7706 NORTHCREST BLVD TX 78752
| Owner | PL AUSTIN VENTURES LLC |
|---|---|
| Parcel ID | 0233130524 |
| Short ID | 235334 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 1,664 SF |
| Land SF | 7,278 SF |
| Acres | 0.167 |
| Year Built | 1974 |
| Legal | LOT 5 BLK A HOLIDAY SQUARE |
| Neighborhood | Y7005 |
| Land | $319,174 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $319,174 |
| Improvement | $23,321 |
|---|---|
| Total Improvement | $23,321 |
| Market | $342,495 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $342,495 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $342,495 |
| Taxable Value | $342,495 |
|---|
Appreciation: Market value has risen +9.1% from $313,925 (2021) to $342,495 (2025), a CAGR of 2.2% 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 $7,009. 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 93% of market value ($319,174 land vs $23,321 improvements), about $44/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 $342,495, 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 +2.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $381,891 by 2030, with an estimated annual tax burden around $7,194. 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 | ✗ |
| 011 | PORCH OPEN 1ST F | 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% | $3,168.76 | $3,168.76 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,794.73 | $1,794.73 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,287.25 | $1,287.25 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $404.22 | $404.22 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $354.14 | $354.14 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $7,009.10 | $7,009.10 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $239,375 | $342,495 | -30.1% |
| Assessed Value | $239,375 | $342,495 | -30.1% |
| Land Value | $212,783 | $319,174 | -33.3% |
| Improvement Value | $26,592 | $23,321 | +14.0% |
| Taxable Value | $239,375 | $342,495 | -30.1% |
| Total Tax 2026 = estimate |
~$4,899
Estimated
|
~$7,009
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $277,762 | $239,375 | -38,387 (-13.8%) |
| Taxable Value | $277,762 | $239,375 | -38,387 (-13.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $239,375 | $212,783 | $26,592 | — | $239,375 | $239,375 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $342,495 | $319,174 | $23,321 | — | $342,495 | $342,495 | ~$7,009 | Partial |
| 2024 | $490,932 | — | — | −$190,932 | $300,000 | $— | $7,637 | Verified |
| 2023 | $499,739 | — | — | −$199,739 | $300,000 | $— | $8,882 | Verified |
| 2022 | $347,600 | — | — | −$47,600 | $300,000 | $— | $9,869 | Verified |
| 2021 | $313,925 | — | — | −$113,925 | $200,000 | $— | $7,566 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -18.9% | -18.9% | ~100% | Not available | Partial |
| 2025 | -11.1% | -11.1% | ~100% | Not available | Partial |
| 2024 | -21.5% | -21.5% | ~100% | 1.9800% | Verified |
| 2023 | -1.8% | -1.8% | ~100% | 1.8100% | Verified |
| 2022 | +43.8% | +43.8% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.4100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -1.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -30.1% | -1.5% | +11.0% | +43.8% | 2023 | -30.2% | 2025 |
| Assessment Ratio | 100.0% | 78.5% | — | 100.0% | 2025 | 60.0% | 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 |
$7,009 | $8,193 | ~$7,123 | $9,869 | 2022 | $7,009 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$350,035 | ~$350,035 | ~2.0139% | ~$7,049 | +2.2% |
| 2027 | ~$357,741 | ~$357,741 | ~1.9814% | ~$7,088 | +4.5% |
| 2028 | ~$365,616 | ~$365,616 | ~1.9488% | ~$7,125 | +6.8% |
| 2029 | ~$373,665 | ~$373,665 | ~1.9163% | ~$7,161 | +9.1% |
| 2030 | ~$381,891 | ~$381,891 | ~1.8837% | ~$7,194 | +11.5% |
| 2026 | ~$343,185 | ~$343,185 | ~2.0465% | ~$7,023 | +0.2% |
| 2027 | ~$343,876 | ~$343,876 | ~2.0465% | ~$7,037 | +0.4% |
| 2028 | ~$344,569 | ~$344,569 | ~2.0465% | ~$7,052 | +0.6% |
| 2029 | ~$345,263 | ~$345,263 | ~2.0465% | ~$7,066 | +0.8% |
| 2030 | ~$345,959 | ~$345,959 | ~2.0465% | ~$7,080 | +1.0% |
| 2026 | ~$356,885 | ~$356,885 | ~1.9977% | ~$7,129 | +4.2% |
| 2027 | ~$371,879 | ~$371,879 | ~1.9488% | ~$7,247 | +8.6% |
| 2028 | ~$387,503 | ~$387,503 | ~1.9000% | ~$7,363 | +13.1% |
| 2029 | ~$403,784 | ~$403,784 | ~1.8512% | ~$7,475 | +17.9% |
| 2030 | ~$420,749 | ~$420,749 | ~1.8024% | ~$7,583 | +22.8% |
In 2025, this property's market value of $342,495 places it in the bottom 25% for Multi-Family properties in Travis County (12584 comparable) — -34% 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 | $342,495 | $438,669 | $519,778 | $749,859 | ↓ Bottom 25% | -7.5% |
| 2024 | $490,932 | $467,458 | $564,615 | $848,565 | ↓ Below median | -6.3% |
| 2023 | $499,739 | $503,905 | $617,035 | $919,932 | ↓ Bottom 25% | +0.9% |
| 2022 | $347,600 | $506,618 | $615,058 | $906,429 | ↓ Bottom 25% | +39.1% |
| 2021 | $313,925 | $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.