3533 NORTH HILLS DR TX 78731
| Owner | NORTH HILLS 4 LLC |
|---|---|
| Parcel ID | 0137020446 |
| Short ID | 133838 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 4,000 SF |
| Land SF | 10,247 SF |
| Acres | 0.235 |
| Year Built | 1981 |
| Legal | LOT 2 NORTHWEST HILLS SEC 9-H |
| Neighborhood | X1005 |
| Land | $465,588 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $465,588 |
| Improvement | $232,928 |
|---|---|
| Total Improvement | $232,928 |
| Market | $698,516 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $698,516 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $698,516 |
| Taxable Value | $698,516 |
|---|
Appreciation: Market value has risen +32.7% from $526,500 (2021) to $698,516 (2025), a CAGR of 7.3% over 4 years. This represents moderate, steady growth. 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 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 $14,295. 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 67% of market value ($465,588 land vs $232,928 improvements), about $45/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $698,516, this parcel sits in the upper-middle (50th–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 +7.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $994,601 by 2030, with an estimated annual tax burden around $18,736. 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 | 4,000 SF | ✗ |
| 1ST | 1st Floor | 2,240 SF | ✓ |
| 551 | PAVED AREA | 1,940 SF | ✗ |
| 2ND | 2nd Floor | 1,760 SF | ✓ |
| 512 | DECK UNCOVRED | 720 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 128 SF | ✗ |
| 251 | BATHROOM | 6 SF | ✓ |
| 522 | FIREPLACE | 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% | $6,462.67 | $6,462.67 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,660.34 | $3,660.34 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,625.34 | $2,625.34 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $824.41 | $824.41 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $722.27 | $722.27 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $14,295.03 | $14,295.03 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $685,252 | $698,516 | -1.9% |
| Assessed Value | $685,252 | $698,516 | -1.9% |
| Land Value | $465,588 | $465,588 | +0.0% |
| Improvement Value | $219,664 | $232,928 | -5.7% |
| Taxable Value | $685,252 | $698,516 | -1.9% |
| Total Tax 2026 = estimate |
~$14,024
Estimated
|
~$14,295
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $719,425 | $685,252 | -34,173 (-4.8%) |
| Taxable Value | $719,425 | $685,252 | -34,173 (-4.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $685,252 | $465,588 | $219,664 | — | $685,252 | $685,252 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $698,516 | $465,588 | $232,928 | — | $698,516 | $698,516 | ~$14,295 | Partial |
| 2024 | $907,533 | — | — | −$277,533 | $630,000 | $— | $18,579 | Verified |
| 2023 | $907,533 | — | — | −$277,533 | $630,000 | $— | $16,420 | Verified |
| 2022 | $686,979 | — | — | −$56,979 | $630,000 | $— | $17,923 | Verified |
| 2021 | $526,500 | — | — | −$166,500 | $360,000 | $— | $14,953 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +3.0% | +3.0% | ~100% | Not available | Partial |
| 2025 | -25.5% | -25.5% | ~100% | Not available | Partial |
| 2024 | +3.3% | +3.3% | ~100% | 1.9800% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.8100% | Verified |
| 2022 | +32.1% | +32.1% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.8400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -1.9% | +7.5% | +7.7% | +32.1% | 2023 | -23.0% | 2025 |
| Assessment Ratio | 100.0% | 83.2% | — | 100.0% | 2025 | 68.4% | 2021 |
| 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 |
$14,295 | $16,434 | ~$16,873 | $18,579 | 2024 | $14,295 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$749,671 | ~$749,671 | ~2.0139% | ~$15,098 | +7.3% |
| 2027 | ~$804,573 | ~$804,573 | ~1.9814% | ~$15,942 | +15.2% |
| 2028 | ~$863,495 | ~$863,495 | ~1.9488% | ~$16,828 | +23.6% |
| 2029 | ~$926,732 | ~$926,732 | ~1.9163% | ~$17,759 | +32.7% |
| 2030 | ~$994,601 | ~$994,601 | ~1.8837% | ~$18,736 | +42.4% |
| 2026 | ~$735,701 | ~$735,701 | ~2.0465% | ~$15,056 | +5.3% |
| 2027 | ~$774,865 | ~$774,865 | ~2.0465% | ~$15,857 | +10.9% |
| 2028 | ~$816,115 | ~$816,115 | ~2.0465% | ~$16,702 | +16.8% |
| 2029 | ~$859,560 | ~$859,560 | ~2.0465% | ~$17,591 | +23.1% |
| 2030 | ~$905,318 | ~$905,318 | ~2.0465% | ~$18,527 | +29.6% |
| 2026 | ~$763,642 | ~$763,642 | ~1.9977% | ~$15,255 | +9.3% |
| 2027 | ~$834,839 | ~$834,839 | ~1.9488% | ~$16,270 | +19.5% |
| 2028 | ~$912,675 | ~$912,675 | ~1.9000% | ~$17,341 | +30.7% |
| 2029 | ~$997,767 | ~$997,767 | ~1.8512% | ~$18,471 | +42.8% |
| 2030 | ~$1,090,793 | ~$1,090,793 | ~1.8024% | ~$19,660 | +56.2% |
In 2025, this property's market value of $698,516 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12584 comparable) — +34% 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 | $698,516 | $438,669 | $519,778 | $749,859 | ↑ Above median | -7.5% |
| 2024 | $907,533 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $907,533 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $686,979 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $526,500 | $300,453 | $376,850 | $539,896 | ↑ 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.