3507 ALPINE CIR TX 78704
| Owner | GIACCHETTI MATTHEW |
|---|---|
| Parcel ID | 0407030271 |
| Short ID | 309758 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 3,870 SF |
| Land SF | 8,000 SF |
| Acres | 0.184 |
| Year Built | 1972 |
| Legal | LOT 3 MEISHA SUBD |
| Neighborhood | K2006 |
| Land | $393,750 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $393,750 |
| Improvement | $434,318 |
|---|---|
| Total Improvement | $434,318 |
| Market | $828,068 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $828,068 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $828,068 |
| Exemptions (−) (HS) | −$91,087 |
|---|---|
| Taxable Value | $736,981 |
Appreciation: Market value has risen +30.1% from $636,600 (2021) to $828,068 (2025), a CAGR of 6.8% over 4 years. This represents moderate, steady growth. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 $15,082. Austin ISD is the largest single contributor, at 43.3% 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 48% of market value ($393,750 land vs $434,318 improvements), about $49/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $828,068, 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 +6.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,150,311 by 2030, with an estimated annual tax burden around $21,669. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 3,870 SF | ✗ |
| 1ST | 1st Floor | 1,935 SF | ✓ |
| 2ND | 2nd Floor | 1,935 SF | ✓ |
| 551 | PAVED AREA | 1,680 SF | ✗ |
| 612 | TERRACE UNCOVERD | 256 SF | ✗ |
| 251 | BATHROOM | 6 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% | $6,366.01 | $6,366.01 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,861.91 | $3,861.91 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,769.91 | $2,769.91 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $869.81 | $869.81 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $851.05 | $851.05 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $14,718.69 | $14,718.69 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $790,418 | $828,068 | -4.5% |
| Assessed Value | $790,418 | $828,068 | -4.5% |
| Land Value | $393,750 | $393,750 | +0.0% |
| Improvement Value | $396,668 | $434,318 | -8.7% |
| Taxable Value | $703,472 | $736,981 | -4.5% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$14,396
Estimated
|
~$14,719
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $790,418 | $790,418 | +0 (+0.0%) |
| Taxable Value | $703,472 | $703,472 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $790,418 | $393,750 | $396,668 | — | $790,418 | $703,472 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $828,068 | $393,750 | $434,318 | — | $828,068 | $736,981 | ~$14,719 | Partial |
| 2024 | $1,178,392 | — | — | −$705,892 | $472,500 | $— | $19,750 | Verified |
| 2023 | $937,329 | — | — | −$464,829 | $472,500 | $— | $21,320 | Verified |
| 2022 | $739,475 | — | — | −$266,975 | $472,500 | $— | $18,512 | Verified |
| 2021 | $636,600 | — | — | −$321,600 | $315,000 | $— | $16,096 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -4.5% | -4.5% | ~100% | Not available | Partial |
| 2025 | -19.1% | -19.1% | ~100% | Not available | Partial |
| 2024 | -13.2% | -13.2% | ~100% | 1.9300% | Verified |
| 2023 | +25.7% | +25.7% | ~100% | 1.8100% | Verified |
| 2022 | +26.8% | +26.8% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.5300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +12.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -4.5% | +6.9% | +7.8% | +26.8% | 2023 | -29.7% | 2025 |
| Assessment Ratio | 100.0% | 67.3% | — | 100.0% | 2025 | 40.1% | 2024 |
| Effective Tax Rate (2025) | 1.7800% | 1.7800% | — | 1.7800% | 2025 | 1.7800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$14,719 | $18,079 | ~$19,698 | $21,320 | 2023 | $14,719 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$884,333 | ~$884,333 | ~2.0139% | ~$17,810 | +6.8% |
| 2027 | ~$944,421 | ~$944,421 | ~1.9814% | ~$18,713 | +14.1% |
| 2028 | ~$1,008,592 | ~$1,008,592 | ~1.9488% | ~$19,656 | +21.8% |
| 2029 | ~$1,077,123 | ~$1,077,123 | ~1.9163% | ~$20,641 | +30.1% |
| 2030 | ~$1,150,311 | ~$1,150,311 | ~1.8837% | ~$21,669 | +38.9% |
| 2026 | ~$867,772 | ~$867,772 | ~2.0465% | ~$17,759 | +4.8% |
| 2027 | ~$909,379 | ~$909,379 | ~2.0465% | ~$18,610 | +9.8% |
| 2028 | ~$952,981 | ~$952,981 | ~2.0465% | ~$19,503 | +15.1% |
| 2029 | ~$998,674 | ~$998,674 | ~2.0465% | ~$20,438 | +20.6% |
| 2030 | ~$1,046,558 | ~$1,046,558 | ~2.0465% | ~$21,418 | +26.4% |
| 2026 | ~$900,894 | ~$900,894 | ~1.9977% | ~$17,997 | +8.8% |
| 2027 | ~$980,126 | ~$980,126 | ~1.9488% | ~$19,101 | +18.4% |
| 2028 | ~$1,066,325 | ~$1,066,325 | ~1.9000% | ~$20,260 | +28.8% |
| 2029 | ~$1,160,106 | ~$1,160,106 | ~1.8512% | ~$21,476 | +40.1% |
| 2030 | ~$1,262,134 | ~$1,262,134 | ~1.8024% | ~$22,748 | +52.4% |
In 2025, this property's market value of $828,068 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +59% 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 | $828,068 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,178,392 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $937,329 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $739,475 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $636,600 | $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.