202 NORTHCREST CIR TX 78752
| Owner | PHAM HUNG M & MAI T |
|---|---|
| Parcel ID | 0233131132 |
| Short ID | 235457 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 2,400 SF |
| Land SF | 10,170 SF |
| Acres | 0.233 |
| Year Built | 1975 |
| Legal | LOT 5 BLK B HOLIDAY SQUARE |
| Neighborhood | Y7005 |
| Land | $377,550 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $377,550 |
| Improvement | $163,303 |
|---|---|
| Total Improvement | $163,303 |
| Market | $540,853 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $540,853 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $540,853 |
| Taxable Value | $540,853 |
|---|
Appreciation: Market value has risen +28.1% from $422,200 (2021) to $540,853 (2025), a CAGR of 6.4% 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 $11,068. 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 income approach, so changes in rent roll or occupancy move the appraisal more directly than they would for a cost-approach property.
Value Composition: Land carries 70% of market value ($377,550 land vs $163,303 improvements), about $37/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $540,853, this parcel sits in the upper-middle (50th–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 +6.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $737,107 by 2030, with an estimated annual tax burden around $13,885. 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 | 2,400 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 2,400 SF | ✗ |
| 051 | CARPORT DET 1ST | 800 SF | ✗ |
| SO | Sketch Only | 696 SF | ✗ |
| 612 | TERRACE UNCOVERD | 528 SF | ✗ |
| 581 | STORAGE ATT | 168 SF | ✓ |
| 251 | BATHROOM | 4 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% | $5,003.97 | $5,003.97 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,834.16 | $2,834.16 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,032.77 | $2,032.77 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $638.33 | $638.33 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $559.24 | $559.24 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $11,068.47 | $11,068.47 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $574,000 | $540,853 | +6.1% |
| Assessed Value | $574,000 | $540,853 | +6.1% |
| Land Value | $251,700 | $377,550 | -33.3% |
| Improvement Value | $322,300 | $163,303 | +97.4% |
| Taxable Value | $574,000 | $540,853 | +6.1% |
| Total Tax 2026 = estimate |
~$11,747
Estimated
|
~$11,068
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $574,000 | $574,000 | +0 (+0.0%) |
| Taxable Value | $574,000 | $574,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $574,000 | $251,700 | $322,300 | — | $574,000 | $574,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $540,853 | $377,550 | $163,303 | — | $540,853 | $540,853 | ~$11,068 | Partial |
| 2024 | $652,591 | — | — | −$292,591 | $360,000 | $— | $10,907 | Verified |
| 2023 | $621,577 | — | — | −$261,577 | $360,000 | $— | $11,807 | Verified |
| 2022 | $446,935 | — | — | −$86,935 | $360,000 | $— | $12,276 | Verified |
| 2021 | $422,200 | — | — | −$182,200 | $240,000 | $— | $9,728 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +6.1% | +6.1% | ~100% | Not available | Partial |
| 2025 | -8.1% | -8.1% | ~100% | Not available | Partial |
| 2024 | -9.8% | -9.8% | ~100% | 1.8500% | Verified |
| 2023 | +5.0% | +5.0% | ~100% | 1.8100% | Verified |
| 2022 | +39.1% | +39.1% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.3000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +21.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +6.1% | +7.8% | +5.2% | +39.1% | 2023 | -17.1% | 2025 |
| Assessment Ratio | 100.0% | 75.1% | — | 100.0% | 2025 | 55.2% | 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 |
$11,068 | $11,157 | ~$12,714 | $12,276 | 2022 | $9,728 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$575,400 | ~$575,400 | ~2.0139% | ~$11,588 | +6.4% |
| 2027 | ~$612,153 | ~$612,153 | ~1.9814% | ~$12,129 | +13.2% |
| 2028 | ~$651,253 | ~$651,253 | ~1.9488% | ~$12,692 | +20.4% |
| 2029 | ~$692,852 | ~$692,852 | ~1.9163% | ~$13,277 | +28.1% |
| 2030 | ~$737,107 | ~$737,107 | ~1.8837% | ~$13,885 | +36.3% |
| 2026 | ~$564,582 | ~$564,582 | ~2.0465% | ~$11,554 | +4.4% |
| 2027 | ~$589,353 | ~$589,353 | ~2.0465% | ~$12,061 | +9.0% |
| 2028 | ~$615,210 | ~$615,210 | ~2.0465% | ~$12,590 | +13.7% |
| 2029 | ~$642,202 | ~$642,202 | ~2.0465% | ~$13,143 | +18.7% |
| 2030 | ~$670,378 | ~$670,378 | ~2.0465% | ~$13,719 | +23.9% |
| 2026 | ~$586,217 | ~$586,217 | ~1.9977% | ~$11,711 | +8.4% |
| 2027 | ~$635,385 | ~$635,385 | ~1.9488% | ~$12,383 | +17.5% |
| 2028 | ~$688,677 | ~$688,677 | ~1.9000% | ~$13,085 | +27.3% |
| 2029 | ~$746,440 | ~$746,440 | ~1.8512% | ~$13,818 | +38.0% |
| 2030 | ~$809,047 | ~$809,047 | ~1.8024% | ~$14,582 | +49.6% |
In 2025, this property's market value of $540,853 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12584 comparable) — +4% 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 | $540,853 | $438,669 | $519,778 | $749,859 | ↑ Above median | -7.5% |
| 2024 | $652,591 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $621,577 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $446,935 | $506,618 | $615,058 | $906,429 | ↓ Bottom 25% | +39.1% |
| 2021 | $422,200 | $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.