12820 N LAMAR BLVD TX 78753
| Owner | CIG CWS SAGE SPE LLC ETAL |
|---|---|
| Parcel ID | 0262200641 |
| Short ID | 527090 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 401,976 SF |
| Land SF | 1,658,155 SF |
| Acres | 38.066 |
| Year Built | 2002 |
| Legal | LOT 1 BLK A SCOFIELD RANCH CREEKSIDE AMENDED PLAT OF |
| Neighborhood | 08NO1 |
| Land | $11,607,085 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $11,607,085 |
| Improvement | $67,972,915 |
|---|---|
| Total Improvement | $67,972,915 |
| Market | $79,580,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $79,580,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $79,580,000 |
| Taxable Value | $79,580,000 |
|---|
Appreciation: Market value has risen +39.1% from $57,200,000 (2021) to $79,580,000 (2025), a CAGR of 8.6% 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 2.2282% in 2025 (+0.0900% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $1,773,190. 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 15% of market value ($11,607,085 land vs $67,972,915 improvements), about $7/SF of land. Most value sits in the improvements, so building condition, age (~24 yrs), and rent roll drive the underwriting.
Submarket Position: At $79,580,000, 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 +8.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $120,244,111 by 2030, with an estimated annual tax burden around $2,266,232. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 401,976 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 170 SF | ✗ |
| 251 | BATHROOM | 1 SF | ✓ |
| 299 | ALL FLAT VALUE | 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 |
|---|---|---|---|---|---|---|---|---|---|
| IPF Pflugerville ISD | 1.3880% | 1.2646% | 1.1092% | 1.1069% | 1.1069% | +0.0000% | $838,808.82 | $838,808.82 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $397,100.08 | $397,100.08 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $284,815.34 | $284,815.34 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $89,437.83 | $89,437.83 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $78,356.52 | $78,356.52 | Paid |
| Combined Rate | 2.5030% | 2.2429% | 2.0589% | 2.1382% | 2.2282% | +0.0900% | $1,688,518.59 | $1,688,518.59 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $71,920,000 | $79,580,000 | -9.6% |
| Assessed Value | $71,920,000 | $79,580,000 | -9.6% |
| Land Value | $11,607,085 | $11,607,085 | +0.0% |
| Improvement Value | $60,312,915 | $67,972,915 | -11.3% |
| Taxable Value | $71,920,000 | $79,580,000 | -9.6% |
| Total Tax 2026 = estimate |
~$1,602,511
Estimated
|
~$1,688,519
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $71,920,000 | $71,920,000 | +0 (+0.0%) |
| Taxable Value | $71,920,000 | $71,920,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $71,920,000 | $11,607,085 | $60,312,915 | — | $71,920,000 | $71,920,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $79,580,000 | $11,607,085 | $67,972,915 | — | $79,580,000 | $79,580,000 | ~$1,688,519 | Partial |
| 2024 | $86,900,000 | — | — | −$75,292,915 | $11,607,085 | $— | $1,924,393 | Verified |
| 2023 | $79,550,000 | — | — | −$67,942,915 | $11,607,085 | $— | $1,800,071 | Verified |
| 2022 | $64,200,000 | — | — | −$52,592,915 | $11,607,085 | $— | $1,697,404 | Verified |
| 2021 | $57,200,000 | — | — | −$45,592,915 | $11,607,085 | $— | $1,539,764 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -9.6% | -9.6% | ~100% | Not available | Partial |
| 2025 | -11.6% | -11.6% | ~100% | Not available | Partial |
| 2024 | -8.1% | -8.1% | ~100% | 2.1400% | Verified |
| 2023 | +23.1% | +23.1% | ~100% | 1.8400% | Verified |
| 2022 | +23.9% | +23.9% | ~100% | 2.1300% | Verified |
| 2021 | base year | — | ~100% | 2.6900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +24.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -9.6% | +5.5% | +10.9% | +23.9% | 2023 | -9.6% | 2026 |
| Assessment Ratio | 100.0% | 44.4% | — | 100.0% | 2025 | 13.4% | 2024 |
| Effective Tax Rate (2025) | 2.1200% | 2.1200% | — | 2.1200% | 2025 | 2.1200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,688,519 | $1,730,030 | ~$2,063,858 | $1,924,393 | 2024 | $1,539,764 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$86,428,288 | ~$86,428,288 | ~2.1595% | ~$1,866,407 | +8.6% |
| 2027 | ~$93,865,908 | ~$93,865,908 | ~2.0908% | ~$1,962,537 | +18.0% |
| 2028 | ~$101,943,576 | ~$101,943,576 | ~2.0221% | ~$2,061,390 | +28.1% |
| 2029 | ~$110,716,371 | ~$110,716,371 | ~1.9534% | ~$2,162,724 | +39.1% |
| 2030 | ~$120,244,111 | ~$120,244,111 | ~1.8847% | ~$2,266,232 | +51.1% |
| 2026 | ~$84,836,688 | ~$84,836,688 | ~2.2282% | ~$1,890,318 | +6.6% |
| 2027 | ~$90,440,609 | ~$90,440,609 | ~2.2282% | ~$2,015,184 | +13.6% |
| 2028 | ~$96,414,699 | ~$96,414,699 | ~2.2282% | ~$2,148,298 | +21.2% |
| 2029 | ~$102,783,410 | ~$102,783,410 | ~2.2282% | ~$2,290,205 | +29.2% |
| 2030 | ~$109,572,808 | ~$109,572,808 | ~2.2282% | ~$2,441,485 | +37.7% |
| 2026 | ~$88,019,888 | ~$87,538,000 | ~2.1251% | ~$1,860,303 | +10.6% |
| 2027 | ~$97,354,872 | ~$96,291,800 | ~2.0221% | ~$1,947,106 | +22.3% |
| 2028 | ~$107,679,881 | ~$105,920,980 | ~1.9190% | ~$2,032,668 | +35.3% |
| 2029 | ~$119,099,913 | ~$116,513,078 | ~1.8160% | ~$2,115,871 | +49.7% |
| 2030 | ~$131,731,101 | ~$128,164,386 | ~1.7129% | ~$2,195,387 | +65.5% |
In 2025, this property's market value of $79,580,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 153× 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 | $79,580,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $86,900,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $79,550,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $64,200,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $57,200,000 | $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.