9209 NORTH DR AUSTIN, TX 78753
| Owner | WEST LAKE CAPITAL LLC |
|---|---|
| Parcel ID | 0240170508 |
| Short ID | 244946 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 1,170 SF |
| Land SF | 10,388 SF |
| Acres | 0.238 |
| Year Built | 1954 |
| Legal | N 1/2 OF LOT 11-12 BLK H GEORGIAN ACRES |
| Neighborhood | W2000 |
| Land | $221,940 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $221,940 |
| Improvement | $53,070 |
|---|---|
| Total Improvement | $53,070 |
| Market | $275,010 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $275,010 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $275,010 |
| Taxable Value | $275,010 |
|---|
| Total Due | $5,449.88 |
|---|---|
| First Delinquent | — |
Appreciation: Market value has risen +21.5% from $226,363 (2021) to $275,010 (2025), a CAGR of 5.0% over 4 years. This represents moderate, steady growth. 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 Residential parcel countywide rose +23.1%, so this parcel has lagged the broader residential 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 $5,628. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Homestead Cap History: This property had an active homestead cap as recently as 2024 ($125,823, ~45.8% of market value at the time). The cap has since reset or expired. Verified clear — 2025 Certified Historical data from AJR 2021–2024 (Partial confidence). Current status confirmed by 2025 TCAD Certified Export.
Asset Class: Single-family residential. Buyer should verify which exemptions carry and which reset at sale. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 81% of market value ($221,940 land vs $53,070 improvements), about $21/SF of land. With value concentrated in the land under a ~72-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 $275,010, this parcel sits in the bottom quartile (<25th percentile) of Residential property in Travis County — county median $477,804 (P25 $357,304 / P75 $734,387, n=318,609). Residential here is the broad TCAD category — every residential 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 -2.1% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $183,025 by 2031, with an estimated annual tax burden around $3,448. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $5,449.88 in unpaid taxes . These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,170 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,170 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 90 SF | ✗ |
| 251 | BATHROOM | 1 SF | ✓ |
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| City of Austin | 0.4776% | 0.5240% | +107 |
| Travis County | 0.3444% | 0.3758% | +73 |
| Austin ISD | 0.9505% | 0.9252% | -59 |
| Travis Central Health | 0.1080% | 0.1180% | +23 |
| Austin Community College | 0.1013% | 0.1034% | +5 |
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% | $2,142.48 | $— | $2,142.48 |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,213.46 | $— | $1,213.46 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $870.34 | $— | $870.34 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $273.30 | $— | $273.30 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $239.44 | $— | $239.44 |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $4,739.02 | $0.00 | $4,739.02 |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $2,142.48 | 45.2% |
| CAT City of Austin | 0.5240% | $1,213.46 | 25.6% |
| TCO Travis County | 0.3758% | $870.34 | 18.4% |
| THD Travis Central Health | 0.1180% | $273.30 | 5.8% |
| ACT Austin Community College | 0.1034% | $239.44 | 5.1% |
| Total | 2.0465% | $4,739.02 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $203,544 | $275,010 | -26.0% |
| Assessed Value | $203,544 | $275,010 | -26.0% |
| Land Value | $110,970 | $221,940 | -50.0% |
| Improvement Value | $92,574 | $53,070 | +74.4% |
| Taxable Value | $203,544 | $275,010 | -26.0% |
| HS Cap Loss | — | -$125,823 (2024) | |
| Total Tax 2026 = estimate |
~$4,166
Estimated
|
$4,739 | ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $203,544 | $110,970 | $92,574 | — | $203,544 | $203,544 | Not yet — post-cert | Preliminary |
| 2025 | $275,010 | $221,940 | $53,070 | — | $275,010 | $275,010 | $4,739 | Verified |
| 2024 | $345,823 | $220,000 | $125,823 | −$83,485 | $262,338 | $209,870 | $3,756 | Verified |
| 2023 | $384,739 | $302,500 | $82,239 | −$146,250 | $238,489 | $190,791 | $3,044 | Verified |
| 2022 | $397,193 | $302,500 | $94,693 | −$180,385 | $216,808 | $173,446 | $3,497 | Verified |
| 2021 | $226,363 | $137,500 | $88,863 | −$29,265 | $197,098 | $157,678 | $3,621 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -26.0% | -26.0% | ~100% | Not available | Partial |
| 2025 | -20.5% | +4.8% | ~100% | 1.7200% | Verified |
| 2024 | -10.1% | +10.0% | 75.9% | No billing data | Verified |
| 2023 | -3.1% | +10.0% | 62.0% | No billing data | Verified |
| 2022 | +75.5% ! | +10.0% | 54.6% | No billing data | Verified |
| 2021 | base year | — | 87.1% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +21.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -26.0% | +3.2% | -2.1% | +75.5% | 2022 | -26.0% | 2026 |
| Assessment Ratio | 100.0% | 79.9% | — | 100.0% | 2025 | 54.6% | 2022 |
| Effective Tax Rate (2025) | 1.7200% | 1.7200% | — | 1.7200% | 2025 | 1.7200% | 2025 |
| Tax Amount | $4,739 | $3,731 | ~$3,726 | $4,739 | 2025 | $3,044 | 2023 |
Market value changed by 75% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$199,264 | ~$199,264 | ~2.0139% | ~$4,013 | -2.1% |
| 2028 | ~$195,074 | ~$195,074 | ~1.9814% | ~$3,865 | -4.2% |
| 2029 | ~$190,972 | ~$190,972 | ~1.9488% | ~$3,722 | -6.2% |
| 2030 | ~$186,957 | ~$186,957 | ~1.9163% | ~$3,583 | -8.1% |
| 2031 | ~$183,025 | ~$183,025 | ~1.8837% | ~$3,448 | -10.1% |
| 2027 | ~$195,193 | ~$195,193 | ~2.0465% | ~$3,995 | -4.1% |
| 2028 | ~$187,185 | ~$187,185 | ~2.0465% | ~$3,831 | -8.0% |
| 2029 | ~$179,505 | ~$179,505 | ~2.0465% | ~$3,674 | -11.8% |
| 2030 | ~$172,141 | ~$172,141 | ~2.0465% | ~$3,523 | -15.4% |
| 2031 | ~$165,078 | ~$165,078 | ~2.0465% | ~$3,378 | -18.9% |
| 2027 | ~$203,335 | ~$203,335 | ~1.9977% | ~$4,062 | -0.1% |
| 2028 | ~$203,126 | ~$203,126 | ~1.9488% | ~$3,959 | -0.2% |
| 2029 | ~$202,917 | ~$202,917 | ~1.9000% | ~$3,855 | -0.3% |
| 2030 | ~$202,709 | ~$202,709 | ~1.8512% | ~$3,753 | -0.4% |
| 2031 | ~$202,501 | ~$202,501 | ~1.8024% | ~$3,650 | -0.5% |
In 2025, this property's market value of $275,010 places it in the bottom 25% for Residential properties in Travis County (318609 comparable) — -42% below the county median of $477,804. Residential here is the broad TCAD category — every residential 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 | $275,010 | $357,304 | $477,804 | $734,387 | ↓ Bottom 25% | -6.4% |
| 2024 | $345,823 | $383,835 | $511,706 | $784,223 | ↓ Bottom 25% | -8.7% |
| 2023 | $384,739 | $423,669 | $564,806 | $843,567 | ↓ Bottom 25% | -2.0% |
| 2022 | $397,193 | $433,330 | $580,003 | $860,890 | ↓ Bottom 25% | +53.1% |
| 2021 | $226,363 | $281,915 | $388,138 | $576,451 | ↓ Bottom 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 | Verified |
| PIR bulk billing export | Prior-year tax billing, Travis County Tax Office | 2021, 2022, 2023, 2024 | Verified |
| TaxDelqOpenData ↗ | Delinquent-account status and balance due | As of June 20, 2026 — balance grows monthly (Tax Code §33.01) | Verified |
| Satellite imagery (Esri World Imagery) | Aerial view of the parcel | Located by geocoding this parcel's address — may not resolve for every address | — |