8811 CULLEN LN TX 78739
| Owner | FAIRFIELD CULLEN LANE LLC |
|---|---|
| Parcel ID | 0430090302 |
| Short ID | 513040 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 434,872 SF |
| Land SF | 547,471 SF |
| Acres | 12.568 |
| Year Built | 2024 |
| Legal | TRT 1 * LESS W 9.97' STEGALL E K SUBD |
| Neighborhood | 1SO2 |
| Land | $7,390,856 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $7,390,856 |
| Improvement | $60,932,064 |
|---|---|
| Total Improvement | $60,932,064 |
| Market | $68,322,920 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $68,322,920 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $68,322,920 |
| Taxable Value | $68,322,920 |
|---|
Appreciation: Market value has risen +11113.2% from $609,310 (2021) to $68,322,920 (2025), a CAGR of 225.4% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2024→2025), 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 $1,398,218. 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 11% of market value ($7,390,856 land vs $60,932,064 improvements), about $13/SF of land. Most value sits in the improvements, so building condition, age (~2 yrs), and rent roll drive the underwriting.
Submarket Position: At $68,322,920, 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 +225.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $24,930,245,807 by 2030, with an estimated annual tax burden around $2,072,771. 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 | 434,872 SF | ✓ |
Market value changed by 275% 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% | $632,123.66 | $632,123.66 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $358,023.72 | $358,023.72 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $256,788.28 | $256,788.28 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $80,636.76 | $80,636.76 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $70,645.90 | $70,645.90 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $1,398,218.32 | $1,398,218.32 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $78,960,000 | $68,322,920 | +15.6% |
| Assessed Value | $78,960,000 | $68,322,920 | +15.6% |
| Land Value | $7,300,622 | $7,390,856 | -1.2% |
| Improvement Value | $71,659,378 | $60,932,064 | +17.6% |
| Taxable Value | $78,960,000 | $68,322,920 | +15.6% |
| Total Tax 2026 = estimate |
~$1,615,905
Estimated
|
~$1,398,218
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $115,646,700 | $78,960,000 | -36,686,700 (-31.7%) |
| Taxable Value | $115,646,700 | $78,960,000 | -36,686,700 (-31.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $78,960,000 | $7,300,622 | $71,659,378 | — | $78,960,000 | $78,960,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $68,322,920 | $7,390,856 | $60,932,064 | — | $68,322,920 | $68,322,920 | ~$1,398,218 | Partial |
| 2024 | $6,898,000 | — | — | — | $7,390,856 ! | $— | $946,320 | Verified |
| 2023 | $2,130,000 | — | — | — | $7,390,856 ! | $— | $125,288 | Verified |
| 2022 | $609,310 | — | — | — | $2,284,907 ! | $— | $42,787 | Verified |
| 2021 | $609,310 | — | — | −$1 | $609,309 | $— | $13,263 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +69.3% | +69.3% | ~100% | Not available | Partial |
| 2025 | +43.1% | +43.1% | ~100% | Not available | Partial |
| 2024 | +546.1% ! | +546.1% | ~100% | 1.9800% | Verified |
| 2023 | +223.5% ! | +223.5% | ~100% | 1.7000% | Verified |
| 2022 | +275.0% ! | +275.0% | ~100% | 1.8700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +11113.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +15.6% | +275.9% | +216.6% | +890.5% | 2025 | +0.0% | 2022 |
| Assessment Ratio | 100.0% | 188.2% | — | 375.0% | 2022 | 100.0% | 2021 |
| 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 |
$1,398,218 | $505,175 | ~$1,782,701 | $1,398,218 | 2025 | $13,263 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$222,330,194 | ~$75,155,212 | ~2.0139% | ~$1,513,578 | +225.4% |
| 2027 | ~$723,486,573 | ~$82,670,733 | ~1.9814% | ~$1,638,028 | +958.9% |
| 2028 | ~$2,354,303,802 | ~$90,937,807 | ~1.9488% | ~$1,772,232 | +3345.8% |
| 2029 | ~$7,661,159,996 | ~$100,031,587 | ~1.9163% | ~$1,916,896 | +11113.2% |
| 2030 | ~$24,930,245,807 | ~$110,034,746 | ~1.8837% | ~$2,072,771 | +36388.8% |
| 2026 | ~$220,963,736 | ~$75,155,212 | ~2.0465% | ~$1,538,040 | +223.4% |
| 2027 | ~$714,620,695 | ~$82,670,733 | ~2.0465% | ~$1,691,844 | +945.9% |
| 2028 | ~$2,311,160,857 | ~$90,937,807 | ~2.0465% | ~$1,861,029 | +3282.7% |
| 2029 | ~$7,474,544,956 | ~$100,031,587 | ~2.0465% | ~$2,047,131 | +10840.0% |
| 2030 | ~$24,173,489,321 | ~$110,034,746 | ~2.0465% | ~$2,251,845 | +35281.2% |
| 2026 | ~$223,696,653 | ~$75,155,212 | ~1.9977% | ~$1,501,347 | +227.4% |
| 2027 | ~$732,407,110 | ~$82,670,733 | ~1.9488% | ~$1,611,120 | +972.0% |
| 2028 | ~$2,397,980,339 | ~$90,937,807 | ~1.9000% | ~$1,727,834 | +3409.8% |
| 2029 | ~$7,851,247,794 | ~$100,031,587 | ~1.8512% | ~$1,851,779 | +11391.4% |
| 2030 | ~$25,705,837,079 | ~$110,034,746 | ~1.8024% | ~$1,983,235 | +37524.0% |
In 2025, this property's market value of $68,322,920 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 131× 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 | $68,322,920 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $6,898,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $2,130,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $609,310 | $506,618 | $615,058 | $906,429 | ↓ Below median | +39.1% |
| 2021 | $609,310 | $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.