2503 WESTLAKE DR TX 78746
| Owner | WEST HARBOUR LLC |
|---|---|
| Parcel ID | 0119091901 |
| Short ID | 928493 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 21,520 SF |
| Land SF | 73,220 SF |
| Acres | 1.681 |
| Year Built | 2023 |
| Legal | LOT 35E LAKE SHORE ADDN RESUB OF LOTS 35E & 36E |
| Neighborhood | 1SW1 |
| Land | $3,661,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,661,000 |
| Improvement | $2,256,048 |
|---|---|
| Total Improvement | $2,256,048 |
| Market | $5,917,048 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $5,917,048 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $5,917,048 |
| Taxable Value | $5,917,048 |
|---|
Appreciation: Market value has risen +61.6% from $3,661,000 (2021) to $5,917,048 (2025), a CAGR of 12.8% over 4 years. This is strong appreciation — well above typical inflation. Over the same span, the median Commercial parcel countywide rose +24.1%, so this parcel has outpaced the broader commercial 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 $115,589. Eanes ISD is the largest single contributor, at 42.6% of the total 2025 levy.
Asset Class: Commercial. No homestead exemptions apply — full market value is taxable. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 62% of market value ($3,661,000 land vs $2,256,048 improvements), about $50/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $5,917,048, this parcel sits in the top quartile (≥75th percentile) of Commercial property in Travis County — county median $1,417,484 (P25 $649,268 / P75 $3,347,260, n=13,608). Commercial here is the broad TCAD category — every commercial 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 +12.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $10,782,930 by 2030, with an estimated annual tax burden around $180,681. 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.
14 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 21,520 SF | ✗ |
| 2ND | 2nd Floor | 7,527 SF | ✓ |
| 3RD | 3rd Floor | 7,483 SF | ✓ |
| 1ST | 1st Floor | 6,510 SF | ✓ |
| 613 | TERRACE COVERED | 3,181 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 3,117 SF | ✓ |
| 612 | TERRACE UNCOVERD | 1,110 SF | ✗ |
| 512 | DECK UNCOVRED | 120 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 75 SF | ✗ |
| 251 | BATHROOM | 15 SF | ✓ |
| 252 | BEDROOMS | 10 SF | ✓ |
| 250 | HALF BATHROOM | 5 SF | ✓ |
| 477 | ELEVATOR RES | 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% | $49,241.67 | $49,241.67 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $31,006.34 | $31,006.34 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $22,238.93 | $22,238.93 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $6,983.48 | $6,983.48 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $6,118.23 | $6,118.23 | Paid |
| Combined Rate | 2.1758% | 1.9829% | 1.8377% | 1.9168% | 1.9535% | +0.0367% | $115,588.65 | $115,588.65 | Paid |
| 2026 Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | — | $5,917,048 | — |
| Assessed Value | — | $5,917,048 | — |
| Land Value | — | $3,661,000 | — |
| Improvement Value | — | $2,256,048 | — |
| Taxable Value | — | $5,917,048 | — |
| Total Tax | Pending certification |
~$115,589
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2025 | $5,917,048 | $3,661,000 | $2,256,048 | — | $5,917,048 | $5,917,048 | ~$115,589 | Partial |
| 2024 | $— | — | — | — | $3,661,000 | $— | $80,328 | Verified |
| 2023 | $— | — | — | — | $3,661,000 | $— | $67,280 | Verified |
| 2022 | $— | — | — | — | $3,661,000 | $— | $72,595 | Verified |
| 2021 | $3,661,000 | — | — | — | $3,661,000 | $— | $79,655 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2025 | +41.2% | +41.2% | ~100% | Not available | Partial |
| 2024 | +14.5% | +14.5% | ~100% | 1.9200% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.8400% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9800% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +61.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +61.6% | +61.6% | +12.8% | +61.6% | 2025 | +61.6% | 2025 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 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 |
$115,589 | $97,622 | ~$152,600 | $115,589 | 2025 | $79,655 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$6,671,622 | ~$6,671,622 | ~1.8979% | ~$126,621 | +12.8% |
| 2027 | ~$7,522,423 | ~$7,522,423 | ~1.8423% | ~$138,588 | +27.1% |
| 2028 | ~$8,481,724 | ~$8,481,724 | ~1.7868% | ~$151,548 | +43.3% |
| 2029 | ~$9,563,359 | ~$9,563,359 | ~1.7312% | ~$165,560 | +61.6% |
| 2030 | ~$10,782,930 | ~$10,782,930 | ~1.6756% | ~$180,681 | +82.2% |
| 2026 | ~$6,553,281 | ~$6,553,281 | ~1.9535% | ~$128,017 | +10.8% |
| 2027 | ~$7,257,925 | ~$7,257,925 | ~1.9535% | ~$141,782 | +22.7% |
| 2028 | ~$8,038,337 | ~$8,038,337 | ~1.9535% | ~$157,028 | +35.9% |
| 2029 | ~$8,902,662 | ~$8,902,662 | ~1.9535% | ~$173,912 | +50.5% |
| 2030 | ~$9,859,925 | ~$9,859,925 | ~1.9535% | ~$192,612 | +66.6% |
| 2026 | ~$6,789,963 | ~$6,789,963 | ~1.8701% | ~$126,981 | +14.8% |
| 2027 | ~$7,791,655 | ~$7,791,655 | ~1.7868% | ~$139,219 | +31.7% |
| 2028 | ~$8,941,122 | ~$8,941,122 | ~1.7034% | ~$152,303 | +51.1% |
| 2029 | ~$10,260,165 | ~$10,260,165 | ~1.6200% | ~$166,219 | +73.4% |
| 2030 | ~$11,773,800 | ~$11,773,800 | ~1.5367% | ~$180,926 | +99.0% |
In 2025, this property's market value of $5,917,048 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 4× the county median of $1,417,484. Commercial here is the broad TCAD category — every commercial 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 | $5,917,048 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | — | $661,016 | $1,438,465 | $3,471,171 | — | +0.0% |
| 2023 | — | $667,828 | $1,414,358 | $3,374,900 | — | +9.7% |
| 2022 | — | $553,066 | $1,215,730 | $2,939,150 | — | +3.3% |
| 2021 | $3,661,000 | $517,750 | $1,142,600 | $2,780,453 | ↑ 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.