8811 CULLEN LN TX 78739
| Owner | FAIRFIELD CULLEN LANE LLC |
|---|---|
| Parcel ID | 0430090302 |
| Short ID | 513040 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 434,872 SF |
| Land SF | 547,471 SF |
| Acres | 12.568 |
| Year Built | 2024 |
| Legal | TRT 1 * LESS W 9.97' STEGALL E K SUBD |
| Neighborhood | 1SO2 |
| Land | $7,390,856 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $7,390,856 |
| Improvement | $60,932,064 |
|---|---|
| Total Improvement | $60,932,064 |
| Market | $68,322,920 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $68,322,920 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $68,322,920 |
| Taxable Value | $68,322,920 |
|---|
Appreciation: Market value has risen +11113.2% from $609,310 (2021) to $68,322,920 (2025), a CAGR of 225.4% over 4 years. This is strong appreciation — well above typical inflation. 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 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 $1,398,218. 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 11% of market value ($7,390,856 land vs $60,932,064 improvements), about $13/SF of land. Most value sits in the improvements, so building condition, age (~2 yrs), and rent roll drive the underwriting.
Submarket Position: At $68,322,920, 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 +185.5% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $21,949,679,508 by 2031, with an estimated annual tax burden around $3,508,474. 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.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 434,872 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% | $632,123.66 | $632,123.66 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $358,023.72 | $358,023.72 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $256,788.28 | $256,788.28 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $80,636.76 | $80,636.76 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $70,645.90 | $70,645.90 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $1,398,218.32 | $1,398,218.32 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $632,123.66 | 45.2% |
| CAT City of Austin | 0.5240% | $358,023.72 | 25.6% |
| TCO Travis County | 0.3758% | $256,788.28 | 18.4% |
| THD Travis Central Health | 0.1180% | $80,636.76 | 5.8% |
| ACT Austin Community College | 0.1034% | $70,645.90 | 5.1% |
| Total | 2.0465% | $1,398,218.32 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $115,646,700 | $68,322,920 | +69.3% |
| Assessed Value | $115,646,700 | $68,322,920 | +69.3% |
| Land Value | $7,300,622 | $7,390,856 | -1.2% |
| Improvement Value | $108,346,078 | $60,932,064 | +77.8% |
| Taxable Value | $115,646,700 | $68,322,920 | +69.3% |
| Total Tax 2026 = estimate |
~$2,366,692
Estimated
|
~$1,398,218
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $115,646,700 | $7,300,622 | $108,346,078 | — | $115,646,700 | $115,646,700 | Not yet — post-cert | Preliminary |
| 2025 | $68,322,920 | $7,390,856 | $60,932,064 | — | $68,322,920 | $68,322,920 | ~$1,398,218 | Partial |
| 2024 | $47,750,198 | $7,390,856 | $40,359,342 | — | $47,750,198 | $47,750,198 | $946,320 | Verified |
| 2023 | $7,390,856 | $7,390,856 | — | — | $7,390,856 | $7,390,856 | $125,288 | Verified |
| 2022 | $2,285,000 | $2,284,907 | $93 | — | $2,285,000 | $2,285,000 | $42,787 | Verified |
| 2021 | $609,310 | $609,309 | $1 | — | $609,310 | $609,310 | $13,263 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +69.3% | +69.3% | ~100% | Not available | Partial |
| 2025 | +43.1% | +43.1% | ~100% | Not available | Partial |
| 2024 | +546.1% ! | +546.1% | ~100% | No billing data | Verified |
| 2023 | +223.5% ! | +223.5% | ~100% | No billing data | Verified |
| 2022 | +275.0% ! | +275.0% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +11113.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +69.3% | +231.4% | +185.5% | +546.1% | 2024 | +43.1% | 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 |
$1,398,218 | $505,175 | ~$3,017,487 | $1,398,218 | 2025 | $13,263 | 2021 |
Market value changed by 275% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$330,211,529 | ~$127,211,370 | ~2.0139% | ~$2,561,956 | +185.5% |
| 2028 | ~$942,868,703 | ~$139,932,507 | ~1.9814% | ~$2,772,606 | +715.3% |
| 2029 | ~$2,692,217,903 | ~$153,925,758 | ~1.9488% | ~$2,999,766 | +2228.0% |
| 2030 | ~$7,687,217,971 | ~$169,318,333 | ~1.9163% | ~$3,244,632 | +6547.2% |
| 2031 | ~$21,949,679,508 | ~$186,250,167 | ~1.8837% | ~$3,508,474 | +18879.9% |
| 2027 | ~$327,898,595 | ~$127,211,370 | ~2.0465% | ~$2,603,362 | +183.5% |
| 2028 | ~$929,706,500 | ~$139,932,507 | ~2.0465% | ~$2,863,698 | +703.9% |
| 2029 | ~$2,636,041,109 | ~$153,925,758 | ~2.0465% | ~$3,150,068 | +2179.4% |
| 2030 | ~$7,474,092,875 | ~$169,318,333 | ~2.0465% | ~$3,465,074 | +6362.9% |
| 2031 | ~$21,191,651,417 | ~$186,250,167 | ~2.0465% | ~$3,811,582 | +18224.5% |
| 2027 | ~$332,524,463 | ~$127,211,370 | ~1.9977% | ~$2,541,254 | +187.5% |
| 2028 | ~$956,123,423 | ~$139,932,507 | ~1.9488% | ~$2,727,060 | +726.8% |
| 2029 | ~$2,749,187,204 | ~$153,925,758 | ~1.9000% | ~$2,924,615 | +2277.2% |
| 2030 | ~$7,904,868,873 | ~$169,318,333 | ~1.8512% | ~$3,134,411 | +6735.4% |
| 2031 | ~$22,729,245,870 | ~$186,250,167 | ~1.8024% | ~$3,356,919 | +19554.0% |
In 2025, this property's market value of $68,322,920 places it in the top 25% for Multi-Family properties in Travis County (12570 comparable) — 132× 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 | $68,322,920 | $438,150 | $519,086 | $747,031 | ↑ Top 25% | -7.5% |
| 2024 | $47,750,198 | $467,312 | $564,206 | $847,583 | ↑ Top 25% | -6.3% |
| 2023 | $7,390,856 | $503,694 | $616,727 | $918,308 | ↑ Top 25% | +0.9% |
| 2022 | $2,285,000 | $506,269 | $614,560 | $904,074 | ↑ Top 25% | +39.0% |
| 2021 | $609,310 | $353,349 | $436,046 | $657,886 | ↑ Above median | 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 | — |