2302 TRAILSIDE DR TX 78704
| Owner | GOLDSMITH LIVING TRUST |
|---|---|
| Parcel ID | 0104071102 |
| Short ID | 104207 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 2,262 SF |
| Land SF | 11,648 SF |
| Acres | 0.267 |
| Year Built | 1970 |
| Legal | LOT 12 BLK 1 BARTON HOLLOW |
| Neighborhood | L1005 |
| Land | $821,229 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $821,229 |
| Improvement | $135,696 |
|---|---|
| Total Improvement | $135,696 |
| Market | $956,925 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $956,925 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $956,925 |
| Exemptions (−) (HS,OV65) | −$258,051 |
|---|---|
| Taxable Value | $698,874 |
Appreciation: Market value has risen +67.1% from $572,700 (2021) to $956,925 (2025), a CAGR of 13.7% 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 $14,302. Austin ISD is the largest single contributor, at 45.8% 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 86% of market value ($821,229 land vs $135,696 improvements), about $71/SF of land. With value concentrated in the land under a ~56-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 $956,925, 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 +13.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,817,885 by 2030, with an estimated annual tax burden around $29,031. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 2,262 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 2,262 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 253 SF | ✓ |
| 061 | CARPORT ATT 1ST | 200 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 128 SF | ✗ |
| 612 | TERRACE UNCOVERD | 80 SF | ✗ |
| 581 | STORAGE ATT | 48 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
Market value changed by 100% 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% | $6,344.91 | $6,344.91 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,406.60 | $3,406.60 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,626.68 | $2,626.68 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $775.29 | $775.29 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $697.86 | $697.86 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $13,851.34 | $13,851.34 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $897,444 | $956,925 | -6.2% |
| Assessed Value | $897,444 | $956,925 | -6.2% |
| Land Value | $821,229 | $821,229 | +0.0% |
| Improvement Value | $76,215 | $135,696 | -43.8% |
| Taxable Value | $644,482 | $698,874 | -7.8% |
| Exemptions | HS,OV65 | HS,OV65 | |
| Total Tax 2026 = estimate |
~$13,189
Estimated
|
~$13,851
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,029,888 | $897,444 | -132,444 (-12.9%) |
| Taxable Value | $763,082 | $644,482 | -118,600 (-15.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $897,444 | $821,229 | $76,215 | — | $897,444 | $644,482 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $956,925 | $821,229 | $135,696 | — | $956,925 | $698,874 | ~$13,851 | Partial |
| 2024 | $1,381,021 | — | — | −$256,021 | $1,125,000 | $— | $16,488 | Verified |
| 2023 | $1,408,139 | — | — | −$220,639 | $1,187,500 | $— | $16,902 | Verified |
| 2022 | $728,069 | — | — | — | $1,187,500 ! | $— | $18,495 | Verified |
| 2021 | $572,700 | — | — | −$41,450 | $531,250 | $— | $12,980 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +7.6% | +7.6% | ~100% | Not available | Partial |
| 2025 | -16.7% | -12.2% | ~100% | Not available | Partial |
| 2024 | -16.8% | -3.2% | 94.8% | 1.4300% | Verified |
| 2023 | -5.1% | +2.0% | 81.5% | 1.2200% | Verified |
| 2022 | +99.9% ! | +51.4% | 75.8% | 1.2700% | Verified |
| 2021 | base year | — | ~100% | 2.2700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +31.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -6.2% | +16.3% | +15.2% | +93.4% | 2023 | -30.7% | 2025 |
| Assessment Ratio | 100.0% | 103.6% | — | 163.1% | 2022 | 81.5% | 2024 |
| Effective Tax Rate (2025) | 1.4500% | 1.4500% | — | 1.4500% | 2025 | 1.4500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$13,851 | $15,743 | ~$24,968 | $18,495 | 2022 | $12,980 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,087,967 | ~$1,052,618 | ~2.0139% | ~$21,199 | +13.7% |
| 2027 | ~$1,236,953 | ~$1,157,879 | ~1.9814% | ~$22,942 | +29.3% |
| 2028 | ~$1,406,342 | ~$1,273,667 | ~1.9488% | ~$24,822 | +47.0% |
| 2029 | ~$1,598,927 | ~$1,401,034 | ~1.9163% | ~$26,848 | +67.1% |
| 2030 | ~$1,817,885 | ~$1,541,137 | ~1.8837% | ~$29,031 | +90.0% |
| 2026 | ~$1,068,828 | ~$1,052,618 | ~2.0465% | ~$21,542 | +11.7% |
| 2027 | ~$1,193,817 | ~$1,157,879 | ~2.0465% | ~$23,696 | +24.8% |
| 2028 | ~$1,333,423 | ~$1,273,667 | ~2.0465% | ~$26,065 | +39.3% |
| 2029 | ~$1,489,354 | ~$1,401,034 | ~2.0465% | ~$28,672 | +55.6% |
| 2030 | ~$1,663,519 | ~$1,541,137 | ~2.0465% | ~$31,539 | +73.8% |
| 2026 | ~$1,107,105 | ~$1,052,618 | ~1.9977% | ~$21,028 | +15.7% |
| 2027 | ~$1,280,855 | ~$1,157,879 | ~1.9488% | ~$22,565 | +33.9% |
| 2028 | ~$1,481,872 | ~$1,273,667 | ~1.9000% | ~$24,200 | +54.9% |
| 2029 | ~$1,714,438 | ~$1,401,034 | ~1.8512% | ~$25,936 | +79.2% |
| 2030 | ~$1,983,502 | ~$1,541,137 | ~1.8024% | ~$27,777 | +107.3% |
In 2025, this property's market value of $956,925 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +84% 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 | $956,925 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,381,021 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,408,139 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $728,069 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $572,700 | $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.