912 BEAVER TRL TX 78746
| Owner | YU TOM CHI-LIANG & CHARLENE S & |
|---|---|
| Parcel ID | 0109150147 |
| Short ID | 107816 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 2,250 SF |
| Land SF | 14,644 SF |
| Acres | 0.336 |
| Year Built | 1970 |
| Legal | LOT 1 WESTWOOD PARK |
| Neighborhood | M2005 |
| Land | $1,010,793 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,010,793 |
| Improvement | $219,842 |
|---|---|
| Total Improvement | $219,842 |
| Market | $1,230,635 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,230,635 |
| Value Limitation Adjustment (−) (homestead cap) | −$109,536 |
| Net Appraised (assessed) | $1,121,099 |
| Exemptions (−) (HS,OV65) | −$244,376 |
|---|---|
| Taxable Value | $876,723 |
Appreciation: Market value has risen +88.7% from $652,086 (2021) to $1,230,635 (2025), a CAGR of 17.2% 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 5 taxing entities is 1.4611% in 2025 (-0.0092% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $12,810. Eanes ISD is the largest single contributor, at 46.9% of the total 2025 levy.
Assessment Gap: Assessed value ($1,121,099) is $109,536 below market value, suggesting potential for an upward assessment in future years.
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 82% of market value ($1,010,793 land vs $219,842 improvements), about $69/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 $1,230,635, 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 +17.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,722,136 by 2030, with an estimated annual tax burden around $21,259. 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 | 2,250 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 2,250 SF | ✗ |
| 581 | STORAGE ATT | 486 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 244 SF | ✗ |
| 251 | BATHROOM | 2 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% | $5,120.68 | $5,120.68 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,295.12 | $3,295.12 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $985.19 | $985.19 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $846.76 | $846.76 | Paid |
| W10 WCID # 10 | 0.0773% | 0.0675% | 0.0634% | 0.0614% | 0.0592% | -0.0022% | $661.32 | $661.32 | Paid |
| Combined Rate | 1.6880% | 1.5616% | 1.4302% | 1.4703% | 1.4611% | -0.0092% | $10,909.07 | $10,909.07 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,057,987 | $1,230,635 | -14.0% |
| Assessed Value | $1,057,987 | $1,121,099 | -5.6% |
| Land Value | $885,126 | $1,010,793 | -12.4% |
| Improvement Value | $172,861 | $219,842 | -21.4% |
| Taxable Value | $806,919 | $876,723 | -8.0% |
| Exemptions | HS,OV65 | HS,OV65 | |
| Total Tax 2026 = estimate |
~$11,790
Estimated
|
~$10,909
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,057,987 | $1,057,987 | +0 (+0.0%) |
| Taxable Value | $808,968 | $806,919 | -2,049 (-0.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,057,987 | $885,126 | $172,861 | — | $1,057,987 | $806,919 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,230,635 | $1,010,793 | $219,842 | −$109,536 | $1,121,099 | $876,723 | ~$10,909 | Partial |
| 2024 | $1,615,778 | — | — | −$465,778 | $1,150,000 | $— | $11,236 | Verified |
| 2023 | $1,382,366 | — | — | −$232,366 | $1,150,000 | $— | $12,974 | Verified |
| 2022 | $969,084 | — | — | — | $1,150,000 ! | $— | $13,534 | Verified |
| 2021 | $652,086 | — | — | — | $690,000 ! | $— | $10,951 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -14.0% | -5.6% | ~100% | Not available | Partial |
| 2025 | -5.8% | +0.7% | 91.1% | Not available | Partial |
| 2024 | -19.1% | -9.2% | 85.2% | 0.8600% | Verified |
| 2023 | +16.9% | +14.4% | 75.9% | 0.8000% | Verified |
| 2022 | +42.6% | +29.1% | 77.5% | 0.9800% | Verified |
| 2021 | base year | — | 85.6% | 1.6800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +27.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -14.0% | +14.1% | +21.0% | +48.6% | 2022 | -23.8% | 2025 |
| Assessment Ratio | 100.0% | 95.0% | — | 118.7% | 2022 | 71.2% | 2024 |
| Effective Tax Rate (2025) | 0.8900% | 0.8900% | — | 0.8900% | 2025 | 0.8900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$10,909 | $11,921 | ~$19,275 | $13,534 | 2022 | $10,909 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,442,399 | ~$1,233,209 | ~1.4043% | ~$17,318 | +17.2% |
| 2027 | ~$1,690,602 | ~$1,356,530 | ~1.3476% | ~$18,281 | +37.4% |
| 2028 | ~$1,981,516 | ~$1,492,183 | ~1.2909% | ~$19,262 | +61.0% |
| 2029 | ~$2,322,489 | ~$1,641,401 | ~1.2342% | ~$20,257 | +88.7% |
| 2030 | ~$2,722,136 | ~$1,805,541 | ~1.1774% | ~$21,259 | +121.2% |
| 2026 | ~$1,417,786 | ~$1,233,209 | ~1.4611% | ~$18,018 | +15.2% |
| 2027 | ~$1,633,399 | ~$1,356,530 | ~1.4611% | ~$19,820 | +32.7% |
| 2028 | ~$1,881,801 | ~$1,492,183 | ~1.4611% | ~$21,802 | +52.9% |
| 2029 | ~$2,167,979 | ~$1,641,401 | ~1.4611% | ~$23,982 | +76.2% |
| 2030 | ~$2,497,679 | ~$1,805,541 | ~1.4611% | ~$26,380 | +103.0% |
| 2026 | ~$1,467,012 | ~$1,233,209 | ~1.3760% | ~$16,969 | +19.2% |
| 2027 | ~$1,748,791 | ~$1,356,530 | ~1.2909% | ~$17,511 | +42.1% |
| 2028 | ~$2,084,693 | ~$1,492,183 | ~1.2058% | ~$17,993 | +69.4% |
| 2029 | ~$2,485,114 | ~$1,641,401 | ~1.1207% | ~$18,395 | +101.9% |
| 2030 | ~$2,962,447 | ~$1,805,541 | ~1.0356% | ~$18,698 | +140.7% |
In 2025, this property's market value of $1,230,635 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +137% 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 | $1,230,635 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,615,778 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,382,366 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $969,084 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $652,086 | $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.