17400 FLAGLER DR TX 78738
| Owner | BELVEDERE HOMEOWNERS ASSOC |
|---|---|
| Parcel ID | 0115950101 |
| Short ID | 729599 |
| Type | Real |
| Use Code | 17 Clubhouse |
| Valuation | Cost |
| Improvement SF | 1,875 SF |
| Land SF | 120,714 SF |
| Acres | 2.771 |
| Year Built | 2013 |
| Legal | LOT 1 BLK D BELVEDERE PHS 1 (AMENITY LOT) |
| Neighborhood | P5107 |
| Land | $12,193 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $12,193 |
| Improvement | $4,628 |
|---|---|
| Total Improvement | $4,628 |
| Market | $16,821 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $16,821 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $16,821 |
| Taxable Value | $16,821 |
|---|
Appreciation: Market value has risen +90.2% from $8,844 (2021) to $16,821 (2025), a CAGR of 17.4% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2022), 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 1.8065% in 2025 (+0.0084% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $304. Lake Travis ISD is the largest single contributor, at 57.6% of the total 2025 levy.
Homestead Cap History: This property had an active homestead cap as recently as 2024 ($4,710, ~28.0% of market value at the time). The cap has since reset or expired. Verified clear — 2025 Certified Historical data from AJR 2021–2024 (Partial confidence). Current status confirmed by 2025 TCAD Certified Export.
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 72% of market value ($12,193 land vs $4,628 improvements), about $0/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $16,821, this parcel sits in the bottom quartile (<25th 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 +17.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $37,571 by 2030, with an estimated annual tax burden around $402. 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 |
|---|---|---|---|
| 450 | SPORT COURT | 2,400 SF | ✗ |
| 1ST | 1st Floor | 1,875 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,875 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 1,383 SF | ✗ |
| 613 | TERRACE COVERED | 1,344 SF | ✗ |
| 612 | TERRACE UNCOVERD | 100 SF | ✗ |
| 251 | BATHROOM | 2 SF | ✓ |
| 522 | FIREPLACE | 2 SF | ✓ |
| 604 | POOL RES CONC | 1 SF | ✗ |
| 410 | OUTDOOR KITCHEN | 1 SF | ✓ |
Market value changed by 97% in 2023, 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILT Lake Travis ISD | 1.2301% | 1.2121% | 1.0741% | 1.0656% | 1.0397% | -0.0259% | $174.89 | $174.89 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $63.22 | $63.22 | Paid |
| U1K Belvedere MUD | 0.2650% | 0.2225% | 0.2050% | 0.1925% | 0.1825% | -0.0100% | $30.70 | $30.70 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $19.85 | $19.85 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $15.21 | $15.21 | Paid |
| Combined Rate | 2.0643% | 1.9382% | 1.7675% | 1.7981% | 1.8065% | +0.0084% | $303.87 | $303.87 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $16,331 | $16,821 | -2.9% |
| Assessed Value | $16,331 | $16,821 | -2.9% |
| Land Value | $12,193 | $12,193 | +0.0% |
| Improvement Value | $4,138 | $4,628 | -10.6% |
| Taxable Value | $16,331 | $16,821 | -2.9% |
| HS Cap Loss | — | -$4,710 (2024) | |
| Total Tax 2026 = estimate |
~$295
Estimated
|
~$304
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $16,331 | $16,331 | +0 (+0.0%) |
| Taxable Value | $16,331 | $16,331 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $16,331 | $12,193 | $4,138 | — | $16,331 | $16,331 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $16,821 | $12,193 | $4,628 | — | $16,821 | $16,821 | ~$304 | Partial |
| 2024 | $15,063 | — | — | −$2,870 | $12,193 | $— | $304 | Verified |
| 2023 | $13,694 | — | — | −$1,501 | $12,193 | $— | $266 | Verified |
| 2022 | $51,751 | — | — | −$46,275 | $5,476 | $— | $265 | Verified |
| 2021 | $8,844 | — | — | −$3,368 | $5,476 | $— | $1,068 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -2.9% | -2.9% | ~100% | Not available | Partial |
| 2025 | -0.5% | -0.5% | ~100% | Not available | Partial |
| 2024 | -37.3% | -37.3% | ~100% | 1.8000% | Verified |
| 2023 | +97.0% ! | +97.0% | ~100% | 0.9900% | Verified |
| 2022 | -73.5% | -73.5% | ~100% | 1.9400% | Verified |
| 2021 | base year | — | ~100% | 12.0800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -67.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -2.9% | +86.1% | +18.1% | +485.2% | 2022 | -73.5% | 2023 |
| Assessment Ratio | 100.0% | 73.7% | — | 100.0% | 2025 | 10.6% | 2022 |
| Effective Tax Rate (2025) | 1.8100% | 1.8100% | — | 1.8100% | 2025 | 1.8100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$304 | $442 | ~$361 | $1,068 | 2021 | $265 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$19,754 | ~$18,503 | ~1.7420% | ~$322 | +17.4% |
| 2027 | ~$23,198 | ~$20,353 | ~1.6776% | ~$341 | +37.9% |
| 2028 | ~$27,243 | ~$22,389 | ~1.6131% | ~$361 | +62.0% |
| 2029 | ~$31,993 | ~$24,628 | ~1.5487% | ~$381 | +90.2% |
| 2030 | ~$37,571 | ~$27,090 | ~1.4842% | ~$402 | +123.4% |
| 2026 | ~$19,417 | ~$18,503 | ~1.8065% | ~$334 | +15.4% |
| 2027 | ~$22,415 | ~$20,353 | ~1.8065% | ~$368 | +33.3% |
| 2028 | ~$25,875 | ~$22,389 | ~1.8065% | ~$404 | +53.8% |
| 2029 | ~$29,869 | ~$24,628 | ~1.8065% | ~$445 | +77.6% |
| 2030 | ~$34,479 | ~$27,090 | ~1.8065% | ~$489 | +105.0% |
| 2026 | ~$20,090 | ~$18,503 | ~1.7098% | ~$316 | +19.4% |
| 2027 | ~$23,995 | ~$20,353 | ~1.6131% | ~$328 | +42.6% |
| 2028 | ~$28,659 | ~$22,389 | ~1.5164% | ~$340 | +70.4% |
| 2029 | ~$34,229 | ~$24,628 | ~1.4197% | ~$350 | +103.5% |
| 2030 | ~$40,881 | ~$27,090 | ~1.3231% | ~$358 | +143.0% |
In 2025, this property's market value of $16,821 places it in the bottom 25% for Multi-Family properties in Travis County (12584 comparable) — -97% below 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 | $16,821 | $438,669 | $519,778 | $749,859 | ↓ Bottom 25% | -7.5% |
| 2024 | $15,063 | $467,458 | $564,615 | $848,565 | ↓ Bottom 25% | -6.3% |
| 2023 | $13,694 | $503,905 | $617,035 | $919,932 | ↓ Bottom 25% | +0.9% |
| 2022 | $51,751 | $506,618 | $615,058 | $906,429 | ↓ Bottom 25% | +39.1% |
| 2021 | $8,844 | $300,453 | $376,850 | $539,896 | ↓ Bottom 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.