1900 ONION CREEK PKWY TX 78652
| Owner | PURE CREEKSIDE APTS LLC |
|---|---|
| Parcel ID | 0443130104 |
| Short ID | 810714 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 228,514 SF |
| Land SF | 591,588 SF |
| Acres | 13.581 |
| Year Built | 2016 |
| Legal | LOT 1A3 DOUBLE CREEK VILLAGE BLK B RESUB OF LT 1 BLK B RESUB LT 1A |
| Neighborhood | 08SC3 |
| Land | $11,831,767 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $11,831,767 |
| Improvement | $35,168,233 |
|---|---|
| Total Improvement | $35,168,233 |
| Market | $47,000,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $47,000,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $47,000,000 |
| Taxable Value | $47,000,000 |
|---|
Appreciation: Market value has risen +12.4% from $41,800,000 (2021) to $47,000,000 (2025), a CAGR of 3.0% 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 $961,848. 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 25% of market value ($11,831,767 land vs $35,168,233 improvements), about $20/SF of land. Most value sits in the improvements, so building condition, age (~10 yrs), and rent roll drive the underwriting.
Submarket Position: At $47,000,000, 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 +3.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $54,418,909 by 2030, with an estimated annual tax burden around $1,025,112. 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 | 228,514 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% | $434,844.00 | $434,844.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $246,287.99 | $246,287.99 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $176,647.15 | $176,647.15 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $55,470.81 | $55,470.81 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $48,598.00 | $48,598.00 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $961,847.95 | $961,847.95 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $44,818,632 | $47,000,000 | -4.6% |
| Assessed Value | $44,818,632 | $47,000,000 | -4.6% |
| Land Value | $11,831,767 | $11,831,767 | +0.0% |
| Improvement Value | $32,986,865 | $35,168,233 | -6.2% |
| Taxable Value | $44,818,632 | $47,000,000 | -4.6% |
| Total Tax 2026 = estimate |
~$917,207
Estimated
|
~$961,848
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $44,818,632 | $44,818,632 | +0 (+0.0%) |
| Taxable Value | $44,818,632 | $44,818,632 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $44,818,632 | $11,831,767 | $32,986,865 | — | $44,818,632 | $44,818,632 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $47,000,000 | $11,831,767 | $35,168,233 | — | $47,000,000 | $47,000,000 | ~$961,848 | Partial |
| 2024 | $60,000,000 | — | — | −$48,168,233 | $11,831,767 | $— | $991,657 | Verified |
| 2023 | $60,370,000 | — | — | −$48,538,233 | $11,831,767 | $— | $1,089,187 | Verified |
| 2022 | $42,000,000 | — | — | −$38,450,470 | $3,549,530 | $— | $1,110,270 | Verified |
| 2021 | $41,800,000 | — | — | −$38,250,470 | $3,549,530 | $— | $915,987 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -4.6% | -4.6% | ~100% | Not available | Partial |
| 2025 | -7.4% | -7.4% | ~100% | Not available | Partial |
| 2024 | -20.3% | -20.3% | ~100% | 1.9500% | Verified |
| 2023 | +5.5% | +5.5% | ~100% | 1.7100% | Verified |
| 2022 | +38.1% | +38.1% | ~100% | 1.8400% | Verified |
| 2021 | base year | — | ~100% | 2.1900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +7.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -4.6% | +3.5% | +4.0% | +43.7% | 2023 | -21.7% | 2025 |
| Assessment Ratio | 100.0% | 42.7% | — | 100.0% | 2025 | 8.5% | 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 |
$961,848 | $1,013,790 | ~$1,000,030 | $1,110,270 | 2022 | $915,987 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$48,398,093 | ~$48,398,093 | ~2.0139% | ~$974,707 | +3.0% |
| 2027 | ~$49,837,775 | ~$49,837,775 | ~1.9814% | ~$987,480 | +6.0% |
| 2028 | ~$51,320,283 | ~$51,320,283 | ~1.9488% | ~$1,000,150 | +9.2% |
| 2029 | ~$52,846,890 | ~$52,846,890 | ~1.9163% | ~$1,012,700 | +12.4% |
| 2030 | ~$54,418,909 | ~$54,418,909 | ~1.8837% | ~$1,025,112 | +15.8% |
| 2026 | ~$47,458,093 | ~$47,458,093 | ~2.0465% | ~$971,223 | +1.0% |
| 2027 | ~$47,920,651 | ~$47,920,651 | ~2.0465% | ~$980,689 | +2.0% |
| 2028 | ~$48,387,718 | ~$48,387,718 | ~2.0465% | ~$990,247 | +3.0% |
| 2029 | ~$48,859,337 | ~$48,859,337 | ~2.0465% | ~$999,899 | +4.0% |
| 2030 | ~$49,335,552 | ~$49,335,552 | ~2.0465% | ~$1,009,645 | +5.0% |
| 2026 | ~$49,338,093 | ~$49,338,093 | ~1.9977% | ~$985,608 | +5.0% |
| 2027 | ~$51,792,499 | ~$51,792,499 | ~1.9488% | ~$1,009,353 | +10.2% |
| 2028 | ~$54,369,003 | ~$54,369,003 | ~1.9000% | ~$1,033,020 | +15.7% |
| 2029 | ~$57,073,679 | ~$57,073,679 | ~1.8512% | ~$1,056,545 | +21.4% |
| 2030 | ~$59,912,905 | ~$59,912,905 | ~1.8024% | ~$1,079,853 | +27.5% |
In 2025, this property's market value of $47,000,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 90× 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 | $47,000,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $60,000,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $60,370,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $42,000,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $41,800,000 | $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.