1801 VISTA LN TX 78703
| Owner | CHARLES MARTIN HOMES LLC |
|---|---|
| Parcel ID | 0114050413 |
| Short ID | 114122 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 1,648 SF |
| Land SF | 7,602 SF |
| Acres | 0.175 |
| Year Built | 1948 |
| Legal | LOT 91 TARRY TOWN PLACE |
| Neighborhood | XSMF1 |
| Land | $775,083 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $775,083 |
| Improvement | $203,177 |
|---|---|
| Total Improvement | $203,177 |
| Market | $978,260 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $978,260 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $978,260 |
| Exemptions (−) (HS,OV65) | −$338,872 |
|---|---|
| Taxable Value | $639,388 |
Appreciation: Market value has risen +43.9% from $679,668 (2021) to $978,260 (2025), a CAGR of 9.5% 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 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $13,085. Austin ISD is the largest single contributor, at 40.6% 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 79% of market value ($775,083 land vs $203,177 improvements), about $102/SF of land. With value concentrated in the land under a ~78-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 $978,260, 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 +9.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,542,237 by 2030, with an estimated annual tax burden around $29,052. 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 | 1,648 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,648 SF | ✗ |
| 512 | DECK UNCOVRED | 688 SF | ✗ |
| SO | Sketch Only | 688 SF | ✗ |
| 031 | GARAGE DET 1ST F | 520 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 192 SF | ✗ |
| 251 | BATHROOM | 2 SF | ✓ |
Market value changed by 83% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $4,643.69 | $4,643.69 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,094.89 | $3,094.89 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,403.11 | $2,403.11 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $705.08 | $705.08 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $587.05 | $587.05 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $11,433.82 | $11,433.82 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $975,000 | $978,260 | -0.3% |
| Assessed Value | $975,000 | $978,260 | -0.3% |
| Land Value | $775,083 | $775,083 | +0.0% |
| Improvement Value | $199,917 | $203,177 | -1.6% |
| Taxable Value | $975,000 | $639,388 | +52.5% |
| Exemptions | — | HS,OV65 | |
| Total Tax 2026 = estimate |
~$19,953
Estimated
|
~$11,434
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $975,000 | $975,000 | +0 (+0.0%) |
| Taxable Value | $975,000 | $975,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $975,000 | $775,083 | $199,917 | — | $975,000 | $975,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $978,260 | $775,083 | $203,177 | — | $978,260 | $639,388 | ~$11,434 | Partial |
| 2024 | $1,646,423 | — | — | −$946,423 | $700,000 | $— | $12,055 | Verified |
| 2023 | $1,493,108 | — | — | −$243,108 | $1,250,000 | $— | $11,377 | Verified |
| 2022 | $817,487 | — | — | — | $1,125,000 ! | $— | $12,910 | Verified |
| 2021 | $679,668 | — | — | −$179,668 | $500,000 | $— | $13,038 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -0.3% | -0.3% | ~100% | Not available | Partial |
| 2025 | +1.7% | +1.7% | ~100% | Not available | Partial |
| 2024 | -41.6% | +6.3% | ~100% | 1.2500% | Verified |
| 2023 | +10.3% | +10.0% | 55.0% | 0.6900% | Verified |
| 2022 | +82.6% ! | +10.0% | 55.1% | 0.8600% | Verified |
| 2021 | base year | — | 91.5% | 1.9200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +19.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -0.3% | +14.5% | +9.6% | +82.6% | 2023 | -40.6% | 2025 |
| Assessment Ratio | 100.0% | 89.6% | — | 137.6% | 2022 | 42.5% | 2024 |
| Effective Tax Rate (2025) | 1.1700% | 1.1700% | — | 1.1700% | 2025 | 1.1700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$11,434 | $12,163 | ~$25,184 | $13,038 | 2021 | $11,377 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,071,504 | ~$1,071,504 | ~2.0139% | ~$21,579 | +9.5% |
| 2027 | ~$1,173,635 | ~$1,173,635 | ~1.9814% | ~$23,254 | +20.0% |
| 2028 | ~$1,285,501 | ~$1,285,501 | ~1.9488% | ~$25,052 | +31.4% |
| 2029 | ~$1,408,030 | ~$1,408,030 | ~1.9163% | ~$26,982 | +43.9% |
| 2030 | ~$1,542,237 | ~$1,542,237 | ~1.8837% | ~$29,052 | +57.7% |
| 2026 | ~$1,051,938 | ~$1,051,938 | ~2.0465% | ~$21,528 | +7.5% |
| 2027 | ~$1,131,166 | ~$1,131,166 | ~2.0465% | ~$23,149 | +15.6% |
| 2028 | ~$1,216,361 | ~$1,216,361 | ~2.0465% | ~$24,893 | +24.3% |
| 2029 | ~$1,307,972 | ~$1,307,972 | ~2.0465% | ~$26,767 | +33.7% |
| 2030 | ~$1,406,483 | ~$1,406,483 | ~2.0465% | ~$28,783 | +43.8% |
| 2026 | ~$1,091,069 | ~$1,076,086 | ~1.9977% | ~$21,497 | +11.5% |
| 2027 | ~$1,216,886 | ~$1,183,695 | ~1.9488% | ~$23,068 | +24.4% |
| 2028 | ~$1,357,213 | ~$1,302,064 | ~1.9000% | ~$24,739 | +38.7% |
| 2029 | ~$1,513,721 | ~$1,432,270 | ~1.8512% | ~$26,514 | +54.7% |
| 2030 | ~$1,688,277 | ~$1,575,498 | ~1.8024% | ~$28,396 | +72.6% |
In 2025, this property's market value of $978,260 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +88% 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 | $978,260 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,646,423 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,493,108 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $817,487 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $679,668 | $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.