2206 MATTHEWS DR TX 78703
| Owner | HEYMANN DAVID DIETER & SANDRA |
|---|---|
| Parcel ID | 0117090101 |
| Short ID | 117062 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 2,941 SF |
| Land SF | 15,747 SF |
| Acres | 0.362 |
| Year Built | 1951 |
| Legal | LOT 2 & N 25 FT OF LOT 3 LOT 22 & NE TRI OF LOT 21 BLK 3 LAUREL HEIGHTS |
| Neighborhood | XSMF1 |
| Land | $1,835,562 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,835,562 |
| Improvement | $260,026 |
|---|---|
| Total Improvement | $260,026 |
| Market | $2,095,588 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,095,588 |
| Value Limitation Adjustment (−) (homestead cap) | −$500,444 |
| Net Appraised (assessed) | $1,595,144 |
| Exemptions (−) (HS,OV65) | −$462,249 |
|---|---|
| Taxable Value | $1,132,895 |
Appreciation: Market value has risen +101.9% from $1,037,900 (2021) to $2,095,588 (2025), a CAGR of 19.2% 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 $23,185. Austin ISD is the largest single contributor, at 42.0% of the total 2025 levy.
Assessment Gap: Assessed value ($1,595,144) is $500,444 below market value, suggesting potential for an upward assessment in future years.
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 88% of market value ($1,835,562 land vs $260,026 improvements), about $117/SF of land. With value concentrated in the land under a ~75-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 $2,095,588, 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 +19.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $5,043,638 by 2030, with an estimated annual tax burden around $48,393. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 2,941 SF | ✗ |
| 1ST | 1st Floor | 1,765 SF | ✓ |
| RSBLW | Residence Below | 1,176 SF | ✓ |
| 051 | CARPORT DET 1ST | 396 SF | ✗ |
| 631 | PORCH CLOS UNFIN | 208 SF | ✓ |
| SO | Sketch Only | 95 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 40 SF | ✗ |
| 251 | BATHROOM | 3 SF | ✓ |
| 522 | FIREPLACE | 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% | $9,005.06 | $9,005.06 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,680.95 | $5,680.95 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,257.93 | $4,257.93 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,287.53 | $1,287.53 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,212.90 | $1,212.90 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $21,444.37 | $21,444.37 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,662,656 | $2,095,588 | -20.7% |
| Assessed Value | $1,662,656 | $1,595,144 | +4.2% |
| Land Value | $2,294,453 | $1,835,562 | +25.0% |
| Improvement Value | — | $260,026 | — |
| Taxable Value | $1,184,856 | $1,132,895 | +4.6% |
| Exemptions | HS,OV65 | HS,OV65 | |
| Total Tax 2026 = estimate |
~$24,248
Estimated
|
~$21,444
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,940,000 | $1,662,656 | -277,344 (-14.3%) |
| Taxable Value | $1,260,506 | $1,184,856 | -75,650 (-6.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,662,656 | $2,294,453 | — | — | $1,662,656 | $1,184,856 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,095,588 | $1,835,562 | $260,026 | −$500,444 | $1,595,144 | $1,132,895 | ~$21,444 | Partial |
| 2024 | $1,960,278 | — | — | −$731,778 | $1,228,500 | $— | $20,801 | Verified |
| 2023 | $2,268,213 | — | — | −$513,213 | $1,755,000 | $— | $19,304 | Verified |
| 2022 | $1,200,000 | — | — | — | $1,755,000 ! | $— | $21,150 | Verified |
| 2021 | $1,037,900 | — | — | −$179,900 | $858,000 | $— | $21,237 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -7.4% | +10.0% | 90.4% | Not available | Partial |
| 2025 | +34.0% | +10.0% | 76.1% | Not available | Partial |
| 2024 | -31.1% | +10.0% | 92.8% | 1.3300% | Verified |
| 2023 | +0.0% | +10.0% | 58.1% | 0.8500% | Verified |
| 2022 | +74.4% | +10.0% | 52.8% | 0.9300% | Verified |
| 2021 | base year | — | 83.8% | 2.0500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +61.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -20.7% | +15.4% | +25.4% | +89.0% | 2023 | -20.7% | 2026 |
| Assessment Ratio | 100.0% | 90.9% | — | 146.2% | 2022 | 62.7% | 2024 |
| Effective Tax Rate (2025) | 1.0200% | 1.0200% | — | 1.0200% | 2025 | 1.0200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$21,444 | $20,787 | ~$41,621 | $21,444 | 2025 | $19,304 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,498,006 | ~$1,754,658 | ~2.0139% | ~$35,338 | +19.2% |
| 2027 | ~$2,977,701 | ~$1,930,124 | ~1.9814% | ~$38,243 | +42.1% |
| 2028 | ~$3,549,512 | ~$2,123,137 | ~1.9488% | ~$41,377 | +69.4% |
| 2029 | ~$4,231,129 | ~$2,335,450 | ~1.9163% | ~$44,754 | +101.9% |
| 2030 | ~$5,043,638 | ~$2,568,995 | ~1.8837% | ~$48,393 | +140.7% |
| 2026 | ~$2,456,094 | ~$1,754,658 | ~2.0465% | ~$35,909 | +17.2% |
| 2027 | ~$2,878,619 | ~$1,930,124 | ~2.0465% | ~$39,500 | +37.4% |
| 2028 | ~$3,373,831 | ~$2,123,137 | ~2.0465% | ~$43,450 | +61.0% |
| 2029 | ~$3,954,235 | ~$2,335,450 | ~2.0465% | ~$47,795 | +88.7% |
| 2030 | ~$4,634,487 | ~$2,568,995 | ~2.0465% | ~$52,574 | +121.2% |
| 2026 | ~$2,539,918 | ~$1,754,658 | ~1.9977% | ~$35,052 | +21.2% |
| 2027 | ~$3,078,460 | ~$1,930,124 | ~1.9488% | ~$37,615 | +46.9% |
| 2028 | ~$3,731,189 | ~$2,123,137 | ~1.9000% | ~$40,340 | +78.0% |
| 2029 | ~$4,522,317 | ~$2,335,450 | ~1.8512% | ~$43,234 | +115.8% |
| 2030 | ~$5,481,189 | ~$2,568,995 | ~1.8024% | ~$46,303 | +161.6% |
In 2025, this property's market value of $2,095,588 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 4× 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 | $2,095,588 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,960,278 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $2,268,213 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $1,200,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $1,037,900 | $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.