1720 GRAND AVENUE PKWY TX 78660
| Owner | TC SANSOME AUSTIN LLC |
|---|---|
| Parcel ID | 0276260802 |
| Short ID | 278495 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 233,248 SF |
| Land SF | 585,767 SF |
| Acres | 13.447 |
| Year Built | 2008 |
| Legal | LOT 1 BLK A LESS .4628A NORTH PARK SEC 2 REPLAT LT 1 BLK A |
| Neighborhood | 08NE2 |
| Land | $5,857,674 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $5,857,674 |
| Improvement | $45,992,326 |
|---|---|
| Total Improvement | $45,992,326 |
| Market | $51,850,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $51,850,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $51,850,000 |
| Taxable Value | $51,850,000 |
|---|
Appreciation: Market value has risen +31.3% from $39,500,000 (2021) to $51,850,000 (2025), a CAGR of 7.0% 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 1.7240% in 2025 (+0.0338% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $893,911. Pflugerville ISD is the largest single contributor, at 64.2% 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 11% of market value ($5,857,674 land vs $45,992,326 improvements), about $10/SF of land. Most value sits in the improvements, so building condition, age (~18 yrs), and rent roll drive the underwriting.
Submarket Position: At $51,850,000, 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 +7.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $72,851,474 by 2030, with an estimated annual tax burden around $1,011,798. 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 | 200,000 SF | ✗ |
| 1ST | 1st Floor | 77,750 SF | ✓ |
| 2ND | 2nd Floor | 77,749 SF | ✓ |
| 3RD | 3rd Floor | 77,749 SF | ✓ |
| MISC | Miscellaneous | 5,000 SF | ✓ |
| 601 | POOL COMM'L | 2,000 SF | ✗ |
| 031C | GARAGE DET 1ST COMM | 240 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% | $556,770.70 | $556,770.70 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $189,050.04 | $189,050.04 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $59,365.57 | $59,365.57 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $46,660.80 | $46,660.80 | Paid |
| E17 Travis County ESD #17 | 0.0450% | 0.0245% | 0.0230% | 0.0370% | 0.0305% | -0.0065% | $15,341.50 | $15,341.50 | Paid |
| Combined Rate | 1.9922% | 1.7860% | 1.6148% | 1.6902% | 1.7240% | +0.0338% | $867,188.61 | $867,188.61 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $44,460,000 | $51,850,000 | -14.3% |
| Assessed Value | $44,460,000 | $51,850,000 | -14.3% |
| Land Value | $5,857,674 | $5,857,674 | +0.0% |
| Improvement Value | $38,602,326 | $45,992,326 | -16.1% |
| Taxable Value | $44,460,000 | $51,850,000 | -14.3% |
| Total Tax 2026 = estimate |
~$766,505
Estimated
|
~$867,189
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $50,171,079 | $44,460,000 | -5,711,079 (-11.4%) |
| Taxable Value | $50,171,079 | $44,460,000 | -5,711,079 (-11.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $44,460,000 | $5,857,674 | $38,602,326 | — | $44,460,000 | $44,460,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $51,850,000 | $5,857,674 | $45,992,326 | — | $51,850,000 | $51,850,000 | ~$867,189 | Partial |
| 2024 | $59,458,640 | — | — | −$53,600,966 | $5,857,674 | $— | $885,595 | Verified |
| 2023 | $55,000,000 | — | — | −$49,142,326 | $5,857,674 | $— | $960,647 | Verified |
| 2022 | $40,701,851 | — | — | −$34,844,177 | $5,857,674 | $— | $983,249 | Verified |
| 2021 | $39,500,000 | — | — | −$34,228,093 | $5,271,907 | $— | $810,854 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -3.2% | -3.2% | ~100% | Not available | Partial |
| 2025 | -3.9% | -3.9% | ~100% | Not available | Partial |
| 2024 | -12.3% | -12.3% | ~100% | 1.6400% | Verified |
| 2023 | +4.6% | +4.6% | ~100% | 1.5600% | Verified |
| 2022 | +44.5% | +44.5% | ~100% | 1.6700% | Verified |
| 2021 | base year | — | ~100% | 2.0500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +27.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -14.3% | +3.8% | +10.6% | +35.1% | 2023 | -14.3% | 2026 |
| Assessment Ratio | 100.0% | 41.4% | — | 100.0% | 2025 | 9.9% | 2024 |
| Effective Tax Rate (2025) | 1.6700% | 1.6700% | — | 1.6700% | 2025 | 1.6700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$867,189 | $901,507 | ~$967,040 | $983,249 | 2022 | $810,854 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$55,499,194 | ~$55,499,194 | ~1.6570% | ~$919,620 | +7.0% |
| 2027 | ~$59,405,218 | ~$59,405,218 | ~1.5900% | ~$944,519 | +14.6% |
| 2028 | ~$63,586,147 | ~$63,586,147 | ~1.5229% | ~$968,368 | +22.6% |
| 2029 | ~$68,061,329 | ~$68,061,329 | ~1.4559% | ~$990,896 | +31.3% |
| 2030 | ~$72,851,474 | ~$72,851,474 | ~1.3888% | ~$1,011,798 | +40.5% |
| 2026 | ~$54,462,194 | ~$54,462,194 | ~1.7240% | ~$938,946 | +5.0% |
| 2027 | ~$57,205,990 | ~$57,205,990 | ~1.7240% | ~$986,250 | +10.3% |
| 2028 | ~$60,088,018 | ~$60,088,018 | ~1.7240% | ~$1,035,937 | +15.9% |
| 2029 | ~$63,115,242 | ~$63,115,242 | ~1.7240% | ~$1,088,128 | +21.7% |
| 2030 | ~$66,294,977 | ~$66,294,977 | ~1.7240% | ~$1,142,947 | +27.9% |
| 2026 | ~$56,536,194 | ~$56,536,194 | ~1.6235% | ~$917,853 | +9.0% |
| 2027 | ~$61,645,926 | ~$61,645,926 | ~1.5229% | ~$938,820 | +18.9% |
| 2028 | ~$67,217,474 | ~$67,217,474 | ~1.4224% | ~$956,080 | +29.6% |
| 2029 | ~$73,292,578 | ~$73,292,578 | ~1.3218% | ~$968,792 | +41.4% |
| 2030 | ~$79,916,748 | ~$79,916,748 | ~1.2213% | ~$975,991 | +54.1% |
In 2025, this property's market value of $51,850,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 100× 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 | $51,850,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $59,458,640 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $55,000,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $40,701,851 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $39,500,000 | $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.