13711 MANHATTAN DR TX 78660
| Owner | NICOLAS A FLORES & |
|---|---|
| Parcel ID | 0256400720 |
| Short ID | 918536 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 1,917 SF |
| Land SF | 4,307 SF |
| Acres | 0.099 |
| Year Built | 2023 |
| Legal | LOT 32 BLK B UPPER EAST END |
| Neighborhood | A5850 |
| Land | $91,023 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $91,023 |
| Improvement | $292,455 |
|---|---|
| Total Improvement | $292,455 |
| Market | $383,478 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $383,478 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $383,478 |
| Taxable Value | $383,478 |
|---|
Appreciation: Market value has risen +5013.0% from $7,500 (2021) to $383,478 (2025), a CAGR of 167.4% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→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 $8,545. Pflugerville ISD is the largest single contributor, at 49.7% 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 24% of market value ($91,023 land vs $292,455 improvements), about $21/SF of land. Most value sits in the improvements, so building condition, age (~3 yrs), and rent roll drive the underwriting.
Submarket Position: At $383,478, 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 +167.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $52,431,157 by 2030, with an estimated annual tax burden around $988,166. 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 | 1,917 SF | ✗ |
| 2ND | 2nd Floor | 1,186 SF | ✓ |
| 1ST | 1st Floor | 731 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 420 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 152 SF | ✗ |
| 252 | BEDROOMS | 3 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% | $4,244.72 | $4,244.72 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,009.49 | $2,009.49 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,441.28 | $1,441.28 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $452.59 | $452.59 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $396.52 | $396.52 | Paid |
| Combined Rate | 2.5030% | 2.2429% | 2.0589% | 2.1382% | 2.2282% | +0.0900% | $8,544.60 | $8,544.60 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $373,442 | $383,478 | -2.6% |
| Assessed Value | $373,442 | $383,478 | -2.6% |
| Land Value | $97,690 | $91,023 | +7.3% |
| Improvement Value | $275,752 | $292,455 | -5.7% |
| Taxable Value | $373,442 | $383,478 | -2.6% |
| Total Tax 2026 = estimate |
~$8,321
Estimated
|
~$8,545
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $373,442 | $373,442 | +0 (+0.0%) |
| Taxable Value | $373,442 | $373,442 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $373,442 | $97,690 | $275,752 | — | $373,442 | $373,442 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $383,478 | $91,023 | $292,455 | — | $383,478 | $383,478 | ~$8,545 | Partial |
| 2024 | $— | — | — | — | $72,000 | $— | $4,443 | 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 | -2.6% | -2.6% | ~100% | Not available | Partial |
| 2025 | +84.5% ! | +84.5% | ~100% | Not available | Partial |
| 2024 | +159.8% ! | +159.8% | ~100% | 2.1400% | 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): +1178.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -2.6% | +2505.2% | +168.8% | +5013.0% | 2025 | -2.6% | 2026 |
| Assessment Ratio | 100.0% | 200.0% | — | 400.0% | 2021 | 100.0% | 2025 |
| Effective Tax Rate (2025) | 2.2300% | 2.2300% | — | 2.2300% | 2025 | 2.2300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$8,545 | $4,468 | ~$319,784 | $8,545 | 2025 | $391 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,025,440 | ~$1,025,440 | ~2.1595% | ~$22,144 | +167.4% |
| 2027 | ~$2,742,080 | ~$2,742,080 | ~2.0908% | ~$57,331 | +615.1% |
| 2028 | ~$7,332,462 | ~$7,332,462 | ~2.0221% | ~$148,269 | +1812.1% |
| 2029 | ~$19,607,384 | ~$19,607,384 | ~1.9534% | ~$383,009 | +5013.0% |
| 2030 | ~$52,431,157 | ~$52,431,157 | ~1.8847% | ~$988,166 | +13572.5% |
| 2026 | ~$1,017,770 | ~$1,017,770 | ~2.2282% | ~$22,678 | +165.4% |
| 2027 | ~$2,701,215 | ~$2,701,215 | ~2.2282% | ~$60,188 | +604.4% |
| 2028 | ~$7,169,165 | ~$7,169,165 | ~2.2282% | ~$159,742 | +1769.5% |
| 2029 | ~$19,027,335 | ~$19,027,335 | ~2.2282% | ~$423,964 | +4861.8% |
| 2030 | ~$50,499,530 | ~$50,499,530 | ~2.2282% | ~$1,125,223 | +13068.8% |
| 2026 | ~$1,033,110 | ~$1,033,110 | ~2.1251% | ~$21,955 | +169.4% |
| 2027 | ~$2,783,251 | ~$2,783,251 | ~2.0221% | ~$56,280 | +625.8% |
| 2028 | ~$7,498,221 | ~$7,498,221 | ~1.9190% | ~$143,894 | +1855.3% |
| 2029 | ~$20,200,594 | ~$20,200,594 | ~1.8160% | ~$366,842 | +5167.7% |
| 2030 | ~$54,421,445 | ~$54,421,445 | ~1.7129% | ~$932,210 | +14091.5% |
In 2025, this property's market value of $383,478 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 | $383,478 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | — | $23,000 | $66,000 | $330,000 | — | +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.