9209 NORTHGATE BLVD TX 78758
| Owner | VENTURA APARTMENTS LLC |
|---|---|
| Parcel ID | 0244110306 |
| Short ID | 250109 |
| Type | Real |
| Use Code | 06 Apartment 26–49 Units |
| Valuation | Income |
| Improvement SF | 25,800 SF |
| Land SF | 55,064 SF |
| Acres | 1.264 |
| Year Built | 1984 |
| Legal | NORTHGATE CROSSING CONDOMINIUMS COMMON AREA |
| Neighborhood | 06NO |
| Land | $440,512 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $440,512 |
| Improvement | $4,559,488 |
|---|---|
| Total Improvement | $4,559,488 |
| Market | $5,000,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $5,000,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $5,000,000 |
| Taxable Value | $5,000,000 |
|---|
Appreciation: Market value has risen +25.0% from $4,000,000 (2021) to $5,000,000 (2025), a CAGR of 5.7% over 4 years. This represents moderate, steady growth. 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 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 $102,324. 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 9% of market value ($440,512 land vs $4,559,488 improvements), about $8/SF of land. Most value sits in the improvements, so building condition, age (~42 yrs), and rent roll drive the underwriting.
Submarket Position: At $5,000,000, 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 +5.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $6,608,570 by 2030, with an estimated annual tax burden around $124,488. 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.
17 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 27,700 SF | ✗ |
| SO | Sketch Only | 25,991 SF | ✗ |
| 2ND | 2nd Floor | 12,916 SF | ✓ |
| 1ST | 1st Floor | 12,884 SF | ✓ |
| 591 | MASONRY TRIM SF | 3,430 SF | ✗ |
| 612C | TERRACE UNCOVERD COMM | 2,148 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 2,036 SF | ✗ |
| 512C | DECK UNCOVRED COMM | 1,296 SF | ✗ |
| 581C | STORAGE ATT COMM | 996 SF | ✓ |
| 602 | POOL RES CONC | 450 SF | ✗ |
| 541 | FENCE COMM LF | 180 SF | ✗ |
| 091 | HVAC COMMRCL TON | 4 SF | ✗ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 172 | SHOWER STALL AVG | 1 SF | ✓ |
| 242 | OBS OVEN/BURN | 1 SF | ✓ |
| 413 | STAIRWAY EXT | 1 SF | ✓ |
| 522C | FIREPLACE COMM | 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% | $34,695.00 | $34,695.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $19,650.64 | $19,650.64 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $14,094.19 | $14,094.19 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,425.86 | $4,425.86 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,877.50 | $3,877.50 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $76,743.19 | $76,743.19 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,479,339 | $5,000,000 | -10.4% |
| Assessed Value | $4,479,339 | $5,000,000 | -10.4% |
| Land Value | $440,512 | $440,512 | +0.0% |
| Improvement Value | $4,038,827 | $4,559,488 | -11.4% |
| Taxable Value | $4,479,339 | $5,000,000 | -10.4% |
| Total Tax 2026 = estimate |
~$91,669
Estimated
|
~$76,743
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $5,715,000 | $4,479,339 | -1,235,661 (-21.6%) |
| Taxable Value | $5,715,000 | $4,479,339 | -1,235,661 (-21.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,479,339 | $440,512 | $4,038,827 | — | $4,479,339 | $4,479,339 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $5,000,000 | $440,512 | $4,559,488 | — | $5,000,000 | $5,000,000 | ~$76,743 | Partial |
| 2024 | $5,000,000 | — | — | −$4,559,488 | $440,512 | $— | $99,367 | Verified |
| 2023 | $4,884,652 | — | — | −$4,444,140 | $440,512 | $— | $90,462 | Verified |
| 2022 | $4,396,493 | — | — | −$3,955,981 | $440,512 | $— | $96,468 | Verified |
| 2021 | $4,000,000 | — | — | −$3,559,488 | $440,512 | $— | $95,698 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +14.3% | +14.3% | ~100% | Not available | Partial |
| 2025 | -0.3% | -0.3% | ~100% | Not available | Partial |
| 2024 | +0.3% | +0.3% | ~100% | 1.9800% | Verified |
| 2023 | +2.4% | +2.4% | ~100% | 1.8100% | Verified |
| 2022 | +11.1% | +11.1% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.3900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +13.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -10.4% | +2.6% | +8.2% | +11.1% | 2023 | -10.4% | 2026 |
| Assessment Ratio | 100.0% | 39.8% | — | 100.0% | 2025 | 8.8% | 2024 |
| Effective Tax Rate (2025) | 1.5300% | 1.5300% | — | 1.5300% | 2025 | 1.5300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$76,743 | $91,748 | ~$115,337 | $99,367 | 2024 | $76,743 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$5,286,856 | ~$5,286,856 | ~2.0139% | ~$106,474 | +5.7% |
| 2027 | ~$5,590,170 | ~$5,590,170 | ~1.9814% | ~$110,763 | +11.8% |
| 2028 | ~$5,910,885 | ~$5,910,885 | ~1.9488% | ~$115,194 | +18.2% |
| 2029 | ~$6,250,000 | ~$6,250,000 | ~1.9163% | ~$119,768 | +25.0% |
| 2030 | ~$6,608,570 | ~$6,608,570 | ~1.8837% | ~$124,488 | +32.2% |
| 2026 | ~$5,186,856 | ~$5,186,856 | ~2.0465% | ~$106,148 | +3.7% |
| 2027 | ~$5,380,696 | ~$5,380,696 | ~2.0465% | ~$110,115 | +7.6% |
| 2028 | ~$5,581,779 | ~$5,581,779 | ~2.0465% | ~$114,230 | +11.6% |
| 2029 | ~$5,790,377 | ~$5,790,377 | ~2.0465% | ~$118,499 | +15.8% |
| 2030 | ~$6,006,771 | ~$6,006,771 | ~2.0465% | ~$122,928 | +20.1% |
| 2026 | ~$5,386,856 | ~$5,386,856 | ~1.9977% | ~$107,611 | +7.7% |
| 2027 | ~$5,803,644 | ~$5,803,644 | ~1.9488% | ~$113,104 | +16.1% |
| 2028 | ~$6,252,679 | ~$6,252,679 | ~1.9000% | ~$118,802 | +25.1% |
| 2029 | ~$6,736,457 | ~$6,736,457 | ~1.8512% | ~$124,705 | +34.7% |
| 2030 | ~$7,257,665 | ~$7,257,665 | ~1.8024% | ~$130,810 | +45.2% |
In 2025, this property's market value of $5,000,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 10× 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 | $5,000,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $5,000,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $4,884,652 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $4,396,493 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $4,000,000 | $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.