109 E 9 ST TX 78701
| Owner | 1825 FORTVIEW JN INC & 1825 FORTVIEW SO INC |
|---|---|
| Parcel ID | 0206030911 |
| Short ID | 194435 |
| Type | Real |
| Use Code | 00 (unlisted) |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 4,140 SF |
| Acres | 0.095 |
| Year Built | — |
| Legal | W 45FT LOT 7-8 BLOCK 097 ORIGINAL CITY |
| Neighborhood | 1CBDC |
| Land | $1,656,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,656,000 |
| Improvement | $7,799 |
|---|---|
| Total Improvement | $7,799 |
| Market | $1,663,799 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,663,799 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,663,799 |
| Taxable Value | $1,663,799 |
|---|
Appreciation: Market value has risen +66.2% from $1,001,305 (2021) to $1,663,799 (2025), a CAGR of 13.5% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2025→2026), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Land/Vacant parcel countywide rose +487.2%, so this parcel has lagged the broader land/vacant 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 $34,049. Austin ISD is the largest single contributor, at 43.8% of the total 2025 levy.
Asset Class: Land / Vacant. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 100% of market value ($1,656,000 land vs $7,799 improvements), about $400/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $1,663,799, this parcel sits in the top quartile (≥75th percentile) of Land/Vacant property in Travis County — county median $85,028 (P25 $24,862 / P75 $363,420, n=35,611). Land/Vacant here is the broad TCAD category — every land/vacant 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 +13.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,138,838 by 2030, with an estimated annual tax burden around $50,476. 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 |
|---|---|---|---|
| 551 | PAVED AREA | 9,480 SF | ✗ |
| 541 | FENCE COMM LF | 250 SF | ✗ |
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 194435 | AUSTIN 1825 FORTVIEW INC | 109 9 ST 78701 | $3,772,000 | $3,772,000 | $3,772,000 |
| 359126 | AUSTIN 1825 FORTVIEW INC | 109 9 ST 78701 | — | — | — |
Market value changed by 99% 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% | $15,393.47 | $15,393.47 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $8,718.59 | $8,718.59 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,253.31 | $6,253.31 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,963.67 | $1,963.67 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,720.37 | $1,720.37 | Paid |
| P2U | — | — | — | — | — | — | $1,076.51 | $1,076.51 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $35,125.92 | $35,125.92 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,772,000 | $1,663,799 | +126.7% |
| Assessed Value | $3,772,000 | $1,663,799 | +126.7% |
| Land Value | $7,666,560 | $1,656,000 | +363.0% |
| Improvement Value | — | $7,799 | — |
| Taxable Value | $3,772,000 | $1,663,799 | +126.7% |
| Total Tax 2026 = estimate |
~$77,193
Estimated
|
~$35,126
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,772,000 | $3,772,000 | +0 (+0.0%) |
| Taxable Value | $3,772,000 | $3,772,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,772,000 | $7,666,560 | — | — | $3,772,000 | $3,772,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,663,799 | $1,656,000 | $7,799 | — | $1,663,799 | $1,663,799 | ~$35,126 | Partial |
| 2024 | $7,799 | — | — | — | $1,656,000 ! | $— | $24,425 | Verified |
| 2023 | $7,799 | — | — | — | $993,600 ! | $— | $18,574 | Verified |
| 2022 | $7,799 | — | — | — | $993,600 ! | $— | $20,270 | Verified |
| 2021 | $1,001,305 | — | — | −$7,705 | $993,600 | $— | $22,291 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +126.7% ! | +126.7% | ~100% | Not available | Partial |
| 2025 | +21233.5% ! | +21233.5% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.4700% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.8500% | Verified |
| 2022 | -99.2% ! | -99.2% | ~100% | 2.0200% | Verified |
| 2021 | base year | — | ~100% | 2.2300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +67.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +126.7% | +4252.2% | +0.8% | +21233.5% | 2025 | -99.2% | 2022 |
| Assessment Ratio | 100.0% | 7835.5% | — | 21233.5% | 2024 | 99.2% | 2021 |
| Effective Tax Rate (2025) | 2.1100% | 2.1100% | — | 2.1100% | 2025 | 2.1100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$35,126 | $24,137 | ~$43,412 | $35,126 | 2025 | $18,574 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,889,011 | ~$1,830,179 | ~2.0139% | ~$36,859 | +13.5% |
| 2027 | ~$2,144,708 | ~$2,013,197 | ~1.9814% | ~$39,889 | +28.9% |
| 2028 | ~$2,435,015 | ~$2,214,516 | ~1.9488% | ~$43,157 | +46.4% |
| 2029 | ~$2,764,619 | ~$2,435,968 | ~1.9163% | ~$46,680 | +66.2% |
| 2030 | ~$3,138,838 | ~$2,679,565 | ~1.8837% | ~$50,476 | +88.7% |
| 2026 | ~$1,855,735 | ~$1,830,179 | ~2.0465% | ~$37,454 | +11.5% |
| 2027 | ~$2,069,813 | ~$2,013,197 | ~2.0465% | ~$41,200 | +24.4% |
| 2028 | ~$2,308,586 | ~$2,214,516 | ~2.0465% | ~$45,320 | +38.8% |
| 2029 | ~$2,574,905 | ~$2,435,968 | ~2.0465% | ~$49,852 | +54.8% |
| 2030 | ~$2,871,946 | ~$2,679,565 | ~2.0465% | ~$54,837 | +72.6% |
| 2026 | ~$1,922,287 | ~$1,830,179 | ~1.9977% | ~$36,561 | +15.5% |
| 2027 | ~$2,220,934 | ~$2,013,197 | ~1.9488% | ~$39,234 | +33.5% |
| 2028 | ~$2,565,978 | ~$2,214,516 | ~1.9000% | ~$42,076 | +54.2% |
| 2029 | ~$2,964,629 | ~$2,435,968 | ~1.8512% | ~$45,094 | +78.2% |
| 2030 | ~$3,425,213 | ~$2,679,565 | ~1.8024% | ~$48,296 | +105.9% |
In 2025, this property's market value of $1,663,799 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 20× the county median of $85,028. Land/Vacant here is the broad TCAD category — every land/vacant 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 | $1,663,799 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $7,799 | $23,000 | $66,000 | $330,000 | ↓ Bottom 25% | +0.0% |
| 2023 | $7,799 | $25,000 | $71,500 | $271,439 | ↓ Bottom 25% | +0.0% |
| 2022 | $7,799 | $15,000 | $55,000 | $180,463 | ↓ Bottom 25% | +100.0% |
| 2021 | $1,001,305 | $6,000 | $14,480 | $80,000 | ↑ 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.