12041 DESSAU RD TX 78754
| Owner | HILLTOP BRISTOL HEIGHTS |
|---|---|
| Parcel ID | 0251310508 |
| Short ID | 526814 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 384,776 SF |
| Land SF | 996,479 SF |
| Acres | 22.876 |
| Year Built | 2003 |
| Legal | LOT 3 BLK A PARMER PARK SUBD |
| Neighborhood | 08NE1 |
| Land | $5,978,871 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $5,978,871 |
| Improvement | $68,921,129 |
|---|---|
| Total Improvement | $68,921,129 |
| Market | $74,900,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $74,900,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $74,900,000 |
| Taxable Value | $74,900,000 |
|---|
Appreciation: Market value has risen +39.9% from $53,520,000 (2021) to $74,900,000 (2025), a CAGR of 8.8% 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 $1,649,811. 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 8% of market value ($5,978,871 land vs $68,921,129 improvements), about $6/SF of land. Most value sits in the improvements, so building condition, age (~23 yrs), and rent roll drive the underwriting.
Submarket Position: At $74,900,000, 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 +8.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $114,008,953 by 2030, with an estimated annual tax burden around $2,134,610. 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.
12 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 491 | SPRINKLER HEADS | 381,553 SF | ✗ |
| 1ST | 1st Floor | 193,329 SF | ✓ |
| 2ND | 2nd Floor | 191,447 SF | ✓ |
| 551 | PAVED AREA | 133,000 SF | ✗ |
| 602 | POOL RES CONC | 2,000 SF | ✗ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 152 | COMMODE AVG | 1 SF | ✓ |
| 162 | LAVATORY AVG | 1 SF | ✓ |
| 182 | SINK AVG | 1 SF | ✓ |
| 192 | WATER HTR AVG | 1 SF | ✓ |
| 522C | FIREPLACE COMM | 1 SF | ✓ |
| 539 | FENCE FV | 1 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% | $809,968.60 | $809,968.60 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $392,488.73 | $392,488.73 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $281,507.91 | $281,507.91 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $88,399.23 | $88,399.23 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $77,446.60 | $77,446.60 | Paid |
| Combined Rate | 2.4670% | 2.3303% | 2.0358% | 2.1127% | 2.2027% | +0.0900% | $1,649,811.07 | $1,649,811.07 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $67,360,000 | $74,900,000 | -10.1% |
| Assessed Value | $67,360,000 | $74,900,000 | -10.1% |
| Land Value | $5,978,871 | $5,978,871 | +0.0% |
| Improvement Value | $61,381,129 | $68,921,129 | -10.9% |
| Taxable Value | $67,360,000 | $74,900,000 | -10.1% |
| Total Tax 2026 = estimate |
~$1,483,729
Estimated
|
~$1,649,811
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $67,360,000 | $67,360,000 | +0 (+0.0%) |
| Taxable Value | $67,360,000 | $67,360,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $67,360,000 | $5,978,871 | $61,381,129 | — | $67,360,000 | $67,360,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $74,900,000 | $5,978,871 | $68,921,129 | — | $74,900,000 | $74,900,000 | ~$1,649,811 | Partial |
| 2024 | $88,264,029 | — | — | −$82,285,158 | $5,978,871 | $— | $1,501,449 | Verified |
| 2023 | $78,380,000 | — | — | −$72,401,129 | $5,978,871 | $— | $1,796,921 | Verified |
| 2022 | $59,150,000 | — | — | −$53,171,129 | $5,978,871 | $— | $1,626,439 | Verified |
| 2021 | $53,520,000 | — | — | −$47,541,129 | $5,978,871 | $— | $1,299,884 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -10.1% | -10.1% | ~100% | Not available | Partial |
| 2025 | -9.0% | -9.0% | ~100% | Not available | Partial |
| 2024 | -6.7% | -6.7% | ~100% | 1.8200% | Verified |
| 2023 | +11.4% | +11.4% | ~100% | 2.0400% | Verified |
| 2022 | +31.3% | +31.3% | ~100% | 2.0500% | Verified |
| 2021 | base year | — | ~100% | 2.4300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +24.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -10.1% | +6.1% | +11.2% | +32.5% | 2023 | -15.1% | 2025 |
| Assessment Ratio | 100.0% | 39.3% | — | 100.0% | 2025 | 6.8% | 2024 |
| Effective Tax Rate (2025) | 2.2000% | 2.2000% | — | 2.2000% | 2025 | 2.2000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,649,811 | $1,574,901 | ~$1,934,688 | $1,796,921 | 2023 | $1,299,884 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$81,465,410 | ~$81,465,410 | ~2.1366% | ~$1,740,599 | +8.8% |
| 2027 | ~$88,606,315 | ~$88,606,315 | ~2.0705% | ~$1,834,627 | +18.3% |
| 2028 | ~$96,373,161 | ~$96,373,161 | ~2.0045% | ~$1,931,766 | +28.7% |
| 2029 | ~$104,820,815 | ~$104,820,815 | ~1.9384% | ~$2,031,837 | +39.9% |
| 2030 | ~$114,008,953 | ~$114,008,953 | ~1.8723% | ~$2,134,610 | +52.2% |
| 2026 | ~$79,967,410 | ~$79,967,410 | ~2.2027% | ~$1,761,430 | +6.8% |
| 2027 | ~$85,377,658 | ~$85,377,658 | ~2.2027% | ~$1,880,601 | +14.0% |
| 2028 | ~$91,153,941 | ~$91,153,941 | ~2.2027% | ~$2,007,834 | +21.7% |
| 2029 | ~$97,321,022 | ~$97,321,022 | ~2.2027% | ~$2,143,676 | +29.9% |
| 2030 | ~$103,905,341 | ~$103,905,341 | ~2.2027% | ~$2,288,707 | +38.7% |
| 2026 | ~$82,963,410 | ~$82,390,000 | ~2.1036% | ~$1,733,135 | +10.8% |
| 2027 | ~$91,894,891 | ~$90,629,000 | ~2.0045% | ~$1,816,626 | +22.7% |
| 2028 | ~$101,787,897 | ~$99,691,900 | ~1.9054% | ~$1,899,484 | +35.9% |
| 2029 | ~$112,745,942 | ~$109,661,090 | ~1.8062% | ~$1,980,747 | +50.5% |
| 2030 | ~$124,883,681 | ~$120,627,199 | ~1.7071% | ~$2,059,268 | +66.7% |
In 2025, this property's market value of $74,900,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 144× 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 | $74,900,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $88,264,029 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $78,380,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $59,150,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $53,520,000 | $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.