811 BLANCO ST TX 78703
| Owner | CARTER ROBIN G |
|---|---|
| Parcel ID | 0109010405 |
| Short ID | 106923 |
| Type | Real |
| Use Code | 05 Apartment 5–25 Units |
| Valuation | Income |
| Improvement SF | 3,930 SF |
| Land SF | 8,366 SF |
| Acres | 0.192 |
| Year Built | 1925 |
| Legal | N86.25 FT OF LOT 1&2 BLK A OLT 2 DIV Z RAYMOND SUBD |
| Neighborhood | 05CEN |
| Land | $1,129,410 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,129,410 |
| Improvement | $187,140 |
|---|---|
| Total Improvement | $187,140 |
| Market | $1,316,550 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,316,550 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,316,550 |
| Taxable Value | $1,316,550 |
|---|
Appreciation: Market value has risen +24.1% from $1,061,100 (2021) to $1,316,550 (2025), a CAGR of 5.5% over 4 years. This represents moderate, steady growth. Growth has been fairly evenly spread across these years rather than concentrated in one jump. Over the same span, the median Multi-Family parcel countywide rose +37.9%, so this parcel has lagged 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 $26,943. 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 86% of market value ($1,129,410 land vs $187,140 improvements), about $135/SF of land. With value concentrated in the land under a ~101-year-old structure, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $1,316,550, 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 +5.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,724,006 by 2030, with an estimated annual tax burden around $32,476. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 3,930 SF | ✗ |
| 2ND | 2nd Floor | 2,435 SF | ✓ |
| 1ST | 1st Floor | 1,495 SF | ✓ |
| 031C | GARAGE DET 1ST COMM | 940 SF | ✓ |
| 512C | DECK UNCOVRED COMM | 214 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 90 SF | ✗ |
| 251 | BATHROOM | 5 SF | ✓ |
| 413 | STAIRWAY EXT | 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% | $12,180.72 | $12,180.72 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,898.95 | $6,898.95 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,948.19 | $4,948.19 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,553.83 | $1,553.83 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,361.31 | $1,361.31 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $26,943.00 | $26,943.00 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,300,594 | $1,316,550 | -1.2% |
| Assessed Value | $1,300,594 | $1,316,550 | -1.2% |
| Land Value | $1,254,900 | $1,129,410 | +11.1% |
| Improvement Value | $45,694 | $187,140 | -75.6% |
| Taxable Value | $1,300,594 | $1,316,550 | -1.2% |
| Total Tax 2026 = estimate |
~$26,616
Estimated
|
~$26,943
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,300,594 | $1,300,594 | +0 (+0.0%) |
| Taxable Value | $1,300,594 | $1,300,594 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,300,594 | $1,254,900 | $45,694 | — | $1,300,594 | $1,300,594 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,316,550 | $1,129,410 | $187,140 | — | $1,316,550 | $1,316,550 | ~$26,943 | Partial |
| 2024 | $1,218,300 | — | — | −$88,890 | $1,129,410 | $— | $24,534 | Verified |
| 2023 | $1,139,700 | — | — | −$10,290 | $1,129,410 | $— | $22,042 | Verified |
| 2022 | $1,061,100 | — | — | −$308,160 | $752,940 | $— | $22,508 | Verified |
| 2021 | $1,061,100 | — | — | −$224,500 | $836,600 | $— | $23,097 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -1.2% | -1.2% | ~100% | Not available | Partial |
| 2025 | +6.3% | +6.3% | ~100% | Not available | Partial |
| 2024 | +1.6% | +1.6% | ~100% | 1.9800% | Verified |
| 2023 | +6.9% | +6.9% | ~100% | 1.8100% | Verified |
| 2022 | +7.4% | +7.4% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +24.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -1.2% | +4.2% | +5.8% | +8.1% | 2025 | -1.2% | 2026 |
| Assessment Ratio | 100.0% | 90.3% | — | 100.0% | 2025 | 71.0% | 2022 |
| 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 |
$26,943 | $23,825 | ~$30,197 | $26,943 | 2025 | $22,042 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,389,497 | ~$1,389,497 | ~2.0139% | ~$27,984 | +5.5% |
| 2027 | ~$1,466,486 | ~$1,466,486 | ~1.9814% | ~$29,057 | +11.4% |
| 2028 | ~$1,547,740 | ~$1,547,740 | ~1.9488% | ~$30,163 | +17.6% |
| 2029 | ~$1,633,497 | ~$1,633,497 | ~1.9163% | ~$31,303 | +24.1% |
| 2030 | ~$1,724,006 | ~$1,724,006 | ~1.8837% | ~$32,476 | +30.9% |
| 2026 | ~$1,363,166 | ~$1,363,166 | ~2.0465% | ~$27,897 | +3.5% |
| 2027 | ~$1,411,433 | ~$1,411,433 | ~2.0465% | ~$28,885 | +7.2% |
| 2028 | ~$1,461,408 | ~$1,461,408 | ~2.0465% | ~$29,907 | +11.0% |
| 2029 | ~$1,513,153 | ~$1,513,153 | ~2.0465% | ~$30,966 | +14.9% |
| 2030 | ~$1,566,731 | ~$1,566,731 | ~2.0465% | ~$32,063 | +19.0% |
| 2026 | ~$1,415,828 | ~$1,415,828 | ~1.9977% | ~$28,283 | +7.5% |
| 2027 | ~$1,522,592 | ~$1,522,592 | ~1.9488% | ~$29,673 | +15.7% |
| 2028 | ~$1,637,408 | ~$1,637,408 | ~1.9000% | ~$31,111 | +24.4% |
| 2029 | ~$1,760,881 | ~$1,760,881 | ~1.8512% | ~$32,597 | +33.7% |
| 2030 | ~$1,893,665 | ~$1,893,665 | ~1.8024% | ~$34,131 | +43.8% |
In 2025, this property's market value of $1,316,550 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +153% above 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 | $1,316,550 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,218,300 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,139,700 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $1,061,100 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $1,061,100 | $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.