8605 SHOAL CREEK BLVD TX 78757
| Owner | 8605 SHOAL CREEK BLVD LLC |
|---|---|
| Parcel ID | 0245040536 |
| Short ID | 251464 |
| Type | Real |
| Use Code | 07 Apartment 50–100 Units |
| Valuation | Income |
| Improvement SF | 38,950 SF |
| Land SF | 83,200 SF |
| Acres | 1.910 |
| Year Built | 1972 |
| Legal | SHOAL CREEK NORTH |
| Neighborhood | 08NC1 |
| Land | $3,369,600 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,369,600 |
| Improvement | $3,319,598 |
|---|---|
| Total Improvement | $3,319,598 |
| Market | $6,689,198 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $6,689,198 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $6,689,198 |
| Taxable Value | $6,689,198 |
|---|
Appreciation: Market value has risen +33.0% from $5,027,734 (2021) to $6,689,198 (2025), a CAGR of 7.4% 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 $136,893. 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 50% of market value ($3,369,600 land vs $3,319,598 improvements), about $40/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $6,689,198, 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 +7.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $9,558,203 by 2030, with an estimated annual tax burden around $180,052. 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.
15 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 26,400 SF | ✗ |
| 2ND | 2nd Floor | 19,716 SF | ✓ |
| 1ST | 1st Floor | 19,234 SF | ✓ |
| 012C | PORCH OPEN 2 COMM | 4,636 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 4,616 SF | ✗ |
| 611 | TERRACE | 1,040 SF | ✗ |
| 581C | STORAGE ATT COMM | 792 SF | ✓ |
| 601 | POOL COMM'L | 660 SF | ✗ |
| 571C | STORAGE DET COMM | 338 SF | ✓ |
| 152 | COMMODE AVG | 1 SF | ✓ |
| 162 | LAVATORY AVG | 1 SF | ✓ |
| 192 | WATER HTR AVG | 1 SF | ✓ |
| 269 | OBS RANGE DRP-IN | 1 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 142 | BATHTUB AVG | 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% | $61,888.46 | $61,888.46 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $35,052.53 | $35,052.53 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $25,141.02 | $25,141.02 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $7,894.79 | $7,894.79 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $6,916.63 | $6,916.63 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $136,893.43 | $136,893.43 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $6,276,232 | $6,689,198 | -6.2% |
| Assessed Value | $6,276,232 | $6,689,198 | -6.2% |
| Land Value | $3,369,600 | $3,369,600 | +0.0% |
| Improvement Value | $2,906,632 | $3,319,598 | -12.4% |
| Taxable Value | $6,276,232 | $6,689,198 | -6.2% |
| Total Tax 2026 = estimate |
~$128,442
Estimated
|
~$136,893
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $6,276,232 | $6,276,232 | +0 (+0.0%) |
| Taxable Value | $6,276,232 | $6,276,232 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $6,276,232 | $3,369,600 | $2,906,632 | — | $6,276,232 | $6,276,232 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $6,689,198 | $3,369,600 | $3,319,598 | — | $6,689,198 | $6,689,198 | ~$136,893 | Partial |
| 2024 | $6,760,000 | — | — | −$3,390,400 | $3,369,600 | $— | $133,351 | Verified |
| 2023 | $6,000,000 | — | — | −$2,630,400 | $3,369,600 | $— | $122,305 | Verified |
| 2022 | $5,360,000 | — | — | −$1,990,400 | $3,369,600 | $— | $118,811 | Verified |
| 2021 | $5,027,734 | — | — | −$3,155,734 | $1,872,000 | $— | $116,670 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -6.2% | -6.2% | ~100% | Not available | Partial |
| 2025 | -0.6% | -0.6% | ~100% | Not available | Partial |
| 2024 | -0.5% | -0.5% | ~100% | 1.9800% | Verified |
| 2023 | +7.0% | +7.0% | ~100% | 1.8100% | Verified |
| 2022 | +17.9% | +17.9% | ~100% | 1.8800% | Verified |
| 2021 | base year | — | ~100% | 2.3200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +24.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -6.2% | +4.8% | +8.8% | +12.7% | 2024 | -6.2% | 2026 |
| Assessment Ratio | 100.0% | 67.7% | — | 100.0% | 2025 | 37.2% | 2021 |
| 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 |
$136,893 | $125,606 | ~$161,930 | $136,893 | 2025 | $116,670 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$7,184,135 | ~$7,184,135 | ~2.0139% | ~$144,684 | +7.4% |
| 2027 | ~$7,715,693 | ~$7,715,693 | ~1.9814% | ~$152,878 | +15.3% |
| 2028 | ~$8,286,581 | ~$8,286,581 | ~1.9488% | ~$161,492 | +23.9% |
| 2029 | ~$8,899,709 | ~$8,899,709 | ~1.9163% | ~$170,544 | +33.0% |
| 2030 | ~$9,558,203 | ~$9,558,203 | ~1.8837% | ~$180,052 | +42.9% |
| 2026 | ~$7,050,351 | ~$7,050,351 | ~2.0465% | ~$144,284 | +5.4% |
| 2027 | ~$7,431,003 | ~$7,431,003 | ~2.0465% | ~$152,074 | +11.1% |
| 2028 | ~$7,832,207 | ~$7,832,207 | ~2.0465% | ~$160,285 | +17.1% |
| 2029 | ~$8,255,071 | ~$8,255,071 | ~2.0465% | ~$168,939 | +23.4% |
| 2030 | ~$8,700,767 | ~$8,700,767 | ~2.0465% | ~$178,060 | +30.1% |
| 2026 | ~$7,317,919 | ~$7,317,919 | ~1.9977% | ~$146,187 | +9.4% |
| 2027 | ~$8,005,734 | ~$8,005,734 | ~1.9488% | ~$156,019 | +19.7% |
| 2028 | ~$8,758,197 | ~$8,758,197 | ~1.9000% | ~$166,407 | +30.9% |
| 2029 | ~$9,581,384 | ~$9,581,384 | ~1.8512% | ~$177,370 | +43.2% |
| 2030 | ~$10,481,943 | ~$10,481,943 | ~1.8024% | ~$188,924 | +56.7% |
In 2025, this property's market value of $6,689,198 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 13× 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 | $6,689,198 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $6,760,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $6,000,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $5,360,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $5,027,734 | $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.