9101 CIRCLE DR TX 78736
| Owner | FOX HILL APARTMENTS OWNER LLC |
|---|---|
| Parcel ID | 0408530324 |
| Short ID | 734303 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 306,816 SF |
| Land SF | 1,424,543 SF |
| Acres | 32.703 |
| Year Built | 2009 |
| Legal | LOT 2 BLK A PEDERNALES ELECTRIC COOPERATIVE CIRCLE DRIVE AUSTIN SUBD |
| Neighborhood | 08SW1 |
| Land | $2,849,085 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,849,085 |
| Improvement | $59,290,915 |
|---|---|
| Total Improvement | $59,290,915 |
| Market | $62,140,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $62,140,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $62,140,000 |
| Taxable Value | $62,140,000 |
|---|
Appreciation: Market value has risen +28.9% from $48,200,000 (2021) to $62,140,000 (2025), a CAGR of 6.6% 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 1.5815% in 2025 (+0.0243% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $982,724. Austin ISD is the largest single contributor, at 58.5% 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 ($2,849,085 land vs $59,290,915 improvements), about $2/SF of land. Most value sits in the improvements, so building condition, age (~17 yrs), and rent roll drive the underwriting.
Submarket Position: At $62,140,000, 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 +6.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $85,364,345 by 2030, with an estimated annual tax burden around $1,222,805. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 102,272 SF | ✓ |
| 2ND | 2nd Floor | 102,272 SF | ✓ |
| 3RD | 3rd Floor | 102,272 SF | ✓ |
| 551 | PAVED AREA | 80,000 SF | ✗ |
| 041C | GARAGE ATT 1ST COMM | 32,640 SF | ✓ |
| 051C | CARPORT DET 1ST COMM | 5,040 SF | ✗ |
| MISC | Miscellaneous | 2,500 SF | ✓ |
| 601 | POOL COMM'L | 2,000 SF | ✗ |
| 132 | PLBG 5-FIXT AVG | 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% | $574,919.28 | $574,919.28 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $233,550.08 | $233,550.08 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $73,339.49 | $73,339.49 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $64,252.76 | $64,252.76 | Paid |
| E03 Travis County ESD # 03 | 0.0650% | 0.0450% | 0.0400% | 0.0530% | 0.0590% | +0.0060% | $36,662.60 | $36,662.60 | Paid |
| Combined Rate | 1.7007% | 1.5572% | 1.4034% | 1.5572% | 1.5815% | +0.0243% | $982,724.21 | $982,724.21 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $56,990,000 | $62,140,000 | -8.3% |
| Assessed Value | $56,990,000 | $62,140,000 | -8.3% |
| Land Value | $2,849,085 | $2,849,085 | +0.0% |
| Improvement Value | $54,140,915 | $59,290,915 | -8.7% |
| Taxable Value | $56,990,000 | $62,140,000 | -8.3% |
| Total Tax 2026 = estimate |
~$901,279
Estimated
|
~$982,724
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $62,019,223 | $56,990,000 | -5,029,223 (-8.1%) |
| Taxable Value | $62,019,223 | $56,990,000 | -5,029,223 (-8.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $56,990,000 | $2,849,085 | $54,140,915 | — | $56,990,000 | $56,990,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $62,140,000 | $2,849,085 | $59,290,915 | — | $62,140,000 | $62,140,000 | ~$982,724 | Partial |
| 2024 | $67,900,000 | — | — | −$65,050,915 | $2,849,085 | $— | $1,000,510 | Verified |
| 2023 | $64,751,441 | — | — | −$61,902,356 | $2,849,085 | $— | $956,490 | Verified |
| 2022 | $50,270,000 | — | — | −$44,571,829 | $5,698,171 | $— | $1,008,324 | Verified |
| 2021 | $48,200,000 | — | — | −$42,501,829 | $5,698,171 | $— | $854,931 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -0.2% | -0.2% | ~100% | Not available | Partial |
| 2025 | -3.3% | -3.3% | ~100% | Not available | Partial |
| 2024 | -10.1% | -10.1% | ~100% | 1.5600% | Verified |
| 2023 | +10.4% | +10.4% | ~100% | 1.3400% | Verified |
| 2022 | +28.8% | +28.8% | ~100% | 1.5600% | Verified |
| 2021 | base year | — | ~100% | 1.7700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +23.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -8.3% | +4.2% | +8.5% | +28.8% | 2023 | -8.5% | 2025 |
| Assessment Ratio | 100.0% | 38.6% | — | 100.0% | 2025 | 4.2% | 2024 |
| Effective Tax Rate (2025) | 1.5800% | 1.5800% | — | 1.5800% | 2025 | 1.5800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$982,724 | $960,596 | ~$1,123,439 | $1,008,324 | 2022 | $854,931 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$66,214,378 | ~$66,214,378 | ~1.5517% | ~$1,027,425 | +6.6% |
| 2027 | ~$70,555,903 | ~$70,555,903 | ~1.5219% | ~$1,073,764 | +13.5% |
| 2028 | ~$75,182,092 | ~$75,182,092 | ~1.4921% | ~$1,121,762 | +21.0% |
| 2029 | ~$80,111,610 | ~$80,111,610 | ~1.4623% | ~$1,171,438 | +28.9% |
| 2030 | ~$85,364,345 | ~$85,364,345 | ~1.4325% | ~$1,222,805 | +37.4% |
| 2026 | ~$64,971,578 | ~$64,971,578 | ~1.5815% | ~$1,027,505 | +4.6% |
| 2027 | ~$67,932,184 | ~$67,932,184 | ~1.5815% | ~$1,074,326 | +9.3% |
| 2028 | ~$71,027,698 | ~$71,027,698 | ~1.5815% | ~$1,123,280 | +14.3% |
| 2029 | ~$74,264,268 | ~$74,264,268 | ~1.5815% | ~$1,174,466 | +19.5% |
| 2030 | ~$77,648,321 | ~$77,648,321 | ~1.5815% | ~$1,227,983 | +25.0% |
| 2026 | ~$67,457,178 | ~$67,457,178 | ~1.5368% | ~$1,036,658 | +8.6% |
| 2027 | ~$73,229,334 | ~$73,229,334 | ~1.4921% | ~$1,092,625 | +17.8% |
| 2028 | ~$79,495,401 | ~$79,495,401 | ~1.4474% | ~$1,150,581 | +27.9% |
| 2029 | ~$86,297,640 | ~$86,297,640 | ~1.4027% | ~$1,210,455 | +38.9% |
| 2030 | ~$93,681,932 | ~$93,681,932 | ~1.3579% | ~$1,272,151 | +50.8% |
In 2025, this property's market value of $62,140,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 120× 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 | $62,140,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $67,900,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $64,751,441 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $50,270,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $48,200,000 | $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.