16045 CENTRAL COMMERCE DR TX 78660
| Owner | RIVERHORSE EQUITIES LTD |
|---|---|
| Parcel ID | 0276280702 |
| Short ID | 278525 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 302,604 SF |
| Land SF | 742,215 SF |
| Acres | 17.039 |
| Year Built | 2001 |
| Legal | LOT 3&4 BLK C NORTH PARK SEC 4 |
| Neighborhood | 08NE2 |
| Land | $5,650,180 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $5,650,180 |
| Improvement | $52,549,820 |
|---|---|
| Total Improvement | $52,549,820 |
| Market | $58,200,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $58,200,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $58,200,000 |
| Taxable Value | $58,200,000 |
|---|
Appreciation: Market value has risen +6646.9% from $862,620 (2021) to $58,200,000 (2025), a CAGR of 186.6% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2022), 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 1.7240% in 2025 (+0.0338% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $1,003,387. 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 10% of market value ($5,650,180 land vs $52,549,820 improvements), about $8/SF of land. Most value sits in the improvements, so building condition, age (~25 yrs), and rent roll drive the underwriting.
Submarket Position: At $58,200,000, 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 +186.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $11,253,880,819 by 2030, with an estimated annual tax burden around $156,299,580. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 3RD | 3rd Floor | 101,400 SF | ✓ |
| 1ST | 1st Floor | 100,804 SF | ✓ |
| 2ND | 2nd Floor | 100,400 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% | $644,215.80 | $644,215.80 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $218,741.79 | $218,741.79 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $68,689.39 | $68,689.39 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $53,989.23 | $53,989.23 | Paid |
| E17 Travis County ESD #17 | 0.0450% | 0.0245% | 0.0230% | 0.0370% | 0.0305% | -0.0065% | $17,751.00 | $17,751.00 | Paid |
| Combined Rate | 1.9922% | 1.7860% | 1.6148% | 1.6902% | 1.7240% | +0.0338% | $1,003,387.21 | $1,003,387.21 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $48,850,000 | $58,200,000 | -16.1% |
| Assessed Value | $48,850,000 | $58,200,000 | -16.1% |
| Land Value | $5,650,180 | $5,650,180 | +0.0% |
| Improvement Value | $43,199,820 | $52,549,820 | -17.8% |
| Taxable Value | $48,850,000 | $58,200,000 | -16.1% |
| Total Tax 2026 = estimate |
~$842,190
Estimated
|
~$1,003,387
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $52,476,735 | $48,850,000 | -3,626,735 (-6.9%) |
| Taxable Value | $52,476,735 | $48,850,000 | -3,626,735 (-6.9%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $48,850,000 | $5,650,180 | $43,199,820 | — | $48,850,000 | $48,850,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $58,200,000 | $5,650,180 | $52,549,820 | — | $58,200,000 | $58,200,000 | ~$1,003,387 | Partial |
| 2024 | $67,665,617 | — | — | −$66,802,834 | $862,783 | $— | $1,035,425 | Verified |
| 2023 | $60,760,000 | — | — | −$59,897,217 | $862,783 | $— | $1,092,696 | Verified |
| 2022 | $48,610,000 | — | — | −$47,747,217 | $862,783 | $— | $1,085,188 | Verified |
| 2021 | $862,620 | — | — | — | $862,620 | $— | $933,544 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -9.8% | -9.8% | ~100% | Not available | Partial |
| 2025 | -5.0% | -5.0% | ~100% | Not available | Partial |
| 2024 | -9.5% | -9.5% | ~100% | 1.6900% | Verified |
| 2023 | +11.4% | +11.4% | ~100% | 1.6100% | Verified |
| 2022 | +25.0% | +25.0% | ~100% | 1.7900% | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +19.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -16.1% | +1108.3% | +197.6% | +5535.2% | 2022 | -16.1% | 2026 |
| Assessment Ratio | 100.0% | 50.8% | — | 100.0% | 2021 | 1.3% | 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 |
$1,003,387 | $1,030,048 | ~$48,939,587 | $1,092,696 | 2023 | $933,544 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$166,801,077 | ~$166,801,077 | ~1.6570% | ~$2,763,888 | +186.6% |
| 2027 | ~$478,051,533 | ~$478,051,533 | ~1.5900% | ~$7,600,828 | +721.4% |
| 2028 | ~$1,370,094,683 | ~$1,370,094,683 | ~1.5229% | ~$20,865,494 | +2254.1% |
| 2029 | ~$3,926,688,461 | ~$3,926,688,461 | ~1.4559% | ~$57,168,147 | +6646.9% |
| 2030 | ~$11,253,880,819 | ~$11,253,880,819 | ~1.3888% | ~$156,299,580 | +19236.6% |
| 2026 | ~$165,637,077 | ~$165,637,077 | ~1.7240% | ~$2,855,638 | +184.6% |
| 2027 | ~$471,402,770 | ~$471,402,770 | ~1.7240% | ~$8,127,139 | +710.0% |
| 2028 | ~$1,341,611,286 | ~$1,341,611,286 | ~1.7240% | ~$23,129,821 | +2205.2% |
| 2029 | ~$3,818,222,881 | ~$3,818,222,881 | ~1.7240% | ~$65,827,422 | +6460.5% |
| 2030 | ~$10,866,654,240 | ~$10,866,654,240 | ~1.7240% | ~$187,344,705 | +18571.2% |
| 2026 | ~$167,965,077 | ~$167,965,077 | ~1.6235% | ~$2,726,876 | +188.6% |
| 2027 | ~$484,746,856 | ~$484,746,856 | ~1.5229% | ~$7,382,324 | +732.9% |
| 2028 | ~$1,398,978,401 | ~$1,398,978,401 | ~1.4224% | ~$19,898,632 | +2303.7% |
| 2029 | ~$4,037,448,706 | ~$4,037,448,706 | ~1.3218% | ~$53,367,562 | +6837.2% |
| 2030 | ~$11,652,068,421 | ~$11,652,068,421 | ~1.2213% | ~$142,301,963 | +19920.7% |
In 2025, this property's market value of $58,200,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 112× 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 | $58,200,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $67,665,617 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $60,760,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $48,610,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $862,620 | $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.