1714 BARTON HILLS DR TX 78704
| Owner | SMITHERS FAMILY PARTNERSHIP |
|---|---|
| Parcel ID | 0102090802 |
| Short ID | 102785 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 2,740 SF |
| Land SF | 12,720 SF |
| Acres | 0.292 |
| Year Built | 1985 |
| Legal | LOT 3 BLK 4 BARTON HILLS SEC 5 |
| Neighborhood | L1005 |
| Land | $808,680 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $808,680 |
| Improvement | $230,941 |
|---|---|
| Total Improvement | $230,941 |
| Market | $1,039,621 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,039,621 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,039,621 |
| Taxable Value | $1,039,621 |
|---|
Appreciation: Market value has risen +63.3% from $636,500 (2021) to $1,039,621 (2025), a CAGR of 13.0% 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 $21,276. 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 78% of market value ($808,680 land vs $230,941 improvements), about $64/SF of land. With value concentrated in the land under a ~41-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 $1,039,621, 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 +13.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,919,645 by 2030, with an estimated annual tax burden around $31,540. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 2,740 SF | ✗ |
| 1ST | 1st Floor | 1,390 SF | ✓ |
| 2ND | 2nd Floor | 1,350 SF | ✓ |
| 061 | CARPORT ATT 1ST | 774 SF | ✗ |
| 512 | DECK UNCOVRED | 396 SF | ✗ |
| 581 | STORAGE ATT | 244 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 88 SF | ✗ |
| 251 | BATHROOM | 5 SF | ✓ |
Market value changed by 98% 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% | $9,618.57 | $9,618.57 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,447.79 | $5,447.79 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,907.36 | $3,907.36 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,226.99 | $1,226.99 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,074.97 | $1,074.97 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $21,275.68 | $21,275.68 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $942,411 | $1,039,621 | -9.4% |
| Assessed Value | $942,411 | $1,039,621 | -9.4% |
| Land Value | $738,360 | $808,680 | -8.7% |
| Improvement Value | $204,051 | $230,941 | -11.6% |
| Taxable Value | $942,411 | $1,039,621 | -9.4% |
| Total Tax 2026 = estimate |
~$19,286
Estimated
|
~$21,276
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $979,128 | $942,411 | -36,717 (-3.7%) |
| Taxable Value | $979,128 | $942,411 | -36,717 (-3.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $942,411 | $738,360 | $204,051 | — | $942,411 | $942,411 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,039,621 | $808,680 | $230,941 | — | $1,039,621 | $1,039,621 | ~$21,276 | Partial |
| 2024 | $1,498,118 | — | — | −$359,618 | $1,138,500 | $— | $25,646 | Verified |
| 2023 | $1,597,906 | — | — | −$396,156 | $1,201,750 | $— | $27,105 | Verified |
| 2022 | $807,200 | — | — | — | $1,201,750 ! | $— | $31,557 | Verified |
| 2021 | $636,500 | — | — | −$52,125 | $584,375 | $— | $17,570 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -5.8% | -5.8% | ~100% | Not available | Partial |
| 2025 | -19.7% | -19.7% | ~100% | Not available | Partial |
| 2024 | -13.6% | -13.6% | ~100% | 1.9800% | Verified |
| 2023 | -6.2% | -6.2% | ~100% | 1.8100% | Verified |
| 2022 | +98.0% ! | +98.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.7600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +28.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -9.4% | +15.7% | +15.4% | +98.0% | 2023 | -30.6% | 2025 |
| Assessment Ratio | 100.0% | 98.6% | — | 148.9% | 2022 | 75.2% | 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 |
$21,276 | $24,631 | ~$27,126 | $31,557 | 2022 | $17,570 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,175,288 | ~$1,143,583 | ~2.0139% | ~$23,031 | +13.0% |
| 2027 | ~$1,328,658 | ~$1,257,941 | ~1.9814% | ~$24,925 | +27.8% |
| 2028 | ~$1,502,044 | ~$1,383,736 | ~1.9488% | ~$26,967 | +44.5% |
| 2029 | ~$1,698,055 | ~$1,522,109 | ~1.9163% | ~$29,168 | +63.3% |
| 2030 | ~$1,919,645 | ~$1,674,320 | ~1.8837% | ~$31,540 | +84.6% |
| 2026 | ~$1,154,495 | ~$1,143,583 | ~2.0465% | ~$23,403 | +11.0% |
| 2027 | ~$1,282,063 | ~$1,257,941 | ~2.0465% | ~$25,744 | +23.3% |
| 2028 | ~$1,423,726 | ~$1,383,736 | ~2.0465% | ~$28,318 | +36.9% |
| 2029 | ~$1,581,043 | ~$1,522,109 | ~2.0465% | ~$31,150 | +52.1% |
| 2030 | ~$1,755,742 | ~$1,674,320 | ~2.0465% | ~$34,265 | +68.9% |
| 2026 | ~$1,196,080 | ~$1,143,583 | ~1.9977% | ~$22,845 | +15.0% |
| 2027 | ~$1,376,086 | ~$1,257,941 | ~1.9488% | ~$24,515 | +32.4% |
| 2028 | ~$1,583,182 | ~$1,383,736 | ~1.9000% | ~$26,291 | +52.3% |
| 2029 | ~$1,821,445 | ~$1,522,109 | ~1.8512% | ~$28,177 | +75.2% |
| 2030 | ~$2,095,566 | ~$1,674,320 | ~1.8024% | ~$30,177 | +101.6% |
In 2025, this property's market value of $1,039,621 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +100% 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 | $1,039,621 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,498,118 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,597,906 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $807,200 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $636,500 | $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.