204 NORTHCREST CIR TX 78752
| Owner | PHAM HUNG M & MAI T |
|---|---|
| Parcel ID | 0233131133 |
| Short ID | 235458 |
| Type | Real |
| Use Code | 05 Apartment 5–25 Units |
| Valuation | Income |
| Improvement SF | 3,594 SF |
| Land SF | 13,427 SF |
| Acres | 0.308 |
| Year Built | 1975 |
| Legal | LOT 6 BLK B HOLIDAY SQUARE |
| Neighborhood | 05NC1 |
| Land | $402,809 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $402,809 |
| Improvement | $208,171 |
|---|---|
| Total Improvement | $208,171 |
| Market | $610,980 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $610,980 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $610,980 |
| Taxable Value | $610,980 |
|---|
Appreciation: Market value has risen +42.1% from $430,000 (2021) to $610,980 (2025), a CAGR of 9.2% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 $12,504. 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 66% of market value ($402,809 land vs $208,171 improvements), about $30/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $610,980, 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 +9.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $947,818 by 2030, with an estimated annual tax burden around $17,854. 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.
14 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 2,997 SF | ✓ |
| 591 | MASONRY TRIM SF | 1,250 SF | ✗ |
| 551 | PAVED AREA | 1,200 SF | ✗ |
| SO | Sketch Only | 752 SF | ✗ |
| 051C | CARPORT DET 1ST COMM | 720 SF | ✗ |
| 2ND | 2nd Floor | 597 SF | ✓ |
| 611 | TERRACE | 528 SF | ✗ |
| 581C | STORAGE ATT COMM | 224 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 49 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 49 SF | ✗ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 142 | BATHTUB AVG | 1 SF | ✓ |
| 413 | STAIRWAY EXT | 1 SF | ✓ |
| 531 | OBS FENCE | 1 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% | $5,652.79 | $5,652.79 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,201.64 | $3,201.64 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,296.34 | $2,296.34 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $721.10 | $721.10 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $631.75 | $631.75 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $12,503.62 | $12,503.62 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $610,980 | $610,980 | +0.0% |
| Assessed Value | $610,980 | $610,980 | +0.0% |
| Land Value | $402,809 | $402,809 | +0.0% |
| Improvement Value | $208,171 | $208,171 | +0.0% |
| Taxable Value | $610,980 | $610,980 | +0.0% |
| Total Tax 2026 = estimate |
~$12,504
Estimated
|
~$12,504
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $610,980 | $610,980 | +0 (+0.0%) |
| Taxable Value | $610,980 | $610,980 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $610,980 | $402,809 | $208,171 | — | $610,980 | $610,980 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $610,980 | $402,809 | $208,171 | — | $610,980 | $610,980 | ~$12,504 | Partial |
| 2024 | $503,000 | — | — | −$100,191 | $402,809 | $— | $11,040 | Verified |
| 2023 | $503,217 | — | — | −$100,408 | $402,809 | $— | $9,101 | Verified |
| 2022 | $430,000 | — | — | −$27,191 | $402,809 | $— | $9,938 | Verified |
| 2021 | $430,000 | — | — | −$27,191 | $402,809 | $— | $9,360 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +9.7% | +9.7% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.9800% | Verified |
| 2023 | -6.1% | -6.1% | ~100% | 1.6300% | Verified |
| 2022 | +17.9% | +17.9% | ~100% | 1.6800% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +21.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +7.7% | +9.2% | +21.5% | 2025 | +-0.0% | 2024 |
| Assessment Ratio | 100.0% | 91.2% | — | 100.0% | 2025 | 80.0% | 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 |
$12,504 | $10,388 | ~$15,570 | $12,504 | 2025 | $9,101 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$667,063 | ~$667,063 | ~2.0139% | ~$13,434 | +9.2% |
| 2027 | ~$728,293 | ~$728,293 | ~1.9814% | ~$14,430 | +19.2% |
| 2028 | ~$795,144 | ~$795,144 | ~1.9488% | ~$15,496 | +30.1% |
| 2029 | ~$868,132 | ~$868,132 | ~1.9163% | ~$16,636 | +42.1% |
| 2030 | ~$947,818 | ~$947,818 | ~1.8837% | ~$17,854 | +55.1% |
| 2026 | ~$654,843 | ~$654,843 | ~2.0465% | ~$13,401 | +7.2% |
| 2027 | ~$701,855 | ~$701,855 | ~2.0465% | ~$14,363 | +14.9% |
| 2028 | ~$752,242 | ~$752,242 | ~2.0465% | ~$15,395 | +23.1% |
| 2029 | ~$806,247 | ~$806,247 | ~2.0465% | ~$16,500 | +32.0% |
| 2030 | ~$864,128 | ~$864,128 | ~2.0465% | ~$17,684 | +41.4% |
| 2026 | ~$679,282 | ~$672,078 | ~1.9977% | ~$13,426 | +11.2% |
| 2027 | ~$755,220 | ~$739,286 | ~1.9488% | ~$14,407 | +23.6% |
| 2028 | ~$839,647 | ~$813,214 | ~1.9000% | ~$15,451 | +37.4% |
| 2029 | ~$933,512 | ~$894,536 | ~1.8512% | ~$16,560 | +52.8% |
| 2030 | ~$1,037,871 | ~$983,989 | ~1.8024% | ~$17,735 | +69.9% |
In 2025, this property's market value of $610,980 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12584 comparable) — +18% 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 | $610,980 | $438,669 | $519,778 | $749,859 | ↑ Above median | -7.5% |
| 2024 | $503,000 | $467,458 | $564,615 | $848,565 | ↓ Below median | -6.3% |
| 2023 | $503,217 | $503,905 | $617,035 | $919,932 | ↓ Bottom 25% | +0.9% |
| 2022 | $430,000 | $506,618 | $615,058 | $906,429 | ↓ Bottom 25% | +39.1% |
| 2021 | $430,000 | $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.