7817 LA CROSSE AVE TX 78739
| Owner | CIRCLE C HOMEOWNERS ASSOCIATION INC |
|---|---|
| Parcel ID | 0424500106 |
| Short ID | 787076 |
| Type | Real |
| Use Code | 17 Clubhouse |
| Valuation | Cost |
| Improvement SF | 7,155 SF |
| Land SF | 336,196 SF |
| Acres | 7.718 |
| Year Built | 2011 |
| Legal | LOT 1 BLK A CIRCLE C AMENITY PARK |
| Neighborhood | O1441 |
| Land | $11,375 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $11,375 |
| Improvement | $20,523 |
|---|---|
| Total Improvement | $20,523 |
| Market | $31,898 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $31,898 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $31,898 |
| Taxable Value | $31,898 |
|---|
Appreciation: Market value has risen +169.5% from $11,836 (2021) to $31,898 (2025), a CAGR of 28.1% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2023→2024), 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 outpaced 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 $653. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Homestead Cap History: This property had an active homestead cap as recently as 2024 ($21,508, ~67.4% of market value at the time). The cap has since reset or expired. Verified clear — 2025 Certified Historical data from AJR 2021–2024 (Partial confidence). Current status confirmed by 2025 TCAD Certified Export.
Asset Class: Multi-family residential. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 36% of market value ($11,375 land vs $20,523 improvements), about $0/SF of land. Most value sits in the improvements, so building condition, age (~15 yrs), and rent roll drive the underwriting.
Submarket Position: At $31,898, this parcel sits in the bottom quartile (<25th 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 +28.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $110,144 by 2030, with an estimated annual tax burden around $968. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 7,155 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 7,155 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 1,871 SF | ✗ |
| 251 | BATHROOM | 10 SF | ✓ |
| 604C | POOL CONC COMM | 1 SF | ✗ |
Market value changed by 83% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $295.12 | $295.12 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $167.15 | $167.15 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $119.89 | $119.89 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $37.65 | $37.65 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $32.98 | $32.98 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $652.79 | $652.79 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $20,039 | $31,898 | -37.2% |
| Assessed Value | $20,039 | $31,898 | -37.2% |
| Land Value | $11,375 | $11,375 | +0.0% |
| Improvement Value | $8,664 | $20,523 | -57.8% |
| Taxable Value | $20,039 | $31,898 | -37.2% |
| HS Cap Loss | — | -$21,508 (2024) | |
| Total Tax 2026 = estimate |
~$410
Estimated
|
~$653
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $20,039 | $20,039 | +0 (+0.0%) |
| Taxable Value | $20,039 | $20,039 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $20,039 | $11,375 | $8,664 | — | $20,039 | $20,039 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $31,898 | $11,375 | $20,523 | — | $31,898 | $31,898 | ~$653 | Partial |
| 2024 | $56,416 | — | — | −$45,041 | $11,375 | $— | $652 | Verified |
| 2023 | $21,564 | — | — | −$12,814 | $8,750 | $— | $1,021 | Verified |
| 2022 | $11,771 | — | — | −$3,021 | $8,750 | $— | $426 | Verified |
| 2021 | $11,836 | — | — | −$8,336 | $3,500 | $— | $256 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -37.2% | -37.2% | ~100% | Not available | Partial |
| 2025 | -3.0% | -3.0% | ~100% | Not available | Partial |
| 2024 | -41.7% | -41.7% | ~100% | 1.9800% | Verified |
| 2023 | +161.6% ! | +161.6% | ~100% | 1.8100% | Verified |
| 2022 | +83.2% ! | +83.2% | ~100% | 1.9800% | Verified |
| 2021 | base year | — | ~100% | 2.1600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +171.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -37.2% | +32.7% | +43.3% | +161.6% | 2024 | -43.5% | 2025 |
| Assessment Ratio | 100.0% | 60.8% | — | 100.0% | 2025 | 20.2% | 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 |
$653 | $601 | ~$832 | $1,021 | 2023 | $256 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$40,870 | ~$35,088 | ~2.0139% | ~$707 | +28.1% |
| 2027 | ~$52,365 | ~$38,597 | ~1.9814% | ~$765 | +64.2% |
| 2028 | ~$67,094 | ~$42,456 | ~1.9488% | ~$827 | +110.3% |
| 2029 | ~$85,965 | ~$46,702 | ~1.9163% | ~$895 | +169.5% |
| 2030 | ~$110,144 | ~$51,372 | ~1.8837% | ~$968 | +245.3% |
| 2026 | ~$40,232 | ~$35,088 | ~2.0465% | ~$718 | +26.1% |
| 2027 | ~$50,743 | ~$38,597 | ~2.0465% | ~$790 | +59.1% |
| 2028 | ~$64,001 | ~$42,456 | ~2.0465% | ~$869 | +100.6% |
| 2029 | ~$80,722 | ~$46,702 | ~2.0465% | ~$956 | +153.1% |
| 2030 | ~$101,812 | ~$51,372 | ~2.0465% | ~$1,051 | +219.2% |
| 2026 | ~$41,508 | ~$35,088 | ~1.9977% | ~$701 | +30.1% |
| 2027 | ~$54,013 | ~$38,597 | ~1.9488% | ~$752 | +69.3% |
| 2028 | ~$70,285 | ~$42,456 | ~1.9000% | ~$807 | +120.3% |
| 2029 | ~$91,460 | ~$46,702 | ~1.8512% | ~$865 | +186.7% |
| 2030 | ~$119,013 | ~$51,372 | ~1.8024% | ~$926 | +273.1% |
In 2025, this property's market value of $31,898 places it in the bottom 25% for Multi-Family properties in Travis County (12584 comparable) — -94% below 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 | $31,898 | $438,669 | $519,778 | $749,859 | ↓ Bottom 25% | -7.5% |
| 2024 | $56,416 | $467,458 | $564,615 | $848,565 | ↓ Bottom 25% | -6.3% |
| 2023 | $21,564 | $503,905 | $617,035 | $919,932 | ↓ Bottom 25% | +0.9% |
| 2022 | $11,771 | $506,618 | $615,058 | $906,429 | ↓ Bottom 25% | +39.1% |
| 2021 | $11,836 | $300,453 | $376,850 | $539,896 | ↓ Bottom 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.