15906 WINDERMERE DR TX 78660
| Owner | JONAH PROPERTIES LTD |
|---|---|
| Parcel ID | 0274300535 |
| Short ID | 277057 |
| Type | Real |
| Use Code | 07 Apartment 50–100 Units |
| Valuation | Income |
| Improvement SF | 47,428 SF |
| Land SF | 128,284 SF |
| Acres | 2.945 |
| Year Built | 2008 |
| Legal | LOT 3 WINDERMERE CENTRE III |
| Neighborhood | 08NE2 |
| Land | $461,822 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $461,822 |
| Improvement | $7,538,178 |
|---|---|
| Total Improvement | $7,538,178 |
| Market | $8,000,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $8,000,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $8,000,000 |
| Taxable Value | $8,000,000 |
|---|
Appreciation: Market value has risen +50.9% from $5,300,000 (2021) to $8,000,000 (2025), a CAGR of 10.8% 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 2.2285% in 2025 (+0.0325% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $178,283. 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 6% of market value ($461,822 land vs $7,538,178 improvements), about $4/SF of land. Most value sits in the improvements, so building condition, age (~18 yrs), and rent roll drive the underwriting.
Submarket Position: At $8,000,000, 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 +10.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $13,384,669 by 2030, with an estimated annual tax burden around $254,119. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 26,766 SF | ✓ |
| 2ND | 2nd Floor | 20,662 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 4,981 SF | ✗ |
| 581C | STORAGE ATT COMM | 946 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 39 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% | $88,552.00 | $88,552.00 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $42,800.00 | $42,800.00 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $30,067.60 | $30,067.60 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $9,441.84 | $9,441.84 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $7,421.20 | $7,421.20 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $178,282.64 | $178,282.64 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $7,600,000 | $8,000,000 | -5.0% |
| Assessed Value | $7,600,000 | $8,000,000 | -5.0% |
| Land Value | $461,822 | $461,822 | +0.0% |
| Improvement Value | $7,138,178 | $7,538,178 | -5.3% |
| Taxable Value | $7,600,000 | $8,000,000 | -5.0% |
| Total Tax 2026 = estimate |
~$169,369
Estimated
|
~$178,283
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $7,723,437 | $7,600,000 | -123,437 (-1.6%) |
| Taxable Value | $7,723,437 | $7,600,000 | -123,437 (-1.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $7,600,000 | $461,822 | $7,138,178 | — | $7,600,000 | $7,600,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $8,000,000 | $461,822 | $7,538,178 | — | $8,000,000 | $8,000,000 | ~$178,283 | Partial |
| 2024 | $7,100,000 | — | — | −$6,638,178 | $461,822 | $— | $171,759 | Verified |
| 2023 | $7,590,000 | — | — | −$7,128,178 | $461,822 | $— | $151,956 | Verified |
| 2022 | $5,516,304 | — | — | −$5,054,482 | $461,822 | $— | $153,144 | Verified |
| 2021 | $5,300,000 | — | — | −$4,838,178 | $461,822 | $— | $134,238 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -3.5% | -3.5% | ~100% | Not available | Partial |
| 2025 | -3.6% | -3.6% | ~100% | Not available | Partial |
| 2024 | +1.0% | +1.0% | ~100% | 2.0700% | Verified |
| 2023 | +8.3% | +8.3% | ~100% | 1.8500% | Verified |
| 2022 | +37.6% | +37.6% | ~100% | 2.0200% | Verified |
| 2021 | base year | — | ~100% | 2.5300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +45.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -5.0% | +8.6% | +12.0% | +37.6% | 2023 | -6.5% | 2024 |
| Assessment Ratio | 100.0% | 38.3% | — | 100.0% | 2025 | 6.1% | 2023 |
| 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 |
$178,283 | $157,876 | ~$221,894 | $178,283 | 2025 | $134,238 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$8,867,343 | ~$8,800,000 | ~2.1773% | ~$191,602 | +10.8% |
| 2027 | ~$9,828,722 | ~$9,680,000 | ~2.1261% | ~$205,803 | +22.9% |
| 2028 | ~$10,894,331 | ~$10,648,000 | ~2.0748% | ~$220,927 | +36.2% |
| 2029 | ~$12,075,472 | ~$11,712,800 | ~2.0236% | ~$237,019 | +50.9% |
| 2030 | ~$13,384,669 | ~$12,884,080 | ~1.9724% | ~$254,119 | +67.3% |
| 2026 | ~$8,707,343 | ~$8,707,343 | ~2.2285% | ~$194,046 | +8.8% |
| 2027 | ~$9,477,228 | ~$9,477,228 | ~2.2285% | ~$211,203 | +18.5% |
| 2028 | ~$10,315,185 | ~$10,315,185 | ~2.2285% | ~$229,877 | +28.9% |
| 2029 | ~$11,227,232 | ~$11,227,232 | ~2.2285% | ~$250,203 | +40.3% |
| 2030 | ~$12,219,920 | ~$12,219,920 | ~2.2285% | ~$272,325 | +52.7% |
| 2026 | ~$9,027,343 | ~$8,800,000 | ~2.1517% | ~$189,348 | +12.8% |
| 2027 | ~$10,186,616 | ~$9,680,000 | ~2.0748% | ~$200,843 | +27.3% |
| 2028 | ~$11,494,759 | ~$10,648,000 | ~1.9980% | ~$212,744 | +43.7% |
| 2029 | ~$12,970,892 | ~$11,712,800 | ~1.9211% | ~$225,016 | +62.1% |
| 2030 | ~$14,636,587 | ~$12,884,080 | ~1.8443% | ~$237,616 | +83.0% |
In 2025, this property's market value of $8,000,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 15× 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 | $8,000,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $7,100,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $7,590,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $5,516,304 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $5,300,000 | $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.