70 RAINEY ST 2606 TX 78701
| Owner | CHANG RICHARD & |
|---|---|
| Parcel ID | 0203032030 |
| Short ID | 890580 |
| Type | Real |
| Use Code | 22 Hi-Rise Condo / Apartment |
| Valuation | Income |
| Improvement SF | 2,179 SF |
| Land SF | 208 SF |
| Acres | 0.005 |
| Year Built | 2018 |
| Legal | UNT 2606 70 RAINEY RESIDENCES CONDOMINIUMS PLUS .9284 % INT IN COM AREA |
| Neighborhood | Z17099C |
| Land | $156,203 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $156,203 |
| Improvement | $1,930,778 |
|---|---|
| Total Improvement | $1,930,778 |
| Market | $2,086,981 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,086,981 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,086,981 |
| Taxable Value | $2,086,981 |
|---|
Appreciation: Market value has risen +56.0% from $1,337,763 (2021) to $2,086,981 (2025), a CAGR of 11.8% 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.
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 $42,710. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Asset Class: O. 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 7% of market value ($156,203 land vs $1,930,778 improvements), about $751/SF of land. Most value sits in the improvements, so building condition, age (~8 yrs), and rent roll drive the underwriting.
Forward Outlook: Holding the +11.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,638,670 by 2030, with an estimated annual tax burden around $63,315. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 2,179 SF | ✓ |
| 612 | TERRACE UNCOVERD | 140 SF | ✗ |
| 251 | BATHROOM | 3 SF | ✓ |
| 252 | BEDROOMS | 3 SF | ✓ |
Market value changed by 93% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $19,308.75 | $19,308.75 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $10,936.14 | $10,936.14 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $7,843.81 | $7,843.81 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,463.12 | $2,463.12 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,157.94 | $2,157.94 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $42,709.76 | $42,709.76 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,223,739 | $2,086,981 | +6.6% |
| Assessed Value | $2,223,739 | $2,086,981 | +6.6% |
| Land Value | $182,236 | $156,203 | +16.7% |
| Improvement Value | $2,041,503 | $1,930,778 | +5.7% |
| Taxable Value | $2,223,739 | $2,086,981 | +6.6% |
| Total Tax 2026 = estimate |
~$45,508
Estimated
|
~$42,710
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,223,739 | $2,223,739 | +0 (+0.0%) |
| Taxable Value | $2,223,739 | $2,223,739 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,223,739 | $182,236 | $2,041,503 | — | $2,223,739 | $2,223,739 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,086,981 | $156,203 | $1,930,778 | — | $2,086,981 | $2,086,981 | ~$42,710 | Partial |
| 2024 | $2,709,870 | — | — | −$2,553,667 | $156,203 | $— | $44,898 | Verified |
| 2023 | $2,763,610 | — | — | −$2,607,407 | $156,203 | $— | $49,028 | Verified |
| 2022 | $1,430,753 | — | — | −$1,274,550 | $156,203 | $— | $54,579 | Verified |
| 2021 | $1,337,763 | — | — | −$1,259,661 | $78,102 | $— | $31,143 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +6.6% | +6.6% | ~100% | Not available | Partial |
| 2025 | -7.9% | -7.9% | ~100% | Not available | Partial |
| 2024 | -16.4% | -16.4% | ~100% | 1.9800% | Verified |
| 2023 | -1.9% | -1.9% | ~100% | 1.8100% | Verified |
| 2022 | +93.2% ! | +93.2% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.3300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +45.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +6.6% | +16.4% | +10.4% | +93.2% | 2023 | -23.0% | 2025 |
| Assessment Ratio | 100.0% | 38.0% | — | 100.0% | 2025 | 5.7% | 2023 |
| 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 |
$42,710 | $44,472 | ~$54,454 | $54,579 | 2022 | $31,143 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,332,402 | ~$2,295,679 | ~2.0139% | ~$46,234 | +11.8% |
| 2027 | ~$2,606,683 | ~$2,525,247 | ~1.9814% | ~$50,035 | +24.9% |
| 2028 | ~$2,913,218 | ~$2,777,772 | ~1.9488% | ~$54,134 | +39.6% |
| 2029 | ~$3,255,801 | ~$3,055,549 | ~1.9163% | ~$58,553 | +56.0% |
| 2030 | ~$3,638,670 | ~$3,361,104 | ~1.8837% | ~$63,315 | +74.4% |
| 2026 | ~$2,290,662 | ~$2,290,662 | ~2.0465% | ~$46,878 | +9.8% |
| 2027 | ~$2,514,221 | ~$2,514,221 | ~2.0465% | ~$51,453 | +20.5% |
| 2028 | ~$2,759,599 | ~$2,759,599 | ~2.0465% | ~$56,475 | +32.2% |
| 2029 | ~$3,028,925 | ~$3,028,925 | ~2.0465% | ~$61,986 | +45.1% |
| 2030 | ~$3,324,536 | ~$3,324,536 | ~2.0465% | ~$68,036 | +59.3% |
| 2026 | ~$2,374,141 | ~$2,295,679 | ~1.9977% | ~$45,860 | +13.8% |
| 2027 | ~$2,700,813 | ~$2,525,247 | ~1.9488% | ~$49,213 | +29.4% |
| 2028 | ~$3,072,435 | ~$2,777,772 | ~1.9000% | ~$52,778 | +47.2% |
| 2029 | ~$3,495,189 | ~$3,055,549 | ~1.8512% | ~$56,564 | +67.5% |
| 2030 | ~$3,976,113 | ~$3,361,104 | ~1.8024% | ~$60,580 | +90.5% |
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.