89 RAINEY ST TX 78701
| Owner | CAMDEN PROPERTY TRUST |
|---|---|
| Parcel ID | 0203031014 |
| Short ID | 190895 |
| Type | Real |
| Use Code | 108 Luxury Hi-Rise Apts 100+ |
| Valuation | Income |
| Improvement SF | 284,756 SF |
| Land SF | 90,862 SF |
| Acres | 2.086 |
| Year Built | 2014 |
| Legal | LOTS 1-11 & N 31.75 FT OF LOT 12 BLK 2 OLT 72-73 DIV E DRISKILL & RAINEY SUBD |
| Neighborhood | 08HIR |
| Land | $59,060,170 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $59,060,170 |
| Improvement | $32,239,830 |
|---|---|
| Total Improvement | $32,239,830 |
| Market | $91,300,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $91,300,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $91,300,000 |
| Taxable Value | $91,300,000 |
|---|
Appreciation: Market value has fallen -20.6% from $115,000,000 (2021) to $91,300,000 (2025), a CAGR of -5.6% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2024→2025), 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 $1,868,441. 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 65% of market value ($59,060,170 land vs $32,239,830 improvements), about $650/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $91,300,000, 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 -5.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $68,420,611 by 2030, with an estimated annual tax burden around $1,288,868. 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.
2 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 284,756 SF | ✓ |
| 187 | PARKING GARAGE | 184,793 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% | $844,707.60 | $844,707.60 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $478,427.52 | $478,427.52 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $343,146.49 | $343,146.49 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $107,755.00 | $107,755.00 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $94,404.20 | $94,404.20 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $1,868,440.81 | $1,868,440.81 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $86,000,000 | $91,300,000 | -5.8% |
| Assessed Value | $86,000,000 | $91,300,000 | -5.8% |
| Land Value | $68,146,350 | $59,060,170 | +15.4% |
| Improvement Value | $17,853,650 | $32,239,830 | -44.6% |
| Taxable Value | $86,000,000 | $91,300,000 | -5.8% |
| Total Tax 2026 = estimate |
~$1,759,977
Estimated
|
~$1,868,441
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $86,000,000 | $86,000,000 | +0 (+0.0%) |
| Taxable Value | $86,000,000 | $86,000,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $86,000,000 | $68,146,350 | $17,853,650 | — | $86,000,000 | $86,000,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $91,300,000 | $59,060,170 | $32,239,830 | — | $91,300,000 | $91,300,000 | ~$1,868,441 | Partial |
| 2024 | $126,500,000 | — | — | −$67,439,830 | $59,060,170 | $— | $2,087,702 | Verified |
| 2023 | $119,400,000 | — | — | −$57,386,821 | $62,013,179 | $— | $2,296,516 | Verified |
| 2022 | $110,600,000 | — | — | −$48,586,821 | $62,013,179 | $— | $2,360,170 | Verified |
| 2021 | $115,000,000 | — | — | −$60,482,920 | $54,517,080 | $— | $2,412,018 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -5.8% | -5.8% | ~100% | Not available | Partial |
| 2025 | -18.3% | -18.3% | ~100% | Not available | Partial |
| 2024 | -16.9% | -16.9% | ~100% | 1.8700% | Verified |
| 2023 | +10.6% | +10.6% | ~100% | 1.7100% | Verified |
| 2022 | +5.7% | +5.7% | ~100% | 1.9400% | Verified |
| 2021 | base year | — | ~100% | 2.1000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -20.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -5.8% | -4.7% | -4.4% | +8.0% | 2023 | -27.8% | 2025 |
| Assessment Ratio | 100.0% | 67.0% | — | 100.0% | 2025 | 46.7% | 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 |
$1,868,441 | $2,204,970 | ~$1,504,375 | $2,412,018 | 2021 | $1,868,441 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$86,181,493 | ~$86,181,493 | ~2.0139% | ~$1,735,641 | -5.6% |
| 2027 | ~$81,349,942 | ~$81,349,942 | ~1.9814% | ~$1,611,858 | -10.9% |
| 2028 | ~$76,789,260 | ~$76,789,260 | ~1.9488% | ~$1,496,499 | -15.9% |
| 2029 | ~$72,484,261 | ~$72,484,261 | ~1.9163% | ~$1,389,009 | -20.6% |
| 2030 | ~$68,420,611 | ~$68,420,611 | ~1.8837% | ~$1,288,868 | -25.1% |
| 2026 | ~$86,735,000 | ~$86,735,000 | ~2.0465% | ~$1,775,019 | -5.0% |
| 2027 | ~$82,398,250 | ~$82,398,250 | ~2.0465% | ~$1,686,268 | -9.8% |
| 2028 | ~$78,278,337 | ~$78,278,337 | ~2.0465% | ~$1,601,954 | -14.3% |
| 2029 | ~$74,364,421 | ~$74,364,421 | ~2.0465% | ~$1,521,857 | -18.5% |
| 2030 | ~$70,646,200 | ~$70,646,200 | ~2.0465% | ~$1,445,764 | -22.6% |
| 2026 | ~$88,007,493 | ~$88,007,493 | ~1.9977% | ~$1,758,092 | -3.6% |
| 2027 | ~$84,833,721 | ~$84,833,721 | ~1.9488% | ~$1,653,273 | -7.1% |
| 2028 | ~$81,774,404 | ~$81,774,404 | ~1.9000% | ~$1,553,727 | -10.4% |
| 2029 | ~$78,825,414 | ~$78,825,414 | ~1.8512% | ~$1,459,211 | -13.7% |
| 2030 | ~$75,982,771 | ~$75,982,771 | ~1.8024% | ~$1,369,492 | -16.8% |
In 2025, this property's market value of $91,300,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 176× 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 | $91,300,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $126,500,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $119,400,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $110,600,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $115,000,000 | $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.