1600 S 1 ST 402
| Owner | PEFFER LIVING TRUST |
|---|---|
| Parcel ID | 0101012753 |
| Short ID | 944203 |
| Type | Real |
| Use Code | 15 Condominium (Stacked) |
| Valuation | Cost |
| Improvement SF | 1,433 SF |
| Land SF | 766 SF |
| Acres | 0.018 |
| Year Built | 2019 |
| Legal | UNT 402 1600 S 1ST STREET CONDOMINIUMS PLUS 1.7364 % INT IN COM AREA |
| Neighborhood | K1S6BC |
| Land | $76,637 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $76,637 |
| Improvement | $827,777 |
|---|---|
| Total Improvement | $827,777 |
| Market | $904,414 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $904,414 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $904,414 |
| Exemptions (−) (HS) | −$180,883 |
|---|---|
| Taxable Value | $723,531 |
Appreciation: Market value has risen +42.8% from $633,282 (2022) to $904,414 (2025), a CAGR of 12.6% over 3 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2022→2023), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend.
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 $14,807. Austin ISD is the largest single contributor, at 46.0% of the total 2025 levy.
Asset Class: O. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 8% of market value ($76,637 land vs $827,777 improvements), about $100/SF of land. Most value sits in the improvements, so building condition, age (~7 yrs), and rent roll drive the underwriting.
Forward Outlook: Holding the +12.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,638,014 by 2030, with an estimated annual tax burden around $27,438. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,433 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 436 SF | ✗ |
| 252 | BEDROOMS | 3 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| 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% | $7,072.36 | $7,072.36 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,791.43 | $3,791.43 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,719.36 | $2,719.36 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $925.81 | $925.81 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $853.93 | $853.93 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $15,362.89 | $15,362.89 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $660,000 | $904,414 | -27.0% |
| Assessed Value | $660,000 | $904,414 | -27.0% |
| Land Value | $57,478 | $76,637 | -25.0% |
| Improvement Value | $602,522 | $827,777 | -27.2% |
| Taxable Value | $528,000 | $723,531 | -27.0% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$10,805
Estimated
|
~$15,363
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $660,000 | $660,000 | +0 (+0.0%) |
| Taxable Value | $528,000 | $528,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $660,000 | $57,478 | $602,522 | — | $660,000 | $528,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $904,414 | $76,637 | $827,777 | — | $904,414 | $723,531 | ~$15,363 | Partial |
| 2024 | $1,028,773 | — | — | −$952,136 | $76,637 | $— | $16,549 | Verified |
| 2023 | $977,516 | — | — | −$900,879 | $76,637 | $— | $15,992 | Verified |
| 2022 | $633,282 | — | — | −$556,645 | $76,637 | $— | $19,305 | Verified |
| 2021 | $— | — | — | — | $76,637 | $— | $13,785 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -27.0% | -27.0% | ~100% | Not available | Partial |
| 2025 | -7.2% | -7.2% | ~100% | Not available | Partial |
| 2024 | -5.2% | -5.2% | ~100% | 1.7000% | Verified |
| 2023 | +5.2% | +5.2% | ~100% | 1.5500% | Verified |
| 2022 | +54.4% | +54.4% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +42.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -27.0% | +5.1% | +21.0% | +54.4% | 2023 | -27.0% | 2026 |
| Assessment Ratio | 100.0% | 45.5% | — | 100.0% | 2025 | 7.4% | 2024 |
| Effective Tax Rate (2025) | 1.7000% | 1.7000% | — | 1.7000% | 2025 | 1.7000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$15,363 | $16,802 | ~$23,598 | $19,305 | 2022 | $15,363 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,018,491 | ~$994,855 | ~2.0139% | ~$20,036 | +12.6% |
| 2027 | ~$1,146,958 | ~$1,094,341 | ~1.9814% | ~$21,683 | +26.8% |
| 2028 | ~$1,291,628 | ~$1,203,775 | ~1.9488% | ~$23,460 | +42.8% |
| 2029 | ~$1,454,546 | ~$1,324,153 | ~1.9163% | ~$25,375 | +60.8% |
| 2030 | ~$1,638,014 | ~$1,456,568 | ~1.8837% | ~$27,438 | +81.1% |
| 2026 | ~$1,000,403 | ~$994,855 | ~2.0465% | ~$20,360 | +10.6% |
| 2027 | ~$1,106,580 | ~$1,094,341 | ~2.0465% | ~$22,396 | +22.4% |
| 2028 | ~$1,224,025 | ~$1,203,775 | ~2.0465% | ~$24,635 | +35.3% |
| 2029 | ~$1,353,936 | ~$1,324,153 | ~2.0465% | ~$27,099 | +49.7% |
| 2030 | ~$1,497,635 | ~$1,456,568 | ~2.0465% | ~$29,808 | +65.6% |
| 2026 | ~$1,036,580 | ~$994,855 | ~1.9977% | ~$19,874 | +14.6% |
| 2027 | ~$1,188,059 | ~$1,094,341 | ~1.9488% | ~$21,327 | +31.4% |
| 2028 | ~$1,361,675 | ~$1,203,775 | ~1.9000% | ~$22,872 | +50.6% |
| 2029 | ~$1,560,662 | ~$1,324,153 | ~1.8512% | ~$24,513 | +72.6% |
| 2030 | ~$1,788,727 | ~$1,456,568 | ~1.8024% | ~$26,253 | +97.8% |
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.