2205 TRAILSIDE DR TX 78704
| Owner | CHOW DANIEL P & STEPHANIE K CHENG |
|---|---|
| Parcel ID | 0103061015 |
| Short ID | 103553 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 2,496 SF |
| Land SF | 7,052 SF |
| Acres | 0.162 |
| Year Built | 1972 |
| Legal | LOT 7 BLK 1 BARTON TERRACE SEC 6 |
| Neighborhood | L1005 |
| Land | $771,986 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $771,986 |
| Improvement | $199,368 |
|---|---|
| Total Improvement | $199,368 |
| Market | $971,354 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $971,354 |
| Value Limitation Adjustment (−) (homestead cap) | −$38,099 |
| Net Appraised (assessed) | $933,255 |
| Exemptions (−) (HS) | −$89,516 |
|---|---|
| Taxable Value | $843,739 |
Appreciation: Market value has risen +74.8% from $555,820 (2021) to $971,354 (2025), a CAGR of 15.0% 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 $17,267. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($933,255) is $38,099 below market value, suggesting potential for an upward assessment in future years.
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 ($771,986 land vs $199,368 improvements), about $109/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 $971,354, 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 +15.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,951,784 by 2030, with an estimated annual tax burden around $28,313. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 2,496 SF | ✗ |
| 1ST | 1st Floor | 1,248 SF | ✓ |
| 2ND | 2nd Floor | 1,248 SF | ✓ |
| 012 | PORCH OPEN 2ND F | 176 SF | ✗ |
| 251 | BATHROOM | 3 SF | ✓ |
| 413 | STAIRWAY EXT | 1 SF | ✓ |
Market value changed by 106% 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% | $8,986.97 | $8,986.97 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,090.06 | $5,090.06 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,650.79 | $3,650.79 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,146.42 | $1,146.42 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,004.38 | $1,004.38 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $19,878.62 | $19,878.62 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $939,369 | $971,354 | -3.3% |
| Assessed Value | $939,369 | $933,255 | +0.7% |
| Land Value | $771,986 | $771,986 | +0.0% |
| Improvement Value | $167,383 | $199,368 | -16.0% |
| Taxable Value | $939,369 | $843,739 | +11.3% |
| Exemptions | — | HS | |
| Total Tax 2026 = estimate |
~$19,224
Estimated
|
~$19,879
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $975,968 | $939,369 | -36,599 (-3.8%) |
| Taxable Value | $975,968 | $939,369 | -36,599 (-3.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $939,369 | $771,986 | $167,383 | — | $939,369 | $939,369 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $971,354 | $771,986 | $199,368 | −$38,099 | $933,255 | $843,739 | ~$19,879 | Partial |
| 2024 | $1,528,107 | — | — | −$403,107 | $1,125,000 | $— | $24,507 | Verified |
| 2023 | $1,561,458 | — | — | −$373,958 | $1,187,500 | $— | $19,022 | Verified |
| 2022 | $756,315 | — | — | — | $1,187,500 ! | $— | $21,065 | Verified |
| 2021 | $555,820 | — | — | −$24,570 | $531,250 | $— | $13,997 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.5% | +4.6% | ~100% | Not available | Partial |
| 2025 | -22.2% | -9.5% | 96.1% | Not available | Partial |
| 2024 | -18.3% | -9.1% | 82.6% | 1.9600% | Verified |
| 2023 | -2.1% | +1.5% | 74.2% | 1.2400% | Verified |
| 2022 | +106.5% ! | +63.3% | 71.5% | 1.3500% | Verified |
| 2021 | base year | — | 90.4% | 2.5200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +28.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -3.3% | +20.2% | +15.8% | +106.5% | 2023 | -36.4% | 2025 |
| Assessment Ratio | 100.0% | 99.7% | — | 157.0% | 2022 | 73.6% | 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 |
$19,879 | $19,694 | ~$24,351 | $24,507 | 2024 | $13,997 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,116,833 | ~$1,026,581 | ~2.0139% | ~$20,675 | +15.0% |
| 2027 | ~$1,284,101 | ~$1,129,239 | ~1.9814% | ~$22,375 | +32.2% |
| 2028 | ~$1,476,420 | ~$1,242,162 | ~1.9488% | ~$24,208 | +52.0% |
| 2029 | ~$1,697,543 | ~$1,366,379 | ~1.9163% | ~$26,184 | +74.8% |
| 2030 | ~$1,951,784 | ~$1,503,017 | ~1.8837% | ~$28,313 | +100.9% |
| 2026 | ~$1,097,406 | ~$1,026,581 | ~2.0465% | ~$21,009 | +13.0% |
| 2027 | ~$1,239,816 | ~$1,129,239 | ~2.0465% | ~$23,110 | +27.6% |
| 2028 | ~$1,400,707 | ~$1,242,162 | ~2.0465% | ~$25,421 | +44.2% |
| 2029 | ~$1,582,476 | ~$1,366,379 | ~2.0465% | ~$27,963 | +62.9% |
| 2030 | ~$1,787,833 | ~$1,503,017 | ~2.0465% | ~$30,759 | +84.1% |
| 2026 | ~$1,136,260 | ~$1,026,581 | ~1.9977% | ~$20,508 | +17.0% |
| 2027 | ~$1,329,163 | ~$1,129,239 | ~1.9488% | ~$22,007 | +36.8% |
| 2028 | ~$1,554,814 | ~$1,242,162 | ~1.9000% | ~$23,601 | +60.1% |
| 2029 | ~$1,818,775 | ~$1,366,379 | ~1.8512% | ~$25,294 | +87.2% |
| 2030 | ~$2,127,548 | ~$1,503,017 | ~1.8024% | ~$27,090 | +119.0% |
In 2025, this property's market value of $971,354 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +87% 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 | $971,354 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,528,107 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,561,458 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $756,315 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $555,820 | $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.