3809 SPICEWOOD SPRINGS RD 253 TX 78759
| Owner | ROUHANA ZIAD |
|---|---|
| Parcel ID | 0142011032 |
| Short ID | 141285 |
| Type | Real |
| Use Code | 15 Condominium (Stacked) |
| Valuation | Cost |
| Improvement SF | 740 SF |
| Land SF | 187,601 SF |
| Acres | 4.307 |
| Year Built | 1982 |
| Legal | UNT 253 BLD J SPICEWOOD POINT TOWNHOMES AMENDED PLUS 1.4825% INTEREST IN COMMON AREA |
| Neighborhood | X3S6C |
| Land | $4,502,465 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $4,502,465 |
| Improvement | $13,320,542 |
|---|---|
| Total Improvement | $13,320,542 |
| Market | $17,823,007 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $17,823,007 |
| Value Limitation Adjustment (−) (homestead cap) | −$12,669 |
| Net Appraised (assessed) | $17,810,338 |
| Exemptions (−) (HS,OV65) | −$4,788,784 |
|---|---|
| Taxable Value | $13,021,554 |
| Total Due | $6,113.28 |
|---|---|
| First Delinquent | — |
Appreciation: Market value has risen +38.3% from $12,882,738 (2021) to $17,823,007 (2025), a CAGR of 8.5% 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 Residential parcel countywide rose +45.8%, so this parcel has lagged the broader residential 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 $266,484. Austin ISD is the largest single contributor, at 39.4% of the total 2025 levy.
Homestead Cap History: This property had an active homestead cap as recently as 2024 ($13,638,127, ~76.5% of market value at the time). The cap has since reset or expired. Verified clear — 2025 Certified Historical data from AJR 2021–2024 (Partial confidence). Current status confirmed by 2025 TCAD Certified Export.
Asset Class: Single-family residential. Buyer should verify which exemptions carry and which reset at sale. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 25% of market value ($4,502,465 land vs $13,320,542 improvements), about $24/SF of land. Most value sits in the improvements, so building condition, age (~44 yrs), and rent roll drive the underwriting.
Submarket Position: At $17,823,007, this parcel sits in the top quartile (≥75th percentile) of Residential property in Travis County — county median $479,535 (P25 $358,633 / P75 $737,055, n=318,609). Residential here is the broad TCAD category — every residential 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 +8.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $26,742,191 by 2030, with an estimated annual tax burden around $503,754. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $6,113.28 in unpaid taxes . These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 740 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
| 252 | BEDROOMS | 1 SF | ✓ |
| 251 | BATHROOM | 1 SF | ✓ |
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 141285 | HICKMAN JOHN F | 3809 SPICEWOOD SPRINGS RD 101 78759 | $256,066 | $256,066 | $59,584 |
| 141286 | NOORZAD SORAYA | 3809 SPICEWOOD SPRINGS RD 202 78759 | $246,347 | $246,347 | $51,809 |
| 141287 | MOSEBACH JILL KATHERINE | 3809 SPICEWOOD SPRINGS RD 103 78759 | $219,815 | $219,815 | $175,852 |
| 141288 | SCHMIDT NATHAN E & LILLIA S GLOVER | 3809 SPICEWOOD SPRINGS RD 204 78759 | $282,068 | $282,068 | $282,068 |
| 141289 | MASON BARBARA | 3809 SPICEWOOD SPRINGS RD 105 78759 | $256,066 | $256,066 | $59,584 |
| 141290 | ALVAREZ CLAIRE DIANE & | 3809 SPICEWOOD SPRINGS RD 206 78759 | $246,347 | $246,347 | $51,809 |
| 141291 | TICE KATHERINE J | 3809 SPICEWOOD SPRINGS RD 107 78759 | $246,347 | $246,347 | $51,809 |
| 141292 | PFISTER EDWARD STEPHEN | 3809 SPICEWOOD SPRINGS RD 208 78759 | $219,815 | $219,815 | $175,852 |
| 141293 | HILL SUZANNE STUBBS | 3809 SPICEWOOD SPRINGS RD 109 78759 | $246,347 | $246,347 | $51,809 |
| 141294 | LARSEN BRETT | 3809 SPICEWOOD SPRINGS RD 210 78759 | $246,347 | $246,347 | $51,809 |
| 141295 | THE NICHOLS JULIE C REVOCABLE TRUST | 3809 SPICEWOOD SPRINGS RD 111 78759 | $228,488 | $228,488 | $182,790 |
| 141296 | BAXTER LEAH A | 3809 SPICEWOOD SPRINGS RD 212 78759 | $219,815 | $219,815 | $30,583 |
| 141297 | SANCHEZ-NAVARRO SHANNON M & MICHAEL | 3809 SPICEWOOD SPRINGS RD 113 78759 | $358,326 | $358,326 | $141,392 |
| 141298 | SCHANFARBER BARBARA B | 3809 SPICEWOOD SPRINGS RD 114 78759 | $358,326 | $358,326 | $141,392 |
| 141299 | FRANK & DONNA MCCAMANT FAMILY TRUST | 3809 SPICEWOOD SPRINGS RD 115 78759 | $368,044 | $368,044 | $368,044 |
| 141300 | ALLISON JOHN R | 3809 SPICEWOOD SPRINGS RD 116 78759 | $358,326 | $358,326 | $358,326 |
| 141301 | MAY MICHAEL | 3809 SPICEWOOD SPRINGS RD 117 78759 | $368,044 | $368,044 | $294,435 |
| 141302 | LANDRUM LAURA | 3809 SPICEWOOD SPRINGS RD 118 78759 | $358,326 | $358,326 | $141,392 |
| 141303 | RHEA EMILY FAMILY TRUST | 3809 SPICEWOOD SPRINGS RD 119 78759 | $226,439 | $226,439 | $226,439 |
| 141304 | OKEEFE ROBERT M | 3809 SPICEWOOD SPRINGS RD 220 78759 | $226,439 | $226,439 | $226,439 |
| 141305 | PATNAIK INDU | 3809 SPICEWOOD SPRINGS RD 121 78759 | $236,157 | $236,157 | $43,657 |
| 141306 | SMITH JANET M | 3809 SPICEWOOD SPRINGS RD 222 78759 | $226,439 | $226,439 | $226,439 |
| 141307 | DRAGUESKU PAIGE | 3809 SPICEWOOD SPRINGS RD 123 78759 | $249,243 | $249,243 | $249,243 |
| 141308 | BLUM SANDRA J | 3809 SPICEWOOD SPRINGS RD 224 78759 | $260,350 | $260,350 | $260,350 |
| 141309 | RHEA EMILY FAMILY TRUST | 3809 SPICEWOOD SPRINGS RD 125 78759 | $304,607 | $304,607 | $304,607 |
| 141310 | SEAMAN STACEY E | 3809 SPICEWOOD SPRINGS RD 226 78759 | $304,607 | $304,607 | $243,686 |
| 141311 | RILEY MATTHEW JOSEPH | 3809 SPICEWOOD SPRINGS RD 127 78759 | $352,222 | $352,222 | $352,222 |
| 141312 | HIGBIE LAURA C | 3809 SPICEWOOD SPRINGS RD 128 78759 | $216,987 | $216,987 | $216,987 |
| 141313 | ROSS DAVID & PAMELA ROSS | 3809 SPICEWOOD SPRINGS RD 229 78759 | $223,855 | $223,855 | $223,855 |
| 141314 | CROSBIE SEANNA | 3809 SPICEWOOD SPRINGS RD 130 78759 | $304,607 | $304,607 | $243,686 |
| 141315 | QUAGLINO SUSAN | 3809 SPICEWOOD SPRINGS RD 231 78759 | $271,801 | $271,801 | $271,801 |
| 141316 | TOMPKINS ROBERT STEPHEN | 3809 SPICEWOOD SPRINGS RD 132 78759 | $314,326 | $314,326 | $106,192 |
| 141317 | HARDER MICHAEL & STEVEN HARDER | 3809 SPICEWOOD SPRINGS RD 233 78759 | $280,473 | $280,473 | $233,707 |
| 141318 | WITTENBURG ASHLEY RENE | 3809 SPICEWOOD SPRINGS RD 134 78759 | $207,269 | $207,269 | $207,269 |
| 141319 | CRANDALL CODY K | 3809 SPICEWOOD SPRINGS RD 235 78759 | $206,680 | $206,680 | $206,680 |
| 141320 | DUNIGAN TERRENCE J | 3809 SPICEWOOD SPRINGS RD 136 78759 | $293,000 | $293,000 | $293,000 |
| 141321 | TRUJILLO SANDRA G | 3809 SPICEWOOD SPRINGS RD 137 78759 | $314,288 | $314,288 | $314,288 |
| 141322 | RAMIREZ SAUL | 3809 SPICEWOOD SPRINGS RD 138 78759 | $322,600 | $322,600 | $258,080 |
| 141323 | BUHOLTZ TRAVIS | 3809 SPICEWOOD SPRINGS RD 139 78759 | $352,222 | $352,222 | $281,778 |
| 141324 | WILLIAMS NANCY | 3809 SPICEWOOD SPRINGS RD 140 78759 | $304,607 | $304,607 | $98,417 |
| 141325 | TAYLOR LINDA J | 3809 SPICEWOOD SPRINGS RD 241 78759 | $271,801 | $271,801 | $271,801 |
| 141326 | WILLIAMS CYNTHIA | 3809 SPICEWOOD SPRINGS RD 142 78759 | $334,709 | $334,709 | $122,498 |
| 141327 | BRODY MICHAL | 3809 SPICEWOOD SPRINGS RD 243 78759 | $304,607 | $304,607 | $98,417 |
| 141328 | ERISMAN WENDY | 3809 SPICEWOOD SPRINGS RD 144 78759 | $352,222 | $352,222 | $281,778 |
| 141329 | KAPLAN JUDITH ELAINE | 3809 SPICEWOOD SPRINGS RD 145 78759 | $386,804 | $386,804 | $164,174 |
| 141330 | DONNELL MARTHA | 3809 SPICEWOOD SPRINGS RD 146 78759 | $304,607 | $304,607 | $98,417 |
| 141331 | WADE LISA & MICHAEL SHAW | 3809 SPICEWOOD SPRINGS RD 247 78759 | $314,326 | $314,326 | $251,461 |
| 141332 | VON BUREN KATHLEEN | 3809 SPICEWOOD SPRINGS RD 148 78759 | $236,157 | $236,157 | $236,157 |
| 141333 | SUNG HSIANG-YUAN | 3809 SPICEWOOD SPRINGS RD 249 78759 | $226,439 | $226,439 | $181,151 |
| 141334 | HOYDIC PAUL | 3809 SPICEWOOD SPRINGS RD 150 78759 | $226,439 | $226,439 | $181,151 |
| 141335 | RILEY JADEN ALEXANDER | 3809 SPICEWOOD SPRINGS RD 251 78759 | $249,243 | $249,243 | $199,394 |
| 141336 | MOLTZ JUDY A | 3809 SPICEWOOD SPRINGS RD 152 78759 | $226,439 | $226,439 | $226,439 |
| 141337 | ROUHANA ZIAD | 3809 SPICEWOOD SPRINGS RD 253 78759 | $184,431 | $184,431 | $184,431 |
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| 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% | $90,868.92 | $88,465.64 | $2,403.28 |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $62,971.05 | $59,860.40 | $3,110.65 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $48,465.30 | $45,867.55 | $2,597.75 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $14,327.24 | $13,610.59 | $716.65 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $14,288.86 | $13,495.00 | $793.86 |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $230,921.37 | $221,299.18 | $9,622.19 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $14,700,702 | $17,823,007 | -17.5% |
| Assessed Value | $14,700,702 | $17,810,338 | -17.5% |
| Land Value | $4,502,465 | $4,502,465 | +0.0% |
| Improvement Value | $10,198,237 | $13,320,542 | -23.4% |
| Taxable Value | $10,256,430 | $13,021,554 | -21.2% |
| Exemptions | HS,OV65 | HS,OV65 | |
| HS Cap Loss | — | -$13,638,127 (2024) | |
| Total Tax 2026 = estimate |
~$209,896
Estimated
|
~$230,921
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $15,069,357 | $14,700,702 | -368,655 (-2.4%) |
| Taxable Value | $10,635,456 | $10,256,430 | -379,026 (-3.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $14,700,702 | $4,502,465 | $10,198,237 | — | $14,700,702 | $10,256,430 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $17,823,007 | $4,502,465 | $13,320,542 | −$12,669 | $17,810,338 | $13,021,554 | ~$230,921 | Partial |
| 2024 | $18,288,731 | — | — | −$13,786,266 | $4,502,465 | $— | $245,224 | Verified |
| 2023 | $17,659,920 | — | — | −$13,157,455 | $4,502,465 | $— | $210,770 | Verified |
| 2022 | $13,289,307 | — | — | −$8,786,842 | $4,502,465 | $— | $229,040 | Verified |
| 2021 | $12,882,738 | — | — | −$8,380,273 | $4,502,465 | $— | $220,901 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -4.1% | -4.1% | ~100% | Not available | Partial |
| 2025 | -1.8% | -1.8% | ~100% | Not available | Partial |
| 2024 | -4.9% | -4.9% | ~100% | 1.3500% | Verified |
| 2023 | -10.0% | -10.0% | ~100% | 1.1500% | Verified |
| 2022 | -19.2% | -19.2% | ~100% | 1.2900% | Verified |
| 2021 | base year | — | ~100% | 1.7100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -32.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -17.5% | +3.9% | +13.1% | +32.9% | 2023 | -17.5% | 2026 |
| Assessment Ratio | 100.0% | 53.1% | — | 100.0% | 2026 | 24.6% | 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 |
$230,921 | $227,371 | ~$444,803 | $245,224 | 2024 | $210,770 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$19,329,658 | ~$19,329,658 | ~2.0139% | ~$389,287 | +8.5% |
| 2027 | ~$20,963,673 | ~$20,963,673 | ~1.9814% | ~$415,372 | +17.6% |
| 2028 | ~$22,735,818 | ~$22,735,818 | ~1.9488% | ~$443,085 | +27.6% |
| 2029 | ~$24,657,769 | ~$24,657,769 | ~1.9163% | ~$472,515 | +38.3% |
| 2030 | ~$26,742,191 | ~$26,742,191 | ~1.8837% | ~$503,754 | +50.0% |
| 2026 | ~$18,973,198 | ~$18,973,198 | ~2.0465% | ~$388,284 | +6.5% |
| 2027 | ~$20,197,616 | ~$20,197,616 | ~2.0465% | ~$413,341 | +13.3% |
| 2028 | ~$21,501,050 | ~$21,501,050 | ~2.0465% | ~$440,016 | +20.6% |
| 2029 | ~$22,888,601 | ~$22,888,601 | ~2.0465% | ~$468,412 | +28.4% |
| 2030 | ~$24,365,695 | ~$24,365,695 | ~2.0465% | ~$498,640 | +36.7% |
| 2026 | ~$19,686,119 | ~$19,591,372 | ~1.9977% | ~$391,369 | +10.5% |
| 2027 | ~$21,743,989 | ~$21,550,509 | ~1.9488% | ~$419,985 | +22.0% |
| 2028 | ~$24,016,976 | ~$23,705,560 | ~1.9000% | ~$450,410 | +34.8% |
| 2029 | ~$26,527,569 | ~$26,076,116 | ~1.8512% | ~$482,719 | +48.8% |
| 2030 | ~$29,300,604 | ~$28,683,727 | ~1.8024% | ~$516,987 | +64.4% |
In 2025, this property's market value of $17,823,007 places it in the top 25% for Residential properties in Travis County (318609 comparable) — 37× the county median of $479,535. Residential here is the broad TCAD category — every residential 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 | $17,823,007 | $358,633 | $479,535 | $737,055 | ↑ Top 25% | -6.4% |
| 2024 | $18,288,731 | $384,868 | $512,735 | $786,167 | ↑ Top 25% | -8.7% |
| 2023 | $17,659,920 | $424,496 | $565,716 | $845,447 | ↑ Top 25% | -2.1% |
| 2022 | $13,289,307 | $435,080 | $581,770 | $864,060 | ↑ Top 25% | +53.2% |
| 2021 | $12,882,738 | $239,232 | $328,865 | $488,922 | ↑ 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.