2110 BLUEBONNET LN TX 78704
| Owner | O'NEILL JAMES & LAURA ANNE KELSO |
|---|---|
| Parcel ID | 0100081411 |
| Short ID | 100807 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 2,560 SF |
| Land SF | 11,137 SF |
| Acres | 0.256 |
| Year Built | 1970 |
| Legal | LOT 16 AVON HEIGHTS SEC 8 |
| Neighborhood | L1005 |
| Land | $784,100 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $784,100 |
| Improvement | $249,339 |
|---|---|
| Total Improvement | $249,339 |
| Market | $1,033,439 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,033,439 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,033,439 |
| Taxable Value | $1,033,439 |
|---|
Appreciation: Market value has risen +41.8% from $728,800 (2021) to $1,033,439 (2025), a CAGR of 9.1% 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 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $21,149. 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 cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 76% of market value ($784,100 land vs $249,339 improvements), about $70/SF of land. With value concentrated in the land under a ~56-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 $1,033,439, 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 +9.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,599,118 by 2030, with an estimated annual tax burden around $30,123. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 2,560 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 2,560 SF | ✗ |
| 061 | CARPORT ATT 1ST | 483 SF | ✗ |
| 612 | TERRACE UNCOVERD | 290 SF | ✗ |
| 581 | STORAGE ATT | 117 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 104 SF | ✗ |
| 251 | BATHROOM | 4 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% | $9,561.38 | $9,561.38 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,415.40 | $5,415.40 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,884.13 | $3,884.13 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,219.70 | $1,219.70 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,068.58 | $1,068.58 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $21,149.19 | $21,149.19 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $961,870 | $1,033,439 | -6.9% |
| Assessed Value | $961,870 | $1,033,439 | -6.9% |
| Land Value | $784,100 | $784,100 | +0.0% |
| Improvement Value | $177,770 | $249,339 | -28.7% |
| Taxable Value | $961,870 | $1,033,439 | -6.9% |
| Total Tax 2026 = estimate |
~$19,685
Estimated
|
~$21,149
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $961,870 | $961,870 | +0 (+0.0%) |
| Taxable Value | $961,870 | $961,870 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $961,870 | $784,100 | $177,770 | — | $961,870 | $961,870 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,033,439 | $784,100 | $249,339 | — | $1,033,439 | $1,033,439 | ~$21,149 | Partial |
| 2024 | $1,264,467 | — | — | −$289,467 | $975,000 | $— | $21,043 | Verified |
| 2023 | $1,294,824 | — | — | −$319,824 | $975,000 | $— | $22,877 | Verified |
| 2022 | $899,200 | — | — | — | $975,000 ! | $— | $25,572 | Verified |
| 2021 | $728,800 | — | — | −$78,800 | $650,000 | $— | $19,573 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -6.9% | -6.9% | ~100% | Not available | Partial |
| 2025 | -2.7% | -2.7% | ~100% | Not available | Partial |
| 2024 | -16.0% | -16.0% | ~100% | 1.9800% | Verified |
| 2023 | -2.3% | -2.3% | ~100% | 1.8100% | Verified |
| 2022 | +44.0% | +44.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.6900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +14.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -6.9% | +8.0% | +10.7% | +44.0% | 2023 | -18.3% | 2025 |
| Assessment Ratio | 100.0% | 91.7% | — | 108.4% | 2022 | 75.3% | 2023 |
| 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 |
$21,149 | $22,043 | ~$26,294 | $25,572 | 2022 | $19,573 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,127,727 | ~$1,127,727 | ~2.0139% | ~$22,712 | +9.1% |
| 2027 | ~$1,230,618 | ~$1,230,618 | ~1.9814% | ~$24,383 | +19.1% |
| 2028 | ~$1,342,895 | ~$1,342,895 | ~1.9488% | ~$26,171 | +29.9% |
| 2029 | ~$1,465,417 | ~$1,465,417 | ~1.9163% | ~$28,082 | +41.8% |
| 2030 | ~$1,599,118 | ~$1,599,118 | ~1.8837% | ~$30,123 | +54.7% |
| 2026 | ~$1,107,058 | ~$1,107,058 | ~2.0465% | ~$22,656 | +7.1% |
| 2027 | ~$1,185,922 | ~$1,185,922 | ~2.0465% | ~$24,270 | +14.8% |
| 2028 | ~$1,270,403 | ~$1,270,403 | ~2.0465% | ~$25,999 | +22.9% |
| 2029 | ~$1,360,903 | ~$1,360,903 | ~2.0465% | ~$27,851 | +31.7% |
| 2030 | ~$1,457,850 | ~$1,457,850 | ~2.0465% | ~$29,835 | +41.1% |
| 2026 | ~$1,148,396 | ~$1,136,783 | ~1.9977% | ~$22,709 | +11.1% |
| 2027 | ~$1,276,140 | ~$1,250,461 | ~1.9488% | ~$24,369 | +23.5% |
| 2028 | ~$1,418,094 | ~$1,375,507 | ~1.9000% | ~$26,135 | +37.2% |
| 2029 | ~$1,575,839 | ~$1,513,058 | ~1.8512% | ~$28,010 | +52.5% |
| 2030 | ~$1,751,130 | ~$1,664,364 | ~1.8024% | ~$29,998 | +69.4% |
In 2025, this property's market value of $1,033,439 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +99% above 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 | $1,033,439 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,264,467 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,294,824 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $899,200 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $728,800 | $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.