2311 NUECES ST 305 TX 78705
| Owner | ORSAK KAREN M |
|---|---|
| Parcel ID | 0214011608 |
| Short ID | 206728 |
| Type | Real |
| Use Code | 15 Condominium (Stacked) |
| Valuation | Cost |
| Improvement SF | 367 SF |
| Land SF | 8,400 SF |
| Acres | 0.193 |
| Year Built | 1981 |
| Legal | UNT 305 STONES THROW CONDOMINIUMS PLUS 8.3333% INT IN COMMON AREA |
| Neighborhood | Z4S1C |
| Land | $1,890,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,890,000 |
| Improvement | $1,457,080 |
|---|---|
| Total Improvement | $1,457,080 |
| Market | $3,347,080 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,347,080 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,347,080 |
| Exemptions (−) (HS) | −$111,388 |
|---|---|
| Taxable Value | $3,235,692 |
Appreciation: Market value has risen +56.1% from $2,144,354 (2021) to $3,347,080 (2025), a CAGR of 11.8% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. Over the same span, the median Residential parcel countywide rose +45.8%, so this parcel has outpaced 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 $66,218. Austin ISD is the largest single contributor, at 43.8% of the total 2025 levy.
Homestead Cap History: This property had an active homestead cap as recently as 2024 ($1,438,492, ~43.0% 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 56% of market value ($1,890,000 land vs $1,457,080 improvements), about $225/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $3,347,080, 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 +11.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $5,839,533 by 2030, with an estimated annual tax burden around $101,543. 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.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 367 SF | ✓ |
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 206728 | THOMAS L CHEN PARTNERS LTD | 2311 NUECES ST 101 78705 | $151,681 | $151,681 | $151,681 |
| 206729 | CHEN WILLIS F PARTNERS LTD | 2311 NUECES ST 102 78705 | $151,681 | $151,681 | $151,681 |
| 206730 | ORSAK KAREN M | 2311 NUECES ST 201 78705 | $240,558 | $240,558 | $240,558 |
| 206731 | JOHNSON ROBERT J & LOGAN R JOHNSON | 2311 NUECES ST 202 78705 | $274,699 | $274,699 | $274,699 |
| 206732 | ALEXANDER ALICE HONG & ROBERT B | 2311 NUECES ST 203 78705 | $228,837 | $228,837 | $228,837 |
| 206733 | DO DAN | 2311 NUECES ST 204 78705 | $199,693 | $199,693 | $199,693 |
| 206734 | ULLMAN WILLIAM & CATHERINE | 2311 NUECES ST 205 78705 | $159,722 | $159,722 | $127,778 |
| 206735 | KO TIEN-HOA & ALEXANDER | 2311 NUECES ST 301 78705 | $205,196 | $205,196 | $205,196 |
| 206736 | C & C RESOURCES MANAGEMENT LTD | 2311 NUECES ST 302 78705 | $205,196 | $205,196 | $205,196 |
| 206737 | SHYR LIH JENN & IYIIN CHANG | 2311 NUECES ST 303 78705 | $237,137 | $237,137 | $237,137 |
| 206738 | CHEN-TROESTER PETER & JENNI | 2311 NUECES ST 304 78705 | $237,137 | $237,137 | $237,137 |
| 206739 | ORSAK KAREN M | 2311 NUECES ST 305 78705 | $159,722 | $159,722 | $159,722 |
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% | $27,291.61 | $27,291.61 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $16,341.03 | $16,341.03 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $11,720.42 | $11,720.42 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,680.45 | $3,680.45 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,329.29 | $3,329.29 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $62,362.80 | $62,362.80 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,451,259 | $3,347,080 | -26.8% |
| Assessed Value | $2,451,259 | $3,347,080 | -26.8% |
| Land Value | $18,900 | $1,890,000 | -99.0% |
| Improvement Value | $2,432,359 | $1,457,080 | +66.9% |
| Taxable Value | $2,419,315 | $3,235,692 | -25.2% |
| Exemptions | HS | HS | |
| HS Cap Loss | — | -$1,438,492 (2024) | |
| Total Tax 2026 = estimate |
~$49,511
Estimated
|
~$62,363
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,611,707 | $2,451,259 | -160,448 (-6.1%) |
| Taxable Value | $2,579,763 | $2,419,315 | -160,448 (-6.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,451,259 | $18,900 | $2,432,359 | — | $2,451,259 | $2,419,315 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,347,080 | $1,890,000 | $1,457,080 | — | $3,347,080 | $3,235,692 | ~$62,363 | Partial |
| 2024 | $3,387,038 | — | — | −$1,497,038 | $1,890,000 | $— | $62,601 | Verified |
| 2023 | $2,641,991 | — | — | −$751,991 | $1,890,000 | $— | $58,068 | Verified |
| 2022 | $2,417,523 | — | — | −$2,409,963 | $7,560 | $— | $50,725 | Verified |
| 2021 | $2,144,354 | — | — | −$1,388,354 | $756,000 | $— | $52,061 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -37.3% | -37.3% | ~100% | Not available | Partial |
| 2025 | -0.8% | -0.8% | ~100% | Not available | Partial |
| 2024 | +3.6% | +3.6% | ~100% | 1.8700% | Verified |
| 2023 | +60.5% | +60.5% | ~100% | 1.7000% | Verified |
| 2022 | -30.6% | -30.6% | ~100% | 1.9000% | Verified |
| 2021 | base year | — | ~100% | 2.4300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +14.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -26.8% | +4.4% | +19.9% | +28.2% | 2024 | -26.8% | 2026 |
| Assessment Ratio | 100.0% | 60.5% | — | 100.0% | 2025 | 0.3% | 2022 |
| Effective Tax Rate (2025) | 1.9100% | 1.9100% | — | 1.9100% | 2025 | 1.9100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$62,363 | $57,164 | ~$87,333 | $62,601 | 2024 | $50,725 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,741,179 | ~$3,681,788 | ~2.0139% | ~$74,149 | +11.8% |
| 2027 | ~$4,181,681 | ~$4,049,967 | ~1.9814% | ~$80,246 | +24.9% |
| 2028 | ~$4,674,049 | ~$4,454,963 | ~1.9488% | ~$86,820 | +39.6% |
| 2029 | ~$5,224,391 | ~$4,900,460 | ~1.9163% | ~$93,907 | +56.1% |
| 2030 | ~$5,839,533 | ~$5,390,506 | ~1.8837% | ~$101,543 | +74.5% |
| 2026 | ~$3,674,237 | ~$3,674,237 | ~2.0465% | ~$75,193 | +9.8% |
| 2027 | ~$4,033,373 | ~$4,033,373 | ~2.0465% | ~$82,542 | +20.5% |
| 2028 | ~$4,427,611 | ~$4,427,611 | ~2.0465% | ~$90,610 | +32.3% |
| 2029 | ~$4,860,384 | ~$4,860,384 | ~2.0465% | ~$99,467 | +45.2% |
| 2030 | ~$5,335,458 | ~$5,335,458 | ~2.0465% | ~$109,189 | +59.4% |
| 2026 | ~$3,808,121 | ~$3,681,788 | ~1.9977% | ~$73,550 | +13.8% |
| 2027 | ~$4,332,667 | ~$4,049,967 | ~1.9488% | ~$78,927 | +29.4% |
| 2028 | ~$4,929,466 | ~$4,454,963 | ~1.9000% | ~$84,645 | +47.3% |
| 2029 | ~$5,608,472 | ~$4,900,460 | ~1.8512% | ~$90,717 | +67.6% |
| 2030 | ~$6,381,006 | ~$5,390,506 | ~1.8024% | ~$97,157 | +90.6% |
In 2025, this property's market value of $3,347,080 places it in the top 25% for Residential properties in Travis County (318609 comparable) — 7× 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 | $3,347,080 | $358,633 | $479,535 | $737,055 | ↑ Top 25% | -6.4% |
| 2024 | $3,387,038 | $384,868 | $512,735 | $786,167 | ↑ Top 25% | -8.7% |
| 2023 | $2,641,991 | $424,496 | $565,716 | $845,447 | ↑ Top 25% | -2.1% |
| 2022 | $2,417,523 | $435,080 | $581,770 | $864,060 | ↑ Top 25% | +53.2% |
| 2021 | $2,144,354 | $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.