3501 SHORELINE DR TX 78728
| Owner | CVII-SHORELINE LLC |
|---|---|
| Parcel ID | 0276180572 |
| Short ID | 463215 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 257,338 SF |
| Land SF | 617,855 SF |
| Acres | 14.184 |
| Year Built | 2001 |
| Legal | LOT 1B BLK A BRATTON LANE 60 ACRES PHS 1A |
| Neighborhood | 08NO2 |
| Land | $1,853,565 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,853,565 |
| Improvement | $49,326,435 |
|---|---|
| Total Improvement | $49,326,435 |
| Market | $51,180,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $51,180,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $51,180,000 |
| Taxable Value | $51,180,000 |
|---|
Appreciation: Market value has risen +16.3% from $44,000,000 (2021) to $51,180,000 (2025), a CAGR of 3.9% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2021→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 lagged the broader multi-family market over the same period.
Tax Burden: The combined rate across 6 taxing entities is 1.6136% in 2025 (+0.0359% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $825,857. Round Rock ISD is the largest single contributor, at 55.3% 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 4% of market value ($1,853,565 land vs $49,326,435 improvements), about $3/SF of land. Most value sits in the improvements, so building condition, age (~25 yrs), and rent roll drive the underwriting.
Submarket Position: At $51,180,000, 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 +3.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $61,824,383 by 2030, with an estimated annual tax burden around $820,688. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 85,782 SF | ✓ |
| 2ND | 2nd Floor | 85,778 SF | ✓ |
| 3RD | 3rd Floor | 85,778 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 |
|---|---|---|---|---|---|---|---|---|---|
| IRR Round Rock ISD | 1.1336% | 1.0626% | 0.9190% | 0.8931% | 0.8931% | +0.0000% | $437,619.00 | $437,619.00 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $184,164.05 | $184,164.05 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $57,831.27 | $57,831.27 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $50,666.00 | $50,666.00 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $45,454.85 | $45,454.85 | Paid |
| E17 Travis County ESD #17 | 0.0450% | 0.0245% | 0.0230% | 0.0370% | 0.0305% | -0.0065% | $14,945.00 | $14,945.00 | Paid |
| Combined Rate | 1.8426% | 1.6827% | 1.5232% | 1.5777% | 1.6136% | +0.0359% | $790,680.17 | $790,680.17 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $46,580,000 | $51,180,000 | -9.0% |
| Assessed Value | $46,580,000 | $51,180,000 | -9.0% |
| Land Value | $1,853,565 | $1,853,565 | +0.0% |
| Improvement Value | $44,726,435 | $49,326,435 | -9.3% |
| Taxable Value | $46,580,000 | $51,180,000 | -9.0% |
| Total Tax 2026 = estimate |
~$751,630
Estimated
|
~$790,680
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $48,850,131 | $46,580,000 | -2,270,131 (-4.6%) |
| Taxable Value | $48,850,131 | $46,580,000 | -2,270,131 (-4.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $46,580,000 | $1,853,565 | $44,726,435 | — | $46,580,000 | $46,580,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $51,180,000 | $1,853,565 | $49,326,435 | — | $51,180,000 | $51,180,000 | ~$790,680 | Partial |
| 2024 | $55,000,000 | — | — | −$53,146,435 | $1,853,565 | $— | $835,296 | Verified |
| 2023 | $54,200,000 | — | — | −$52,346,435 | $1,853,565 | $— | $840,105 | Verified |
| 2022 | $— | — | — | — | $1,853,565 | $— | $868,762 | Verified |
| 2021 | $44,000,000 | — | — | −$42,146,435 | $1,853,565 | $— | $793,578 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -4.6% | -4.6% | ~100% | Not available | Partial |
| 2025 | -7.3% | -7.3% | ~100% | Not available | Partial |
| 2024 | -7.4% | -7.4% | ~100% | 1.5100% | Verified |
| 2023 | +10.0% | +10.0% | ~100% | 1.4100% | Verified |
| 2022 | +22.0% | +22.0% | ~100% | 1.6000% | Verified |
| 2021 | base year | — | ~100% | 1.8000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +15.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -9.0% | +2.2% | +5.9% | +23.2% | 2023 | -9.0% | 2026 |
| Assessment Ratio | 100.0% | 42.2% | — | 100.0% | 2025 | 3.4% | 2023 |
| Effective Tax Rate (2025) | 1.5400% | 1.5400% | — | 1.5400% | 2025 | 1.5400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$790,680 | $814,915 | ~$825,266 | $840,105 | 2023 | $790,680 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$53,151,091 | ~$53,151,091 | ~1.5564% | ~$827,242 | +3.9% |
| 2027 | ~$55,198,094 | ~$55,198,094 | ~1.4992% | ~$827,508 | +7.9% |
| 2028 | ~$57,323,934 | ~$57,323,934 | ~1.4419% | ~$826,567 | +12.0% |
| 2029 | ~$59,531,645 | ~$59,531,645 | ~1.3847% | ~$824,327 | +16.3% |
| 2030 | ~$61,824,383 | ~$61,824,383 | ~1.3275% | ~$820,688 | +20.8% |
| 2026 | ~$52,127,491 | ~$52,127,491 | ~1.6136% | ~$841,146 | +1.9% |
| 2027 | ~$53,092,523 | ~$53,092,523 | ~1.6136% | ~$856,718 | +3.7% |
| 2028 | ~$54,075,420 | ~$54,075,420 | ~1.6136% | ~$872,579 | +5.7% |
| 2029 | ~$55,076,514 | ~$55,076,514 | ~1.6136% | ~$888,733 | +7.6% |
| 2030 | ~$56,096,140 | ~$56,096,140 | ~1.6136% | ~$905,186 | +9.6% |
| 2026 | ~$54,174,691 | ~$54,174,691 | ~1.5278% | ~$827,669 | +5.9% |
| 2027 | ~$57,344,610 | ~$57,344,610 | ~1.4419% | ~$826,865 | +12.0% |
| 2028 | ~$60,700,010 | ~$60,700,010 | ~1.3561% | ~$823,134 | +18.6% |
| 2029 | ~$64,251,745 | ~$64,251,745 | ~1.2702% | ~$816,135 | +25.5% |
| 2030 | ~$68,011,301 | ~$68,011,301 | ~1.1844% | ~$805,498 | +32.9% |
In 2025, this property's market value of $51,180,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 98× 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 | $51,180,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $55,000,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $54,200,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | — | $506,618 | $615,058 | $906,429 | — | +39.1% |
| 2021 | $44,000,000 | $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.