13706 N F M RD 973 TX 78653
| Owner | SHADOWGLEN DST |
|---|---|
| Parcel ID | 0241690403 |
| Short ID | 786700 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 204,356 SF |
| Land SF | 530,474 SF |
| Acres | 12.178 |
| Year Built | 2020 |
| Legal | LOT 1 BLK A SHADOWGLEN TRACE COMMERCIAL SEC C LT 1 |
| Neighborhood | 08NE3 |
| Land | $530,474 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $530,474 |
| Improvement | $45,469,526 |
|---|---|
| Total Improvement | $45,469,526 |
| Market | $46,000,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $46,000,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $46,000,000 |
| Taxable Value | $46,000,000 |
|---|
Appreciation: Market value has risen +128.0% from $20,172,186 (2021) to $46,000,000 (2025), a CAGR of 22.9% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2022), 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 2.5507% in 2025 (+0.0936% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $1,173,307. Manor ISD is the largest single contributor, at 42.4% 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 1% of market value ($530,474 land vs $45,469,526 improvements), about $1/SF of land. Most value sits in the improvements, so building condition, age (~6 yrs), and rent roll drive the underwriting.
Submarket Position: At $46,000,000, 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 +22.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $128,903,265 by 2030, with an estimated annual tax burden around $1,583,278. 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 | 204,356 SF | ✓ |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| 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% | $497,444.00 | $497,444.00 | Paid |
| U7G Wilbarger Creek MUD # 1 | 0.8555% | 0.8100% | 0.7220% | 0.7220% | 0.7720% | +0.0500% | $355,120.00 | $355,120.00 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $172,888.70 | $172,888.70 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $54,290.58 | $54,290.58 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $47,564.00 | $47,564.00 | Paid |
| E12 Travis County ESD # 12 | 0.1000% | 0.1000% | 0.0982% | 0.1000% | 0.1000% | +0.0000% | $46,000.00 | $46,000.00 | Paid |
| Combined Rate | 2.8815% | 2.7776% | 2.4102% | 2.4571% | 2.5507% | +0.0936% | $1,173,307.28 | $1,173,307.28 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $38,875,783 | $46,000,000 | -15.5% |
| Assessed Value | $38,875,783 | $46,000,000 | -15.5% |
| Land Value | $530,474 | $530,474 | +0.0% |
| Improvement Value | $38,345,309 | $45,469,526 | -15.7% |
| Taxable Value | $38,875,783 | $46,000,000 | -15.5% |
| Total Tax 2026 = estimate |
~$991,592
Estimated
|
~$1,173,307
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $44,198,438 | $38,875,783 | -5,322,655 (-12.0%) |
| Taxable Value | $44,198,438 | $38,875,783 | -5,322,655 (-12.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $38,875,783 | $530,474 | $38,345,309 | — | $38,875,783 | $38,875,783 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $46,000,000 | $530,474 | $45,469,526 | — | $46,000,000 | $46,000,000 | ~$1,173,307 | Partial |
| 2024 | $45,000,000 | — | — | −$44,469,526 | $530,474 | $— | $1,088,010 | Verified |
| 2023 | $41,700,000 | — | — | −$41,169,526 | $530,474 | $— | $1,050,846 | Verified |
| 2022 | $35,800,000 | — | — | −$35,269,526 | $530,474 | $— | $1,168,394 | Verified |
| 2021 | $20,172,186 | — | — | −$19,641,712 | $530,474 | $— | $1,031,569 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -3.9% | -3.9% | ~100% | Not available | Partial |
| 2025 | +3.9% | +3.9% | ~100% | Not available | Partial |
| 2024 | -1.6% | -1.6% | ~100% | 2.4600% | Verified |
| 2023 | +4.8% | +4.8% | ~100% | 2.3400% | Verified |
| 2022 | +20.0% | +20.0% | ~100% | 2.7200% | Verified |
| 2021 | base year | — | ~100% | 5.1100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +28.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -15.5% | +17.7% | +27.4% | +77.5% | 2022 | -15.5% | 2026 |
| Assessment Ratio | 100.0% | 34.4% | — | 100.0% | 2025 | 1.2% | 2024 |
| Effective Tax Rate (2025) | 2.5500% | 2.5500% | — | 2.5500% | 2025 | 2.5500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,173,307 | $1,102,425 | ~$1,412,903 | $1,173,307 | 2025 | $1,031,569 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$56,527,405 | ~$50,600,000 | ~2.4680% | ~$1,248,790 | +22.9% |
| 2027 | ~$69,464,076 | ~$55,660,000 | ~2.3853% | ~$1,327,637 | +51.0% |
| 2028 | ~$85,361,391 | ~$61,226,000 | ~2.3026% | ~$1,409,765 | +85.6% |
| 2029 | ~$104,896,911 | ~$67,348,600 | ~2.2199% | ~$1,495,043 | +128.0% |
| 2030 | ~$128,903,265 | ~$74,083,460 | ~2.1372% | ~$1,583,278 | +180.2% |
| 2026 | ~$55,607,405 | ~$50,600,000 | ~2.5507% | ~$1,290,638 | +20.9% |
| 2027 | ~$67,221,380 | ~$55,660,000 | ~2.5507% | ~$1,419,702 | +46.1% |
| 2028 | ~$81,261,011 | ~$61,226,000 | ~2.5507% | ~$1,561,672 | +76.7% |
| 2029 | ~$98,232,912 | ~$67,348,600 | ~2.5507% | ~$1,717,839 | +113.5% |
| 2030 | ~$118,749,507 | ~$74,083,460 | ~2.5507% | ~$1,889,623 | +158.2% |
| 2026 | ~$57,447,405 | ~$50,600,000 | ~2.4266% | ~$1,227,867 | +24.9% |
| 2027 | ~$71,743,573 | ~$55,660,000 | ~2.3026% | ~$1,281,605 | +56.0% |
| 2028 | ~$89,597,436 | ~$61,226,000 | ~2.1785% | ~$1,333,812 | +94.8% |
| 2029 | ~$111,894,352 | ~$67,348,600 | ~2.0545% | ~$1,383,644 | +143.2% |
| 2030 | ~$139,740,004 | ~$74,083,460 | ~1.9304% | ~$1,430,105 | +203.8% |
In 2025, this property's market value of $46,000,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 88× 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 | $46,000,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $45,000,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $41,700,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $35,800,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $20,172,186 | $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.