203 NORTHCREST CIR TX 78752
| Owner | VACCARO ALEXANDRA & |
|---|---|
| Parcel ID | 0233131129 |
| Short ID | 235454 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 1,664 SF |
| Land SF | 9,710 SF |
| Acres | 0.223 |
| Year Built | 1974 |
| Legal | LOT 2 BLK B HOLIDAY SQUARE |
| Neighborhood | Y7005 |
| Land | $370,643 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $370,643 |
| Improvement | $17,400 |
|---|---|
| Total Improvement | $17,400 |
| Market | $388,043 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $388,043 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $388,043 |
| Taxable Value | $388,043 |
|---|
Appreciation: Market value has risen +102.7% from $191,416 (2021) to $388,043 (2025), a CAGR of 19.3% 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 $7,941. 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 96% of market value ($370,643 land vs $17,400 improvements), about $38/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 $388,043, 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 +19.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $938,657 by 2030, with an estimated annual tax burden around $11,772. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 1,664 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,664 SF | ✗ |
| 061 | CARPORT ATT 1ST | 448 SF | ✗ |
| 612 | TERRACE UNCOVERD | 254 SF | ✗ |
| SO | Sketch Only | 254 SF | ✗ |
| 581 | STORAGE ATT | 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% | $3,590.17 | $3,590.17 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,033.41 | $2,033.41 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,458.44 | $1,458.44 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $457.98 | $457.98 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $401.24 | $401.24 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $7,941.24 | $7,941.24 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $268,228 | $388,043 | -30.9% |
| Assessed Value | $268,228 | $388,043 | -30.9% |
| Land Value | $247,095 | $370,643 | -33.3% |
| Improvement Value | $21,133 | $17,400 | +21.5% |
| Taxable Value | $268,228 | $388,043 | -30.9% |
| Total Tax 2026 = estimate |
~$5,489
Estimated
|
~$7,941
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $311,242 | $268,228 | -43,014 (-13.8%) |
| Taxable Value | $311,242 | $268,228 | -43,014 (-13.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $268,228 | $247,095 | $21,133 | — | $268,228 | $268,228 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $388,043 | $370,643 | $17,400 | — | $388,043 | $388,043 | ~$7,941 | Partial |
| 2024 | $542,176 | — | — | −$197,176 | $345,000 | $— | $8,408 | Verified |
| 2023 | $571,746 | — | — | −$226,746 | $345,000 | $— | $9,809 | Verified |
| 2022 | $355,000 | — | — | −$10,000 | $345,000 | $— | $11,292 | Verified |
| 2021 | $191,416 | — | — | — | $230,000 ! | $— | $7,727 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -19.8% | -19.8% | ~100% | Not available | Partial |
| 2025 | -8.5% | -8.5% | ~100% | Not available | Partial |
| 2024 | -21.7% | -21.7% | ~100% | 1.9800% | Verified |
| 2023 | -5.2% | -5.2% | ~100% | 1.8100% | Verified |
| 2022 | +37.9% | +37.9% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 4.0400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -6.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -30.9% | +16.4% | +30.0% | +85.5% | 2022 | -30.9% | 2026 |
| Assessment Ratio | 100.0% | 90.2% | — | 120.2% | 2021 | 60.3% | 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 |
$7,941 | $9,035 | ~$10,125 | $11,292 | 2022 | $7,727 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$463,026 | ~$426,847 | ~2.0139% | ~$8,596 | +19.3% |
| 2027 | ~$552,498 | ~$469,532 | ~1.9814% | ~$9,303 | +42.4% |
| 2028 | ~$659,259 | ~$516,485 | ~1.9488% | ~$10,065 | +69.9% |
| 2029 | ~$786,650 | ~$568,134 | ~1.9163% | ~$10,887 | +102.7% |
| 2030 | ~$938,657 | ~$624,947 | ~1.8837% | ~$11,772 | +141.9% |
| 2026 | ~$455,265 | ~$426,847 | ~2.0465% | ~$8,735 | +17.3% |
| 2027 | ~$534,132 | ~$469,532 | ~2.0465% | ~$9,609 | +37.6% |
| 2028 | ~$626,662 | ~$516,485 | ~2.0465% | ~$10,570 | +61.5% |
| 2029 | ~$735,220 | ~$568,134 | ~2.0465% | ~$11,627 | +89.5% |
| 2030 | ~$862,585 | ~$624,947 | ~2.0465% | ~$12,789 | +122.3% |
| 2026 | ~$470,787 | ~$426,847 | ~1.9977% | ~$8,527 | +21.3% |
| 2027 | ~$571,174 | ~$469,532 | ~1.9488% | ~$9,150 | +47.2% |
| 2028 | ~$692,968 | ~$516,485 | ~1.9000% | ~$9,813 | +78.6% |
| 2029 | ~$840,731 | ~$568,134 | ~1.8512% | ~$10,517 | +116.7% |
| 2030 | ~$1,020,003 | ~$624,947 | ~1.8024% | ~$11,264 | +162.9% |
In 2025, this property's market value of $388,043 places it in the bottom 25% for Multi-Family properties in Travis County (12584 comparable) — -25% 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 | $388,043 | $438,669 | $519,778 | $749,859 | ↓ Bottom 25% | -7.5% |
| 2024 | $542,176 | $467,458 | $564,615 | $848,565 | ↓ Below median | -6.3% |
| 2023 | $571,746 | $503,905 | $617,035 | $919,932 | ↓ Below median | +0.9% |
| 2022 | $355,000 | $506,618 | $615,058 | $906,429 | ↓ Bottom 25% | +39.1% |
| 2021 | $191,416 | $300,453 | $376,850 | $539,896 | ↓ Bottom 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.