1908 LAKESHORE DR TX 78746
| Owner | ABERCROMBIE REVOCABLE TRUST |
|---|---|
| Parcel ID | 0119110402 |
| Short ID | 119746 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 3,528 SF |
| Land SF | 17,424 SF |
| Acres | 0.400 |
| Year Built | 1982 |
| Legal | ABS 21 SUR 1 SPARKS W ACR .40 |
| Neighborhood | M5705 |
| Land | $1,161,360 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,161,360 |
| Improvement | $140,509 |
|---|---|
| Total Improvement | $140,509 |
| Market | $1,301,869 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,301,869 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,301,869 |
| Taxable Value | $1,301,869 |
|---|
Appreciation: Market value has risen +84.7% from $704,776 (2021) to $1,301,869 (2025), a CAGR of 16.6% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 4 taxing entities is 1.4019% in 2025 (-0.0070% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $18,250. Eanes ISD is the largest single contributor, at 59.4% 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 89% of market value ($1,161,360 land vs $140,509 improvements), about $67/SF of land. With value concentrated in the land under a ~44-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 $1,301,869, 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 +16.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,803,577 by 2030, with an estimated annual tax burden around $23,920. 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 |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 3,528 SF | ✗ |
| 2ND | 2nd Floor | 2,042 SF | ✓ |
| 512 | DECK UNCOVRED | 1,728 SF | ✗ |
| 1ST | 1st Floor | 1,486 SF | ✓ |
| 051 | CARPORT DET 1ST | 836 SF | ✗ |
| 612 | TERRACE UNCOVERD | 570 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 267 SF | ✗ |
| 581 | STORAGE ATT | 170 SF | ✓ |
| 251 | BATHROOM | 4 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% | $10,834.15 | $10,834.15 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,893.01 | $4,893.01 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,536.50 | $1,536.50 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $986.82 | $986.82 | Paid |
| Combined Rate | 1.6107% | 1.4941% | 1.3668% | 1.4089% | 1.4019% | -0.0070% | $18,250.48 | $18,250.48 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,216,605 | $1,301,869 | -6.5% |
| Assessed Value | $1,216,605 | $1,301,869 | -6.5% |
| Land Value | $923,406 | $1,161,360 | -20.5% |
| Improvement Value | $293,199 | $140,509 | +108.7% |
| Taxable Value | $1,216,605 | $1,301,869 | -6.5% |
| Total Tax 2026 = estimate |
~$17,055
Estimated
|
~$18,250
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,216,605 | $1,216,605 | +0 (+0.0%) |
| Taxable Value | $1,216,605 | $1,216,605 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,216,605 | $923,406 | $293,199 | — | $1,216,605 | $1,216,605 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,301,869 | $1,161,360 | $140,509 | — | $1,301,869 | $1,301,869 | ~$18,250 | Partial |
| 2024 | $1,294,126 | — | — | −$94,126 | $1,200,000 | $— | $19,690 | Verified |
| 2023 | $1,376,730 | — | — | −$176,730 | $1,200,000 | $— | $17,689 | Verified |
| 2022 | $1,040,959 | — | — | — | $1,200,000 ! | $— | $20,570 | Verified |
| 2021 | $704,776 | — | — | −$29,776 | $675,000 | $— | $16,766 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -6.5% | -6.5% | ~100% | Not available | Partial |
| 2025 | -6.8% | -6.8% | ~100% | Not available | Partial |
| 2024 | +8.0% | +8.0% | ~100% | 1.4100% | Verified |
| 2023 | -6.0% | -6.0% | ~100% | 1.3700% | Verified |
| 2022 | +32.3% | +32.3% | ~100% | 1.4900% | Verified |
| 2021 | base year | — | ~100% | 2.3800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +25.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -6.5% | +13.6% | +18.2% | +47.7% | 2022 | -6.5% | 2026 |
| Assessment Ratio | 100.0% | 98.5% | — | 115.3% | 2022 | 87.2% | 2023 |
| Effective Tax Rate (2025) | 1.4000% | 1.4000% | — | 1.4000% | 2025 | 1.4000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$18,250 | $18,593 | ~$21,601 | $20,570 | 2022 | $16,766 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,517,736 | ~$1,432,056 | ~1.3497% | ~$19,328 | +16.6% |
| 2027 | ~$1,769,397 | ~$1,575,261 | ~1.2975% | ~$20,438 | +35.9% |
| 2028 | ~$2,062,787 | ~$1,732,788 | ~1.2453% | ~$21,578 | +58.4% |
| 2029 | ~$2,404,825 | ~$1,906,066 | ~1.1931% | ~$22,740 | +84.7% |
| 2030 | ~$2,803,577 | ~$2,096,673 | ~1.1409% | ~$23,920 | +115.4% |
| 2026 | ~$1,491,699 | ~$1,432,056 | ~1.4019% | ~$20,076 | +14.6% |
| 2027 | ~$1,709,209 | ~$1,575,261 | ~1.4019% | ~$22,083 | +31.3% |
| 2028 | ~$1,958,434 | ~$1,732,788 | ~1.4019% | ~$24,291 | +50.4% |
| 2029 | ~$2,244,000 | ~$1,906,066 | ~1.4019% | ~$26,721 | +72.4% |
| 2030 | ~$2,571,205 | ~$2,096,673 | ~1.4019% | ~$29,393 | +97.5% |
| 2026 | ~$1,543,774 | ~$1,432,056 | ~1.3236% | ~$18,954 | +18.6% |
| 2027 | ~$1,830,628 | ~$1,575,261 | ~1.2453% | ~$19,616 | +40.6% |
| 2028 | ~$2,170,783 | ~$1,732,788 | ~1.1670% | ~$20,221 | +66.7% |
| 2029 | ~$2,574,143 | ~$1,906,066 | ~1.0887% | ~$20,750 | +97.7% |
| 2030 | ~$3,052,454 | ~$2,096,673 | ~1.0103% | ~$21,184 | +134.5% |
In 2025, this property's market value of $1,301,869 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +150% 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 | $1,301,869 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,294,126 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,376,730 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $1,040,959 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $704,776 | $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.