910 BEAVER TRL TX 78746
| Owner | WEST LAKE COURT LTD |
|---|---|
| Parcel ID | 0109150146 |
| Short ID | 107815 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 2,553 SF |
| Land SF | 20,909 SF |
| Acres | 0.480 |
| Year Built | 1975 |
| Legal | LOT A BEARD ADDN |
| Neighborhood | M2005 |
| Land | $1,167,850 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,167,850 |
| Improvement | $91,600 |
|---|---|
| Total Improvement | $91,600 |
| Market | $1,259,450 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,259,450 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,259,450 |
| Taxable Value | $1,259,450 |
|---|
Appreciation: Market value has risen +99.9% from $630,000 (2021) to $1,259,450 (2025), a CAGR of 18.9% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2022), 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 $20,628. 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 cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 93% of market value ($1,167,850 land vs $91,600 improvements), about $56/SF of land. With value concentrated in the land under a ~51-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 $1,259,450, 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 +18.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,993,859 by 2030, with an estimated annual tax burden around $29,958. 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 | 2,553 SF | ✗ |
| 1ST | 1st Floor | 2,047 SF | ✓ |
| 2ND | 2nd Floor | 506 SF | ✓ |
| 612 | TERRACE UNCOVERD | 300 SF | ✗ |
| 581 | STORAGE ATT | 80 SF | ✓ |
| 251 | BATHROOM | 3 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% | $10,481.14 | $10,481.14 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,733.58 | $4,733.58 | Paid |
| CWH City of West Lake Hills | 0.0786% | 0.1504% | 0.1786% | 0.1786% | 0.1768% | -0.0018% | $2,226.49 | $2,226.49 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,486.44 | $1,486.44 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $954.66 | $954.66 | Paid |
| W10 WCID # 10 | 0.0773% | 0.0675% | 0.0634% | 0.0614% | 0.0592% | -0.0022% | $745.59 | $745.59 | Paid |
| Combined Rate | 1.7666% | 1.7120% | 1.6088% | 1.6489% | 1.6379% | -0.0111% | $20,627.90 | $20,627.90 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,046,000 | $1,259,450 | -16.9% |
| Assessed Value | $1,046,000 | $1,259,450 | -16.9% |
| Land Value | $989,077 | $1,167,850 | -15.3% |
| Improvement Value | $56,923 | $91,600 | -37.9% |
| Taxable Value | $1,046,000 | $1,259,450 | -16.9% |
| Total Tax 2026 = estimate |
~$17,132
Estimated
|
~$20,628
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,138,347 | $1,046,000 | -92,347 (-8.1%) |
| Taxable Value | $1,138,347 | $1,046,000 | -92,347 (-8.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,046,000 | $989,077 | $56,923 | — | $1,046,000 | $1,046,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,259,450 | $1,167,850 | $91,600 | — | $1,259,450 | $1,259,450 | ~$20,628 | Partial |
| 2024 | $1,571,142 | — | — | −$221,142 | $1,350,000 | $— | $22,449 | Verified |
| 2023 | $1,400,000 | — | — | −$50,000 | $1,350,000 | $— | $22,545 | Verified |
| 2022 | $1,075,652 | — | — | — | $1,350,000 ! | $— | $24,137 | Verified |
| 2021 | $630,000 | — | — | — | $810,000 ! | $— | $19,002 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -9.6% | -9.6% | ~100% | Not available | Partial |
| 2025 | -8.8% | -8.8% | ~100% | Not available | Partial |
| 2024 | -12.1% | -12.1% | ~100% | 1.6200% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.4400% | Verified |
| 2022 | +46.1% | +46.1% | ~100% | 1.5400% | Verified |
| 2021 | base year | — | ~100% | 3.0200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +17.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -16.9% | +15.3% | +23.8% | +70.7% | 2022 | -19.8% | 2025 |
| Assessment Ratio | 100.0% | 106.1% | — | 128.6% | 2021 | 85.9% | 2024 |
| 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 |
$20,628 | $21,752 | ~$25,969 | $24,137 | 2022 | $19,002 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,497,583 | ~$1,385,395 | ~1.6057% | ~$22,245 | +18.9% |
| 2027 | ~$1,780,742 | ~$1,523,935 | ~1.5735% | ~$23,979 | +41.4% |
| 2028 | ~$2,117,441 | ~$1,676,328 | ~1.5413% | ~$25,837 | +68.1% |
| 2029 | ~$2,517,800 | ~$1,843,961 | ~1.5091% | ~$27,828 | +99.9% |
| 2030 | ~$2,993,859 | ~$2,028,357 | ~1.4769% | ~$29,958 | +137.7% |
| 2026 | ~$1,472,394 | ~$1,385,395 | ~1.6379% | ~$22,691 | +16.9% |
| 2027 | ~$1,721,343 | ~$1,523,935 | ~1.6379% | ~$24,960 | +36.7% |
| 2028 | ~$2,012,383 | ~$1,676,328 | ~1.6379% | ~$27,456 | +59.8% |
| 2029 | ~$2,352,631 | ~$1,843,961 | ~1.6379% | ~$30,201 | +86.8% |
| 2030 | ~$2,750,408 | ~$2,028,357 | ~1.6379% | ~$33,221 | +118.4% |
| 2026 | ~$1,522,772 | ~$1,385,395 | ~1.5896% | ~$22,022 | +20.9% |
| 2027 | ~$1,841,150 | ~$1,523,935 | ~1.5413% | ~$23,488 | +46.2% |
| 2028 | ~$2,226,092 | ~$1,676,328 | ~1.4930% | ~$25,028 | +76.8% |
| 2029 | ~$2,691,518 | ~$1,843,961 | ~1.4448% | ~$26,641 | +113.7% |
| 2030 | ~$3,254,253 | ~$2,028,357 | ~1.3965% | ~$28,326 | +158.4% |
In 2025, this property's market value of $1,259,450 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +142% 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 | $1,259,450 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,571,142 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,400,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $1,075,652 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $630,000 | $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.