WATERFORD PL TX 78731
| Owner | WATERFORD PLACE |
|---|---|
| Parcel ID | 0131070137 |
| Short ID | 126413 |
| Type | Real |
| Use Code | 17 Clubhouse |
| Valuation | Cost |
| Improvement SF | 1,460 SF |
| Land SF | 168,281 SF |
| Acres | 3.863 |
| Year Built | 1986 |
| Legal | COMMON AREA 1 & 2 BLK A COMMON AREA 3 BLK B & PRIVATE STREETS WATERFORD PLACE SEC 2 AMENDED |
| Neighborhood | X4000 |
| Land | $10,713 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $10,713 |
| Improvement | $3,884 |
|---|---|
| Total Improvement | $3,884 |
| Market | $14,597 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $14,597 |
| Value Limitation Adjustment (−) (homestead cap) | −$1,997 |
| Net Appraised (assessed) | $12,600 |
| Taxable Value | $12,600 |
|---|
Appreciation: Market value has risen +129.1% from $6,371 (2021) to $14,597 (2025), a CAGR of 23.0% 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 5 taxing entities is 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $258. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Homestead Cap History: This property had an active homestead cap as recently as 2023 ($53, ~0.4% of market value at the time). The cap has since reset or expired. Verified clear — 2025 Certified Historical data from AJR 2021–2024 (Partial confidence). Current status confirmed by 2025 TCAD Certified Export.
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 73% of market value ($10,713 land vs $3,884 improvements), about $0/SF of land. With value concentrated in the land under a ~40-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 $14,597, this parcel sits in the bottom quartile (<25th 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 +23.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $41,147 by 2030, with an estimated annual tax burden around $382. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,460 SF | ✓ |
| 436 | FENCE MASON SF | 500 SF | ✗ |
| 474 | BOAT DK STA UNCV | 1 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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $116.58 | $116.58 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $66.03 | $66.03 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $47.36 | $47.36 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $14.87 | $14.87 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $13.03 | $13.03 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $257.87 | $257.87 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $12,574 | $14,597 | -13.9% |
| Assessed Value | $12,574 | $12,600 | -0.2% |
| Land Value | $10,713 | $10,713 | +0.0% |
| Improvement Value | $1,861 | $3,884 | -52.1% |
| Taxable Value | $12,574 | $12,600 | -0.2% |
| HS Cap Loss | — | -$53 (2023) | |
| Total Tax 2026 = estimate |
~$257
Estimated
|
~$258
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $12,574 | $12,574 | +0 (+0.0%) |
| Taxable Value | $12,574 | $12,574 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $12,574 | $10,713 | $1,861 | — | $12,574 | $12,574 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $14,597 | $10,713 | $3,884 | −$1,997 | $12,600 | $12,600 | ~$258 | Partial |
| 2024 | $10,553 | — | — | −$53 | $10,500 | $— | $208 | Verified |
| 2023 | $10,556 | — | — | −$56 | $10,500 | $— | $191 | Verified |
| 2022 | $6,163 | — | — | — | $10,500 ! | $— | $208 | Verified |
| 2021 | $6,371 | — | — | −$371 | $6,000 | $— | $134 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -13.9% | -0.2% | ~100% | Not available | Partial |
| 2025 | +39.0% | +20.0% | 86.3% | Not available | Partial |
| 2024 | -0.5% | -0.5% | ~100% | 1.9800% | Verified |
| 2023 | -0.0% | -0.0% | ~100% | 1.8100% | Verified |
| 2022 | +71.3% | +71.3% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +136.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -13.9% | +18.5% | +27.0% | +71.3% | 2023 | -13.9% | 2026 |
| Assessment Ratio | 100.0% | 108.3% | — | 170.4% | 2022 | 86.3% | 2025 |
| Effective Tax Rate (2025) | 1.7700% | 1.7700% | — | 1.7700% | 2025 | 1.7700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$258 | $200 | ~$329 | $258 | 2025 | $134 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$17,959 | ~$13,860 | ~2.0139% | ~$279 | +23.0% |
| 2027 | ~$22,095 | ~$15,246 | ~1.9814% | ~$302 | +51.4% |
| 2028 | ~$27,184 | ~$16,771 | ~1.9488% | ~$327 | +86.2% |
| 2029 | ~$33,444 | ~$18,448 | ~1.9163% | ~$354 | +129.1% |
| 2030 | ~$41,147 | ~$20,292 | ~1.8837% | ~$382 | +181.9% |
| 2026 | ~$17,667 | ~$13,860 | ~2.0465% | ~$284 | +21.0% |
| 2027 | ~$21,382 | ~$15,246 | ~2.0465% | ~$312 | +46.5% |
| 2028 | ~$25,879 | ~$16,771 | ~2.0465% | ~$343 | +77.3% |
| 2029 | ~$31,322 | ~$18,448 | ~2.0465% | ~$378 | +114.6% |
| 2030 | ~$37,909 | ~$20,292 | ~2.0465% | ~$415 | +159.7% |
| 2026 | ~$18,251 | ~$13,860 | ~1.9977% | ~$277 | +25.0% |
| 2027 | ~$22,819 | ~$15,246 | ~1.9488% | ~$297 | +56.3% |
| 2028 | ~$28,531 | ~$16,771 | ~1.9000% | ~$319 | +95.5% |
| 2029 | ~$35,672 | ~$18,448 | ~1.8512% | ~$342 | +144.4% |
| 2030 | ~$44,601 | ~$20,292 | ~1.8024% | ~$366 | +205.5% |
In 2025, this property's market value of $14,597 places it in the bottom 25% for Multi-Family properties in Travis County (12584 comparable) — -97% below 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 | $14,597 | $438,669 | $519,778 | $749,859 | ↓ Bottom 25% | -7.5% |
| 2024 | $10,553 | $467,458 | $564,615 | $848,565 | ↓ Bottom 25% | -6.3% |
| 2023 | $10,556 | $503,905 | $617,035 | $919,932 | ↓ Bottom 25% | +0.9% |
| 2022 | $6,163 | $506,618 | $615,058 | $906,429 | ↓ Bottom 25% | +39.1% |
| 2021 | $6,371 | $300,453 | $376,850 | $539,896 | ↓ Bottom 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.