202 NUECES ST 2502 78701
| Owner | HANGER STRAIGHT REVOCABLE TRUST |
|---|---|
| Parcel ID | 0105001678 |
| Short ID | 916542 |
| Type | Real |
| Use Code | 22 Hi-Rise Condo / Apartment |
| Valuation | Income |
| Improvement SF | 2,582 SF |
| Land SF | 149 SF |
| Acres | 0.003 |
| Year Built | 2018 |
| Legal | UNT 2502 BLOCK 188 CONDOMINIUMS PLUS .7014 % INT IN COM AREA |
| Neighborhood | Z1AP99C |
| Land | $86,296 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $86,296 |
| Improvement | $3,681,088 |
|---|---|
| Total Improvement | $3,681,088 |
| Market | $3,767,384 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,767,384 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,767,384 |
| Taxable Value | $3,767,384 |
|---|
Appreciation: Market value has risen +826.4% from $406,688 (2021) to $3,767,384 (2025), a CAGR of 74.5% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump.
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 $77,099. Austin ISD is the largest single contributor, at 43.5% of the total 2025 levy.
Asset Class: O. 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 2% of market value ($86,296 land vs $3,681,088 improvements), about $579/SF of land. Most value sits in the improvements, so building condition, age (~8 yrs), and rent roll drive the underwriting.
Forward Outlook: Holding the +74.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $60,885,384 by 2030, with an estimated annual tax burden around $114,294. 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 | 2,582 SF | ✓ |
| 251 | BATHROOM | 3 SF | ✓ |
| 252 | BEDROOMS | 3 SF | ✓ |
| 250 | HALF BATHROOM | 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% | $34,855.84 | $34,855.84 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $19,741.73 | $19,741.73 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $14,159.52 | $14,159.52 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,446.38 | $4,446.38 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,895.48 | $3,895.48 | Paid |
| P2U | — | — | — | — | — | — | $3,022.33 | $3,022.33 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $80,121.28 | $80,121.28 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,100,000 | $3,767,384 | -17.7% |
| Assessed Value | $3,100,000 | $3,767,384 | -17.7% |
| Land Value | $209,202 | $86,296 | +142.4% |
| Improvement Value | $2,890,798 | $3,681,088 | -21.5% |
| Taxable Value | $3,100,000 | $3,767,384 | -17.7% |
| Total Tax 2026 = estimate |
~$63,441
Estimated
|
~$80,121
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,767,384 | $3,100,000 | -667,384 (-17.7%) |
| Taxable Value | $3,767,384 | $3,100,000 | -667,384 (-17.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,100,000 | $209,202 | $2,890,798 | — | $3,100,000 | $3,100,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,767,384 | $86,296 | $3,681,088 | — | $3,767,384 | $3,767,384 | ~$80,121 | Partial |
| 2024 | $3,318,055 | — | — | −$3,231,759 | $86,296 | $— | $63,841 | Verified |
| 2023 | $2,900,000 | — | — | −$2,813,704 | $86,296 | $— | $62,639 | Verified |
| 2022 | $2,193,739 | — | — | −$2,107,443 | $86,296 | $— | $51,768 | Verified |
| 2021 | $406,688 | — | — | −$359,226 | $47,462 | $— | $49,444 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +21.5% | +21.5% | ~100% | Not available | Partial |
| 2024 | -6.6% | -6.6% | ~100% | 2.0600% | Verified |
| 2023 | +14.4% | +14.4% | ~100% | 1.8900% | Verified |
| 2022 | +32.2% | +32.2% | ~100% | 1.7900% | Verified |
| 2021 | base year | — | ~100% | 12.1600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +71.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -17.7% | +96.4% | +82.0% | +439.4% | 2022 | -17.7% | 2026 |
| Assessment Ratio | 100.0% | 36.9% | — | 100.0% | 2025 | 2.6% | 2024 |
| Effective Tax Rate (2025) | 2.1300% | 2.1300% | — | 2.1300% | 2025 | 2.1300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$80,121 | $61,563 | ~$98,299 | $80,121 | 2025 | $49,444 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$6,572,559 | ~$4,144,122 | ~2.0139% | ~$83,460 | +74.5% |
| 2027 | ~$11,466,455 | ~$4,558,535 | ~1.9814% | ~$90,322 | +204.4% |
| 2028 | ~$20,004,320 | ~$5,014,388 | ~1.9488% | ~$97,722 | +431.0% |
| 2029 | ~$34,899,437 | ~$5,515,827 | ~1.9163% | ~$105,699 | +826.4% |
| 2030 | ~$60,885,384 | ~$6,067,410 | ~1.8837% | ~$114,294 | +1516.1% |
| 2026 | ~$6,497,212 | ~$4,144,122 | ~2.0465% | ~$84,809 | +72.5% |
| 2027 | ~$11,205,059 | ~$4,558,535 | ~2.0465% | ~$93,290 | +197.4% |
| 2028 | ~$19,324,189 | ~$5,014,388 | ~2.0465% | ~$102,619 | +412.9% |
| 2029 | ~$33,326,401 | ~$5,515,827 | ~2.0465% | ~$112,881 | +784.6% |
| 2030 | ~$57,474,546 | ~$6,067,410 | ~2.0465% | ~$124,169 | +1425.6% |
| 2026 | ~$6,647,907 | ~$4,144,122 | ~1.9977% | ~$82,786 | +76.5% |
| 2027 | ~$11,730,864 | ~$4,558,535 | ~1.9488% | ~$88,839 | +211.4% |
| 2028 | ~$20,700,224 | ~$5,014,388 | ~1.9000% | ~$95,274 | +449.5% |
| 2029 | ~$36,527,513 | ~$5,515,827 | ~1.8512% | ~$102,109 | +869.6% |
| 2030 | ~$64,456,268 | ~$6,067,410 | ~1.8024% | ~$109,357 | +1610.9% |
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.