4309 ACROPOLIS CT TX 78727
| Owner | FISHER MAGIC LLC |
|---|---|
| Parcel ID | 0260060206 |
| Short ID | 503937 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 4,016 SF |
| Land SF | 7,310 SF |
| Acres | 0.168 |
| Year Built | 1981 |
| Legal | LOT 18 BLK A DUVAL VILLAS |
| Neighborhood | V0090 |
| Land | $223,098 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $223,098 |
| Improvement | $454,295 |
|---|---|
| Total Improvement | $454,295 |
| Market | $677,393 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $677,393 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $677,393 |
| Taxable Value | $677,393 |
|---|
Appreciation: Market value has risen +21.5% from $557,665 (2021) to $677,393 (2025), a CAGR of 5.0% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2021→2022), 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 $13,863. 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 33% of market value ($223,098 land vs $454,295 improvements), about $31/SF of land. Most value sits in the improvements, so building condition, age (~45 yrs), and rent roll drive the underwriting.
Submarket Position: At $677,393, this parcel sits in the upper-middle (50th–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 +5.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $863,823 by 2030, with an estimated annual tax burden around $16,272. 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.
11 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 4,016 SF | ✗ |
| 551 | PAVED AREA | 2,196 SF | ✗ |
| 1ST | 1st Floor | 2,008 SF | ✓ |
| 2ND | 2nd Floor | 2,008 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 280 SF | ✗ |
| 012 | PORCH OPEN 2ND F | 280 SF | ✗ |
| SO | Sketch Only | 160 SF | ✗ |
| 581 | STORAGE ATT | 80 SF | ✓ |
| 251 | BATHROOM | 8 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
| 413 | STAIRWAY EXT | 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% | $6,267.24 | $6,267.24 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,549.65 | $3,549.65 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,545.95 | $2,545.95 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $799.48 | $799.48 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $700.42 | $700.42 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $13,862.74 | $13,862.74 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $668,702 | $677,393 | -1.3% |
| Assessed Value | $668,702 | $677,393 | -1.3% |
| Land Value | $261,196 | $223,098 | +17.1% |
| Improvement Value | $407,506 | $454,295 | -10.3% |
| Taxable Value | $668,702 | $677,393 | -1.3% |
| Total Tax 2026 = estimate |
~$13,685
Estimated
|
~$13,863
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $744,657 | $668,702 | -75,955 (-10.2%) |
| Taxable Value | $744,657 | $668,702 | -75,955 (-10.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $668,702 | $261,196 | $407,506 | — | $668,702 | $668,702 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $677,393 | $223,098 | $454,295 | — | $677,393 | $677,393 | ~$13,863 | Partial |
| 2024 | $793,374 | — | — | −$643,374 | $150,000 | $— | $15,855 | Verified |
| 2023 | $859,250 | — | — | −$709,250 | $150,000 | $— | $14,354 | Verified |
| 2022 | $716,874 | — | — | −$566,874 | $150,000 | $— | $16,970 | Verified |
| 2021 | $557,665 | — | — | −$407,665 | $150,000 | $— | $15,604 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +9.9% | +9.9% | ~100% | Not available | Partial |
| 2025 | -15.3% | -15.3% | ~100% | Not available | Partial |
| 2024 | +0.8% | +0.8% | ~100% | 1.9800% | Verified |
| 2023 | -14.4% | -14.4% | ~100% | 1.8100% | Verified |
| 2022 | +29.2% | +29.2% | ~100% | 1.8300% | Verified |
| 2021 | base year | — | ~100% | 2.8000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -5.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -1.3% | +5.0% | +5.3% | +28.5% | 2022 | -14.6% | 2025 |
| Assessment Ratio | 100.0% | 47.4% | — | 100.0% | 2025 | 17.5% | 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 |
$13,863 | $15,329 | ~$15,286 | $16,970 | 2022 | $13,863 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$711,144 | ~$711,144 | ~2.0139% | ~$14,322 | +5.0% |
| 2027 | ~$746,577 | ~$746,577 | ~1.9814% | ~$14,793 | +10.2% |
| 2028 | ~$783,775 | ~$783,775 | ~1.9488% | ~$15,275 | +15.7% |
| 2029 | ~$822,826 | ~$822,826 | ~1.9163% | ~$15,768 | +21.5% |
| 2030 | ~$863,823 | ~$863,823 | ~1.8837% | ~$16,272 | +27.5% |
| 2026 | ~$697,596 | ~$697,596 | ~2.0465% | ~$14,276 | +3.0% |
| 2027 | ~$718,402 | ~$718,402 | ~2.0465% | ~$14,702 | +6.1% |
| 2028 | ~$739,828 | ~$739,828 | ~2.0465% | ~$15,140 | +9.2% |
| 2029 | ~$761,893 | ~$761,893 | ~2.0465% | ~$15,592 | +12.5% |
| 2030 | ~$784,617 | ~$784,617 | ~2.0465% | ~$16,057 | +15.8% |
| 2026 | ~$724,692 | ~$724,692 | ~1.9977% | ~$14,477 | +7.0% |
| 2027 | ~$775,293 | ~$775,293 | ~1.9488% | ~$15,109 | +14.5% |
| 2028 | ~$829,428 | ~$829,428 | ~1.9000% | ~$15,759 | +22.4% |
| 2029 | ~$887,343 | ~$887,343 | ~1.8512% | ~$16,426 | +31.0% |
| 2030 | ~$949,301 | ~$949,301 | ~1.8024% | ~$17,110 | +40.1% |
In 2025, this property's market value of $677,393 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12584 comparable) — +30% 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 | $677,393 | $438,669 | $519,778 | $749,859 | ↑ Above median | -7.5% |
| 2024 | $793,374 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $859,250 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $716,874 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $557,665 | $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.