4424 GAINES RANCH LOOP TX 78735
| Owner | CAMDEN PROPERTY TRUST |
|---|---|
| Parcel ID | 0407270127 |
| Short ID | 380512 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 372,531 SF |
| Land SF | 1,342,084 SF |
| Acres | 30.810 |
| Year Built | 1996 |
| Legal | LOT 2 BLK B GAINES RANCH SEC 1 |
| Neighborhood | 08SW1 |
| Land | $9,595,901 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $9,595,901 |
| Improvement | $94,064,099 |
|---|---|
| Total Improvement | $94,064,099 |
| Market | $103,660,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $103,660,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $103,660,000 |
| Taxable Value | $103,660,000 |
|---|
Appreciation: Market value has risen +35.5% from $76,500,000 (2021) to $103,660,000 (2025), a CAGR of 7.9% over 4 years. This represents moderate, steady growth. 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 $2,121,386. 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 9% of market value ($9,595,901 land vs $94,064,099 improvements), about $7/SF of land. Most value sits in the improvements, so building condition, age (~30 yrs), and rent roll drive the underwriting.
Submarket Position: At $103,660,000, 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 +7.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $151,547,374 by 2030, with an estimated annual tax burden around $2,854,762. 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.
25 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| SO | Sketch Only | 563,572 SF | ✗ |
| 491 | SPRINKLER HEADS | 379,128 SF | ✗ |
| 551 | PAVED AREA | 230,000 SF | ✗ |
| 1ST | 1st Floor | 137,354 SF | ✓ |
| 2ND | 2nd Floor | 134,161 SF | ✓ |
| 3RD | 3rd Floor | 101,016 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 52,044 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 48,362 SF | ✗ |
| 013C | PORCH OPEN 3 COMM | 39,837 SF | ✗ |
| 041C | GARAGE ATT 1ST COMM | 25,905 SF | ✓ |
| 051C | CARPORT DET 1ST COMM | 11,200 SF | ✗ |
| 611 | TERRACE | 5,400 SF | ✗ |
| 581C | STORAGE ATT COMM | 5,347 SF | ✓ |
| 601 | POOL COMM'L | 3,109 SF | ✗ |
| 571C | STORAGE DET COMM | 1,582 SF | ✓ |
| MISC | Miscellaneous | 12 SF | ✓ |
| 482 | LIGHT POLES | 6 SF | ✓ |
| 133 | PLBG 5-FIXT SUP | 1 SF | ✓ |
| 143 | BATHTUB SUP | 1 SF | ✓ |
| 153 | COMMODE SUP | 1 SF | ✓ |
| 163 | LAVATORY SUP | 1 SF | ✓ |
| 183 | SINK SUP | 1 SF | ✓ |
| 223 | FOUNTAIN WTR SUP | 1 SF | ✓ |
| 276 | ELEVATOR COM PAS | 1 SF | ✓ |
| 521 | FIREPLACE | 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% | $911,322.00 | $911,322.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $516,156.75 | $516,156.75 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $370,207.33 | $370,207.33 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $116,252.66 | $116,252.66 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $101,849.00 | $101,849.00 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $2,015,787.74 | $2,015,787.74 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $95,520,000 | $103,660,000 | -7.9% |
| Assessed Value | $95,520,000 | $103,660,000 | -7.9% |
| Land Value | $9,595,901 | $9,595,901 | +0.0% |
| Improvement Value | $85,924,099 | $94,064,099 | -8.7% |
| Taxable Value | $95,520,000 | $103,660,000 | -7.9% |
| Total Tax 2026 = estimate |
~$1,954,802
Estimated
|
~$2,015,788
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $95,520,000 | $95,520,000 | +0 (+0.0%) |
| Taxable Value | $95,520,000 | $95,520,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $95,520,000 | $9,595,901 | $85,924,099 | — | $95,520,000 | $95,520,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $103,660,000 | $9,595,901 | $94,064,099 | — | $103,660,000 | $103,660,000 | ~$2,015,788 | Partial |
| 2024 | $115,000,000 | — | — | −$105,404,099 | $9,595,901 | $— | $2,054,813 | Verified |
| 2023 | $104,000,000 | — | — | −$94,404,099 | $9,595,901 | $— | $2,080,634 | Verified |
| 2022 | $77,510,000 | — | — | −$67,914,099 | $9,595,901 | $— | $2,060,375 | Verified |
| 2021 | $76,500,000 | — | — | −$66,904,099 | $9,595,901 | $— | $1,687,144 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -7.9% | -7.9% | ~100% | Not available | Partial |
| 2025 | -0.0% | -0.0% | ~100% | Not available | Partial |
| 2024 | -20.3% | -20.3% | ~100% | 1.9800% | Verified |
| 2023 | +17.8% | +17.8% | ~100% | 1.6000% | Verified |
| 2022 | +42.6% | +42.6% | ~100% | 1.8600% | Verified |
| 2021 | base year | — | ~100% | 2.2100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +33.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -7.9% | +5.7% | +9.7% | +34.2% | 2023 | -9.9% | 2025 |
| Assessment Ratio | 100.0% | 40.4% | — | 100.0% | 2025 | 8.3% | 2024 |
| Effective Tax Rate (2025) | 1.9400% | 1.9400% | — | 1.9400% | 2025 | 1.9400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$2,015,788 | $1,979,751 | ~$2,545,374 | $2,080,634 | 2023 | $1,687,144 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$111,840,383 | ~$111,840,383 | ~2.0139% | ~$2,252,394 | +7.9% |
| 2027 | ~$120,666,326 | ~$120,666,326 | ~1.9814% | ~$2,390,868 | +16.4% |
| 2028 | ~$130,188,772 | ~$130,188,772 | ~1.9488% | ~$2,537,170 | +25.6% |
| 2029 | ~$140,462,688 | ~$140,462,688 | ~1.9163% | ~$2,691,674 | +35.5% |
| 2030 | ~$151,547,374 | ~$151,547,374 | ~1.8837% | ~$2,854,762 | +46.2% |
| 2026 | ~$109,767,183 | ~$109,767,183 | ~2.0465% | ~$2,246,369 | +5.9% |
| 2027 | ~$116,234,175 | ~$116,234,175 | ~2.0465% | ~$2,378,715 | +12.1% |
| 2028 | ~$123,082,172 | ~$123,082,172 | ~2.0465% | ~$2,518,858 | +18.7% |
| 2029 | ~$130,333,623 | ~$130,333,623 | ~2.0465% | ~$2,667,258 | +25.7% |
| 2030 | ~$138,012,296 | ~$138,012,296 | ~2.0465% | ~$2,824,401 | +33.1% |
| 2026 | ~$113,913,583 | ~$113,913,583 | ~1.9977% | ~$2,275,609 | +9.9% |
| 2027 | ~$125,181,405 | ~$125,181,405 | ~1.9488% | ~$2,439,585 | +20.8% |
| 2028 | ~$137,563,790 | ~$137,563,790 | ~1.9000% | ~$2,613,735 | +32.7% |
| 2029 | ~$151,170,984 | ~$151,170,984 | ~1.8512% | ~$2,798,468 | +45.8% |
| 2030 | ~$166,124,141 | ~$166,124,141 | ~1.8024% | ~$2,994,174 | +60.3% |
In 2025, this property's market value of $103,660,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 199× 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 | $103,660,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $115,000,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $104,000,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $77,510,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $76,500,000 | $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.