1503 TERRAPIN CT TX 78746
| Owner | TAYLOR MARY LOU |
|---|---|
| Parcel ID | 0106160128 |
| Short ID | 105172 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 2,238 SF |
| Land SF | 10,385 SF |
| Acres | 0.238 |
| Year Built | 1979 |
| Legal | LOT 4 BEECAVE WOODS SEC 2-A |
| Neighborhood | M2005 |
| Land | $1,046,775 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,046,775 |
| Improvement | $221,277 |
|---|---|
| Total Improvement | $221,277 |
| Market | $1,268,052 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,268,052 |
| Value Limitation Adjustment (−) (homestead cap) | −$158,136 |
| Net Appraised (assessed) | $1,109,916 |
| Exemptions (−) (HS) | −$145,900 |
|---|---|
| Taxable Value | $964,016 |
Appreciation: Market value has risen +96.0% from $647,088 (2021) to $1,268,052 (2025), a CAGR of 18.3% 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 $18,832. Eanes ISD is the largest single contributor, at 42.4% of the total 2025 levy.
Assessment Gap: Assessed value ($1,109,916) is $158,136 below market value, suggesting potential for an upward assessment in future years.
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 ($1,046,775 land vs $221,277 improvements), about $101/SF of land. With value concentrated in the land under a ~47-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 $1,268,052, 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 +18.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,940,047 by 2030, with an estimated annual tax burden around $29,952. 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 | 2,238 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 2,238 SF | ✗ |
| 612 | TERRACE UNCOVERD | 480 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 396 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 222 SF | ✗ |
| 512 | DECK UNCOVRED | 144 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% | $8,071.64 | $8,071.64 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,051.61 | $5,051.61 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,623.21 | $3,623.21 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,140.11 | $1,140.11 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,137.76 | $1,137.76 | Paid |
| Combined Rate | 2.1758% | 1.9829% | 1.8377% | 1.9168% | 1.9535% | +0.0367% | $19,024.33 | $19,024.33 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $988,546 | $1,268,052 | -22.0% |
| Assessed Value | $988,546 | $1,109,916 | -10.9% |
| Land Value | $938,775 | $1,046,775 | -10.3% |
| Improvement Value | $49,771 | $221,277 | -77.5% |
| Taxable Value | $850,150 | $964,016 | -11.8% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$16,608
Estimated
|
~$19,024
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,112,726 | $988,546 | -124,180 (-11.2%) |
| Taxable Value | $956,945 | $850,150 | -106,795 (-11.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $988,546 | $938,775 | $49,771 | — | $988,546 | $850,150 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,268,052 | $1,046,775 | $221,277 | −$158,136 | $1,109,916 | $964,016 | ~$19,024 | Partial |
| 2024 | $1,603,914 | — | — | −$463,914 | $1,140,000 | $— | $18,053 | Verified |
| 2023 | $1,371,438 | — | — | −$231,438 | $1,140,000 | $— | $18,002 | Verified |
| 2022 | $961,960 | — | — | — | $1,140,000 ! | $— | $17,655 | Verified |
| 2021 | $647,088 | — | — | — | $684,000 ! | $— | $15,843 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -12.2% | +0.3% | ~100% | Not available | Partial |
| 2025 | -2.3% | +5.4% | 87.5% | Not available | Partial |
| 2024 | -19.0% | -2.9% | 81.1% | 1.3900% | Verified |
| 2023 | +17.0% | +13.0% | 67.6% | 1.1200% | Verified |
| 2022 | +42.6% | +21.9% | 70.0% | 1.2900% | Verified |
| 2021 | base year | — | 81.8% | 2.4500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +31.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -22.0% | +13.1% | +25.0% | +48.7% | 2022 | -22.0% | 2026 |
| Assessment Ratio | 100.0% | 94.3% | — | 118.5% | 2022 | 71.1% | 2024 |
| Effective Tax Rate (2025) | 1.5000% | 1.5000% | — | 1.5000% | 2025 | 1.5000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$19,024 | $17,715 | ~$26,479 | $19,024 | 2025 | $15,843 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,500,308 | ~$1,220,908 | ~1.8979% | ~$23,172 | +18.3% |
| 2027 | ~$1,775,104 | ~$1,342,998 | ~1.8423% | ~$24,743 | +40.0% |
| 2028 | ~$2,100,232 | ~$1,477,298 | ~1.7868% | ~$26,396 | +65.6% |
| 2029 | ~$2,484,911 | ~$1,625,028 | ~1.7312% | ~$28,132 | +96.0% |
| 2030 | ~$2,940,047 | ~$1,787,531 | ~1.6756% | ~$29,952 | +131.9% |
| 2026 | ~$1,474,947 | ~$1,220,908 | ~1.9535% | ~$23,850 | +16.3% |
| 2027 | ~$1,715,599 | ~$1,342,998 | ~1.9535% | ~$26,235 | +35.3% |
| 2028 | ~$1,995,516 | ~$1,477,298 | ~1.9535% | ~$28,859 | +57.4% |
| 2029 | ~$2,321,105 | ~$1,625,028 | ~1.9535% | ~$31,745 | +83.0% |
| 2030 | ~$2,699,816 | ~$1,787,531 | ~1.9535% | ~$34,919 | +112.9% |
| 2026 | ~$1,525,669 | ~$1,220,908 | ~1.8701% | ~$22,833 | +20.3% |
| 2027 | ~$1,835,624 | ~$1,342,998 | ~1.7868% | ~$23,996 | +44.8% |
| 2028 | ~$2,208,549 | ~$1,477,298 | ~1.7034% | ~$25,164 | +74.2% |
| 2029 | ~$2,657,238 | ~$1,625,028 | ~1.6200% | ~$26,326 | +109.6% |
| 2030 | ~$3,197,082 | ~$1,787,531 | ~1.5367% | ~$27,469 | +152.1% |
In 2025, this property's market value of $1,268,052 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 | $1,268,052 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,603,914 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,371,438 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $961,960 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $647,088 | $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.