909 DUNCAN LN TX 78705
| Owner | EL-KHOURY ELIE-ISSA |
|---|---|
| Parcel ID | 0215080207 |
| Short ID | 208925 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 3,382 SF |
| Land SF | 10,486 SF |
| Acres | 0.241 |
| Year Built | 1953 |
| Legal | LOT 28 OLT 22 DIV C HANCOCK PARK |
| Neighborhood | Z64005 |
| Land | $603,506 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $603,506 |
| Improvement | $165,387 |
|---|---|
| Total Improvement | $165,387 |
| Market | $768,893 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $768,893 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $768,893 |
| Taxable Value | $768,893 |
|---|
Appreciation: Market value has risen +25.0% from $615,000 (2021) to $768,893 (2025), a CAGR of 5.7% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2021→2022), 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 $15,735. 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 cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 78% of market value ($603,506 land vs $165,387 improvements), about $58/SF of land. With value concentrated in the land under a ~73-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 $768,893, 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 +5.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,016,493 by 2030, with an estimated annual tax burden around $19,148. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 2,882 SF | ✗ |
| 1ST | 1st Floor | 2,186 SF | ✓ |
| FBSMT | Finished Basement | 696 SF | ✓ |
| RSBLW | Residence Below | 500 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 52 SF | ✗ |
| 251 | BATHROOM | 3 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% | $7,113.80 | $7,113.80 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,029.13 | $4,029.13 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,889.85 | $2,889.85 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $907.47 | $907.47 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $795.04 | $795.04 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $15,735.29 | $15,735.29 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $816,000 | $768,893 | +6.1% |
| Assessed Value | $816,000 | $768,893 | +6.1% |
| Land Value | $430,208 | $603,506 | -28.7% |
| Improvement Value | $385,792 | $165,387 | +133.3% |
| Taxable Value | $816,000 | $768,893 | +6.1% |
| Total Tax 2026 = estimate |
~$16,699
Estimated
|
~$15,735
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $816,000 | $816,000 | +0 (+0.0%) |
| Taxable Value | $816,000 | $816,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $816,000 | $430,208 | $385,792 | — | $816,000 | $816,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $768,893 | $603,506 | $165,387 | — | $768,893 | $768,893 | ~$15,735 | Partial |
| 2024 | $780,879 | — | — | — | $825,000 ! | $— | $16,350 | Verified |
| 2023 | $875,131 | — | — | −$490,131 | $385,000 | $— | $14,128 | Verified |
| 2022 | $770,265 | — | — | −$385,265 | $385,000 | $— | $17,283 | Verified |
| 2021 | $615,000 | — | — | −$257,500 | $357,500 | $— | $16,766 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +6.1% | +6.1% | ~100% | Not available | Partial |
| 2025 | -6.8% | -6.8% | ~100% | Not available | Partial |
| 2024 | +5.7% | +5.7% | ~100% | 1.9800% | Verified |
| 2023 | -10.8% | -10.8% | ~100% | 1.8100% | Verified |
| 2022 | +13.6% | +13.6% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.7300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -0.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +6.1% | +6.5% | +4.5% | +25.2% | 2022 | -10.8% | 2024 |
| Assessment Ratio | 100.0% | 76.3% | — | 105.7% | 2024 | 44.0% | 2023 |
| 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 |
$15,735 | $16,053 | ~$17,739 | $17,283 | 2022 | $14,128 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$813,043 | ~$813,043 | ~2.0139% | ~$16,374 | +5.7% |
| 2027 | ~$859,728 | ~$859,728 | ~1.9814% | ~$17,035 | +11.8% |
| 2028 | ~$909,094 | ~$909,094 | ~1.9488% | ~$17,717 | +18.2% |
| 2029 | ~$961,295 | ~$961,295 | ~1.9163% | ~$18,421 | +25.0% |
| 2030 | ~$1,016,493 | ~$1,016,493 | ~1.8837% | ~$19,148 | +32.2% |
| 2026 | ~$797,665 | ~$797,665 | ~2.0465% | ~$16,324 | +3.7% |
| 2027 | ~$827,514 | ~$827,514 | ~2.0465% | ~$16,935 | +7.6% |
| 2028 | ~$858,480 | ~$858,480 | ~2.0465% | ~$17,569 | +11.7% |
| 2029 | ~$890,605 | ~$890,605 | ~2.0465% | ~$18,226 | +15.8% |
| 2030 | ~$923,932 | ~$923,932 | ~2.0465% | ~$18,908 | +20.2% |
| 2026 | ~$828,421 | ~$828,421 | ~1.9977% | ~$16,549 | +7.7% |
| 2027 | ~$892,558 | ~$892,558 | ~1.9488% | ~$17,395 | +16.1% |
| 2028 | ~$961,660 | ~$961,660 | ~1.9000% | ~$18,272 | +25.1% |
| 2029 | ~$1,036,112 | ~$1,036,112 | ~1.8512% | ~$19,180 | +34.8% |
| 2030 | ~$1,116,328 | ~$1,116,328 | ~1.8024% | ~$20,120 | +45.2% |
In 2025, this property's market value of $768,893 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +48% 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 | $768,893 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $780,879 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $875,131 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $770,265 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $615,000 | $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.