8350 BLUFF SPRINGS RD TX 78744
| Owner | RPL WILDER LLC |
|---|---|
| Parcel ID | 0431080554 |
| Short ID | 888911 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | — |
| Land SF | 1,286,327 SF |
| Acres | 29.530 |
| Year Built | — |
| Legal | LOT 2 MARBELLA SEC 3 |
| Neighborhood | 08SE1 |
| Land | $2,572,654 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,572,654 |
| Improvement | $75,987,346 |
|---|---|
| Total Improvement | $75,987,346 |
| Market | $78,560,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $78,560,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $78,560,000 |
| Taxable Value | $78,560,000 |
|---|
Appreciation: Market value has risen +2953.7% from $2,572,654 (2021) to $78,560,000 (2025), a CAGR of 135.1% over 4 years. This is strong appreciation — well above typical inflation. 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 outpaced the broader multi-family market over the same period.
Tax Burden: The combined rate across 6 taxing entities is 1.7225% in 2025 (+0.0183% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $1,353,171. Austin ISD is the largest single contributor, at 53.7% 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 3% of market value ($2,572,654 land vs $75,987,346 improvements), about $2/SF of land. Most value sits in the improvements, so building condition, age, and rent roll drive the underwriting.
Submarket Position: At $78,560,000, 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 +135.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $5,639,318,086 by 2030, with an estimated annual tax burden around $89,155,039. 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 |
|---|---|---|---|
| ADDL | Additional Floor | 314,325 SF | ✓ |
Market value changed by 167% 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% | $703,152.00 | $703,152.00 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $285,642.20 | $285,642.20 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $89,697.48 | $89,697.48 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $78,584.00 | $78,584.00 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $76,000.00 | $76,000.00 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $76,000.00 | $76,000.00 | Paid |
| Combined Rate | 1.8357% | 1.7020% | 1.5634% | 1.7042% | 1.7225% | +0.0183% | $1,309,075.68 | $1,309,075.68 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $65,220,000 | $78,560,000 | -17.0% |
| Assessed Value | $65,220,000 | $78,560,000 | -17.0% |
| Land Value | $2,572,654 | $2,572,654 | +0.0% |
| Improvement Value | $62,647,346 | $75,987,346 | -17.6% |
| Taxable Value | $65,220,000 | $78,560,000 | -17.0% |
| Total Tax 2026 = estimate |
~$1,123,394
Estimated
|
~$1,309,076
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $79,961,832 | $65,220,000 | -14,741,832 (-18.4%) |
| Taxable Value | $79,961,832 | $65,220,000 | -14,741,832 (-18.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $65,220,000 | $2,572,654 | $62,647,346 | — | $65,220,000 | $65,220,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $78,560,000 | $2,572,654 | $75,987,346 | — | $78,560,000 | $78,560,000 | ~$1,309,076 | Partial |
| 2024 | $80,000,000 | — | — | −$77,427,346 | $2,572,654 | $— | $1,383,138 | Verified |
| 2023 | $78,910,000 | — | — | −$76,337,346 | $2,572,654 | $— | $1,256,778 | Verified |
| 2022 | $29,578,829 | — | — | −$27,006,175 | $2,572,654 | $— | $1,264,343 | Verified |
| 2021 | $2,572,654 | — | — | — | $2,572,654 | $— | $542,972 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1.8% | +1.8% | ~100% | Not available | Partial |
| 2025 | -6.1% | -6.1% | ~100% | Not available | Partial |
| 2024 | -2.8% | -2.8% | ~100% | 1.6500% | Verified |
| 2023 | +9.1% | +9.1% | ~100% | 1.4600% | Verified |
| 2022 | +166.8% ! | +166.8% | ~100% | 1.6000% | Verified |
| 2021 | base year | — | ~100% | 21.1100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +165.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -17.0% | +239.8% | +144.7% | +1049.7% | 2022 | -17.0% | 2026 |
| Assessment Ratio | 100.0% | 52.5% | — | 100.0% | 2021 | 3.2% | 2024 |
| Effective Tax Rate (2025) | 1.6700% | 1.6700% | — | 1.6700% | 2025 | 1.6700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,309,076 | $1,151,262 | ~$30,966,467 | $1,383,138 | 2024 | $542,972 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$184,674,316 | ~$184,674,316 | ~1.6942% | ~$3,128,688 | +135.1% |
| 2027 | ~$434,121,727 | ~$434,121,727 | ~1.6659% | ~$7,231,871 | +452.6% |
| 2028 | ~$1,020,508,309 | ~$1,020,508,309 | ~1.6376% | ~$16,711,433 | +1199.0% |
| 2029 | ~$2,398,952,055 | ~$2,398,952,055 | ~1.6093% | ~$38,605,304 | +2953.7% |
| 2030 | ~$5,639,318,086 | ~$5,639,318,086 | ~1.5810% | ~$89,155,039 | +7078.4% |
| 2026 | ~$183,103,116 | ~$183,103,116 | ~1.7225% | ~$3,153,893 | +133.1% |
| 2027 | ~$426,766,178 | ~$426,766,178 | ~1.7225% | ~$7,350,911 | +443.2% |
| 2028 | ~$994,681,986 | ~$994,681,986 | ~1.7225% | ~$17,133,079 | +1166.1% |
| 2029 | ~$2,318,347,385 | ~$2,318,347,385 | ~1.7225% | ~$39,932,792 | +2851.1% |
| 2030 | ~$5,403,470,332 | ~$5,403,470,332 | ~1.7225% | ~$93,073,047 | +6778.1% |
| 2026 | ~$186,245,516 | ~$186,245,516 | ~1.6800% | ~$3,128,951 | +137.1% |
| 2027 | ~$441,540,123 | ~$441,540,123 | ~1.6376% | ~$7,230,483 | +462.0% |
| 2028 | ~$1,046,777,850 | ~$1,046,777,850 | ~1.5951% | ~$16,697,212 | +1232.5% |
| 2029 | ~$2,481,640,534 | ~$2,481,640,534 | ~1.5527% | ~$38,531,229 | +3058.9% |
| 2030 | ~$5,883,330,203 | ~$5,883,330,203 | ~1.5102% | ~$88,849,898 | +7389.0% |
In 2025, this property's market value of $78,560,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 151× 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 | $78,560,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $80,000,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $78,910,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $29,578,829 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $2,572,654 | $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.