709 TEXAS AVE TX 78705
| Owner | WHITTINGTON RICHARD CULBERTON |
|---|---|
| Parcel ID | 0216070305 |
| Short ID | 210554 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 1,568 SF |
| Land SF | 4,738 SF |
| Acres | 0.109 |
| Year Built | 1935 |
| Legal | N96FT OF LOT 6 BLK 8 OLT 7&8 DIV C HARPER W A SUBD |
| Neighborhood | Z64005 |
| Land | $491,885 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $491,885 |
| Improvement | $79,468 |
|---|---|
| Total Improvement | $79,468 |
| Market | $571,353 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $571,353 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $571,353 |
| Taxable Value | $571,353 |
|---|
Appreciation: Market value has risen +17.5% from $486,150 (2021) to $571,353 (2025), a CAGR of 4.1% over 4 years. This represents moderate, steady growth. 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 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 $11,693. 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 86% of market value ($491,885 land vs $79,468 improvements), about $104/SF of land. With value concentrated in the land under a ~91-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 $571,353, this parcel sits in the upper-middle (50th–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 +4.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $699,153 by 2030, with an estimated annual tax burden around $13,170. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 1,568 SF | ✗ |
| 1ST | 1st Floor | 1,120 SF | ✓ |
| 1/2 | Half Floor | 448 SF | ✓ |
| 512 | DECK UNCOVRED | 144 SF | ✗ |
| 571 | STORAGE DET | 140 SF | ✓ |
| 613 | TERRACE COVERED | 80 SF | ✗ |
| 251 | BATHROOM | 2 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% | $5,286.16 | $5,286.16 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,993.99 | $2,993.99 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,147.40 | $2,147.40 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $674.33 | $674.33 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $590.78 | $590.78 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $11,692.66 | $11,692.66 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $660,065 | $571,353 | +15.5% |
| Assessed Value | $660,065 | $571,353 | +15.5% |
| Land Value | $485,424 | $491,885 | -1.3% |
| Improvement Value | $174,641 | $79,468 | +119.8% |
| Taxable Value | $660,065 | $571,353 | +15.5% |
| Total Tax 2026 = estimate |
~$13,508
Estimated
|
~$11,693
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $773,816 | $660,065 | -113,751 (-14.7%) |
| Taxable Value | $685,624 | $660,065 | -25,559 (-3.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $660,065 | $485,424 | $174,641 | — | $660,065 | $660,065 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $571,353 | $491,885 | $79,468 | — | $571,353 | $571,353 | ~$11,693 | Partial |
| 2024 | $768,153 | — | — | −$18,153 | $750,000 | $— | $15,518 | Verified |
| 2023 | $783,816 | — | — | −$433,816 | $350,000 | $— | $13,898 | Verified |
| 2022 | $536,701 | — | — | −$186,701 | $350,000 | $— | $15,480 | Verified |
| 2021 | $486,150 | — | — | −$161,150 | $325,000 | $— | $11,682 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +35.4% | +20.0% | 88.6% | Not available | Partial |
| 2025 | -27.0% | -27.0% | ~100% | Not available | Partial |
| 2024 | +1.9% | +1.9% | ~100% | 1.9800% | Verified |
| 2023 | -2.0% | -2.0% | ~100% | 1.8100% | Verified |
| 2022 | +46.0% | +46.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.4000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +6.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +15.5% | +8.9% | +1.3% | +46.0% | 2023 | -25.6% | 2025 |
| Assessment Ratio | 100.0% | 79.1% | — | 100.0% | 2025 | 44.7% | 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 |
$11,693 | $13,654 | ~$12,572 | $15,518 | 2024 | $11,682 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$594,892 | ~$594,892 | ~2.0139% | ~$11,981 | +4.1% |
| 2027 | ~$619,401 | ~$619,401 | ~1.9814% | ~$12,273 | +8.4% |
| 2028 | ~$644,919 | ~$644,919 | ~1.9488% | ~$12,568 | +12.9% |
| 2029 | ~$671,489 | ~$671,489 | ~1.9163% | ~$12,868 | +17.5% |
| 2030 | ~$699,153 | ~$699,153 | ~1.8837% | ~$13,170 | +22.4% |
| 2026 | ~$583,465 | ~$583,465 | ~2.0465% | ~$11,941 | +2.1% |
| 2027 | ~$595,833 | ~$595,833 | ~2.0465% | ~$12,194 | +4.3% |
| 2028 | ~$608,464 | ~$608,464 | ~2.0465% | ~$12,452 | +6.5% |
| 2029 | ~$621,363 | ~$621,363 | ~2.0465% | ~$12,716 | +8.8% |
| 2030 | ~$634,535 | ~$634,535 | ~2.0465% | ~$12,986 | +11.1% |
| 2026 | ~$606,319 | ~$606,319 | ~1.9977% | ~$12,112 | +6.1% |
| 2027 | ~$643,425 | ~$643,425 | ~1.9488% | ~$12,539 | +12.6% |
| 2028 | ~$682,801 | ~$682,801 | ~1.9000% | ~$12,973 | +19.5% |
| 2029 | ~$724,588 | ~$724,588 | ~1.8512% | ~$13,414 | +26.8% |
| 2030 | ~$768,932 | ~$768,932 | ~1.8024% | ~$13,859 | +34.6% |
In 2025, this property's market value of $571,353 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12584 comparable) — +10% 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 | $571,353 | $438,669 | $519,778 | $749,859 | ↑ Above median | -7.5% |
| 2024 | $768,153 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $783,816 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $536,701 | $506,618 | $615,058 | $906,429 | ↓ Below median | +39.1% |
| 2021 | $486,150 | $300,453 | $376,850 | $539,896 | ↑ Above median | 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.