14178 THE LAKES BLVD TX 78660
| Owner | MCN LAKEWOOD LLC |
|---|---|
| Parcel ID | 0266260203 |
| Short ID | 775555 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 246,513 SF |
| Land SF | 699,356 SF |
| Acres | 16.055 |
| Year Built | 2014 |
| Legal | LOT 1 BLK B LAKES AT TECHRIDGE BLK A LTS 3&4 & BLK B LT 1 |
| Neighborhood | 08NE1 |
| Land | $6,993,558 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $6,993,558 |
| Improvement | $45,946,442 |
|---|---|
| Total Improvement | $45,946,442 |
| Market | $52,940,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $52,940,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $52,940,000 |
| Taxable Value | $52,940,000 |
|---|
Appreciation: Market value has risen +18.8% from $44,580,000 (2021) to $52,940,000 (2025), a CAGR of 4.4% over 4 years. This represents moderate, steady growth. 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 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 $1,520,146. Pflugerville ISD is the largest single contributor, at 49.6% 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 13% of market value ($6,993,558 land vs $45,946,442 improvements), about $10/SF of land. Most value sits in the improvements, so building condition, age (~12 yrs), and rent roll drive the underwriting.
Submarket Position: At $52,940,000, 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 +4.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $65,627,941 by 2030, with an estimated annual tax burden around $1,571,486. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 120,000 SF | ✗ |
| 2ND | 2nd Floor | 82,812 SF | ✓ |
| 3RD | 3rd Floor | 82,812 SF | ✓ |
| 1ST | 1st Floor | 80,889 SF | ✓ |
| LOBBY | Lobby | 5,385 SF | ✓ |
| 601 | POOL COMM'L | 1,500 SF | ✗ |
| 031C | GARAGE DET 1ST COMM | 180 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% | $585,992.86 | $585,992.86 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $198,972.34 | $198,972.34 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $193,457.27 | $193,457.27 | Paid |
| U84 Northtown MUD | 0.6150% | 0.5725% | 0.5525% | 0.5225% | 0.5200% | -0.0025% | $83,313.73 | $83,313.73 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $62,481.38 | $62,481.38 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $38,173.34 | $38,173.34 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $14,862.69 | $14,862.69 | Paid |
| E17 Travis County ESD #17 | 0.0450% | 0.0245% | 0.0230% | 0.0370% | 0.0305% | -0.0065% | $4,886.67 | $4,886.67 | Paid |
| Combined Rate | 3.2530% | 2.9199% | 2.7117% | 2.7916% | 2.8714% | +0.0798% | $1,182,140.28 | $1,182,140.28 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $47,980,000 | $52,940,000 | -9.4% |
| Assessed Value | $47,980,000 | $52,940,000 | -9.4% |
| Land Value | $6,993,558 | $6,993,558 | +0.0% |
| Improvement Value | $40,986,442 | $45,946,442 | -10.8% |
| Taxable Value | $47,980,000 | $52,940,000 | -9.4% |
| Total Tax 2026 = estimate |
~$1,377,722
Estimated
|
~$1,182,140
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $50,086,368 | $47,980,000 | -2,106,368 (-4.2%) |
| Taxable Value | $50,086,368 | $47,980,000 | -2,106,368 (-4.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $47,980,000 | $6,993,558 | $40,986,442 | — | $47,980,000 | $47,980,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $52,940,000 | $6,993,558 | $45,946,442 | — | $52,940,000 | $52,940,000 | ~$1,182,140 | Partial |
| 2024 | $55,465,000 | — | — | −$48,471,442 | $6,993,558 | $— | $1,169,305 | Verified |
| 2023 | $53,460,000 | — | — | −$46,466,442 | $6,993,558 | $— | $1,162,624 | Verified |
| 2022 | $44,700,000 | — | — | −$37,706,442 | $6,993,558 | $— | $1,217,768 | Verified |
| 2021 | $44,580,000 | — | — | −$37,586,442 | $6,993,558 | $— | $1,134,631 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -5.4% | -5.4% | ~100% | Not available | Partial |
| 2025 | -8.0% | -8.0% | ~100% | Not available | Partial |
| 2024 | -5.0% | -5.0% | ~100% | 2.0300% | Verified |
| 2023 | +13.3% | +13.3% | ~100% | 1.9200% | Verified |
| 2022 | +13.8% | +13.8% | ~100% | 2.2800% | Verified |
| 2021 | base year | — | ~100% | 2.5500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +12.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -9.4% | +1.9% | +6.5% | +19.6% | 2023 | -9.4% | 2026 |
| Assessment Ratio | 100.0% | 42.8% | — | 100.0% | 2025 | 12.6% | 2024 |
| 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 |
$1,182,140 | $1,173,294 | ~$1,554,897 | $1,217,768 | 2022 | $1,134,631 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$55,264,329 | ~$55,264,329 | ~2.7761% | ~$1,534,175 | +4.4% |
| 2027 | ~$57,690,709 | ~$57,690,709 | ~2.6807% | ~$1,546,506 | +9.0% |
| 2028 | ~$60,223,618 | ~$60,223,618 | ~2.5853% | ~$1,556,963 | +13.8% |
| 2029 | ~$62,867,734 | ~$62,867,734 | ~2.4899% | ~$1,565,357 | +18.8% |
| 2030 | ~$65,627,941 | ~$65,627,941 | ~2.3945% | ~$1,571,486 | +24.0% |
| 2026 | ~$54,205,529 | ~$54,205,529 | ~2.8714% | ~$1,556,485 | +2.4% |
| 2027 | ~$55,501,311 | ~$55,501,311 | ~2.8714% | ~$1,593,692 | +4.8% |
| 2028 | ~$56,828,069 | ~$56,828,069 | ~2.8714% | ~$1,631,790 | +7.3% |
| 2029 | ~$58,186,543 | ~$58,186,543 | ~2.8714% | ~$1,670,797 | +9.9% |
| 2030 | ~$59,577,491 | ~$59,577,491 | ~2.8714% | ~$1,710,738 | +12.5% |
| 2026 | ~$56,323,129 | ~$56,323,129 | ~2.7284% | ~$1,536,707 | +6.4% |
| 2027 | ~$59,922,458 | ~$59,922,458 | ~2.5853% | ~$1,549,177 | +13.2% |
| 2028 | ~$63,751,801 | ~$63,751,801 | ~2.4422% | ~$1,556,966 | +20.4% |
| 2029 | ~$67,825,858 | ~$67,825,858 | ~2.2992% | ~$1,559,423 | +28.1% |
| 2030 | ~$72,160,268 | ~$72,160,268 | ~2.1561% | ~$1,555,835 | +36.3% |
In 2025, this property's market value of $52,940,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 102× 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 | $52,940,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $55,465,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $53,460,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $44,700,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $44,580,000 | $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.