GRAND ST TX 78660
| Owner | VISVANATH LP |
|---|---|
| Parcel ID | 0276260501 |
| Short ID | 278475 |
| Type | Real |
| Use Code | 37 Motel — Extended Stay |
| Valuation | Income |
| Improvement SF | 20,371 SF |
| Land SF | 38,302 SF |
| Acres | 0.879 |
| Year Built | 2023 |
| Legal | 0.913AC OF LOT 10 BLK C THREE POINT ACRES SEC 1 |
| Neighborhood | 1NE3 |
| Land | $459,624 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $459,624 |
| Improvement | $3,490,376 |
|---|---|
| Total Improvement | $3,490,376 |
| Market | $3,950,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,950,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,950,000 |
| Taxable Value | $3,950,000 |
|---|
| Total Due | $157.91 |
|---|---|
| First Delinquent | 2019 |
Appreciation: Market value has risen +913.9% from $389,589 (2021) to $3,950,000 (2025), a CAGR of 78.4% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2024→2025), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Land/Vacant parcel countywide rose +487.2%, so this parcel has outpaced the broader land/vacant market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.7240% in 2025 (+0.0338% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $68,099. Pflugerville ISD is the largest single contributor, at 64.2% of the total 2025 levy.
Asset Class: Land / Vacant. 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 12% of market value ($459,624 land vs $3,490,376 improvements), about $12/SF of land. Most value sits in the improvements, so building condition, age (~3 yrs), and rent roll drive the underwriting.
Submarket Position: At $3,950,000, this parcel sits in the top quartile (≥75th percentile) of Land/Vacant property in Travis County — county median $85,028 (P25 $24,862 / P75 $363,420, n=35,611). Land/Vacant here is the broad TCAD category — every land/vacant 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 +78.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $71,463,636 by 2030, with an estimated annual tax burden around $88,352. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $157.91 in unpaid taxes since 2019. These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 6,790 SF | ✓ |
| 2ND | 2nd Floor | 6,790 SF | ✓ |
| 3RD | 3rd Floor | 6,790 SF | ✓ |
| 4TH | 4th Floor | 6,790 SF | ✓ |
Market value changed by 822% in 2024, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| 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% | $43,722.55 | $43,722.55 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $14,845.88 | $14,845.88 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,661.91 | $4,661.91 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $3,664.22 | $3,664.22 | Paid |
| E17 Travis County ESD #17 | 0.0450% | 0.0245% | 0.0230% | 0.0370% | 0.0305% | -0.0065% | $1,204.75 | $1,204.75 | Paid |
| Combined Rate | 1.9922% | 1.7860% | 1.6148% | 1.6902% | 1.7240% | +0.0338% | $68,099.31 | $68,099.31 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,828,146 | $3,950,000 | -3.1% |
| Assessed Value | $3,828,146 | $3,950,000 | -3.1% |
| Land Value | $459,624 | $459,624 | +0.0% |
| Improvement Value | $3,368,522 | $3,490,376 | -3.5% |
| Taxable Value | $3,828,146 | $3,950,000 | -3.1% |
| Total Tax 2026 = estimate |
~$65,998
Estimated
|
~$68,099
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,828,146 | $3,828,146 | +0 (+0.0%) |
| Taxable Value | $3,828,146 | $3,828,146 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,828,146 | $459,624 | $3,368,522 | — | $3,828,146 | $3,828,146 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,950,000 | $459,624 | $3,490,376 | — | $3,950,000 | $3,950,000 | ~$68,099 | Partial |
| 2024 | $459,624 | — | — | — | $459,624 | $— | $74,369 | Verified |
| 2023 | $— | — | — | — | $477,243 | $— | $7,426 | Verified |
| 2022 | $— | — | — | — | $425,000 | $— | $7,591 | Verified |
| 2021 | $389,589 | — | — | — | $425,000 ! | $— | $8,467 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -3.1% | -3.1% | ~100% | Not available | Partial |
| 2025 | -10.2% | -10.2% | ~100% | Not available | Partial |
| 2024 | +822.0% ! | +822.0% | ~100% | 1.6900% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.5600% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.5900% | Verified |
| 2021 | base year | — | ~100% | 2.1700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +727.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -3.1% | +258.1% | +79.6% | +759.4% | 2025 | -3.1% | 2026 |
| Assessment Ratio | 100.0% | 102.3% | — | 109.1% | 2021 | 100.0% | 2024 |
| Effective Tax Rate (2025) | 1.7200% | 1.7200% | — | 1.7200% | 2025 | 1.7200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$68,099 | $50,312 | ~$80,121 | $74,369 | 2024 | $8,467 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$7,048,467 | ~$4,345,000 | ~1.6570% | ~$71,996 | +78.4% |
| 2027 | ~$12,577,441 | ~$4,779,500 | ~1.5900% | ~$75,992 | +218.4% |
| 2028 | ~$22,443,465 | ~$5,257,450 | ~1.5229% | ~$80,067 | +468.2% |
| 2029 | ~$40,048,615 | ~$5,783,195 | ~1.4559% | ~$84,197 | +913.9% |
| 2030 | ~$71,463,636 | ~$6,361,515 | ~1.3888% | ~$88,352 | +1709.2% |
| 2026 | ~$6,969,467 | ~$4,345,000 | ~1.7240% | ~$74,909 | +76.4% |
| 2027 | ~$12,297,083 | ~$4,779,500 | ~1.7240% | ~$82,400 | +211.3% |
| 2028 | ~$21,697,245 | ~$5,257,450 | ~1.7240% | ~$90,640 | +449.3% |
| 2029 | ~$38,283,099 | ~$5,783,195 | ~1.7240% | ~$99,704 | +869.2% |
| 2030 | ~$67,547,548 | ~$6,361,515 | ~1.7240% | ~$109,675 | +1610.1% |
| 2026 | ~$7,127,467 | ~$4,345,000 | ~1.6235% | ~$70,540 | +80.4% |
| 2027 | ~$12,860,960 | ~$4,779,500 | ~1.5229% | ~$72,788 | +225.6% |
| 2028 | ~$23,206,601 | ~$5,257,450 | ~1.4224% | ~$74,780 | +487.5% |
| 2029 | ~$41,874,505 | ~$5,783,195 | ~1.3218% | ~$76,443 | +960.1% |
| 2030 | ~$75,559,283 | ~$6,361,515 | ~1.2213% | ~$77,691 | +1812.9% |
In 2025, this property's market value of $3,950,000 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 46× the county median of $85,028. Land/Vacant here is the broad TCAD category — every land/vacant 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 | $3,950,000 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $459,624 | $23,000 | $66,000 | $330,000 | ↑ Top 25% | +0.0% |
| 2023 | — | $25,000 | $71,500 | $271,439 | — | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | $389,589 | $6,000 | $14,480 | $80,000 | ↑ 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.