100 BULIAN LN TX 78746
| Owner | RIPLEY JOHN R & KITTY J RIPLEY |
|---|---|
| Parcel ID | 0109130703 |
| Short ID | 107691 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 3,420 SF |
| Land SF | 15,359 SF |
| Acres | 0.353 |
| Year Built | 1970 |
| Legal | .3526AC OF LOT 15 WESTWOOD VILLAS SEC 2 |
| Neighborhood | M5705 |
| Land | $725,972 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $725,972 |
| Improvement | $140,028 |
|---|---|
| Total Improvement | $140,028 |
| Market | $866,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $866,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $866,000 |
| Taxable Value | $866,000 |
|---|
Appreciation: Market value has risen +42.4% from $608,000 (2021) to $866,000 (2025), a CAGR of 9.2% 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 6 taxing entities is 1.6379% in 2025 (-0.0111% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $14,184. Eanes ISD is the largest single contributor, at 50.8% 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 84% of market value ($725,972 land vs $140,028 improvements), about $47/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 $866,000, 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 +9.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,347,522 by 2030, with an estimated annual tax burden around $19,902. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 3,420 SF | ✗ |
| 2ND | 2nd Floor | 1,728 SF | ✓ |
| 1ST | 1st Floor | 1,692 SF | ✓ |
| 612 | TERRACE UNCOVERD | 481 SF | ✗ |
| 581 | STORAGE ATT | 30 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 24 SF | ✗ |
| 251 | BATHROOM | 4 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% | $7,206.85 | $7,206.85 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,254.82 | $3,254.82 | Paid |
| CWH City of West Lake Hills | 0.0786% | 0.1504% | 0.1786% | 0.1786% | 0.1768% | -0.0018% | $1,530.94 | $1,530.94 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,022.08 | $1,022.08 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $656.43 | $656.43 | Paid |
| W10 WCID # 10 | 0.0773% | 0.0675% | 0.0634% | 0.0614% | 0.0592% | -0.0022% | $512.67 | $512.67 | Paid |
| Combined Rate | 1.7666% | 1.7120% | 1.6088% | 1.6489% | 1.6379% | -0.0111% | $14,183.79 | $14,183.79 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $844,988 | $866,000 | -2.4% |
| Assessed Value | $844,988 | $866,000 | -2.4% |
| Land Value | $627,288 | $725,972 | -13.6% |
| Improvement Value | $217,700 | $140,028 | +55.5% |
| Taxable Value | $844,988 | $866,000 | -2.4% |
| Total Tax 2026 = estimate |
~$13,840
Estimated
|
~$14,184
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $844,988 | $844,988 | +0 (+0.0%) |
| Taxable Value | $844,988 | $844,988 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $844,988 | $627,288 | $217,700 | — | $844,988 | $844,988 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $866,000 | $725,972 | $140,028 | — | $866,000 | $866,000 | ~$14,184 | Partial |
| 2024 | $898,791 | — | — | −$252,791 | $646,000 | $— | $14,402 | Verified |
| 2023 | $878,667 | — | — | −$232,667 | $646,000 | $— | $14,460 | Verified |
| 2022 | $641,603 | — | — | — | $646,000 ! | $— | $15,043 | Verified |
| 2021 | $608,000 | — | — | −$244,625 | $363,375 | $— | $11,334 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -2.4% | -2.4% | ~100% | Not available | Partial |
| 2025 | -0.8% | -0.8% | ~100% | Not available | Partial |
| 2024 | -2.8% | -2.8% | ~100% | 1.6500% | Verified |
| 2023 | +2.3% | +2.3% | ~100% | 1.6100% | Verified |
| 2022 | +36.9% | +36.9% | ~100% | 1.7100% | Verified |
| 2021 | base year | — | ~100% | 1.8600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +35.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -2.4% | +7.7% | +9.8% | +36.9% | 2023 | -3.6% | 2025 |
| Assessment Ratio | 100.0% | 84.3% | — | 100.7% | 2022 | 59.8% | 2021 |
| Effective Tax Rate (2025) | 1.6400% | 1.6400% | — | 1.6400% | 2025 | 1.6400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$14,184 | $13,885 | ~$17,475 | $15,043 | 2022 | $11,334 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$946,066 | ~$946,066 | ~1.6057% | ~$15,191 | +9.2% |
| 2027 | ~$1,033,535 | ~$1,033,535 | ~1.5735% | ~$16,263 | +19.3% |
| 2028 | ~$1,129,090 | ~$1,129,090 | ~1.5413% | ~$17,403 | +30.4% |
| 2029 | ~$1,233,480 | ~$1,233,480 | ~1.5091% | ~$18,615 | +42.4% |
| 2030 | ~$1,347,522 | ~$1,347,522 | ~1.4769% | ~$19,902 | +55.6% |
| 2026 | ~$928,746 | ~$928,746 | ~1.6379% | ~$15,211 | +7.2% |
| 2027 | ~$996,038 | ~$996,038 | ~1.6379% | ~$16,314 | +15.0% |
| 2028 | ~$1,068,206 | ~$1,068,206 | ~1.6379% | ~$17,496 | +23.3% |
| 2029 | ~$1,145,603 | ~$1,145,603 | ~1.6379% | ~$18,763 | +32.3% |
| 2030 | ~$1,228,608 | ~$1,228,608 | ~1.6379% | ~$20,123 | +41.9% |
| 2026 | ~$963,386 | ~$952,600 | ~1.5896% | ~$15,142 | +11.2% |
| 2027 | ~$1,071,724 | ~$1,047,860 | ~1.5413% | ~$16,151 | +23.8% |
| 2028 | ~$1,192,244 | ~$1,152,646 | ~1.4930% | ~$17,209 | +37.7% |
| 2029 | ~$1,326,318 | ~$1,267,911 | ~1.4448% | ~$18,318 | +53.2% |
| 2030 | ~$1,475,470 | ~$1,394,702 | ~1.3965% | ~$19,477 | +70.4% |
In 2025, this property's market value of $866,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +67% 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 | $866,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $898,791 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $878,667 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $641,603 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $608,000 | $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.