11922 S INTERSTATE HY 35 TX 78652
| Owner | BVF-V ONION CREEK LLC |
|---|---|
| Parcel ID | 0448180203 |
| Short ID | 351956 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 408,828 SF |
| Land SF | 1,895,644 SF |
| Acres | 43.518 |
| Year Built | 2020 |
| Legal | ABS 24 DELVALLE S ACR 43.518 |
| Neighborhood | 08SC3 |
| Land | $18,956,441 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $18,956,441 |
| Improvement | $66,133,559 |
|---|---|
| Total Improvement | $66,133,559 |
| Market | $85,090,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $85,090,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $85,090,000 |
| Taxable Value | $85,090,000 |
|---|
Appreciation: Market value has risen +1458.8% from $5,458,688 (2021) to $85,090,000 (2025), a CAGR of 98.7% 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 5 taxing entities is 1.6225% in 2025 (+0.0183% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $1,380,558. Austin ISD is the largest single contributor, at 57.0% 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 22% of market value ($18,956,441 land vs $66,133,559 improvements), about $10/SF of land. Most value sits in the improvements, so building condition, age (~6 yrs), and rent roll drive the underwriting.
Submarket Position: At $85,090,000, 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 +98.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,635,520,132 by 2030, with an estimated annual tax burden around $2,029,474. 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 | 408,828 SF | ✓ |
Market value changed by 197% 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% | $787,252.68 | $787,252.68 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $319,806.51 | $319,806.51 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $100,425.77 | $100,425.77 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $87,983.06 | $87,983.06 | Paid |
| E05 Travis County ESD # 05 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $85,090.00 | $85,090.00 | Paid |
| Combined Rate | 1.7357% | 1.6122% | 1.4634% | 1.6042% | 1.6225% | +0.0183% | $1,380,558.02 | $1,380,558.02 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $75,770,000 | $85,090,000 | -11.0% |
| Assessed Value | $75,770,000 | $85,090,000 | -11.0% |
| Land Value | $18,956,441 | $18,956,441 | +0.0% |
| Improvement Value | $56,813,559 | $66,133,559 | -14.1% |
| Taxable Value | $75,770,000 | $85,090,000 | -11.0% |
| Total Tax 2026 = estimate |
~$1,229,344
Estimated
|
~$1,380,558
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $77,780,530 | $75,770,000 | -2,010,530 (-2.6%) |
| Taxable Value | $77,780,530 | $75,770,000 | -2,010,530 (-2.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $75,770,000 | $18,956,441 | $56,813,559 | — | $75,770,000 | $75,770,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $85,090,000 | $18,956,441 | $66,133,559 | — | $85,090,000 | $85,090,000 | ~$1,380,558 | Partial |
| 2024 | $110,000,000 | — | — | −$91,043,559 | $18,956,441 | $— | $1,488,296 | Verified |
| 2023 | $106,630,000 | — | — | −$87,673,559 | $18,956,441 | $— | $1,613,736 | Verified |
| 2022 | $35,951,334 | — | — | −$32,160,046 | $3,791,288 | $— | $1,650,748 | Verified |
| 2021 | $5,458,688 | — | — | −$1,667,400 | $3,791,288 | $— | $624,000 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -8.6% | -8.6% | ~100% | Not available | Partial |
| 2025 | -8.3% | -8.3% | ~100% | Not available | Partial |
| 2024 | -22.1% | -22.1% | ~100% | 1.6000% | Verified |
| 2023 | +11.6% | +11.6% | ~100% | 1.3600% | Verified |
| 2022 | +196.6% ! | +196.6% | ~100% | 1.5500% | Verified |
| 2021 | base year | — | ~100% | 11.4300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +136.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -11.0% | +145.0% | +103.6% | +558.6% | 2022 | -22.6% | 2025 |
| Assessment Ratio | 100.0% | 52.5% | — | 100.0% | 2025 | 10.5% | 2022 |
| Effective Tax Rate (2025) | 1.6200% | 1.6200% | — | 1.6200% | 2025 | 1.6200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,380,558 | $1,351,467 | ~$1,751,078 | $1,650,748 | 2022 | $624,000 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$169,073,712 | ~$93,599,000 | ~1.5942% | ~$1,492,123 | +98.7% |
| 2027 | ~$335,949,230 | ~$102,958,900 | ~1.5659% | ~$1,612,195 | +294.8% |
| 2028 | ~$667,530,651 | ~$113,254,790 | ~1.5376% | ~$1,741,360 | +684.5% |
| 2029 | ~$1,326,382,475 | ~$124,580,269 | ~1.5093% | ~$1,880,236 | +1458.8% |
| 2030 | ~$2,635,520,132 | ~$137,038,296 | ~1.4810% | ~$2,029,474 | +2997.3% |
| 2026 | ~$167,371,912 | ~$93,599,000 | ~1.6225% | ~$1,518,614 | +96.7% |
| 2027 | ~$329,220,317 | ~$102,958,900 | ~1.6225% | ~$1,670,475 | +286.9% |
| 2028 | ~$647,575,905 | ~$113,254,790 | ~1.6225% | ~$1,837,523 | +661.0% |
| 2029 | ~$1,273,780,904 | ~$124,580,269 | ~1.6225% | ~$2,021,275 | +1397.0% |
| 2030 | ~$2,505,525,266 | ~$137,038,296 | ~1.6225% | ~$2,223,403 | +2844.6% |
| 2026 | ~$170,775,512 | ~$93,599,000 | ~1.5800% | ~$1,478,877 | +100.7% |
| 2027 | ~$342,746,214 | ~$102,958,900 | ~1.5376% | ~$1,583,055 | +302.8% |
| 2028 | ~$687,891,174 | ~$113,254,790 | ~1.4951% | ~$1,693,279 | +708.4% |
| 2029 | ~$1,380,596,629 | ~$124,580,269 | ~1.4527% | ~$1,809,717 | +1522.5% |
| 2030 | ~$2,770,855,513 | ~$137,038,296 | ~1.4102% | ~$1,932,510 | +3156.4% |
In 2025, this property's market value of $85,090,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 164× 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 | $85,090,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $110,000,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $106,630,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $35,951,334 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $5,458,688 | $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.