| Parcel ID | 0241650401 |
| Short ID | 568630 |
| Type | Real |
| Use Code | 17 Clubhouse |
| Valuation | Cost |
| Improvement SF | 4,180 SF |
| Land SF | 172,752 SF |
| Acres | 3.966 |
| Year Built | 2005 |
| Legal | LOT 1 BLK Y SHADOWGLEN PHS 1 SEC 1(A),2(A),3(A),4(A) (AMENITY CENTER) |
| Neighborhood | B0810 |
| Land | $1,500 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,500 |
| Improvement | $7,137 |
|---|---|
| Total Improvement | $7,137 |
| Market | $8,637 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $8,637 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $8,637 |
| Taxable Value | $8,637 |
|---|
Appreciation: Market value has risen +53.2% from $5,637 (2021) to $8,637 (2025), a CAGR of 11.3% 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 6 taxing entities is 2.6097% in 2025 (+0.0821% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $225. Manor ISD is the largest single contributor, at 41.4% of the total 2025 levy.
Homestead Cap History: This property had an active homestead cap as recently as 2024 ($9,214, ~106.7% of market value at the time). The cap has since reset or expired. Verified clear — 2025 Certified Historical data from AJR 2021–2024 (Partial confidence). Current status confirmed by 2025 TCAD Certified Export.
Asset Class: Multi-family residential. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 17% of market value ($1,500 land vs $7,137 improvements), about $0/SF of land. Most value sits in the improvements, so building condition, age (~21 yrs), and rent roll drive the underwriting.
Submarket Position: At $8,637, this parcel sits in the bottom quartile (<25th 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 +11.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $14,723 by 2030, with an estimated annual tax burden around $311. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 4,180 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 4,180 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 1,402 SF | ✗ |
| 612 | TERRACE UNCOVERD | 1,000 SF | ✗ |
| 251 | BATHROOM | 4 SF | ✓ |
| 413 | STAIRWAY EXT | 3 SF | ✓ |
| 604 | POOL RES CONC | 2 SF | ✗ |
| 522 | FIREPLACE | 2 SF | ✓ |
Market value changed by 91% 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% | $93.40 | $93.40 | Paid |
| U70 Travis County MUD # 02 | 0.8820% | 0.8280% | 0.7925% | 0.7925% | 0.8310% | +0.0385% | $71.77 | $71.77 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $32.46 | $32.46 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $10.19 | $10.19 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $8.93 | $8.93 | Paid |
| E12 Travis County ESD # 12 | 0.1000% | 0.1000% | 0.0982% | 0.1000% | 0.1000% | +0.0000% | $8.64 | $8.64 | Paid |
| Combined Rate | 2.9080% | 2.7956% | 2.4807% | 2.5276% | 2.6097% | +0.0821% | $225.39 | $225.39 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $6,665 | $8,637 | -22.8% |
| Assessed Value | $6,665 | $8,637 | -22.8% |
| Land Value | $1,500 | $1,500 | +0.0% |
| Improvement Value | $5,165 | $7,137 | -27.6% |
| Taxable Value | $6,665 | $8,637 | -22.8% |
| HS Cap Loss | — | -$9,214 (2024) | |
| Total Tax 2026 = estimate |
~$174
Estimated
|
~$225
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $6,665 | $6,665 | +0 (+0.0%) |
| Taxable Value | $6,665 | $6,665 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $6,665 | $1,500 | $5,165 | — | $6,665 | $6,665 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $8,637 | $1,500 | $7,137 | — | $8,637 | $8,637 | ~$225 | Partial |
| 2024 | $10,002 | — | — | −$8,502 | $1,500 | $— | $271 | Verified |
| 2023 | $9,875 | — | — | −$9,275 | $600 | $— | $248 | Verified |
| 2022 | $5,183 | — | — | −$4,583 | $600 | $— | $276 | Verified |
| 2021 | $5,637 | — | — | −$5,037 | $600 | $— | $151 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -22.8% | -22.8% | ~100% | Not available | Partial |
| 2025 | -19.4% | -19.4% | ~100% | Not available | Partial |
| 2024 | +7.1% | +7.1% | ~100% | 2.5300% | Verified |
| 2023 | +1.3% | +1.3% | ~100% | 2.4800% | Verified |
| 2022 | +90.5% ! | +90.5% | ~100% | 2.8000% | Verified |
| 2021 | base year | — | ~100% | 2.6700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +66.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -22.8% | +9.5% | +17.8% | +90.5% | 2023 | -22.8% | 2026 |
| Assessment Ratio | 100.0% | 40.6% | — | 100.0% | 2025 | 6.1% | 2023 |
| Effective Tax Rate (2025) | 2.6100% | 2.6100% | — | 2.6100% | 2025 | 2.6100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$225 | $234 | ~$275 | $276 | 2022 | $151 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$9,609 | ~$9,501 | ~2.5351% | ~$241 | +11.3% |
| 2027 | ~$10,691 | ~$10,451 | ~2.4605% | ~$257 | +23.8% |
| 2028 | ~$11,895 | ~$11,496 | ~2.3859% | ~$274 | +37.7% |
| 2029 | ~$13,234 | ~$12,645 | ~2.3114% | ~$292 | +53.2% |
| 2030 | ~$14,723 | ~$13,910 | ~2.2368% | ~$311 | +70.5% |
| 2026 | ~$9,437 | ~$9,437 | ~2.6097% | ~$246 | +9.3% |
| 2027 | ~$10,310 | ~$10,310 | ~2.6097% | ~$269 | +19.4% |
| 2028 | ~$11,265 | ~$11,265 | ~2.6097% | ~$294 | +30.4% |
| 2029 | ~$12,307 | ~$12,307 | ~2.6097% | ~$321 | +42.5% |
| 2030 | ~$13,447 | ~$13,447 | ~2.6097% | ~$351 | +55.7% |
| 2026 | ~$9,782 | ~$9,501 | ~2.4978% | ~$237 | +13.3% |
| 2027 | ~$11,079 | ~$10,451 | ~2.3859% | ~$249 | +28.3% |
| 2028 | ~$12,548 | ~$11,496 | ~2.2741% | ~$261 | +45.3% |
| 2029 | ~$14,211 | ~$12,645 | ~2.1622% | ~$273 | +64.5% |
| 2030 | ~$16,095 | ~$13,910 | ~2.0503% | ~$285 | +86.3% |
In 2025, this property's market value of $8,637 places it in the bottom 25% for Multi-Family properties in Travis County (12584 comparable) — -98% below 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 | $8,637 | $438,669 | $519,778 | $749,859 | ↓ Bottom 25% | -7.5% |
| 2024 | $10,002 | $467,458 | $564,615 | $848,565 | ↓ Bottom 25% | -6.3% |
| 2023 | $9,875 | $503,905 | $617,035 | $919,932 | ↓ Bottom 25% | +0.9% |
| 2022 | $5,183 | $506,618 | $615,058 | $906,429 | ↓ Bottom 25% | +39.1% |
| 2021 | $5,637 | $300,453 | $376,850 | $539,896 | ↓ Bottom 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.