3709 BRIDLE PATH TX 78703
| Owner | GLASHEEN RICHARD M & BETH V |
|---|---|
| Parcel ID | 0116090515 |
| Short ID | 116430 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 2,205 SF |
| Land SF | 9,213 SF |
| Acres | 0.212 |
| Year Built | 1962 |
| Legal | LOT 10A BLK 13 RESUB OF LOT 9-11 WALSH PLACE |
| Neighborhood | XSMF1 |
| Land | $963,309 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $963,309 |
| Improvement | $86,691 |
|---|---|
| Total Improvement | $86,691 |
| Market | $1,050,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,050,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,050,000 |
| Exemptions (−) (HS,OV65) | −$353,220 |
|---|---|
| Taxable Value | $696,780 |
Appreciation: Market value has risen +37.5% from $763,700 (2021) to $1,050,000 (2025), a CAGR of 8.3% 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 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 $14,259. Austin ISD is the largest single contributor, at 49.5% 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 92% of market value ($963,309 land vs $86,691 improvements), about $105/SF of land. With value concentrated in the land under a ~64-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 $1,050,000, 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 +8.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,563,228 by 2030, with an estimated annual tax burden around $29,447. 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 | 2,205 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 2,205 SF | ✗ |
| 051 | CARPORT DET 1ST | 380 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 300 SF | ✗ |
| 581 | STORAGE ATT | 80 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 604 | POOL RES CONC | 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% | $7,632.90 | $7,632.90 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,395.63 | $3,395.63 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,618.81 | $2,618.81 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $997.29 | $997.29 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $772.81 | $772.81 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $15,417.44 | $15,417.44 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,050,000 | $1,050,000 | +0.0% |
| Assessed Value | $1,050,000 | $1,050,000 | +0.0% |
| Land Value | $1,204,136 | $963,309 | +25.0% |
| Improvement Value | — | $86,691 | — |
| Taxable Value | $694,731 | $696,780 | -0.3% |
| Exemptions | HS,OV65 | HS,OV65 | |
| Total Tax 2026 = estimate |
~$14,218
Estimated
|
~$15,417
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,050,000 | $1,050,000 | +0 (+0.0%) |
| Taxable Value | $696,780 | $694,731 | -2,049 (-0.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,050,000 | $1,204,136 | — | — | $1,050,000 | $694,731 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,050,000 | $963,309 | $86,691 | — | $1,050,000 | $696,780 | ~$15,417 | Partial |
| 2024 | $1,721,559 | — | — | −$855,309 | $866,250 | $— | $19,118 | Verified |
| 2023 | $1,686,984 | — | — | −$449,484 | $1,237,500 | $— | $15,791 | Verified |
| 2022 | $992,650 | — | — | — | $1,237,500 ! | $— | $16,216 | Verified |
| 2021 | $763,700 | — | — | −$158,700 | $605,000 | $— | $16,314 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | -15.9% | -6.1% | ~100% | Not available | Partial |
| 2024 | -27.5% | +10.0% | 89.6% | 1.5300% | Verified |
| 2023 | +2.0% | +10.0% | 59.0% | 0.9200% | Verified |
| 2022 | +69.9% | +10.0% | 54.8% | 0.9600% | Verified |
| 2021 | base year | — | 84.6% | 2.1400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +5.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +12.6% | +8.3% | +69.9% | 2023 | -39.0% | 2025 |
| Assessment Ratio | 100.0% | 87.9% | — | 124.7% | 2022 | 50.3% | 2024 |
| Effective Tax Rate (2025) | 1.4700% | 1.4700% | — | 1.4700% | 2025 | 1.4700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$15,417 | $16,571 | ~$26,077 | $19,118 | 2024 | $15,417 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,136,988 | ~$1,136,988 | ~2.0139% | ~$22,898 | +8.3% |
| 2027 | ~$1,231,183 | ~$1,231,183 | ~1.9814% | ~$24,395 | +17.3% |
| 2028 | ~$1,333,181 | ~$1,333,181 | ~1.9488% | ~$25,982 | +27.0% |
| 2029 | ~$1,443,630 | ~$1,443,630 | ~1.9163% | ~$27,664 | +37.5% |
| 2030 | ~$1,563,228 | ~$1,563,228 | ~1.8837% | ~$29,447 | +48.9% |
| 2026 | ~$1,115,988 | ~$1,115,988 | ~2.0465% | ~$22,839 | +6.3% |
| 2027 | ~$1,186,123 | ~$1,186,123 | ~2.0465% | ~$24,274 | +13.0% |
| 2028 | ~$1,260,666 | ~$1,260,666 | ~2.0465% | ~$25,799 | +20.1% |
| 2029 | ~$1,339,894 | ~$1,339,894 | ~2.0465% | ~$27,421 | +27.6% |
| 2030 | ~$1,424,101 | ~$1,424,101 | ~2.0465% | ~$29,144 | +35.6% |
| 2026 | ~$1,157,988 | ~$1,155,000 | ~1.9977% | ~$23,073 | +10.3% |
| 2027 | ~$1,277,082 | ~$1,270,500 | ~1.9488% | ~$24,760 | +21.6% |
| 2028 | ~$1,408,425 | ~$1,397,550 | ~1.9000% | ~$26,554 | +34.1% |
| 2029 | ~$1,553,276 | ~$1,537,305 | ~1.8512% | ~$28,458 | +47.9% |
| 2030 | ~$1,713,023 | ~$1,691,036 | ~1.8024% | ~$30,479 | +63.1% |
In 2025, this property's market value of $1,050,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +102% 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 | $1,050,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,721,559 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,686,984 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $992,650 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $763,700 | $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.