9209 NORTHGATE BLVD TX 78758
| Owner | LMREC IV RETAMA INC |
|---|---|
| Parcel ID | 0244110306 |
| Short ID | 250109 |
| Type | Real |
| Use Code | 06 Apartment 26–49 Units |
| Valuation | Income |
| Improvement SF | 25,800 SF |
| Land SF | 55,064 SF |
| Acres | 1.264 |
| Year Built | 1984 |
| Legal | NORTHGATE CROSSING CONDOMINIUMS COMMON AREA |
| Neighborhood | 06NO |
| Land | $440,512 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $440,512 |
| Improvement | $4,559,488 |
|---|---|
| Total Improvement | $4,559,488 |
| Market | $5,000,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $5,000,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $5,000,000 |
| Taxable Value | $5,000,000 |
|---|
Appreciation: Market value has risen +13.7% from $4,396,493 (2021) to $5,000,000 (2025), a CAGR of 3.3% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2025→2026), 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 $102,324. 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 9% of market value ($440,512 land vs $4,559,488 improvements), about $8/SF of land. Most value sits in the improvements, so building condition, age (~42 yrs), and rent roll drive the underwriting.
Submarket Position: At $5,000,000, this parcel sits in the top quartile (≥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 +5.4% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $7,428,927 by 2031, with an estimated annual tax burden around $139,942. 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.
17 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 27,700 SF | ✗ |
| SO | Sketch Only | 25,991 SF | ✗ |
| 2ND | 2nd Floor | 12,916 SF | ✓ |
| 1ST | 1st Floor | 12,884 SF | ✓ |
| 591 | MASONRY TRIM SF | 3,430 SF | ✗ |
| 612C | TERRACE UNCOVERD COMM | 2,148 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 2,036 SF | ✗ |
| 512C | DECK UNCOVRED COMM | 1,296 SF | ✗ |
| 581C | STORAGE ATT COMM | 996 SF | ✓ |
| 602 | POOL RES CONC | 450 SF | ✗ |
| 541 | FENCE COMM LF | 180 SF | ✗ |
| 091 | HVAC COMMRCL TON | 4 SF | ✗ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 172 | SHOWER STALL AVG | 1 SF | ✓ |
| 242 | OBS OVEN/BURN | 1 SF | ✓ |
| 413 | STAIRWAY EXT | 1 SF | ✓ |
| 522C | FIREPLACE COMM | 1 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% | $34,695.00 | $34,695.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $19,650.64 | $19,650.64 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $14,094.19 | $14,094.19 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,425.86 | $4,425.86 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,877.50 | $3,877.50 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $76,743.19 | $76,743.19 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $34,695.00 | 45.2% |
| CAT City of Austin | 0.5240% | $19,650.64 | 25.6% |
| TCO Travis County | 0.3758% | $14,094.19 | 18.4% |
| THD Travis Central Health | 0.1180% | $4,425.86 | 5.8% |
| ACT Austin Community College | 0.1034% | $3,877.50 | 5.1% |
| Total | 2.0465% | $76,743.19 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $5,715,000 | $5,000,000 | +14.3% |
| Assessed Value | $5,715,000 | $5,000,000 | +14.3% |
| Land Value | $440,512 | $440,512 | +0.0% |
| Improvement Value | $5,274,488 | $4,559,488 | +15.7% |
| Taxable Value | $5,715,000 | $5,000,000 | +14.3% |
| Total Tax 2026 = estimate |
~$116,957
Estimated
|
~$76,743
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $5,715,000 | $440,512 | $5,274,488 | — | $5,715,000 | $5,715,000 | Not yet — post-cert | Preliminary |
| 2025 | $5,000,000 | $440,512 | $4,559,488 | — | $5,000,000 | $5,000,000 | ~$76,743 | Partial |
| 2024 | $5,013,960 | $440,512 | $4,573,448 | — | $5,013,960 | $5,013,960 | $99,367 | Verified |
| 2023 | $5,000,000 | $440,512 | $4,559,488 | — | $5,000,000 | $5,000,000 | $90,462 | Verified |
| 2022 | $4,884,652 | $881,024 | $4,003,628 | — | $4,884,652 | $4,884,652 | $96,468 | Verified |
| 2021 | $4,396,493 | $440,512 | $3,955,981 | — | $4,396,493 | $4,396,493 | $95,698 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +14.3% | +14.3% | ~100% | Not available | Partial |
| 2025 | -0.3% | -0.3% | ~100% | Not available | Partial |
| 2024 | +0.3% | +0.3% | ~100% | No billing data | Verified |
| 2023 | +2.4% | +2.4% | ~100% | No billing data | Verified |
| 2022 | +11.1% | +11.1% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +13.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +14.3% | +5.6% | +5.4% | +14.3% | 2026 | -0.3% | 2025 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 1.5300% | 1.5300% | — | 1.5300% | 2025 | 1.5300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$76,743 | $91,748 | ~$130,488 | $99,367 | 2024 | $76,743 | 2025 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$6,022,797 | ~$6,022,797 | ~2.0139% | ~$121,295 | +5.4% |
| 2028 | ~$6,347,171 | ~$6,347,171 | ~1.9814% | ~$125,762 | +11.1% |
| 2029 | ~$6,689,015 | ~$6,689,015 | ~1.9488% | ~$130,358 | +17.0% |
| 2030 | ~$7,049,269 | ~$7,049,269 | ~1.9163% | ~$135,085 | +23.3% |
| 2031 | ~$7,428,927 | ~$7,428,927 | ~1.8837% | ~$139,942 | +30.0% |
| 2027 | ~$5,908,497 | ~$5,908,497 | ~2.0465% | ~$120,917 | +3.4% |
| 2028 | ~$6,108,545 | ~$6,108,545 | ~2.0465% | ~$125,010 | +6.9% |
| 2029 | ~$6,315,366 | ~$6,315,366 | ~2.0465% | ~$129,243 | +10.5% |
| 2030 | ~$6,529,190 | ~$6,529,190 | ~2.0465% | ~$133,619 | +14.2% |
| 2031 | ~$6,750,253 | ~$6,750,253 | ~2.0465% | ~$138,143 | +18.1% |
| 2027 | ~$6,137,097 | ~$6,137,097 | ~1.9977% | ~$122,598 | +7.4% |
| 2028 | ~$6,590,369 | ~$6,590,369 | ~1.9488% | ~$128,436 | +15.3% |
| 2029 | ~$7,077,118 | ~$7,077,118 | ~1.9000% | ~$134,466 | +23.8% |
| 2030 | ~$7,599,818 | ~$7,599,818 | ~1.8512% | ~$140,687 | +33.0% |
| 2031 | ~$8,161,122 | ~$8,161,122 | ~1.8024% | ~$147,094 | +42.8% |
In 2025, this property's market value of $5,000,000 places it in the top 25% for Multi-Family properties in Travis County (12570 comparable) — 10× 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 | $5,000,000 | $438,150 | $519,086 | $747,031 | ↑ Top 25% | -7.5% |
| 2024 | $5,013,960 | $467,312 | $564,206 | $847,583 | ↑ Top 25% | -6.3% |
| 2023 | $5,000,000 | $503,694 | $616,727 | $918,308 | ↑ Top 25% | +0.9% |
| 2022 | $4,884,652 | $506,269 | $614,560 | $904,074 | ↑ Top 25% | +39.0% |
| 2021 | $4,396,493 | $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 | — |