2801 RIO GRANDE ST 309 TX 78705
| Owner | SMITH WILLIAM D & PATRICIA C |
|---|---|
| Parcel ID | 0215021201 |
| Short ID | 208339 |
| Type | Real |
| Use Code | 15 Condominium (Stacked) |
| Valuation | Cost |
| Improvement SF | 832 SF |
| Land SF | 29,193 SF |
| Acres | 0.670 |
| Year Built | 1981 |
| Legal | UNT 309 PARAPET CONDOMINIUMS THE PLUS 3.7037% INT IN COMMON AREA |
| Neighborhood | Z4S2C |
| Land | $2,919,696 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,919,696 |
| Improvement | $5,570,343 |
|---|---|
| Total Improvement | $5,570,343 |
| Market | $8,490,039 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $8,490,039 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $8,490,039 |
| Taxable Value | $8,490,039 |
|---|
Appreciation: Market value has risen +8.6% from $7,819,015 (2021) to $8,490,039 (2025), a CAGR of 2.1% over 4 years. Growth has been relatively flat for this asset class. 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 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 $173,747. Austin ISD is the largest single contributor, at 44.8% of the total 2025 levy.
Homestead Cap History: This property had an active homestead cap as recently as 2024 ($5,193,265, ~61.2% 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 34% of market value ($2,919,696 land vs $5,570,343 improvements), about $100/SF of land. Most value sits in the improvements, so building condition, age (~45 yrs), and rent roll drive the underwriting.
Submarket Position: At $8,490,039, 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 +2.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $9,410,371 by 2030, with an estimated annual tax burden around $177,267. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 832 SF | ✓ |
| 252 | BEDROOMS | 3 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 208339 | JC & LCP LLC RIO 101 SERIES | 2801 RIO GRANDE ST 101 78705 | $297,995 | $297,995 | $297,995 |
| 208340 | ADOLPHE ERROL | 2801 RIO GRANDE ST 102 78705 | $297,995 | $297,995 | $297,995 |
| 208341 | LU SHIJIE | 2801 RIO GRANDE ST 103 78705 | $297,995 | $297,995 | $238,396 |
| 208342 | ORSAK KAREN M | 2801 RIO GRANDE ST 104 78705 | $297,995 | $297,995 | $297,995 |
| 208343 | PERSICHETTI LUIGI & JILL C | 2801 RIO GRANDE ST 105 78705 | $297,995 | $297,995 | $297,995 |
| 208344 | JC & LCP LLC | 2801 RIO GRANDE ST 106 78705 | $297,995 | $297,995 | $297,995 |
| 208345 | MITCHELL GINGER AYDAM TRUST | 2801 RIO GRANDE ST 107 78705 | $243,000 | $243,000 | $243,000 |
| 208346 | ZENG JINBO & | 2801 RIO GRANDE ST 108 78705 | $297,995 | $297,995 | $238,396 |
| 208347 | CHANDRAMONHAN AJITHA & | 2801 RIO GRANDE ST 109 78705 | $297,995 | $297,995 | $297,995 |
| 208348 | CHISUM THOMAS & DIANE F | 2801 RIO GRANDE ST 201 78705 | $300,281 | $300,281 | $300,281 |
| 208349 | SCHUTZENHOFER J W & DOLORES A | 2801 RIO GRANDE ST 202 78705 | $300,281 | $300,281 | $300,281 |
| 208350 | JOU SYANG-YWE & CHING-CHIH CHEN | 2801 RIO GRANDE ST 203 78705 | $252,867 | $252,867 | $252,867 |
| 208351 | DAS LACHHMAN & LALITA | 2801 RIO GRANDE ST 204 78705 | $304,805 | $304,805 | $304,805 |
| 208352 | OLSON SCOTT & JENNETTE | 2801 RIO GRANDE ST 205 78705 | $316,411 | $316,411 | $316,411 |
| 208353 | CARMEN MARIE NENADAL LIVING TRUST | 2801 RIO GRANDE ST 206 78705 | $256,676 | $256,676 | $256,676 |
| 208354 | JC & LCP LLC | 2801 RIO GRANDE ST 207 78705 | $300,281 | $300,281 | $300,281 |
| 208355 | LEE MIN W | 2801 RIO GRANDE ST 208 78705 | $256,140 | $256,140 | $256,140 |
| 208356 | KEAY JAMES P & IRENE M | 2801 RIO GRANDE ST 209 78705 | $300,281 | $300,281 | $300,281 |
| 208357 | 2801 RIO GRANDE LTD | 2801 RIO GRANDE ST 301 78705 | $256,140 | $256,140 | $256,140 |
| 208358 | DEEROT INC | 2801 RIO GRANDE ST 302 78705 | $256,140 | $256,140 | $256,140 |
| 208359 | JACOBS JAMES | 2801 RIO GRANDE ST 303 78705 | $256,140 | $256,140 | $256,140 |
| 208360 | DEEROT INC | 2801 RIO GRANDE ST 304 78705 | $259,999 | $259,999 | $259,999 |
| 208361 | ALEXANDER ROBERT & HONG | 2801 RIO GRANDE ST 305 78705 | $305,337 | $305,337 | $305,337 |
| 208362 | ERICE ROLLY C & IMEE M | 2801 RIO GRANDE ST 306 78705 | $304,805 | $304,805 | $304,805 |
| 208363 | DEEROT INC | 2801 RIO GRANDE ST 307 78705 | $256,140 | $256,140 | $256,140 |
| 208364 | SONIK EVA LEVI | 2801 RIO GRANDE ST 308 78705 | $300,281 | $300,281 | $300,281 |
| 208365 | SMITH WILLIAM D & PATRICIA C | 2801 RIO GRANDE ST 309 78705 | $252,867 | $252,867 | $252,867 |
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% | $75,529.76 | $75,529.76 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $43,498.37 | $43,498.37 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $31,198.67 | $31,198.67 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $9,797.03 | $9,797.03 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $8,696.64 | $8,696.64 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $168,720.47 | $168,720.47 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $7,662,832 | $8,490,039 | -9.7% |
| Assessed Value | $7,662,832 | $8,490,039 | -9.7% |
| Land Value | $2,919,696 | $2,919,696 | +0.0% |
| Improvement Value | $4,743,136 | $5,570,343 | -14.9% |
| Taxable Value | $7,543,634 | $8,490,039 | -11.1% |
| Exemptions | HS | H | |
| HS Cap Loss | — | -$5,193,265 (2024) | |
| Total Tax 2026 = estimate |
~$154,379
Estimated
|
~$168,720
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $8,126,295 | $7,662,832 | -463,463 (-5.7%) |
| Taxable Value | $8,007,097 | $7,543,634 | -463,463 (-5.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $7,662,832 | $2,919,696 | $4,743,136 | — | $7,662,832 | $7,543,634 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $8,490,039 | $2,919,696 | $5,570,343 | — | $8,490,039 | $8,490,039 | ~$168,720 | Partial |
| 2024 | $8,177,832 | — | — | −$5,258,136 | $2,919,696 | $— | $160,784 | Verified |
| 2023 | $8,170,413 | — | — | −$5,250,717 | $2,919,696 | $— | $147,957 | Verified |
| 2022 | $7,858,461 | — | — | −$5,639,493 | $2,218,968 | $— | $161,359 | Verified |
| 2021 | $7,819,015 | — | — | −$5,600,047 | $2,218,968 | $— | $171,053 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +6.5% | +6.5% | ~100% | Not available | Partial |
| 2025 | +1.4% | +1.4% | ~100% | Not available | Partial |
| 2024 | -2.1% | -2.1% | ~100% | 1.9800% | Verified |
| 2023 | -4.6% | -4.6% | ~100% | 1.8100% | Verified |
| 2022 | -3.6% | -3.6% | ~100% | 1.9500% | Verified |
| 2021 | base year | — | ~100% | 2.1900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -8.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -9.7% | -0.3% | +4.3% | +4.0% | 2023 | -9.7% | 2026 |
| Assessment Ratio | 100.0% | 54.7% | — | 100.0% | 2025 | 28.2% | 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 |
$168,720 | $161,975 | ~$175,950 | $171,053 | 2021 | $147,957 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$8,666,607 | ~$8,666,607 | ~2.0139% | ~$174,540 | +2.1% |
| 2027 | ~$8,846,847 | ~$8,846,847 | ~1.9814% | ~$175,290 | +4.2% |
| 2028 | ~$9,030,835 | ~$9,030,835 | ~1.9488% | ~$175,996 | +6.4% |
| 2029 | ~$9,218,650 | ~$9,218,650 | ~1.9163% | ~$176,656 | +8.6% |
| 2030 | ~$9,410,371 | ~$9,410,371 | ~1.8837% | ~$177,267 | +10.8% |
| 2026 | ~$8,496,806 | ~$8,496,806 | ~2.0465% | ~$173,886 | +0.1% |
| 2027 | ~$8,503,579 | ~$8,503,579 | ~2.0465% | ~$174,024 | +0.2% |
| 2028 | ~$8,510,356 | ~$8,510,356 | ~2.0465% | ~$174,163 | +0.2% |
| 2029 | ~$8,517,140 | ~$8,517,140 | ~2.0465% | ~$174,302 | +0.3% |
| 2030 | ~$8,523,928 | ~$8,523,928 | ~2.0465% | ~$174,441 | +0.4% |
| 2026 | ~$8,836,408 | ~$8,836,408 | ~1.9977% | ~$176,522 | +4.1% |
| 2027 | ~$9,196,907 | ~$9,196,907 | ~1.9488% | ~$179,233 | +8.3% |
| 2028 | ~$9,572,114 | ~$9,572,114 | ~1.9000% | ~$181,872 | +12.7% |
| 2029 | ~$9,962,628 | ~$9,962,628 | ~1.8512% | ~$184,428 | +17.3% |
| 2030 | ~$10,369,074 | ~$10,369,074 | ~1.8024% | ~$186,889 | +22.1% |
In 2025, this property's market value of $8,490,039 places it in the top 25% for Residential properties in Travis County (318609 comparable) — 18× 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 | $8,490,039 | $358,633 | $479,535 | $737,055 | ↑ Top 25% | -6.4% |
| 2024 | $8,177,832 | $384,868 | $512,735 | $786,167 | ↑ Top 25% | -8.7% |
| 2023 | $8,170,413 | $424,496 | $565,716 | $845,447 | ↑ Top 25% | -2.1% |
| 2022 | $7,858,461 | $435,080 | $581,770 | $864,060 | ↑ Top 25% | +53.2% |
| 2021 | $7,819,015 | $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.