1781 SPYGLASS DR TX 78746
| Owner | SPYGLASS FEE OWNER LLC |
|---|---|
| Parcel ID | 0102130218 |
| Short ID | 102902 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 225,336 SF |
| Land SF | 825,184 SF |
| Acres | 18.944 |
| Year Built | 1979 |
| Legal | LOT 1 SPYGLASS HILL |
| Neighborhood | 08ENS |
| Land | $16,503,680 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $16,503,680 |
| Improvement | $52,076,320 |
|---|---|
| Total Improvement | $52,076,320 |
| Market | $68,580,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $68,580,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $68,580,000 |
| Taxable Value | $68,580,000 |
|---|
Appreciation: Market value has risen +38.8% from $49,400,000 (2021) to $68,580,000 (2025), a CAGR of 8.5% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 1.9535% in 2025 (+0.0367% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $1,339,700. Eanes ISD is the largest single contributor, at 42.6% 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 24% of market value ($16,503,680 land vs $52,076,320 improvements), about $20/SF of land. Most value sits in the improvements, so building condition, age (~47 yrs), and rent roll drive the underwriting.
Submarket Position: At $68,580,000, 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 +8.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $103,344,090 by 2030, with an estimated annual tax burden around $1,731,652. 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.
29 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| SO | Sketch Only | 402,136 SF | ✗ |
| 551 | PAVED AREA | 193,000 SF | ✗ |
| 2ND | 2nd Floor | 76,385 SF | ✓ |
| 3RD | 3rd Floor | 74,631 SF | ✓ |
| 1ST | 1st Floor | 74,320 SF | ✓ |
| 591 | MASONRY TRIM SF | 27,792 SF | ✗ |
| 501 | CANOPY | 25,270 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 10,817 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 10,299 SF | ✗ |
| 013C | PORCH OPEN 3 COMM | 10,050 SF | ✗ |
| 051C | CARPORT DET 1ST COMM | 9,720 SF | ✗ |
| 412 | TENNIS COURT | 7,200 SF | ✗ |
| 581C | STORAGE ATT COMM | 4,540 SF | ✓ |
| 435 | FENCE IRON LF | 2,550 SF | ✗ |
| 611 | TERRACE | 2,242 SF | ✗ |
| 511 | DECK | 1,800 SF | ✗ |
| 601 | POOL COMM'L | 1,616 SF | ✗ |
| 881 | COMMCL FINISHOUT | 1,607 SF | ✓ |
| 571C | STORAGE DET COMM | 457 SF | ✓ |
| MISC | Miscellaneous | 20 SF | ✓ |
| 482 | LIGHT POLES | 16 SF | ✓ |
| 521 | FIREPLACE | 2 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 142 | BATHTUB AVG | 1 SF | ✓ |
| 152 | COMMODE AVG | 1 SF | ✓ |
| 162 | LAVATORY AVG | 1 SF | ✓ |
| 182 | SINK AVG | 1 SF | ✓ |
| 242 | OBS OVEN/BURN | 1 SF | ✓ |
| 413 | STAIRWAY EXT | 1 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 |
|---|---|---|---|---|---|---|---|---|---|
| IEA Eanes ISD | 1.0608% | 1.0046% | 0.8880% | 0.8855% | 0.8322% | -0.0533% | $533,440.20 | $533,440.20 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $335,894.90 | $335,894.90 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $240,916.65 | $240,916.65 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $75,652.74 | $75,652.74 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $66,279.40 | $66,279.40 | Paid |
| Combined Rate | 2.1758% | 1.9829% | 1.8377% | 1.9168% | 1.9535% | +0.0367% | $1,252,183.89 | $1,252,183.89 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $60,070,000 | $68,580,000 | -12.4% |
| Assessed Value | $60,070,000 | $68,580,000 | -12.4% |
| Land Value | $16,503,680 | $16,503,680 | +0.0% |
| Improvement Value | $43,566,320 | $52,076,320 | -16.3% |
| Taxable Value | $60,070,000 | $68,580,000 | -12.4% |
| Total Tax 2026 = estimate |
~$1,173,458
Estimated
|
~$1,252,184
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $66,355,525 | $60,070,000 | -6,285,525 (-9.5%) |
| Taxable Value | $66,355,525 | $60,070,000 | -6,285,525 (-9.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $60,070,000 | $16,503,680 | $43,566,320 | — | $60,070,000 | $60,070,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $68,580,000 | $16,503,680 | $52,076,320 | — | $68,580,000 | $68,580,000 | ~$1,252,184 | Partial |
| 2024 | $90,936,000 | — | — | −$74,432,320 | $16,503,680 | $— | $1,577,346 | Verified |
| 2023 | $72,300,000 | — | — | −$55,796,320 | $16,503,680 | $— | $1,671,174 | Verified |
| 2022 | $52,200,000 | — | — | −$35,696,320 | $16,503,680 | $— | $1,444,116 | Verified |
| 2021 | $49,400,000 | — | — | −$32,896,320 | $16,503,680 | $— | $1,137,276 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -3.2% | -3.2% | ~100% | Not available | Partial |
| 2025 | -16.7% | -16.7% | ~100% | Not available | Partial |
| 2024 | -9.5% | -9.5% | ~100% | 1.9200% | Verified |
| 2023 | +9.7% | +9.7% | ~100% | 1.8400% | Verified |
| 2022 | +54.5% | +54.5% | ~100% | 1.7400% | Verified |
| 2021 | base year | — | ~100% | 2.3000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +27.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -12.4% | +6.6% | +11.6% | +38.5% | 2023 | -24.6% | 2025 |
| Assessment Ratio | 100.0% | 51.0% | — | 100.0% | 2025 | 18.1% | 2024 |
| Effective Tax Rate (2025) | 1.8300% | 1.8300% | — | 1.8300% | 2025 | 1.8300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,252,184 | $1,416,419 | ~$1,569,711 | $1,671,174 | 2023 | $1,137,276 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$74,441,500 | ~$74,441,500 | ~1.8979% | ~$1,412,834 | +8.5% |
| 2027 | ~$80,803,979 | ~$80,803,979 | ~1.8423% | ~$1,488,682 | +17.8% |
| 2028 | ~$87,710,256 | ~$87,710,256 | ~1.7868% | ~$1,567,176 | +27.9% |
| 2029 | ~$95,206,810 | ~$95,206,810 | ~1.7312% | ~$1,648,212 | +38.8% |
| 2030 | ~$103,344,090 | ~$103,344,090 | ~1.6756% | ~$1,731,652 | +50.7% |
| 2026 | ~$73,069,900 | ~$73,069,900 | ~1.9535% | ~$1,427,410 | +6.5% |
| 2027 | ~$77,853,751 | ~$77,853,751 | ~1.9535% | ~$1,520,861 | +13.5% |
| 2028 | ~$82,950,799 | ~$82,950,799 | ~1.9535% | ~$1,620,431 | +21.0% |
| 2029 | ~$88,381,548 | ~$88,381,548 | ~1.9535% | ~$1,726,520 | +28.9% |
| 2030 | ~$94,167,845 | ~$94,167,845 | ~1.9535% | ~$1,839,555 | +37.3% |
| 2026 | ~$75,813,100 | ~$75,438,000 | ~1.8701% | ~$1,410,785 | +10.5% |
| 2027 | ~$83,809,071 | ~$82,981,800 | ~1.7868% | ~$1,482,689 | +22.2% |
| 2028 | ~$92,648,373 | ~$91,279,980 | ~1.7034% | ~$1,554,867 | +35.1% |
| 2029 | ~$102,419,953 | ~$100,407,978 | ~1.6200% | ~$1,626,653 | +49.3% |
| 2030 | ~$113,222,136 | ~$110,448,776 | ~1.5367% | ~$1,697,248 | +65.1% |
In 2025, this property's market value of $68,580,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 132× 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 | $68,580,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $90,936,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $72,300,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $52,200,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $49,400,000 | $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.