2534 HARRIS BLVD AUSTIN, TX 78703
| Owner | MCWILLIAMS ANDREA L EXEMPT LIFETIME |
|---|---|
| Parcel ID | 0116001301 |
| Short ID | 115803 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 2,758 SF |
| Land SF | 6,855 SF |
| Acres | 0.157 |
| Year Built | 1935 |
| Legal | LOT 1 BLK 8 PEMBERTON HEIGHTS SEC 2 |
| Neighborhood | Z320005 |
| Land | $1,014,256 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,014,256 |
| Improvement | $461,798 |
|---|---|
| Total Improvement | $461,798 |
| Market | $1,476,054 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,476,054 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,476,054 |
| Taxable Value | $1,476,054 |
|---|
Appreciation: Market value has risen +108.4% from $708,198 (2021) to $1,476,054 (2025), a CAGR of 20.2% 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 $30,207. 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 69% of market value ($1,014,256 land vs $461,798 improvements), about $148/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $1,476,054, 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 +20.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,696,466 by 2030, with an estimated annual tax burden around $44,780. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,802 SF | ✓ |
| 2ND | 2nd Floor | 956 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 640 SF | ✓ |
| 012 | PORCH OPEN 2ND F | 160 SF | ✗ |
| 612 | TERRACE UNCOVERD | 146 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 32 SF | ✗ |
| 251 | BATHROOM | 3 SF | ✓ |
| 522 | FIREPLACE | 2 SF | ✓ |
| 413 | STAIRWAY EXT | 1 SF | ✓ |
Market value changed by 96% 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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $13,656.45 | $13,656.45 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $7,734.77 | $7,734.77 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,547.68 | $5,547.68 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,742.08 | $1,742.08 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,526.24 | $1,526.24 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $30,207.22 | $30,207.22 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,091,071 | $1,476,054 | -26.1% |
| Assessed Value | $1,091,071 | $1,476,054 | -26.1% |
| Land Value | $892,768 | $1,014,256 | -12.0% |
| Improvement Value | $198,303 | $461,798 | -57.1% |
| Taxable Value | $1,091,071 | $1,476,054 | -26.1% |
| Total Tax 2026 = estimate |
~$22,329
Estimated
|
~$30,207
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,279,099 | $1,091,071 | -188,028 (-14.7%) |
| Taxable Value | $1,279,099 | $1,091,071 | -188,028 (-14.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,091,071 | $892,768 | $198,303 | — | $1,091,071 | $1,091,071 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,476,054 | $1,014,256 | $461,798 | — | $1,476,054 | $1,476,054 | ~$30,207 | Partial |
| 2024 | $1,623,725 | — | — | −$623,725 | $1,000,000 | $— | $32,359 | Verified |
| 2023 | $1,734,797 | — | — | −$884,797 | $850,000 | $— | $7,109 | Verified |
| 2022 | $887,200 | — | — | −$37,200 | $850,000 | $— | $9,866 | Verified |
| 2021 | $708,198 | — | — | −$70,698 | $637,500 | $— | $10,032 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -13.3% | -13.3% | ~100% | Not available | Partial |
| 2025 | -9.6% | +42.4% | ~100% | Not available | Partial |
| 2024 | +0.6% | +10.0% | 63.5% | 1.9800% | Verified |
| 2023 | -6.4% | +10.0% | 58.0% | 0.4400% | Verified |
| 2022 | +95.5% ! | +10.0% | 49.4% | 0.5700% | Verified |
| 2021 | base year | — | 87.8% | 1.4200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +66.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -26.1% | +15.8% | +28.6% | +95.5% | 2023 | -26.1% | 2026 |
| Assessment Ratio | 100.0% | 82.7% | — | 100.0% | 2025 | 49.0% | 2023 |
| 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 |
$30,207 | $17,915 | ~$38,513 | $32,359 | 2024 | $7,109 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,773,532 | ~$1,623,659 | ~2.0139% | ~$32,699 | +20.2% |
| 2027 | ~$2,130,964 | ~$1,786,025 | ~1.9814% | ~$35,388 | +44.4% |
| 2028 | ~$2,560,430 | ~$1,964,628 | ~1.9488% | ~$38,287 | +73.5% |
| 2029 | ~$3,076,450 | ~$2,161,091 | ~1.9163% | ~$41,413 | +108.4% |
| 2030 | ~$3,696,466 | ~$2,377,200 | ~1.8837% | ~$44,780 | +150.4% |
| 2026 | ~$1,744,011 | ~$1,623,659 | ~2.0465% | ~$33,228 | +18.2% |
| 2027 | ~$2,060,613 | ~$1,786,025 | ~2.0465% | ~$36,551 | +39.6% |
| 2028 | ~$2,434,689 | ~$1,964,628 | ~2.0465% | ~$40,206 | +64.9% |
| 2029 | ~$2,876,673 | ~$2,161,091 | ~2.0465% | ~$44,226 | +94.9% |
| 2030 | ~$3,398,893 | ~$2,377,200 | ~2.0465% | ~$48,649 | +130.3% |
| 2026 | ~$1,803,054 | ~$1,623,659 | ~1.9977% | ~$32,435 | +22.2% |
| 2027 | ~$2,202,495 | ~$1,786,025 | ~1.9488% | ~$34,807 | +49.2% |
| 2028 | ~$2,690,428 | ~$1,964,628 | ~1.9000% | ~$37,328 | +82.3% |
| 2029 | ~$3,286,455 | ~$2,161,091 | ~1.8512% | ~$40,006 | +122.7% |
| 2030 | ~$4,014,524 | ~$2,377,200 | ~1.8024% | ~$42,846 | +172.0% |
In 2025, this property's market value of $1,476,054 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +184% 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 | $1,476,054 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,623,725 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,734,797 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $887,200 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $708,198 | $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.