14101 THERMAL DR TX 78728
| Owner | CAF-CITYMARK MORGAN OWNER LLC |
|---|---|
| Parcel ID | 0268230107 |
| Short ID | 272667 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 361,338 SF |
| Land SF | 871,200 SF |
| Acres | 20.000 |
| Year Built | 1984 |
| Legal | LOT 1-2 BLK A WELLS BRANCH PHS L 1 |
| Neighborhood | 08NO2 |
| Land | $5,227,200 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $5,227,200 |
| Improvement | $60,972,800 |
|---|---|
| Total Improvement | $60,972,800 |
| Market | $66,200,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $66,200,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $66,200,000 |
| Taxable Value | $66,200,000 |
|---|
Appreciation: Market value has risen +21.3% from $54,558,240 (2021) to $66,200,000 (2025), a CAGR of 5.0% 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 5 taxing entities is 1.9335% in 2025 (+0.0403% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $1,279,999. Pflugerville ISD is the largest single contributor, at 57.2% 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 8% of market value ($5,227,200 land vs $60,972,800 improvements), about $6/SF of land. Most value sits in the improvements, so building condition, age (~42 yrs), and rent roll drive the underwriting.
Submarket Position: At $66,200,000, 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 +5.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $84,305,331 by 2030, with an estimated annual tax burden around $1,262,662. 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.
30 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| SO | Sketch Only | 488,499 SF | ✗ |
| 551 | PAVED AREA | 268,250 SF | ✗ |
| 1ST | 1st Floor | 164,318 SF | ✓ |
| 2ND | 2nd Floor | 158,704 SF | ✓ |
| 591 | MASONRY TRIM SF | 44,940 SF | ✗ |
| 3RD | 3rd Floor | 38,316 SF | ✓ |
| 012C | PORCH OPEN 2 COMM | 30,768 SF | ✗ |
| 611 | TERRACE | 23,594 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 18,414 SF | ✗ |
| 581C | STORAGE ATT COMM | 11,712 SF | ✓ |
| 013C | PORCH OPEN 3 COMM | 11,248 SF | ✗ |
| 511 | DECK | 4,064 SF | ✗ |
| 601 | POOL COMM'L | 1,180 SF | ✗ |
| 482 | LIGHT POLES | 26 SF | ✓ |
| MISC | Miscellaneous | 7 SF | ✓ |
| 152 | COMMODE AVG | 3 SF | ✓ |
| 162 | LAVATORY AVG | 3 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 2 SF | ✓ |
| 142 | BATHTUB AVG | 2 SF | ✓ |
| 521 | FIREPLACE | 2 SF | ✓ |
| 242 | OBS OVEN/BURN | 2 SF | ✓ |
| 333 | MECHANICAL RM FV | 2 SF | ✓ |
| 509 | CANOPY FV | 2 SF | ✗ |
| 282 | LIGHT POLES FV | 1 SF | ✓ |
| 529 | FIREPLACE FV | 1 SF | ✓ |
| 182 | SINK AVG | 1 SF | ✓ |
| 192 | WATER HTR AVG | 1 SF | ✓ |
| 589 | STORAGE ATT FV | 1 SF | ✓ |
| 609 | POOL FV | 1 SF | ✗ |
| 619 | TERRACE FV | 1 SF | ✗ |
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 272667 | CAF-CITYMARK MORGAN OWNER LLC | 14101 THERMAL DR 78728 | $5,227,200 | $5,227,200 | $5,227,200 |
| 1010053 | CAF-CITYMARK MORGAN OWNER LLC | — | $52,382,800 | $52,382,800 | $52,382,800 |
Market value changed by 92% in 2026, 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 |
|---|---|---|---|---|---|---|---|---|---|
| IPF Pflugerville ISD | 1.3880% | 1.2646% | 1.1092% | 1.1069% | 1.1069% | +0.0000% | $732,767.80 | $732,767.80 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $248,809.39 | $248,809.39 | Paid |
| U32 Wells Branch MUD | 0.3350% | 0.2829% | 0.2570% | 0.2400% | 0.2400% | +0.0000% | $158,880.00 | $158,880.00 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $78,131.23 | $78,131.23 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $61,410.43 | $61,410.43 | Paid |
| Combined Rate | 2.2822% | 2.0444% | 1.8488% | 1.8932% | 1.9335% | +0.0403% | $1,279,998.85 | $1,279,998.85 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $57,610,000 | $66,200,000 | -13.0% |
| Assessed Value | $57,610,000 | $66,200,000 | -13.0% |
| Land Value | $5,227,200 | $5,227,200 | +0.0% |
| Improvement Value | — | $60,972,800 | — |
| Taxable Value | $57,610,000 | $66,200,000 | -13.0% |
| Total Tax 2026 = estimate |
~$1,113,908
Estimated
|
~$1,279,999
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $64,768,577 | $57,610,000 | -7,158,577 (-11.1%) |
| Taxable Value | $64,768,577 | $57,610,000 | -7,158,577 (-11.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $57,610,000 | $5,227,200 | — | — | $57,610,000 | $57,610,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $66,200,000 | $5,227,200 | $60,972,800 | — | $66,200,000 | $66,200,000 | ~$1,279,999 | Partial |
| 2024 | $75,400,000 | — | — | −$70,172,800 | $5,227,200 | $— | $1,330,137 | Verified |
| 2023 | $71,800,000 | — | — | −$66,572,800 | $5,227,200 | $— | $1,397,586 | Verified |
| 2022 | $54,190,000 | — | — | −$48,962,800 | $5,227,200 | $— | $1,471,026 | Verified |
| 2021 | $54,558,240 | — | — | −$49,331,040 | $5,227,200 | $— | $1,261,098 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -92.1% ! | -92.1% | ~100% | Not available | Partial |
| 2025 | -8.5% | -8.5% | ~100% | Not available | Partial |
| 2024 | -9.6% | -9.6% | ~100% | 1.8400% | Verified |
| 2023 | +5.7% | +5.7% | ~100% | 1.7500% | Verified |
| 2022 | +39.7% | +39.7% | ~100% | 1.9400% | Verified |
| 2021 | base year | — | ~100% | 2.3100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +22.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -13.0% | +2.3% | +8.1% | +32.5% | 2023 | -13.0% | 2026 |
| Assessment Ratio | 100.0% | 38.9% | — | 100.0% | 2025 | 6.9% | 2024 |
| Effective Tax Rate (2025) | 1.9300% | 1.9300% | — | 1.9300% | 2025 | 1.9300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,279,999 | $1,347,969 | ~$1,276,225 | $1,471,026 | 2022 | $1,261,098 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$69,479,614 | ~$69,479,614 | ~1.8464% | ~$1,282,852 | +5.0% |
| 2027 | ~$72,921,704 | ~$72,921,704 | ~1.7592% | ~$1,282,846 | +10.2% |
| 2028 | ~$76,534,318 | ~$76,534,318 | ~1.6720% | ~$1,279,691 | +15.6% |
| 2029 | ~$80,325,905 | ~$80,325,905 | ~1.5849% | ~$1,273,075 | +21.3% |
| 2030 | ~$84,305,331 | ~$84,305,331 | ~1.4977% | ~$1,262,662 | +27.3% |
| 2026 | ~$68,155,614 | ~$68,155,614 | ~1.9335% | ~$1,317,811 | +3.0% |
| 2027 | ~$70,168,999 | ~$70,168,999 | ~1.9335% | ~$1,356,741 | +6.0% |
| 2028 | ~$72,241,862 | ~$72,241,862 | ~1.9335% | ~$1,396,820 | +9.1% |
| 2029 | ~$74,375,959 | ~$74,375,959 | ~1.9335% | ~$1,438,084 | +12.4% |
| 2030 | ~$76,573,099 | ~$76,573,099 | ~1.9335% | ~$1,480,566 | +15.7% |
| 2026 | ~$70,803,614 | ~$70,803,614 | ~1.8028% | ~$1,276,441 | +7.0% |
| 2027 | ~$75,727,369 | ~$75,727,369 | ~1.6720% | ~$1,266,198 | +14.4% |
| 2028 | ~$80,993,526 | ~$80,993,526 | ~1.5413% | ~$1,248,358 | +22.3% |
| 2029 | ~$86,625,896 | ~$86,625,896 | ~1.4106% | ~$1,221,914 | +30.9% |
| 2030 | ~$92,649,948 | ~$92,649,948 | ~1.2798% | ~$1,185,754 | +40.0% |
In 2025, this property's market value of $66,200,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 127× 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 | $66,200,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $75,400,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $71,800,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $54,190,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $54,558,240 | $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.