8585 SPICEWOOD SPRINGS RD TX 78759
| Owner | TERRAZZO APARTMENT HOMES LP |
|---|---|
| Parcel ID | 0168090133 |
| Short ID | 498237 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 208,556 SF |
| Land SF | 817,534 SF |
| Acres | 18.768 |
| Year Built | 1996 |
| Legal | ABS 2155 SUR 5 RHODES H ACR 18.768 (6.969AC TRAVIS CO) |
| Neighborhood | 08FNW |
| Land | $4,087,670 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $4,087,670 |
| Improvement | $43,912,330 |
|---|---|
| Total Improvement | $43,912,330 |
| Market | $48,000,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $48,000,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$35,509,479 |
| Net Appraised (assessed) | $12,490,521 |
| Taxable Value | $12,490,521 |
|---|
Appreciation: Market value has risen +358.9% from $10,460,521 (2021) to $48,000,000 (2025), a CAGR of 46.4% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2022), 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 outpaced the broader multi-family market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.0144% in 2025 (+0.0900% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $251,607. Round Rock ISD is the largest single contributor, at 44.3% of the total 2025 levy.
Assessment Gap: Assessed value ($12,490,521) is $35,509,479 below market value, suggesting potential for an upward assessment in future years.
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 ($4,087,670 land vs $43,912,330 improvements), about $5/SF of land. Most value sits in the improvements, so building condition, age (~30 yrs), and rent roll drive the underwriting.
Submarket Position: At $48,000,000, 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 +46.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $322,367,417 by 2030, with an estimated annual tax burden around $346,327. 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.
25 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| SO | Sketch Only | 258,128 SF | ✗ |
| 491 | SPRINKLER HEADS | 209,108 SF | ✗ |
| 551 | PAVED AREA | 110,000 SF | ✗ |
| 1ST | 1st Floor | 94,031 SF | ✓ |
| 2ND | 2nd Floor | 91,760 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 26,143 SF | ✗ |
| 3RD | 3rd Floor | 22,765 SF | ✓ |
| 031C | GARAGE DET 1ST COMM | 21,888 SF | ✓ |
| 012C | PORCH OPEN 2 COMM | 16,538 SF | ✗ |
| 581C | STORAGE ATT COMM | 8,109 SF | ✓ |
| 013C | PORCH OPEN 3 COMM | 7,748 SF | ✗ |
| 611 | TERRACE | 3,028 SF | ✗ |
| 601 | POOL COMM'L | 990 SF | ✗ |
| 482 | LIGHT POLES | 20 SF | ✓ |
| MISC | Miscellaneous | 9 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 142 | BATHTUB AVG | 1 SF | ✓ |
| 152 | COMMODE AVG | 1 SF | ✓ |
| 162 | LAVATORY AVG | 1 SF | ✓ |
| 182 | SINK AVG | 1 SF | ✓ |
| 192 | WATER HTR AVG | 1 SF | ✓ |
| 212 | URINAL AVG | 1 SF | ✓ |
| 222 | FOUNTAIN WTR AVG | 1 SF | ✓ |
| 521 | FIREPLACE | 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 |
|---|---|---|---|---|---|---|---|---|---|
| IRR Round Rock ISD | 1.1336% | 1.0626% | 0.9190% | 0.8931% | 0.8931% | +0.0000% | $111,552.84 | $111,552.84 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $65,452.45 | $65,452.45 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $46,945.00 | $46,945.00 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $14,741.69 | $14,741.69 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $12,915.20 | $12,915.20 | Paid |
| Combined Rate | 2.2486% | 2.0409% | 1.8687% | 1.9244% | 2.0144% | +0.0900% | $251,607.18 | $251,607.18 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $41,500,000 | $48,000,000 | -13.5% |
| Assessed Value | $10,865,521 | $12,490,521 | -13.0% |
| Land Value | $4,087,670 | $4,087,670 | +0.0% |
| Improvement Value | $37,412,330 | $43,912,330 | -14.8% |
| Taxable Value | $10,865,521 | $12,490,521 | -13.0% |
| HS Cap Loss | -$30,634,479 | — | |
| Total Tax 2026 = estimate |
~$218,873
Estimated
|
~$251,607
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $41,500,000 | $41,500,000 | +0 (+0.0%) |
| Taxable Value | $10,865,521 | $10,865,521 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $41,500,000 | $4,087,670 | $37,412,330 | −$30,634,479 | $10,865,521 | $10,865,521 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $48,000,000 | $4,087,670 | $43,912,330 | −$35,509,479 | $12,490,521 | $12,490,521 | ~$251,607 | Partial |
| 2024 | $48,995,000 | — | — | −$47,482,562 | $1,512,438 | $— | $253,311 | Verified |
| 2023 | $49,790,000 | — | — | −$48,277,562 | $1,512,438 | $— | $239,298 | Verified |
| 2022 | $39,880,000 | — | — | −$38,367,562 | $1,512,438 | $— | $245,652 | Verified |
| 2021 | $10,460,521 | — | — | −$8,948,083 | $1,512,438 | $— | $226,209 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -13.5% | -13.5% | ~100% | Not available | Partial |
| 2025 | -5.3% | +264.7% | ~100% | Not available | Partial |
| 2024 | -14.5% | -14.0% | 26.0% | 0.5000% | Verified |
| 2023 | +19.1% | +18.4% | 25.8% | 0.4000% | Verified |
| 2022 | +24.8% | -67.6% | 26.0% | 0.4900% | Verified |
| 2021 | base year | — | ~100% | 2.1600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +20.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -13.5% | +57.8% | +50.9% | +281.2% | 2022 | -13.5% | 2026 |
| Assessment Ratio | 26.2% | 12.8% | — | 26.2% | 2026 | 3.0% | 2023 |
| Effective Tax Rate (2025) | 0.5200% | 0.5200% | — | 0.5200% | 2025 | 0.5200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$251,607 | $243,216 | ~$306,607 | $253,311 | 2024 | $226,209 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$70,252,732 | ~$13,739,573 | ~1.9558% | ~$268,724 | +46.4% |
| 2027 | ~$102,821,799 | ~$15,113,530 | ~1.8973% | ~$286,747 | +114.2% |
| 2028 | ~$150,489,839 | ~$16,624,883 | ~1.8387% | ~$305,688 | +213.5% |
| 2029 | ~$220,256,716 | ~$18,287,372 | ~1.7802% | ~$325,550 | +358.9% |
| 2030 | ~$322,367,417 | ~$20,116,109 | ~1.7216% | ~$346,327 | +571.6% |
| 2026 | ~$69,292,732 | ~$13,739,573 | ~2.0144% | ~$276,768 | +44.4% |
| 2027 | ~$100,030,890 | ~$15,113,530 | ~2.0144% | ~$304,445 | +108.4% |
| 2028 | ~$144,404,451 | ~$16,624,883 | ~2.0144% | ~$334,889 | +200.8% |
| 2029 | ~$208,462,060 | ~$18,287,372 | ~2.0144% | ~$368,378 | +334.3% |
| 2030 | ~$300,935,535 | ~$20,116,109 | ~2.0144% | ~$405,216 | +526.9% |
| 2026 | ~$71,212,732 | ~$13,739,573 | ~1.9266% | ~$264,701 | +48.4% |
| 2027 | ~$105,651,108 | ~$15,113,530 | ~1.8387% | ~$277,898 | +120.1% |
| 2028 | ~$156,743,835 | ~$16,624,883 | ~1.7509% | ~$291,088 | +226.5% |
| 2029 | ~$232,544,931 | ~$18,287,372 | ~1.6631% | ~$304,136 | +384.5% |
| 2030 | ~$345,003,330 | ~$20,116,109 | ~1.5753% | ~$316,883 | +618.8% |
In 2025, this property's market value of $48,000,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 92× 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 | $48,000,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $48,995,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $49,790,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $39,880,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $10,460,521 | $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.