7330 BLUFF SPRINGS RD TX 78744
| Owner | BLUFF SPRINGS TX PARTNERS LLC |
|---|---|
| Parcel ID | 0426050109 |
| Short ID | 850362 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 312,493 SF |
| Land SF | 909,381 SF |
| Acres | 20.877 |
| Year Built | 2015 |
| Legal | LOT 2 BENNETT TRACT SUBD |
| Neighborhood | 08SE1 |
| Land | $10,912,572 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $10,912,572 |
| Improvement | $48,037,428 |
|---|---|
| Total Improvement | $48,037,428 |
| Market | $58,950,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $58,950,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $58,950,000 |
| Taxable Value | $58,950,000 |
|---|
Appreciation: Market value has risen +7.6% from $54,800,000 (2021) to $58,950,000 (2025), a CAGR of 1.8% over 4 years. Growth has been relatively flat for this asset class. 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 $1,206,403. 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 19% of market value ($10,912,572 land vs $48,037,428 improvements), about $12/SF of land. Most value sits in the improvements, so building condition, age (~11 yrs), and rent roll drive the underwriting.
Submarket Position: At $58,950,000, 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 +1.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $64,582,206 by 2030, with an estimated annual tax burden around $1,216,562. 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.
19 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| SO | Sketch Only | 634,120 SF | ✗ |
| 2ND | 2nd Floor | 106,598 SF | ✓ |
| 3RD | 3rd Floor | 105,614 SF | ✓ |
| 1ST | 1st Floor | 100,281 SF | ✓ |
| 4TH | 4th Floor | 39,957 SF | ✓ |
| 012C | PORCH OPEN 2 COMM | 36,920 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 31,641 SF | ✗ |
| 013C | PORCH OPEN 3 COMM | 31,632 SF | ✗ |
| 551 | PAVED AREA | 16,500 SF | ✗ |
| 014C | PORCH OPEN 4 COMM | 11,979 SF | ✗ |
| 034 | GARAGE DET CLASS | 11,502 SF | ✓ |
| MISC | Miscellaneous | 6,290 SF | ✓ |
| 611 | TERRACE | 5,283 SF | ✗ |
| 054 | CARPORT DET CLAS | 4,788 SF | ✗ |
| 601 | POOL COMM'L | 2,644 SF | ✗ |
| 501 | CANOPY | 1,979 SF | ✗ |
| 511 | DECK | 1,092 SF | ✗ |
| 327 | STORAGE COMM'L | 981 SF | ✓ |
| 581C | STORAGE ATT COMM | 863 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% | $545,405.40 | $545,405.40 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $308,908.02 | $308,908.02 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $221,560.63 | $221,560.63 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $69,574.56 | $69,574.56 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $60,954.30 | $60,954.30 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $1,206,402.91 | $1,206,402.91 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $53,160,000 | $58,950,000 | -9.8% |
| Assessed Value | $53,160,000 | $58,950,000 | -9.8% |
| Land Value | $10,912,572 | $10,912,572 | +0.0% |
| Improvement Value | $42,247,428 | $48,037,428 | -12.1% |
| Taxable Value | $53,160,000 | $58,950,000 | -9.8% |
| Total Tax 2026 = estimate |
~$1,087,911
Estimated
|
~$1,206,403
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $53,160,000 | $53,160,000 | +0 (+0.0%) |
| Taxable Value | $53,160,000 | $53,160,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $53,160,000 | $10,912,572 | $42,247,428 | — | $53,160,000 | $53,160,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $58,950,000 | $10,912,572 | $48,037,428 | — | $58,950,000 | $58,950,000 | ~$1,206,403 | Partial |
| 2024 | $66,700,000 | — | — | −$55,787,428 | $10,912,572 | $— | $1,191,185 | Verified |
| 2023 | $68,544,443 | — | — | −$66,270,990 | $2,273,453 | $— | $1,207,941 | Verified |
| 2022 | $54,800,000 | — | — | −$52,526,547 | $2,273,453 | $— | $1,319,094 | Verified |
| 2021 | $54,800,000 | — | — | −$52,526,547 | $2,273,453 | $— | $1,192,820 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -9.8% | -9.8% | ~100% | Not available | Partial |
| 2025 | -5.0% | -5.0% | ~100% | Not available | Partial |
| 2024 | -8.6% | -8.6% | ~100% | 1.9200% | Verified |
| 2023 | -1.0% | -1.0% | ~100% | 1.7800% | Verified |
| 2022 | +25.1% | +25.1% | ~100% | 1.9200% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +7.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -9.8% | +0.2% | +4.1% | +25.1% | 2023 | -11.6% | 2025 |
| Assessment Ratio | 100.0% | 38.0% | — | 100.0% | 2025 | 3.3% | 2023 |
| 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 |
$1,206,403 | $1,223,489 | ~$1,213,157 | $1,319,094 | 2022 | $1,191,185 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$60,035,706 | ~$60,035,706 | ~2.0139% | ~$1,209,081 | +1.8% |
| 2027 | ~$61,141,408 | ~$61,141,408 | ~1.9814% | ~$1,211,449 | +3.7% |
| 2028 | ~$62,267,474 | ~$62,267,474 | ~1.9488% | ~$1,213,493 | +5.6% |
| 2029 | ~$63,414,279 | ~$63,414,279 | ~1.9163% | ~$1,215,202 | +7.6% |
| 2030 | ~$64,582,206 | ~$64,582,206 | ~1.8837% | ~$1,216,562 | +9.6% |
| 2026 | ~$58,856,706 | ~$58,856,706 | ~2.0465% | ~$1,204,494 | -0.2% |
| 2027 | ~$58,763,560 | ~$58,763,560 | ~2.0465% | ~$1,202,587 | -0.3% |
| 2028 | ~$58,670,561 | ~$58,670,561 | ~2.0465% | ~$1,200,684 | -0.5% |
| 2029 | ~$58,577,709 | ~$58,577,709 | ~2.0465% | ~$1,198,784 | -0.6% |
| 2030 | ~$58,485,004 | ~$58,485,004 | ~2.0465% | ~$1,196,887 | -0.8% |
| 2026 | ~$61,214,706 | ~$61,214,706 | ~1.9977% | ~$1,222,863 | +3.8% |
| 2027 | ~$63,566,416 | ~$63,566,416 | ~1.9488% | ~$1,238,807 | +7.8% |
| 2028 | ~$66,008,473 | ~$66,008,473 | ~1.9000% | ~$1,254,172 | +12.0% |
| 2029 | ~$68,544,347 | ~$68,544,347 | ~1.8512% | ~$1,268,889 | +16.3% |
| 2030 | ~$71,177,643 | ~$71,177,643 | ~1.8024% | ~$1,282,885 | +20.7% |
In 2025, this property's market value of $58,950,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 113× 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 | $58,950,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $66,700,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $68,544,443 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $54,800,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $54,800,000 | $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.