14321 TANDEM BLVD TX 78728
| Owner | ATX MERRILLTOWN LP |
|---|---|
| Parcel ID | 0267111004 |
| Short ID | 271458 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 284,625 SF |
| Land SF | 490,050 SF |
| Acres | 11.250 |
| Year Built | 2024 |
| Legal | LOT 3 BLK A WELLS BRANCH PHS A SEC 5 |
| Neighborhood | 51NOR |
| Land | $4,165,425 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $4,165,425 |
| Improvement | $86,554,575 |
|---|---|
| Total Improvement | $86,554,575 |
| Market | $90,720,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $90,720,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $90,720,000 |
| Taxable Value | $90,720,000 |
|---|
Appreciation: Market value has risen +1710.7% from $5,010,270 (2021) to $90,720,000 (2025), a CAGR of 106.3% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2023→2025), 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 7 taxing entities is 1.8536% in 2025 (+0.0359% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $1,681,616. Round Rock ISD is the largest single contributor, at 48.2% 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 5% of market value ($4,165,425 land vs $86,554,575 improvements), about $8/SF of land. Most value sits in the improvements, so building condition, age (~2 yrs), and rent roll drive the underwriting.
Submarket Position: At $90,720,000, 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 +106.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,388,483,932 by 2030, with an estimated annual tax burden around $2,116,631. 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.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 284,625 SF | ✓ |
Market value changed by 294% in 2024, 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 |
|---|---|---|---|---|---|---|---|---|---|
| IRR Round Rock ISD | 1.1336% | 1.0626% | 0.9190% | 0.8931% | 0.8931% | +0.0000% | $775,210.80 | $775,210.80 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $326,233.46 | $326,233.46 | Paid |
| U32 Wells Branch MUD | 0.3350% | 0.2829% | 0.2570% | 0.2400% | 0.2400% | +0.0000% | $208,320.00 | $208,320.00 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $102,443.96 | $102,443.96 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $89,751.20 | $89,751.20 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $80,520.02 | $80,520.02 | Paid |
| E17 Travis County ESD #17 | 0.0450% | 0.0245% | 0.0230% | 0.0370% | 0.0305% | -0.0065% | $26,474.00 | $26,474.00 | Paid |
| Combined Rate | 2.1776% | 1.9656% | 1.7802% | 1.8177% | 1.8536% | +0.0359% | $1,608,953.44 | $1,608,953.44 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $99,250,000 | $90,720,000 | +9.4% |
| Assessed Value | $99,250,000 | $90,720,000 | +9.4% |
| Land Value | $4,165,425 | $4,165,425 | +0.0% |
| Improvement Value | $95,084,575 | $86,554,575 | +9.9% |
| Taxable Value | $99,250,000 | $90,720,000 | +9.4% |
| Total Tax 2026 = estimate |
~$1,839,731
Estimated
|
~$1,608,953
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $108,251,046 | $99,250,000 | -9,001,046 (-8.3%) |
| Taxable Value | $108,251,046 | $99,250,000 | -9,001,046 (-8.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $99,250,000 | $4,165,425 | $95,084,575 | — | $99,250,000 | $99,250,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $90,720,000 | $4,165,425 | $86,554,575 | — | $90,720,000 | $90,720,000 | ~$1,608,953 | Partial |
| 2024 | $— | — | — | — | $4,165,425 | $— | $298,089 | Verified |
| 2023 | $4,962,850 | — | — | −$797,425 | $4,165,425 | $— | $74,155 | Verified |
| 2022 | $4,991,707 | — | — | −$826,282 | $4,165,425 | $— | $97,551 | Verified |
| 2021 | $5,010,270 | — | — | −$844,845 | $4,165,425 | $— | $108,698 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +19.3% | +19.3% | ~100% | Not available | Partial |
| 2025 | +453.2% ! | +453.2% | ~100% | Not available | Partial |
| 2024 | +293.7% ! | +293.7% | ~100% | 1.8200% | Verified |
| 2023 | -16.1% | -16.1% | ~100% | 1.7800% | Verified |
| 2022 | -0.6% | -0.6% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1717.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +9.4% | +434.1% | +102.7% | +1728.0% | 2025 | -0.6% | 2023 |
| Assessment Ratio | 100.0% | 90.1% | — | 100.0% | 2025 | 83.1% | 2021 |
| Effective Tax Rate (2025) | 1.7700% | 1.7700% | — | 1.7700% | 2025 | 1.7700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,608,953 | $472,339 | ~$1,943,837 | $1,608,953 | 2025 | $74,155 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$187,138,662 | ~$99,792,000 | ~1.7726% | ~$1,768,959 | +106.3% |
| 2027 | ~$386,032,614 | ~$109,771,200 | ~1.6917% | ~$1,856,955 | +325.5% |
| 2028 | ~$796,314,227 | ~$120,748,320 | ~1.6107% | ~$1,944,861 | +777.8% |
| 2029 | ~$1,642,649,678 | ~$132,823,152 | ~1.5297% | ~$2,031,778 | +1710.7% |
| 2030 | ~$3,388,483,932 | ~$146,105,467 | ~1.4487% | ~$2,116,631 | +3635.1% |
| 2026 | ~$185,324,262 | ~$99,792,000 | ~1.8536% | ~$1,849,777 | +104.3% |
| 2027 | ~$378,583,355 | ~$109,771,200 | ~1.8536% | ~$2,034,755 | +317.3% |
| 2028 | ~$773,376,111 | ~$120,748,320 | ~1.8536% | ~$2,238,231 | +752.5% |
| 2029 | ~$1,579,865,044 | ~$132,823,152 | ~1.8536% | ~$2,462,054 | +1641.5% |
| 2030 | ~$3,227,373,488 | ~$146,105,467 | ~1.8536% | ~$2,708,259 | +3457.5% |
| 2026 | ~$188,953,062 | ~$99,792,000 | ~1.7322% | ~$1,728,550 | +108.3% |
| 2027 | ~$393,554,448 | ~$109,771,200 | ~1.6107% | ~$1,768,056 | +333.8% |
| 2028 | ~$819,701,476 | ~$120,748,320 | ~1.4892% | ~$1,798,176 | +803.6% |
| 2029 | ~$1,707,287,297 | ~$132,823,152 | ~1.3677% | ~$1,816,641 | +1781.9% |
| 2030 | ~$3,555,965,189 | ~$146,105,467 | ~1.2462% | ~$1,820,816 | +3819.7% |
In 2025, this property's market value of $90,720,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 175× 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 | $90,720,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | — | $467,458 | $564,615 | $848,565 | — | -6.3% |
| 2023 | $4,962,850 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $4,991,707 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $5,010,270 | $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.