8813 DAWNRIDGE CIR TX 78757
| Owner | LIMESTONE SPRINGS PROPERTIES LP |
|---|---|
| Parcel ID | 0244051105 |
| Short ID | 249789 |
| Type | Real |
| Use Code | 05 Apartment 5–25 Units |
| Valuation | Income |
| Improvement SF | 6,398 SF |
| Land SF | 14,900 SF |
| Acres | 0.342 |
| Year Built | 1970 |
| Legal | LOT 10 BLK O ALLANDALE ESTATES SEC 4 |
| Neighborhood | 05NC2 |
| Land | $437,125 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $437,125 |
| Improvement | $672,875 |
|---|---|
| Total Improvement | $672,875 |
| Market | $1,110,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,110,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,110,000 |
| Taxable Value | $1,110,000 |
|---|
Appreciation: Market value has risen +11.9% from $991,690 (2021) to $1,110,000 (2025), a CAGR of 2.9% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2025→2026), 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 $22,716. 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 39% of market value ($437,125 land vs $672,875 improvements), about $29/SF of land. Most value sits in the improvements, so building condition, age (~56 yrs), and rent roll drive the underwriting.
Submarket Position: At $1,110,000, this parcel sits in the top quartile (≥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 +2.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,277,929 by 2030, with an estimated annual tax burden around $24,073. 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.
18 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 3,223 SF | ✓ |
| 2ND | 2nd Floor | 3,175 SF | ✓ |
| 551 | PAVED AREA | 2,800 SF | ✗ |
| 591 | MASONRY TRIM SF | 1,900 SF | ✗ |
| SO | Sketch Only | 537 SF | ✗ |
| 611 | TERRACE | 369 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 254 SF | ✗ |
| 581C | STORAGE ATT COMM | 168 SF | ✓ |
| 511 | DECK | 104 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 70 SF | ✗ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 152 | COMMODE AVG | 1 SF | ✓ |
| 162 | LAVATORY AVG | 1 SF | ✓ |
| 172 | SHOWER STALL AVG | 1 SF | ✓ |
| 242 | OBS OVEN/BURN | 1 SF | ✓ |
| 269 | OBS RANGE DRP-IN | 1 SF | ✓ |
| 521 | FIREPLACE | 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% | $10,269.72 | $10,269.72 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,816.59 | $5,816.59 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,171.88 | $4,171.88 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,310.06 | $1,310.06 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,147.74 | $1,147.74 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $22,715.99 | $22,715.99 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,407,560 | $1,110,000 | +26.8% |
| Assessed Value | $1,332,000 | $1,110,000 | +20.0% |
| Land Value | $403,500 | $437,125 | -7.7% |
| Improvement Value | $1,004,060 | $672,875 | +49.2% |
| Taxable Value | $1,332,000 | $1,110,000 | +20.0% |
| HS Cap Loss | -$75,560 | — | |
| Total Tax 2026 = estimate |
~$27,259
Estimated
|
~$22,716
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,407,560 | $1,407,560 | +0 (+0.0%) |
| Taxable Value | $1,332,000 | $1,332,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,407,560 | $403,500 | $1,004,060 | −$75,560 | $1,332,000 | $1,332,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,110,000 | $437,125 | $672,875 | — | $1,110,000 | $1,110,000 | ~$22,716 | Partial |
| 2024 | $1,279,600 | — | — | −$832,600 | $447,000 | $— | $24,345 | Verified |
| 2023 | $1,197,386 | — | — | −$750,386 | $447,000 | $— | $23,151 | Verified |
| 2022 | $1,119,650 | — | — | −$672,650 | $447,000 | $— | $23,647 | Verified |
| 2021 | $991,690 | — | — | −$544,690 | $447,000 | $— | $24,371 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +26.8% | +20.0% | 94.6% | Not available | Partial |
| 2025 | -9.6% | -9.6% | ~100% | Not available | Partial |
| 2024 | -4.0% | -4.0% | ~100% | 1.9800% | Verified |
| 2023 | +6.9% | +6.9% | ~100% | 1.8100% | Verified |
| 2022 | +6.9% | +6.9% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.4600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -0.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +26.8% | +8.0% | -1.5% | +26.8% | 2026 | -13.3% | 2025 |
| Assessment Ratio | 94.6% | 58.6% | — | 100.0% | 2025 | 34.9% | 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 |
$22,716 | $23,646 | ~$23,537 | $24,371 | 2021 | $22,716 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,141,720 | ~$1,141,720 | ~2.0139% | ~$22,994 | +2.9% |
| 2027 | ~$1,174,347 | ~$1,174,347 | ~1.9814% | ~$23,268 | +5.8% |
| 2028 | ~$1,207,906 | ~$1,207,906 | ~1.9488% | ~$23,540 | +8.8% |
| 2029 | ~$1,242,425 | ~$1,242,425 | ~1.9163% | ~$23,808 | +11.9% |
| 2030 | ~$1,277,929 | ~$1,277,929 | ~1.8837% | ~$24,073 | +15.1% |
| 2026 | ~$1,119,520 | ~$1,119,520 | ~2.0465% | ~$22,911 | +0.9% |
| 2027 | ~$1,129,122 | ~$1,129,122 | ~2.0465% | ~$23,107 | +1.7% |
| 2028 | ~$1,138,807 | ~$1,138,807 | ~2.0465% | ~$23,306 | +2.6% |
| 2029 | ~$1,148,574 | ~$1,148,574 | ~2.0465% | ~$23,505 | +3.5% |
| 2030 | ~$1,158,425 | ~$1,158,425 | ~2.0465% | ~$23,707 | +4.4% |
| 2026 | ~$1,163,920 | ~$1,163,920 | ~1.9977% | ~$23,251 | +4.9% |
| 2027 | ~$1,220,460 | ~$1,220,460 | ~1.9488% | ~$23,785 | +10.0% |
| 2028 | ~$1,279,746 | ~$1,279,746 | ~1.9000% | ~$24,315 | +15.3% |
| 2029 | ~$1,341,912 | ~$1,341,912 | ~1.8512% | ~$24,841 | +20.9% |
| 2030 | ~$1,407,098 | ~$1,407,098 | ~1.8024% | ~$25,361 | +26.8% |
In 2025, this property's market value of $1,110,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +114% 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 | $1,110,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,279,600 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,197,386 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $1,119,650 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $991,690 | $300,453 | $376,850 | $539,896 | ↑ Top 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.