5 REDBUD CV TX 78746
| Owner | ZILKER REDBUD GROUP LLC |
|---|---|
| Parcel ID | 0117210811 |
| Short ID | 117602 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 4,705 SF |
| Land SF | 64,904 SF |
| Acres | 1.490 |
| Year Built | 1976 |
| Legal | LOT 3 (1.49 ACR) RED BUD PARK SUBD |
| Neighborhood | M5705 |
| Land | $1,264,474 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,264,474 |
| Improvement | $182,364 |
|---|---|
| Total Improvement | $182,364 |
| Market | $1,446,838 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,446,838 |
| Value Limitation Adjustment (−) (homestead cap) | −$15,156 |
| Net Appraised (assessed) | $1,431,682 |
| Taxable Value | $1,431,682 |
|---|
Appreciation: Market value has risen +107.7% from $696,601 (2021) to $1,446,838 (2025), a CAGR of 20.0% 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 $23,449. Eanes ISD is the largest single contributor, at 50.8% of the total 2025 levy.
Assessment Gap: Assessed value ($1,431,682) is $15,156 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 87% of market value ($1,264,474 land vs $182,364 improvements), about $19/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 $1,446,838, 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 +20.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,607,569 by 2030, with an estimated annual tax burden around $34,054. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 4,705 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 4,705 SF | ✗ |
| 061 | CARPORT ATT 1ST | 1,020 SF | ✗ |
| SO | Sketch Only | 916 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 438 SF | ✗ |
| 612 | TERRACE UNCOVERD | 386 SF | ✗ |
| 512 | DECK UNCOVRED | 320 SF | ✗ |
| 581 | STORAGE ATT | 210 SF | ✓ |
| 251 | BATHROOM | 8 SF | ✓ |
| 522 | FIREPLACE | 4 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 |
|---|---|---|---|---|---|---|---|---|---|
| IEA Eanes ISD | 1.0608% | 1.0046% | 0.8880% | 0.8855% | 0.8322% | -0.0533% | $11,914.46 | $11,914.46 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,380.91 | $5,380.91 | Paid |
| CWH City of West Lake Hills | 0.0786% | 0.1504% | 0.1786% | 0.1786% | 0.1768% | -0.0018% | $2,530.97 | $2,530.97 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,689.71 | $1,689.71 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $1,085.21 | $1,085.21 | Paid |
| W10 WCID # 10 | 0.0773% | 0.0675% | 0.0634% | 0.0614% | 0.0592% | -0.0022% | $847.56 | $847.56 | Paid |
| Combined Rate | 1.7666% | 1.7120% | 1.6088% | 1.6489% | 1.6379% | -0.0111% | $23,448.82 | $23,448.82 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,446,838 | $1,446,838 | +0.0% |
| Assessed Value | $1,446,838 | $1,431,682 | +1.1% |
| Land Value | $1,051,428 | $1,264,474 | -16.8% |
| Improvement Value | $395,410 | $182,364 | +116.8% |
| Taxable Value | $1,446,838 | $1,431,682 | +1.1% |
| Total Tax 2026 = estimate |
~$23,697
Estimated
|
~$23,449
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,455,371 | $1,446,838 | -8,533 (-0.6%) |
| Taxable Value | $1,455,371 | $1,446,838 | -8,533 (-0.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,446,838 | $1,051,428 | $395,410 | — | $1,446,838 | $1,446,838 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,446,838 | $1,264,474 | $182,364 | −$15,156 | $1,431,682 | $1,431,682 | ~$23,449 | Partial |
| 2024 | $1,218,874 | — | — | −$74,874 | $1,144,000 | $— | $19,673 | Verified |
| 2023 | $1,308,678 | — | — | −$164,678 | $1,144,000 | $— | $19,610 | Verified |
| 2022 | $800,700 | — | — | — | $1,144,000 ! | $— | $22,405 | Verified |
| 2021 | $696,601 | — | — | −$53,101 | $643,500 | $— | $14,145 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.6% | +1.7% | ~100% | Not available | Partial |
| 2025 | +21.3% | +20.0% | 99.0% | Not available | Partial |
| 2024 | -2.1% | -2.1% | ~100% | 1.6500% | Verified |
| 2023 | -6.9% | -6.9% | ~100% | 1.6100% | Verified |
| 2022 | +63.4% | +63.4% | ~100% | 1.7100% | Verified |
| 2021 | base year | — | ~100% | 2.0300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +80.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +18.0% | +20.0% | +63.4% | 2023 | -6.9% | 2024 |
| Assessment Ratio | 100.0% | 102.6% | — | 142.9% | 2022 | 87.4% | 2023 |
| Effective Tax Rate (2025) | 1.6200% | 1.6200% | — | 1.6200% | 2025 | 1.6200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$23,449 | $19,856 | ~$29,521 | $23,449 | 2025 | $14,145 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,736,916 | ~$1,574,850 | ~1.6057% | ~$25,287 | +20.0% |
| 2027 | ~$2,085,152 | ~$1,732,335 | ~1.5735% | ~$27,258 | +44.1% |
| 2028 | ~$2,503,207 | ~$1,905,569 | ~1.5413% | ~$29,371 | +73.0% |
| 2029 | ~$3,005,078 | ~$2,096,126 | ~1.5091% | ~$31,633 | +107.7% |
| 2030 | ~$3,607,569 | ~$2,305,738 | ~1.4769% | ~$34,054 | +149.3% |
| 2026 | ~$1,707,979 | ~$1,574,850 | ~1.6379% | ~$25,794 | +18.0% |
| 2027 | ~$2,016,255 | ~$1,732,335 | ~1.6379% | ~$28,373 | +39.4% |
| 2028 | ~$2,380,171 | ~$1,905,569 | ~1.6379% | ~$31,210 | +64.5% |
| 2029 | ~$2,809,770 | ~$2,096,126 | ~1.6379% | ~$34,331 | +94.2% |
| 2030 | ~$3,316,909 | ~$2,305,738 | ~1.6379% | ~$37,765 | +129.3% |
| 2026 | ~$1,765,853 | ~$1,574,850 | ~1.5896% | ~$25,033 | +22.0% |
| 2027 | ~$2,155,208 | ~$1,732,335 | ~1.5413% | ~$26,701 | +49.0% |
| 2028 | ~$2,630,412 | ~$1,905,569 | ~1.4930% | ~$28,451 | +81.8% |
| 2029 | ~$3,210,395 | ~$2,096,126 | ~1.4448% | ~$30,284 | +121.9% |
| 2030 | ~$3,918,258 | ~$2,305,738 | ~1.3965% | ~$32,199 | +170.8% |
In 2025, this property's market value of $1,446,838 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +178% 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 | $1,446,838 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,218,874 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,308,678 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $800,700 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $696,601 | $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.