16107 WHITE RIVER BLVD TX 78660
| Owner | RIVERHORSE EQUITIES II LTD |
|---|---|
| Parcel ID | 0276280601 |
| Short ID | 278523 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 264,910 SF |
| Land SF | 591,297 SF |
| Acres | 13.574 |
| Year Built | 2014 |
| Legal | LOT 2 BLK G NORTH PARK SEC 3-A |
| Neighborhood | 08NE2 |
| Land | $2,365,188 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,365,188 |
| Improvement | $53,994,812 |
|---|---|
| Total Improvement | $53,994,812 |
| Market | $56,360,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $56,360,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $56,360,000 |
| Taxable Value | $56,360,000 |
|---|
Appreciation: Market value has risen +33.2% from $42,300,000 (2021) to $56,360,000 (2025), a CAGR of 7.4% 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 $971,665. 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 4% of market value ($2,365,188 land vs $53,994,812 improvements), about $4/SF of land. Most value sits in the improvements, so building condition, age (~12 yrs), and rent roll drive the underwriting.
Submarket Position: At $56,360,000, 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 +7.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $80,678,768 by 2030, with an estimated annual tax burden around $1,120,507. 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 | 100,000 SF | ✗ |
| 1ST | 1st Floor | 95,000 SF | ✓ |
| 2ND | 2nd Floor | 95,000 SF | ✓ |
| 3RD | 3rd Floor | 74,910 SF | ✓ |
| * | — | 1,000 SF | ✓ |
| 601 | POOL COMM'L | 1,000 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% | $623,848.84 | $623,848.84 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $211,826.24 | $211,826.24 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $66,517.76 | $66,517.76 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $52,282.35 | $52,282.35 | Paid |
| E17 Travis County ESD #17 | 0.0450% | 0.0245% | 0.0230% | 0.0370% | 0.0305% | -0.0065% | $17,189.80 | $17,189.80 | Paid |
| Combined Rate | 1.9922% | 1.7860% | 1.6148% | 1.6902% | 1.7240% | +0.0338% | $971,664.99 | $971,664.99 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $50,100,000 | $56,360,000 | -11.1% |
| Assessed Value | $50,100,000 | $56,360,000 | -11.1% |
| Land Value | $2,365,188 | $2,365,188 | +0.0% |
| Improvement Value | $47,734,812 | $53,994,812 | -11.6% |
| Taxable Value | $50,100,000 | $56,360,000 | -11.1% |
| Total Tax 2026 = estimate |
~$863,741
Estimated
|
~$971,665
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $50,259,802 | $50,100,000 | -159,802 (-0.3%) |
| Taxable Value | $50,259,802 | $50,100,000 | -159,802 (-0.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $50,100,000 | $2,365,188 | $47,734,812 | — | $50,100,000 | $50,100,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $56,360,000 | $2,365,188 | $53,994,812 | — | $56,360,000 | $56,360,000 | ~$971,665 | Partial |
| 2024 | $67,440,000 | — | — | −$65,074,812 | $2,365,188 | $— | $1,009,058 | Verified |
| 2023 | $61,523,804 | — | — | −$59,158,616 | $2,365,188 | $— | $1,089,053 | Verified |
| 2022 | $46,400,000 | — | — | −$44,034,812 | $2,365,188 | $— | $1,098,829 | Verified |
| 2021 | $42,300,000 | — | — | −$39,934,812 | $2,365,188 | $— | $924,371 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -10.8% | -10.8% | ~100% | Not available | Partial |
| 2025 | -5.6% | -5.6% | ~100% | Not available | Partial |
| 2024 | -12.4% | -12.4% | ~100% | 1.6900% | Verified |
| 2023 | +10.7% | +10.7% | ~100% | 1.6000% | Verified |
| 2022 | +32.6% | +32.6% | ~100% | 1.7900% | Verified |
| 2021 | base year | — | ~100% | 2.1900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +21.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -11.1% | +4.9% | +10.1% | +32.6% | 2023 | -16.4% | 2025 |
| Assessment Ratio | 100.0% | 36.3% | — | 100.0% | 2025 | 3.5% | 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 |
$971,665 | $1,018,595 | ~$1,063,186 | $1,098,829 | 2022 | $924,371 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$60,552,020 | ~$60,552,020 | ~1.6570% | ~$1,003,345 | +7.4% |
| 2027 | ~$65,055,841 | ~$65,055,841 | ~1.5900% | ~$1,034,362 | +15.4% |
| 2028 | ~$69,894,652 | ~$69,894,652 | ~1.5229% | ~$1,064,442 | +24.0% |
| 2029 | ~$75,093,371 | ~$75,093,371 | ~1.4559% | ~$1,093,275 | +33.2% |
| 2030 | ~$80,678,768 | ~$80,678,768 | ~1.3888% | ~$1,120,507 | +43.1% |
| 2026 | ~$59,424,820 | ~$59,424,820 | ~1.7240% | ~$1,024,504 | +5.4% |
| 2027 | ~$62,656,304 | ~$62,656,304 | ~1.7240% | ~$1,080,215 | +11.2% |
| 2028 | ~$66,063,513 | ~$66,063,513 | ~1.7240% | ~$1,138,957 | +17.2% |
| 2029 | ~$69,656,004 | ~$69,656,004 | ~1.7240% | ~$1,200,892 | +23.6% |
| 2030 | ~$73,443,853 | ~$73,443,853 | ~1.7240% | ~$1,266,196 | +30.3% |
| 2026 | ~$61,679,220 | ~$61,679,220 | ~1.6235% | ~$1,001,349 | +9.4% |
| 2027 | ~$67,500,465 | ~$67,500,465 | ~1.5229% | ~$1,027,980 | +19.8% |
| 2028 | ~$73,871,116 | ~$73,871,116 | ~1.4224% | ~$1,050,720 | +31.1% |
| 2029 | ~$80,843,024 | ~$80,843,024 | ~1.3218% | ~$1,068,594 | +43.4% |
| 2030 | ~$88,472,936 | ~$88,472,936 | ~1.2213% | ~$1,080,484 | +57.0% |
In 2025, this property's market value of $56,360,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 108× 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 | $56,360,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $67,440,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $61,523,804 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $46,400,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $42,300,000 | $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.