3205 TWINBERRY CV TX 78746
| Owner | HALL MICHAEL & TOMOKO |
|---|---|
| Parcel ID | 0105170420 |
| Short ID | 104795 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 2,748 SF |
| Land SF | 9,171 SF |
| Acres | 0.211 |
| Year Built | 1981 |
| Legal | LOT 11 BLK A BEECAVE WOODS SEC III A |
| Neighborhood | M2005 |
| Land | $817,708 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $817,708 |
| Improvement | $166,440 |
|---|---|
| Total Improvement | $166,440 |
| Market | $984,148 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $984,148 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $984,148 |
| Taxable Value | $984,148 |
|---|
Appreciation: Market value has risen +55.6% from $632,623 (2021) to $984,148 (2025), a CAGR of 11.7% 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 1.9535% in 2025 (+0.0367% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $19,225. Eanes ISD is the largest single contributor, at 42.6% 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 83% of market value ($817,708 land vs $166,440 improvements), about $89/SF of land. With value concentrated in the land under a ~45-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 $984,148, 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 +11.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,709,837 by 2030, with an estimated annual tax burden around $26,558. 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 |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 2,748 SF | ✗ |
| 1ST | 1st Floor | 1,425 SF | ✓ |
| 2ND | 2nd Floor | 1,323 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 620 SF | ✓ |
| 612 | TERRACE UNCOVERD | 125 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 48 SF | ✗ |
| 251 | BATHROOM | 4 SF | ✓ |
| 522 | FIREPLACE | 2 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 |
|---|---|---|---|---|---|---|---|---|---|
| IEA Eanes ISD | 1.0608% | 1.0046% | 0.8880% | 0.8855% | 0.8322% | -0.0533% | $8,190.08 | $8,190.08 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,157.10 | $5,157.10 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,698.87 | $3,698.87 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,161.52 | $1,161.52 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,017.61 | $1,017.61 | Paid |
| Combined Rate | 2.1758% | 1.9829% | 1.8377% | 1.9168% | 1.9535% | +0.0367% | $19,225.18 | $19,225.18 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $943,162 | $984,148 | -4.2% |
| Assessed Value | $943,162 | $984,148 | -4.2% |
| Land Value | $750,083 | $817,708 | -8.3% |
| Improvement Value | $193,079 | $166,440 | +16.0% |
| Taxable Value | $943,162 | $984,148 | -4.2% |
| Total Tax 2026 = estimate |
~$18,425
Estimated
|
~$19,225
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $943,162 | $943,162 | +0 (+0.0%) |
| Taxable Value | $943,162 | $943,162 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $943,162 | $750,083 | $193,079 | — | $943,162 | $943,162 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $984,148 | $817,708 | $166,440 | — | $984,148 | $984,148 | ~$19,225 | Partial |
| 2024 | $1,200,000 | — | — | −$300,000 | $900,000 | $— | $19,219 | Verified |
| 2023 | $1,145,753 | — | — | −$245,753 | $900,000 | $— | $22,053 | Verified |
| 2022 | $846,491 | — | — | — | $900,000 ! | $— | $22,719 | Verified |
| 2021 | $632,623 | — | — | −$92,623 | $540,000 | $— | $18,418 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -4.2% | -4.2% | ~100% | Not available | Partial |
| 2025 | -1.8% | -1.8% | ~100% | Not available | Partial |
| 2024 | -29.0% | -29.0% | ~100% | 1.9200% | Verified |
| 2023 | +23.2% | +23.2% | ~100% | 1.5600% | Verified |
| 2022 | +35.4% | +35.4% | ~100% | 1.9800% | Verified |
| 2021 | base year | — | ~100% | 2.9100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +16.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -4.2% | +10.3% | +12.7% | +35.4% | 2023 | -18.0% | 2025 |
| Assessment Ratio | 100.0% | 90.9% | — | 106.3% | 2022 | 75.0% | 2024 |
| Effective Tax Rate (2025) | 1.9500% | 1.9500% | — | 1.9500% | 2025 | 1.9500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$19,225 | $20,327 | ~$23,479 | $22,719 | 2022 | $18,418 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,099,105 | ~$1,082,563 | ~1.8979% | ~$20,546 | +11.7% |
| 2027 | ~$1,227,490 | ~$1,190,819 | ~1.8423% | ~$21,939 | +24.7% |
| 2028 | ~$1,370,872 | ~$1,309,901 | ~1.7868% | ~$23,405 | +39.3% |
| 2029 | ~$1,531,002 | ~$1,440,891 | ~1.7312% | ~$24,945 | +55.6% |
| 2030 | ~$1,709,837 | ~$1,584,980 | ~1.6756% | ~$26,558 | +73.7% |
| 2026 | ~$1,079,422 | ~$1,079,422 | ~1.9535% | ~$21,086 | +9.7% |
| 2027 | ~$1,183,920 | ~$1,183,920 | ~1.9535% | ~$23,128 | +20.3% |
| 2028 | ~$1,298,534 | ~$1,298,534 | ~1.9535% | ~$25,367 | +31.9% |
| 2029 | ~$1,424,244 | ~$1,424,244 | ~1.9535% | ~$27,822 | +44.7% |
| 2030 | ~$1,562,123 | ~$1,562,123 | ~1.9535% | ~$30,516 | +58.7% |
| 2026 | ~$1,118,788 | ~$1,082,563 | ~1.8701% | ~$20,245 | +13.7% |
| 2027 | ~$1,271,848 | ~$1,190,819 | ~1.7868% | ~$21,277 | +29.2% |
| 2028 | ~$1,445,848 | ~$1,309,901 | ~1.7034% | ~$22,313 | +46.9% |
| 2029 | ~$1,643,653 | ~$1,440,891 | ~1.6200% | ~$23,343 | +67.0% |
| 2030 | ~$1,868,520 | ~$1,584,980 | ~1.5367% | ~$24,356 | +89.9% |
In 2025, this property's market value of $984,148 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +89% 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 | $984,148 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,200,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,145,753 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $846,491 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $632,623 | $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.