2423 TOWN LAKE CIR TX 78741
| Owner | FBZ TOWN LAKE CIRCLE III LLC |
|---|---|
| Parcel ID | 0306080103 |
| Short ID | 939543 |
| Type | Real |
| Use Code | 06 Apartment 26–49 Units |
| Valuation | Income |
| Improvement SF | 16,250 SF |
| Land SF | 43,911 SF |
| Acres | 1.008 |
| Year Built | 1959 |
| Legal | LOT 9 LAKE SHORE COLONY REPLAT |
| Neighborhood | 06SE |
| Land | $2,195,550 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,195,550 |
| Improvement | $615,099 |
|---|---|
| Total Improvement | $615,099 |
| Market | $2,810,649 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,810,649 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,810,649 |
| Taxable Value | $2,810,649 |
|---|
Appreciation: Market value has risen +33.0% from $2,112,500 (2021) to $2,810,649 (2025), a CAGR of 7.4% over 4 years. This represents moderate, steady growth. 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 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $57,520. 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 78% of market value ($2,195,550 land vs $615,099 improvements), about $50/SF of land. With value concentrated in the land under a ~67-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 $2,810,649, 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 +5.6% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $3,639,342 by 2031, with an estimated annual tax burden around $68,556. 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.
11 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 10,800 SF | ✗ |
| 2ND | 2nd Floor | 8,248 SF | ✓ |
| 1ST | 1st Floor | 8,002 SF | ✓ |
| 591 | MASONRY TRIM SF | 2,200 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 994 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 886 SF | ✗ |
| 601 | POOL COMM'L | 540 SF | ✗ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 269 | OBS RANGE DRP-IN | 1 SF | ✓ |
| 413 | STAIRWAY EXT | 1 SF | ✓ |
| 539 | FENCE FV | 1 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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $26,004.12 | $26,004.12 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $14,728.28 | $14,728.28 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $10,563.68 | $10,563.68 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,317.21 | $3,317.21 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,906.21 | $2,906.21 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $57,519.50 | $57,519.50 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $26,004.12 | 45.2% |
| CAT City of Austin | 0.5240% | $14,728.28 | 25.6% |
| TCO Travis County | 0.3758% | $10,563.68 | 18.4% |
| THD Travis Central Health | 0.1180% | $3,317.21 | 5.8% |
| ACT Austin Community College | 0.1034% | $2,906.21 | 5.1% |
| Total | 2.0465% | $57,519.50 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,772,744 | $2,810,649 | -1.3% |
| Assessed Value | $2,772,744 | $2,810,649 | -1.3% |
| Land Value | $2,195,550 | $2,195,550 | +0.0% |
| Improvement Value | $577,194 | $615,099 | -6.2% |
| Taxable Value | $2,772,744 | $2,810,649 | -1.3% |
| Total Tax 2026 = estimate |
~$56,744
Estimated
|
~$57,520
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $2,772,744 | $2,195,550 | $577,194 | — | $2,772,744 | $2,772,744 | Not yet — post-cert | Preliminary |
| 2025 | $2,810,649 | $2,195,550 | $615,099 | — | $2,810,649 | $2,810,649 | ~$57,520 | Partial |
| 2024 | $2,843,750 | $2,195,550 | $648,200 | — | $2,843,750 | $2,843,750 | $50,507 | Verified |
| 2023 | $2,400,000 | $1,975,995 | $424,005 | — | $2,400,000 | $2,400,000 | $43,422 | Verified |
| 2022 | $2,437,500 | $1,975,995 | $461,505 | — | $2,437,500 | $2,437,500 | $44,621 | Verified |
| 2021 | $2,112,500 | $1,975,995 | $136,505 | — | $2,112,500 | $2,112,500 | $45,982 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -1.3% | -1.3% | ~100% | Not available | Partial |
| 2025 | -1.2% | -1.2% | ~100% | Not available | Partial |
| 2024 | +18.5% | +18.5% | ~100% | No billing data | Verified |
| 2023 | -1.5% | -1.5% | ~100% | No billing data | Verified |
| 2022 | +15.4% | +15.4% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +33.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -1.3% | +6.0% | +5.6% | +18.5% | 2024 | -1.5% | 2023 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 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 |
$57,520 | $48,410 | ~$63,687 | $57,520 | 2025 | $43,422 | 2023 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$2,927,739 | ~$2,927,739 | ~2.0139% | ~$58,963 | +5.6% |
| 2028 | ~$3,091,399 | ~$3,091,399 | ~1.9814% | ~$61,253 | +11.5% |
| 2029 | ~$3,264,206 | ~$3,264,206 | ~1.9488% | ~$63,614 | +17.7% |
| 2030 | ~$3,446,674 | ~$3,446,674 | ~1.9163% | ~$66,048 | +24.3% |
| 2031 | ~$3,639,342 | ~$3,639,342 | ~1.8837% | ~$68,556 | +31.3% |
| 2027 | ~$2,872,284 | ~$2,872,284 | ~2.0465% | ~$58,781 | +3.6% |
| 2028 | ~$2,975,398 | ~$2,975,398 | ~2.0465% | ~$60,891 | +7.3% |
| 2029 | ~$3,082,214 | ~$3,082,214 | ~2.0465% | ~$63,077 | +11.2% |
| 2030 | ~$3,192,864 | ~$3,192,864 | ~2.0465% | ~$65,341 | +15.2% |
| 2031 | ~$3,307,486 | ~$3,307,486 | ~2.0465% | ~$67,687 | +19.3% |
| 2027 | ~$2,983,194 | ~$2,983,194 | ~1.9977% | ~$59,594 | +7.6% |
| 2028 | ~$3,209,617 | ~$3,209,617 | ~1.9488% | ~$62,550 | +15.8% |
| 2029 | ~$3,453,226 | ~$3,453,226 | ~1.9000% | ~$65,612 | +24.5% |
| 2030 | ~$3,715,324 | ~$3,715,324 | ~1.8512% | ~$68,778 | +34.0% |
| 2031 | ~$3,997,316 | ~$3,997,316 | ~1.8024% | ~$72,046 | +44.2% |
In 2025, this property's market value of $2,810,649 places it in the top 25% for Multi-Family properties in Travis County (12570 comparable) — 5× 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 | $2,810,649 | $438,150 | $519,086 | $747,031 | ↑ Top 25% | -7.5% |
| 2024 | $2,843,750 | $467,312 | $564,206 | $847,583 | ↑ Top 25% | -6.3% |
| 2023 | $2,400,000 | $503,694 | $616,727 | $918,308 | ↑ Top 25% | +0.9% |
| 2022 | $2,437,500 | $506,269 | $614,560 | $904,074 | ↑ Top 25% | +39.0% |
| 2021 | $2,112,500 | $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 | — |