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1741 SPYGLASS DR 2-304 TX 78746

Travis County, TX · Residential (Single-Family) Appraisal: 2025 Certified Billing: 2025 Partial 2021–24 billing ✓ Delinquent
At a Glance
2025 Certified
Market Value
$26,965,417
2025 Verified
Taxable Value
$22,629,642
2025 Verified (16% below market)
Total Tax
~$404,780
2025 Partial
Effective Tax Rate (2025)
1.9500%
2025 Tax ÷ 2025 Market Value Partial
2026 Certified
Market Value
$25,636,974
-4.9% 2025 → 2026 Certified
Taxable Value
$21,027,768
2026 Certified (18% below market)
Est. 2026 Total Tax
~$410,774
2026 Estimated ⓘ
Est. 2026 Effective Tax Rate
1.6023%
Est. 2026 Tax ÷ 2026 Market Value Estimated
At a Glance Tax Bill History Compares Resources
2026 Property Tax Calendar ◷ Today: September 15, 2026
Valuation Date
Jan 1
Notices Mailed
Apr 15
Protest Deadline
May 15
Roll Certified
Jul 25
Rates Adopted
Sep 1
Payment Due
Jan 31
This parcel has a real delinquent balance on file: $8,084.
Property Info
Owner STUART ROBERT BRUCE TRUST
Parcel ID 0102130261
Short ID 437506
Type Real
Use Code 15 Condominium (Stacked)
Valuation Cost
Improvement SF 938 SF
Land SF 213,264 SF
Acres 4.896
Year Built 1993
Legal UNT 304 BLD 2 ONE BARTON PLACE CONDOMINIUMS PLUS 1.4089% INTEREST IN COMMON AREA
Neighborhood M0860
Current Values 2025 Certified
Land$4,265,340
Special Use Land MarketNot Available
Total Land $4,265,340
Improvement$22,700,077
Total Improvement $22,700,077
Market$26,965,417
Special Use Exclusion (−)Not Available
Appraised$26,965,417
Value Limitation Adjustment (−)—
Net Appraised (assessed) $26,965,417
Exemptions (−) (DP,DV,HS,OV65)−$4,335,775
Taxable Value $22,629,642
Build-up from 2025 TCAD certified values. Land and Improvement are shown as single totals — Parcelytics' loaders capture one aggregate value per year, not TCAD's Homesite / Non-Homesite split. Special Use Land Market and Special Use Exclusion (agricultural/productivity valuation) are not in the current dataset.
Delinquency
Total Due $8,084.19
First Delinquent —
As of June 20, 2026 — Travis County Tax Office snapshot. This balance may have grown since then due to ongoing statutory penalty and interest (Tax Code §33.01); verify the exact current amount with the Travis County Tax Office ↗ before relying on it.
Satellite View Imagery: Esri
Satellite image not available
We couldn't locate this property on the map — this can happen for parcels whose address our geocoder can't confidently match.
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Investor Insight Report

Appreciation: Market value has risen +22.9% from $21,944,017 (2021) to $26,965,417 (2025), a CAGR of 5.3% over 4 years. This represents moderate, steady growth. Growth has been fairly evenly spread across these years rather than concentrated in one jump. Over the same span, the median Residential parcel countywide rose +45.8%, so this parcel has lagged the broader residential 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 $442,067. Eanes ISD is the largest single contributor, at 38.4% of the total 2025 levy.

Homestead Cap History: This property had an active homestead cap as recently as 2024 ($24,347,283, ~90.3% of market value at the time). The cap has since reset or expired. Verified clear — 2025 Certified Historical data from AJR 2021–2024 (Partial confidence). Current status confirmed by 2025 TCAD Certified Export.

Asset Class: Single-family residential. Buyer should verify which exemptions carry and which reset at sale. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.

Investment Snapshot — 2025 certified basis
Building (Main)
938 SF
living area
Gross Building
939 SF
enclosed area
Land
213,264 SF
4.896 ac
Value / Bldg SF
$28,748
all-in (incl. land)
Land $/SF
$20
land value only
Land Value Share
16%
Year Built
1993
~33 yrs old
Eff. Tax Rate
1.950%
total tax ÷ market value
Est. Annual Tax ⓘ
$442,067
2025 taxable × rate

Value Composition: Land carries 16% of market value ($4,265,340 land vs $22,700,077 improvements), about $20/SF of land. Most value sits in the improvements, so building condition, age (~33 yrs), and rent roll drive the underwriting.

Submarket Position: At $26,965,417, this parcel sits in the top quartile (≥75th percentile) of Residential property in Travis County — county median $479,535 (P25 $358,633 / P75 $737,055, n=318,609). Residential here is the broad TCAD category — every residential 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 +5.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $34,887,585 by 2030, with an estimated annual tax burden around $584,582. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.

Delinquent Taxes: $8,084.19 in unpaid taxes . These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.

Improvement Detail
Improvement Value
$22,700,077
Main Area
938 SF
Gross Building Area
939 SF
Year Built
1993
3 components · show ▾hide ▴
Code Description SF In Gross
1ST 1st Floor 938 SF ✓
095 HVAC RESIDENTIAL 938 SF ✗
522 FIREPLACE 1 SF ✓
This Account Includes 68 Units (2026 values — the figures above on this page are the sum of these rows)
Unit (prop_id) Owner Address Market Value Assessed Value Taxable Value
437506 TUMLINSON LORRIE 1741 SPYGLASS DR 1-122 78746 $337,715 $337,715 $337,715
437507 ARFFA MATTHEW LEE & VALDONE 1741 SPYGLASS DR 1-123 78746 $417,718 $417,718 $334,174
437508 GUPTA AMIT & MANYA GUPTA 1741 SPYGLASS DR 1-124 78746 $326,555 $326,555 $261,244
437509 MCKENZIE EMILIE G 1741 SPYGLASS DR 1-125 78746 $305,961 $305,961 $244,769
437510 POLLACK SCOTT & KATE 1741 SPYGLASS DR 1-126 78746 $292,131 $292,131 $233,705
437511 LOMBARDI ANDREW RAYMOND 1741 SPYGLASS DR 1-127 78746 $344,395 $344,395 $344,395
437512 CAMPBELL CHRISTINE N 1741 SPYGLASS DR 1-128 78746 $292,131 $292,131 $255,907
437513 LUPO MARY DAMRON 1741 SPYGLASS DR 1-129 78746 $323,021 $323,021 $113,148
437514 RAVENSCRAFT BRUCE L 1741 SPYGLASS DR 1-130 78746 $356,165 $356,165 $284,932
437515 VETTERS GILBERT C JR 1741 SPYGLASS DR 1-131 78746 $140,709 $140,709 $140,709
437516 FORES ELIZABETH 1741 SPYGLASS DR 1-132 78746 $312,676 $312,676 $250,141
437517 MCCULLOUGH GEORGANNE WENDELL 1741 SPYGLASS DR 1-133 78746 $267,410 $267,410 $267,410
437518 KOBDISH STEPHEN 1741 SPYGLASS DR 1-222 78746 $356,165 $356,165 $356,165
437519 NELSON DANIEL CHRISTIAN & ANDREA L 1741 SPYGLASS DR 1-223 78746 $344,395 $344,395 $270,516
437520 RIVARD REBECCA PAULINE 1741 SPYGLASS DR 1-224 78746 $344,395 $344,395 $275,516
437521 FERGUSON ANNA KATHERINE 1741 SPYGLASS DR 1-225 78746 $385,413 $385,413 $308,330
437522 MCLANAHAN ELLERY 1741 SPYGLASS DR 1-226 78746 $292,131 $292,131 $233,705
437523 JOHNSON DEBORAH H & ANDREW P III 1741 SPYGLASS DR 1-227 78746 $326,555 $326,555 $326,555
437524 HUMBERSON TRUST 1741 SPYGLASS DR 1-228 78746 $305,961 $305,961 $305,961
437525 SHAPIRO ARYE & KAREN R KREPS 1741 SPYGLASS DR 1-229 78746 $308,420 $308,420 $101,467
437526 MARQUEZ DAVID & PATRICIA G 1741 SPYGLASS DR 1-230 78746 $267,410 $267,410 $68,659
437527 PHILLIPS JOHANNA LEE & ROCCO BERGIN 1741 SPYGLASS DR 1-231 78746 $311,574 $311,574 $249,259
437528 SMYTHE LOUISA P 1741 SPYGLASS DR 1-232 78746 $385,413 $385,413 $308,330
437529 DARLING JANCY LYNNE 1741 SPYGLASS DR 1-233 78746 $398,531 $398,531 $398,531
437530 KOBDISH STEPHEN 1741 SPYGLASS DR 1-322 78746 $288,000 $288,000 $288,000
437531 SPEIR CHRISTOPHER 1741 SPYGLASS DR 1-323 78746 $251,787 $251,787 $201,430
437532 SPRINKLE CHRISTINA 1741 SPYGLASS DR 1-324 78746 $282,015 $282,015 $225,612
437533 MATHEW MANOJ 1741 SPYGLASS DR 1-325 78746 $251,787 $251,787 $251,787
437534 NGUYEN DANIEL D 1741 SPYGLASS DR 1-326 78746 $270,092 $270,092 $270,092
437535 COCHRAN TYLER N 1741 SPYGLASS DR 1-327 78746 $290,000 $290,000 $232,000
437536 MCLAUGHLIN EMILY K 1741 SPYGLASS DR 1-328 78746 $251,787 $251,787 $201,430
437537 JENKINS KEITH LYNN 1741 SPYGLASS DR 1-329 78746 $292,022 $292,022 $88,349
437538 TOTH NATHAN SHAWN & 1741 SPYGLASS DR 1-330 78746 $229,469 $229,469 $229,469
437539 FLOYD WENDY ELIZABETH 1741 SPYGLASS DR 1-331 78746 $281,457 $281,457 $225,166
437540 SONGY CHAD 1741 SPYGLASS DR 1-332 78746 $269,495 $269,495 $269,495
437541 JONES JASON D 1741 SPYGLASS DR 1-333 AUSTIN 78746 $305,846 $305,846 $254,937
437542 PRESTON ROBERT F JR 1741 SPYGLASS DR 2-100 AUSTIN 78746 $268,609 $268,609 $214,887
437543 MUEGGENBORG JOSEPH A 1741 SPYGLASS DR 2-101 78746 $342,100 $342,100 $273,680
437544 CHAMBERS BART 1741 SPYGLASS DR 2-102 78746 $345,054 $345,054 $276,043
437545 PENDRI JITENDER R & 1741 SPYGLASS DR 2-103 78746 $345,054 $345,054 $345,054
437546 DEB NILOYJYOTI & 1741 SPYGLASS DR 2-104 78746 $401,405 $401,405 $401,405
437547 CLEMENTS AMANDA & RICHARD CARU 1741 SPYGLASS DR 2-105 78746 $573,773 $573,773 $459,018
437548 ARBOUR COURTNEY 1741 SPYGLASS DR 2-106 78746 $573,773 $573,773 $459,018
437549 MENDEZ RICHARD R 1741 SPYGLASS DR 2-107 78746 $573,773 $573,773 $459,018
437550 GUTIERREZ EDWIN MARTIN M 1741 SPYGLASS DR 2-108 78746 $500,000 $500,000 $400,000
437551 SHANNON GEORGE R 1741 SPYGLASS DR 2-109 78746 $619,312 $619,312 $495,450
437552 ALVAREZ MAYRA C 1741 SPYGLASS DR 2-110 78746 $573,773 $573,773 $459,018
437553 ALVAREZ HENRY J & SYLVIA 1741 SPYGLASS DR 2-111 78746 $571,572 $571,572 $311,989
437554 CALLAN LAURA F 1741 SPYGLASS DR 2-112 78746 $573,773 $573,773 $573,773
437555 COPENING RHEA KATHLEEN 1741 SPYGLASS DR 2-113 78746 $500,000 $500,000 $254,731
437556 MCKEE ROBERT A 1741 SPYGLASS DR 2-114 78746 $573,773 $573,773 $313,749
437557 GOELKEL ROBERT A & DARLENE C 1741 SPYGLASS DR 2-115 78746 $573,773 $573,773 $313,749
437558 SONGY NANCY G 1741 SPYGLASS DR 2-116 78746 $573,773 $573,773 $459,018
437559 RYDER BRIAN 1741 SPYGLASS DR 2-117 78746 $550,000 $550,000 $440,000
437560 YOUNG FAMILY REVOCABLE TRUST 1741 SPYGLASS DR 2-118 78746 $549,388 $549,388 $549,388
437561 NELSON SETH & CAITLIN 1741 SPYGLASS DR 2-119 78746 $500,000 $500,000 $500,000
437562 WALTER DANIEL J 1741 SPYGLASS DR 2-120 78746 $561,093 $561,093 $448,874
437563 GOELKEL KAREN 1741 SPYGLASS DR 2-121 78746 $573,773 $573,773 $459,018
437564 SUGAR SHACK PROPERTIES LLC 1741 SPYGLASS DR 2-200 78746 $357,128 $357,128 $357,128
437565 NARULA MONICA S & 1741 SPYGLASS DR 2-201 78746 $324,379 $324,379 $259,503
437566 TURNBULL STEPHEN & PHILIPPA TURNBULL 1741 SPYGLASS DR 2-202 78746 $386,145 $386,145 $386,145
437567 VAN SICKLE DALE O 1741 SPYGLASS DR 2-203 78746 $292,690 $292,690 $234,152
437568 GREIS ALEX P 1741 SPYGLASS DR 2-204 78746 $304,302 $304,302 $304,302
437569 MIRKOWICZ WALDEMER JAN & 1741 SPYGLASS DR 2-300 78746 $357,128 $357,128 $357,128
437570 WILLIAMS JASON E 1741 SPYGLASS DR 2-301 78746 $342,100 $342,100 $273,680
437571 BOROWSKI KELLI L 1741 SPYGLASS DR 2-302 78746 $345,054 $345,054 $276,043
437572 KHAN MAHEEN 1741 SPYGLASS DR 2-303 78746 $345,054 $345,054 $345,054
437573 STUART ROBERT BRUCE TRUST 1741 SPYGLASS DR 2-304 78746 $358,743 $358,743 $358,743
Your Tax Bill, This Year
2025 Tax Burden — Entity Split
IEA
38.4% $155,454
CAT
28.3% $114,421
TCO
20.6% $83,534
THD
6.4% $25,835
ACT
6.3% $25,537
Total: $404,780
2025 billing by taxing entity, ranked by share of total. From Travis County Tax Office open data.
Risk Indicators
Risk Indicators
!
Delinquent Taxes

This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.

How We Got Here
Rate Environment
Historical Tax Rates by Entity (Travis County)
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% $155,454.06 $152,468.60 $2,985.46
CAT City of Austin 0.5410% 0.4627% 0.4458% 0.4776% 0.5240% +0.0464% $114,420.92 $112,541.05 $1,879.87
TCO Travis County 0.3574% 0.3182% 0.3047% 0.3444% 0.3758% +0.0314% $83,533.73 $82,185.41 $1,348.32
THD Travis Central Health 0.1118% 0.0987% 0.1007% 0.1080% 0.1180% +0.0101% $25,834.94 $25,411.54 $423.40
ACT Austin Community College 0.1048% 0.0987% 0.0986% 0.1013% 0.1034% +0.0021% $25,536.58 $25,165.64 $370.94
Combined Rate 2.1758% 1.9829% 1.8377% 1.9168% 1.9535% +0.0367% $404,780.23 $397,772.24 $7,007.99
Rate columns (2021–2025) from Travis County tax rate records. 2025 billing from Travis County Tax Office open data. — = entity not in rate records for that year.
Value Trend
Value History 2021–2026
Current & Certified Values
2026 Certified Certified 2025 Certified Certified Change 2025→2026
Market Value $25,636,974 $26,965,417 -4.9%
Assessed Value $25,636,974 $26,965,417 -4.9%
Land Value $4,265,340 $4,265,340 +0.0%
Improvement Value $21,371,634 $22,700,077 -5.9%
Taxable Value $21,027,768 $22,629,642 -7.1%
Exemptions DP,DV,HS,OV65 DP,DV,HS,OV65
HS Cap Loss — -$24,347,283 (2024)
Total Tax 2026 = estimate
~$410,774
Estimated
~$404,780
Partial
 ⓘ
2026 from TCAD's certified appraisal roll — final, not subject to change. No 2026 tax billing until entity budgets are adopted. Estimated 2026 Total Tax = 2026 certified taxable value × 2025 blended entity rates. Actual 2026 tax set after entity budget adoption.
2026: Preliminary → Certified how this parcel's 2026 value moved since the June 9, 2026 preliminary notice
2026 Preliminary Preliminary 2026 Certified Certified Change
Market Value $26,663,417 $25,636,974 -1,026,443 (-3.8%)
Taxable Value $22,044,279 $21,027,768 -1,016,511 (-4.6%)
Preliminary from TCAD's June 9, 2026 export; certified from TCAD's July 25, 2026 certified appraisal roll — final, not subject to change. Taxable-value comparison uses the same homestead-cap-aware figure shown elsewhere on this page, not TCAD's raw preliminary/certified export value.
Value History (2021–2026)
Year Market Value Land Value Imprv Value Value Limitation Adj (−) Net Appraised (Assessed) Taxable Value Total Tax Source
2026 $25,636,974 $4,265,340 $21,371,634 — $25,636,974 $21,027,768 Not yet — post-cert Certified — no billing yet
2025 $26,965,417 $4,265,340 $22,700,077 — $26,965,417 $22,629,642 ~$404,780 Partial
2024 $36,633,096 — — −$32,367,756 $4,265,340 $— $426,940 Verified
2023 $30,479,430 — — −$26,214,090 $4,265,340 $— $452,808 Verified
2022 $23,495,922 — — −$19,230,582 $4,265,340 $— $467,131 Verified
2021 $21,944,017 — — −$17,678,677 $4,265,340 $— $441,681 Verified
Market Value vs. Taxable Value gap up to 18.0%
The gap between these two lines is a homestead cap or exemption reducing what's actually taxed below the certified market value -- not a data error. Same market_value / taxable_value figures as the Value History table above.
Year-over-Year Growth & Assessment Metrics
Year MktVal YoY Assessed YoY Asmt Ratio Eff. Tax Rate Coverage
2026 +0.0% +0.0% ~100% Not available Partial
2025 -6.4% -6.4% ~100% 1.9500% Verified
2024 -11.8% -11.8% ~100% 1.4900% Verified
2023 +7.0% +7.0% ~100% 1.2000% Verified
2022 -36.7% -36.7% ~100% 1.4800% Verified
2021 base year — ~100% 2.0100% Verified
Cumulative market value growth (earliest valid year → 2025): -44.0%
Verified = 2025 data with real billing. Partial = 2021–2024 rows in this table reflect AJR appraisal values; billing fields in this table aren't populated for those years (see the Value & Tax History table above for verified 2021–2024 billing). YoY = year-over-year percent change. Assessment ratio = assessed ÷ market.
Annual Trends Tax billing 2025 only
12 Month Hist. Avg Forecast Avg Peak When Trough When
Market Value Growth -4.9% +5.1% +6.4% +29.7% 2023 -26.4% 2025
Assessment Ratio 100.0% 43.9% — 100.0% 2025 11.6% 2024
Effective Tax Rate (2025) 1.9500% 1.9500% — 1.9500% 2025 1.9500% 2025
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed 		$404,780 $438,668 ~$562,021 $467,131 2022 $404,780 2025
12 Month = most recent available year-over-year figure (2025→2026 preliminary if loaded, else 2024→2025). Hist. Avg = average across available AJR 2021–2026 data. Forecast Avg = average of 5-year projection (estimated, not a recorded value). Peak / Trough = highest / lowest observed in the dataset; "When" = year it occurred.
How This Parcel Compares
6-Year Projection Estimates Only
5-Year Tax Projection — Scenario Bands ⓘ Estimates Only
Show illustrative scenario:
Year ~Mkt Value ~Assessed ~Rate ~Ann. Tax Value Δ
2026 ~$28,390,948 ~$28,390,948 ~1.8979% ~$538,835 +5.3%
2027 ~$29,891,840 ~$29,891,840 ~1.8423% ~$550,709 +10.9%
2028 ~$31,472,076 ~$31,472,076 ~1.7868% ~$562,332 +16.7%
2029 ~$33,135,853 ~$33,135,853 ~1.7312% ~$573,645 +22.9%
2030 ~$34,887,585 ~$34,887,585 ~1.6756% ~$584,582 +29.4%
Submarket Position
Where This Property Stands — Residential Benchmark

In 2025, this property's market value of $26,965,417 places it in the top 25% for Residential properties in Travis County (318609 comparable) — 56× the county median of $479,535. Residential here is the broad TCAD category — every residential 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 $26,965,417 $358,633 $479,535 $737,055 ↑ Top 25% -6.4%
2024 $36,633,096 $384,868 $512,735 $786,167 ↑ Top 25% -8.7%
2023 $30,479,430 $424,496 $565,716 $845,447 ↑ Top 25% -2.1%
2022 $23,495,922 $435,080 $581,770 $864,060 ↑ Top 25% +53.2%
2021 $21,944,017 $239,232 $328,865 $488,922 ↑ Top 25% base yr
More Resources
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Headlines via Google News for “Travis County property tax” / Travis Central Appraisal District. Dates and sources as published; links open the original source in a new tab. Updated hourly.
Post-Acquisition Tax Estimate Estimate · Not a prediction
Property: 938 SF main area · 939 SF gross · 4.896 ac lot
$

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.