10320 BOULDER LN TX 78726
| Owner | SONTERRA LUXURY APTS LLC |
|---|---|
| Parcel ID | 0167370501 |
| Short ID | 475530 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 534,126 SF |
| Land SF | 1,886,148 SF |
| Acres | 43.300 |
| Year Built | 2000 |
| Legal | LOT 1&2 BLK A CANYON CREEK SEC 10 RESUB OF & LOT 1 BLK A CANYON CREEK SEC 9 |
| Neighborhood | 08WWW |
| Land | $7,544,592 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $7,544,592 |
| Improvement | $77,025,408 |
|---|---|
| Total Improvement | $77,025,408 |
| Market | $84,570,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $84,570,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $84,570,000 |
| Taxable Value | $84,570,000 |
|---|
Appreciation: Market value has risen +21.1% from $69,820,000 (2021) to $84,570,000 (2025), a CAGR of 4.9% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2021→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 2.2082% in 2025 (+0.0900% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $1,867,462. Leander ISD is the largest single contributor, at 49.2% 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 9% of market value ($7,544,592 land vs $77,025,408 improvements), about $4/SF of land. Most value sits in the improvements, so building condition, age (~26 yrs), and rent roll drive the underwriting.
Submarket Position: At $84,570,000, 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 +4.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $107,463,737 by 2030, with an estimated annual tax burden around $2,045,510. 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.
19 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 491 | SPRINKLER HEADS | 513,964 SF | ✗ |
| SO | Sketch Only | 314,089 SF | ✗ |
| 551 | PAVED AREA | 222,400 SF | ✗ |
| 2ND | 2nd Floor | 199,092 SF | ✓ |
| 3RD | 3rd Floor | 190,030 SF | ✓ |
| 1ST | 1st Floor | 145,004 SF | ✓ |
| 041C | GARAGE ATT 1ST COMM | 76,200 SF | ✓ |
| 012C | PORCH OPEN 2 COMM | 69,325 SF | ✗ |
| 013C | PORCH OPEN 3 COMM | 67,013 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 66,903 SF | ✗ |
| 581C | STORAGE ATT COMM | 10,818 SF | ✓ |
| MISC | Miscellaneous | 4,100 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 142 | BATHTUB AVG | 1 SF | ✓ |
| 152 | COMMODE AVG | 1 SF | ✓ |
| 162 | LAVATORY AVG | 1 SF | ✓ |
| 192 | WATER HTR AVG | 1 SF | ✓ |
| 522C | FIREPLACE COMM | 1 SF | ✓ |
| 549 | FENCE COMM 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILE Leander ISD | 1.3370% | 1.2746% | 1.1087% | 1.0869% | 1.0869% | +0.0000% | $891,258.00 | $891,258.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $429,693.94 | $429,693.94 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $308,192.90 | $308,192.90 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $96,778.86 | $96,778.86 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $84,788.00 | $84,788.00 | Paid |
| Combined Rate | 2.4520% | 2.2529% | 2.0584% | 2.1182% | 2.2082% | +0.0900% | $1,810,711.70 | $1,810,711.70 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $81,533,980 | $84,570,000 | -3.6% |
| Assessed Value | $81,533,980 | $84,570,000 | -3.6% |
| Land Value | $7,544,592 | $7,544,592 | +0.0% |
| Improvement Value | $73,989,388 | $77,025,408 | -3.9% |
| Taxable Value | $81,533,980 | $84,570,000 | -3.6% |
| Total Tax 2026 = estimate |
~$1,800,421
Estimated
|
~$1,810,712
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $81,533,980 | $81,533,980 | +0 (+0.0%) |
| Taxable Value | $81,533,980 | $81,533,980 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $81,533,980 | $7,544,592 | $73,989,388 | — | $81,533,980 | $81,533,980 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $84,570,000 | $7,544,592 | $77,025,408 | — | $84,570,000 | $84,570,000 | ~$1,810,712 | Partial |
| 2024 | $89,900,000 | — | — | −$82,355,408 | $7,544,592 | $— | $1,725,995 | Verified |
| 2023 | $91,560,000 | — | — | −$84,015,408 | $7,544,592 | $— | $1,941,125 | Verified |
| 2022 | $— | — | — | — | $6,601,518 | $— | $1,979,032 | Verified |
| 2021 | $69,820,000 | — | — | −$63,218,482 | $6,601,518 | $— | $1,674,954 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -3.6% | -3.6% | ~100% | Not available | Partial |
| 2025 | +0.9% | +0.9% | ~100% | Not available | Partial |
| 2024 | -17.7% | -17.7% | ~100% | 2.0600% | Verified |
| 2023 | +11.3% | +11.3% | ~100% | 1.9000% | Verified |
| 2022 | +31.1% | +31.1% | ~100% | 2.1600% | Verified |
| 2021 | base year | — | ~100% | 2.4000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +21.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -3.6% | +5.0% | +5.7% | +31.1% | 2023 | -5.9% | 2025 |
| Assessment Ratio | 100.0% | 45.2% | — | 100.0% | 2025 | 8.2% | 2023 |
| Effective Tax Rate (2025) | 2.1400% | 2.1400% | — | 2.1400% | 2025 | 2.1400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,810,712 | $1,788,196 | ~$1,976,447 | $1,941,125 | 2023 | $1,674,954 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$88,720,801 | ~$88,720,801 | ~2.1472% | ~$1,905,045 | +4.9% |
| 2027 | ~$93,075,328 | ~$93,075,328 | ~2.0863% | ~$1,941,819 | +10.1% |
| 2028 | ~$97,643,580 | ~$97,643,580 | ~2.0253% | ~$1,977,614 | +15.5% |
| 2029 | ~$102,436,048 | ~$102,436,048 | ~1.9644% | ~$2,012,245 | +21.1% |
| 2030 | ~$107,463,737 | ~$107,463,737 | ~1.9034% | ~$2,045,510 | +27.1% |
| 2026 | ~$87,029,401 | ~$87,029,401 | ~2.2082% | ~$1,921,770 | +2.9% |
| 2027 | ~$89,560,324 | ~$89,560,324 | ~2.2082% | ~$1,977,658 | +5.9% |
| 2028 | ~$92,164,849 | ~$92,164,849 | ~2.2082% | ~$2,035,170 | +9.0% |
| 2029 | ~$94,845,117 | ~$94,845,117 | ~2.2082% | ~$2,094,356 | +12.1% |
| 2030 | ~$97,603,331 | ~$97,603,331 | ~2.2082% | ~$2,155,262 | +15.4% |
| 2026 | ~$90,412,201 | ~$90,412,201 | ~2.1168% | ~$1,913,811 | +6.9% |
| 2027 | ~$96,657,988 | ~$96,657,988 | ~2.0253% | ~$1,957,652 | +14.3% |
| 2028 | ~$103,335,241 | ~$103,335,241 | ~1.9339% | ~$1,998,418 | +22.2% |
| 2029 | ~$110,473,768 | ~$110,473,768 | ~1.8425% | ~$2,035,473 | +30.6% |
| 2030 | ~$118,105,433 | ~$118,105,433 | ~1.7511% | ~$2,068,110 | +39.7% |
In 2025, this property's market value of $84,570,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 163× 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 | $84,570,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $89,900,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $91,560,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | — | $506,618 | $615,058 | $906,429 | — | +39.1% |
| 2021 | $69,820,000 | $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.