9 REDBUD CV TX 78746
| Owner | ZILKER REDBUD ACP PROPERTY LLC |
|---|---|
| Parcel ID | 0117210810 |
| Short ID | 117601 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 5,663 SF |
| Land SF | 58,370 SF |
| Acres | 1.340 |
| Year Built | 1976 |
| Legal | LOT 4 (1.34 ACR) RED BUD PARK SUBD |
| Neighborhood | M5705 |
| Land | $1,228,537 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,228,537 |
| Improvement | $226,826 |
|---|---|
| Total Improvement | $226,826 |
| Market | $1,455,363 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,455,363 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,455,363 |
| Taxable Value | $1,455,363 |
|---|
Appreciation: Market value has risen +71.4% from $849,085 (2021) to $1,455,363 (2025), a CAGR of 14.4% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2022), 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 +19.0%, so this parcel has outpaced the broader multi-family market over the same period.
Tax Burden: The combined rate across 6 taxing entities is 1.6379% in 2025 (-0.0111% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $23,837. Eanes ISD is the largest single contributor, at 50.8% 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 84% of market value ($1,228,537 land vs $226,826 improvements), about $21/SF of land. With value concentrated in the land under a ~50-year-old structure, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $1,455,363, this parcel sits in the top quartile (≥75th percentile) of Multi-Family property in Travis County — county median $519,086 (P25 $438,150 / P75 $747,031, n=12,570). 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 +11.9% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $2,620,119 by 2031, with an estimated annual tax burden around $35,478. 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.
10 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 5,663 SF | ✗ |
| 1ST | 1st Floor | 3,766 SF | ✓ |
| 2ND | 2nd Floor | 1,897 SF | ✓ |
| 512 | DECK UNCOVRED | 1,317 SF | ✗ |
| SO | Sketch Only | 1,052 SF | ✗ |
| 051 | CARPORT DET 1ST | 880 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 651 SF | ✗ |
| 581 | STORAGE ATT | 176 SF | ✓ |
| 251 | BATHROOM | 8 SF | ✓ |
| 522 | FIREPLACE | 4 SF | ✓ |
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.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| IEA Eanes ISD | 1.0608% | 1.0046% | 0.8880% | 0.8855% | 0.8322% | -0.0533% | $12,111.53 | $12,111.53 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,469.91 | $5,469.91 | Paid |
| CWH City of West Lake Hills | 0.0786% | 0.1504% | 0.1786% | 0.1786% | 0.1768% | -0.0018% | $2,572.83 | $2,572.83 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,717.66 | $1,717.66 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $1,103.17 | $1,103.17 | Paid |
| W10 WCID # 10 | 0.0773% | 0.0675% | 0.0634% | 0.0614% | 0.0592% | -0.0022% | $861.57 | $861.57 | Paid |
| Combined Rate | 1.7666% | 1.7120% | 1.6088% | 1.6489% | 1.6379% | -0.0111% | $23,836.67 | $23,836.67 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IEA Eanes ISD | 0.8322% | $12,111.53 | 50.8% |
| TCO Travis County | 0.3758% | $5,469.91 | 22.9% |
| CWH City of West Lake Hills | 0.1768% | $2,572.83 | 10.8% |
| THD Travis Central Health | 0.1180% | $1,717.66 | 7.2% |
| E09 Travis County ESD # 09 | 0.0758% | $1,103.17 | 4.6% |
| W10 WCID # 10 | 0.0592% | $861.57 | 3.6% |
| Total | 1.6379% | $23,836.67 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,491,544 | $1,455,363 | +2.5% |
| Assessed Value | $1,491,544 | $1,455,363 | +2.5% |
| Land Value | $1,018,342 | $1,228,537 | -17.1% |
| Improvement Value | $473,202 | $226,826 | +108.6% |
| Taxable Value | $1,491,544 | $1,455,363 | +2.5% |
| Total Tax 2026 = estimate |
~$24,429
Estimated
|
~$23,837
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $1,491,544 | $1,018,342 | $473,202 | — | $1,491,544 | $1,491,544 | Not yet — post-cert | Preliminary |
| 2025 | $1,455,363 | $1,228,537 | $226,826 | — | $1,455,363 | $1,455,363 | ~$23,837 | Partial |
| 2024 | $1,452,753 | $1,100,000 | $352,753 | — | $1,452,753 | $1,452,753 | $23,955 | Verified |
| 2023 | $1,481,337 | $1,100,000 | $381,337 | — | $1,481,337 | $1,481,337 | $23,832 | Verified |
| 2022 | $1,575,890 | $1,100,000 | $475,890 | — | $1,575,890 | $1,575,890 | $26,980 | Verified |
| 2021 | $849,085 | $618,750 | $230,335 | — | $849,085 | $849,085 | $15,000 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +2.5% | +2.5% | ~100% | Not available | Partial |
| 2025 | +0.2% | +0.2% | ~100% | Not available | Partial |
| 2024 | -1.9% | -1.9% | ~100% | No billing data | Verified |
| 2023 | -6.0% | -6.0% | ~100% | No billing data | Verified |
| 2022 | +85.6% ! | +85.6% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +71.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +2.5% | +16.1% | +11.9% | +85.6% | 2022 | -6.0% | 2023 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 1.6400% | 1.6400% | — | 1.6400% | 2025 | 1.6400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$23,837 | $22,721 | ~$30,755 | $26,980 | 2022 | $15,000 | 2021 |
Market value changed by 86% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$1,669,449 | ~$1,640,698 | ~1.6057% | ~$26,344 | +11.9% |
| 2028 | ~$1,868,573 | ~$1,804,768 | ~1.5735% | ~$28,398 | +25.3% |
| 2029 | ~$2,091,448 | ~$1,985,245 | ~1.5413% | ~$30,599 | +40.2% |
| 2030 | ~$2,340,906 | ~$2,183,770 | ~1.5091% | ~$32,956 | +56.9% |
| 2031 | ~$2,620,119 | ~$2,402,147 | ~1.4769% | ~$35,478 | +75.7% |
| 2027 | ~$1,639,618 | ~$1,639,618 | ~1.6379% | ~$26,854 | +9.9% |
| 2028 | ~$1,802,392 | ~$1,802,392 | ~1.6379% | ~$29,520 | +20.8% |
| 2029 | ~$1,981,325 | ~$1,981,325 | ~1.6379% | ~$32,451 | +32.8% |
| 2030 | ~$2,178,022 | ~$2,178,022 | ~1.6379% | ~$35,673 | +46.0% |
| 2031 | ~$2,394,246 | ~$2,394,246 | ~1.6379% | ~$39,214 | +60.5% |
| 2027 | ~$1,699,279 | ~$1,640,698 | ~1.5896% | ~$26,080 | +13.9% |
| 2028 | ~$1,935,947 | ~$1,804,768 | ~1.5413% | ~$27,817 | +29.8% |
| 2029 | ~$2,205,577 | ~$1,985,245 | ~1.4930% | ~$29,640 | +47.9% |
| 2030 | ~$2,512,760 | ~$2,183,770 | ~1.4448% | ~$31,550 | +68.5% |
| 2031 | ~$2,862,726 | ~$2,402,147 | ~1.3965% | ~$33,546 | +91.9% |
In 2025, this property's market value of $1,455,363 places it in the top 25% for Multi-Family properties in Travis County (12570 comparable) — +180% above the county median of $519,086. 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 | $1,455,363 | $438,150 | $519,086 | $747,031 | ↑ Top 25% | -7.5% |
| 2024 | $1,452,753 | $467,312 | $564,206 | $847,583 | ↑ Top 25% | -6.3% |
| 2023 | $1,481,337 | $503,694 | $616,727 | $918,308 | ↑ Top 25% | +0.9% |
| 2022 | $1,575,890 | $506,269 | $614,560 | $904,074 | ↑ Top 25% | +39.0% |
| 2021 | $849,085 | $353,349 | $436,046 | $657,886 | ↑ Top 25% | base yr |
| Source | What it provides | Coverage for this parcel | Confidence |
|---|---|---|---|
| TCAD Certified Appraisal Roll ↗ | Market, assessed, and taxable value; land/improvement split; exemptions | 2025 | Certified |
| Texas Comptroller Annual Jurisdiction Roll (AJR) | Prior-year market and taxable value | 2021–2024 | Verified |
| TCAD Preliminary Export ↗ | First-look 2026 appraisal value, subject to change at certification | 2026 (exported June 9, 2026; certifies July 25, 2026) | Preliminary |
| Travis County Rates History ↗ | Adopted tax rate for each of this parcel's taxing entities | 1990–2025 | Verified |
| TaxCurOpenData | Current-year (2025) tax billing, by taxing entity | 2025 | Partial |
| PIR bulk billing export | Prior-year tax billing, Travis County Tax Office | 2021, 2022, 2023, 2024 | Verified |
| Satellite imagery (Esri World Imagery) | Aerial view of the parcel | Located by geocoding this parcel's address — may not resolve for every address | — |