202 NUECES ST 2602 78701
| Owner | MORRISSEY CHRISTY L REVOCABLE TRUST |
|---|---|
| Parcel ID | 0105001683 |
| Short ID | 916547 |
| Type | Real |
| Use Code | 22 Hi-Rise Condo / Apartment |
| Valuation | Income |
| Improvement SF | 3,503 SF |
| Land SF | 203 SF |
| Acres | 0.005 |
| Year Built | 2018 |
| Legal | UNT 2602 BLOCK 188 CONDOMINIUMS PLUS 0.7014 % INT IN COM AREA |
| Neighborhood | Z1AP99C |
| Land | $117,071 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $117,071 |
| Improvement | $6,175,726 |
|---|---|
| Total Improvement | $6,175,726 |
| Market | $6,292,797 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $6,292,797 |
| Value Limitation Adjustment (−) (homestead cap) | −$2,852,162 |
| Net Appraised (assessed) | $3,440,635 |
| Exemptions (−) (HS,OV65) | −$831,347 |
|---|---|
| Taxable Value | $2,609,288 |
Appreciation: Market value has risen +1447.3% from $406,688 (2021) to $6,292,797 (2025), a CAGR of 98.3% 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. Over the same span, the median Residential parcel countywide rose +45.8%, so this parcel has outpaced the broader residential 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 $53,399. Austin ISD is the largest single contributor, at 39.4% of the total 2025 levy.
Homestead Cap History: Cap activity also recorded in AJR data as recently as 2024 ($4,682,329, ~74.4% of market), consistent with the active cap shown above. Historical data from AJR 2021–2024 (Partial confidence). Current status confirmed by 2025 TCAD Certified Export.
Asset Class: Single-family residential. Buyer should verify which exemptions carry and which reset at sale. 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 ($117,071 land vs $6,175,726 improvements), about $577/SF of land. Most value sits in the improvements, so building condition, age (~8 yrs), and rent roll drive the underwriting.
Submarket Position: At $6,292,797, this parcel sits in the top quartile (≥75th percentile) of Residential property in Travis County — county median $479,535 (P25 $358,633 / P75 $737,055, n=318,609). Residential here is the broad TCAD category — every residential 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 +98.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $193,117,521 by 2030, with an estimated annual tax burden around $104,382. 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 | 3,503 SF | ✓ |
| 251 | BATHROOM | 4 SF | ✓ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
This parcel carries a real, materially-sized homestead cap per 2025 Certified data — assessed value is meaningfully below market value. A buyer loses this benefit at purchase and the assessed value resets to full market, increasing the annual tax bill. Factor this into acquisition underwriting. Cap activity consistent with AJR records back to 2024.
| 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% | $18,515.15 | $18,515.15 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $13,417.50 | $13,417.50 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $9,806.88 | $9,806.88 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,030.01 | $3,030.01 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,249.53 | $2,249.53 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $47,019.07 | $47,019.07 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,500,000 | $6,292,797 | -28.5% |
| Assessed Value | $3,784,699 | $3,440,635 | +10.0% |
| Land Value | $283,808 | $117,071 | +142.4% |
| Improvement Value | $4,216,192 | $6,175,726 | -31.7% |
| Taxable Value | $2,882,490 | $2,609,288 | +10.5% |
| Exemptions | HS,OV65 | HS,OV65 | |
| HS Cap Loss | -$715,301 | -$4,682,329 (2024) | |
| Total Tax 2026 = estimate |
~$58,990
Estimated
|
~$47,019
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $5,038,099 | $4,500,000 | -538,099 (-10.7%) |
| Taxable Value | $2,884,539 | $2,882,490 | -2,049 (-0.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,500,000 | $283,808 | $4,216,192 | −$715,301 | $3,784,699 | $2,882,490 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $6,292,797 | $117,071 | $6,175,726 | −$2,852,162 | $3,440,635 | $2,609,288 | ~$47,019 | Partial |
| 2024 | $3,474,458 | — | — | −$3,357,387 | $117,071 | $— | $44,255 | Verified |
| 2023 | $3,328,404 | — | — | −$3,211,333 | $117,071 | $— | $40,661 | Verified |
| 2022 | $2,350,000 | — | — | −$2,232,929 | $117,071 | $— | $44,807 | Verified |
| 2021 | $406,688 | — | — | −$359,226 | $47,462 | $— | $42,470 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -19.9% | +10.0% | 75.1% | Not available | Partial |
| 2025 | +31.1% | +10.0% | 54.7% | Not available | Partial |
| 2024 | +38.1% | +10.0% | 65.2% | 0.9200% | Verified |
| 2023 | +4.4% | -14.6% | 81.8% | 1.1700% | Verified |
| 2022 | +21.4% | +21.4% | ~100% | 1.3500% | Verified |
| 2021 | base year | — | ~100% | 10.4400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +129.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -28.5% | +115.3% | +114.1% | +477.8% | 2022 | -28.5% | 2026 |
| Assessment Ratio | 84.1% | 27.1% | — | 84.1% | 2026 | 3.4% | 2024 |
| Effective Tax Rate (2025) | 0.7500% | 0.7500% | — | 0.7500% | 2025 | 0.7500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$47,019 | $43,842 | ~$89,774 | $47,019 | 2025 | $40,661 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$12,480,711 | ~$3,784,699 | ~2.0139% | ~$76,221 | +98.3% |
| 2027 | ~$24,753,403 | ~$4,163,168 | ~1.9814% | ~$82,489 | +293.4% |
| 2028 | ~$49,094,235 | ~$4,579,485 | ~1.9488% | ~$89,247 | +680.2% |
| 2029 | ~$97,370,205 | ~$5,037,434 | ~1.9163% | ~$96,532 | +1447.3% |
| 2030 | ~$193,117,521 | ~$5,541,177 | ~1.8837% | ~$104,382 | +2968.9% |
| 2026 | ~$12,354,855 | ~$3,784,699 | ~2.0465% | ~$77,453 | +96.3% |
| 2027 | ~$24,256,691 | ~$4,163,168 | ~2.0465% | ~$85,199 | +285.5% |
| 2028 | ~$47,623,957 | ~$4,579,485 | ~2.0465% | ~$93,718 | +656.8% |
| 2029 | ~$93,501,676 | ~$5,037,434 | ~2.0465% | ~$103,090 | +1385.9% |
| 2030 | ~$183,574,907 | ~$5,541,177 | ~2.0465% | ~$113,399 | +2817.2% |
| 2026 | ~$12,606,567 | ~$3,784,699 | ~1.9977% | ~$75,606 | +100.3% |
| 2027 | ~$25,255,148 | ~$4,163,168 | ~1.9488% | ~$81,133 | +301.3% |
| 2028 | ~$50,594,466 | ~$4,579,485 | ~1.9000% | ~$87,011 | +704.0% |
| 2029 | ~$101,357,553 | ~$5,037,434 | ~1.8512% | ~$93,253 | +1510.7% |
| 2030 | ~$203,052,908 | ~$5,541,177 | ~1.8024% | ~$99,873 | +3126.8% |
In 2025, this property's market value of $6,292,797 places it in the top 25% for Residential properties in Travis County (318609 comparable) — 13× the county median of $479,535. Residential here is the broad TCAD category — every residential 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 | $6,292,797 | $358,633 | $479,535 | $737,055 | ↑ Top 25% | -6.4% |
| 2024 | $3,474,458 | $384,868 | $512,735 | $786,167 | ↑ Top 25% | -8.7% |
| 2023 | $3,328,404 | $424,496 | $565,716 | $845,447 | ↑ Top 25% | -2.1% |
| 2022 | $2,350,000 | $435,080 | $581,770 | $864,060 | ↑ Top 25% | +53.2% |
| 2021 | $406,688 | $239,232 | $328,865 | $488,922 | ↑ Above median | 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.