W STATE HY 71 TX
| Owner | GREY FOREST DEVELOPMENT LLC |
|---|---|
| Parcel ID | 0126870301 |
| Short ID | 897052 |
| Type | Real |
| Use Code | 17 Clubhouse |
| Valuation | Cost |
| Improvement SF | 10,142 SF |
| Land SF | 1,442,707 SF |
| Acres | 33.120 |
| Year Built | 2024 |
| Legal | LOT 2 BLK A SWEETWATER CROSSING PHS 2 LT 2 BLK A |
| Neighborhood | 1SW3 |
| Land | $4,328,122 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $4,328,122 |
| Improvement | $821,855 |
|---|---|
| Total Improvement | $821,855 |
| Market | $5,149,977 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $5,149,977 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $5,149,977 |
| Taxable Value | $5,149,977 |
|---|
Appreciation: Market value has risen +19.0% from $4,328,122 (2021) to $5,149,977 (2025), a CAGR of 4.4% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2021→2025), 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 2.6240% in 2025 (+0.0184% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $135,134. Lake Travis ISD is the largest single contributor, at 39.6% 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 84% of market value ($4,328,122 land vs $821,855 improvements), about $3/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $5,149,977, 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.
No delinquent taxes on record.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 10,142 SF | ✓ |
| 601 | POOL COMM'L | 3,651 SF | ✗ |
| 501 | CANOPY | 2,520 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILT Lake Travis ISD | 1.2301% | 1.2121% | 1.0741% | 1.0656% | 1.0397% | -0.0259% | $53,544.31 | $53,544.31 | Paid |
| U5L Lazy Nine MUD #1A | 1.0000% | 1.0000% | 1.0000% | 1.0000% | 1.0000% | +0.0000% | $51,499.77 | $51,499.77 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $19,355.93 | $19,355.93 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $6,078.16 | $6,078.16 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $4,655.53 | $4,655.53 | Paid |
| Combined Rate | 2.7993% | 2.7157% | 2.5625% | 2.6056% | 2.6240% | +0.0184% | $135,133.70 | $135,133.70 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $5,184,765 | $5,149,977 | +0.7% |
| Assessed Value | $5,184,765 | $5,149,977 | +0.7% |
| Land Value | $4,328,122 | $4,328,122 | +0.0% |
| Improvement Value | $856,643 | $821,855 | +4.2% |
| Taxable Value | $5,184,765 | $5,149,977 | +0.7% |
| Total Tax 2026 = estimate |
~$136,047
Estimated
|
~$135,134
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $5,184,765 | $5,184,765 | +0 (+0.0%) |
| Taxable Value | $5,184,765 | $5,184,765 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $5,184,765 | $4,328,122 | $856,643 | — | $5,184,765 | $5,184,765 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $5,149,977 | $4,328,122 | $821,855 | — | $5,149,977 | $5,149,977 | ~$135,134 | Partial |
| 2024 | $— | — | — | — | $4,328,122 | $— | $112,774 | Verified |
| 2023 | $— | — | — | — | $4,328,122 | $— | $110,910 | Verified |
| 2022 | $— | — | — | — | $4,328,122 | $— | $117,540 | Verified |
| 2021 | $4,328,122 | — | — | — | $4,328,122 | $— | $121,156 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.7% | +0.7% | ~100% | Not available | Partial |
| 2025 | +19.0% | +19.0% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 2.6100% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 2.5600% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 2.7200% | Verified |
| 2021 | base year | — | ~100% | 2.8000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +19.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.7% | +9.8% | — | +19.0% | 2025 | +0.7% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 2.6200% | 2.6200% | — | 2.6200% | 2025 | 2.6200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$135,134 | $128,145 | — | $135,134 | 2025 | $121,156 | 2021 |
In 2025, this property's market value of $5,149,977 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 10× 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 | $5,149,977 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | — | $467,458 | $564,615 | $848,565 | — | -6.3% |
| 2023 | — | $503,905 | $617,035 | $919,932 | — | +0.9% |
| 2022 | — | $506,618 | $615,058 | $906,429 | — | +39.1% |
| 2021 | $4,328,122 | $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.