102 BLUE RIDGE DR TX
| Owner | BRE ATX LLC - BLUERIDGE TRAIL SERIES |
|---|---|
| Parcel ID | 0109150403 |
| Short ID | 107857 |
| Type | Real |
| Use Code | 05 Apartment 5–25 Units |
| Valuation | Income |
| Improvement SF | 17,968 SF |
| Land SF | 28,741 SF |
| Acres | 0.660 |
| Year Built | 2016 |
| Legal | 0.6598AC OF LOT 2-3 WESTWOOD VILLAS SEC 1 |
| Neighborhood | 05ENS |
| Land | $682,596 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $682,596 |
| Improvement | $1,908,564 |
|---|---|
| Total Improvement | $1,908,564 |
| Market | $2,591,160 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,591,160 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,591,160 |
| Taxable Value | $2,591,160 |
|---|
Appreciation: Market value has risen +6.6% from $2,429,888 (2021) to $2,591,160 (2025), a CAGR of 1.6% over 4 years. Growth has been relatively flat for this asset class. 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 lagged 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 $42,439. 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 income approach, so changes in rent roll or occupancy move the appraisal more directly than they would for a cost-approach property.
Value Composition: Land carries 26% of market value ($682,596 land vs $1,908,564 improvements), about $24/SF of land. Most value sits in the improvements, so building condition, age (~10 yrs), and rent roll drive the underwriting.
Submarket Position: At $2,591,160, 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 +1.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,807,884 by 2030, with an estimated annual tax burden around $41,471. 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.
10 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 8,984 SF | ✓ |
| 2ND | 2nd Floor | 8,984 SF | ✓ |
| 551 | PAVED AREA | 2,700 SF | ✗ |
| 591 | MASONRY TRIM SF | 500 SF | ✗ |
| 611 | TERRACE | 442 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 174 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 174 SF | ✗ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 242 | OBS OVEN/BURN | 1 SF | ✓ |
| 413 | STAIRWAY EXT | 1 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% | $21,563.63 | $21,563.63 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $9,738.75 | $9,738.75 | Paid |
| CWH City of West Lake Hills | 0.0786% | 0.1504% | 0.1786% | 0.1786% | 0.1768% | -0.0018% | $4,580.73 | $4,580.73 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,058.16 | $3,058.16 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $1,964.10 | $1,964.10 | Paid |
| W10 WCID # 10 | 0.0773% | 0.0675% | 0.0634% | 0.0614% | 0.0592% | -0.0022% | $1,533.97 | $1,533.97 | Paid |
| Combined Rate | 1.7666% | 1.7120% | 1.6088% | 1.6489% | 1.6379% | -0.0111% | $42,439.34 | $42,439.34 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,591,160 | $2,591,160 | +0.0% |
| Assessed Value | $2,591,160 | $2,591,160 | +0.0% |
| Land Value | $682,596 | $682,596 | +0.0% |
| Improvement Value | $1,908,564 | $1,908,564 | +0.0% |
| Taxable Value | $2,591,160 | $2,591,160 | +0.0% |
| Total Tax 2026 = estimate |
~$42,439
Estimated
|
~$42,439
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,591,160 | $2,591,160 | +0 (+0.0%) |
| Taxable Value | $2,591,160 | $2,591,160 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,591,160 | $682,596 | $1,908,564 | — | $2,591,160 | $2,591,160 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,591,160 | $682,596 | $1,908,564 | — | $2,591,160 | $2,591,160 | ~$42,439 | Partial |
| 2024 | $2,350,000 | — | — | −$1,667,404 | $682,596 | $— | $38,749 | Verified |
| 2023 | $2,532,270 | — | — | −$1,849,674 | $682,596 | $— | $38,229 | Verified |
| 2022 | $2,200,000 | — | — | −$1,517,404 | $682,596 | $— | $43,353 | Verified |
| 2021 | $2,429,888 | — | — | −$1,747,292 | $682,596 | $— | $38,865 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +10.3% | +10.3% | ~100% | Not available | Partial |
| 2024 | -15.1% | -15.1% | ~100% | 1.6500% | Verified |
| 2023 | +9.3% | +9.3% | ~100% | 1.3800% | Verified |
| 2022 | +4.2% | +4.2% | ~100% | 1.7100% | Verified |
| 2021 | base year | — | ~100% | 1.6000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +6.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +1.7% | +1.6% | +15.1% | 2023 | -9.5% | 2022 |
| Assessment Ratio | 100.0% | 52.5% | — | 100.0% | 2025 | 27.0% | 2023 |
| 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 |
$42,439 | $40,327 | ~$41,892 | $43,353 | 2022 | $38,229 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,633,123 | ~$2,633,123 | ~1.6057% | ~$42,279 | +1.6% |
| 2027 | ~$2,675,767 | ~$2,675,767 | ~1.5735% | ~$42,103 | +3.3% |
| 2028 | ~$2,719,100 | ~$2,719,100 | ~1.5413% | ~$41,910 | +4.9% |
| 2029 | ~$2,763,136 | ~$2,763,136 | ~1.5091% | ~$41,699 | +6.6% |
| 2030 | ~$2,807,884 | ~$2,807,884 | ~1.4769% | ~$41,471 | +8.4% |
| 2026 | ~$2,581,300 | ~$2,581,300 | ~1.6379% | ~$42,278 | -0.4% |
| 2027 | ~$2,571,478 | ~$2,571,478 | ~1.6379% | ~$42,117 | -0.8% |
| 2028 | ~$2,561,693 | ~$2,561,693 | ~1.6379% | ~$41,957 | -1.1% |
| 2029 | ~$2,551,946 | ~$2,551,946 | ~1.6379% | ~$41,797 | -1.5% |
| 2030 | ~$2,542,235 | ~$2,542,235 | ~1.6379% | ~$41,638 | -1.9% |
| 2026 | ~$2,684,947 | ~$2,684,947 | ~1.5896% | ~$42,679 | +3.6% |
| 2027 | ~$2,782,128 | ~$2,782,128 | ~1.5413% | ~$42,881 | +7.4% |
| 2028 | ~$2,882,827 | ~$2,882,827 | ~1.4930% | ~$43,042 | +11.3% |
| 2029 | ~$2,987,170 | ~$2,987,170 | ~1.4448% | ~$43,157 | +15.3% |
| 2030 | ~$3,095,290 | ~$3,095,290 | ~1.3965% | ~$43,225 | +19.5% |
In 2025, this property's market value of $2,591,160 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 5× 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 | $2,591,160 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $2,350,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $2,532,270 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $2,200,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $2,429,888 | $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.