1003 BEAVER TRL TX 78746
| Owner | 1003 BEAVER TRAIL SERIES |
|---|---|
| Parcel ID | 0109150154 |
| Short ID | 107828 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 2,328 SF |
| Land SF | 13,542 SF |
| Acres | 0.311 |
| Year Built | 1973 |
| Legal | LOT 7 WESTWOOD PARK |
| Neighborhood | M2005 |
| Land | $963,671 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $963,671 |
| Improvement | $219,129 |
|---|---|
| Total Improvement | $219,129 |
| Market | $1,182,800 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,182,800 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,182,800 |
| Taxable Value | $1,182,800 |
|---|
Appreciation: Market value has risen +109.3% from $565,000 (2021) to $1,182,800 (2025), a CAGR of 20.3% 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 $17,282. 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 81% of market value ($963,671 land vs $219,129 improvements), about $71/SF of land. With value concentrated in the land under a ~53-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 $1,182,800, 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 +20.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,978,447 by 2030, with an estimated annual tax burden around $22,429. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 2,328 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 2,328 SF | ✗ |
| 512 | DECK UNCOVRED | 661 SF | ✗ |
| 061 | CARPORT ATT 1ST | 420 SF | ✗ |
| 581 | STORAGE ATT | 100 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% | $9,843.26 | $9,843.26 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,445.49 | $4,445.49 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,395.98 | $1,395.98 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $896.56 | $896.56 | Paid |
| W10 WCID # 10 | 0.0773% | 0.0675% | 0.0634% | 0.0614% | 0.0592% | -0.0022% | $700.22 | $700.22 | Paid |
| Combined Rate | 1.6880% | 1.5616% | 1.4302% | 1.4703% | 1.4611% | -0.0092% | $17,281.51 | $17,281.51 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $921,453 | $1,182,800 | -22.1% |
| Assessed Value | $921,453 | $1,182,800 | -22.1% |
| Land Value | $864,930 | $963,671 | -10.2% |
| Improvement Value | $56,523 | $219,129 | -74.2% |
| Taxable Value | $921,453 | $1,182,800 | -22.1% |
| Total Tax 2026 = estimate |
~$13,463
Estimated
|
~$17,282
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,037,205 | $921,453 | -115,752 (-11.2%) |
| Taxable Value | $1,037,205 | $921,453 | -115,752 (-11.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $921,453 | $864,930 | $56,523 | — | $921,453 | $921,453 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,182,800 | $963,671 | $219,129 | — | $1,182,800 | $1,182,800 | ~$17,282 | Partial |
| 2024 | $1,471,265 | — | — | −$371,265 | $1,100,000 | $— | $17,109 | Verified |
| 2023 | $1,198,860 | — | — | −$98,860 | $1,100,000 | $— | $21,043 | Verified |
| 2022 | $877,100 | — | — | — | $1,100,000 ! | $— | $11,912 | Verified |
| 2021 | $565,000 | — | — | — | $627,000 ! | $— | $10,244 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -12.3% | -12.3% | ~100% | Not available | Partial |
| 2025 | +1.6% | +1.6% | ~100% | Not available | Partial |
| 2024 | -25.7% | -25.7% | ~100% | 1.4700% | Verified |
| 2023 | +30.6% | +74.2% | ~100% | 1.3400% | Verified |
| 2022 | +36.7% | +24.0% | 75.0% | 0.9900% | Verified |
| 2021 | base year | — | 82.6% | 1.8100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +34.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -22.1% | +14.6% | +27.1% | +55.2% | 2022 | -22.1% | 2026 |
| Assessment Ratio | 100.0% | 100.5% | — | 125.4% | 2022 | 74.8% | 2024 |
| 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 |
$17,282 | $15,518 | ~$20,336 | $21,043 | 2023 | $10,244 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,422,745 | ~$1,301,080 | ~1.4043% | ~$18,272 | +20.3% |
| 2027 | ~$1,711,365 | ~$1,431,188 | ~1.3476% | ~$19,287 | +44.7% |
| 2028 | ~$2,058,536 | ~$1,574,307 | ~1.2909% | ~$20,322 | +74.0% |
| 2029 | ~$2,476,134 | ~$1,731,737 | ~1.2342% | ~$21,372 | +109.3% |
| 2030 | ~$2,978,447 | ~$1,904,911 | ~1.1774% | ~$22,429 | +151.8% |
| 2026 | ~$1,399,089 | ~$1,301,080 | ~1.4611% | ~$19,010 | +18.3% |
| 2027 | ~$1,654,929 | ~$1,431,188 | ~1.4611% | ~$20,911 | +39.9% |
| 2028 | ~$1,957,552 | ~$1,574,307 | ~1.4611% | ~$23,002 | +65.5% |
| 2029 | ~$2,315,513 | ~$1,731,737 | ~1.4611% | ~$25,302 | +95.8% |
| 2030 | ~$2,738,932 | ~$1,904,911 | ~1.4611% | ~$27,832 | +131.6% |
| 2026 | ~$1,446,401 | ~$1,301,080 | ~1.3760% | ~$17,903 | +22.3% |
| 2027 | ~$1,768,748 | ~$1,431,188 | ~1.2909% | ~$18,475 | +49.5% |
| 2028 | ~$2,162,935 | ~$1,574,307 | ~1.2058% | ~$18,983 | +82.9% |
| 2029 | ~$2,644,970 | ~$1,731,737 | ~1.1207% | ~$19,408 | +123.6% |
| 2030 | ~$3,234,433 | ~$1,904,911 | ~1.0356% | ~$19,727 | +173.5% |
In 2025, this property's market value of $1,182,800 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +128% 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 | $1,182,800 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,471,265 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,198,860 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $877,100 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $565,000 | $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.