2206 TRAILSIDE DR TX 78704
| Owner | PASSMORE BILLIE L |
|---|---|
| Parcel ID | 0103061121 |
| Short ID | 103580 |
| Type | Real |
| Use Code | 05 Apartment 5–25 Units |
| Valuation | Income |
| Improvement SF | 3,428 SF |
| Land SF | 8,100 SF |
| Acres | 0.186 |
| Year Built | 1973 |
| Legal | LOT 17 BLK 1 BARTON HOLLOW |
| Neighborhood | 05SC |
| Land | $1,215,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,215,000 |
| Improvement | $55,129 |
|---|---|
| Total Improvement | $55,129 |
| Market | $1,270,129 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,270,129 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,270,129 |
| Taxable Value | $1,270,129 |
|---|
Appreciation: Market value has risen +38.3% from $918,648 (2021) to $1,270,129 (2025), a CAGR of 8.4% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 $25,993. 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 income approach, so changes in rent roll or occupancy move the appraisal more directly than they would for a cost-approach property.
Value Composition: Land carries 96% of market value ($1,215,000 land vs $55,129 improvements), about $150/SF of land. With value concentrated in the land under a ~53-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 $1,270,129, 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 +8.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,904,238 by 2030, with an estimated annual tax burden around $35,871. 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.
10 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 3,428 SF | ✓ |
| 551 | PAVED AREA | 2,700 SF | ✗ |
| SO | Sketch Only | 976 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 368 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 352 SF | ✗ |
| 511 | DECK | 288 SF | ✗ |
| 013C | PORCH OPEN 3 COMM | 64 SF | ✗ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 269 | OBS RANGE DRP-IN | 1 SF | ✓ |
| 521 | FIREPLACE | 1 SF | ✓ |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| 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% | $11,751.23 | $11,751.23 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,655.69 | $6,655.69 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,773.72 | $4,773.72 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,499.04 | $1,499.04 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,313.31 | $1,313.31 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $25,992.99 | $25,992.99 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,272,118 | $1,270,129 | +0.2% |
| Assessed Value | $1,272,118 | $1,270,129 | +0.2% |
| Land Value | $1,215,000 | $1,215,000 | +0.0% |
| Improvement Value | $57,118 | $55,129 | +3.6% |
| Taxable Value | $1,272,118 | $1,270,129 | +0.2% |
| Total Tax 2026 = estimate |
~$26,034
Estimated
|
~$25,993
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,272,118 | $1,272,118 | +0 (+0.0%) |
| Taxable Value | $1,272,118 | $1,272,118 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,272,118 | $1,215,000 | $57,118 | — | $1,272,118 | $1,272,118 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,270,129 | $1,215,000 | $55,129 | — | $1,270,129 | $1,270,129 | ~$25,993 | Partial |
| 2024 | $1,081,094 | — | — | — | $1,215,000 ! | $— | $25,153 | Verified |
| 2023 | $918,653 | — | — | — | $1,081,094 ! | $— | $19,560 | Verified |
| 2022 | $918,653 | — | — | −$489,353 | $429,300 | $— | $18,143 | Verified |
| 2021 | $918,648 | — | — | −$489,348 | $429,300 | $— | $19,996 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.2% | +0.2% | ~100% | Not available | Partial |
| 2025 | +0.1% | +0.1% | ~100% | Not available | Partial |
| 2024 | +17.4% | +17.4% | ~100% | 1.9800% | Verified |
| 2023 | +17.7% | +17.7% | ~100% | 1.8100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +38.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.2% | +7.1% | +8.4% | +17.7% | 2024 | +0.0% | 2022 |
| Assessment Ratio | 100.0% | 87.2% | — | 117.7% | 2023 | 46.7% | 2021 |
| 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 |
$25,993 | $21,769 | ~$31,683 | $25,993 | 2025 | $18,143 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,377,281 | ~$1,377,281 | ~2.0139% | ~$27,738 | +8.4% |
| 2027 | ~$1,493,472 | ~$1,493,472 | ~1.9814% | ~$29,591 | +17.6% |
| 2028 | ~$1,619,466 | ~$1,619,466 | ~1.9488% | ~$31,561 | +27.5% |
| 2029 | ~$1,756,089 | ~$1,756,089 | ~1.9163% | ~$33,652 | +38.3% |
| 2030 | ~$1,904,238 | ~$1,904,238 | ~1.8837% | ~$35,871 | +49.9% |
| 2026 | ~$1,351,878 | ~$1,351,878 | ~2.0465% | ~$27,666 | +6.4% |
| 2027 | ~$1,438,889 | ~$1,438,889 | ~2.0465% | ~$29,447 | +13.3% |
| 2028 | ~$1,531,500 | ~$1,531,500 | ~2.0465% | ~$31,342 | +20.6% |
| 2029 | ~$1,630,072 | ~$1,630,072 | ~2.0465% | ~$33,359 | +28.3% |
| 2030 | ~$1,734,988 | ~$1,734,988 | ~2.0465% | ~$35,506 | +36.6% |
| 2026 | ~$1,402,683 | ~$1,397,142 | ~1.9977% | ~$27,910 | +10.4% |
| 2027 | ~$1,549,072 | ~$1,536,856 | ~1.9488% | ~$29,951 | +22.0% |
| 2028 | ~$1,710,737 | ~$1,690,542 | ~1.9000% | ~$32,121 | +34.7% |
| 2029 | ~$1,889,275 | ~$1,859,596 | ~1.8512% | ~$34,425 | +48.7% |
| 2030 | ~$2,086,445 | ~$2,045,555 | ~1.8024% | ~$36,868 | +64.3% |
In 2025, this property's market value of $1,270,129 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +144% 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 | $1,270,129 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,081,094 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $918,653 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $918,653 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $918,648 | $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.