2800 WHITIS AVE TX 78705
| Owner | SOMERSET PARTNERS |
|---|---|
| Parcel ID | 0215030107 |
| Short ID | 208372 |
| Type | Real |
| Use Code | 05 Apartment 5–25 Units |
| Valuation | Income |
| Improvement SF | 7,364 SF |
| Land SF | 6,521 SF |
| Acres | 0.150 |
| Year Built | 1931 |
| Legal | E 1/2 OF LOT 9 * & ADJ 13FT OF LOT 10 BLK 13 OLT 13 DIV D WHITIS SUBD |
| Neighborhood | 05WC1 |
| Land | $978,150 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $978,150 |
| Improvement | $354,850 |
|---|---|
| Total Improvement | $354,850 |
| Market | $1,333,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,333,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,333,000 |
| Taxable Value | $1,333,000 |
|---|
Appreciation: Market value has fallen -17.7% from $1,620,000 (2021) to $1,333,000 (2025), a CAGR of -4.8% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2023→2024), 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 lagged 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 $27,280. 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 73% of market value ($978,150 land vs $354,850 improvements), about $150/SF of land. With value concentrated in the land under a ~95-year-old structure, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $1,333,000, 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 -4.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,044,658 by 2030, with an estimated annual tax burden around $19,679. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 2ND | 2nd Floor | 2,844 SF | ✓ |
| 1ST | 1st Floor | 2,676 SF | ✓ |
| FBSMT | Finished Basement | 1,844 SF | ✓ |
| 041C | GARAGE ATT 1ST COMM | 200 SF | ✓ |
| 611 | TERRACE | 96 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 61 SF | ✗ |
| 014C | PORCH OPEN 4 COMM | 60 SF | ✗ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 413 | STAIRWAY EXT | 1 SF | ✓ |
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% | $12,332.92 | $12,332.92 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,985.15 | $6,985.15 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,010.01 | $5,010.01 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,573.25 | $1,573.25 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,378.32 | $1,378.32 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $27,279.65 | $27,279.65 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,400,000 | $1,333,000 | +5.0% |
| Assessed Value | $1,400,000 | $1,333,000 | +5.0% |
| Land Value | $978,150 | $978,150 | +0.0% |
| Improvement Value | $421,850 | $354,850 | +18.9% |
| Taxable Value | $1,400,000 | $1,333,000 | +5.0% |
| Total Tax 2026 = estimate |
~$28,651
Estimated
|
~$27,280
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,610,250 | $1,400,000 | -210,250 (-13.1%) |
| Taxable Value | $1,599,600 | $1,400,000 | -199,600 (-12.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,400,000 | $978,150 | $421,850 | — | $1,400,000 | $1,400,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,333,000 | $978,150 | $354,850 | — | $1,333,000 | $1,333,000 | ~$27,280 | Partial |
| 2024 | $1,517,000 | — | — | −$538,850 | $978,150 | $— | $26,516 | Verified |
| 2023 | $1,730,540 | — | — | −$752,390 | $978,150 | $— | $26,300 | Verified |
| 2022 | $1,620,000 | — | — | −$1,065,715 | $554,285 | $— | $33,191 | Verified |
| 2021 | $1,620,000 | — | — | −$1,065,715 | $554,285 | $— | $35,262 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +20.8% | +20.0% | 99.3% | Not available | Partial |
| 2025 | -6.8% | -6.8% | ~100% | Not available | Partial |
| 2024 | -5.7% | -5.7% | ~100% | 1.8500% | Verified |
| 2023 | -12.3% | -12.3% | ~100% | 1.7300% | Verified |
| 2022 | +6.8% | +6.8% | ~100% | 1.9200% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -17.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +5.0% | -2.5% | -5.7% | +6.8% | 2023 | -12.3% | 2024 |
| Assessment Ratio | 100.0% | 64.9% | — | 100.0% | 2025 | 34.2% | 2021 |
| 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 |
$27,280 | $29,710 | ~$22,534 | $35,262 | 2021 | $26,300 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,269,577 | ~$1,269,577 | ~2.0139% | ~$25,568 | -4.8% |
| 2027 | ~$1,209,171 | ~$1,209,171 | ~1.9814% | ~$23,958 | -9.3% |
| 2028 | ~$1,151,639 | ~$1,151,639 | ~1.9488% | ~$22,444 | -13.6% |
| 2029 | ~$1,096,845 | ~$1,096,845 | ~1.9163% | ~$21,019 | -17.7% |
| 2030 | ~$1,044,658 | ~$1,044,658 | ~1.8837% | ~$19,679 | -21.6% |
| 2026 | ~$1,266,350 | ~$1,266,350 | ~2.0465% | ~$25,916 | -5.0% |
| 2027 | ~$1,203,032 | ~$1,203,032 | ~2.0465% | ~$24,620 | -9.8% |
| 2028 | ~$1,142,881 | ~$1,142,881 | ~2.0465% | ~$23,389 | -14.3% |
| 2029 | ~$1,085,737 | ~$1,085,737 | ~2.0465% | ~$22,219 | -18.5% |
| 2030 | ~$1,031,450 | ~$1,031,450 | ~2.0465% | ~$21,108 | -22.6% |
| 2026 | ~$1,296,237 | ~$1,296,237 | ~1.9977% | ~$25,894 | -2.8% |
| 2027 | ~$1,260,487 | ~$1,260,487 | ~1.9488% | ~$24,565 | -5.4% |
| 2028 | ~$1,225,724 | ~$1,225,724 | ~1.9000% | ~$23,289 | -8.0% |
| 2029 | ~$1,191,919 | ~$1,191,919 | ~1.8512% | ~$22,065 | -10.6% |
| 2030 | ~$1,159,047 | ~$1,159,047 | ~1.8024% | ~$20,890 | -13.0% |
In 2025, this property's market value of $1,333,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +156% above 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 | $1,333,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,517,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,730,540 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $1,620,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $1,620,000 | $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.