21256 BLAKE-MANOR RD 78653
| Owner | DOROSTIETA ROSA |
|---|---|
| Parcel ID | 0307800236 |
| Short ID | 288801 |
| Type | Mobile Home |
| Use Code | 12 Mobile Home — Double (PP) |
| Valuation | Cost |
| Improvement SF | 1,620 SF |
| Land SF | 236,095 SF |
| Acres | 5.420 |
| Year Built | 2008 |
| Legal | LOT 9 WEBBERVILLE OAKS AMENDED PLAT OF LT 8 & 9 |
| Neighborhood | B0510 |
| Land | $398,343 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $398,343 |
| Improvement | $4,736 |
|---|---|
| Total Improvement | $4,736 |
| Market | $496,874 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $496,874 |
| Value Limitation Adjustment (−) (homestead cap) | −$17,873 |
| Net Appraised (assessed) | $479,001 |
| Taxable Value | $479,001 |
|---|
Appreciation: Market value has risen +379.0% from $103,739 (2021) to $496,874 (2025), a CAGR of 47.9% 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 lagged the broader land/vacant market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.6462% in 2025 (-0.0044% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $7,885. Del Valle ISD is the largest single contributor, at 57.6% of the total 2025 levy.
Assessment Gap: Assessed value ($479,001) is $17,873 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Land / Vacant. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 80% of market value ($398,343 land vs $4,736 improvements), about $2/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $496,874, 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 +47.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,520,680 by 2030, with an estimated annual tax burden around $10,483. 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.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,620 SF | ✓ |
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 288801 | MONDRAGON AURELIANO & MELECIO VARGAS | 21256 BLAKE-MANOR RD 78653 | $403,079 | $403,079 | $403,079 |
| 975071 | MALDONADO MELESIO VARGAS | 21256 BLAKE MANOR RD MANOR 78653 | $21,086 | $21,086 | $21,086 |
| 975073 | DOROSTIETA ROSA | 21256 BLAKE MANOR RD MANOR 78653 | $69,958 | $69,958 | $69,958 |
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 |
|---|---|---|---|---|---|---|---|---|---|
| IDV Del Valle ISD | 1.2020% | 1.1846% | 1.0028% | 0.9969% | 0.9489% | -0.0480% | $4,545.24 | $4,545.24 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,800.30 | $1,800.30 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $565.33 | $565.33 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $495.29 | $495.29 | Paid |
| E12 Travis County ESD # 12 | 0.1000% | 0.1000% | 0.0982% | 0.1000% | 0.1000% | +0.0000% | $479.01 | $479.01 | Paid |
| Combined Rate | 1.8760% | 1.8002% | 1.6049% | 1.6506% | 1.6462% | -0.0044% | $7,885.17 | $7,885.17 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $494,123 | $496,874 | -0.6% |
| Assessed Value | $494,123 | $479,001 | +3.2% |
| Land Value | $410,836 | $398,343 | +3.1% |
| Improvement Value | — | $4,736 | — |
| Taxable Value | $494,123 | $479,001 | +3.2% |
| Total Tax 2026 = estimate |
~$8,134
Estimated
|
~$7,885
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $494,123 | $494,123 | +0 (+0.0%) |
| Taxable Value | $494,123 | $494,123 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $494,123 | $410,836 | — | — | $494,123 | $494,123 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $496,874 | $398,343 | $4,736 | −$17,873 | $479,001 | $479,001 | ~$7,885 | Partial |
| 2024 | $113,985 | — | — | — | $398,343 ! | $— | $5,299 | Verified |
| 2023 | $— | — | — | — | $267,504 | $— | $4,293 | Verified |
| 2022 | $— | — | — | — | $267,504 | $— | $4,816 | Verified |
| 2021 | $103,739 | — | — | — | $306,456 ! | $— | $5,749 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | -34.5% | -34.5% | ~100% | Not available | Partial |
| 2024 | +19.1% | +19.1% | ~100% | 0.9900% | Verified |
| 2023 | -66.5% | -66.5% | ~100% | 1.1300% | Verified |
| 2022 | -12.7% | -12.7% | ~100% | 1.8000% | Verified |
| 2021 | base year | — | ~100% | 5.5400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -77.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -0.6% | +115.1% | +48.1% | +335.9% | 2025 | -0.6% | 2026 |
| Assessment Ratio | 100.0% | 210.3% | — | 349.5% | 2024 | 96.4% | 2025 |
| Effective Tax Rate (2025) | 1.6500% | 1.6500% | — | 1.6500% | 2025 | 1.6500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$7,885 | $6,311 | ~$9,412 | $7,885 | 2025 | $5,299 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$735,059 | ~$526,901 | ~1.5887% | ~$8,371 | +47.9% |
| 2027 | ~$1,087,423 | ~$579,591 | ~1.5313% | ~$8,875 | +118.9% |
| 2028 | ~$1,608,698 | ~$637,550 | ~1.4738% | ~$9,396 | +223.8% |
| 2029 | ~$2,379,855 | ~$701,305 | ~1.4164% | ~$9,933 | +379.0% |
| 2030 | ~$3,520,680 | ~$771,436 | ~1.3589% | ~$10,483 | +608.6% |
| 2026 | ~$725,122 | ~$526,901 | ~1.6462% | ~$8,674 | +45.9% |
| 2027 | ~$1,058,219 | ~$579,591 | ~1.6462% | ~$9,541 | +113.0% |
| 2028 | ~$1,544,330 | ~$637,550 | ~1.6462% | ~$10,495 | +210.8% |
| 2029 | ~$2,253,746 | ~$701,305 | ~1.6462% | ~$11,545 | +353.6% |
| 2030 | ~$3,289,043 | ~$771,436 | ~1.6462% | ~$12,699 | +561.9% |
| 2026 | ~$744,997 | ~$526,901 | ~1.5600% | ~$8,220 | +49.9% |
| 2027 | ~$1,117,024 | ~$579,591 | ~1.4738% | ~$8,542 | +124.8% |
| 2028 | ~$1,674,829 | ~$637,550 | ~1.3876% | ~$8,847 | +237.1% |
| 2029 | ~$2,511,184 | ~$701,305 | ~1.3015% | ~$9,127 | +405.4% |
| 2030 | ~$3,765,188 | ~$771,436 | ~1.2153% | ~$9,375 | +657.8% |
In 2025, this property's market value of $496,874 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 6× 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 | $496,874 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $113,985 | $23,000 | $66,000 | $330,000 | ↑ Above median | +0.0% |
| 2023 | — | $25,000 | $71,500 | $271,439 | — | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | $103,739 | $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.