KINSEY CT TX 78734
| Owner | LABAJ KANTON & PIPER |
|---|---|
| Parcel ID | 0152600603 |
| Short ID | 154489 |
| Type | Real |
| Use Code | 05 Apartment 5–25 Units |
| Valuation | Income |
| Improvement SF | 3,456 SF |
| Land SF | 124,799 SF |
| Acres | 2.865 |
| Year Built | 2003 |
| Legal | LOT 43 CARDINAL HILLS ESTATES UNIT 16 |
| Neighborhood | 05SW |
| Land | $124,799 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $124,799 |
| Improvement | $739,201 |
|---|---|
| Total Improvement | $739,201 |
| Market | $864,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $864,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$653,647 |
| Net Appraised (assessed) | $210,353 |
| Taxable Value | $210,353 |
|---|
Appreciation: Market value has risen +142.4% from $356,398 (2021) to $864,000 (2025), a CAGR of 24.8% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2023→2024), 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 5 taxing entities is 1.6800% in 2025 (+0.0211% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $3,534. Lake Travis ISD is the largest single contributor, at 61.9% of the total 2025 levy.
Assessment Gap: Assessed value ($210,353) is $653,647 below market value, suggesting potential for an upward assessment in future years.
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 14% of market value ($124,799 land vs $739,201 improvements), about $1/SF of land. Most value sits in the improvements, so building condition, age (~23 yrs), and rent roll drive the underwriting.
Submarket Position: At $864,000, 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 +19.4% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $2,094,557 by 2031, with an estimated annual tax burden around $5,935. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 3,456 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 3,456 SF | ✗ |
| 512C | DECK UNCOVRED COMM | 1,656 SF | ✗ |
| 251 | BATHROOM | 8 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILT Lake Travis ISD | 1.2301% | 1.2121% | 1.0741% | 1.0656% | 1.0397% | -0.0259% | $2,187.04 | $2,187.04 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $790.60 | $790.60 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $248.26 | $248.26 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $190.16 | $190.16 | Paid |
| W17 WCID # 17 | 0.0568% | 0.0543% | 0.0533% | 0.0533% | 0.0560% | +0.0027% | $117.80 | $117.80 | Paid |
| Combined Rate | 1.8561% | 1.7700% | 1.6158% | 1.6589% | 1.6800% | +0.0211% | $3,533.86 | $3,533.86 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILT Lake Travis ISD | 1.0397% | $2,187.04 | 61.9% |
| TCO Travis County | 0.3758% | $790.60 | 22.4% |
| THD Travis Central Health | 0.1180% | $248.26 | 7.0% |
| E06 Travis County ESD # 06 | 0.0904% | $190.16 | 5.4% |
| W17 WCID # 17 | 0.0560% | $117.80 | 3.3% |
| Total | 1.6800% | $3,533.86 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $864,000 | $864,000 | +0.0% |
| Assessed Value | $252,424 | $210,353 | +20.0% |
| Land Value | $124,799 | $124,799 | +0.0% |
| Improvement Value | $739,201 | $739,201 | +0.0% |
| Taxable Value | $252,424 | $210,353 | +20.0% |
| HS Cap Loss | -$611,576 | — | |
| Total Tax 2026 = estimate |
~$4,241
Estimated
|
~$3,534
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $864,000 | $124,799 | $739,201 | −$611,576 | $252,424 | $252,424 | Not yet — post-cert | Preliminary |
| 2025 | $864,000 | $124,799 | $739,201 | −$653,647 | $210,353 | $210,353 | ~$3,534 | Partial |
| 2024 | $691,200 | $124,799 | $566,401 | −$515,906 | $175,294 | $175,294 | $2,908 | Verified |
| 2023 | $146,078 | $124,799 | $21,279 | — | $146,078 | $146,078 | $2,360 | Verified |
| 2022 | $146,078 | $124,799 | $21,279 | — | $146,078 | $146,078 | $2,586 | Verified |
| 2021 | $356,398 | $124,799 | $231,599 | — | $356,398 | $356,398 | $6,615 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +20.0% | 29.2% | Not available | Partial |
| 2025 | +25.0% | +20.0% | 24.4% | Not available | Partial |
| 2024 | +373.2% ! | +20.0% | 25.4% | No billing data | Verified |
| 2023 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2022 | -59.0% | -59.0% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +142.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +67.8% | +19.4% | +373.2% | 2024 | -59.0% | 2022 |
| Assessment Ratio | 29.2% | 63.1% | — | 100.0% | 2021 | 24.3% | 2025 |
| Effective Tax Rate (2025) | 0.4100% | 0.4100% | — | 0.4100% | 2025 | 0.4100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$3,534 | $3,601 | ~$5,220 | $6,615 | 2021 | $2,360 | 2023 |
Market value changed by 373% in 2024, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$1,031,405 | ~$277,666 | ~1.6359% | ~$4,542 | +19.4% |
| 2028 | ~$1,231,247 | ~$305,433 | ~1.5919% | ~$4,862 | +42.5% |
| 2029 | ~$1,469,809 | ~$335,976 | ~1.5479% | ~$5,201 | +70.1% |
| 2030 | ~$1,754,594 | ~$369,574 | ~1.5039% | ~$5,558 | +103.1% |
| 2031 | ~$2,094,557 | ~$406,531 | ~1.4598% | ~$5,935 | +142.4% |
| 2027 | ~$1,014,125 | ~$277,666 | ~1.6800% | ~$4,665 | +17.4% |
| 2028 | ~$1,190,336 | ~$305,433 | ~1.6800% | ~$5,131 | +37.8% |
| 2029 | ~$1,397,165 | ~$335,976 | ~1.6800% | ~$5,644 | +61.7% |
| 2030 | ~$1,639,931 | ~$369,574 | ~1.6800% | ~$6,209 | +89.8% |
| 2031 | ~$1,924,879 | ~$406,531 | ~1.6800% | ~$6,830 | +122.8% |
| 2027 | ~$1,048,685 | ~$277,666 | ~1.6139% | ~$4,481 | +21.4% |
| 2028 | ~$1,272,849 | ~$305,433 | ~1.5479% | ~$4,728 | +47.3% |
| 2029 | ~$1,544,928 | ~$335,976 | ~1.4818% | ~$4,979 | +78.8% |
| 2030 | ~$1,875,166 | ~$369,574 | ~1.4158% | ~$5,232 | +117.0% |
| 2031 | ~$2,275,995 | ~$406,531 | ~1.3498% | ~$5,487 | +163.4% |
In 2025, this property's market value of $864,000 places it in the top 25% for Multi-Family properties in Travis County (12570 comparable) — +66% 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 | $864,000 | $438,150 | $519,086 | $747,031 | ↑ Top 25% | -7.5% |
| 2024 | $691,200 | $467,312 | $564,206 | $847,583 | ↑ Above median | -6.3% |
| 2023 | $146,078 | $503,694 | $616,727 | $918,308 | ↓ Bottom 25% | +0.9% |
| 2022 | $146,078 | $506,269 | $614,560 | $904,074 | ↓ Bottom 25% | +39.0% |
| 2021 | $356,398 | $353,349 | $436,046 | $657,886 | ↓ Below median | 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 | — |