2600 GRACY FARMS LN TX 78758
| Owner | VGF CEDARBROOK LLC & VGF CARRINGTON POINT LLC |
|---|---|
| Parcel ID | 0258100201 |
| Short ID | 548326 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 278,084 SF |
| Land SF | 741,086 SF |
| Acres | 17.013 |
| Year Built | 1993 |
| Legal | LOT 2 WALNUT CREEK CENTER SEC 1 |
| Neighborhood | 08NO1 |
| Land | $22,232,580 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $22,232,580 |
| Improvement | $38,627,420 |
|---|---|
| Total Improvement | $38,627,420 |
| Market | $60,860,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $60,860,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $60,860,000 |
| Taxable Value | $60,860,000 |
|---|
Appreciation: Market value has risen +18.0% from $51,570,000 (2021) to $60,860,000 (2025), a CAGR of 4.2% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2023→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 lagged the broader multi-family market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $1,245,491. Austin ISD is the largest single contributor, at 45.2% 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 37% of market value ($22,232,580 land vs $38,627,420 improvements), about $30/SF of land. Most value sits in the improvements, so building condition, age (~33 yrs), and rent roll drive the underwriting.
Submarket Position: At $60,860,000, 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 +4.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $74,860,111 by 2030, with an estimated annual tax burden around $1,410,172. 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.
22 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| SO | Sketch Only | 386,373 SF | ✗ |
| 491 | SPRINKLER HEADS | 277,964 SF | ✗ |
| 551 | PAVED AREA | 195,000 SF | ✗ |
| 2ND | 2nd Floor | 102,783 SF | ✓ |
| 1ST | 1st Floor | 100,622 SF | ✓ |
| 3RD | 3rd Floor | 74,679 SF | ✓ |
| 591 | MASONRY TRIM SF | 45,340 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 23,479 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 22,504 SF | ✗ |
| 013C | PORCH OPEN 3 COMM | 20,984 SF | ✗ |
| 581C | STORAGE ATT COMM | 6,048 SF | ✓ |
| 611 | TERRACE | 3,708 SF | ✗ |
| 601 | POOL COMM'L | 2,000 SF | ✗ |
| 031C | GARAGE DET 1ST COMM | 966 SF | ✓ |
| 482 | LIGHT POLES | 16 SF | ✓ |
| MISC | Miscellaneous | 7 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 142 | BATHTUB AVG | 1 SF | ✓ |
| 152 | COMMODE AVG | 1 SF | ✓ |
| 162 | LAVATORY AVG | 1 SF | ✓ |
| 192 | WATER HTR AVG | 1 SF | ✓ |
| 222 | FOUNTAIN WTR AVG | 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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $563,076.72 | $563,076.72 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $318,916.75 | $318,916.75 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $228,739.27 | $228,739.27 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $71,828.80 | $71,828.80 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $62,929.24 | $62,929.24 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $1,245,490.78 | $1,245,490.78 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $54,430,000 | $60,860,000 | -10.6% |
| Assessed Value | $54,430,000 | $60,860,000 | -10.6% |
| Land Value | $22,232,580 | $22,232,580 | +0.0% |
| Improvement Value | $32,197,420 | $38,627,420 | -16.6% |
| Taxable Value | $54,430,000 | $60,860,000 | -10.6% |
| Total Tax 2026 = estimate |
~$1,113,902
Estimated
|
~$1,245,491
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $54,430,000 | $54,430,000 | +0 (+0.0%) |
| Taxable Value | $54,430,000 | $54,430,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $54,430,000 | $22,232,580 | $32,197,420 | — | $54,430,000 | $54,430,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $60,860,000 | $22,232,580 | $38,627,420 | — | $60,860,000 | $60,860,000 | ~$1,245,491 | Partial |
| 2024 | $72,000,000 | — | — | −$49,767,420 | $22,232,580 | $— | $1,310,013 | Verified |
| 2023 | $60,200,000 | — | — | −$37,967,420 | $22,232,580 | $— | $1,306,805 | Verified |
| 2022 | $52,800,000 | — | — | −$30,567,420 | $22,232,580 | $— | $1,192,062 | Verified |
| 2021 | $51,570,000 | — | — | −$29,337,420 | $22,232,580 | $— | $1,111,993 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -10.6% | -10.6% | ~100% | Not available | Partial |
| 2025 | -10.5% | -10.5% | ~100% | Not available | Partial |
| 2024 | -10.8% | -10.8% | ~100% | 1.9300% | Verified |
| 2023 | +20.2% | +20.2% | ~100% | 1.7100% | Verified |
| 2022 | +20.1% | +20.1% | ~100% | 1.8800% | Verified |
| 2021 | base year | — | ~100% | 2.1600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +15.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -10.6% | +2.0% | +6.7% | +19.6% | 2024 | -15.5% | 2025 |
| Assessment Ratio | 100.0% | 58.8% | — | 100.0% | 2025 | 30.9% | 2024 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,245,491 | $1,233,273 | ~$1,343,393 | $1,310,013 | 2024 | $1,111,993 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$63,433,059 | ~$63,433,059 | ~2.0139% | ~$1,277,502 | +4.2% |
| 2027 | ~$66,114,902 | ~$66,114,902 | ~1.9814% | ~$1,309,993 | +8.6% |
| 2028 | ~$68,910,129 | ~$68,910,129 | ~1.9488% | ~$1,342,948 | +13.2% |
| 2029 | ~$71,823,533 | ~$71,823,533 | ~1.9163% | ~$1,376,348 | +18.0% |
| 2030 | ~$74,860,111 | ~$74,860,111 | ~1.8837% | ~$1,410,172 | +23.0% |
| 2026 | ~$62,215,859 | ~$62,215,859 | ~2.0465% | ~$1,273,238 | +2.2% |
| 2027 | ~$63,601,923 | ~$63,601,923 | ~2.0465% | ~$1,301,604 | +4.5% |
| 2028 | ~$65,018,867 | ~$65,018,867 | ~2.0465% | ~$1,330,601 | +6.8% |
| 2029 | ~$66,467,378 | ~$66,467,378 | ~2.0465% | ~$1,360,245 | +9.2% |
| 2030 | ~$67,948,160 | ~$67,948,160 | ~2.0465% | ~$1,390,549 | +11.6% |
| 2026 | ~$64,650,259 | ~$64,650,259 | ~1.9977% | ~$1,291,494 | +6.2% |
| 2027 | ~$68,676,568 | ~$68,676,568 | ~1.9488% | ~$1,338,396 | +12.8% |
| 2028 | ~$72,953,629 | ~$72,953,629 | ~1.9000% | ~$1,386,131 | +19.9% |
| 2029 | ~$77,497,059 | ~$77,497,059 | ~1.8512% | ~$1,434,621 | +27.3% |
| 2030 | ~$82,323,445 | ~$82,323,445 | ~1.8024% | ~$1,483,774 | +35.3% |
In 2025, this property's market value of $60,860,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 117× 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 | $60,860,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $72,000,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $60,200,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $52,800,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $51,570,000 | $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.