12308 TWIN CREEKS RD MANCHACA, TX 78652
| Owner | MUNSINGER TODD D |
|---|---|
| Parcel ID | 0445211101 |
| Short ID | 351576 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 2,568 SF |
| Land SF | 51,401 SF |
| Acres | 1.180 |
| Year Built | 1977 |
| Legal | LOT 29 BLK A ARROYO DOBLE ESTATES SEC 2 |
| Neighborhood | 53SOU |
| Land | $205,603 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $205,603 |
| Improvement | $743,678 |
|---|---|
| Total Improvement | $743,678 |
| Market | $949,281 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $949,281 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $949,281 |
| Taxable Value | $949,281 |
|---|
Appreciation: Market value has risen +83.1% from $518,363 (2021) to $949,281 (2025), a CAGR of 16.3% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2023→2024), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Commercial parcel countywide rose +24.1%, so this parcel has outpaced the broader commercial market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.6225% in 2025 (+0.0183% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $15,402. Austin ISD is the largest single contributor, at 57.0% of the total 2025 levy.
Asset Class: Commercial. No homestead exemptions apply — full market value is taxable. 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 22% of market value ($205,603 land vs $743,678 improvements), about $4/SF of land. Most value sits in the improvements, so building condition, age (~49 yrs), and rent roll drive the underwriting.
Submarket Position: At $949,281, this parcel sits in the lower-middle (25th–50th percentile) of Commercial property in Travis County — county median $1,417,484 (P25 $649,268 / P75 $3,347,260, n=13,608). Commercial here is the broad TCAD category — every commercial 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 +16.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,022,301 by 2030, with an estimated annual tax burden around $22,641. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 2,568 SF | ✓ |
| 551 | PAVED AREA | 2,000 SF | ✗ |
| 501 | CANOPY | 96 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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $8,782.75 | $8,782.75 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,567.83 | $3,567.83 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,120.37 | $1,120.37 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $981.56 | $981.56 | Paid |
| E05 Travis County ESD # 05 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $949.28 | $949.28 | Paid |
| Combined Rate | 1.7357% | 1.6122% | 1.4634% | 1.6042% | 1.6225% | +0.0183% | $15,401.79 | $15,401.79 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $704,047 | $949,281 | -25.8% |
| Assessed Value | $704,047 | $949,281 | -25.8% |
| Land Value | $205,603 | $205,603 | +0.0% |
| Improvement Value | $498,444 | $743,678 | -33.0% |
| Taxable Value | $704,047 | $949,281 | -25.8% |
| Total Tax 2026 = estimate |
~$11,423
Estimated
|
~$15,402
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $704,047 | $704,047 | +0 (+0.0%) |
| Taxable Value | $704,047 | $704,047 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $704,047 | $205,603 | $498,444 | — | $704,047 | $704,047 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $949,281 | $205,603 | $743,678 | — | $949,281 | $949,281 | ~$15,402 | Partial |
| 2024 | $943,648 | — | — | −$738,045 | $205,603 | $— | $18,166 | Verified |
| 2023 | $656,132 | — | — | −$450,529 | $205,603 | $— | $13,810 | Verified |
| 2022 | $662,236 | — | — | −$456,633 | $205,603 | $— | $10,578 | Verified |
| 2021 | $518,363 | — | — | −$312,760 | $205,603 | $— | $11,494 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -25.8% | -25.8% | ~100% | Not available | Partial |
| 2025 | -34.6% | -16.2% | ~100% | Not available | Partial |
| 2024 | +53.9% | +20.0% | 78.0% | 1.2500% | Verified |
| 2023 | +43.8% | +43.8% | ~100% | 1.4600% | Verified |
| 2022 | -2.3% | -2.3% | ~100% | 1.6100% | Verified |
| 2021 | base year | — | ~100% | 2.2200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +41.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -25.8% | +9.1% | +24.4% | +43.8% | 2024 | -25.8% | 2026 |
| Assessment Ratio | 100.0% | 54.0% | — | 100.0% | 2025 | 21.8% | 2024 |
| Effective Tax Rate (2025) | 1.6200% | 1.6200% | — | 1.6200% | 2025 | 1.6200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$15,402 | $13,890 | ~$19,535 | $18,166 | 2024 | $10,578 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,104,295 | ~$1,044,209 | ~1.5942% | ~$16,646 | +16.3% |
| 2027 | ~$1,284,621 | ~$1,148,630 | ~1.5659% | ~$17,986 | +35.3% |
| 2028 | ~$1,494,395 | ~$1,263,493 | ~1.5376% | ~$19,427 | +57.4% |
| 2029 | ~$1,738,423 | ~$1,389,842 | ~1.5093% | ~$20,976 | +83.1% |
| 2030 | ~$2,022,301 | ~$1,528,827 | ~1.4810% | ~$22,641 | +113.0% |
| 2026 | ~$1,085,309 | ~$1,044,209 | ~1.6225% | ~$16,942 | +14.3% |
| 2027 | ~$1,240,829 | ~$1,148,630 | ~1.6225% | ~$18,636 | +30.7% |
| 2028 | ~$1,418,635 | ~$1,263,493 | ~1.6225% | ~$20,500 | +49.4% |
| 2029 | ~$1,621,920 | ~$1,389,842 | ~1.6225% | ~$22,550 | +70.9% |
| 2030 | ~$1,854,334 | ~$1,528,827 | ~1.6225% | ~$24,805 | +95.3% |
| 2026 | ~$1,123,280 | ~$1,044,209 | ~1.5800% | ~$16,499 | +18.3% |
| 2027 | ~$1,329,173 | ~$1,148,630 | ~1.5376% | ~$17,661 | +40.0% |
| 2028 | ~$1,572,805 | ~$1,263,493 | ~1.4951% | ~$18,891 | +65.7% |
| 2029 | ~$1,861,094 | ~$1,389,842 | ~1.4527% | ~$20,190 | +96.1% |
| 2030 | ~$2,202,225 | ~$1,528,827 | ~1.4102% | ~$21,559 | +132.0% |
In 2025, this property's market value of $949,281 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -33% below the county median of $1,417,484. Commercial here is the broad TCAD category — every commercial 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 | $949,281 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $943,648 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $656,132 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $662,236 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $518,363 | $517,750 | $1,142,600 | $2,780,453 | ↓ Below median | 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.