3529 NORTH HILLS DR TX 78731
| Owner | BAXTER EMILY WYNN O'BRIEN TRUST |
|---|---|
| Parcel ID | 0137020447 |
| Short ID | 133839 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 4,000 SF |
| Land SF | 9,958 SF |
| Acres | 0.229 |
| Year Built | 1981 |
| Legal | LOT 1 NORTHWEST HILLS SEC 9-H |
| Neighborhood | X1005 |
| Land | $461,975 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $461,975 |
| Improvement | $197,673 |
|---|---|
| Total Improvement | $197,673 |
| Market | $659,648 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $659,648 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $659,648 |
| Taxable Value | $659,648 |
|---|
Appreciation: Market value has risen +25.3% from $526,500 (2021) to $659,648 (2025), a CAGR of 5.8% 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 $13,500. 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 70% of market value ($461,975 land vs $197,673 improvements), about $46/SF of land. With value concentrated in the land under a ~45-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 $659,648, 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 +5.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $874,389 by 2030, with an estimated annual tax burden around $16,471. 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% | $6,103.06 | $6,103.06 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,456.67 | $3,456.67 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,479.25 | $2,479.25 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $778.54 | $778.54 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $682.08 | $682.08 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $13,499.60 | $13,499.60 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $579,246 | $659,648 | -12.2% |
| Assessed Value | $579,246 | $659,648 | -12.2% |
| Land Value | $461,975 | $461,975 | +0.0% |
| Improvement Value | $117,271 | $197,673 | -40.7% |
| Taxable Value | $579,246 | $659,648 | -12.2% |
| Total Tax 2026 = estimate |
~$11,854
Estimated
|
~$13,500
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $715,812 | $579,246 | -136,566 (-19.1%) |
| Taxable Value | $715,812 | $579,246 | -136,566 (-19.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $579,246 | $461,975 | $117,271 | — | $579,246 | $579,246 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $659,648 | $461,975 | $197,673 | — | $659,648 | $659,648 | ~$13,500 | Partial |
| 2024 | $926,740 | — | — | −$296,740 | $630,000 | $— | $17,281 | Verified |
| 2023 | $859,434 | — | — | −$229,434 | $630,000 | $— | $16,767 | Verified |
| 2022 | $666,000 | — | — | −$36,000 | $630,000 | $— | $16,973 | Verified |
| 2021 | $526,500 | — | — | −$166,500 | $360,000 | $— | $14,497 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +8.5% | +8.5% | ~100% | Not available | Partial |
| 2025 | -24.3% | -24.3% | ~100% | Not available | Partial |
| 2024 | -5.9% | -5.9% | ~100% | 1.9800% | Verified |
| 2023 | +7.8% | +7.8% | ~100% | 1.8100% | Verified |
| 2022 | +25.1% | +25.1% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.7500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -4.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -12.2% | +4.5% | +8.7% | +29.0% | 2023 | -28.8% | 2025 |
| Assessment Ratio | 100.0% | 84.0% | — | 100.0% | 2025 | 68.0% | 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 |
$13,500 | $15,803 | ~$15,244 | $17,281 | 2024 | $13,500 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$697,896 | ~$697,896 | ~2.0139% | ~$14,055 | +5.8% |
| 2027 | ~$738,362 | ~$738,362 | ~1.9814% | ~$14,630 | +11.9% |
| 2028 | ~$781,174 | ~$781,174 | ~1.9488% | ~$15,224 | +18.4% |
| 2029 | ~$826,468 | ~$826,468 | ~1.9163% | ~$15,838 | +25.3% |
| 2030 | ~$874,389 | ~$874,389 | ~1.8837% | ~$16,471 | +32.6% |
| 2026 | ~$684,703 | ~$684,703 | ~2.0465% | ~$14,012 | +3.8% |
| 2027 | ~$710,710 | ~$710,710 | ~2.0465% | ~$14,545 | +7.7% |
| 2028 | ~$737,704 | ~$737,704 | ~2.0465% | ~$15,097 | +11.8% |
| 2029 | ~$765,724 | ~$765,724 | ~2.0465% | ~$15,670 | +16.1% |
| 2030 | ~$794,808 | ~$794,808 | ~2.0465% | ~$16,266 | +20.5% |
| 2026 | ~$711,089 | ~$711,089 | ~1.9977% | ~$14,205 | +7.8% |
| 2027 | ~$766,541 | ~$766,541 | ~1.9488% | ~$14,939 | +16.2% |
| 2028 | ~$826,318 | ~$826,318 | ~1.9000% | ~$15,700 | +25.3% |
| 2029 | ~$890,757 | ~$890,757 | ~1.8512% | ~$16,490 | +35.0% |
| 2030 | ~$960,220 | ~$960,220 | ~1.8024% | ~$17,307 | +45.6% |
In 2025, this property's market value of $659,648 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12584 comparable) — +27% 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 | $659,648 | $438,669 | $519,778 | $749,859 | ↑ Above median | -7.5% |
| 2024 | $926,740 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $859,434 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $666,000 | $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.