5605 CREEK MEADOWS TX 78731
| Owner | HOELSCHER JANET M |
|---|---|
| Parcel ID | 0133071005 |
| Short ID | 128622 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 2,846 SF |
| Land SF | 18,405 SF |
| Acres | 0.423 |
| Year Built | 2001 |
| Legal | LOT 5 BLK B STONELEDGE I |
| Neighborhood | X1005 |
| Land | $788,253 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $788,253 |
| Improvement | $173,687 |
|---|---|
| Total Improvement | $173,687 |
| Market | $961,940 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $961,940 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $961,940 |
| Exemptions (−) (HS) | −$76,955 |
|---|---|
| Taxable Value | $884,985 |
Appreciation: Market value has risen +57.9% from $609,300 (2021) to $961,940 (2025), a CAGR of 12.1% over 4 years. This is strong appreciation — well above typical inflation. 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 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 $18,111. Austin ISD is the largest single contributor, at 43.2% 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 82% of market value ($788,253 land vs $173,687 improvements), about $43/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 $961,940, 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 +12.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,702,331 by 2030, with an estimated annual tax burden around $29,183. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 2,846 SF | ✗ |
| 1ST | 1st Floor | 2,069 SF | ✓ |
| 2ND | 2nd Floor | 777 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 753 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 175 SF | ✗ |
| 251 | BATHROOM | 4 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% | $7,604.59 | $7,604.59 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,637.47 | $4,637.47 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,326.17 | $3,326.17 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,044.49 | $1,044.49 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $989.48 | $989.48 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $17,602.20 | $17,602.20 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $866,517 | $961,940 | -9.9% |
| Assessed Value | $475,691 | $961,940 | -50.5% |
| Land Value | $788,253 | $788,253 | +0.0% |
| Improvement Value | $78,264 | $173,687 | -54.9% |
| Taxable Value | $391,040 | $884,985 | -55.8% |
| Exemptions | HS | HS | |
| HS Cap Loss | -$390,826 | — | |
| Total Tax 2026 = estimate |
~$8,003
Estimated
|
~$17,602
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,017,138 | $866,517 | -150,621 (-14.8%) |
| Taxable Value | $491,956 | $391,040 | -100,916 (-20.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $866,517 | $788,253 | $78,264 | −$390,826 | $475,691 | $391,040 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $961,940 | $788,253 | $173,687 | — | $961,940 | $884,985 | ~$17,602 | Partial |
| 2024 | $1,017,459 | — | — | −$317,459 | $700,000 | $— | $16,694 | Verified |
| 2023 | $972,493 | — | — | −$272,493 | $700,000 | $— | $15,497 | Verified |
| 2022 | $720,000 | — | — | −$20,000 | $700,000 | $— | $16,425 | Verified |
| 2021 | $609,300 | — | — | −$209,300 | $400,000 | $— | $14,426 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +5.7% | -40.1% | 56.7% | Not available | Partial |
| 2025 | +1.8% | +4.1% | ~100% | Not available | Partial |
| 2024 | -7.1% | -1.2% | 97.8% | 1.7700% | Verified |
| 2023 | +4.6% | +6.4% | 91.9% | 1.5200% | Verified |
| 2022 | +28.2% | +21.4% | 90.3% | 1.6900% | Verified |
| 2021 | base year | — | 95.3% | 2.3700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +26.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -9.9% | +8.5% | +14.6% | +35.1% | 2023 | -9.9% | 2026 |
| Assessment Ratio | 54.9% | 76.4% | — | 100.0% | 2025 | 54.9% | 2026 |
| Effective Tax Rate (2025) | 1.8300% | 1.8300% | — | 1.8300% | 2025 | 1.8300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$17,602 | $16,129 | ~$25,099 | $17,602 | 2025 | $14,426 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,078,269 | ~$1,058,134 | ~2.0139% | ~$21,310 | +12.1% |
| 2027 | ~$1,208,666 | ~$1,163,947 | ~1.9814% | ~$23,062 | +25.6% |
| 2028 | ~$1,354,832 | ~$1,280,342 | ~1.9488% | ~$24,952 | +40.8% |
| 2029 | ~$1,518,675 | ~$1,408,376 | ~1.9163% | ~$26,989 | +57.9% |
| 2030 | ~$1,702,331 | ~$1,549,214 | ~1.8837% | ~$29,183 | +77.0% |
| 2026 | ~$1,059,030 | ~$1,058,134 | ~2.0465% | ~$21,655 | +10.1% |
| 2027 | ~$1,165,920 | ~$1,163,947 | ~2.0465% | ~$23,820 | +21.2% |
| 2028 | ~$1,283,599 | ~$1,280,342 | ~2.0465% | ~$26,202 | +33.4% |
| 2029 | ~$1,413,155 | ~$1,408,376 | ~2.0465% | ~$28,822 | +46.9% |
| 2030 | ~$1,555,787 | ~$1,549,214 | ~2.0465% | ~$31,704 | +61.7% |
| 2026 | ~$1,097,508 | ~$1,058,134 | ~1.9977% | ~$21,138 | +14.1% |
| 2027 | ~$1,252,182 | ~$1,163,947 | ~1.9488% | ~$22,683 | +30.2% |
| 2028 | ~$1,428,654 | ~$1,280,342 | ~1.9000% | ~$24,327 | +48.5% |
| 2029 | ~$1,629,997 | ~$1,408,376 | ~1.8512% | ~$26,072 | +69.4% |
| 2030 | ~$1,859,715 | ~$1,549,214 | ~1.8024% | ~$27,923 | +93.3% |
In 2025, this property's market value of $961,940 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +85% 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 | $961,940 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,017,459 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $972,493 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $720,000 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $609,300 | $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.