814 PATTERSON AVE TX 78703
| Owner | NISSEN JOHN & JENNIFER MOODY |
|---|---|
| Parcel ID | 0110051013 |
| Short ID | 109354 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 2,316 SF |
| Land SF | 9,100 SF |
| Acres | 0.209 |
| Year Built | 1983 |
| Legal | LOT 3 * & S22.5FT OF LOT 2 BLK 5 WASHINGTON HEIGHTS |
| Neighborhood | Z3005 |
| Land | $779,630 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $779,630 |
| Improvement | $404,808 |
|---|---|
| Total Improvement | $404,808 |
| Market | $1,184,438 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,184,438 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,184,438 |
| Taxable Value | $1,184,438 |
|---|
Appreciation: Market value has risen +61.8% from $732,078 (2021) to $1,184,438 (2025), a CAGR of 12.8% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2023→2024), 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 $24,239. 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 cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 66% of market value ($779,630 land vs $404,808 improvements), about $86/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $1,184,438, 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 +12.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,161,255 by 2030, with an estimated annual tax burden around $35,933. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 2,316 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 2,316 SF | ✗ |
| 512 | DECK UNCOVRED | 130 SF | ✗ |
| SO | Sketch Only | 130 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 64 SF | ✗ |
| 251 | BATHROOM | 4 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% | $10,958.42 | $10,958.42 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,206.66 | $6,206.66 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,451.65 | $4,451.65 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,397.91 | $1,397.91 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,224.71 | $1,224.71 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $24,239.35 | $24,239.35 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $815,686 | $1,184,438 | -31.1% |
| Assessed Value | $815,686 | $1,184,438 | -31.1% |
| Land Value | $727,654 | $779,630 | -6.7% |
| Improvement Value | $88,032 | $404,808 | -78.3% |
| Taxable Value | $815,686 | $1,184,438 | -31.1% |
| Total Tax 2026 = estimate |
~$16,693
Estimated
|
~$24,239
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $871,133 | $815,686 | -55,447 (-6.4%) |
| Taxable Value | $871,133 | $815,686 | -55,447 (-6.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $815,686 | $727,654 | $88,032 | — | $815,686 | $815,686 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,184,438 | $779,630 | $404,808 | — | $1,184,438 | $1,184,438 | ~$24,239 | Partial |
| 2024 | $1,489,000 | — | — | −$712,750 | $776,250 | $— | $26,841 | Verified |
| 2023 | $1,070,300 | — | — | −$294,050 | $776,250 | $— | $26,940 | Verified |
| 2022 | $853,453 | — | — | −$77,203 | $776,250 | $— | $21,138 | Verified |
| 2021 | $732,078 | — | — | −$214,578 | $517,500 | $— | $18,577 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -26.5% | -26.5% | ~100% | Not available | Partial |
| 2025 | -12.5% | -12.5% | ~100% | Not available | Partial |
| 2024 | -9.0% | -9.0% | ~100% | 1.9800% | Verified |
| 2023 | +39.1% | +39.1% | ~100% | 1.8100% | Verified |
| 2022 | +25.4% | +25.4% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.5400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +38.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -31.1% | +5.9% | +23.0% | +39.1% | 2024 | -31.1% | 2026 |
| Assessment Ratio | 100.0% | 81.0% | — | 100.0% | 2025 | 52.1% | 2024 |
| 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 |
$24,239 | $23,547 | ~$30,905 | $26,940 | 2023 | $18,577 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,335,830 | ~$1,302,882 | ~2.0139% | ~$26,239 | +12.8% |
| 2027 | ~$1,506,572 | ~$1,433,170 | ~1.9814% | ~$28,397 | +27.2% |
| 2028 | ~$1,699,138 | ~$1,576,487 | ~1.9488% | ~$30,723 | +43.5% |
| 2029 | ~$1,916,317 | ~$1,734,136 | ~1.9163% | ~$33,231 | +61.8% |
| 2030 | ~$2,161,255 | ~$1,907,549 | ~1.8837% | ~$35,933 | +82.5% |
| 2026 | ~$1,312,141 | ~$1,302,882 | ~2.0465% | ~$26,663 | +10.8% |
| 2027 | ~$1,453,612 | ~$1,433,170 | ~2.0465% | ~$29,330 | +22.7% |
| 2028 | ~$1,610,337 | ~$1,576,487 | ~2.0465% | ~$32,263 | +36.0% |
| 2029 | ~$1,783,959 | ~$1,734,136 | ~2.0465% | ~$35,489 | +50.6% |
| 2030 | ~$1,976,301 | ~$1,907,549 | ~2.0465% | ~$39,038 | +66.9% |
| 2026 | ~$1,359,518 | ~$1,302,882 | ~1.9977% | ~$26,027 | +14.8% |
| 2027 | ~$1,560,479 | ~$1,433,170 | ~1.9488% | ~$27,930 | +31.7% |
| 2028 | ~$1,791,144 | ~$1,576,487 | ~1.9000% | ~$29,954 | +51.2% |
| 2029 | ~$2,055,907 | ~$1,734,136 | ~1.8512% | ~$32,102 | +73.6% |
| 2030 | ~$2,359,805 | ~$1,907,549 | ~1.8024% | ~$34,381 | +99.2% |
In 2025, this property's market value of $1,184,438 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +128% 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 | $1,184,438 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,489,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,070,300 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $853,453 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $732,078 | $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.