PARMER TX 78753
| Owner | MAG CITADEL LP |
|---|---|
| Parcel ID | 0251311001 |
| Short ID | 873509 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 266,728 SF |
| Land SF | 647,915 SF |
| Acres | 14.874 |
| Year Built | 2020 |
| Legal | LOT 1 BLK A NEWINGTON APARTMENT HOMES SUBD |
| Neighborhood | 08NE1 |
| Land | $8,422,895 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $8,422,895 |
| Improvement | $55,887,105 |
|---|---|
| Total Improvement | $55,887,105 |
| Market | $64,310,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $64,310,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $64,310,000 |
| Taxable Value | $64,310,000 |
|---|
Appreciation: Market value has risen +195.6% from $21,754,515 (2021) to $64,310,000 (2025), a CAGR of 31.1% 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 5 taxing entities is 2.2282% in 2025 (+0.0900% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $1,432,946. Pflugerville ISD is the largest single contributor, at 49.7% 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 13% of market value ($8,422,895 land vs $55,887,105 improvements), about $13/SF of land. Most value sits in the improvements, so building condition, age (~6 yrs), and rent roll drive the underwriting.
Submarket Position: At $64,310,000, 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 +31.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $249,281,408 by 2030, with an estimated annual tax burden around $1,952,012. 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 | 266,728 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 |
|---|---|---|---|---|---|---|---|---|---|
| IPF Pflugerville ISD | 1.3880% | 1.2646% | 1.1092% | 1.1069% | 1.1069% | +0.0000% | $675,209.00 | $675,209.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $319,650.37 | $319,650.37 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $229,265.45 | $229,265.45 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $71,994.03 | $71,994.03 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $63,074.00 | $63,074.00 | Paid |
| Combined Rate | 2.5030% | 2.2429% | 2.0589% | 2.1382% | 2.2282% | +0.0900% | $1,359,192.85 | $1,359,192.85 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $59,040,000 | $64,310,000 | -8.2% |
| Assessed Value | $59,040,000 | $64,310,000 | -8.2% |
| Land Value | $8,422,895 | $8,422,895 | +0.0% |
| Improvement Value | $50,617,105 | $55,887,105 | -9.4% |
| Taxable Value | $59,040,000 | $64,310,000 | -8.2% |
| Total Tax 2026 = estimate |
~$1,315,520
Estimated
|
~$1,359,193
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $59,040,000 | $59,040,000 | +0 (+0.0%) |
| Taxable Value | $59,040,000 | $59,040,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $59,040,000 | $8,422,895 | $50,617,105 | — | $59,040,000 | $59,040,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $64,310,000 | $8,422,895 | $55,887,105 | — | $64,310,000 | $64,310,000 | ~$1,359,193 | Partial |
| 2024 | $72,350,000 | — | — | −$63,927,105 | $8,422,895 | $— | $1,485,901 | Verified |
| 2023 | $74,788,820 | — | — | −$70,253,415 | $4,535,405 | $— | $1,498,463 | Verified |
| 2022 | $54,500,000 | — | — | −$49,964,595 | $4,535,405 | $— | $1,529,744 | Verified |
| 2021 | $21,754,515 | — | — | −$17,219,110 | $4,535,405 | $— | $1,365,702 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -8.2% | -8.2% | ~100% | Not available | Partial |
| 2025 | -11.1% | -11.1% | ~100% | Not available | Partial |
| 2024 | -13.6% | -13.6% | ~100% | 2.0500% | Verified |
| 2023 | +12.0% | +12.0% | ~100% | 1.7900% | Verified |
| 2022 | +33.5% | +33.5% | ~100% | 2.0500% | Verified |
| 2021 | base year | — | ~100% | 6.2800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +14.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -8.2% | +33.0% | +33.5% | +150.5% | 2022 | -11.1% | 2025 |
| Assessment Ratio | 100.0% | 41.1% | — | 100.0% | 2025 | 6.1% | 2023 |
| Effective Tax Rate (2025) | 2.1100% | 2.1100% | — | 2.1100% | 2025 | 2.1100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,359,193 | $1,447,801 | ~$1,735,337 | $1,529,744 | 2022 | $1,359,193 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$84,325,861 | ~$70,741,000 | ~2.1595% | ~$1,527,642 | +31.1% |
| 2027 | ~$110,571,464 | ~$77,815,100 | ~2.0908% | ~$1,626,949 | +71.9% |
| 2028 | ~$144,985,756 | ~$85,596,610 | ~2.0221% | ~$1,730,840 | +125.4% |
| 2029 | ~$190,111,161 | ~$94,156,271 | ~1.9534% | ~$1,839,240 | +195.6% |
| 2030 | ~$249,281,408 | ~$103,571,898 | ~1.8847% | ~$1,952,012 | +287.6% |
| 2026 | ~$83,039,661 | ~$70,741,000 | ~2.2282% | ~$1,576,240 | +29.1% |
| 2027 | ~$107,224,154 | ~$77,815,100 | ~2.2282% | ~$1,733,864 | +66.7% |
| 2028 | ~$138,452,145 | ~$85,596,610 | ~2.2282% | ~$1,907,251 | +115.3% |
| 2029 | ~$178,774,984 | ~$94,156,271 | ~2.2282% | ~$2,097,976 | +178.0% |
| 2030 | ~$230,841,457 | ~$103,571,898 | ~2.2282% | ~$2,307,773 | +259.0% |
| 2026 | ~$85,612,061 | ~$70,741,000 | ~2.1251% | ~$1,503,343 | +33.1% |
| 2027 | ~$113,970,223 | ~$77,815,100 | ~2.0221% | ~$1,573,491 | +77.2% |
| 2028 | ~$151,721,749 | ~$85,596,610 | ~1.9190% | ~$1,642,635 | +135.9% |
| 2029 | ~$201,978,102 | ~$94,156,271 | ~1.8160% | ~$1,709,872 | +214.1% |
| 2030 | ~$268,881,381 | ~$103,571,898 | ~1.7129% | ~$1,774,131 | +318.1% |
In 2025, this property's market value of $64,310,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 124× 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 | $64,310,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $72,350,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $74,788,820 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $54,500,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $21,754,515 | $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.