14000 THE LAKES BLVD TX 78660
| Owner | BELKORP OAKS LLC |
|---|---|
| Parcel ID | 0266260202 |
| Short ID | 738690 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 248,280 SF |
| Land SF | 594,544 SF |
| Acres | 13.649 |
| Year Built | 2012 |
| Legal | LOT 2 BLK B LAKES AT TECHRIDGE |
| Neighborhood | 08NE1 |
| Land | $5,945,440 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $5,945,440 |
| Improvement | $51,104,560 |
|---|---|
| Total Improvement | $51,104,560 |
| Market | $57,050,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $57,050,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $57,050,000 |
| Taxable Value | $57,050,000 |
|---|
Appreciation: Market value has risen +34.1% from $42,530,000 (2021) to $57,050,000 (2025), a CAGR of 7.6% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2021→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 lagged the broader multi-family market over the same period.
Tax Burden: The combined rate across 8 taxing entities is 2.8714% in 2025 (+0.0798% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $1,638,162. Pflugerville ISD is the largest single contributor, at 49.4% 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 10% of market value ($5,945,440 land vs $51,104,560 improvements), about $10/SF of land. Most value sits in the improvements, so building condition, age (~14 yrs), and rent roll drive the underwriting.
Submarket Position: At $57,050,000, 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 +7.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $82,358,036 by 2030, with an estimated annual tax burden around $1,972,095. 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.
10 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 150,000 SF | ✗ |
| 1ST | 1st Floor | 82,760 SF | ✓ |
| 2ND | 2nd Floor | 82,760 SF | ✓ |
| 3RD | 3rd Floor | 82,760 SF | ✓ |
| SO | Sketch Only | 6,386 SF | ✗ |
| MISC | Miscellaneous | 5,592 SF | ✓ |
| 601 | POOL COMM'L | 2,000 SF | ✗ |
| 031C | GARAGE DET 1ST COMM | 240 SF | ✓ |
| 051C | CARPORT DET 1ST COMM | 180 SF | ✗ |
| 132 | PLBG 5-FIXT 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 |
|---|---|---|---|---|---|---|---|---|---|
| IPF Pflugerville ISD | 1.3880% | 1.2646% | 1.1092% | 1.1069% | 1.1069% | +0.0000% | $631,486.45 | $631,486.45 | Paid |
| U84 Northtown MUD | 0.6150% | 0.5725% | 0.5525% | 0.5225% | 0.5200% | -0.0025% | $294,495.86 | $294,495.86 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $214,419.57 | $214,419.57 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $67,332.12 | $67,332.12 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $52,536.36 | $52,536.36 | Paid |
| E17 Travis County ESD #17 | 0.0450% | 0.0245% | 0.0230% | 0.0370% | 0.0305% | -0.0065% | $16,182.23 | $16,182.23 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,180.86 | $2,180.86 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $430.33 | $430.33 | Paid |
| Combined Rate | 3.2530% | 2.9199% | 2.7117% | 2.7916% | 2.8714% | +0.0798% | $1,279,063.78 | $1,279,063.78 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $50,130,000 | $57,050,000 | -12.1% |
| Assessed Value | $50,130,000 | $57,050,000 | -12.1% |
| Land Value | $5,945,440 | $5,945,440 | +0.0% |
| Improvement Value | $44,184,560 | $51,104,560 | -13.5% |
| Taxable Value | $50,130,000 | $57,050,000 | -12.1% |
| Total Tax 2026 = estimate |
~$1,439,458
Estimated
|
~$1,279,064
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $54,247,896 | $50,130,000 | -4,117,896 (-7.6%) |
| Taxable Value | $54,247,896 | $50,130,000 | -4,117,896 (-7.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $50,130,000 | $5,945,440 | $44,184,560 | — | $50,130,000 | $50,130,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $57,050,000 | $5,945,440 | $51,104,560 | — | $57,050,000 | $57,050,000 | ~$1,279,064 | Partial |
| 2024 | $60,184,000 | — | — | −$54,238,560 | $5,945,440 | $— | $1,187,786 | Verified |
| 2023 | $54,400,000 | — | — | −$48,454,560 | $5,945,440 | $— | $1,212,457 | Verified |
| 2022 | $— | — | — | — | $5,945,440 | $— | $1,203,950 | Verified |
| 2021 | $42,530,000 | — | — | −$36,584,560 | $5,945,440 | $— | $1,079,825 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -4.9% | -4.9% | ~100% | Not available | Partial |
| 2025 | -1.8% | -1.8% | ~100% | Not available | Partial |
| 2024 | -3.5% | -3.5% | ~100% | 2.0400% | Verified |
| 2023 | +10.6% | +10.6% | ~100% | 2.0100% | Verified |
| 2022 | +23.8% | +23.8% | ~100% | 2.2100% | Verified |
| 2021 | base year | — | ~100% | 2.5400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +29.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -12.1% | +5.3% | +10.6% | +27.9% | 2023 | -12.1% | 2026 |
| Assessment Ratio | 100.0% | 47.0% | — | 100.0% | 2025 | 9.9% | 2024 |
| Effective Tax Rate (2025) | 2.2400% | 2.2400% | — | 2.2400% | 2025 | 2.2400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,279,064 | $1,189,783 | ~$1,838,325 | $1,279,064 | 2025 | $1,079,825 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$61,396,797 | ~$61,396,797 | ~2.7761% | ~$1,704,417 | +7.6% |
| 2027 | ~$66,074,789 | ~$66,074,789 | ~2.6807% | ~$1,771,257 | +15.8% |
| 2028 | ~$71,109,209 | ~$71,109,209 | ~2.5853% | ~$1,838,389 | +24.6% |
| 2029 | ~$76,527,216 | ~$76,527,216 | ~2.4899% | ~$1,905,467 | +34.1% |
| 2030 | ~$82,358,036 | ~$82,358,036 | ~2.3945% | ~$1,972,095 | +44.4% |
| 2026 | ~$60,255,797 | ~$60,255,797 | ~2.8714% | ~$1,730,215 | +5.6% |
| 2027 | ~$63,641,737 | ~$63,641,737 | ~2.8714% | ~$1,827,441 | +11.6% |
| 2028 | ~$67,217,942 | ~$67,217,942 | ~2.8714% | ~$1,930,130 | +17.8% |
| 2029 | ~$70,995,103 | ~$70,995,103 | ~2.8714% | ~$2,038,589 | +24.4% |
| 2030 | ~$74,984,514 | ~$74,984,514 | ~2.8714% | ~$2,153,143 | +31.4% |
| 2026 | ~$62,537,797 | ~$62,537,797 | ~2.7284% | ~$1,706,267 | +9.6% |
| 2027 | ~$68,553,480 | ~$68,553,480 | ~2.5853% | ~$1,772,315 | +20.2% |
| 2028 | ~$75,147,829 | ~$75,147,829 | ~2.4422% | ~$1,835,283 | +31.7% |
| 2029 | ~$82,376,506 | ~$82,376,506 | ~2.2992% | ~$1,893,965 | +44.4% |
| 2030 | ~$90,300,530 | ~$90,300,530 | ~2.1561% | ~$1,946,954 | +58.3% |
In 2025, this property's market value of $57,050,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 110× 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 | $57,050,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $60,184,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $54,400,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | — | $506,618 | $615,058 | $906,429 | — | +39.1% |
| 2021 | $42,530,000 | $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.