2201 TRAILSIDE DR TX 78704
| Owner | THOMAS JAY S & TRACY S WISE |
|---|---|
| Parcel ID | 0103061017 |
| Short ID | 103555 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 2,544 SF |
| Land SF | 7,296 SF |
| Acres | 0.167 |
| Year Built | 1972 |
| Legal | LOT 9 BLK 1 BARTON TERRACE SEC 6 |
| Neighborhood | L1005 |
| Land | $774,600 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $774,600 |
| Improvement | $189,949 |
|---|---|
| Total Improvement | $189,949 |
| Market | $964,549 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $964,549 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $964,549 |
| Taxable Value | $964,549 |
|---|
Appreciation: Market value has risen +83.5% from $525,500 (2021) to $964,549 (2025), a CAGR of 16.4% 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 $19,739. 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 ($774,600 land vs $189,949 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 $964,549, 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 +16.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,060,695 by 2030, with an estimated annual tax burden around $29,262. 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 | 4 SF | ✓ |
| 413 | STAIRWAY EXT | 1 SF | ✓ |
Market value changed by 78% 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% | $8,924.01 | $8,924.01 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,054.40 | $5,054.40 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,625.21 | $3,625.21 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,138.39 | $1,138.39 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $997.34 | $997.34 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $19,739.35 | $19,739.35 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $860,451 | $964,549 | -10.8% |
| Assessed Value | $860,451 | $964,549 | -10.8% |
| Land Value | $774,600 | $774,600 | +0.0% |
| Improvement Value | $85,851 | $189,949 | -54.8% |
| Taxable Value | $860,451 | $964,549 | -10.8% |
| Total Tax 2026 = estimate |
~$17,609
Estimated
|
~$19,739
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $982,362 | $860,451 | -121,911 (-12.4%) |
| Taxable Value | $982,362 | $860,451 | -121,911 (-12.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $860,451 | $774,600 | $85,851 | — | $860,451 | $860,451 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $964,549 | $774,600 | $189,949 | — | $964,549 | $964,549 | ~$19,739 | Partial |
| 2024 | $1,000,000 | — | — | — | $1,125,000 ! | $— | $23,782 | Verified |
| 2023 | $1,000,000 | — | — | — | $1,000,000 | $— | $18,092 | Verified |
| 2022 | $713,001 | — | — | — | $1,187,500 ! | $— | $20,014 | Verified |
| 2021 | $525,500 | — | — | — | $531,250 ! | $— | $15,520 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1.8% | +1.8% | ~100% | Not available | Partial |
| 2025 | -23.7% | -19.6% | ~100% | Not available | Partial |
| 2024 | +26.4% | +20.0% | 95.0% | 1.8800% | Verified |
| 2023 | -21.2% | -21.2% | ~100% | 1.8100% | Verified |
| 2022 | +77.9% ! | +77.9% | ~100% | 1.5800% | Verified |
| 2021 | base year | — | ~100% | 2.9500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +35.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -10.8% | +12.3% | +19.2% | +40.3% | 2023 | -10.8% | 2026 |
| Assessment Ratio | 100.0% | 113.4% | — | 166.5% | 2022 | 100.0% | 2023 |
| 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 |
$19,739 | $19,430 | ~$25,167 | $23,782 | 2024 | $15,520 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,122,696 | ~$1,061,004 | ~2.0139% | ~$21,368 | +16.4% |
| 2027 | ~$1,306,773 | ~$1,167,104 | ~1.9814% | ~$23,125 | +35.5% |
| 2028 | ~$1,521,031 | ~$1,283,815 | ~1.9488% | ~$25,019 | +57.7% |
| 2029 | ~$1,770,418 | ~$1,412,196 | ~1.9163% | ~$27,062 | +83.5% |
| 2030 | ~$2,060,695 | ~$1,553,416 | ~1.8837% | ~$29,262 | +113.6% |
| 2026 | ~$1,103,405 | ~$1,061,004 | ~2.0465% | ~$21,713 | +14.4% |
| 2027 | ~$1,262,251 | ~$1,167,104 | ~2.0465% | ~$23,885 | +30.9% |
| 2028 | ~$1,443,964 | ~$1,283,815 | ~2.0465% | ~$26,273 | +49.7% |
| 2029 | ~$1,651,836 | ~$1,412,196 | ~2.0465% | ~$28,900 | +71.3% |
| 2030 | ~$1,889,634 | ~$1,553,416 | ~2.0465% | ~$31,790 | +95.9% |
| 2026 | ~$1,141,987 | ~$1,061,004 | ~1.9977% | ~$21,195 | +18.4% |
| 2027 | ~$1,352,066 | ~$1,167,104 | ~1.9488% | ~$22,745 | +40.2% |
| 2028 | ~$1,600,792 | ~$1,283,815 | ~1.9000% | ~$24,393 | +66.0% |
| 2029 | ~$1,895,273 | ~$1,412,196 | ~1.8512% | ~$26,142 | +96.5% |
| 2030 | ~$2,243,927 | ~$1,553,416 | ~1.8024% | ~$27,998 | +132.6% |
In 2025, this property's market value of $964,549 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 | $964,549 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,000,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,000,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $713,001 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $525,500 | $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.