MUSSEL RUN TX 78621
| Owner | ELM CREEK RESIDENTIAL COMMUNITY INC |
|---|---|
| Parcel ID | 0241960109 |
| Short ID | 933603 |
| Type | Real |
| Use Code | 17 Clubhouse |
| Valuation | Cost |
| Improvement SF | 1,302 SF |
| Land SF | 98,167 SF |
| Acres | 2.254 |
| Year Built | 2021 |
| Legal | LOT 24 BLK A ELM CREEK NORTH PHS 1 (AMENITY AREA) (AMENITY AREA) |
| Neighborhood | B0830 |
| Land | $1,955 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,955 |
| Improvement | $2,473 |
|---|---|
| Total Improvement | $2,473 |
| Market | $4,428 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,428 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $4,428 |
| Taxable Value | $4,428 |
|---|
Appreciation: Market value has risen +1376.0% from $300 (2021) to $4,428 (2025), a CAGR of 96.0% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→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 rose +37.9%, so this parcel has outpaced the broader multi-family market over the same period.
Tax Burden: The combined rate across 4 taxing entities is 1.3823% in 2025 (+0.0436% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $61. Travis County MUD # 14 is the largest single contributor, at 56.8% of the total 2025 levy.
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 44% of market value ($1,955 land vs $2,473 improvements), about $0/SF of land. Most value sits in the improvements, so building condition, age (~5 yrs), and rent roll drive the underwriting.
Submarket Position: At $4,428, 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 +96.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $128,105 by 2030, with an estimated annual tax burden around $99. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,302 SF | ✓ |
| 613 | TERRACE COVERED | 1,302 SF | ✗ |
| 095 | HVAC RESIDENTIAL | 1,302 SF | ✗ |
| 604 | POOL RES CONC | 1 SF | ✗ |
Market value changed by 1158% 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 |
|---|---|---|---|---|---|---|---|---|---|
| U3G Travis County MUD # 14 | 0.8010% | 0.7540% | 0.7200% | 0.7850% | 0.7850% | +0.0000% | $34.76 | $34.76 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $16.64 | $16.64 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $5.23 | $5.23 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $4.58 | $4.58 | Paid |
| Combined Rate | 1.3750% | 1.2696% | 1.2239% | 1.3387% | 1.3823% | +0.0436% | $61.21 | $61.21 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,069 | $4,428 | -8.1% |
| Assessed Value | $4,069 | $4,428 | -8.1% |
| Land Value | $1,955 | $1,955 | +0.0% |
| Improvement Value | $2,114 | $2,473 | -14.5% |
| Taxable Value | $4,069 | $4,428 | -8.1% |
| Total Tax 2026 = estimate |
~$56
Estimated
|
~$61
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,069 | $4,069 | +0 (+0.0%) |
| Taxable Value | $4,069 | $4,069 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,069 | $1,955 | $2,114 | — | $4,069 | $4,069 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $4,428 | $1,955 | $2,473 | — | $4,428 | $4,428 | ~$61 | Partial |
| 2024 | $7,547 | — | — | −$6,947 | $600 | $— | $69 | Verified |
| 2023 | $— | — | — | — | $600 | $— | $92 | Verified |
| 2022 | $— | — | — | — | $600 | $— | $8 | Verified |
| 2021 | $300 | — | — | — | $600 ! | $— | $9 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -8.1% | -8.1% | ~100% | Not available | Partial |
| 2025 | -14.3% | -14.3% | ~100% | Not available | Partial |
| 2024 | -31.6% | -31.6% | ~100% | 1.3400% | Verified |
| 2023 | +1157.8% ! | +1157.8% | ~100% | 1.2200% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.3700% | Verified |
| 2021 | base year | — | ~100% | 2.9500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +638.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -8.1% | +788.8% | +99.5% | +2415.7% | 2024 | -41.3% | 2025 |
| Assessment Ratio | 100.0% | 102.0% | — | 200.0% | 2021 | 8.0% | 2024 |
| Effective Tax Rate (2025) | 1.3800% | 1.3800% | — | 1.3800% | 2025 | 1.3800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$61 | $46 | ~$82 | $69 | 2024 | $9 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$8,679 | ~$4,871 | ~1.3841% | ~$67 | +96.0% |
| 2027 | ~$17,012 | ~$5,358 | ~1.3859% | ~$74 | +284.2% |
| 2028 | ~$33,344 | ~$5,894 | ~1.3877% | ~$82 | +653.0% |
| 2029 | ~$65,357 | ~$6,483 | ~1.3896% | ~$90 | +1376.0% |
| 2030 | ~$128,105 | ~$7,131 | ~1.3914% | ~$99 | +2793.1% |
| 2026 | ~$8,591 | ~$4,871 | ~1.3823% | ~$67 | +94.0% |
| 2027 | ~$16,666 | ~$5,358 | ~1.3823% | ~$74 | +276.4% |
| 2028 | ~$32,334 | ~$5,894 | ~1.3823% | ~$81 | +630.2% |
| 2029 | ~$62,730 | ~$6,483 | ~1.3823% | ~$90 | +1316.7% |
| 2030 | ~$121,701 | ~$7,131 | ~1.3823% | ~$99 | +2648.4% |
| 2026 | ~$8,768 | ~$4,871 | ~1.3850% | ~$67 | +98.0% |
| 2027 | ~$17,361 | ~$5,358 | ~1.3877% | ~$74 | +292.1% |
| 2028 | ~$34,376 | ~$5,894 | ~1.3905% | ~$82 | +676.3% |
| 2029 | ~$68,066 | ~$6,483 | ~1.3932% | ~$90 | +1437.2% |
| 2030 | ~$134,775 | ~$7,131 | ~1.3959% | ~$100 | +2943.7% |
In 2025, this property's market value of $4,428 places it in the bottom 25% for Multi-Family properties in Travis County (12584 comparable) — -99% 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 | $4,428 | $438,669 | $519,778 | $749,859 | ↓ Bottom 25% | -7.5% |
| 2024 | $7,547 | $467,458 | $564,615 | $848,565 | ↓ Bottom 25% | -6.3% |
| 2023 | — | $503,905 | $617,035 | $919,932 | — | +0.9% |
| 2022 | — | $506,618 | $615,058 | $906,429 | — | +39.1% |
| 2021 | $300 | $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.