1609 WATCHHILL RD AUSTIN, TX 78703
| Owner | RIECK BRUCE F |
|---|---|
| Parcel ID | 0113010604 |
| Short ID | 112633 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 2,544 SF |
| Land SF | 10,137 SF |
| Acres | 0.233 |
| Year Built | 1935 |
| Legal | LOT 5 PEASE ESTATES |
| Neighborhood | Z320005 |
| Land | $905,125 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $905,125 |
| Improvement | $555,953 |
|---|---|
| Total Improvement | $555,953 |
| Market | $1,461,078 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,461,078 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,461,078 |
| Exemptions (−) (HS,OV65) | −$435,436 |
|---|---|
| Taxable Value | $1,025,642 |
Appreciation: Market value has risen +56.2% from $935,559 (2021) to $1,461,078 (2025), a CAGR of 11.8% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2022→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 $20,990. City of Austin is the largest single contributor, at 38.5% 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 62% of market value ($905,125 land vs $555,953 improvements), about $89/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $1,461,078, 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 +11.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,550,799 by 2030, with an estimated annual tax burden around $44,326. 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 | 2,544 SF | ✗ |
| 1ST | 1st Floor | 1,272 SF | ✓ |
| 2ND | 2nd Floor | 1,272 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 820 SF | ✗ |
| 012 | PORCH OPEN 2ND F | 820 SF | ✗ |
| 612 | TERRACE UNCOVERD | 320 SF | ✗ |
| 512 | DECK UNCOVRED | 20 SF | ✗ |
| 251 | BATHROOM | 2 SF | ✓ |
Market value changed by 97% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,118.92 | $5,118.92 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,854.82 | $3,854.82 | Paid |
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $2,265.32 | $2,265.32 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,160.95 | $1,160.95 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $879.09 | $879.09 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $13,279.10 | $13,279.10 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,439,000 | $1,461,078 | -1.5% |
| Assessed Value | $1,439,000 | $1,461,078 | -1.5% |
| Land Value | $1,013,667 | $905,125 | +12.0% |
| Improvement Value | $425,333 | $555,953 | -23.5% |
| Taxable Value | $1,005,931 | $1,025,642 | -1.9% |
| Exemptions | HS,OV65 | HS,OV65 | |
| Total Tax 2026 = estimate |
~$20,586
Estimated
|
~$13,279
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,497,334 | $1,439,000 | -58,334 (-3.9%) |
| Taxable Value | $1,054,647 | $1,005,931 | -48,716 (-4.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,439,000 | $1,013,667 | $425,333 | — | $1,439,000 | $1,005,931 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,461,078 | $905,125 | $555,953 | — | $1,461,078 | $1,025,642 | ~$13,279 | Partial |
| 2024 | $2,002,910 | — | — | −$1,102,910 | $900,000 | $— | $13,109 | Verified |
| 2023 | $2,086,764 | — | — | −$936,764 | $1,150,000 | $— | $11,713 | Verified |
| 2022 | $1,057,830 | — | — | — | $1,150,000 ! | $— | $15,284 | Verified |
| 2021 | $935,559 | — | — | −$245,559 | $690,000 | $— | $15,536 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +2.5% | +2.5% | ~100% | Not available | Partial |
| 2025 | -9.6% | +6.7% | ~100% | Not available | Partial |
| 2024 | -19.3% | +10.0% | 84.7% | 0.8100% | Verified |
| 2023 | -4.0% | +10.0% | 62.2% | 0.5800% | Verified |
| 2022 | +97.3% ! | +10.0% | 54.2% | 0.7300% | Verified |
| 2021 | base year | — | 97.3% | 1.6600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +38.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -1.5% | +15.6% | +12.1% | +97.3% | 2023 | -27.1% | 2025 |
| Assessment Ratio | 100.0% | 80.4% | — | 108.7% | 2022 | 44.9% | 2024 |
| Effective Tax Rate (2025) | 0.9100% | 0.9100% | — | 0.9100% | 2025 | 0.9100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$13,279 | $13,784 | ~$38,123 | $15,536 | 2021 | $11,713 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,633,330 | ~$1,607,186 | ~2.0139% | ~$32,368 | +11.8% |
| 2027 | ~$1,825,890 | ~$1,767,904 | ~1.9814% | ~$35,029 | +25.0% |
| 2028 | ~$2,041,151 | ~$1,944,695 | ~1.9488% | ~$37,899 | +39.7% |
| 2029 | ~$2,281,790 | ~$2,139,164 | ~1.9163% | ~$40,993 | +56.2% |
| 2030 | ~$2,550,799 | ~$2,353,081 | ~1.8837% | ~$44,326 | +74.6% |
| 2026 | ~$1,604,109 | ~$1,604,109 | ~2.0465% | ~$32,828 | +9.8% |
| 2027 | ~$1,761,141 | ~$1,761,141 | ~2.0465% | ~$36,041 | +20.5% |
| 2028 | ~$1,933,546 | ~$1,933,546 | ~2.0465% | ~$39,570 | +32.3% |
| 2029 | ~$2,122,828 | ~$2,122,828 | ~2.0465% | ~$43,443 | +45.3% |
| 2030 | ~$2,330,640 | ~$2,330,640 | ~2.0465% | ~$47,696 | +59.5% |
| 2026 | ~$1,662,552 | ~$1,607,186 | ~1.9977% | ~$32,106 | +13.8% |
| 2027 | ~$1,891,807 | ~$1,767,904 | ~1.9488% | ~$34,454 | +29.5% |
| 2028 | ~$2,152,676 | ~$1,944,695 | ~1.9000% | ~$36,950 | +47.3% |
| 2029 | ~$2,449,516 | ~$2,139,164 | ~1.8512% | ~$39,600 | +67.7% |
| 2030 | ~$2,787,290 | ~$2,353,081 | ~1.8024% | ~$42,411 | +90.8% |
In 2025, this property's market value of $1,461,078 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +181% 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 | $1,461,078 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $2,002,910 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $2,086,764 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $1,057,830 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $935,559 | $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.