1516 LISA DR TX 78733
| Owner | GARDENER STEVE P & DEBORAH D |
|---|---|
| Parcel ID | 0133380126 |
| Short ID | 129535 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 2,082 SF |
| Land SF | 56,802 SF |
| Acres | 1.304 |
| Year Built | 1982 |
| Legal | IMPS ONLY ON LOT 1 (1.346ACR) FIRST RESUB LT 5-6 & .019ACOF LOT 7 BRUTON SPRINGS SUBD |
| Neighborhood | N8905 |
| Land | $820,009 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $820,009 |
| Improvement | $546,323 |
|---|---|
| Total Improvement | $546,323 |
| Market | $1,548,674 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,548,674 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,548,674 |
| Taxable Value | $1,548,674 |
|---|
Appreciation: Market value has risen +44.9% from $1,068,886 (2021) to $1,548,674 (2025), a CAGR of 9.7% 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 4 taxing entities is 1.4261% in 2025 (-0.0118% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $22,085. Eanes ISD is the largest single contributor, at 58.4% 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 53% of market value ($820,009 land vs $546,323 improvements), about $14/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $1,548,674, 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 +9.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,461,760 by 2030, with an estimated annual tax burden around $28,832. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 2,082 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 2,082 SF | ✗ |
| 512 | DECK UNCOVRED | 304 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 256 SF | ✗ |
| 251 | BATHROOM | 2 SF | ✓ |
| 522 | FIREPLACE | 2 SF | ✓ |
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 129535 | GARDNER STEVEN P | 1516 LISA DR UNITA AUSTIN 78733 | $1,246,923 | $1,246,923 | $1,246,923 |
| 358953 | GARDENER STEVE P & DEBORAH D | 1516 LISA DR 78733 | $182,342 | $182,342 | $182,342 |
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% | $12,888.06 | $12,888.06 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,820.61 | $5,820.61 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,827.80 | $1,827.80 | Paid |
| E10 Travis County ESD # 10 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $1,548.67 | $1,548.67 | Paid |
| Combined Rate | 1.6300% | 1.5215% | 1.3933% | 1.4379% | 1.4261% | -0.0118% | $22,085.14 | $22,085.14 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,429,265 | $1,548,674 | -7.7% |
| Assessed Value | $1,429,265 | $1,548,674 | -7.7% |
| Land Value | $870,899 | $820,009 | +6.2% |
| Improvement Value | $376,024 | $546,323 | -31.2% |
| Taxable Value | $1,429,265 | $1,548,674 | -7.7% |
| Total Tax 2026 = estimate |
~$20,382
Estimated
|
~$22,085
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,429,265 | $1,429,265 | +0 (+0.0%) |
| Taxable Value | $1,429,265 | $1,429,265 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,429,265 | $870,899 | $376,024 | — | $1,429,265 | $1,429,265 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,548,674 | $820,009 | $546,323 | — | $1,548,674 | $1,548,674 | ~$22,085 | Partial |
| 2024 | $1,890,031 | — | — | −$1,277,531 | $612,500 | $— | $7,095 | Verified |
| 2023 | $2,080,088 | — | — | −$1,467,588 | $612,500 | $— | $8,164 | Verified |
| 2022 | $1,069,486 | — | — | −$456,986 | $612,500 | $— | $11,035 | Verified |
| 2021 | $1,068,886 | — | — | −$613,886 | $455,000 | $— | $7,252 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | -30.6% | -30.6% | ~100% | Not available | Partial |
| 2024 | -30.8% | -30.8% | ~100% | 0.4100% | Verified |
| 2023 | -5.3% | -5.3% | ~100% | 0.4300% | Verified |
| 2022 | -56.7% | -31.1% | ~100% | 0.5300% | Verified |
| 2021 | base year | — | 62.8% | 0.6800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -80.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -7.7% | +11.9% | +11.5% | +94.5% | 2023 | -18.1% | 2025 |
| Assessment Ratio | 100.0% | 60.3% | — | 100.0% | 2025 | 29.4% | 2023 |
| Effective Tax Rate (2025) | 1.4300% | 1.4300% | — | 1.4300% | 2025 | 1.4300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$22,085 | $11,126 | ~$26,068 | $22,085 | 2025 | $7,095 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,699,093 | ~$1,699,093 | ~1.3751% | ~$23,364 | +9.7% |
| 2027 | ~$1,864,122 | ~$1,864,122 | ~1.3241% | ~$24,683 | +20.4% |
| 2028 | ~$2,045,180 | ~$2,045,180 | ~1.2731% | ~$26,038 | +32.1% |
| 2029 | ~$2,243,823 | ~$2,243,823 | ~1.2222% | ~$27,423 | +44.9% |
| 2030 | ~$2,461,760 | ~$2,461,760 | ~1.1712% | ~$28,832 | +59.0% |
| 2026 | ~$1,668,120 | ~$1,668,120 | ~1.4261% | ~$23,789 | +7.7% |
| 2027 | ~$1,796,778 | ~$1,796,778 | ~1.4261% | ~$25,623 | +16.0% |
| 2028 | ~$1,935,359 | ~$1,935,359 | ~1.4261% | ~$27,600 | +25.0% |
| 2029 | ~$2,084,629 | ~$2,084,629 | ~1.4261% | ~$29,728 | +34.6% |
| 2030 | ~$2,245,411 | ~$2,245,411 | ~1.4261% | ~$32,021 | +45.0% |
| 2026 | ~$1,730,067 | ~$1,703,541 | ~1.3496% | ~$22,991 | +11.7% |
| 2027 | ~$1,932,705 | ~$1,873,896 | ~1.2731% | ~$23,857 | +24.8% |
| 2028 | ~$2,159,078 | ~$2,061,285 | ~1.1967% | ~$24,667 | +39.4% |
| 2029 | ~$2,411,966 | ~$2,267,414 | ~1.1202% | ~$25,400 | +55.7% |
| 2030 | ~$2,694,474 | ~$2,494,155 | ~1.0437% | ~$26,032 | +74.0% |
In 2025, this property's market value of $1,548,674 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +198% 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 | $1,548,674 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,890,031 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $2,080,088 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $1,069,486 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $1,068,886 | $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.