2509 MONTOPOLIS DR TX 78741
| Owner | 2509 MONTOPOLIS QOZB LLC |
|---|---|
| Parcel ID | 0312130103 |
| Short ID | 291569 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 183,083 SF |
| Land SF | 237,228 SF |
| Acres | 5.446 |
| Year Built | 2020 |
| Legal | ABS 24 DELVALLE S ACR 6.407 |
| Neighborhood | 08SE |
| Land | $1,897,822 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,897,822 |
| Improvement | $39,842,178 |
|---|---|
| Total Improvement | $39,842,178 |
| Market | $41,740,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $41,740,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $41,740,000 |
| Taxable Value | $41,740,000 |
|---|
Appreciation: Market value has risen +568.3% from $6,245,994 (2021) to $41,740,000 (2025), a CAGR of 60.8% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2022), 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 2.0702% in 2025 (+0.0420% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $864,095. Del Valle ISD is the largest single contributor, at 45.8% 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 5% of market value ($1,897,822 land vs $39,842,178 improvements), about $8/SF of land. Most value sits in the improvements, so building condition, age (~6 yrs), and rent roll drive the underwriting.
Submarket Position: At $41,740,000, 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 +60.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $448,477,900 by 2030, with an estimated annual tax burden around $1,184,257. 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 | 183,083 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 |
|---|---|---|---|---|---|---|---|---|---|
| IDV Del Valle ISD | 1.2020% | 1.1846% | 1.0028% | 0.9969% | 0.9489% | -0.0480% | $396,070.86 | $396,070.86 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $218,724.70 | $218,724.70 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $156,877.70 | $156,877.70 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $49,262.80 | $49,262.80 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $43,159.16 | $43,159.16 | Paid |
| Combined Rate | 2.3170% | 2.1629% | 1.9525% | 2.0282% | 2.0702% | +0.0420% | $864,095.22 | $864,095.22 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $35,000,000 | $41,740,000 | -16.1% |
| Assessed Value | $35,000,000 | $41,740,000 | -16.1% |
| Land Value | $1,897,822 | $1,897,822 | +0.0% |
| Improvement Value | $33,102,178 | $39,842,178 | -16.9% |
| Taxable Value | $35,000,000 | $41,740,000 | -16.1% |
| Total Tax 2026 = estimate |
~$724,565
Estimated
|
~$864,095
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $35,000,000 | $35,000,000 | +0 (+0.0%) |
| Taxable Value | $35,000,000 | $35,000,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $35,000,000 | $1,897,822 | $33,102,178 | — | $35,000,000 | $35,000,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $41,740,000 | $1,897,822 | $39,842,178 | — | $41,740,000 | $41,740,000 | ~$864,095 | Partial |
| 2024 | $50,000,000 | — | — | −$48,102,178 | $1,897,822 | $— | $868,278 | Verified |
| 2023 | $47,165,080 | — | — | −$45,267,258 | $1,897,822 | $— | $976,274 | Verified |
| 2022 | $36,619,490 | — | — | −$34,386,779 | $2,232,711 | $— | $1,020,475 | Verified |
| 2021 | $6,245,994 | — | — | −$4,013,283 | $2,232,711 | $— | $848,466 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -16.1% | -16.1% | ~100% | Not available | Partial |
| 2025 | -2.5% | -2.5% | ~100% | Not available | Partial |
| 2024 | -23.5% | -23.5% | ~100% | 2.0300% | Verified |
| 2023 | +17.7% | +17.7% | ~100% | 1.7500% | Verified |
| 2022 | +29.7% | +29.7% | ~100% | 2.1500% | Verified |
| 2021 | base year | — | ~100% | 13.5800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +14.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -16.1% | +97.7% | +67.0% | +486.3% | 2022 | -16.5% | 2025 |
| Assessment Ratio | 100.0% | 41.6% | — | 100.0% | 2025 | 3.8% | 2024 |
| Effective Tax Rate (2025) | 2.0700% | 2.0700% | — | 2.0700% | 2025 | 2.0700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$864,095 | $915,518 | ~$1,050,249 | $1,020,475 | 2022 | $848,466 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$67,110,452 | ~$45,914,000 | ~2.0085% | ~$922,176 | +60.8% |
| 2027 | ~$107,901,600 | ~$50,505,400 | ~1.9468% | ~$983,233 | +158.5% |
| 2028 | ~$173,486,468 | ~$55,555,940 | ~1.8851% | ~$1,047,279 | +315.6% |
| 2029 | ~$278,935,202 | ~$61,111,534 | ~1.8234% | ~$1,114,302 | +568.3% |
| 2030 | ~$448,477,900 | ~$67,222,687 | ~1.7617% | ~$1,184,257 | +974.5% |
| 2026 | ~$66,275,652 | ~$45,914,000 | ~2.0702% | ~$950,505 | +58.8% |
| 2027 | ~$105,233,878 | ~$50,505,400 | ~2.0702% | ~$1,045,555 | +152.1% |
| 2028 | ~$167,092,571 | ~$55,555,940 | ~2.0702% | ~$1,150,111 | +300.3% |
| 2029 | ~$265,313,108 | ~$61,111,534 | ~2.0702% | ~$1,265,122 | +535.6% |
| 2030 | ~$421,269,748 | ~$67,222,687 | ~2.0702% | ~$1,391,634 | +909.3% |
| 2026 | ~$67,945,252 | ~$45,914,000 | ~1.9776% | ~$908,012 | +62.8% |
| 2027 | ~$110,602,714 | ~$50,505,400 | ~1.8851% | ~$952,072 | +165.0% |
| 2028 | ~$180,041,431 | ~$55,555,940 | ~1.7925% | ~$995,863 | +331.3% |
| 2029 | ~$293,075,238 | ~$61,111,534 | ~1.7000% | ~$1,038,892 | +602.1% |
| 2030 | ~$477,074,052 | ~$67,222,687 | ~1.6074% | ~$1,080,569 | +1043.0% |
In 2025, this property's market value of $41,740,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 80× 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 | $41,740,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $50,000,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $47,165,080 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $36,619,490 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $6,245,994 | $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.