3209 N IH 35 SVRD NB TX
| Owner | INTERGERMAN GRACE WOODS LIMITED |
|---|---|
| Parcel ID | 0309020310 |
| Short ID | 289709 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 305,559 SF |
| Land SF | 723,227 SF |
| Acres | 16.603 |
| Year Built | 1980 |
| Legal | LOT 1-2 KNOLL SUBD THE |
| Neighborhood | 08SE1 |
| Land | $36,161,334 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $36,161,334 |
| Improvement | $19,338,666 |
|---|---|
| Total Improvement | $19,338,666 |
| Market | $55,500,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $55,500,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $55,500,000 |
| Taxable Value | $55,500,000 |
|---|
Appreciation: Market value has risen +15.0% from $48,270,000 (2021) to $55,500,000 (2025), a CAGR of 3.6% over 4 years. Growth has been relatively flat for this asset class. 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 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $1,135,799. 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 65% of market value ($36,161,334 land vs $19,338,666 improvements), about $50/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $55,500,000, 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 +3.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $66,078,867 by 2030, with an estimated annual tax burden around $1,244,756. 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.
30 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| SO | Sketch Only | 509,310 SF | ✗ |
| 551 | PAVED AREA | 149,770 SF | ✗ |
| 1ST | 1st Floor | 130,910 SF | ✓ |
| 2ND | 2nd Floor | 125,957 SF | ✓ |
| 3RD | 3rd Floor | 48,236 SF | ✓ |
| 591 | MASONRY TRIM SF | 43,292 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 18,476 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 17,976 SF | ✗ |
| 581C | STORAGE ATT COMM | 10,302 SF | ✓ |
| 013C | PORCH OPEN 3 COMM | 5,708 SF | ✗ |
| 611 | TERRACE | 4,110 SF | ✗ |
| 601 | POOL COMM'L | 2,966 SF | ✗ |
| 511 | DECK | 1,814 SF | ✗ |
| 571C | STORAGE DET COMM | 700 SF | ✓ |
| 1/2 | Half Floor | 456 SF | ✓ |
| MISC | Miscellaneous | 27 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 2 SF | ✓ |
| 142 | BATHTUB AVG | 2 SF | ✓ |
| 152 | COMMODE AVG | 2 SF | ✓ |
| 162 | LAVATORY AVG | 2 SF | ✓ |
| 242 | OBS OVEN/BURN | 2 SF | ✓ |
| 299 | ALL FLAT VALUE | 2 SF | ✓ |
| 521 | FIREPLACE | 2 SF | ✓ |
| 303 | STAIRWAYS FV | 2 SF | ✓ |
| 192 | WATER HTR AVG | 1 SF | ✓ |
| 413 | STAIRWAY EXT | 1 SF | ✓ |
| 182 | SINK AVG | 1 SF | ✓ |
| 282 | LIGHT POLES FV | 1 SF | ✓ |
| 305 | BALCONY FV | 1 SF | ✓ |
| 539 | FENCE FV | 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% | $490,356.00 | $490,356.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $277,729.01 | $277,729.01 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $199,197.85 | $199,197.85 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $62,552.19 | $62,552.19 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $54,802.00 | $54,802.00 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $1,084,637.05 | $1,084,637.05 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $48,530,000 | $55,500,000 | -12.6% |
| Assessed Value | $48,530,000 | $55,500,000 | -12.6% |
| Land Value | $36,161,334 | $36,161,334 | +0.0% |
| Improvement Value | $12,368,666 | $19,338,666 | -36.0% |
| Taxable Value | $48,530,000 | $55,500,000 | -12.6% |
| Total Tax 2026 = estimate |
~$993,159
Estimated
|
~$1,084,637
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $48,530,000 | $48,530,000 | +0 (+0.0%) |
| Taxable Value | $48,530,000 | $48,530,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $48,530,000 | $36,161,334 | $12,368,666 | — | $48,530,000 | $48,530,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $55,500,000 | $36,161,334 | $19,338,666 | — | $55,500,000 | $55,500,000 | ~$1,084,637 | Partial |
| 2024 | $62,100,000 | — | — | −$25,938,666 | $36,161,334 | $— | $1,284,810 | Verified |
| 2023 | $59,200,000 | — | — | −$51,967,733 | $7,232,267 | $— | $1,129,853 | Verified |
| 2022 | $47,600,000 | — | — | −$40,367,733 | $7,232,267 | $— | $1,172,412 | Verified |
| 2021 | $48,270,000 | — | — | −$41,037,733 | $7,232,267 | $— | $1,038,090 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -12.6% | -12.6% | ~100% | Not available | Partial |
| 2025 | -14.4% | -14.4% | ~100% | Not available | Partial |
| 2024 | -5.4% | -5.4% | ~100% | 1.9800% | Verified |
| 2023 | +9.6% | +9.6% | ~100% | 1.6500% | Verified |
| 2022 | +26.3% | +26.3% | ~100% | 1.8800% | Verified |
| 2021 | base year | — | ~100% | 2.1500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +12.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -12.6% | +0.9% | +6.5% | +24.4% | 2023 | -12.6% | 2026 |
| Assessment Ratio | 100.0% | 50.1% | — | 100.0% | 2025 | 12.2% | 2023 |
| Effective Tax Rate (2025) | 1.9500% | 1.9500% | — | 1.9500% | 2025 | 1.9500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,084,637 | $1,141,960 | ~$1,201,028 | $1,284,810 | 2024 | $1,038,090 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$57,470,755 | ~$57,470,755 | ~2.0139% | ~$1,157,425 | +3.6% |
| 2027 | ~$59,511,490 | ~$59,511,490 | ~1.9814% | ~$1,179,154 | +7.2% |
| 2028 | ~$61,624,690 | ~$61,624,690 | ~1.9488% | ~$1,200,966 | +11.0% |
| 2029 | ~$63,812,927 | ~$63,812,927 | ~1.9163% | ~$1,222,841 | +15.0% |
| 2030 | ~$66,078,867 | ~$66,078,867 | ~1.8837% | ~$1,244,756 | +19.1% |
| 2026 | ~$56,360,755 | ~$56,360,755 | ~2.0465% | ~$1,153,414 | +1.6% |
| 2027 | ~$57,234,860 | ~$57,234,860 | ~2.0465% | ~$1,171,303 | +3.1% |
| 2028 | ~$58,122,521 | ~$58,122,521 | ~2.0465% | ~$1,189,469 | +4.7% |
| 2029 | ~$59,023,949 | ~$59,023,949 | ~2.0465% | ~$1,207,916 | +6.3% |
| 2030 | ~$59,939,358 | ~$59,939,358 | ~2.0465% | ~$1,226,650 | +8.0% |
| 2026 | ~$58,580,755 | ~$58,580,755 | ~1.9977% | ~$1,170,246 | +5.6% |
| 2027 | ~$61,832,520 | ~$61,832,520 | ~1.9488% | ~$1,205,017 | +11.4% |
| 2028 | ~$65,264,788 | ~$65,264,788 | ~1.9000% | ~$1,240,042 | +17.6% |
| 2029 | ~$68,887,578 | ~$68,887,578 | ~1.8512% | ~$1,275,243 | +24.1% |
| 2030 | ~$72,711,466 | ~$72,711,466 | ~1.8024% | ~$1,310,531 | +31.0% |
In 2025, this property's market value of $55,500,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 107× 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 | $55,500,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $62,100,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $59,200,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $47,600,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $48,270,000 | $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.