2109 RIO GRANDE ST TX 78705
| Owner | BVK AUSTIN PROPERTY OWNER LLC |
|---|---|
| Parcel ID | 0212011010 |
| Short ID | 203712 |
| Type | Real |
| Use Code | 108 Luxury Hi-Rise Apts 100+ |
| Valuation | Income |
| Improvement SF | 280,455 SF |
| Land SF | 28,635 SF |
| Acres | 0.657 |
| Year Built | 2020 |
| Legal | LT 1-3 OLT 23-1/2 DIV D HORSTS LOUIS SUBD |
| Neighborhood | 08WC |
| Land | $12,885,750 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $12,885,750 |
| Improvement | $116,974,250 |
|---|---|
| Total Improvement | $116,974,250 |
| Market | $129,860,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $129,860,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $129,860,000 |
| Taxable Value | $129,860,000 |
|---|
Appreciation: Market value has risen +2191.0% from $5,668,368 (2021) to $129,860,000 (2025), a CAGR of 118.8% 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. 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 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $2,657,565. 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 10% of market value ($12,885,750 land vs $116,974,250 improvements), about $450/SF of land. Most value sits in the improvements, so building condition, age (~6 yrs), and rent roll drive the underwriting.
Submarket Position: At $129,860,000, 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 +118.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $6,508,742,641 by 2030, with an estimated annual tax burden around $3,939,675. 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 | 280,455 SF | ✓ |
| 187 | PARKING GARAGE | 87,870 SF | ✓ |
Market value changed by 216% 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% | $1,174,078.80 | $1,174,078.80 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $664,977.57 | $664,977.57 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $476,947.31 | $476,947.31 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $149,771.19 | $149,771.19 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $131,214.60 | $131,214.60 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $2,596,989.47 | $2,596,989.47 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $129,263,634 | $129,860,000 | -0.5% |
| Assessed Value | $129,263,634 | $129,860,000 | -0.5% |
| Land Value | $6,442,875 | $12,885,750 | -50.0% |
| Improvement Value | $122,820,759 | $116,974,250 | +5.0% |
| Taxable Value | $129,263,634 | $129,860,000 | -0.5% |
| Total Tax 2026 = estimate |
~$2,645,361
Estimated
|
~$2,596,989
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $129,263,634 | $129,263,634 | +0 (+0.0%) |
| Taxable Value | $129,263,634 | $129,263,634 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $129,263,634 | $6,442,875 | $122,820,759 | — | $129,263,634 | $129,263,634 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $129,860,000 | $12,885,750 | $116,974,250 | — | $129,860,000 | $129,860,000 | ~$2,596,989 | Partial |
| 2024 | $130,000,000 | — | — | −$117,114,250 | $12,885,750 | $— | $2,508,566 | Verified |
| 2023 | $132,000,000 | — | — | −$119,114,250 | $12,885,750 | $— | $2,360,895 | Verified |
| 2022 | $43,785,116 | — | — | −$38,630,816 | $5,154,300 | $— | $2,613,314 | Verified |
| 2021 | $5,668,368 | — | — | −$2,083,554 | $3,584,814 | $— | $953,061 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -0.5% | -0.5% | ~100% | Not available | Partial |
| 2025 | -0.1% | -0.1% | ~100% | Not available | Partial |
| 2024 | -11.3% | -11.3% | ~100% | 1.9300% | Verified |
| 2023 | +5.8% | +5.8% | ~100% | 1.6100% | Verified |
| 2022 | +216.3% ! | +216.3% | ~100% | 1.8900% | Verified |
| 2021 | base year | — | ~100% | 16.8100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +196.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -0.5% | +174.4% | +119.0% | +672.4% | 2022 | -1.5% | 2024 |
| Assessment Ratio | 100.0% | 49.1% | — | 100.0% | 2025 | 9.8% | 2023 |
| Effective Tax Rate (2025) | 2.0000% | 2.0000% | — | 2.0000% | 2025 | 2.0000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$2,596,989 | $2,206,565 | ~$3,388,344 | $2,613,314 | 2022 | $953,061 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$284,105,564 | ~$142,846,000 | ~2.0139% | ~$2,876,828 | +118.8% |
| 2027 | ~$621,561,461 | ~$157,130,600 | ~1.9814% | ~$3,113,367 | +378.6% |
| 2028 | ~$1,359,841,902 | ~$172,843,660 | ~1.9488% | ~$3,368,446 | +947.2% |
| 2029 | ~$2,975,039,659 | ~$190,128,026 | ~1.9163% | ~$3,643,406 | +2191.0% |
| 2030 | ~$6,508,742,641 | ~$209,140,829 | ~1.8837% | ~$3,939,675 | +4912.1% |
| 2026 | ~$281,508,364 | ~$142,846,000 | ~2.0465% | ~$2,923,322 | +116.8% |
| 2027 | ~$610,249,183 | ~$157,130,600 | ~2.0465% | ~$3,215,654 | +369.9% |
| 2028 | ~$1,322,888,102 | ~$172,843,660 | ~2.0465% | ~$3,537,220 | +918.7% |
| 2029 | ~$2,867,734,983 | ~$190,128,026 | ~2.0465% | ~$3,890,942 | +2108.3% |
| 2030 | ~$6,216,628,545 | ~$209,140,829 | ~2.0465% | ~$4,280,036 | +4687.2% |
| 2026 | ~$286,702,764 | ~$142,846,000 | ~1.9977% | ~$2,853,581 | +120.8% |
| 2027 | ~$632,977,628 | ~$157,130,600 | ~1.9488% | ~$3,062,223 | +387.4% |
| 2028 | ~$1,397,477,555 | ~$172,843,660 | ~1.9000% | ~$3,284,058 | +976.1% |
| 2029 | ~$3,085,327,870 | ~$190,128,026 | ~1.8512% | ~$3,519,639 | +2275.9% |
| 2030 | ~$6,811,735,927 | ~$209,140,829 | ~1.8024% | ~$3,769,494 | +5145.4% |
In 2025, this property's market value of $129,860,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 250× 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 | $129,860,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $130,000,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $132,000,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $43,785,116 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $5,668,368 | $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.