14 REDBUD CV TX 78746
| Owner | ZILKER REDBUD GROUP LLC |
|---|---|
| Parcel ID | 0117210809 |
| Short ID | 117600 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 5,994 SF |
| Land SF | 64,033 SF |
| Acres | 1.470 |
| Year Built | 1976 |
| Legal | LOT 5 (1.47 ACR) RED BUD PARK SUBD |
| Neighborhood | M5705 |
| Land | $1,259,683 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,259,683 |
| Improvement | $238,256 |
|---|---|
| Total Improvement | $238,256 |
| Market | $1,497,939 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,497,939 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,497,939 |
| Taxable Value | $1,497,939 |
|---|
Appreciation: Market value has risen +111.2% from $709,409 (2021) to $1,497,939 (2025), a CAGR of 20.5% 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 6 taxing entities is 1.6379% in 2025 (-0.0111% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $24,534. Eanes ISD is the largest single contributor, at 50.8% of the total 2025 levy.
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 84% of market value ($1,259,683 land vs $238,256 improvements), about $20/SF of land. With value concentrated in the land under a ~50-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 $1,497,939, 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 +20.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,812,773 by 2030, with an estimated annual tax burden around $35,630. 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.
11 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 5,994 SF | ✗ |
| 1ST | 1st Floor | 3,700 SF | ✓ |
| 2ND | 2nd Floor | 2,294 SF | ✓ |
| 051 | CARPORT DET 1ST | 914 SF | ✗ |
| 512 | DECK UNCOVRED | 764 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 220 SF | ✗ |
| 612 | TERRACE UNCOVERD | 128 SF | ✗ |
| 571 | STORAGE DET | 72 SF | ✓ |
| 581 | STORAGE ATT | 72 SF | ✓ |
| 251 | BATHROOM | 8 SF | ✓ |
| 522 | FIREPLACE | 8 SF | ✓ |
Market value changed by 85% 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 |
|---|---|---|---|---|---|---|---|---|---|
| IEA Eanes ISD | 1.0608% | 1.0046% | 0.8880% | 0.8855% | 0.8322% | -0.0533% | $12,465.85 | $12,465.85 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,629.93 | $5,629.93 | Paid |
| CWH City of West Lake Hills | 0.0786% | 0.1504% | 0.1786% | 0.1786% | 0.1768% | -0.0018% | $2,648.10 | $2,648.10 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,767.91 | $1,767.91 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $1,135.44 | $1,135.44 | Paid |
| W10 WCID # 10 | 0.0773% | 0.0675% | 0.0634% | 0.0614% | 0.0592% | -0.0022% | $886.78 | $886.78 | Paid |
| Combined Rate | 1.7666% | 1.7120% | 1.6088% | 1.6489% | 1.6379% | -0.0111% | $24,534.01 | $24,534.01 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,497,939 | $1,497,939 | +0.0% |
| Assessed Value | $1,497,939 | $1,497,939 | +0.0% |
| Land Value | $1,047,355 | $1,259,683 | -16.9% |
| Improvement Value | $450,584 | $238,256 | +89.1% |
| Taxable Value | $1,497,939 | $1,497,939 | +0.0% |
| Total Tax 2026 = estimate |
~$24,534
Estimated
|
~$24,534
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,541,992 | $1,497,939 | -44,053 (-2.9%) |
| Taxable Value | $1,541,992 | $1,497,939 | -44,053 (-2.9%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,497,939 | $1,047,355 | $450,584 | — | $1,497,939 | $1,497,939 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,497,939 | $1,259,683 | $238,256 | — | $1,497,939 | $1,497,939 | ~$24,534 | Partial |
| 2024 | $1,566,849 | — | — | −$422,849 | $1,144,000 | $— | $24,964 | Verified |
| 2023 | $1,666,861 | — | — | −$522,861 | $1,144,000 | $— | $25,208 | Verified |
| 2022 | $900,822 | — | — | — | $1,144,000 ! | $— | $28,537 | Verified |
| 2021 | $709,409 | — | — | −$65,909 | $643,500 | $— | $15,914 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +2.9% | +2.9% | ~100% | Not available | Partial |
| 2025 | -1.1% | -1.1% | ~100% | Not available | Partial |
| 2024 | -3.4% | -3.4% | ~100% | 1.6500% | Verified |
| 2023 | -6.0% | -6.0% | ~100% | 1.6100% | Verified |
| 2022 | +85.0% ! | +85.0% | ~100% | 1.7100% | Verified |
| 2021 | base year | — | ~100% | 2.2400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +66.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +20.3% | +20.5% | +85.0% | 2023 | -6.0% | 2024 |
| Assessment Ratio | 100.0% | 93.2% | — | 127.0% | 2022 | 68.6% | 2023 |
| Effective Tax Rate (2025) | 1.6400% | 1.6400% | — | 1.6400% | 2025 | 1.6400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$24,534 | $23,831 | ~$30,887 | $28,537 | 2022 | $15,914 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,805,691 | ~$1,647,733 | ~1.6057% | ~$26,457 | +20.5% |
| 2027 | ~$2,176,671 | ~$1,812,506 | ~1.5735% | ~$28,520 | +45.3% |
| 2028 | ~$2,623,869 | ~$1,993,757 | ~1.5413% | ~$30,730 | +75.2% |
| 2029 | ~$3,162,944 | ~$2,193,132 | ~1.5091% | ~$33,097 | +111.2% |
| 2030 | ~$3,812,773 | ~$2,412,446 | ~1.4769% | ~$35,630 | +154.5% |
| 2026 | ~$1,775,732 | ~$1,647,733 | ~1.6379% | ~$26,987 | +18.5% |
| 2027 | ~$2,105,043 | ~$1,812,506 | ~1.6379% | ~$29,686 | +40.5% |
| 2028 | ~$2,495,424 | ~$1,993,757 | ~1.6379% | ~$32,655 | +66.6% |
| 2029 | ~$2,958,201 | ~$2,193,132 | ~1.6379% | ~$35,920 | +97.5% |
| 2030 | ~$3,506,801 | ~$2,412,446 | ~1.6379% | ~$39,512 | +134.1% |
| 2026 | ~$1,835,650 | ~$1,647,733 | ~1.5896% | ~$26,192 | +22.5% |
| 2027 | ~$2,249,498 | ~$1,812,506 | ~1.5413% | ~$27,936 | +50.2% |
| 2028 | ~$2,756,648 | ~$1,993,757 | ~1.4930% | ~$29,767 | +84.0% |
| 2029 | ~$3,378,136 | ~$2,193,132 | ~1.4448% | ~$31,685 | +125.5% |
| 2030 | ~$4,139,738 | ~$2,412,446 | ~1.3965% | ~$33,689 | +176.4% |
In 2025, this property's market value of $1,497,939 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +188% 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 | $1,497,939 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,566,849 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,666,861 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $900,822 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $709,409 | $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.