103 BULIAN LN TX 78746
| Owner | CHEN HWEILU & KELLIE PAI |
|---|---|
| Parcel ID | 0109131518 |
| Short ID | 107780 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 5,061 SF |
| Land SF | 15,461 SF |
| Acres | 0.355 |
| Year Built | 1970 |
| Legal | LOT 13 WESTWOOD VILLAS SEC 2 |
| Neighborhood | M5705 |
| Land | $973,058 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $973,058 |
| Improvement | $159,113 |
|---|---|
| Total Improvement | $159,113 |
| Market | $1,132,171 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,132,171 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,132,171 |
| Taxable Value | $1,132,171 |
|---|
Appreciation: Market value has risen +52.1% from $744,600 (2021) to $1,132,171 (2025), a CAGR of 11.0% 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 1.4611% in 2025 (-0.0092% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $16,542. Eanes ISD is the largest single contributor, at 57.0% 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 86% of market value ($973,058 land vs $159,113 improvements), about $63/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 $1,132,171, 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 +11.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,911,605 by 2030, with an estimated annual tax burden around $21,469. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 5,061 SF | ✗ |
| 1ST | 1st Floor | 2,691 SF | ✓ |
| 2ND | 2nd Floor | 2,370 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 340 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% | $9,421.93 | $9,421.93 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,255.21 | $4,255.21 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,336.22 | $1,336.22 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $858.19 | $858.19 | Paid |
| W10 WCID # 10 | 0.0773% | 0.0675% | 0.0634% | 0.0614% | 0.0592% | -0.0022% | $670.25 | $670.25 | Paid |
| Combined Rate | 1.6880% | 1.5616% | 1.4302% | 1.4703% | 1.4611% | -0.0092% | $16,541.80 | $16,541.80 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,168,877 | $1,132,171 | +3.2% |
| Assessed Value | $1,168,877 | $1,132,171 | +3.2% |
| Land Value | $838,549 | $973,058 | -13.8% |
| Improvement Value | $330,328 | $159,113 | +107.6% |
| Taxable Value | $1,168,877 | $1,132,171 | +3.2% |
| Total Tax 2026 = estimate |
~$17,078
Estimated
|
~$16,542
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,168,877 | $1,168,877 | +0 (+0.0%) |
| Taxable Value | $1,168,877 | $1,168,877 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,168,877 | $838,549 | $330,328 | — | $1,168,877 | $1,168,877 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,132,171 | $973,058 | $159,113 | — | $1,132,171 | $1,132,171 | ~$16,542 | Partial |
| 2024 | $1,064,740 | — | — | −$304,740 | $760,000 | $— | $14,792 | Verified |
| 2023 | $1,141,458 | — | — | −$381,458 | $760,000 | $— | $15,228 | Verified |
| 2022 | $856,000 | — | — | −$96,000 | $760,000 | $— | $17,825 | Verified |
| 2021 | $744,600 | — | — | −$317,100 | $427,500 | $— | $14,449 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +3.2% | +3.2% | ~100% | Not available | Partial |
| 2025 | +12.5% | +12.5% | ~100% | Not available | Partial |
| 2024 | -5.5% | -5.5% | ~100% | 1.4700% | Verified |
| 2023 | -6.7% | -6.7% | ~100% | 1.4300% | Verified |
| 2022 | +33.3% | +33.3% | ~100% | 1.5600% | Verified |
| 2021 | base year | — | ~100% | 1.9400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +32.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +3.2% | +10.2% | +10.3% | +33.3% | 2023 | -6.7% | 2024 |
| Assessment Ratio | 100.0% | 80.7% | — | 100.0% | 2025 | 57.4% | 2021 |
| Effective Tax Rate (2025) | 1.4600% | 1.4600% | — | 1.4600% | 2025 | 1.4600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$16,542 | $15,767 | ~$19,466 | $17,825 | 2022 | $14,449 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,257,214 | ~$1,245,388 | ~1.4043% | ~$17,489 | +11.0% |
| 2027 | ~$1,396,068 | ~$1,369,927 | ~1.3476% | ~$18,461 | +23.3% |
| 2028 | ~$1,550,257 | ~$1,506,920 | ~1.2909% | ~$19,453 | +36.9% |
| 2029 | ~$1,721,476 | ~$1,657,612 | ~1.2342% | ~$20,458 | +52.1% |
| 2030 | ~$1,911,605 | ~$1,823,373 | ~1.1774% | ~$21,469 | +68.8% |
| 2026 | ~$1,234,571 | ~$1,234,571 | ~1.4611% | ~$18,038 | +9.0% |
| 2027 | ~$1,346,232 | ~$1,346,232 | ~1.4611% | ~$19,669 | +18.9% |
| 2028 | ~$1,467,993 | ~$1,467,993 | ~1.4611% | ~$21,448 | +29.7% |
| 2029 | ~$1,600,766 | ~$1,600,766 | ~1.4611% | ~$23,388 | +41.4% |
| 2030 | ~$1,745,548 | ~$1,745,548 | ~1.4611% | ~$25,504 | +54.2% |
| 2026 | ~$1,279,858 | ~$1,245,388 | ~1.3760% | ~$17,136 | +13.0% |
| 2027 | ~$1,446,809 | ~$1,369,927 | ~1.2909% | ~$17,684 | +27.8% |
| 2028 | ~$1,635,539 | ~$1,506,920 | ~1.2058% | ~$18,170 | +44.5% |
| 2029 | ~$1,848,888 | ~$1,657,612 | ~1.1207% | ~$18,577 | +63.3% |
| 2030 | ~$2,090,067 | ~$1,823,373 | ~1.0356% | ~$18,883 | +84.6% |
In 2025, this property's market value of $1,132,171 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +118% 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 | $1,132,171 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,064,740 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,141,458 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $856,000 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $744,600 | $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.