915 BEAVER TRL TX 78746
| Owner | BEAVER TRAIL LLC |
|---|---|
| Parcel ID | 0109150156 |
| Short ID | 107831 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 1,728 SF |
| Land SF | 14,208 SF |
| Acres | 0.326 |
| Year Built | 1972 |
| Legal | LOT 9 WESTWOOD PARK |
| Neighborhood | M2005 |
| Land | $992,151 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $992,151 |
| Improvement | $157,143 |
|---|---|
| Total Improvement | $157,143 |
| Market | $1,149,294 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,149,294 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,149,294 |
| Taxable Value | $1,149,294 |
|---|
Appreciation: Market value has risen +105.2% from $560,000 (2021) to $1,149,294 (2025), a CAGR of 19.7% 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 $16,792. 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 86% of market value ($992,151 land vs $157,143 improvements), about $70/SF of land. With value concentrated in the land under a ~54-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 $1,149,294, 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 +19.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,823,157 by 2030, with an estimated annual tax burden around $21,794. 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 | 1,728 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,728 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 528 SF | ✓ |
| 612 | TERRACE UNCOVERD | 200 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% | $8,468.34 | $8,468.34 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,824.54 | $3,824.54 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,200.98 | $1,200.98 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $771.33 | $771.33 | Paid |
| W10 WCID # 10 | 0.0773% | 0.0675% | 0.0634% | 0.0614% | 0.0592% | -0.0022% | $602.41 | $602.41 | Paid |
| Combined Rate | 1.6880% | 1.5616% | 1.4302% | 1.4703% | 1.4611% | -0.0092% | $14,867.60 | $14,867.60 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $885,000 | $1,149,294 | -23.0% |
| Assessed Value | $885,000 | $1,149,294 | -23.0% |
| Land Value | $877,136 | $992,151 | -11.6% |
| Improvement Value | $7,864 | $157,143 | -95.0% |
| Taxable Value | $885,000 | $1,149,294 | -23.0% |
| Total Tax 2026 = estimate |
~$12,930
Estimated
|
~$14,868
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,000,213 | $885,000 | -115,213 (-11.5%) |
| Taxable Value | $1,000,213 | $885,000 | -115,213 (-11.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $885,000 | $877,136 | $7,864 | — | $885,000 | $885,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,149,294 | $992,151 | $157,143 | — | $1,149,294 | $1,149,294 | ~$14,868 | Partial |
| 2024 | $1,148,732 | — | — | — | $1,150,000 ! | $— | $16,967 | Verified |
| 2023 | $1,075,001 | — | — | — | $1,148,732 ! | $— | $16,430 | Verified |
| 2022 | $591,800 | — | — | — | $1,075,001 ! | $— | $16,787 | Verified |
| 2021 | $560,000 | — | — | −$66,382 | $493,618 | $— | $9,989 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -13.0% | -13.0% | ~100% | Not available | Partial |
| 2025 | -0.4% | -0.4% | ~100% | Not available | Partial |
| 2024 | +0.5% | +0.5% | ~100% | 1.4700% | Verified |
| 2023 | +6.9% | +6.9% | ~100% | 1.4300% | Verified |
| 2022 | +29.9% | +29.9% | ~100% | 1.5600% | Verified |
| 2021 | base year | — | ~100% | 1.7800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +38.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -23.0% | +14.2% | +26.8% | +81.6% | 2023 | -23.0% | 2026 |
| Assessment Ratio | 100.0% | 112.8% | — | 181.6% | 2022 | 88.1% | 2021 |
| Effective Tax Rate (2025) | 1.2900% | 1.2900% | — | 1.2900% | 2025 | 1.2900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$14,868 | $15,008 | ~$19,761 | $16,967 | 2024 | $9,989 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,375,599 | ~$1,264,223 | ~1.4043% | ~$17,754 | +19.7% |
| 2027 | ~$1,646,466 | ~$1,390,646 | ~1.3476% | ~$18,741 | +43.3% |
| 2028 | ~$1,970,668 | ~$1,529,710 | ~1.2909% | ~$19,747 | +71.5% |
| 2029 | ~$2,358,708 | ~$1,682,681 | ~1.2342% | ~$20,767 | +105.2% |
| 2030 | ~$2,823,157 | ~$1,850,949 | ~1.1774% | ~$21,794 | +145.6% |
| 2026 | ~$1,352,613 | ~$1,264,223 | ~1.4611% | ~$18,471 | +17.7% |
| 2027 | ~$1,591,901 | ~$1,390,646 | ~1.4611% | ~$20,318 | +38.5% |
| 2028 | ~$1,873,522 | ~$1,529,710 | ~1.4611% | ~$22,350 | +63.0% |
| 2029 | ~$2,204,963 | ~$1,682,681 | ~1.4611% | ~$24,585 | +91.9% |
| 2030 | ~$2,595,038 | ~$1,850,949 | ~1.4611% | ~$27,044 | +125.8% |
| 2026 | ~$1,398,585 | ~$1,264,223 | ~1.3760% | ~$17,395 | +21.7% |
| 2027 | ~$1,701,949 | ~$1,390,646 | ~1.2909% | ~$17,952 | +48.1% |
| 2028 | ~$2,071,116 | ~$1,529,710 | ~1.2058% | ~$18,445 | +80.2% |
| 2029 | ~$2,520,358 | ~$1,682,681 | ~1.1207% | ~$18,858 | +119.3% |
| 2030 | ~$3,067,043 | ~$1,850,949 | ~1.0356% | ~$19,169 | +166.9% |
In 2025, this property's market value of $1,149,294 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +121% 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 | $1,149,294 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,148,732 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,075,001 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $591,800 | $506,618 | $615,058 | $906,429 | ↓ Below median | +39.1% |
| 2021 | $560,000 | $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.