2309 LA CASA DR TX 78704
| Owner | LDS HOMES LLC |
|---|---|
| Parcel ID | 0400100852 |
| Short ID | 302560 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 3,538 SF |
| Land SF | 7,000 SF |
| Acres | 0.161 |
| Year Built | 2023 |
| Legal | LOT 3 BLK A M S Z ADDN |
| Neighborhood | L1005 |
| Land | $617,143 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $617,143 |
| Improvement | $568,767 |
|---|---|
| Total Improvement | $568,767 |
| Market | $1,185,910 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,185,910 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,185,910 |
| Taxable Value | $1,185,910 |
|---|
Appreciation: Market value has risen +186.1% from $414,557 (2021) to $1,185,910 (2025), a CAGR of 30.1% over 4 years. This is strong appreciation — well above typical inflation. 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 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 $24,269. 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 cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 52% of market value ($617,143 land vs $568,767 improvements), about $88/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $1,185,910, 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 +30.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,412,006 by 2030, with an estimated annual tax burden around $35,978. 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.
13 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 3,538 SF | ✗ |
| 1ST | 1st Floor | 1,364 SF | ✓ |
| 2ND | 2nd Floor | 1,356 SF | ✓ |
| 3RD | 3rd Floor | 818 SF | ✓ |
| 612 | TERRACE UNCOVERD | 456 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 234 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 231 SF | ✓ |
| 061 | CARPORT ATT 1ST | 180 SF | ✗ |
| 513 | DECK COVERED | 108 SF | ✗ |
| 581 | STORAGE ATT | 36 SF | ✓ |
| 252 | BEDROOMS | 6 SF | ✓ |
| 251 | BATHROOM | 6 SF | ✓ |
| 250 | HALF BATHROOM | 2 SF | ✓ |
Market value changed by 117% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $10,972.04 | $10,972.04 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,214.37 | $6,214.37 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,457.18 | $4,457.18 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,399.65 | $1,399.65 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,226.23 | $1,226.23 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $24,269.47 | $24,269.47 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $991,411 | $1,185,910 | -16.4% |
| Assessed Value | $991,411 | $1,185,910 | -16.4% |
| Land Value | $617,143 | $617,143 | +0.0% |
| Improvement Value | $374,268 | $568,767 | -34.2% |
| Taxable Value | $991,411 | $1,185,910 | -16.4% |
| Total Tax 2026 = estimate |
~$20,289
Estimated
|
~$24,269
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,137,722 | $991,411 | -146,311 (-12.9%) |
| Taxable Value | $1,137,722 | $991,411 | -146,311 (-12.9%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $991,411 | $617,143 | $374,268 | — | $991,411 | $991,411 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,185,910 | $617,143 | $568,767 | — | $1,185,910 | $1,185,910 | ~$24,269 | Partial |
| 2024 | $1,115,617 | — | — | −$215,617 | $900,000 | $— | $21,535 | Verified |
| 2023 | $1,317,345 | — | — | −$367,345 | $950,000 | $— | $20,184 | Verified |
| 2022 | $606,700 | — | — | — | $950,000 ! | $— | $26,017 | Verified |
| 2021 | $414,557 | — | — | — | $425,000 ! | $— | $13,206 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -4.1% | -4.1% | ~100% | Not available | Partial |
| 2025 | +9.1% | +9.1% | ~100% | Not available | Partial |
| 2024 | -2.6% | -2.6% | ~100% | 1.9800% | Verified |
| 2023 | -15.3% | -15.3% | ~100% | 1.8100% | Verified |
| 2022 | +117.1% ! | +117.1% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 3.1900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +95.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -16.4% | +27.6% | +35.2% | +117.1% | 2023 | -16.4% | 2026 |
| Assessment Ratio | 100.0% | 102.0% | — | 156.6% | 2022 | 72.1% | 2023 |
| 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 |
$24,269 | $21,042 | ~$30,943 | $26,017 | 2022 | $13,206 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,542,299 | ~$1,304,501 | ~2.0139% | ~$26,272 | +30.1% |
| 2027 | ~$2,005,790 | ~$1,434,951 | ~1.9814% | ~$28,432 | +69.1% |
| 2028 | ~$2,608,569 | ~$1,578,446 | ~1.9488% | ~$30,761 | +120.0% |
| 2029 | ~$3,392,495 | ~$1,736,291 | ~1.9163% | ~$33,272 | +186.1% |
| 2030 | ~$4,412,006 | ~$1,909,920 | ~1.8837% | ~$35,978 | +272.0% |
| 2026 | ~$1,518,581 | ~$1,304,501 | ~2.0465% | ~$26,696 | +28.1% |
| 2027 | ~$1,944,572 | ~$1,434,951 | ~2.0465% | ~$29,366 | +64.0% |
| 2028 | ~$2,490,063 | ~$1,578,446 | ~2.0465% | ~$32,303 | +110.0% |
| 2029 | ~$3,188,574 | ~$1,736,291 | ~2.0465% | ~$35,533 | +168.9% |
| 2030 | ~$4,083,031 | ~$1,909,920 | ~2.0465% | ~$39,086 | +244.3% |
| 2026 | ~$1,566,017 | ~$1,304,501 | ~1.9977% | ~$26,060 | +32.1% |
| 2027 | ~$2,067,956 | ~$1,434,951 | ~1.9488% | ~$27,965 | +74.4% |
| 2028 | ~$2,730,777 | ~$1,578,446 | ~1.9000% | ~$29,991 | +130.3% |
| 2029 | ~$3,606,044 | ~$1,736,291 | ~1.8512% | ~$32,142 | +204.1% |
| 2030 | ~$4,761,851 | ~$1,909,920 | ~1.8024% | ~$34,424 | +301.5% |
In 2025, this property's market value of $1,185,910 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +128% above 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 | $1,185,910 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,115,617 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,317,345 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $606,700 | $506,618 | $615,058 | $906,429 | ↓ Below median | +39.1% |
| 2021 | $414,557 | $300,453 | $376,850 | $539,896 | ↑ Above median | 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.