203 BULIAN LN TX 78746
| Owner | ISHII ASHLEY & PO CHING CHUNG |
|---|---|
| Parcel ID | 0109131522 |
| Short ID | 107788 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 2,780 SF |
| Land SF | 15,801 SF |
| Acres | 0.363 |
| Year Built | 1995 |
| Legal | LOT 3 BLK S WESTWOOD SEC 6 |
| Neighborhood | M5705 |
| Land | $990,027 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $990,027 |
| Improvement | $79,973 |
|---|---|
| Total Improvement | $79,973 |
| Market | $1,070,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,070,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,070,000 |
| Taxable Value | $1,070,000 |
|---|
Appreciation: Market value has risen +64.1% from $652,000 (2021) to $1,070,000 (2025), a CAGR of 13.2% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 $15,633. 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 cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 93% of market value ($990,027 land vs $79,973 improvements), about $63/SF of land. With value concentrated in the land under a ~31-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 $1,070,000, 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 +13.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,987,486 by 2030, with an estimated annual tax burden around $20,290. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 2,780 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 2,780 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 598 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 370 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% | $8,904.54 | $8,904.54 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,021.54 | $4,021.54 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,262.85 | $1,262.85 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $811.06 | $811.06 | Paid |
| W10 WCID # 10 | 0.0773% | 0.0675% | 0.0634% | 0.0614% | 0.0592% | -0.0022% | $633.44 | $633.44 | Paid |
| Combined Rate | 1.6880% | 1.5616% | 1.4302% | 1.4703% | 1.4611% | -0.0092% | $15,633.43 | $15,633.43 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,025,095 | $1,070,000 | -4.2% |
| Assessed Value | $1,025,095 | $1,070,000 | -4.2% |
| Land Value | $845,761 | $990,027 | -14.6% |
| Improvement Value | $179,334 | $79,973 | +124.2% |
| Taxable Value | $1,025,095 | $1,070,000 | -4.2% |
| Total Tax 2026 = estimate |
~$14,977
Estimated
|
~$15,633
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,057,865 | $1,025,095 | -32,770 (-3.1%) |
| Taxable Value | $1,057,865 | $1,025,095 | -32,770 (-3.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,025,095 | $845,761 | $179,334 | — | $1,025,095 | $1,025,095 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,070,000 | $990,027 | $79,973 | — | $1,070,000 | $1,070,000 | ~$15,633 | Partial |
| 2024 | $853,522 | — | — | −$93,522 | $760,000 | $— | $13,409 | Verified |
| 2023 | $908,002 | — | — | −$148,002 | $760,000 | $— | $12,207 | Verified |
| 2022 | $734,700 | — | — | — | $760,000 ! | $— | $14,180 | Verified |
| 2021 | $652,000 | — | — | −$224,500 | $427,500 | $— | $12,402 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -1.1% | -1.1% | ~100% | Not available | Partial |
| 2025 | +12.5% | +12.5% | ~100% | Not available | Partial |
| 2024 | +11.4% | +11.4% | ~100% | 1.4100% | Verified |
| 2023 | -6.0% | -6.0% | ~100% | 1.4300% | Verified |
| 2022 | +16.0% | +16.0% | ~100% | 1.5600% | Verified |
| 2021 | base year | — | ~100% | 1.9000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +36.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -4.2% | +10.3% | +14.2% | +25.4% | 2025 | -6.0% | 2024 |
| Assessment Ratio | 100.0% | 90.3% | — | 103.4% | 2022 | 65.6% | 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 |
$15,633 | $13,566 | ~$18,397 | $15,633 | 2025 | $12,207 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,211,066 | ~$1,177,000 | ~1.4043% | ~$16,529 | +13.2% |
| 2027 | ~$1,370,730 | ~$1,294,700 | ~1.3476% | ~$17,448 | +28.1% |
| 2028 | ~$1,551,443 | ~$1,424,170 | ~1.2909% | ~$18,384 | +45.0% |
| 2029 | ~$1,755,982 | ~$1,566,587 | ~1.2342% | ~$19,334 | +64.1% |
| 2030 | ~$1,987,486 | ~$1,723,246 | ~1.1774% | ~$20,290 | +85.7% |
| 2026 | ~$1,189,666 | ~$1,177,000 | ~1.4611% | ~$17,197 | +11.2% |
| 2027 | ~$1,322,715 | ~$1,294,700 | ~1.4611% | ~$18,916 | +23.6% |
| 2028 | ~$1,470,644 | ~$1,424,170 | ~1.4611% | ~$20,808 | +37.4% |
| 2029 | ~$1,635,117 | ~$1,566,587 | ~1.4611% | ~$22,889 | +52.8% |
| 2030 | ~$1,817,985 | ~$1,723,246 | ~1.4611% | ~$25,178 | +69.9% |
| 2026 | ~$1,232,466 | ~$1,177,000 | ~1.3760% | ~$16,195 | +15.2% |
| 2027 | ~$1,419,600 | ~$1,294,700 | ~1.2909% | ~$16,713 | +32.7% |
| 2028 | ~$1,635,149 | ~$1,424,170 | ~1.2058% | ~$17,173 | +52.8% |
| 2029 | ~$1,883,426 | ~$1,566,587 | ~1.1207% | ~$17,557 | +76.0% |
| 2030 | ~$2,169,400 | ~$1,723,246 | ~1.0356% | ~$17,846 | +102.7% |
In 2025, this property's market value of $1,070,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +106% 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 | $1,070,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $853,522 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $908,002 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $734,700 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $652,000 | $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.