8701 BLUFFSTONE CV TX 78759
| Owner | STAR III CANYON RESORT LLC |
|---|---|
| Parcel ID | 0152050161 |
| Short ID | 439489 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 251,704 SF |
| Land SF | 1,423,976 SF |
| Acres | 32.690 |
| Year Built | 1997 |
| Legal | GABLES BLUFFSTONE CONDOMINIUMS COMMON AREA |
| Neighborhood | 08NWW |
| Land | $7,119,880 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $7,119,880 |
| Improvement | $48,640,120 |
|---|---|
| Total Improvement | $48,640,120 |
| Market | $55,760,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $55,760,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $55,760,000 |
| Taxable Value | $55,760,000 |
|---|
Appreciation: Market value has risen +22.2% from $45,620,000 (2021) to $55,760,000 (2025), a CAGR of 5.1% 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 $1,141,120. 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 13% of market value ($7,119,880 land vs $48,640,120 improvements), about $5/SF of land. Most value sits in the improvements, so building condition, age (~29 yrs), and rent roll drive the underwriting.
Submarket Position: At $55,760,000, 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 +5.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $71,660,877 by 2030, with an estimated annual tax burden around $1,349,906. 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.
27 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 491 | SPRINKLER HEADS | 251,296 SF | ✗ |
| SO | Sketch Only | 213,217 SF | ✗ |
| 551 | PAVED AREA | 138,000 SF | ✗ |
| 591 | MASONRY TRIM SF | 106,300 SF | ✗ |
| 3RD | 3rd Floor | 94,056 SF | ✓ |
| 2ND | 2nd Floor | 91,008 SF | ✓ |
| 1ST | 1st Floor | 66,640 SF | ✓ |
| 012C | PORCH OPEN 2 COMM | 30,088 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 28,441 SF | ✗ |
| 013C | PORCH OPEN 3 COMM | 26,632 SF | ✗ |
| 031C | GARAGE DET 1ST COMM | 11,040 SF | ✓ |
| 581C | STORAGE ATT COMM | 5,472 SF | ✓ |
| 041C | GARAGE ATT 1ST COMM | 5,040 SF | ✓ |
| 611 | TERRACE | 4,928 SF | ✗ |
| 601 | POOL COMM'L | 1,280 SF | ✗ |
| 482 | LIGHT POLES | 28 SF | ✓ |
| MISC | Miscellaneous | 10 SF | ✓ |
| 133 | PLBG 5-FIXT SUP | 1 SF | ✓ |
| 143 | BATHTUB SUP | 1 SF | ✓ |
| 153 | COMMODE SUP | 1 SF | ✓ |
| 163 | LAVATORY SUP | 1 SF | ✓ |
| 183 | SINK SUP | 1 SF | ✓ |
| 193 | WATER HTR SUP | 1 SF | ✓ |
| 213 | URINAL SUP | 1 SF | ✓ |
| 223 | FOUNTAIN WTR SUP | 1 SF | ✓ |
| 521 | FIREPLACE | 1 SF | ✓ |
| 539 | FENCE FV | 1 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% | $515,891.52 | $515,891.52 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $292,191.88 | $292,191.88 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $209,571.17 | $209,571.17 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $65,809.62 | $65,809.62 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $57,655.84 | $57,655.84 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $1,141,120.03 | $1,141,120.03 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $52,390,000 | $55,760,000 | -6.0% |
| Assessed Value | $52,390,000 | $55,760,000 | -6.0% |
| Land Value | $7,119,880 | $7,119,880 | +0.0% |
| Improvement Value | $45,270,120 | $48,640,120 | -6.9% |
| Taxable Value | $52,390,000 | $55,760,000 | -6.0% |
| Total Tax 2026 = estimate |
~$1,072,153
Estimated
|
~$1,141,120
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $52,607,521 | $52,390,000 | -217,521 (-0.4%) |
| Taxable Value | $52,607,521 | $52,390,000 | -217,521 (-0.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $52,390,000 | $7,119,880 | $45,270,120 | — | $52,390,000 | $52,390,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $55,760,000 | $7,119,880 | $48,640,120 | — | $55,760,000 | $55,760,000 | ~$1,141,120 | Partial |
| 2024 | $66,330,000 | — | — | −$59,210,120 | $7,119,880 | $— | $1,146,678 | Verified |
| 2023 | $60,880,000 | — | — | −$53,760,120 | $7,119,880 | $— | $1,200,074 | Verified |
| 2022 | $43,900,000 | — | — | −$36,780,120 | $7,119,880 | $— | $1,139,386 | Verified |
| 2021 | $45,620,000 | — | — | −$38,500,120 | $7,119,880 | $— | $955,562 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -5.7% | -5.7% | ~100% | Not available | Partial |
| 2025 | -3.6% | -3.6% | ~100% | Not available | Partial |
| 2024 | -14.5% | -14.5% | ~100% | 1.9800% | Verified |
| 2023 | +9.1% | +9.1% | ~100% | 1.7700% | Verified |
| 2022 | +33.7% | +33.7% | ~100% | 1.8400% | Verified |
| 2021 | base year | — | ~100% | 2.0900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +20.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -6.0% | +4.4% | +6.5% | +38.7% | 2023 | -15.9% | 2025 |
| Assessment Ratio | 100.0% | 42.4% | — | 100.0% | 2025 | 10.7% | 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 |
$1,141,120 | $1,116,564 | ~$1,264,269 | $1,200,074 | 2023 | $955,562 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$58,629,290 | ~$58,629,290 | ~2.0139% | ~$1,180,757 | +5.1% |
| 2027 | ~$61,646,228 | ~$61,646,228 | ~1.9814% | ~$1,221,451 | +10.6% |
| 2028 | ~$64,818,411 | ~$64,818,411 | ~1.9488% | ~$1,263,207 | +16.2% |
| 2029 | ~$68,153,827 | ~$68,153,827 | ~1.9163% | ~$1,306,026 | +22.2% |
| 2030 | ~$71,660,877 | ~$71,660,877 | ~1.8837% | ~$1,349,906 | +28.5% |
| 2026 | ~$57,514,090 | ~$57,514,090 | ~2.0465% | ~$1,177,017 | +3.1% |
| 2027 | ~$59,323,360 | ~$59,323,360 | ~2.0465% | ~$1,214,044 | +6.4% |
| 2028 | ~$61,189,546 | ~$61,189,546 | ~2.0465% | ~$1,252,235 | +9.7% |
| 2029 | ~$63,114,438 | ~$63,114,438 | ~2.0465% | ~$1,291,628 | +13.2% |
| 2030 | ~$65,099,883 | ~$65,099,883 | ~2.0465% | ~$1,332,259 | +16.8% |
| 2026 | ~$59,744,490 | ~$59,744,490 | ~1.9977% | ~$1,193,493 | +7.1% |
| 2027 | ~$64,013,703 | ~$64,013,703 | ~1.9488% | ~$1,247,524 | +14.8% |
| 2028 | ~$68,587,986 | ~$68,587,986 | ~1.9000% | ~$1,303,183 | +23.0% |
| 2029 | ~$73,489,136 | ~$73,489,136 | ~1.8512% | ~$1,360,426 | +31.8% |
| 2030 | ~$78,740,512 | ~$78,740,512 | ~1.8024% | ~$1,419,196 | +41.2% |
In 2025, this property's market value of $55,760,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 107× 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 | $55,760,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $66,330,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $60,880,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $43,900,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $45,620,000 | $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.