2209 TRAILSIDE DR TX 78704
| Owner | HATHAWAY KATHARINA |
|---|---|
| Parcel ID | 0103061013 |
| Short ID | 103551 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 1,994 SF |
| Land SF | 7,200 SF |
| Acres | 0.165 |
| Year Built | 1972 |
| Legal | LOT 5 BLK 1 BARTON TERRACE SEC 6 |
| Neighborhood | L1005 |
| Land | $773,571 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $773,571 |
| Improvement | $213,586 |
|---|---|
| Total Improvement | $213,586 |
| Market | $987,157 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $987,157 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $987,157 |
| Exemptions (−) (HS) | −$197,431 |
|---|---|
| Taxable Value | $789,726 |
Appreciation: Market value has risen +101.9% from $488,900 (2021) to $987,157 (2025), a CAGR of 19.2% 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 $16,162. Austin ISD is the largest single contributor, at 46.4% 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 ($773,571 land vs $213,586 improvements), about $107/SF of land. With value concentrated in the land under a ~54-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 $987,157, 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 +19.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,375,987 by 2030, with an estimated annual tax burden around $29,948. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,994 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,994 SF | ✗ |
| 512 | DECK UNCOVRED | 162 SF | ✗ |
| 251 | BATHROOM | 2 SF | ✓ |
| 413 | STAIRWAY EXT | 1 SF | ✓ |
Market value changed by 125% 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% | $7,837.90 | $7,837.90 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,138.30 | $4,138.30 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,968.15 | $2,968.15 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,010.51 | $1,010.51 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $932.06 | $932.06 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $16,886.92 | $16,886.92 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $949,144 | $987,157 | -3.9% |
| Assessed Value | $949,144 | $987,157 | -3.9% |
| Land Value | $773,571 | $773,571 | +0.0% |
| Improvement Value | $175,573 | $213,586 | -17.8% |
| Taxable Value | $759,315 | $789,726 | -3.9% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$15,539
Estimated
|
~$16,887
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $949,144 | $949,144 | +0 (+0.0%) |
| Taxable Value | $759,315 | $759,315 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $949,144 | $773,571 | $175,573 | — | $949,144 | $759,315 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $987,157 | $773,571 | $213,586 | — | $987,157 | $789,726 | ~$16,887 | Partial |
| 2024 | $1,331,503 | — | — | −$206,503 | $1,125,000 | $— | $22,260 | Verified |
| 2023 | $1,358,910 | — | — | −$171,410 | $1,187,500 | $— | $24,090 | Verified |
| 2022 | $670,800 | — | — | — | $1,187,500 ! | $— | $26,837 | Verified |
| 2021 | $488,900 | — | — | — | $531,250 ! | $— | $14,601 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -3.9% | -3.9% | ~100% | Not available | Partial |
| 2025 | -23.7% | -23.7% | ~100% | Not available | Partial |
| 2024 | -2.9% | -2.9% | ~100% | 1.7200% | Verified |
| 2023 | -11.7% | -11.7% | ~100% | 1.8100% | Verified |
| 2022 | +124.8% ! | +124.8% | ~100% | 1.7800% | Verified |
| 2021 | base year | — | ~100% | 2.9900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +47.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -3.9% | +21.6% | +20.2% | +102.6% | 2023 | -25.9% | 2025 |
| Assessment Ratio | 100.0% | 109.6% | — | 177.0% | 2022 | 84.5% | 2024 |
| Effective Tax Rate (2025) | 1.7100% | 1.7100% | — | 1.7100% | 2025 | 1.7100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$16,887 | $20,935 | ~$25,757 | $26,837 | 2022 | $14,601 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,176,733 | ~$1,085,873 | ~2.0139% | ~$21,869 | +19.2% |
| 2027 | ~$1,402,715 | ~$1,194,460 | ~1.9814% | ~$23,667 | +42.1% |
| 2028 | ~$1,672,095 | ~$1,313,906 | ~1.9488% | ~$25,606 | +69.4% |
| 2029 | ~$1,993,207 | ~$1,445,297 | ~1.9163% | ~$27,696 | +101.9% |
| 2030 | ~$2,375,987 | ~$1,589,826 | ~1.8837% | ~$29,948 | +140.7% |
| 2026 | ~$1,156,989 | ~$1,085,873 | ~2.0465% | ~$22,222 | +17.2% |
| 2027 | ~$1,356,040 | ~$1,194,460 | ~2.0465% | ~$24,444 | +37.4% |
| 2028 | ~$1,589,336 | ~$1,313,906 | ~2.0465% | ~$26,889 | +61.0% |
| 2029 | ~$1,862,769 | ~$1,445,297 | ~2.0465% | ~$29,578 | +88.7% |
| 2030 | ~$2,183,243 | ~$1,589,826 | ~2.0465% | ~$32,536 | +121.2% |
| 2026 | ~$1,196,476 | ~$1,085,873 | ~1.9977% | ~$21,692 | +21.2% |
| 2027 | ~$1,450,179 | ~$1,194,460 | ~1.9488% | ~$23,278 | +46.9% |
| 2028 | ~$1,757,678 | ~$1,313,906 | ~1.9000% | ~$24,964 | +78.1% |
| 2029 | ~$2,130,379 | ~$1,445,297 | ~1.8512% | ~$26,755 | +115.8% |
| 2030 | ~$2,582,109 | ~$1,589,826 | ~1.8024% | ~$28,655 | +161.6% |
In 2025, this property's market value of $987,157 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +90% 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 | $987,157 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,331,503 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,358,910 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $670,800 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $488,900 | $300,453 | $376,850 | $539,896 | ↑ Above median | 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.