2811 LA FRONTERA BLVD TX 78664
| Owner | TREA DISTRICT ON LA FRONTERA LLC |
|---|---|
| Parcel ID | 0284180215 |
| Short ID | 482059 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 470,992 SF |
| Land SF | 1,129,119 SF |
| Acres | 25.921 |
| Year Built | 1996 |
| Legal | LOT 1 BLK A LIMESTONE RIDGE APARTMENTS AMENDED (22.0770 AC IN TRAVIS CO) |
| Neighborhood | 08NO2 |
| Land | $5,645,594 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $5,645,594 |
| Improvement | $76,944,406 |
|---|---|
| Total Improvement | $76,944,406 |
| Market | $82,590,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $82,590,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$12,388,500 |
| Net Appraised (assessed) | $70,201,500 |
| Taxable Value | $70,201,500 |
|---|
Appreciation: Market value has risen +23.3% from $66,957,552 (2021) to $82,590,000 (2025), a CAGR of 5.4% over 4 years. This represents moderate, steady growth. 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 lagged the broader multi-family market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.8624% in 2025 (+0.0556% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $1,307,410. Round Rock ISD is the largest single contributor, at 48.0% of the total 2025 levy.
Assessment Gap: Assessed value ($70,201,500) is $12,388,500 below market value, suggesting potential for an upward assessment in future years.
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 7% of market value ($5,645,594 land vs $76,944,406 improvements), about $5/SF of land. Most value sits in the improvements, so building condition, age (~30 yrs), and rent roll drive the underwriting.
Submarket Position: At $82,590,000, 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 +5.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $107,358,724 by 2030, with an estimated annual tax burden around $1,674,371. 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.
17 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| SO | Sketch Only | 570,124 SF | ✗ |
| 1ST | 1st Floor | 196,888 SF | ✓ |
| 2ND | 2nd Floor | 191,812 SF | ✓ |
| 3RD | 3rd Floor | 82,292 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 40,047 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 39,428 SF | ✗ |
| 013C | PORCH OPEN 3 COMM | 21,428 SF | ✗ |
| 581C | STORAGE ATT COMM | 12,928 SF | ✓ |
| 031C | GARAGE DET 1ST COMM | 1,197 SF | ✓ |
| 404 | KIOSK (RETAIL) | 299 SF | ✓ |
| MISC | Miscellaneous | 10 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 142 | BATHTUB AVG | 1 SF | ✓ |
| 152 | COMMODE AVG | 1 SF | ✓ |
| 182 | SINK AVG | 1 SF | ✓ |
| 521 | FIREPLACE | 1 SF | ✓ |
| 192 | WATER HTR 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 |
|---|---|---|---|---|---|---|---|---|---|
| IRR Round Rock ISD | 1.1336% | 1.0626% | 0.9190% | 0.8931% | 0.8931% | +0.0000% | $626,969.60 | $626,969.60 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $263,848.83 | $263,848.83 | Paid |
| CRR City of Round Rock | 0.3970% | 0.3420% | 0.3420% | 0.3600% | 0.3720% | +0.0120% | $261,149.58 | $261,149.58 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $82,853.92 | $82,853.92 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $72,588.35 | $72,588.35 | Paid |
| Combined Rate | 2.1046% | 1.9202% | 1.7649% | 1.8068% | 1.8624% | +0.0556% | $1,307,410.28 | $1,307,410.28 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $72,890,000 | $82,590,000 | -11.7% |
| Assessed Value | $61,956,500 | $70,201,500 | -11.7% |
| Land Value | $5,645,594 | $5,645,594 | +0.0% |
| Improvement Value | $67,244,406 | $76,944,406 | -12.6% |
| Taxable Value | $61,956,500 | $70,201,500 | -11.7% |
| HS Cap Loss | -$10,933,500 | — | |
| Total Tax 2026 = estimate |
~$1,153,858
Estimated
|
~$1,307,410
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $78,921,672 | $72,890,000 | -6,031,672 (-7.6%) |
| Taxable Value | $67,083,421 | $61,956,500 | -5,126,921 (-7.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $72,890,000 | $5,645,594 | $67,244,406 | −$10,933,500 | $61,956,500 | $61,956,500 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $82,590,000 | $5,645,594 | $76,944,406 | −$12,388,500 | $70,201,500 | $70,201,500 | ~$1,307,410 | Partial |
| 2024 | $97,000,000 | — | — | −$92,201,245 | $4,798,755 | $— | $1,316,899 | Verified |
| 2023 | $93,900,000 | — | — | −$89,101,245 | $4,798,755 | $— | $1,458,887 | Verified |
| 2022 | $70,500,000 | — | — | −$65,701,245 | $4,798,755 | $— | $1,455,211 | Verified |
| 2021 | $66,957,552 | — | — | −$62,158,797 | $4,798,755 | $— | $1,266,701 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -4.4% | -4.4% | ~100% | Not available | Partial |
| 2025 | -8.1% | +8.1% | ~100% | Not available | Partial |
| 2024 | -13.6% | -13.6% | 85.0% | 1.4600% | Verified |
| 2023 | +10.8% | +10.8% | 85.0% | 1.4000% | Verified |
| 2022 | +22.4% | +4.0% | 85.0% | 1.5500% | Verified |
| 2021 | base year | — | ~100% | 1.8900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +7.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -11.7% | +3.0% | +8.2% | +33.2% | 2023 | -14.9% | 2025 |
| Assessment Ratio | 85.0% | 32.3% | — | 85.0% | 2025 | 4.9% | 2024 |
| Effective Tax Rate (2025) | 1.5800% | 1.5800% | — | 1.5800% | 2025 | 1.5800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,307,410 | $1,361,022 | ~$1,553,154 | $1,458,887 | 2023 | $1,266,701 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$87,038,108 | ~$77,221,650 | ~1.8018% | ~$1,391,391 | +5.4% |
| 2027 | ~$91,725,780 | ~$84,943,815 | ~1.7413% | ~$1,479,095 | +11.1% |
| 2028 | ~$96,665,920 | ~$93,438,197 | ~1.6807% | ~$1,570,425 | +17.0% |
| 2029 | ~$101,872,125 | ~$101,872,125 | ~1.6202% | ~$1,650,488 | +23.3% |
| 2030 | ~$107,358,724 | ~$107,358,724 | ~1.5596% | ~$1,674,371 | +30.0% |
| 2026 | ~$85,386,308 | ~$77,221,650 | ~1.8624% | ~$1,438,151 | +3.4% |
| 2027 | ~$88,277,292 | ~$84,943,815 | ~1.8624% | ~$1,581,966 | +6.9% |
| 2028 | ~$91,266,159 | ~$91,266,159 | ~1.8624% | ~$1,699,712 | +10.5% |
| 2029 | ~$94,356,221 | ~$94,356,221 | ~1.8624% | ~$1,757,260 | +14.2% |
| 2030 | ~$97,550,906 | ~$97,550,906 | ~1.8624% | ~$1,816,757 | +18.1% |
| 2026 | ~$88,689,908 | ~$77,221,650 | ~1.7715% | ~$1,368,012 | +7.4% |
| 2027 | ~$95,240,341 | ~$84,943,815 | ~1.6807% | ~$1,427,659 | +15.3% |
| 2028 | ~$102,274,574 | ~$93,438,197 | ~1.5899% | ~$1,485,556 | +23.8% |
| 2029 | ~$109,828,339 | ~$102,782,016 | ~1.4991% | ~$1,540,755 | +33.0% |
| 2030 | ~$117,940,008 | ~$113,060,218 | ~1.4082% | ~$1,592,139 | +42.8% |
In 2025, this property's market value of $82,590,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 159× 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 | $82,590,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $97,000,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $93,900,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $70,500,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $66,957,552 | $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.