7708 NORTHCREST BLVD TX 78752
| Owner | REYES ELEUTERIO GOMEZ & |
|---|---|
| Parcel ID | 0233130523 |
| Short ID | 235333 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 1,664 SF |
| Land SF | 8,206 SF |
| Acres | 0.188 |
| Year Built | 1974 |
| Legal | LOT 4 BLK A HOLIDAY SQUARE |
| Neighborhood | Y7005 |
| Land | $336,176 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $336,176 |
| Improvement | $59,944 |
|---|---|
| Total Improvement | $59,944 |
| Market | $396,120 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $396,120 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $396,120 |
| Taxable Value | $396,120 |
|---|
Appreciation: Market value has risen +10.0% from $360,027 (2021) to $396,120 (2025), a CAGR of 2.4% over 4 years. Growth has been relatively flat for this asset class. 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 $8,107. 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 85% of market value ($336,176 land vs $59,944 improvements), about $41/SF of land. With value concentrated in the land under a ~52-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 $396,120, this parcel sits in the bottom quartile (<25th 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 +2.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $446,366 by 2030, with an estimated annual tax burden around $8,408. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 1,664 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,664 SF | ✗ |
| 061 | CARPORT ATT 1ST | 394 SF | ✗ |
| 612 | TERRACE UNCOVERD | 200 SF | ✗ |
| 581 | STORAGE ATT | 48 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% | $3,664.90 | $3,664.90 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,075.74 | $2,075.74 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,488.80 | $1,488.80 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $467.51 | $467.51 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $409.59 | $409.59 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $8,106.54 | $8,106.54 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $287,453 | $396,120 | -27.4% |
| Assessed Value | $287,453 | $396,120 | -27.4% |
| Land Value | $224,117 | $336,176 | -33.3% |
| Improvement Value | $63,336 | $59,944 | +5.7% |
| Taxable Value | $287,453 | $396,120 | -27.4% |
| Total Tax 2026 = estimate |
~$5,883
Estimated
|
~$8,107
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $287,453 | $287,453 | +0 (+0.0%) |
| Taxable Value | $287,453 | $287,453 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $287,453 | $224,117 | $63,336 | — | $287,453 | $287,453 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $396,120 | $336,176 | $59,944 | — | $396,120 | $396,120 | ~$8,107 | Partial |
| 2024 | $595,346 | — | — | −$250,346 | $345,000 | $— | $9,310 | Verified |
| 2023 | $593,286 | — | — | −$248,286 | $345,000 | $— | $10,771 | Verified |
| 2022 | $387,540 | — | — | −$42,540 | $345,000 | $— | $11,717 | Verified |
| 2021 | $360,027 | — | — | −$130,027 | $230,000 | $— | $8,435 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -27.4% | -27.4% | ~100% | Not available | Partial |
| 2025 | -15.7% | -15.7% | ~100% | Not available | Partial |
| 2024 | -21.1% | -21.1% | ~100% | 1.9800% | Verified |
| 2023 | +0.3% | +0.3% | ~100% | 1.8100% | Verified |
| 2022 | +53.1% | +53.1% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.3400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +2.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -27.4% | +0.0% | +10.2% | +53.1% | 2023 | -33.5% | 2025 |
| Assessment Ratio | 100.0% | 78.2% | — | 100.0% | 2025 | 57.9% | 2024 |
| 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 |
$8,107 | $9,668 | ~$8,291 | $11,717 | 2022 | $8,107 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$405,695 | ~$405,695 | ~2.0139% | ~$8,170 | +2.4% |
| 2027 | ~$415,502 | ~$415,502 | ~1.9814% | ~$8,233 | +4.9% |
| 2028 | ~$425,545 | ~$425,545 | ~1.9488% | ~$8,293 | +7.4% |
| 2029 | ~$435,831 | ~$435,831 | ~1.9163% | ~$8,352 | +10.0% |
| 2030 | ~$446,366 | ~$446,366 | ~1.8837% | ~$8,408 | +12.7% |
| 2026 | ~$397,773 | ~$397,773 | ~2.0465% | ~$8,140 | +0.4% |
| 2027 | ~$399,432 | ~$399,432 | ~2.0465% | ~$8,174 | +0.8% |
| 2028 | ~$401,099 | ~$401,099 | ~2.0465% | ~$8,208 | +1.3% |
| 2029 | ~$402,772 | ~$402,772 | ~2.0465% | ~$8,243 | +1.7% |
| 2030 | ~$404,452 | ~$404,452 | ~2.0465% | ~$8,277 | +2.1% |
| 2026 | ~$413,617 | ~$413,617 | ~1.9977% | ~$8,263 | +4.4% |
| 2027 | ~$431,888 | ~$431,888 | ~1.9488% | ~$8,417 | +9.0% |
| 2028 | ~$450,965 | ~$450,965 | ~1.9000% | ~$8,568 | +13.8% |
| 2029 | ~$470,885 | ~$470,885 | ~1.8512% | ~$8,717 | +18.9% |
| 2030 | ~$491,685 | ~$491,685 | ~1.8024% | ~$8,862 | +24.1% |
In 2025, this property's market value of $396,120 places it in the bottom 25% for Multi-Family properties in Travis County (12584 comparable) — -24% below 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 | $396,120 | $438,669 | $519,778 | $749,859 | ↓ Bottom 25% | -7.5% |
| 2024 | $595,346 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $593,286 | $503,905 | $617,035 | $919,932 | ↓ Below median | +0.9% |
| 2022 | $387,540 | $506,618 | $615,058 | $906,429 | ↓ Bottom 25% | +39.1% |
| 2021 | $360,027 | $300,453 | $376,850 | $539,896 | ↓ Below 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.