201 NORTHCREST CIR TX 78752
| Owner | VALADEZ VICTOR MANUEL T & |
|---|---|
| Parcel ID | 0233131130 |
| Short ID | 235455 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 2,280 SF |
| Land SF | 11,708 SF |
| Acres | 0.269 |
| Year Built | 1974 |
| Legal | LOT 3 BLK B HOLIDAY SQUARE |
| Neighborhood | Y7005 |
| Land | $397,082 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $397,082 |
| Improvement | $91,774 |
|---|---|
| Total Improvement | $91,774 |
| Market | $488,856 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $488,856 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $488,856 |
| Taxable Value | $488,856 |
|---|
| Total Due | $14,010.16 |
|---|---|
| First Delinquent | 2024 |
Appreciation: Market value has risen +22.7% from $398,307 (2021) to $488,856 (2025), a CAGR of 5.3% 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 $10,004. 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 81% of market value ($397,082 land vs $91,774 improvements), about $34/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 $488,856, this parcel sits in the lower-middle (25th–50th 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 +5.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $631,517 by 2030, with an estimated annual tax burden around $11,896. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $14,010.16 in unpaid taxes since 2024. These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 2,280 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 2,280 SF | ✗ |
| 612 | TERRACE UNCOVERD | 200 SF | ✗ |
| 581 | STORAGE ATT | 80 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| City of Austin | 0.4776% | 0.5240% | +227 |
| Travis County | 0.3444% | 0.3758% | +154 |
| Austin ISD | 0.9505% | 0.9252% | -124 |
| Travis Central Health | 0.1080% | 0.1180% | +49 |
| Austin Community College | 0.1013% | 0.1034% | +10 |
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| 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% | $4,522.90 | $— | $4,522.90 |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,561.69 | $— | $2,561.69 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,837.34 | $— | $1,837.34 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $576.96 | $— | $576.96 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $505.48 | $— | $505.48 |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $10,004.37 | $0.00 | $10,004.37 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $319,876 | $488,856 | -34.6% |
| Assessed Value | $319,876 | $488,856 | -34.6% |
| Land Value | $264,721 | $397,082 | -33.3% |
| Improvement Value | $55,155 | $91,774 | -39.9% |
| Taxable Value | $319,876 | $488,856 | -34.6% |
| Total Tax 2026 = estimate |
~$6,546
Estimated
|
$10,004 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $362,014 | $319,876 | -42,138 (-11.6%) |
| Taxable Value | $362,014 | $319,876 | -42,138 (-11.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $319,876 | $264,721 | $55,155 | — | $319,876 | $319,876 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $488,856 | $397,082 | $91,774 | — | $488,856 | $488,856 | $10,004 | Verified |
| 2024 | $676,476 | — | — | −$316,476 | $360,000 | $— | $7,810 | Verified |
| 2023 | $673,868 | — | — | −$313,868 | $360,000 | $— | $6,409 | Verified |
| 2022 | $440,021 | — | — | −$80,021 | $360,000 | $— | $6,854 | Verified |
| 2021 | $398,307 | — | — | −$158,307 | $240,000 | $— | $6,971 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -25.9% | -25.9% | ~100% | Not available | Partial |
| 2025 | -11.3% | +0.2% | ~100% | 2.0500% | Verified |
| 2024 | -18.5% | +10.0% | 88.6% | 1.4200% | Verified |
| 2023 | +0.4% | +10.0% | 65.6% | 0.9500% | Verified |
| 2022 | +53.1% | +10.0% | 59.9% | 1.0200% | Verified |
| 2021 | base year | — | 83.3% | 1.7500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +11.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -34.6% | +0.3% | +16.4% | +53.1% | 2023 | -34.6% | 2026 |
| Assessment Ratio | 100.0% | 74.8% | — | 100.0% | 2025 | 53.2% | 2024 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
| Tax Amount | $10,004 | $7,610 | ~$11,119 | $10,004 | 2025 | $6,409 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$514,543 | ~$514,543 | ~2.0139% | ~$10,363 | +5.3% |
| 2027 | ~$541,580 | ~$541,580 | ~1.9814% | ~$10,731 | +10.8% |
| 2028 | ~$570,037 | ~$570,037 | ~1.9488% | ~$11,109 | +16.6% |
| 2029 | ~$599,990 | ~$599,990 | ~1.9163% | ~$11,498 | +22.7% |
| 2030 | ~$631,517 | ~$631,517 | ~1.8837% | ~$11,896 | +29.2% |
| 2026 | ~$504,766 | ~$504,766 | ~2.0465% | ~$10,330 | +3.3% |
| 2027 | ~$521,194 | ~$521,194 | ~2.0465% | ~$10,666 | +6.6% |
| 2028 | ~$538,156 | ~$538,156 | ~2.0465% | ~$11,013 | +10.1% |
| 2029 | ~$555,670 | ~$555,670 | ~2.0465% | ~$11,372 | +13.7% |
| 2030 | ~$573,755 | ~$573,755 | ~2.0465% | ~$11,742 | +17.4% |
| 2026 | ~$524,320 | ~$524,320 | ~1.9977% | ~$10,474 | +7.3% |
| 2027 | ~$562,357 | ~$562,357 | ~1.9488% | ~$10,959 | +15.0% |
| 2028 | ~$603,153 | ~$603,153 | ~1.9000% | ~$11,460 | +23.4% |
| 2029 | ~$646,909 | ~$646,909 | ~1.8512% | ~$11,976 | +32.3% |
| 2030 | ~$693,839 | ~$693,839 | ~1.8024% | ~$12,506 | +41.9% |
In 2025, this property's market value of $488,856 places it in the 25th–50th percentile for Multi-Family properties in Travis County (12584 comparable) — -6% 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 | $488,856 | $438,669 | $519,778 | $749,859 | ↓ Below median | -7.5% |
| 2024 | $676,476 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $673,868 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $440,021 | $506,618 | $615,058 | $906,429 | ↓ Bottom 25% | +39.1% |
| 2021 | $398,307 | $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.