E F M RD 1626 TX 78652
| Owner | MFREVF III DOUBLE CREEK LP |
|---|---|
| Parcel ID | 0440130901 |
| Short ID | 810713 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 243,351 SF |
| Land SF | 613,020 SF |
| Acres | 14.073 |
| Year Built | 2013 |
| Legal | LOT 1A2 DOUBLE CREEK VILLAGE BLK B RESUB OF LT 1 BLK B RESUB LT 1A |
| Neighborhood | 08SC3 |
| Land | $12,260,398 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $12,260,398 |
| Improvement | $35,769,602 |
|---|---|
| Total Improvement | $35,769,602 |
| Market | $48,030,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $48,030,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $48,030,000 |
| Taxable Value | $48,030,000 |
|---|
Appreciation: Market value has risen +13.0% from $42,500,000 (2021) to $48,030,000 (2025), a CAGR of 3.1% 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 $982,927. 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 26% of market value ($12,260,398 land vs $35,769,602 improvements), about $20/SF of land. Most value sits in the improvements, so building condition, age (~13 yrs), and rent roll drive the underwriting.
Submarket Position: At $48,030,000, 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 +3.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $55,965,084 by 2030, with an estimated annual tax burden around $1,054,238. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 202,950 SF | ✗ |
| 1ST | 1st Floor | 81,117 SF | ✓ |
| 2ND | 2nd Floor | 81,117 SF | ✓ |
| 3RD | 3rd Floor | 81,117 SF | ✓ |
| MISC | Miscellaneous | 7,068 SF | ✓ |
| 601 | POOL COMM'L | 2,500 SF | ✗ |
| 031C | GARAGE DET 1ST COMM | 240 SF | ✓ |
| 051C | CARPORT DET 1ST COMM | 180 SF | ✗ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| City of Austin | 0.4776% | 0.5240% | +22,294 |
| Travis County | 0.3444% | 0.3758% | +15,081 |
| Austin ISD | 0.9505% | 0.9252% | -12,152 |
| Travis Central Health | 0.1080% | 0.1180% | +4,829 |
| Austin Community College | 0.1013% | 0.1034% | +1,009 |
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% | $444,373.56 | $416,340.00 | $28,033.56 |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $251,685.37 | $235,807.65 | $15,877.72 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $180,518.35 | $169,130.25 | $11,388.10 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $56,686.45 | $53,110.35 | $3,576.10 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $49,663.02 | $46,530.00 | $3,133.02 |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $982,926.75 | $920,918.25 | $62,008.50 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $43,640,000 | $48,030,000 | -9.1% |
| Assessed Value | $43,640,000 | $48,030,000 | -9.1% |
| Land Value | $12,260,398 | $12,260,398 | +0.0% |
| Improvement Value | $31,379,602 | $35,769,602 | -12.3% |
| Taxable Value | $43,640,000 | $48,030,000 | -9.1% |
| Total Tax 2026 = estimate |
~$893,086
Estimated
|
$982,927 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $46,045,770 | $43,640,000 | -2,405,770 (-5.2%) |
| Taxable Value | $46,045,770 | $43,640,000 | -2,405,770 (-5.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $43,640,000 | $12,260,398 | $31,379,602 | — | $43,640,000 | $43,640,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $48,030,000 | $12,260,398 | $35,769,602 | — | $48,030,000 | $48,030,000 | $982,927 | Verified |
| 2024 | $62,000,000 | — | — | −$49,739,602 | $12,260,398 | $— | $1,049,812 | Verified |
| 2023 | $57,500,000 | — | — | −$45,239,602 | $12,260,398 | $— | $1,121,733 | Verified |
| 2022 | $42,490,000 | — | — | −$38,811,881 | $3,678,119 | $— | $1,135,581 | Verified |
| 2021 | $42,500,000 | — | — | −$38,821,881 | $3,678,119 | $— | $924,871 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -4.1% | -4.1% | ~100% | Not available | Partial |
| 2025 | -13.1% | -13.1% | ~100% | 2.0500% | Verified |
| 2024 | -10.9% | -10.9% | ~100% | 1.9000% | Verified |
| 2023 | +7.8% | +7.8% | ~100% | 1.8100% | Verified |
| 2022 | +35.3% | +35.3% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +13.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -9.1% | +2.3% | +5.2% | +35.3% | 2023 | -22.5% | 2025 |
| Assessment Ratio | 100.0% | 43.1% | — | 100.0% | 2025 | 8.7% | 2021 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
| Tax Amount | $982,927 | $1,042,985 | ~$1,025,873 | $1,135,581 | 2022 | $924,871 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$49,521,467 | ~$49,521,467 | ~2.0139% | ~$997,331 | +3.1% |
| 2027 | ~$51,059,248 | ~$51,059,248 | ~1.9814% | ~$1,011,682 | +6.3% |
| 2028 | ~$52,644,782 | ~$52,644,782 | ~1.9488% | ~$1,025,962 | +9.6% |
| 2029 | ~$54,279,551 | ~$54,279,551 | ~1.9163% | ~$1,040,154 | +13.0% |
| 2030 | ~$55,965,084 | ~$55,965,084 | ~1.8837% | ~$1,054,238 | +16.5% |
| 2026 | ~$48,560,867 | ~$48,560,867 | ~2.0465% | ~$993,791 | +1.1% |
| 2027 | ~$49,097,601 | ~$49,097,601 | ~2.0465% | ~$1,004,775 | +2.2% |
| 2028 | ~$49,640,268 | ~$49,640,268 | ~2.0465% | ~$1,015,881 | +3.4% |
| 2029 | ~$50,188,933 | ~$50,188,933 | ~2.0465% | ~$1,027,109 | +4.5% |
| 2030 | ~$50,743,662 | ~$50,743,662 | ~2.0465% | ~$1,038,461 | +5.6% |
| 2026 | ~$50,482,067 | ~$50,482,067 | ~1.9977% | ~$1,008,461 | +5.1% |
| 2027 | ~$53,059,319 | ~$53,059,319 | ~1.9488% | ~$1,034,041 | +10.5% |
| 2028 | ~$55,768,147 | ~$55,768,147 | ~1.9000% | ~$1,059,604 | +16.1% |
| 2029 | ~$58,615,268 | ~$58,615,268 | ~1.8512% | ~$1,085,082 | +22.0% |
| 2030 | ~$61,607,742 | ~$61,607,742 | ~1.8024% | ~$1,110,400 | +28.3% |
In 2025, this property's market value of $48,030,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 92× 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 | $48,030,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $62,000,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $57,500,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $42,490,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $42,500,000 | $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.