4009 SABIO DR TX 78749
| Owner | AGR APARTMENTS LLC |
|---|---|
| Parcel ID | 0412231302 |
| Short ID | 889261 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 324,860 SF |
| Land SF | 364,292 SF |
| Acres | 8.363 |
| Year Built | 2020 |
| Legal | LOT 3 BLK A RANCHO GARZA SUBD AMENDED |
| Neighborhood | 08SW |
| Land | $12,750,230 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $12,750,230 |
| Improvement | $73,809,770 |
|---|---|
| Total Improvement | $73,809,770 |
| Market | $86,560,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $86,560,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $86,560,000 |
| Taxable Value | $86,560,000 |
|---|
Appreciation: Market value has risen +23.8% from $69,900,000 (2021) to $86,560,000 (2025), a CAGR of 5.5% 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 $1,771,437. 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 15% of market value ($12,750,230 land vs $73,809,770 improvements), about $35/SF of land. Most value sits in the improvements, so building condition, age (~6 yrs), and rent roll drive the underwriting.
Submarket Position: At $86,560,000, 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 +5.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $113,075,193 by 2030, with an estimated annual tax burden around $2,130,045. 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 | 324,860 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% | $800,853.12 | $800,853.12 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $453,589.12 | $453,589.12 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $325,331.43 | $325,331.43 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $102,160.71 | $102,160.71 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $89,503.04 | $89,503.04 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $1,771,437.42 | $1,771,437.42 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $81,860,000 | $86,560,000 | -5.4% |
| Assessed Value | $81,860,000 | $86,560,000 | -5.4% |
| Land Value | $12,750,230 | $12,750,230 | +0.0% |
| Improvement Value | $69,109,770 | $73,809,770 | -6.4% |
| Taxable Value | $81,860,000 | $86,560,000 | -5.4% |
| Total Tax 2026 = estimate |
~$1,675,253
Estimated
|
~$1,771,437
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $86,036,826 | $81,860,000 | -4,176,826 (-4.9%) |
| Taxable Value | $86,036,826 | $81,860,000 | -4,176,826 (-4.9%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $81,860,000 | $12,750,230 | $69,109,770 | — | $81,860,000 | $81,860,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $86,560,000 | $12,750,230 | $73,809,770 | — | $86,560,000 | $86,560,000 | ~$1,771,437 | Partial |
| 2024 | $101,650,000 | — | — | −$88,899,770 | $12,750,230 | $— | $1,888,801 | Verified |
| 2023 | $95,000,000 | — | — | −$82,249,770 | $12,750,230 | $— | $1,848,220 | Verified |
| 2022 | $73,500,000 | — | — | −$60,749,770 | $12,750,230 | $— | $1,881,072 | Verified |
| 2021 | $69,900,000 | — | — | −$57,149,770 | $12,750,230 | $— | $1,601,955 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -0.6% | -0.6% | ~100% | Not available | Partial |
| 2025 | -14.3% | -14.3% | ~100% | Not available | Partial |
| 2024 | -8.9% | -8.9% | ~100% | 1.8700% | Verified |
| 2023 | +10.9% | +10.9% | ~100% | 1.6700% | Verified |
| 2022 | +32.4% | +32.4% | ~100% | 1.8800% | Verified |
| 2021 | base year | — | ~100% | 2.2900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +14.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -5.4% | +4.3% | +6.7% | +29.3% | 2023 | -14.8% | 2025 |
| Assessment Ratio | 100.0% | 43.6% | — | 100.0% | 2025 | 12.5% | 2024 |
| 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 |
$1,771,437 | $1,798,297 | ~$1,982,385 | $1,888,801 | 2024 | $1,601,955 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$91,311,876 | ~$91,311,876 | ~2.0139% | ~$1,838,963 | +5.5% |
| 2027 | ~$96,324,615 | ~$96,324,615 | ~1.9814% | ~$1,908,564 | +11.3% |
| 2028 | ~$101,612,539 | ~$101,612,539 | ~1.9488% | ~$1,980,265 | +17.4% |
| 2029 | ~$107,190,753 | ~$107,190,753 | ~1.9163% | ~$2,054,087 | +23.8% |
| 2030 | ~$113,075,193 | ~$113,075,193 | ~1.8837% | ~$2,130,045 | +30.6% |
| 2026 | ~$89,580,676 | ~$89,580,676 | ~2.0465% | ~$1,833,255 | +3.5% |
| 2027 | ~$92,706,764 | ~$92,706,764 | ~2.0465% | ~$1,897,230 | +7.1% |
| 2028 | ~$95,941,944 | ~$95,941,944 | ~2.0465% | ~$1,963,437 | +10.8% |
| 2029 | ~$99,290,020 | ~$99,290,020 | ~2.0465% | ~$2,031,955 | +14.7% |
| 2030 | ~$102,754,935 | ~$102,754,935 | ~2.0465% | ~$2,102,864 | +18.7% |
| 2026 | ~$93,043,076 | ~$93,043,076 | ~1.9977% | ~$1,858,686 | +7.5% |
| 2027 | ~$100,011,714 | ~$100,011,714 | ~1.9488% | ~$1,949,068 | +15.5% |
| 2028 | ~$107,502,282 | ~$107,502,282 | ~1.9000% | ~$2,042,561 | +24.2% |
| 2029 | ~$115,553,871 | ~$115,553,871 | ~1.8512% | ~$2,139,126 | +33.5% |
| 2030 | ~$124,208,498 | ~$124,208,498 | ~1.8024% | ~$2,238,698 | +43.5% |
In 2025, this property's market value of $86,560,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 167× 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 | $86,560,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $101,650,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $95,000,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $73,500,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $69,900,000 | $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.