3109 GRANDVIEW ST TX 78705
| Owner | HURT TOM & KATHRYNE TOVO |
|---|---|
| Parcel ID | 0217020312 |
| Short ID | 211136 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 2,613 SF |
| Land SF | 5,859 SF |
| Acres | 0.135 |
| Year Built | 1915 |
| Legal | 50X110FT LOT 65-66 PLUS 6X8FT LOT 65 OLT 72&75 DIV D OAKWOOD |
| Neighborhood | Z40005 |
| Land | $527,539 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $527,539 |
| Improvement | $475,099 |
|---|---|
| Total Improvement | $475,099 |
| Market | $1,002,638 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,002,638 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,002,638 |
| Taxable Value | $1,002,638 |
|---|
Appreciation: Market value has risen +100.9% from $499,068 (2021) to $1,002,638 (2025), a CAGR of 19.1% over 4 years. This is strong appreciation — well above typical inflation. 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 outpaced 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 $20,519. 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 53% of market value ($527,539 land vs $475,099 improvements), about $90/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $1,002,638, 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 +19.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,398,141 by 2030, with an estimated annual tax burden around $30,418. 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 |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 2,613 SF | ✗ |
| 1ST | 1st Floor | 1,413 SF | ✓ |
| 2ND | 2nd Floor | 1,200 SF | ✓ |
| 512 | DECK UNCOVRED | 300 SF | ✗ |
| 031 | GARAGE DET 1ST F | 168 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 48 SF | ✗ |
| 251 | BATHROOM | 2 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
| 604 | POOL RES CONC | 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% | $9,276.41 | $9,276.41 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,253.99 | $5,253.99 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,768.36 | $3,768.36 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,183.34 | $1,183.34 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,036.73 | $1,036.73 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $20,518.83 | $20,518.83 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $857,277 | $1,002,638 | -14.5% |
| Assessed Value | $857,277 | $1,002,638 | -14.5% |
| Land Value | $527,539 | $527,539 | +0.0% |
| Improvement Value | $329,738 | $475,099 | -30.6% |
| Taxable Value | $857,277 | $1,002,638 | -14.5% |
| Total Tax 2026 = estimate |
~$17,544
Estimated
|
~$20,519
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,074,895 | $857,277 | -217,618 (-20.2%) |
| Taxable Value | $1,074,895 | $857,277 | -217,618 (-20.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $857,277 | $527,539 | $329,738 | — | $857,277 | $857,277 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,002,638 | $527,539 | $475,099 | — | $1,002,638 | $1,002,638 | ~$20,519 | Partial |
| 2024 | $1,225,883 | — | — | −$625,883 | $600,000 | $— | $20,686 | Verified |
| 2023 | $1,265,004 | — | — | −$665,004 | $600,000 | $— | $22,179 | Verified |
| 2022 | $762,937 | — | — | −$162,937 | $600,000 | $— | $24,983 | Verified |
| 2021 | $499,068 | — | — | −$109,068 | $390,000 | $— | $16,607 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +7.2% | +7.2% | ~100% | Not available | Partial |
| 2025 | -3.9% | -3.9% | ~100% | Not available | Partial |
| 2024 | -14.9% | -14.9% | ~100% | 1.9800% | Verified |
| 2023 | -3.1% | -3.1% | ~100% | 1.8100% | Verified |
| 2022 | +65.8% | +65.8% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 3.3300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +31.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -14.5% | +16.6% | +23.1% | +65.8% | 2023 | -18.2% | 2025 |
| Assessment Ratio | 100.0% | 75.5% | — | 100.0% | 2025 | 47.4% | 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 |
$20,519 | $20,995 | ~$26,161 | $24,983 | 2022 | $16,607 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,193,686 | ~$1,102,902 | ~2.0139% | ~$22,212 | +19.1% |
| 2027 | ~$1,421,138 | ~$1,213,192 | ~1.9814% | ~$24,038 | +41.7% |
| 2028 | ~$1,691,930 | ~$1,334,511 | ~1.9488% | ~$26,007 | +68.7% |
| 2029 | ~$2,014,321 | ~$1,467,962 | ~1.9163% | ~$28,130 | +100.9% |
| 2030 | ~$2,398,141 | ~$1,614,759 | ~1.8837% | ~$30,418 | +139.2% |
| 2026 | ~$1,173,634 | ~$1,102,902 | ~2.0465% | ~$22,571 | +17.1% |
| 2027 | ~$1,373,792 | ~$1,213,192 | ~2.0465% | ~$24,828 | +37.0% |
| 2028 | ~$1,608,086 | ~$1,334,511 | ~2.0465% | ~$27,311 | +60.4% |
| 2029 | ~$1,882,339 | ~$1,467,962 | ~2.0465% | ~$30,042 | +87.7% |
| 2030 | ~$2,203,364 | ~$1,614,759 | ~2.0465% | ~$33,046 | +119.8% |
| 2026 | ~$1,213,739 | ~$1,102,902 | ~1.9977% | ~$22,032 | +21.1% |
| 2027 | ~$1,469,287 | ~$1,213,192 | ~1.9488% | ~$23,643 | +46.5% |
| 2028 | ~$1,778,639 | ~$1,334,511 | ~1.9000% | ~$25,356 | +77.4% |
| 2029 | ~$2,153,124 | ~$1,467,962 | ~1.8512% | ~$27,175 | +114.7% |
| 2030 | ~$2,606,455 | ~$1,614,759 | ~1.8024% | ~$29,104 | +160.0% |
In 2025, this property's market value of $1,002,638 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +93% 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 | $1,002,638 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,225,883 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,265,004 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $762,937 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $499,068 | $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.