1716 BARTON HILLS DR TX 78704
| Owner | SMITHERS FAMILY PARTNERSHIP |
|---|---|
| Parcel ID | 0102090803 |
| Short ID | 102786 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 2,732 SF |
| Land SF | 15,680 SF |
| Acres | 0.360 |
| Year Built | 1985 |
| Legal | LOT 2 BLK 4 BARTON HILLS SEC 5 |
| Neighborhood | L1005 |
| Land | $889,640 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $889,640 |
| Improvement | $238,455 |
|---|---|
| Total Improvement | $238,455 |
| Market | $1,128,095 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,128,095 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,128,095 |
| Taxable Value | $1,128,095 |
|---|
Appreciation: Market value has risen +61.1% from $700,300 (2021) to $1,128,095 (2025), a CAGR of 12.7% 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 $23,086. 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 79% of market value ($889,640 land vs $238,455 improvements), about $57/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 $1,128,095, 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 +12.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,047,258 by 2030, with an estimated annual tax burden around $34,224. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 2,732 SF | ✗ |
| 1ST | 1st Floor | 2,084 SF | ✓ |
| 2ND | 2nd Floor | 648 SF | ✓ |
| 061 | CARPORT ATT 1ST | 528 SF | ✗ |
| 512 | DECK UNCOVRED | 520 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 434 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 66 SF | ✗ |
| 581 | STORAGE ATT | 48 SF | ✓ |
| 251 | BATHROOM | 4 SF | ✓ |
Market value changed by 97% 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% | $10,437.13 | $10,437.13 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,911.41 | $5,911.41 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,239.89 | $4,239.89 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,331.41 | $1,331.41 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,166.45 | $1,166.45 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $23,086.29 | $23,086.29 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,023,490 | $1,128,095 | -9.3% |
| Assessed Value | $1,023,490 | $1,128,095 | -9.3% |
| Land Value | $812,280 | $889,640 | -8.7% |
| Improvement Value | $211,210 | $238,455 | -11.4% |
| Taxable Value | $1,023,490 | $1,128,095 | -9.3% |
| Total Tax 2026 = estimate |
~$20,946
Estimated
|
~$23,086
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,063,366 | $1,023,490 | -39,876 (-3.7%) |
| Taxable Value | $1,063,366 | $1,023,490 | -39,876 (-3.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,023,490 | $812,280 | $211,210 | — | $1,023,490 | $1,023,490 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,128,095 | $889,640 | $238,455 | — | $1,128,095 | $1,128,095 | ~$23,086 | Partial |
| 2024 | $1,699,124 | — | — | −$457,124 | $1,242,000 | $— | $27,784 | Verified |
| 2023 | $1,707,586 | — | — | −$396,586 | $1,311,000 | $— | $30,741 | Verified |
| 2022 | $868,100 | — | — | — | $1,311,000 ! | $— | $33,724 | Verified |
| 2021 | $700,300 | — | — | −$62,800 | $637,500 | $— | $18,896 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -5.7% | -5.7% | ~100% | Not available | Partial |
| 2025 | -19.5% | -19.5% | ~100% | Not available | Partial |
| 2024 | -17.5% | -17.5% | ~100% | 1.9800% | Verified |
| 2023 | -0.5% | -0.5% | ~100% | 1.8100% | Verified |
| 2022 | +96.7% ! | +96.7% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.7000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +29.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -9.3% | +15.5% | +15.0% | +96.7% | 2023 | -33.6% | 2025 |
| Assessment Ratio | 100.0% | 98.6% | — | 151.0% | 2022 | 73.1% | 2024 |
| 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 |
$23,086 | $26,846 | ~$29,435 | $33,724 | 2022 | $18,896 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,270,899 | ~$1,240,904 | ~2.0139% | ~$24,991 | +12.7% |
| 2027 | ~$1,431,781 | ~$1,364,995 | ~1.9814% | ~$27,046 | +26.9% |
| 2028 | ~$1,613,028 | ~$1,501,494 | ~1.9488% | ~$29,262 | +43.0% |
| 2029 | ~$1,817,219 | ~$1,651,644 | ~1.9163% | ~$31,650 | +61.1% |
| 2030 | ~$2,047,258 | ~$1,816,808 | ~1.8837% | ~$34,224 | +81.5% |
| 2026 | ~$1,248,337 | ~$1,240,904 | ~2.0465% | ~$25,395 | +10.7% |
| 2027 | ~$1,381,396 | ~$1,364,995 | ~2.0465% | ~$27,934 | +22.5% |
| 2028 | ~$1,528,637 | ~$1,501,494 | ~2.0465% | ~$30,728 | +35.5% |
| 2029 | ~$1,691,572 | ~$1,651,644 | ~2.0465% | ~$33,801 | +49.9% |
| 2030 | ~$1,871,875 | ~$1,816,808 | ~2.0465% | ~$37,181 | +65.9% |
| 2026 | ~$1,293,461 | ~$1,240,904 | ~1.9977% | ~$24,789 | +14.7% |
| 2027 | ~$1,483,068 | ~$1,364,995 | ~1.9488% | ~$26,602 | +31.5% |
| 2028 | ~$1,700,469 | ~$1,501,494 | ~1.9000% | ~$28,529 | +50.7% |
| 2029 | ~$1,949,738 | ~$1,651,644 | ~1.8512% | ~$30,575 | +72.8% |
| 2030 | ~$2,235,548 | ~$1,816,808 | ~1.8024% | ~$32,746 | +98.2% |
In 2025, this property's market value of $1,128,095 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +117% 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 | $1,128,095 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,699,124 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,707,586 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $868,100 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $700,300 | $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.