2806 ENFIELD RD TX 78703
| Owner | BERSISCO LTD |
|---|---|
| Parcel ID | 0115061224 |
| Short ID | 114864 |
| Type | Real |
| Use Code | 05 Apartment 5–25 Units |
| Valuation | Income |
| Improvement SF | 3,804 SF |
| Land SF | 12,750 SF |
| Acres | 0.293 |
| Year Built | 1940 |
| Legal | LOT 7 *& W 10 FT OF LOT 8 WESTENFIELD NO 1 |
| Neighborhood | 05CEN |
| Land | $1,275,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,275,000 |
| Improvement | $460,020 |
|---|---|
| Total Improvement | $460,020 |
| Market | $1,735,020 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,735,020 |
| Value Limitation Adjustment (−) (homestead cap) | −$262,392 |
| Net Appraised (assessed) | $1,472,628 |
| Taxable Value | $1,472,628 |
|---|
Appreciation: Market value has risen +83.7% from $944,737 (2021) to $1,735,020 (2025), a CAGR of 16.4% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2024→2025), 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 $30,137. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($1,472,628) is $262,392 below market value, suggesting potential for an upward assessment in future years.
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 73% of market value ($1,275,000 land vs $460,020 improvements), about $100/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 $1,735,020, 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 +16.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,709,338 by 2030, with an estimated annual tax burden around $44,676. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 2,746 SF | ✓ |
| 2ND | 2nd Floor | 1,058 SF | ✓ |
| 612C | TERRACE UNCOVERD COMM | 738 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 231 SF | ✗ |
| 251 | BATHROOM | 6 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 303 | STAIRWAYS FV | 1 SF | ✓ |
| 522C | FIREPLACE COMM | 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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $13,624.75 | $13,624.75 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $7,716.82 | $7,716.82 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,534.80 | $5,534.80 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,738.04 | $1,738.04 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,522.70 | $1,522.70 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $30,137.11 | $30,137.11 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,666,980 | $1,735,020 | -3.9% |
| Assessed Value | $1,666,980 | $1,472,628 | +13.2% |
| Land Value | $1,275,000 | $1,275,000 | +0.0% |
| Improvement Value | $391,980 | $460,020 | -14.8% |
| Taxable Value | $1,666,980 | $1,472,628 | +13.2% |
| Total Tax 2026 = estimate |
~$34,114
Estimated
|
~$30,137
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,666,980 | $1,666,980 | +0 (+0.0%) |
| Taxable Value | $1,666,980 | $1,666,980 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,666,980 | $1,275,000 | $391,980 | — | $1,666,980 | $1,666,980 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,735,020 | $1,275,000 | $460,020 | −$262,392 | $1,472,628 | $1,472,628 | ~$30,137 | Partial |
| 2024 | $1,022,658 | — | — | — | $1,275,000 ! | $— | $24,321 | Verified |
| 2023 | $991,886 | — | — | −$99,386 | $892,500 | $— | $18,502 | Verified |
| 2022 | $950,151 | — | — | −$57,651 | $892,500 | $— | $19,589 | Verified |
| 2021 | $944,737 | — | — | −$52,237 | $892,500 | $— | $20,682 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -3.9% | +13.2% | ~100% | Not available | Partial |
| 2025 | +8.5% | +20.0% | 84.9% | Not available | Partial |
| 2024 | +56.4% | +20.0% | 76.8% | 1.5200% | Verified |
| 2023 | +3.1% | +3.1% | ~100% | 1.8100% | Verified |
| 2022 | +4.4% | +4.4% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +82.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -3.9% | +14.8% | +17.4% | +69.7% | 2025 | -3.9% | 2026 |
| Assessment Ratio | 100.0% | 98.0% | — | 124.7% | 2024 | 84.9% | 2025 |
| Effective Tax Rate (2025) | 1.7400% | 1.7400% | — | 1.7400% | 2025 | 1.7400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$30,137 | $22,646 | ~$38,424 | $30,137 | 2025 | $18,502 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,019,774 | ~$1,619,891 | ~2.0139% | ~$32,624 | +16.4% |
| 2027 | ~$2,351,263 | ~$1,781,880 | ~1.9814% | ~$35,306 | +35.5% |
| 2028 | ~$2,737,157 | ~$1,960,068 | ~1.9488% | ~$38,199 | +57.8% |
| 2029 | ~$3,186,384 | ~$2,156,075 | ~1.9163% | ~$41,317 | +83.7% |
| 2030 | ~$3,709,338 | ~$2,371,682 | ~1.8837% | ~$44,676 | +113.8% |
| 2026 | ~$1,985,074 | ~$1,619,891 | ~2.0465% | ~$33,151 | +14.4% |
| 2027 | ~$2,271,166 | ~$1,781,880 | ~2.0465% | ~$36,466 | +30.9% |
| 2028 | ~$2,598,491 | ~$1,960,068 | ~2.0465% | ~$40,112 | +49.8% |
| 2029 | ~$2,972,990 | ~$2,156,075 | ~2.0465% | ~$44,124 | +71.4% |
| 2030 | ~$3,401,462 | ~$2,371,682 | ~2.0465% | ~$48,536 | +96.0% |
| 2026 | ~$2,054,475 | ~$1,619,891 | ~1.9977% | ~$32,360 | +18.4% |
| 2027 | ~$2,432,748 | ~$1,781,880 | ~1.9488% | ~$34,726 | +40.2% |
| 2028 | ~$2,880,670 | ~$1,960,068 | ~1.9000% | ~$37,242 | +66.0% |
| 2029 | ~$3,411,064 | ~$2,156,075 | ~1.8512% | ~$39,913 | +96.6% |
| 2030 | ~$4,039,115 | ~$2,371,682 | ~1.8024% | ~$42,747 | +132.8% |
In 2025, this property's market value of $1,735,020 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 3× 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 | $1,735,020 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,022,658 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $991,886 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $950,151 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $944,737 | $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.