2347 DOUGLAS ST TX 78741
| Owner | DOUGLAS STREET LANDINGS |
|---|---|
| Parcel ID | 0309060701 |
| Short ID | 445833 |
| Type | Real |
| Use Code | 07 Apartment 50–100 Units |
| Valuation | Income |
| Improvement SF | 123,592 SF |
| Land SF | 479,116 SF |
| Acres | 10.999 |
| Year Built | 1999 |
| Legal | LOT 1 BLK A DOUGLAS LANDING SUBD |
| Neighborhood | 08TC |
| Land | $2,874,696 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,874,696 |
| Improvement | $7,305,304 |
|---|---|
| Total Improvement | $7,305,304 |
| Market | $10,180,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $10,180,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $10,180,000 |
| Taxable Value | $10,180,000 |
|---|
Appreciation: Market value has risen +52.5% from $6,676,039 (2021) to $10,180,000 (2025), a CAGR of 11.1% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2024→2025), 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 outpaced 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 $208,332. 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 28% of market value ($2,874,696 land vs $7,305,304 improvements), about $6/SF of land. Most value sits in the improvements, so building condition, age (~27 yrs), and rent roll drive the underwriting.
Submarket Position: At $10,180,000, 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 +11.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $17,249,794 by 2030, with an estimated annual tax burden around $308,839. 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.
20 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 491 | SPRINKLER HEADS | 122,596 SF | ✗ |
| 551 | PAVED AREA | 92,000 SF | ✗ |
| SO | Sketch Only | 83,704 SF | ✗ |
| 1ST | 1st Floor | 56,316 SF | ✓ |
| 2ND | 2nd Floor | 49,306 SF | ✓ |
| 3RD | 3rd Floor | 17,970 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 5,714 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 3,200 SF | ✗ |
| 013C | PORCH OPEN 3 COMM | 3,200 SF | ✗ |
| 612C | TERRACE UNCOVERD COMM | 950 SF | ✗ |
| 581C | STORAGE ATT COMM | 851 SF | ✓ |
| 601 | POOL COMM'L | 640 SF | ✗ |
| MISC | Miscellaneous | 7 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 142 | BATHTUB AVG | 1 SF | ✓ |
| 152 | COMMODE AVG | 1 SF | ✓ |
| 162 | LAVATORY AVG | 1 SF | ✓ |
| 182 | SINK AVG | 1 SF | ✓ |
| 192 | WATER HTR AVG | 1 SF | ✓ |
| 522C | FIREPLACE COMM | 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% | $86,968.80 | $86,968.80 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $49,257.60 | $49,257.60 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $35,329.43 | $35,329.43 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $11,094.16 | $11,094.16 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $9,719.60 | $9,719.60 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $192,369.59 | $192,369.59 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $11,227,250 | $10,180,000 | +10.3% |
| Assessed Value | $11,227,250 | $10,180,000 | +10.3% |
| Land Value | $2,874,696 | $2,874,696 | +0.0% |
| Improvement Value | $8,352,554 | $7,305,304 | +14.3% |
| Taxable Value | $11,227,250 | $10,180,000 | +10.3% |
| Total Tax 2026 = estimate |
~$229,764
Estimated
|
~$192,370
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $11,227,250 | $11,227,250 | +0 (+0.0%) |
| Taxable Value | $11,227,250 | $11,227,250 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $11,227,250 | $2,874,696 | $8,352,554 | — | $11,227,250 | $11,227,250 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $10,180,000 | $2,874,696 | $7,305,304 | — | $10,180,000 | $10,180,000 | ~$192,370 | Partial |
| 2024 | $7,800,000 | — | — | −$4,925,304 | $2,874,696 | $— | $167,121 | Verified |
| 2023 | $7,390,000 | — | — | −$4,515,304 | $2,874,696 | $— | $142,078 | Verified |
| 2022 | $6,940,000 | — | — | −$4,065,304 | $2,874,696 | $— | $125,496 | Verified |
| 2021 | $6,676,039 | — | — | −$3,801,343 | $2,874,696 | $— | $124,787 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +10.3% | +10.3% | ~100% | Not available | Partial |
| 2025 | +12.6% | +12.6% | ~100% | Not available | Partial |
| 2024 | -1.4% | -1.4% | ~100% | 1.8500% | Verified |
| 2023 | +24.0% | +24.0% | ~100% | 1.5500% | Verified |
| 2022 | +6.5% | +6.5% | ~100% | 1.7000% | Verified |
| 2021 | base year | — | ~100% | 1.8700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +46.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +10.3% | +11.4% | +9.1% | +30.5% | 2025 | +4.0% | 2022 |
| Assessment Ratio | 100.0% | 60.1% | — | 100.0% | 2025 | 36.9% | 2024 |
| Effective Tax Rate (2025) | 1.8900% | 1.8900% | — | 1.8900% | 2025 | 1.8900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$192,370 | $150,370 | ~$265,619 | $192,370 | 2025 | $124,787 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$11,312,407 | ~$11,198,000 | ~2.0139% | ~$225,521 | +11.1% |
| 2027 | ~$12,570,780 | ~$12,317,800 | ~1.9814% | ~$244,063 | +23.5% |
| 2028 | ~$13,969,133 | ~$13,549,580 | ~1.9488% | ~$264,060 | +37.2% |
| 2029 | ~$15,523,037 | ~$14,904,538 | ~1.9163% | ~$285,614 | +52.5% |
| 2030 | ~$17,249,794 | ~$16,394,992 | ~1.8837% | ~$308,839 | +69.4% |
| 2026 | ~$11,108,807 | ~$11,108,807 | ~2.0465% | ~$227,340 | +9.1% |
| 2027 | ~$12,122,356 | ~$12,122,356 | ~2.0465% | ~$248,082 | +19.1% |
| 2028 | ~$13,228,380 | ~$13,228,380 | ~2.0465% | ~$270,717 | +29.9% |
| 2029 | ~$14,435,316 | ~$14,435,316 | ~2.0465% | ~$295,417 | +41.8% |
| 2030 | ~$15,752,370 | ~$15,752,370 | ~2.0465% | ~$322,370 | +54.7% |
| 2026 | ~$11,516,007 | ~$11,198,000 | ~1.9977% | ~$223,698 | +13.1% |
| 2027 | ~$13,027,349 | ~$12,317,800 | ~1.9488% | ~$240,054 | +28.0% |
| 2028 | ~$14,737,036 | ~$13,549,580 | ~1.9000% | ~$257,444 | +44.8% |
| 2029 | ~$16,671,101 | ~$14,904,538 | ~1.8512% | ~$275,912 | +63.8% |
| 2030 | ~$18,858,989 | ~$16,394,992 | ~1.8024% | ~$295,499 | +85.3% |
In 2025, this property's market value of $10,180,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 20× 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 | $10,180,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $7,800,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $7,390,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $6,940,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $6,676,039 | $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.