EIGER RD TX 78735
| Owner | CH REALTY VII-THC MF |
|---|---|
| Parcel ID | 0407370135 |
| Short ID | 865132 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 286,988 SF |
| Land SF | 1,207,875 SF |
| Acres | 27.729 |
| Year Built | 2017 |
| Legal | LOT 9A BLK A RIALTO PARK AT LANTANA RESUB LT 9 BLK A |
| Neighborhood | 08SW1 |
| Land | $4,227,563 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $4,227,563 |
| Improvement | $73,802,437 |
|---|---|
| Total Improvement | $73,802,437 |
| Market | $78,030,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $78,030,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $78,030,000 |
| Taxable Value | $78,030,000 |
|---|
Appreciation: Market value has risen +20.7% from $64,630,000 (2021) to $78,030,000 (2025), a CAGR of 4.8% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2021→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 $1,596,872. 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 5% of market value ($4,227,563 land vs $73,802,437 improvements), about $4/SF of land. Most value sits in the improvements, so building condition, age (~9 yrs), and rent roll drive the underwriting.
Submarket Position: At $78,030,000, 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 +4.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $98,752,005 by 2030, with an estimated annual tax burden around $1,860,233. 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 | 286,988 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% | $680,022.00 | $680,022.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $385,152.50 | $385,152.50 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $276,246.08 | $276,246.08 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $86,746.91 | $86,746.91 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $75,999.00 | $75,999.00 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $1,504,166.49 | $1,504,166.49 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $73,770,000 | $78,030,000 | -5.5% |
| Assessed Value | $73,770,000 | $78,030,000 | -5.5% |
| Land Value | $4,227,563 | $4,227,563 | +0.0% |
| Improvement Value | $69,542,437 | $73,802,437 | -5.8% |
| Taxable Value | $73,770,000 | $78,030,000 | -5.5% |
| Total Tax 2026 = estimate |
~$1,509,692
Estimated
|
~$1,504,166
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $74,437,752 | $73,770,000 | -667,752 (-0.9%) |
| Taxable Value | $74,437,752 | $73,770,000 | -667,752 (-0.9%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $73,770,000 | $4,227,563 | $69,542,437 | — | $73,770,000 | $73,770,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $78,030,000 | $4,227,563 | $73,802,437 | — | $78,030,000 | $78,030,000 | ~$1,504,166 | Partial |
| 2024 | $100,690,000 | — | — | −$96,462,437 | $4,227,563 | $— | $1,471,748 | Verified |
| 2023 | $92,540,000 | — | — | −$88,312,437 | $4,227,563 | $— | $1,502,011 | Verified |
| 2022 | $— | — | — | — | $4,227,563 | $— | $1,517,266 | Verified |
| 2021 | $64,630,000 | — | — | −$60,402,437 | $4,227,563 | $— | $1,372,610 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -4.6% | -4.6% | ~100% | Not available | Partial |
| 2025 | -6.1% | -6.1% | ~100% | Not available | Partial |
| 2024 | -17.4% | -17.4% | ~100% | 1.7700% | Verified |
| 2023 | +8.8% | +8.8% | ~100% | 1.4900% | Verified |
| 2022 | +39.7% | +39.7% | ~100% | 1.6400% | Verified |
| 2021 | base year | — | ~100% | 2.1200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +17.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -5.5% | +6.0% | +6.0% | +43.2% | 2023 | -22.5% | 2025 |
| Assessment Ratio | 100.0% | 43.1% | — | 100.0% | 2025 | 4.2% | 2024 |
| Effective Tax Rate (2025) | 1.9300% | 1.9300% | — | 1.9300% | 2025 | 1.9300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,504,166 | $1,462,634 | ~$1,752,622 | $1,504,166 | 2025 | $1,372,610 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$81,793,439 | ~$81,793,439 | ~2.0139% | ~$1,647,268 | +4.8% |
| 2027 | ~$85,738,392 | ~$85,738,392 | ~1.9814% | ~$1,698,810 | +9.9% |
| 2028 | ~$89,873,612 | ~$89,873,612 | ~1.9488% | ~$1,751,492 | +15.2% |
| 2029 | ~$94,208,276 | ~$94,208,276 | ~1.9163% | ~$1,805,305 | +20.7% |
| 2030 | ~$98,752,005 | ~$98,752,005 | ~1.8837% | ~$1,860,233 | +26.6% |
| 2026 | ~$80,232,839 | ~$80,232,839 | ~2.0465% | ~$1,641,953 | +2.8% |
| 2027 | ~$82,497,866 | ~$82,497,866 | ~2.0465% | ~$1,688,306 | +5.7% |
| 2028 | ~$84,826,836 | ~$84,826,836 | ~2.0465% | ~$1,735,968 | +8.7% |
| 2029 | ~$87,221,555 | ~$87,221,555 | ~2.0465% | ~$1,784,976 | +11.8% |
| 2030 | ~$89,683,878 | ~$89,683,878 | ~2.0465% | ~$1,835,367 | +14.9% |
| 2026 | ~$83,354,039 | ~$83,354,039 | ~1.9977% | ~$1,665,132 | +6.8% |
| 2027 | ~$89,041,341 | ~$89,041,341 | ~1.9488% | ~$1,735,273 | +14.1% |
| 2028 | ~$95,116,692 | ~$95,116,692 | ~1.9000% | ~$1,807,233 | +21.9% |
| 2029 | ~$101,606,567 | ~$101,606,567 | ~1.8512% | ~$1,880,935 | +30.2% |
| 2030 | ~$108,539,252 | ~$108,539,252 | ~1.8024% | ~$1,956,280 | +39.1% |
In 2025, this property's market value of $78,030,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 150× 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 | $78,030,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $100,690,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $92,540,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | — | $506,618 | $615,058 | $906,429 | — | +39.1% |
| 2021 | $64,630,000 | $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.