809 S LAMAR BLVD TX 78704
| Owner | IMP SOUTH LAMAR LLC |
|---|---|
| Parcel ID | 0102020106 |
| Short ID | 101867 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 181,518 SF |
| Land SF | 157,513 SF |
| Acres | 3.616 |
| Year Built | 2014 |
| Legal | LOT 1 BLK A HANOVER SOUTH LAMAR SUBD |
| Neighborhood | 08SC |
| Land | $28,352,333 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $28,352,333 |
| Improvement | $83,657,667 |
|---|---|
| Total Improvement | $83,657,667 |
| Market | $112,010,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $112,010,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $112,010,000 |
| Exemptions (−) | −$64,460 |
|---|---|
| Taxable Value | $111,945,540 |
Appreciation: Market value has risen +8926.7% from $1,240,877 (2021) to $112,010,000 (2025), a CAGR of 208.2% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2023), 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 +37.9%, 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 $2,290,949. 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 25% of market value ($28,352,333 land vs $83,657,667 improvements), about $180/SF of land. Most value sits in the improvements, so building condition, age (~12 yrs), and rent roll drive the underwriting.
Submarket Position: At $112,010,000, this parcel sits in the top quartile (≥75th percentile) of Multi-Family property in Travis County — county median $519,778 (P25 $438,669 / P75 $749,859, n=12,584). 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 +208.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $31,164,981,627 by 2030, with an estimated annual tax burden around $3,398,144. 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.
11 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 187 | PARKING GARAGE | 185,049 SF | ✓ |
| 1ST | 1st Floor | 62,506 SF | ✓ |
| 2ND | 2nd Floor | 59,506 SF | ✓ |
| 3RD | 3rd Floor | 59,506 SF | ✓ |
| 4TH | 4th Floor | 59,506 SF | ✓ |
| 5TH | 5th Floor | 59,506 SF | ✓ |
| MISC | Miscellaneous | 7,372 SF | ✓ |
| 601 | POOL COMM'L | 2,000 SF | ✗ |
| 411 | SOLAR DEVICES RESIDENTIAL | 138 SF | ✓ |
| 276 | ELEVATOR COM PAS | 1 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 1 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% | $1,035,720.14 | $1,035,720.14 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $586,613.66 | $586,613.66 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $420,741.71 | $420,741.71 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $132,121.48 | $132,121.48 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $115,751.69 | $115,751.69 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $2,290,948.68 | $2,290,948.68 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $89,420,000 | $112,010,000 | -20.2% |
| Assessed Value | $89,420,000 | $112,010,000 | -20.2% |
| Land Value | $28,352,333 | $28,352,333 | +0.0% |
| Improvement Value | $61,067,667 | $83,657,667 | -27.0% |
| Taxable Value | $89,372,252 | $111,945,540 | -20.2% |
| Exemptions | — | N | |
| Total Tax 2026 = estimate |
~$1,828,990
Estimated
|
~$2,290,949
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $93,201,000 | $89,420,000 | -3,781,000 (-4.1%) |
| Taxable Value | $93,153,252 | $89,372,252 | -3,781,000 (-4.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $89,420,000 | $28,352,333 | $61,067,667 | — | $89,420,000 | $89,372,252 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $112,010,000 | $28,352,333 | $83,657,667 | — | $112,010,000 | $111,945,540 | ~$2,290,949 | Partial |
| 2024 | $136,250,000 | — | — | — | — | $— | $2,291,507 | Verified |
| 2023 | $126,700,000 | — | — | — | — | $— | $2,101,587 | Verified |
| 2022 | $— | — | — | — | — | $— | $2,160,755 | Verified |
| 2021 | $1,240,877 | — | — | — | — | $— | $2,041,165 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -16.8% | -16.8% | ~100% | Not available | Partial |
| 2025 | -13.1% | -13.1% | ~100% | Not available | Partial |
| 2024 | -5.4% | -5.4% | ~100% | 1.7800% | Verified |
| 2023 | +7.5% | +7.5% | ~100% | 1.5400% | Verified |
| 2022 | +30.3% | +30.3% | ~100% | 1.7100% | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +15.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -20.2% | +2520.0% | +223.8% | +10110.5% | 2023 | -20.2% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2025 | 100.0% | 2025 |
| 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 |
$2,290,949 | $2,181,302 | ~$2,922,597 | $2,291,507 | 2024 | $2,041,165 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$345,254,075 | ~$123,211,000 | ~2.0139% | ~$2,481,391 | +208.2% |
| 2027 | ~$1,064,194,055 | ~$135,532,100 | ~1.9814% | ~$2,685,417 | +850.1% |
| 2028 | ~$3,280,219,031 | ~$149,085,310 | ~1.9488% | ~$2,905,433 | +2828.5% |
| 2029 | ~$10,110,784,631 | ~$163,993,841 | ~1.9163% | ~$3,142,599 | +8926.7% |
| 2030 | ~$31,164,981,627 | ~$180,393,225 | ~1.8837% | ~$3,398,144 | +27723.4% |
| 2026 | ~$343,013,875 | ~$123,211,000 | ~2.0465% | ~$2,521,495 | +206.2% |
| 2027 | ~$1,050,428,696 | ~$135,532,100 | ~2.0465% | ~$2,773,644 | +837.8% |
| 2028 | ~$3,216,780,797 | ~$149,085,310 | ~2.0465% | ~$3,051,009 | +2771.9% |
| 2029 | ~$9,850,910,144 | ~$163,993,841 | ~2.0465% | ~$3,356,109 | +8694.7% |
| 2030 | ~$30,166,939,180 | ~$180,393,225 | ~2.0465% | ~$3,691,720 | +26832.4% |
| 2026 | ~$347,494,275 | ~$123,211,000 | ~1.9977% | ~$2,461,340 | +210.2% |
| 2027 | ~$1,078,049,022 | ~$135,532,100 | ~1.9488% | ~$2,641,303 | +862.5% |
| 2028 | ~$3,344,485,876 | ~$149,085,310 | ~1.9000% | ~$2,832,646 | +2885.9% |
| 2029 | ~$10,375,767,285 | ~$163,993,841 | ~1.8512% | ~$3,035,844 | +9163.3% |
| 2030 | ~$32,189,266,378 | ~$180,393,225 | ~1.8024% | ~$3,251,356 | +28637.9% |
In 2025, this property's market value of $112,010,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 215× the county median of $519,778. 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 | $112,010,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $136,250,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $126,700,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | — | $506,618 | $615,058 | $906,429 | — | +39.1% |
| 2021 | $1,240,877 | $300,453 | $376,850 | $539,896 | ↑ Top 25% | base yr |
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.