1316 TOWN CENTER DR TX 78660
| Owner | CENTENNIAL STONE HILL TWO LP |
|---|---|
| Parcel ID | 0282460321 |
| Short ID | 858842 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 331,027 SF |
| Land SF | 915,690 SF |
| Acres | 21.021 |
| Year Built | 2016 |
| Legal | LOT 22 BLK 7 STONE HILL TOWN CENTER SEC 2 PHS 2 |
| Neighborhood | 08NE2 |
| Land | $10,988,280 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $10,988,280 |
| Improvement | $75,581,720 |
|---|---|
| Total Improvement | $75,581,720 |
| Market | $86,570,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $86,570,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $86,570,000 |
| Taxable Value | $86,570,000 |
|---|
Appreciation: Market value has risen +34.6% from $64,300,000 (2021) to $86,570,000 (2025), a CAGR of 7.7% 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 2.2285% in 2025 (+0.0325% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $1,929,241. 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 13% of market value ($10,988,280 land vs $75,581,720 improvements), about $12/SF of land. Most value sits in the improvements, so building condition, age (~10 yrs), and rent roll drive the underwriting.
Submarket Position: At $86,570,000, 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 +7.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $125,548,918 by 2030, with an estimated annual tax burden around $2,476,265. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 200,000 SF | ✗ |
| 1ST | 1st Floor | 125,100 SF | ✓ |
| 2ND | 2nd Floor | 105,739 SF | ✓ |
| 3RD | 3rd Floor | 100,188 SF | ✓ |
| 4TH | 4th Floor | 69,668 SF | ✓ |
| MISC | Miscellaneous | 6,000 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% | $958,243.33 | $958,243.33 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $463,149.50 | $463,149.50 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $325,369.02 | $325,369.02 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $102,172.51 | $102,172.51 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $80,306.66 | $80,306.66 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $1,929,241.02 | $1,929,241.02 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $79,830,000 | $86,570,000 | -7.8% |
| Assessed Value | $79,830,000 | $86,570,000 | -7.8% |
| Land Value | $10,988,280 | $10,988,280 | +0.0% |
| Improvement Value | $68,841,720 | $75,581,720 | -8.9% |
| Taxable Value | $79,830,000 | $86,570,000 | -7.8% |
| Total Tax 2026 = estimate |
~$1,779,038
Estimated
|
~$1,929,241
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $79,830,000 | $79,830,000 | +0 (+0.0%) |
| Taxable Value | $79,830,000 | $79,830,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $79,830,000 | $10,988,280 | $68,841,720 | — | $79,830,000 | $79,830,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $86,570,000 | $10,988,280 | $75,581,720 | — | $86,570,000 | $86,570,000 | ~$1,929,241 | Partial |
| 2024 | $98,000,000 | — | — | −$87,011,720 | $10,988,280 | $— | $1,924,320 | Verified |
| 2023 | $89,450,000 | — | — | −$78,461,720 | $10,988,280 | $— | $1,998,329 | Verified |
| 2022 | $66,960,000 | — | — | −$55,971,720 | $10,988,280 | $— | $1,914,718 | Verified |
| 2021 | $64,300,000 | — | — | −$53,311,720 | $10,988,280 | $— | $1,571,808 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -7.8% | -7.8% | ~100% | Not available | Partial |
| 2025 | -4.3% | -4.3% | ~100% | Not available | Partial |
| 2024 | -7.7% | -7.7% | ~100% | 2.1300% | Verified |
| 2023 | +9.6% | +9.6% | ~100% | 2.0400% | Verified |
| 2022 | +33.6% | +33.6% | ~100% | 2.1400% | Verified |
| 2021 | base year | — | ~100% | 2.4400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +29.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -7.8% | +5.6% | +9.5% | +33.6% | 2023 | -11.7% | 2025 |
| Assessment Ratio | 100.0% | 42.8% | — | 100.0% | 2025 | 11.2% | 2024 |
| 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 |
$1,929,241 | $1,867,683 | ~$2,249,158 | $1,998,329 | 2023 | $1,571,808 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$93,251,651 | ~$93,251,651 | ~2.1773% | ~$2,030,365 | +7.7% |
| 2027 | ~$100,449,005 | ~$100,449,005 | ~2.1261% | ~$2,135,606 | +16.0% |
| 2028 | ~$108,201,866 | ~$108,201,866 | ~2.0748% | ~$2,244,998 | +25.0% |
| 2029 | ~$116,553,109 | ~$116,553,109 | ~2.0236% | ~$2,358,554 | +34.6% |
| 2030 | ~$125,548,918 | ~$125,548,918 | ~1.9724% | ~$2,476,265 | +45.0% |
| 2026 | ~$91,520,251 | ~$91,520,251 | ~2.2285% | ~$2,039,559 | +5.7% |
| 2027 | ~$96,753,567 | ~$96,753,567 | ~2.2285% | ~$2,156,185 | +11.8% |
| 2028 | ~$102,286,135 | ~$102,286,135 | ~2.2285% | ~$2,279,480 | +18.2% |
| 2029 | ~$108,135,067 | ~$108,135,067 | ~2.2285% | ~$2,409,826 | +24.9% |
| 2030 | ~$114,318,453 | ~$114,318,453 | ~2.2285% | ~$2,547,624 | +32.1% |
| 2026 | ~$94,983,051 | ~$94,983,051 | ~2.1517% | ~$2,043,730 | +9.7% |
| 2027 | ~$104,213,699 | ~$104,213,699 | ~2.0748% | ~$2,162,250 | +20.4% |
| 2028 | ~$114,341,401 | ~$114,341,401 | ~1.9980% | ~$2,284,505 | +32.1% |
| 2029 | ~$125,453,334 | ~$125,453,334 | ~1.9211% | ~$2,410,102 | +44.9% |
| 2030 | ~$137,645,147 | ~$137,645,147 | ~1.8443% | ~$2,538,533 | +59.0% |
In 2025, this property's market value of $86,570,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 167× 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 | $86,570,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $98,000,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $89,450,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $66,960,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $64,300,000 | $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.