1701 FOREST TRL TX 78703
| Owner | MCGLONE FAMILY TRUST |
|---|---|
| Parcel ID | 0114050202 |
| Short ID | 114098 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 2,296 SF |
| Land SF | 12,304 SF |
| Acres | 0.282 |
| Year Built | 1940 |
| Legal | LOT 20 TARRY TOWN PLACE |
| Neighborhood | XSMF1 |
| Land | $971,005 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $971,005 |
| Improvement | $58,995 |
|---|---|
| Total Improvement | $58,995 |
| Market | $1,030,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,030,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,030,000 |
| Taxable Value | $1,030,000 |
|---|
Appreciation: Market value has risen +26.8% from $812,288 (2021) to $1,030,000 (2025), a CAGR of 6.1% over 4 years. This represents moderate, steady growth. 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 5 taxing entities is 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $21,079. Austin ISD is the largest single contributor, at 45.2% 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 94% of market value ($971,005 land vs $58,995 improvements), about $79/SF of land. With value concentrated in the land under a ~86-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 $1,030,000, 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 +6.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,385,946 by 2030, with an estimated annual tax burden around $26,108. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 2,296 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 2,296 SF | ✗ |
| 031 | GARAGE DET 1ST F | 400 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 248 SF | ✗ |
| 251 | BATHROOM | 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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $9,529.56 | $9,529.56 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,397.38 | $5,397.38 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,871.20 | $3,871.20 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,215.64 | $1,215.64 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,065.02 | $1,065.02 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $21,078.80 | $21,078.80 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $971,006 | $1,030,000 | -5.7% |
| Assessed Value | $971,006 | $1,030,000 | -5.7% |
| Land Value | $971,005 | $971,005 | +0.0% |
| Improvement Value | $1 | $58,995 | -100.0% |
| Taxable Value | $971,006 | $1,030,000 | -5.7% |
| Total Tax 2026 = estimate |
~$19,871
Estimated
|
~$21,079
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,030,000 | $971,006 | -58,994 (-5.7%) |
| Taxable Value | $1,030,000 | $971,006 | -58,994 (-5.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $971,006 | $971,005 | $1 | — | $971,006 | $971,006 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,030,000 | $971,005 | $58,995 | — | $1,030,000 | $1,030,000 | ~$21,079 | Partial |
| 2024 | $1,350,000 | — | — | −$518,750 | $831,250 | $— | $19,870 | Verified |
| 2023 | $1,471,503 | — | — | −$121,503 | $1,350,000 | $— | $24,425 | Verified |
| 2022 | $995,703 | — | — | — | $1,350,000 ! | $— | $29,061 | Verified |
| 2021 | $812,288 | — | — | −$212,288 | $600,000 | $— | $21,673 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +2.7% | +2.7% | ~100% | Not available | Partial |
| 2024 | -25.7% | -25.7% | ~100% | 1.9800% | Verified |
| 2023 | -8.3% | -8.3% | ~100% | 1.8100% | Verified |
| 2022 | +47.8% | +47.8% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.6700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +3.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -5.7% | +6.5% | +7.4% | +47.8% | 2023 | -23.7% | 2025 |
| Assessment Ratio | 100.0% | 93.8% | — | 135.6% | 2022 | 61.6% | 2024 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$21,079 | $23,222 | ~$24,023 | $29,061 | 2022 | $19,870 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,092,997 | ~$1,092,997 | ~2.0139% | ~$22,012 | +6.1% |
| 2027 | ~$1,159,847 | ~$1,159,847 | ~1.9814% | ~$22,981 | +12.6% |
| 2028 | ~$1,230,786 | ~$1,230,786 | ~1.9488% | ~$23,986 | +19.5% |
| 2029 | ~$1,306,064 | ~$1,306,064 | ~1.9163% | ~$25,028 | +26.8% |
| 2030 | ~$1,385,946 | ~$1,385,946 | ~1.8837% | ~$26,108 | +34.6% |
| 2026 | ~$1,072,397 | ~$1,072,397 | ~2.0465% | ~$21,946 | +4.1% |
| 2027 | ~$1,116,539 | ~$1,116,539 | ~2.0465% | ~$22,850 | +8.4% |
| 2028 | ~$1,162,499 | ~$1,162,499 | ~2.0465% | ~$23,790 | +12.9% |
| 2029 | ~$1,210,350 | ~$1,210,350 | ~2.0465% | ~$24,770 | +17.5% |
| 2030 | ~$1,260,171 | ~$1,260,171 | ~2.0465% | ~$25,789 | +22.3% |
| 2026 | ~$1,113,597 | ~$1,113,597 | ~1.9977% | ~$22,246 | +8.1% |
| 2027 | ~$1,203,979 | ~$1,203,979 | ~1.9488% | ~$23,464 | +16.9% |
| 2028 | ~$1,301,697 | ~$1,301,697 | ~1.9000% | ~$24,732 | +26.4% |
| 2029 | ~$1,407,346 | ~$1,407,346 | ~1.8512% | ~$26,053 | +36.6% |
| 2030 | ~$1,521,569 | ~$1,521,569 | ~1.8024% | ~$27,424 | +47.7% |
In 2025, this property's market value of $1,030,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +98% 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 | $1,030,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,350,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,471,503 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $995,703 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $812,288 | $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.