105 BULIAN LN TX 78746
| Owner | SIMMONS DUSTIN |
|---|---|
| Parcel ID | 0109131519 |
| Short ID | 107781 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 3,876 SF |
| Land SF | 15,622 SF |
| Acres | 0.359 |
| Year Built | 1970 |
| Legal | LOT 12 WESTWOOD VILLAS SEC 2 |
| Neighborhood | M5705 |
| Land | $883,009 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $883,009 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $804,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $804,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $804,000 |
| Taxable Value | $804,000 |
|---|
Appreciation: Market value has risen +25.9% from $638,522 (2021) to $804,000 (2025), a CAGR of 5.9% over 4 years. This represents moderate, steady growth. 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 lagged 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 $11,747. 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 110% of market value ($883,009 land vs $0 improvements), about $57/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 $804,000, 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 +5.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,072,399 by 2030, with an estimated annual tax burden around $12,627. 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 | 3,876 SF | ✗ |
| 2ND | 2nd Floor | 1,944 SF | ✓ |
| 1ST | 1st Floor | 1,932 SF | ✓ |
| 612 | TERRACE UNCOVERD | 306 SF | ✗ |
| 630 | PORCH CLOS FIN | 117 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 12 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% | $6,690.89 | $6,690.89 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,021.79 | $3,021.79 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $948.90 | $948.90 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $609.43 | $609.43 | Paid |
| W10 WCID # 10 | 0.0773% | 0.0675% | 0.0634% | 0.0614% | 0.0592% | -0.0022% | $475.97 | $475.97 | Paid |
| Combined Rate | 1.6880% | 1.5616% | 1.4302% | 1.4703% | 1.4611% | -0.0092% | $11,746.98 | $11,746.98 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $805,000 | $804,000 | +0.1% |
| Assessed Value | $805,000 | $804,000 | +0.1% |
| Land Value | $757,779 | $883,009 | -14.2% |
| Improvement Value | $47,221 | — | — |
| Taxable Value | $805,000 | $804,000 | +0.1% |
| Total Tax 2026 = estimate |
~$11,762
Estimated
|
~$11,747
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $971,337 | $805,000 | -166,337 (-17.1%) |
| Taxable Value | $964,800 | $805,000 | -159,800 (-16.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $805,000 | $757,779 | $47,221 | — | $805,000 | $805,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $804,000 | $883,009 | — | — | $804,000 | $804,000 | ~$11,747 | Partial |
| 2024 | $693,166 | — | — | −$9,166 | $684,000 | $— | $11,818 | Verified |
| 2023 | $787,957 | — | — | −$103,957 | $684,000 | $— | $9,914 | Verified |
| 2022 | $669,795 | — | — | — | $684,000 ! | $— | $12,305 | Verified |
| 2021 | $638,522 | — | — | −$253,772 | $384,750 | $— | $11,306 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +20.8% | +20.0% | 99.3% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +16.0% | +16.0% | ~100% | 1.4700% | Verified |
| 2023 | -12.0% | -12.0% | ~100% | 1.4300% | Verified |
| 2022 | +17.6% | +17.6% | ~100% | 1.5600% | Verified |
| 2021 | base year | — | ~100% | 1.7700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +20.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.1% | +5.3% | +5.9% | +17.6% | 2023 | -12.0% | 2024 |
| Assessment Ratio | 100.0% | 91.3% | — | 102.1% | 2022 | 60.3% | 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 |
$11,747 | $11,418 | ~$12,315 | $12,305 | 2022 | $9,914 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$851,679 | ~$851,679 | ~1.4043% | ~$11,960 | +5.9% |
| 2027 | ~$902,186 | ~$902,186 | ~1.3476% | ~$12,158 | +12.2% |
| 2028 | ~$955,688 | ~$955,688 | ~1.2909% | ~$12,337 | +18.9% |
| 2029 | ~$1,012,363 | ~$1,012,363 | ~1.2342% | ~$12,494 | +25.9% |
| 2030 | ~$1,072,399 | ~$1,072,399 | ~1.1774% | ~$12,627 | +33.4% |
| 2026 | ~$835,599 | ~$835,599 | ~1.4611% | ~$12,209 | +3.9% |
| 2027 | ~$868,441 | ~$868,441 | ~1.4611% | ~$12,689 | +8.0% |
| 2028 | ~$902,573 | ~$902,573 | ~1.4611% | ~$13,187 | +12.3% |
| 2029 | ~$938,046 | ~$938,046 | ~1.4611% | ~$13,705 | +16.7% |
| 2030 | ~$974,914 | ~$974,914 | ~1.4611% | ~$14,244 | +21.3% |
| 2026 | ~$867,759 | ~$867,759 | ~1.3760% | ~$11,940 | +7.9% |
| 2027 | ~$936,575 | ~$936,575 | ~1.2909% | ~$12,090 | +16.5% |
| 2028 | ~$1,010,848 | ~$1,010,848 | ~1.2058% | ~$12,189 | +25.7% |
| 2029 | ~$1,091,011 | ~$1,091,011 | ~1.1207% | ~$12,227 | +35.7% |
| 2030 | ~$1,177,531 | ~$1,177,531 | ~1.0356% | ~$12,195 | +46.5% |
In 2025, this property's market value of $804,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +55% 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 | $804,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $693,166 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $787,957 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $669,795 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $638,522 | $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.