2203 TRAILSIDE DR TX 78704
| Owner | CEDARVIEW PROPERTIES LLC |
|---|---|
| Parcel ID | 0103061016 |
| Short ID | 103554 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 2,544 SF |
| Land SF | 7,290 SF |
| Acres | 0.167 |
| Year Built | 1972 |
| Legal | LOT 8 BLK 1 BARTON TERRACE SEC 6 |
| Neighborhood | L1005 |
| Land | $774,536 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $774,536 |
| Improvement | $193,960 |
|---|---|
| Total Improvement | $193,960 |
| Market | $968,496 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $968,496 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $968,496 |
| Taxable Value | $968,496 |
|---|
Appreciation: Market value has risen +91.0% from $507,100 (2021) to $968,496 (2025), a CAGR of 17.6% 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 $19,820. 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 80% of market value ($774,536 land vs $193,960 improvements), about $106/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 $968,496, 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 +17.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,174,468 by 2030, with an estimated annual tax burden around $29,382. 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 | 2,544 SF | ✗ |
| 1ST | 1st Floor | 1,272 SF | ✓ |
| 2ND | 2nd Floor | 1,272 SF | ✓ |
| 012 | PORCH OPEN 2ND F | 176 SF | ✗ |
| 251 | BATHROOM | 3 SF | ✓ |
| 413 | STAIRWAY EXT | 1 SF | ✓ |
Market value changed by 91% 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% | $8,960.52 | $8,960.52 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,075.08 | $5,075.08 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,640.04 | $3,640.04 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,143.05 | $1,143.05 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,001.42 | $1,001.42 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $19,820.11 | $19,820.11 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $945,462 | $968,496 | -2.4% |
| Assessed Value | $945,462 | $968,496 | -2.4% |
| Land Value | $774,536 | $774,536 | +0.0% |
| Improvement Value | $170,926 | $193,960 | -11.9% |
| Taxable Value | $945,462 | $968,496 | -2.4% |
| Total Tax 2026 = estimate |
~$19,349
Estimated
|
~$19,820
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $945,462 | $945,462 | +0 (+0.0%) |
| Taxable Value | $945,462 | $945,462 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $945,462 | $774,536 | $170,926 | — | $945,462 | $945,462 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $968,496 | $774,536 | $193,960 | — | $968,496 | $968,496 | ~$19,820 | Partial |
| 2024 | $1,438,771 | — | — | −$313,771 | $1,125,000 | $— | $22,520 | Verified |
| 2023 | $1,379,831 | — | — | −$192,331 | $1,187,500 | $— | $26,031 | Verified |
| 2022 | $720,900 | — | — | — | $1,187,500 ! | $— | $27,251 | Verified |
| 2021 | $507,100 | — | — | — | $531,250 ! | $— | $15,692 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -2.4% | -2.4% | ~100% | Not available | Partial |
| 2025 | -14.8% | -14.8% | ~100% | Not available | Partial |
| 2024 | -21.0% | -21.0% | ~100% | 1.9800% | Verified |
| 2023 | +4.3% | +4.3% | ~100% | 1.8100% | Verified |
| 2022 | +91.4% ! | +91.4% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 3.0900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +34.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -2.4% | +20.6% | +18.1% | +91.4% | 2023 | -32.7% | 2025 |
| Assessment Ratio | 100.0% | 105.6% | — | 164.7% | 2022 | 78.2% | 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 |
$19,820 | $22,263 | ~$25,270 | $27,251 | 2022 | $15,692 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,138,542 | ~$1,065,346 | ~2.0139% | ~$21,455 | +17.6% |
| 2027 | ~$1,338,443 | ~$1,171,880 | ~1.9814% | ~$23,219 | +38.2% |
| 2028 | ~$1,573,443 | ~$1,289,068 | ~1.9488% | ~$25,122 | +62.5% |
| 2029 | ~$1,849,703 | ~$1,417,975 | ~1.9163% | ~$27,173 | +91.0% |
| 2030 | ~$2,174,468 | ~$1,559,772 | ~1.8837% | ~$29,382 | +124.5% |
| 2026 | ~$1,119,172 | ~$1,065,346 | ~2.0465% | ~$21,802 | +15.6% |
| 2027 | ~$1,293,289 | ~$1,171,880 | ~2.0465% | ~$23,982 | +33.5% |
| 2028 | ~$1,494,495 | ~$1,289,068 | ~2.0465% | ~$26,381 | +54.3% |
| 2029 | ~$1,727,004 | ~$1,417,975 | ~2.0465% | ~$29,019 | +78.3% |
| 2030 | ~$1,995,686 | ~$1,559,772 | ~2.0465% | ~$31,921 | +106.1% |
| 2026 | ~$1,157,911 | ~$1,065,346 | ~1.9977% | ~$21,282 | +19.6% |
| 2027 | ~$1,384,372 | ~$1,171,880 | ~1.9488% | ~$22,838 | +42.9% |
| 2028 | ~$1,655,124 | ~$1,289,068 | ~1.9000% | ~$24,493 | +70.9% |
| 2029 | ~$1,978,828 | ~$1,417,975 | ~1.8512% | ~$26,249 | +104.3% |
| 2030 | ~$2,365,841 | ~$1,559,772 | ~1.8024% | ~$28,113 | +144.3% |
In 2025, this property's market value of $968,496 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +86% 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 | $968,496 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,438,771 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,379,831 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $720,900 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $507,100 | $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.