8701 LA CRESADA DR TX 78749
| Owner | MMA ALLOY |
|---|---|
| Parcel ID | 0418340406 |
| Short ID | 847190 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 467,762 SF |
| Land SF | 1,608,910 SF |
| Acres | 36.935 |
| Year Built | 2000 |
| Legal | LOT 1&2 LESS .152AC VILLAGE AT WESTERN OAKS SEC 21 LT 1 VG @ WESTERN OAKS SEC 20 & LOT 3 VILLAGE AT WESTERN OAKS SEC 21 REPLAT OF LOT 3 & LOT 1&2 VILLAGE AT WESTERN OAKS SEC 26 |
| Neighborhood | 08SW |
| Land | $6,707,874 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $6,707,874 |
| Improvement | $110,908,076 |
|---|---|
| Total Improvement | $110,908,076 |
| Market | $117,615,950 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $117,615,950 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $117,615,950 |
| Taxable Value | $117,615,950 |
|---|
Appreciation: Market value has risen +35.5% from $86,780,000 (2021) to $117,615,950 (2025), a CAGR of 7.9% 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 Multi-Family parcel countywide rose +19.0%, so this parcel has outpaced 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 $2,406,993. 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 6% of market value ($6,707,874 land vs $110,908,076 improvements), about $4/SF of land. Most value sits in the improvements, so building condition, age (~26 yrs), and rent roll drive the underwriting.
Submarket Position: At $117,615,950, 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 +4.3% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $132,845,320 by 2031, with an estimated annual tax burden around $2,502,464. 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.
24 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 491 | SPRINKLER HEADS | 466,772 SF | ✗ |
| 551 | PAVED AREA | 365,088 SF | ✗ |
| 1ST | 1st Floor | 211,401 SF | ✓ |
| SO | Sketch Only | 137,935 SF | ✗ |
| 2ND | 2nd Floor | 128,464 SF | ✓ |
| 3RD | 3rd Floor | 127,897 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 11,617 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 8,455 SF | ✗ |
| 013C | PORCH OPEN 3 COMM | 8,135 SF | ✗ |
| 041C | GARAGE ATT 1ST COMM | 7,145 SF | ✓ |
| 611 | TERRACE | 4,535 SF | ✗ |
| 581C | STORAGE ATT COMM | 2,912 SF | ✓ |
| 601 | POOL COMM'L | 1,567 SF | ✗ |
| MISC | Miscellaneous | 6 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 142 | BATHTUB AVG | 1 SF | ✓ |
| 152 | COMMODE AVG | 1 SF | ✓ |
| 162 | LAVATORY AVG | 1 SF | ✓ |
| 186 | THEATER (HOME) | 1 SF | ✓ |
| 192 | WATER HTR AVG | 1 SF | ✓ |
| 212 | URINAL AVG | 1 SF | ✓ |
| 449 | SPA | 1 SF | ✗ |
| 522C | FIREPLACE COMM | 1 SF | ✓ |
| 549 | FENCE COMM FV | 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% | $1,017,720.00 | $1,017,720.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $576,418.70 | $576,418.70 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $413,429.50 | $413,429.50 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $129,825.30 | $129,825.30 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $113,740.00 | $113,740.00 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $2,251,133.50 | $2,251,133.50 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $1,017,720.00 | 45.2% |
| CAT City of Austin | 0.5240% | $576,418.70 | 25.6% |
| TCO Travis County | 0.3758% | $413,429.50 | 18.4% |
| THD Travis Central Health | 0.1180% | $129,825.30 | 5.8% |
| ACT Austin Community College | 0.1034% | $113,740.00 | 5.1% |
| Total | 2.0465% | $2,251,133.50 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $107,370,000 | $117,615,950 | -8.7% |
| Assessed Value | $107,370,000 | $117,615,950 | -8.7% |
| Land Value | $6,707,874 | $6,707,874 | +0.0% |
| Improvement Value | $100,662,126 | $110,908,076 | -9.2% |
| Taxable Value | $107,370,000 | $117,615,950 | -8.7% |
| Total Tax 2026 = estimate |
~$2,197,311
Estimated
|
~$2,251,134
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $107,370,000 | $6,707,874 | $100,662,126 | — | $107,370,000 | $107,370,000 | Not yet — post-cert | Preliminary |
| 2025 | $117,615,950 | $6,707,874 | $110,908,076 | — | $117,615,950 | $117,615,950 | ~$2,251,134 | Partial |
| 2024 | $124,590,000 | $6,707,874 | $117,882,126 | — | $124,590,000 | $124,590,000 | $2,382,826 | Verified |
| 2023 | $133,000,000 | $3,352,899 | $129,647,101 | — | $133,000,000 | $133,000,000 | $2,228,391 | Verified |
| 2022 | $116,000,000 | $3,352,899 | $112,647,101 | — | $116,000,000 | $116,000,000 | $2,232,748 | Verified |
| 2021 | $86,780,000 | $3,352,899 | $83,427,101 | — | $86,780,000 | $86,780,000 | $1,877,941 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -8.7% | -8.7% | ~100% | Not available | Partial |
| 2025 | -5.6% | -5.6% | ~100% | Not available | Partial |
| 2024 | -6.3% | -6.3% | ~100% | No billing data | Verified |
| 2023 | +14.7% | +14.7% | ~100% | No billing data | Verified |
| 2022 | +33.7% | +33.7% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +35.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -8.7% | +5.6% | +4.4% | +33.7% | 2022 | -8.7% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 1.9100% | 1.9100% | — | 1.9100% | 2025 | 1.9100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$2,251,134 | $2,194,608 | ~$2,378,518 | $2,382,826 | 2024 | $1,877,941 | 2021 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$112,040,649 | ~$112,040,649 | ~2.0139% | ~$2,256,428 | +4.4% |
| 2028 | ~$116,914,473 | ~$116,914,473 | ~1.9814% | ~$2,316,529 | +8.9% |
| 2029 | ~$122,000,311 | ~$122,000,311 | ~1.9488% | ~$2,377,590 | +13.6% |
| 2030 | ~$127,307,385 | ~$127,307,385 | ~1.9163% | ~$2,439,580 | +18.6% |
| 2031 | ~$132,845,320 | ~$132,845,320 | ~1.8837% | ~$2,502,464 | +23.7% |
| 2027 | ~$109,893,249 | ~$109,893,249 | ~2.0465% | ~$2,248,949 | +2.4% |
| 2028 | ~$112,475,795 | ~$112,475,795 | ~2.0465% | ~$2,301,800 | +4.8% |
| 2029 | ~$115,119,032 | ~$115,119,032 | ~2.0465% | ~$2,355,894 | +7.2% |
| 2030 | ~$117,824,387 | ~$117,824,387 | ~2.0465% | ~$2,411,258 | +9.7% |
| 2031 | ~$120,593,319 | ~$120,593,319 | ~2.0465% | ~$2,467,924 | +12.3% |
| 2027 | ~$114,188,049 | ~$114,188,049 | ~1.9977% | ~$2,281,092 | +6.4% |
| 2028 | ~$121,439,047 | ~$121,439,047 | ~1.9488% | ~$2,366,652 | +13.1% |
| 2029 | ~$129,150,487 | ~$129,150,487 | ~1.9000% | ~$2,453,881 | +20.3% |
| 2030 | ~$137,351,608 | ~$137,351,608 | ~1.8512% | ~$2,542,645 | +27.9% |
| 2031 | ~$146,073,503 | ~$146,073,503 | ~1.8024% | ~$2,632,787 | +36.0% |
In 2025, this property's market value of $117,615,950 places it in the top 25% for Multi-Family properties in Travis County (12570 comparable) — 227× 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 | $117,615,950 | $438,150 | $519,086 | $747,031 | ↑ Top 25% | -7.5% |
| 2024 | $124,590,000 | $467,312 | $564,206 | $847,583 | ↑ Top 25% | -6.3% |
| 2023 | $133,000,000 | $503,694 | $616,727 | $918,308 | ↑ Top 25% | +0.9% |
| 2022 | $116,000,000 | $506,269 | $614,560 | $904,074 | ↑ Top 25% | +39.0% |
| 2021 | $86,780,000 | $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 | — |