3529 NORTH HILLS DR TX 78731
| Owner | BAXTER EMILY WYNN O'BRIEN TRUST |
|---|---|
| Parcel ID | 0137020447 |
| Short ID | 133839 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 4,000 SF |
| Land SF | 9,958 SF |
| Acres | 0.229 |
| Year Built | 1981 |
| Legal | LOT 1 NORTHWEST HILLS SEC 9-H |
| Neighborhood | X1005 |
| Land | $461,975 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $461,975 |
| Improvement | $197,673 |
|---|---|
| Total Improvement | $197,673 |
| Market | $659,648 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $659,648 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $659,648 |
| Taxable Value | $659,648 |
|---|
Appreciation: Market value has fallen -4.0% from $686,979 (2021) to $659,648 (2025), a CAGR of -1.0% over 4 years. Growth has been relatively flat for this asset class. 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 Multi-Family parcel countywide rose +19.0%, so this parcel has lagged the broader multi-family market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $13,500. Austin ISD is the largest single contributor, at 45.2% 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 70% of market value ($461,975 land vs $197,673 improvements), about $46/SF of land. With value concentrated in the land under a ~45-year-old structure, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $659,648, this parcel sits in the upper-middle (50th–75th percentile) of Multi-Family property in Travis County — county median $519,086 (P25 $438,150 / P75 $747,031, n=12,570). 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 +0.8% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $745,855 by 2031, with an estimated annual tax burden around $14,050. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 4,000 SF | ✗ |
| 1ST | 1st Floor | 2,240 SF | ✓ |
| 551 | PAVED AREA | 1,940 SF | ✗ |
| 2ND | 2nd Floor | 1,760 SF | ✓ |
| 512 | DECK UNCOVRED | 720 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 128 SF | ✗ |
| 251 | BATHROOM | 6 SF | ✓ |
| 522 | FIREPLACE | 4 SF | ✓ |
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.
| 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% | $6,103.06 | $6,103.06 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,456.67 | $3,456.67 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,479.25 | $2,479.25 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $778.54 | $778.54 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $682.08 | $682.08 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $13,499.60 | $13,499.60 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $6,103.06 | 45.2% |
| CAT City of Austin | 0.5240% | $3,456.67 | 25.6% |
| TCO Travis County | 0.3758% | $2,479.25 | 18.4% |
| THD Travis Central Health | 0.1180% | $778.54 | 5.8% |
| ACT Austin Community College | 0.1034% | $682.08 | 5.1% |
| Total | 2.0465% | $13,499.60 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $715,812 | $659,648 | +8.5% |
| Assessed Value | $715,812 | $659,648 | +8.5% |
| Land Value | $461,975 | $461,975 | +0.0% |
| Improvement Value | $253,837 | $197,673 | +28.4% |
| Taxable Value | $715,812 | $659,648 | +8.5% |
| Total Tax 2026 = estimate |
~$14,649
Estimated
|
~$13,500
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $715,812 | $461,975 | $253,837 | — | $715,812 | $715,812 | Not yet — post-cert | Preliminary |
| 2025 | $659,648 | $461,975 | $197,673 | — | $659,648 | $659,648 | ~$13,500 | Partial |
| 2024 | $871,955 | $630,000 | $241,955 | — | $871,955 | $871,955 | $17,281 | Verified |
| 2023 | $926,740 | $630,000 | $296,740 | — | $926,740 | $926,740 | $16,767 | Verified |
| 2022 | $859,434 | $630,000 | $229,434 | — | $859,434 | $859,434 | $16,973 | Verified |
| 2021 | $686,979 | $360,000 | $326,979 | — | $686,979 | $686,979 | $14,497 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +8.5% | +8.5% | ~100% | Not available | Partial |
| 2025 | -24.3% | -24.3% | ~100% | Not available | Partial |
| 2024 | -5.9% | -5.9% | ~100% | No billing data | Verified |
| 2023 | +7.8% | +7.8% | ~100% | No billing data | Verified |
| 2022 | +25.1% | +25.1% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): -4.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +8.5% | +2.2% | +0.8% | +25.1% | 2022 | -24.3% | 2025 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$13,500 | $15,803 | ~$14,295 | $17,281 | 2024 | $13,500 | 2025 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$721,722 | ~$721,722 | ~2.0139% | ~$14,535 | +0.8% |
| 2028 | ~$727,681 | ~$727,681 | ~1.9814% | ~$14,418 | +1.7% |
| 2029 | ~$733,689 | ~$733,689 | ~1.9488% | ~$14,298 | +2.5% |
| 2030 | ~$739,747 | ~$739,747 | ~1.9163% | ~$14,176 | +3.3% |
| 2031 | ~$745,855 | ~$745,855 | ~1.8837% | ~$14,050 | +4.2% |
| 2027 | ~$707,406 | ~$707,406 | ~2.0465% | ~$14,477 | -1.2% |
| 2028 | ~$699,099 | ~$699,099 | ~2.0465% | ~$14,307 | -2.3% |
| 2029 | ~$690,889 | ~$690,889 | ~2.0465% | ~$14,139 | -3.5% |
| 2030 | ~$682,776 | ~$682,776 | ~2.0465% | ~$13,973 | -4.6% |
| 2031 | ~$674,758 | ~$674,758 | ~2.0465% | ~$13,809 | -5.7% |
| 2027 | ~$736,038 | ~$736,038 | ~1.9977% | ~$14,704 | +2.8% |
| 2028 | ~$756,836 | ~$756,836 | ~1.9488% | ~$14,750 | +5.7% |
| 2029 | ~$778,222 | ~$778,222 | ~1.9000% | ~$14,786 | +8.7% |
| 2030 | ~$800,212 | ~$800,212 | ~1.8512% | ~$14,813 | +11.8% |
| 2031 | ~$822,823 | ~$822,823 | ~1.8024% | ~$14,830 | +14.9% |
In 2025, this property's market value of $659,648 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12570 comparable) — +27% above the county median of $519,086. 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 | $659,648 | $438,150 | $519,086 | $747,031 | ↑ Above median | -7.5% |
| 2024 | $871,955 | $467,312 | $564,206 | $847,583 | ↑ Top 25% | -6.3% |
| 2023 | $926,740 | $503,694 | $616,727 | $918,308 | ↑ Top 25% | +0.9% |
| 2022 | $859,434 | $506,269 | $614,560 | $904,074 | ↑ Above median | +39.0% |
| 2021 | $686,979 | $353,349 | $436,046 | $657,886 | ↑ Top 25% | base yr |
| Source | What it provides | Coverage for this parcel | Confidence |
|---|---|---|---|
| TCAD Certified Appraisal Roll ↗ | Market, assessed, and taxable value; land/improvement split; exemptions | 2025 | Certified |
| Texas Comptroller Annual Jurisdiction Roll (AJR) | Prior-year market and taxable value | 2021–2024 | Verified |
| TCAD Preliminary Export ↗ | First-look 2026 appraisal value, subject to change at certification | 2026 (exported June 9, 2026; certifies July 25, 2026) | Preliminary |
| Travis County Rates History ↗ | Adopted tax rate for each of this parcel's taxing entities | 1990–2025 | Verified |
| TaxCurOpenData | Current-year (2025) tax billing, by taxing entity | 2025 | Partial |
| PIR bulk billing export | Prior-year tax billing, Travis County Tax Office | 2021, 2022, 2023, 2024 | Verified |
| Satellite imagery (Esri World Imagery) | Aerial view of the parcel | Located by geocoding this parcel's address — may not resolve for every address | — |