3801 ISLAND WAY TX 78746
| Owner | ISLAND WAY LLC |
|---|---|
| Parcel ID | 0119090301 |
| Short ID | 119660 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 3,476 SF |
| Land SF | 19,075 SF |
| Acres | 0.438 |
| Year Built | 1974 |
| Legal | LOT A ISLAND WAY |
| Neighborhood | M5705 |
| Land | $1,186,123 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,186,123 |
| Improvement | $183,877 |
|---|---|
| Total Improvement | $183,877 |
| Market | $1,370,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,370,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,370,000 |
| Taxable Value | $1,370,000 |
|---|
Appreciation: Market value has risen +32.3% from $1,035,137 (2021) to $1,370,000 (2025), a CAGR of 7.3% over 4 years. This represents moderate, steady growth. 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 1.9535% in 2025 (+0.0367% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $26,763. Eanes ISD is the largest single contributor, at 42.6% 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 87% of market value ($1,186,123 land vs $183,877 improvements), about $62/SF of land. With value concentrated in the land under a ~52-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 $1,370,000, 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 +7.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,944,796 by 2030, with an estimated annual tax burden around $32,587. 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 | 3,476 SF | ✗ |
| 1ST | 1st Floor | 1,980 SF | ✓ |
| 2ND | 2nd Floor | 792 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 638 SF | ✓ |
| RSBLW | Residence Below | 594 SF | ✓ |
| 512 | DECK UNCOVRED | 386 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 198 SF | ✗ |
| 1/2 | Half Floor | 110 SF | ✓ |
| 581 | STORAGE ATT | 24 SF | ✓ |
| 251 | BATHROOM | 5 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 |
|---|---|---|---|---|---|---|---|---|---|
| IEA Eanes ISD | 1.0608% | 1.0046% | 0.8880% | 0.8855% | 0.8322% | -0.0533% | $11,401.14 | $11,401.14 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $7,179.03 | $7,179.03 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,149.08 | $5,149.08 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,616.92 | $1,616.92 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,416.58 | $1,416.58 | Paid |
| Combined Rate | 2.1758% | 1.9829% | 1.8377% | 1.9168% | 1.9535% | +0.0367% | $26,762.75 | $26,762.75 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,230,857 | $1,370,000 | -10.2% |
| Assessed Value | $1,230,857 | $1,370,000 | -10.2% |
| Land Value | $944,454 | $1,186,123 | -20.4% |
| Improvement Value | $286,403 | $183,877 | +55.8% |
| Taxable Value | $1,230,857 | $1,370,000 | -10.2% |
| Total Tax 2026 = estimate |
~$24,045
Estimated
|
~$26,763
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,230,857 | $1,230,857 | +0 (+0.0%) |
| Taxable Value | $1,230,857 | $1,230,857 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,230,857 | $944,454 | $286,403 | — | $1,230,857 | $1,230,857 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,370,000 | $1,186,123 | $183,877 | — | $1,370,000 | $1,370,000 | ~$26,763 | Partial |
| 2024 | $1,365,547 | — | — | −$165,547 | $1,200,000 | $— | $26,377 | Verified |
| 2023 | $1,537,422 | — | — | −$337,422 | $1,200,000 | $— | $25,095 | Verified |
| 2022 | $1,047,313 | — | — | — | $1,200,000 ! | $— | $26,012 | Verified |
| 2021 | $1,035,137 | — | — | −$360,137 | $675,000 | $— | $22,787 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -10.2% | -10.2% | ~100% | Not available | Partial |
| 2025 | -0.4% | -0.4% | ~100% | Not available | Partial |
| 2024 | -10.5% | -10.5% | ~100% | 1.9200% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.6300% | Verified |
| 2022 | +46.8% | +46.8% | ~100% | 1.6900% | Verified |
| 2021 | base year | — | ~100% | 2.2000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +30.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -10.2% | +5.4% | +9.7% | +46.8% | 2023 | -11.2% | 2024 |
| Assessment Ratio | 100.0% | 91.0% | — | 114.6% | 2022 | 65.2% | 2021 |
| Effective Tax Rate (2025) | 1.9500% | 1.9500% | — | 1.9500% | 2025 | 1.9500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$26,763 | $25,407 | ~$30,222 | $26,763 | 2025 | $22,787 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,469,438 | ~$1,469,438 | ~1.8979% | ~$27,889 | +7.3% |
| 2027 | ~$1,576,093 | ~$1,576,093 | ~1.8423% | ~$29,037 | +15.0% |
| 2028 | ~$1,690,490 | ~$1,690,490 | ~1.7868% | ~$30,205 | +23.4% |
| 2029 | ~$1,813,190 | ~$1,813,190 | ~1.7312% | ~$31,390 | +32.3% |
| 2030 | ~$1,944,796 | ~$1,944,796 | ~1.6756% | ~$32,587 | +42.0% |
| 2026 | ~$1,442,038 | ~$1,442,038 | ~1.9535% | ~$28,170 | +5.3% |
| 2027 | ~$1,517,864 | ~$1,517,864 | ~1.9535% | ~$29,651 | +10.8% |
| 2028 | ~$1,597,677 | ~$1,597,677 | ~1.9535% | ~$31,210 | +16.6% |
| 2029 | ~$1,681,687 | ~$1,681,687 | ~1.9535% | ~$32,852 | +22.8% |
| 2030 | ~$1,770,114 | ~$1,770,114 | ~1.9535% | ~$34,579 | +29.2% |
| 2026 | ~$1,496,838 | ~$1,496,838 | ~1.8701% | ~$27,993 | +9.3% |
| 2027 | ~$1,635,419 | ~$1,635,419 | ~1.7868% | ~$29,221 | +19.4% |
| 2028 | ~$1,786,830 | ~$1,786,830 | ~1.7034% | ~$30,437 | +30.4% |
| 2029 | ~$1,952,259 | ~$1,952,259 | ~1.6200% | ~$31,627 | +42.5% |
| 2030 | ~$2,133,004 | ~$2,133,004 | ~1.5367% | ~$32,778 | +55.7% |
In 2025, this property's market value of $1,370,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +164% 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 | $1,370,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,365,547 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,537,422 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $1,047,313 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $1,035,137 | $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.