13709 MANHATTAN DR TX 78660
| Owner | MANANDHAR SANJAY & SHRISTI STHAPIT |
|---|---|
| Parcel ID | 0256400719 |
| Short ID | 918535 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 2,081 SF |
| Land SF | 4,191 SF |
| Acres | 0.096 |
| Year Built | 2023 |
| Legal | LOT 31 BLK B UPPER EAST END |
| Neighborhood | A5850 |
| Land | $90,637 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $90,637 |
| Improvement | $305,666 |
|---|---|
| Total Improvement | $305,666 |
| Market | $396,303 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $396,303 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $396,303 |
| Exemptions (−) (HS) | −$79,261 |
|---|---|
| Taxable Value | $317,042 |
Appreciation: Market value has risen +5184.0% from $7,500 (2021) to $396,303 (2025), a CAGR of 169.6% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2024→2025), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Land/Vacant parcel countywide rose +487.2%, so this parcel has outpaced the broader land/vacant 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 $7,064. Pflugerville ISD is the largest single contributor, at 43.9% of the total 2025 levy.
Asset Class: Land / Vacant. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 23% of market value ($90,637 land vs $305,666 improvements), about $22/SF of land. Most value sits in the improvements, so building condition, age (~3 yrs), and rent roll drive the underwriting.
Submarket Position: At $396,303, this parcel sits in the top quartile (≥75th percentile) of Land/Vacant property in Travis County — county median $85,028 (P25 $24,862 / P75 $363,420, n=35,611). Land/Vacant here is the broad TCAD category — every land/vacant 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 +169.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $56,459,234 by 2030, with an estimated annual tax burden around $12,029. 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 |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 2,081 SF | ✗ |
| 2ND | 2nd Floor | 1,237 SF | ✓ |
| 1ST | 1st Floor | 844 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 441 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 209 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
Market value changed by 167% 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 |
|---|---|---|---|---|---|---|---|---|---|
| IPF Pflugerville ISD | 1.3880% | 1.2646% | 1.1092% | 1.1069% | 1.1069% | +0.0000% | $2,837.02 | $2,837.02 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,661.35 | $1,661.35 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,191.59 | $1,191.59 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $404.61 | $404.61 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $374.18 | $374.18 | Paid |
| Combined Rate | 2.5030% | 2.2429% | 2.0589% | 2.1382% | 2.2282% | +0.0900% | $6,468.75 | $6,468.75 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $353,415 | $396,303 | -10.8% |
| Assessed Value | $353,415 | $396,303 | -10.8% |
| Land Value | $97,303 | $90,637 | +7.4% |
| Improvement Value | $256,112 | $305,666 | -16.2% |
| Taxable Value | $282,732 | $317,042 | -10.8% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$6,300
Estimated
|
~$6,469
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $393,514 | $353,415 | -40,099 (-10.2%) |
| Taxable Value | $314,811 | $282,732 | -32,079 (-10.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $353,415 | $97,303 | $256,112 | — | $353,415 | $282,732 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $396,303 | $90,637 | $305,666 | — | $396,303 | $317,042 | ~$6,469 | Partial |
| 2024 | $100,001 | — | — | −$10,001 | $90,000 | $— | $7,012 | Verified |
| 2023 | $— | — | — | — | $80,000 | $— | $1,647 | Verified |
| 2022 | $— | — | — | — | $80,000 | $— | $1,794 | Verified |
| 2021 | $7,500 | — | — | — | $30,000 ! | $— | $391 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -0.7% | -0.7% | ~100% | Not available | Partial |
| 2025 | -4.8% | -4.8% | ~100% | Not available | Partial |
| 2024 | +420.2% ! | +420.2% | ~100% | 1.6900% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 2.0600% | Verified |
| 2022 | +166.7% ! | +166.7% | ~100% | 2.2400% | Verified |
| 2021 | base year | — | ~100% | 5.2200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1221.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -10.8% | +506.3% | +176.2% | +1233.3% | 2024 | -10.8% | 2026 |
| Assessment Ratio | 100.0% | 172.5% | — | 400.0% | 2021 | 90.0% | 2024 |
| Effective Tax Rate (2025) | 1.6300% | 1.6300% | — | 1.6300% | 2025 | 1.6300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$6,469 | $4,624 | ~$10,694 | $7,012 | 2024 | $391 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,068,486 | ~$435,933 | ~2.1595% | ~$9,414 | +169.6% |
| 2027 | ~$2,880,782 | ~$479,527 | ~2.0908% | ~$10,026 | +626.9% |
| 2028 | ~$7,766,975 | ~$527,479 | ~2.0221% | ~$10,666 | +1859.9% |
| 2029 | ~$20,940,809 | ~$580,227 | ~1.9534% | ~$11,334 | +5184.0% |
| 2030 | ~$56,459,234 | ~$638,250 | ~1.8847% | ~$12,029 | +14146.5% |
| 2026 | ~$1,060,560 | ~$435,933 | ~2.2282% | ~$9,713 | +167.6% |
| 2027 | ~$2,838,201 | ~$479,527 | ~2.2282% | ~$10,685 | +616.2% |
| 2028 | ~$7,595,408 | ~$527,479 | ~2.2282% | ~$11,753 | +1816.6% |
| 2029 | ~$20,326,331 | ~$580,227 | ~2.2282% | ~$12,929 | +5029.0% |
| 2030 | ~$54,395,991 | ~$638,250 | ~2.2282% | ~$14,221 | +13625.9% |
| 2026 | ~$1,076,412 | ~$435,933 | ~2.1251% | ~$9,264 | +171.6% |
| 2027 | ~$2,923,680 | ~$479,527 | ~2.0221% | ~$9,696 | +637.7% |
| 2028 | ~$7,941,108 | ~$527,479 | ~1.9190% | ~$10,123 | +1903.8% |
| 2029 | ~$21,569,115 | ~$580,227 | ~1.8160% | ~$10,537 | +5342.6% |
| 2030 | ~$58,584,614 | ~$638,250 | ~1.7129% | ~$10,933 | +14682.8% |
In 2025, this property's market value of $396,303 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 5× the county median of $85,028. Land/Vacant here is the broad TCAD category — every land/vacant 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 | $396,303 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $100,001 | $23,000 | $66,000 | $330,000 | ↑ Above median | +0.0% |
| 2023 | — | $25,000 | $71,500 | $271,439 | — | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | $7,500 | $6,000 | $14,480 | $80,000 | ↓ Below median | 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.