1808 RIO GRANDE ST 12 TX 78701
| Owner | LI JOHN Y |
|---|---|
| Parcel ID | 0211010308 |
| Short ID | 202011 |
| Type | Real |
| Use Code | 15 Condominium (Stacked) |
| Valuation | Cost |
| Improvement SF | 1,020 SF |
| Land SF | 10,335 SF |
| Acres | 0.237 |
| Year Built | 1982 |
| Legal | UNT 12 BLD A GABLES CONDOMINIUMS THE PLUS 9.8694% INTEREST IN COMMON AREA |
| Neighborhood | Z421C |
| Land | $1,343,550 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,343,550 |
| Improvement | $2,488,718 |
|---|---|
| Total Improvement | $2,488,718 |
| Market | $3,832,268 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,832,268 |
| Value Limitation Adjustment (−) (homestead cap) | −$42,226 |
| Net Appraised (assessed) | $3,790,042 |
| Taxable Value | $3,790,042 |
|---|
Appreciation: Market value has risen +22.9% from $3,118,543 (2021) to $3,832,268 (2025), a CAGR of 5.3% over 4 years. This represents moderate, steady growth. 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. Over the same span, the median Residential parcel countywide rose +45.8%, so this parcel has lagged the broader residential 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 $77,563. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Homestead Cap History: This property had an active homestead cap as recently as 2024 ($2,672,061, ~69.7% of market value at the time). The cap has since reset or expired. Verified clear — 2025 Certified Historical data from AJR 2021–2024 (Partial confidence). Current status confirmed by 2025 TCAD Certified Export.
Asset Class: Single-family residential. Buyer should verify which exemptions carry and which reset at sale. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 35% of market value ($1,343,550 land vs $2,488,718 improvements), about $130/SF of land. Most value sits in the improvements, so building condition, age (~44 yrs), and rent roll drive the underwriting.
Submarket Position: At $3,832,268, this parcel sits in the top quartile (≥75th percentile) of Residential property in Travis County — county median $479,535 (P25 $358,633 / P75 $737,055, n=318,609). Residential here is the broad TCAD category — every residential 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 +5.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,958,337 by 2030, with an estimated annual tax burden around $93,402. 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 |
|---|---|---|---|
| 2ND | 2nd Floor | 682 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 366 SF | ✓ |
| 1ST | 1st Floor | 338 SF | ✓ |
| 012 | PORCH OPEN 2ND F | 112 SF | ✗ |
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 202011 | METZGER JEREMY ROBERT | 1808 RIO GRANDE ST 1 78701 | $207,130 | $207,130 | $207,130 |
| 202012 | LOPEZ NATHAN OMAR & FLOR ELVIA | 1808 RIO GRANDE ST 2 78701 | $259,363 | $259,363 | $259,363 |
| 202013 | CHEN YIKAN & XIANGNAN XIONG | 1808 RIO GRANDE ST 3 78701 | $251,000 | $251,000 | $251,000 |
| 202014 | JANIS C JOHNSTON REVOCABLE TRUST | 1808 RIO GRANDE ST 4 78701 | $237,399 | $237,399 | $237,399 |
| 202015 | PERLMUTTER REVOCABLE TRUST | 1808 RIO GRANDE ST 5 78701 | $202,551 | $202,551 | $202,551 |
| 202016 | YU HAN CHANG & CHAKYUNG YU | 1808 RIO GRANDE ST 6 78701 | $266,794 | $266,794 | $266,794 |
| 202017 | HO PATTY H | 1808 RIO GRANDE ST 7 78701 | $252,619 | $252,619 | $252,619 |
| 202018 | NATHANS PHILIP III & SHARON R | 1808 RIO GRANDE ST 8 78701 | $395,613 | $395,613 | $395,613 |
| 202019 | W W IVIE | 1808 RIO GRANDE ST 9 78701 | $441,074 | $441,074 | $441,074 |
| 202020 | BAEG SEUNG YEOB & JUNGEUN LEE | 1808 RIO GRANDE ST 10 78701 | $320,480 | $320,480 | $320,480 |
| 202021 | GRAND RIVER PROPERTIES LLC | 1808 RIO GRANDE ST 11 78701 | $238,512 | $238,512 | $238,512 |
| 202022 | LI JOHN Y | 1808 RIO GRANDE ST 12 78701 | $438,899 | $438,899 | $438,899 |
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% | $34,919.60 | $34,919.60 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $19,777.86 | $19,777.86 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $14,185.41 | $14,185.41 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,454.49 | $4,454.49 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,902.58 | $3,902.58 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $77,239.94 | $77,239.94 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,511,434 | $3,832,268 | -8.4% |
| Assessed Value | $3,511,434 | $3,790,042 | -7.4% |
| Land Value | $2,067,000 | $1,343,550 | +53.8% |
| Improvement Value | $1,444,434 | $2,488,718 | -42.0% |
| Taxable Value | $3,511,434 | $3,790,042 | -7.4% |
| HS Cap Loss | — | -$2,672,061 (2024) | |
| Total Tax 2026 = estimate |
~$71,861
Estimated
|
~$77,240
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,792,654 | $3,511,434 | -281,220 (-7.4%) |
| Taxable Value | $3,792,654 | $3,511,434 | -281,220 (-7.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,511,434 | $2,067,000 | $1,444,434 | — | $3,511,434 | $3,511,434 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,832,268 | $1,343,550 | $2,488,718 | −$42,226 | $3,790,042 | $3,790,042 | ~$77,240 | Partial |
| 2024 | $4,645,977 | — | — | −$3,302,427 | $1,343,550 | $— | $79,582 | Verified |
| 2023 | $4,077,117 | — | — | −$2,733,567 | $1,343,550 | $— | $84,057 | Verified |
| 2022 | $3,226,741 | — | — | −$2,296,591 | $930,150 | $— | $80,520 | Verified |
| 2021 | $3,118,543 | — | — | −$2,188,393 | $930,150 | $— | $70,236 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | -6.7% | -6.7% | ~100% | Not available | Partial |
| 2024 | -9.1% | -9.1% | ~100% | 1.9800% | Verified |
| 2023 | +19.2% | +19.2% | ~100% | 1.8100% | Verified |
| 2022 | +19.9% | +19.9% | ~100% | 1.9600% | Verified |
| 2021 | base year | — | ~100% | 2.2500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +21.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -8.4% | +3.6% | +7.2% | +26.4% | 2023 | -17.5% | 2025 |
| Assessment Ratio | 100.0% | 53.2% | — | 100.0% | 2026 | 28.8% | 2022 |
| 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 |
$77,240 | $78,327 | ~$87,250 | $84,057 | 2023 | $70,236 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$4,034,892 | ~$4,034,892 | ~2.0139% | ~$81,260 | +5.3% |
| 2027 | ~$4,248,229 | ~$4,248,229 | ~1.9814% | ~$84,174 | +10.9% |
| 2028 | ~$4,472,846 | ~$4,472,846 | ~1.9488% | ~$87,169 | +16.7% |
| 2029 | ~$4,709,340 | ~$4,709,340 | ~1.9163% | ~$90,245 | +22.9% |
| 2030 | ~$4,958,337 | ~$4,958,337 | ~1.8837% | ~$93,402 | +29.4% |
| 2026 | ~$3,958,247 | ~$3,958,247 | ~2.0465% | ~$81,005 | +3.3% |
| 2027 | ~$4,088,366 | ~$4,088,366 | ~2.0465% | ~$83,668 | +6.7% |
| 2028 | ~$4,222,764 | ~$4,222,764 | ~2.0465% | ~$86,418 | +10.2% |
| 2029 | ~$4,361,579 | ~$4,361,579 | ~2.0465% | ~$89,259 | +13.8% |
| 2030 | ~$4,504,958 | ~$4,504,958 | ~2.0465% | ~$92,193 | +17.6% |
| 2026 | ~$4,111,537 | ~$4,111,537 | ~1.9977% | ~$82,135 | +7.3% |
| 2027 | ~$4,411,158 | ~$4,411,158 | ~1.9488% | ~$85,966 | +15.1% |
| 2028 | ~$4,732,613 | ~$4,732,613 | ~1.9000% | ~$89,920 | +23.5% |
| 2029 | ~$5,077,493 | ~$5,077,493 | ~1.8512% | ~$93,994 | +32.5% |
| 2030 | ~$5,447,505 | ~$5,447,505 | ~1.8024% | ~$98,184 | +42.1% |
In 2025, this property's market value of $3,832,268 places it in the top 25% for Residential properties in Travis County (318609 comparable) — 8× the county median of $479,535. Residential here is the broad TCAD category — every residential 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 | $3,832,268 | $358,633 | $479,535 | $737,055 | ↑ Top 25% | -6.4% |
| 2024 | $4,645,977 | $384,868 | $512,735 | $786,167 | ↑ Top 25% | -8.7% |
| 2023 | $4,077,117 | $424,496 | $565,716 | $845,447 | ↑ Top 25% | -2.1% |
| 2022 | $3,226,741 | $435,080 | $581,770 | $864,060 | ↑ Top 25% | +53.2% |
| 2021 | $3,118,543 | $239,232 | $328,865 | $488,922 | ↑ 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.