9801 STONELAKE BLVD TX 78759
| Owner | NORTHLAND STONE LAKE LLC |
|---|---|
| Parcel ID | 0252030203 |
| Short ID | 461010 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 345,468 SF |
| Land SF | 790,570 SF |
| Acres | 18.149 |
| Year Built | 1994 |
| Legal | LOT 1 STONEBRIDGE I & LOT 1 BLK A LOS ARBOLES II SUBD |
| Neighborhood | 08FNW |
| Land | $39,528,522 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $39,528,522 |
| Improvement | $49,471,478 |
|---|---|
| Total Improvement | $49,471,478 |
| Market | $89,000,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $89,000,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $89,000,000 |
| Taxable Value | $89,000,000 |
|---|
Appreciation: Market value has risen +48.8% from $59,820,000 (2021) to $89,000,000 (2025), a CAGR of 10.4% over 4 years. This is strong appreciation — well above typical inflation. 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 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 $1,821,372. 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 44% of market value ($39,528,522 land vs $49,471,478 improvements), about $50/SF of land. Most value sits in the improvements, so building condition, age (~32 yrs), and rent roll drive the underwriting.
Submarket Position: At $89,000,000, 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 +10.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $146,241,120 by 2030, with an estimated annual tax burden around $2,700,070. 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.
23 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| SO | Sketch Only | 479,916 SF | ✗ |
| 491 | SPRINKLER HEADS | 345,468 SF | ✗ |
| 551 | PAVED AREA | 140,000 SF | ✗ |
| 2ND | 2nd Floor | 125,578 SF | ✓ |
| 3RD | 3rd Floor | 125,578 SF | ✓ |
| 1ST | 1st Floor | 94,312 SF | ✓ |
| 012C | PORCH OPEN 2 COMM | 27,274 SF | ✗ |
| 013C | PORCH OPEN 3 COMM | 27,274 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 24,972 SF | ✗ |
| 051C | CARPORT DET 1ST COMM | 21,708 SF | ✗ |
| 041C | GARAGE ATT 1ST COMM | 19,662 SF | ✓ |
| 611 | TERRACE | 8,442 SF | ✗ |
| 581C | STORAGE ATT COMM | 7,834 SF | ✓ |
| 031C | GARAGE DET 1ST COMM | 6,352 SF | ✓ |
| 501 | CANOPY | 2,628 SF | ✗ |
| 601 | POOL COMM'L | 2,334 SF | ✗ |
| MISC | Miscellaneous | 17 SF | ✓ |
| 133 | PLBG 5-FIXT SUP | 2 SF | ✓ |
| 143 | BATHTUB SUP | 2 SF | ✓ |
| 153 | COMMODE SUP | 2 SF | ✓ |
| 163 | LAVATORY SUP | 2 SF | ✓ |
| 521 | FIREPLACE | 2 SF | ✓ |
| 539 | FENCE FV | 2 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% | $823,428.00 | $823,428.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $466,375.13 | $466,375.13 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $334,502.05 | $334,502.05 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $105,040.47 | $105,040.47 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $92,026.00 | $92,026.00 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $1,821,371.65 | $1,821,371.65 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $81,500,000 | $89,000,000 | -8.4% |
| Assessed Value | $81,500,000 | $89,000,000 | -8.4% |
| Land Value | $39,528,522 | $39,528,522 | +0.0% |
| Improvement Value | $41,971,478 | $49,471,478 | -15.2% |
| Taxable Value | $81,500,000 | $89,000,000 | -8.4% |
| Total Tax 2026 = estimate |
~$1,667,885
Estimated
|
~$1,821,372
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $81,500,000 | $81,500,000 | +0 (+0.0%) |
| Taxable Value | $81,500,000 | $81,500,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $81,500,000 | $39,528,522 | $41,971,478 | — | $81,500,000 | $81,500,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $89,000,000 | $39,528,522 | $49,471,478 | — | $89,000,000 | $89,000,000 | ~$1,821,372 | Partial |
| 2024 | $98,610,000 | — | — | −$59,081,478 | $39,528,522 | $— | $1,860,131 | Verified |
| 2023 | $90,790,000 | — | — | −$78,931,443 | $11,858,557 | $— | $1,784,098 | Verified |
| 2022 | $60,800,000 | — | — | −$51,313,155 | $9,486,845 | $— | $1,666,396 | Verified |
| 2021 | $59,820,000 | — | — | −$50,333,155 | $9,486,845 | $— | $1,275,768 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -8.4% | -8.4% | ~100% | Not available | Partial |
| 2025 | -5.2% | -5.2% | ~100% | Not available | Partial |
| 2024 | -4.8% | -4.8% | ~100% | 1.9800% | Verified |
| 2023 | +8.6% | +8.6% | ~100% | 1.8100% | Verified |
| 2022 | +49.3% | +49.3% | ~100% | 1.8400% | Verified |
| 2021 | base year | — | ~100% | 2.1300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +46.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -8.4% | +8.3% | +12.5% | +49.3% | 2023 | -9.7% | 2025 |
| Assessment Ratio | 100.0% | 47.4% | — | 100.0% | 2025 | 13.1% | 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 |
$1,821,372 | $1,681,553 | ~$2,322,214 | $1,860,131 | 2024 | $1,275,768 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$98,293,750 | ~$97,900,000 | ~2.0139% | ~$1,971,644 | +10.4% |
| 2027 | ~$108,557,993 | ~$107,690,000 | ~1.9814% | ~$2,133,757 | +22.0% |
| 2028 | ~$119,894,071 | ~$118,459,000 | ~1.9488% | ~$2,308,576 | +34.7% |
| 2029 | ~$132,413,908 | ~$130,304,900 | ~1.9163% | ~$2,497,021 | +48.8% |
| 2030 | ~$146,241,120 | ~$143,335,390 | ~1.8837% | ~$2,700,070 | +64.3% |
| 2026 | ~$96,513,750 | ~$96,513,750 | ~2.0465% | ~$1,975,139 | +8.4% |
| 2027 | ~$104,661,843 | ~$104,661,843 | ~2.0465% | ~$2,141,889 | +17.6% |
| 2028 | ~$113,497,831 | ~$113,497,831 | ~2.0465% | ~$2,322,716 | +27.5% |
| 2029 | ~$123,079,791 | ~$123,079,791 | ~2.0465% | ~$2,518,809 | +38.3% |
| 2030 | ~$133,470,699 | ~$133,470,699 | ~2.0465% | ~$2,731,458 | +50.0% |
| 2026 | ~$100,073,750 | ~$97,900,000 | ~1.9977% | ~$1,955,711 | +12.4% |
| 2027 | ~$112,525,343 | ~$107,690,000 | ~1.9488% | ~$2,098,705 | +26.4% |
| 2028 | ~$126,526,215 | ~$118,459,000 | ~1.9000% | ~$2,250,741 | +42.2% |
| 2029 | ~$142,269,133 | ~$130,304,900 | ~1.8512% | ~$2,412,196 | +59.9% |
| 2030 | ~$159,970,851 | ~$143,335,390 | ~1.8024% | ~$2,583,436 | +79.7% |
In 2025, this property's market value of $89,000,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 171× 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 | $89,000,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $98,610,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $90,790,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $60,800,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $59,820,000 | $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.