1500 S PLEASANT VALLEY RD AUSTIN, TX 78741
| Owner | BCF 1 LAKESHORE LLC |
|---|---|
| Parcel ID | 0304080409 |
| Short ID | 285503 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 272,084 SF |
| Land SF | 168,716 SF |
| Acres | 3.873 |
| Year Built | 2017 |
| Legal | LOT A ODEN HUGHES PLEASANT VALLEY SUBD |
| Neighborhood | 08SE |
| Land | $9,279,380 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $9,279,380 |
| Improvement | $76,450,620 |
|---|---|
| Total Improvement | $76,450,620 |
| Market | $85,730,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $85,730,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $85,730,000 |
| Taxable Value | $85,730,000 |
|---|
Appreciation: Market value has risen +11.4% from $76,950,000 (2021) to $85,730,000 (2025), a CAGR of 2.7% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2023→2024), 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 $1,754,452. 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 11% of market value ($9,279,380 land vs $76,450,620 improvements), about $55/SF of land. Most value sits in the improvements, so building condition, age (~9 yrs), and rent roll drive the underwriting.
Submarket Position: At $85,730,000, 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 +2.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $98,126,899 by 2030, with an estimated annual tax burden around $1,848,458. 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.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 272,084 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% | $793,173.96 | $793,173.96 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $449,239.77 | $449,239.77 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $322,211.92 | $322,211.92 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $101,181.12 | $101,181.12 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $88,644.82 | $88,644.82 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $1,754,451.59 | $1,754,451.59 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $74,510,000 | $85,730,000 | -13.1% |
| Assessed Value | $74,510,000 | $85,730,000 | -13.1% |
| Land Value | $9,279,380 | $9,279,380 | +0.0% |
| Improvement Value | $65,230,620 | $76,450,620 | -14.7% |
| Taxable Value | $74,510,000 | $85,730,000 | -13.1% |
| Total Tax 2026 = estimate |
~$1,524,836
Estimated
|
~$1,754,452
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $83,513,985 | $74,510,000 | -9,003,985 (-10.8%) |
| Taxable Value | $83,513,985 | $74,510,000 | -9,003,985 (-10.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $74,510,000 | $9,279,380 | $65,230,620 | — | $74,510,000 | $74,510,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $85,730,000 | $9,279,380 | $76,450,620 | — | $85,730,000 | $85,730,000 | ~$1,754,452 | Partial |
| 2024 | $103,420,000 | — | — | −$94,140,620 | $9,279,380 | $— | $1,887,281 | Verified |
| 2023 | $84,000,000 | — | — | −$74,720,620 | $9,279,380 | $— | $1,624,448 | Verified |
| 2022 | $69,000,000 | — | — | −$59,720,620 | $9,279,380 | $— | $1,666,565 | Verified |
| 2021 | $76,950,000 | — | — | −$67,670,620 | $9,279,380 | $— | $1,504,864 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -2.6% | -2.6% | ~100% | Not available | Partial |
| 2025 | -10.0% | -10.0% | ~100% | Not available | Partial |
| 2024 | -11.0% | -11.0% | ~100% | 1.9800% | Verified |
| 2023 | +16.7% | +16.7% | ~100% | 1.5200% | Verified |
| 2022 | +27.7% | +27.7% | ~100% | 1.8200% | Verified |
| 2021 | base year | — | ~100% | 1.9600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +19.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -13.1% | +0.9% | +5.8% | +23.1% | 2024 | -17.1% | 2025 |
| Assessment Ratio | 100.0% | 40.9% | — | 100.0% | 2025 | 9.0% | 2024 |
| 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 |
$1,754,452 | $1,687,522 | ~$1,811,453 | $1,887,281 | 2024 | $1,504,864 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$88,077,276 | ~$88,077,276 | ~2.0139% | ~$1,773,820 | +2.7% |
| 2027 | ~$90,488,820 | ~$90,488,820 | ~1.9814% | ~$1,792,935 | +5.6% |
| 2028 | ~$92,966,391 | ~$92,966,391 | ~1.9488% | ~$1,811,766 | +8.4% |
| 2029 | ~$95,511,799 | ~$95,511,799 | ~1.9163% | ~$1,830,284 | +11.4% |
| 2030 | ~$98,126,899 | ~$98,126,899 | ~1.8837% | ~$1,848,458 | +14.5% |
| 2026 | ~$86,362,676 | ~$86,362,676 | ~2.0465% | ~$1,767,399 | +0.7% |
| 2027 | ~$87,000,021 | ~$87,000,021 | ~2.0465% | ~$1,780,442 | +1.5% |
| 2028 | ~$87,642,069 | ~$87,642,069 | ~2.0465% | ~$1,793,582 | +2.2% |
| 2029 | ~$88,288,856 | ~$88,288,856 | ~2.0465% | ~$1,806,818 | +3.0% |
| 2030 | ~$88,940,415 | ~$88,940,415 | ~2.0465% | ~$1,820,152 | +3.7% |
| 2026 | ~$89,791,876 | ~$89,791,876 | ~1.9977% | ~$1,793,738 | +4.7% |
| 2027 | ~$94,046,203 | ~$94,046,203 | ~1.9488% | ~$1,832,810 | +9.7% |
| 2028 | ~$98,502,099 | ~$98,502,099 | ~1.9000% | ~$1,871,556 | +14.9% |
| 2029 | ~$103,169,115 | ~$103,169,115 | ~1.8512% | ~$1,909,860 | +20.3% |
| 2030 | ~$108,057,254 | ~$108,057,254 | ~1.8024% | ~$1,947,593 | +26.0% |
In 2025, this property's market value of $85,730,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 165× 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 | $85,730,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $103,420,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $84,000,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $69,000,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $76,950,000 | $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.