3618 KRAMER LN TX 78758
| Owner | CLPF KRAMER LANE LP |
|---|---|
| Parcel ID | 0254080703 |
| Short ID | 923201 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | — |
| Land SF | 180,879 SF |
| Acres | 4.152 |
| Year Built | — |
| Legal | UNT MULIT FAMILY KRAMER ROAD CONDOMINIUMS PLUS 50.0 % INT IN COM AREA |
| Neighborhood | 08FNW2 |
| Land | $7,235,142 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $7,235,142 |
| Improvement | $86,574,858 |
|---|---|
| Total Improvement | $86,574,858 |
| Market | $93,810,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $93,810,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $93,810,000 |
| Taxable Value | $93,810,000 |
|---|
Appreciation: Market value has risen +429.5% from $17,716,636 (2021) to $93,810,000 (2025), a CAGR of 51.7% 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 $1,919,808. 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 8% of market value ($7,235,142 land vs $86,574,858 improvements), about $40/SF of land. Most value sits in the improvements, so building condition, age, and rent roll drive the underwriting.
Submarket Position: At $93,810,000, 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 +51.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $753,501,251 by 2030, with an estimated annual tax burden around $2,845,995. 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.
2 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| ADDL | Additional Floor | 292,050 SF | ✓ |
| 187 | PARKING GARAGE | 110,680 SF | ✓ |
Market value changed by 95% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $819,357.12 | $819,357.12 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $464,069.46 | $464,069.46 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $332,848.33 | $332,848.33 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $104,521.17 | $104,521.17 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $91,571.04 | $91,571.04 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $1,812,367.12 | $1,812,367.12 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $82,300,000 | $93,810,000 | -12.3% |
| Assessed Value | $82,300,000 | $93,810,000 | -12.3% |
| Land Value | $7,235,142 | $7,235,142 | +0.0% |
| Improvement Value | $75,064,858 | $86,574,858 | -13.3% |
| Taxable Value | $82,300,000 | $93,810,000 | -12.3% |
| Total Tax 2026 = estimate |
~$1,684,257
Estimated
|
~$1,812,367
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $88,398,261 | $82,300,000 | -6,098,261 (-6.9%) |
| Taxable Value | $88,398,261 | $82,300,000 | -6,098,261 (-6.9%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $82,300,000 | $7,235,142 | $75,064,858 | — | $82,300,000 | $82,300,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $93,810,000 | $7,235,142 | $86,574,858 | — | $93,810,000 | $93,810,000 | ~$1,812,367 | Partial |
| 2024 | $112,000,000 | — | — | −$104,764,858 | $7,235,142 | $— | $1,911,319 | Verified |
| 2023 | $103,790,000 | — | — | −$96,554,858 | $7,235,142 | $— | $2,029,499 | Verified |
| 2022 | $53,089,891 | — | — | −$45,854,749 | $7,235,142 | $— | $2,049,773 | Verified |
| 2021 | $17,716,636 | — | — | −$10,481,494 | $7,235,142 | $— | $1,155,597 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -5.8% | -5.8% | ~100% | Not available | Partial |
| 2025 | -7.9% | -7.9% | ~100% | Not available | Partial |
| 2024 | -11.6% | -11.6% | ~100% | 1.8800% | Verified |
| 2023 | +11.0% | +11.0% | ~100% | 1.7600% | Verified |
| 2022 | +95.5% ! | +95.5% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 6.5200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +76.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -12.3% | +54.9% | +55.9% | +199.7% | 2022 | -16.2% | 2025 |
| Assessment Ratio | 100.0% | 44.6% | — | 100.0% | 2025 | 6.5% | 2024 |
| Effective Tax Rate (2025) | 1.9300% | 1.9300% | — | 1.9300% | 2025 | 1.9300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,812,367 | $1,791,711 | ~$2,447,717 | $2,049,773 | 2022 | $1,155,597 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$142,303,671 | ~$103,191,000 | ~2.0139% | ~$2,078,201 | +51.7% |
| 2027 | ~$215,865,418 | ~$113,510,100 | ~1.9814% | ~$2,249,076 | +130.1% |
| 2028 | ~$327,453,805 | ~$124,861,110 | ~1.9488% | ~$2,433,343 | +249.1% |
| 2029 | ~$496,726,134 | ~$137,347,221 | ~1.9163% | ~$2,631,972 | +429.5% |
| 2030 | ~$753,501,251 | ~$151,081,943 | ~1.8837% | ~$2,845,995 | +703.2% |
| 2026 | ~$140,427,471 | ~$103,191,000 | ~2.0465% | ~$2,111,788 | +49.7% |
| 2027 | ~$210,210,795 | ~$113,510,100 | ~2.0465% | ~$2,322,967 | +124.1% |
| 2028 | ~$314,671,894 | ~$124,861,110 | ~2.0465% | ~$2,555,264 | +235.4% |
| 2029 | ~$471,043,367 | ~$137,347,221 | ~2.0465% | ~$2,810,790 | +402.1% |
| 2030 | ~$705,121,298 | ~$151,081,943 | ~2.0465% | ~$3,091,869 | +651.6% |
| 2026 | ~$144,179,871 | ~$103,191,000 | ~1.9977% | ~$2,061,408 | +53.7% |
| 2027 | ~$221,595,089 | ~$113,510,100 | ~1.9488% | ~$2,212,130 | +136.2% |
| 2028 | ~$340,577,245 | ~$124,861,110 | ~1.9000% | ~$2,372,382 | +263.1% |
| 2029 | ~$523,445,084 | ~$137,347,221 | ~1.8512% | ~$2,542,564 | +458.0% |
| 2030 | ~$804,501,063 | ~$151,081,943 | ~1.8024% | ~$2,723,058 | +757.6% |
In 2025, this property's market value of $93,810,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 180× 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 | $93,810,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $112,000,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $103,790,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $53,089,891 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $17,716,636 | $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.