2 GENTLEBROOK BND THE HILLS, TX 78738
| Owner | HERRERA ALFREDO |
|---|---|
| Parcel ID | 0135780101 |
| Short ID | 132929 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 2,896 SF |
| Land SF | 11,782 SF |
| Acres | 0.270 |
| Year Built | 1999 |
| Legal | LOT 712 HILLS OF LAKEWAY PHS 1 THE |
| Neighborhood | R3100 |
| Land | $381,185 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $381,185 |
| Improvement | $613,429 |
|---|---|
| Total Improvement | $613,429 |
| Market | $994,614 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $994,614 |
| Value Limitation Adjustment (−) (homestead cap) | −$130,797 |
| Net Appraised (assessed) | $863,817 |
| Exemptions (−) (HS) | −$73,302 |
|---|---|
| Taxable Value | $790,515 |
Appreciation: Market value has risen +82.8% from $544,058 (2021) to $994,614 (2025), a CAGR of 16.3% 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 6 taxing entities is 1.9435% in 2025 (+0.0139% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $15,363. Lake Travis ISD is the largest single contributor, at 48.4% of the total 2025 levy.
Assessment Gap: Assessed value ($863,817) is $130,797 below market value, suggesting potential for an upward assessment in future years.
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 38% of market value ($381,185 land vs $613,429 improvements), about $32/SF of land. Most value sits in the improvements, so building condition, age (~27 yrs), and rent roll drive the underwriting.
Submarket Position: At $994,614, 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 +16.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,114,298 by 2030, with an estimated annual tax burden around $22,550. 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.
11 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 2,896 SF | ✗ |
| 2ND | 2nd Floor | 1,496 SF | ✓ |
| 1ST | 1st Floor | 1,400 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 924 SF | ✓ |
| 612 | TERRACE UNCOVERD | 200 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 96 SF | ✗ |
| 435 | FENCE IRON LF | 95 SF | ✗ |
| 512 | DECK UNCOVRED | 66 SF | ✗ |
| 251 | BATHROOM | 4 SF | ✓ |
| 522 | FIREPLACE | 2 SF | ✓ |
| 250 | HALF BATHROOM | 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILT Lake Travis ISD | 1.2301% | 1.2121% | 1.0741% | 1.0656% | 1.0397% | -0.0259% | $6,763.40 | $6,763.40 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,971.11 | $2,971.11 | Paid |
| U25 Hurst Creek MUD | 0.3022% | 0.2707% | 0.2392% | 0.2304% | 0.2275% | -0.0029% | $1,798.42 | $1,798.42 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $932.99 | $932.99 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $780.88 | $780.88 | Paid |
| VHI Village of The Hills | 0.1000% | 0.1000% | 0.1000% | 0.0936% | 0.0920% | -0.0016% | $727.27 | $727.27 | Paid |
| Combined Rate | 2.2015% | 2.0864% | 1.9017% | 1.9296% | 1.9435% | +0.0139% | $13,974.07 | $13,974.07 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $845,945 | $994,614 | -14.9% |
| Assessed Value | $826,133 | $863,817 | -4.4% |
| Land Value | $381,185 | $381,185 | +0.0% |
| Improvement Value | $464,760 | $613,429 | -24.2% |
| Taxable Value | $745,501 | $790,515 | -5.7% |
| Exemptions | HS | HS | |
| HS Cap Loss | -$19,812 | — | |
| Total Tax 2026 = estimate |
~$14,489
Estimated
|
~$13,974
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $845,945 | $845,945 | +0 (+0.0%) |
| Taxable Value | $745,501 | $745,501 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $845,945 | $381,185 | $464,760 | −$19,812 | $826,133 | $745,501 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $994,614 | $381,185 | $613,429 | −$130,797 | $863,817 | $790,515 | ~$13,974 | Partial |
| 2024 | $973,151 | — | — | −$623,151 | $350,000 | $— | $13,154 | Verified |
| 2023 | $932,397 | — | — | −$582,397 | $350,000 | $— | $12,838 | Verified |
| 2022 | $607,688 | — | — | −$549,938 | $57,750 | $— | $13,886 | Verified |
| 2021 | $544,058 | — | — | −$486,308 | $57,750 | $— | $10,840 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -14.9% | -4.4% | 97.7% | Not available | Partial |
| 2025 | +6.4% | +7.9% | 86.8% | Not available | Partial |
| 2024 | -4.0% | +1.4% | 85.6% | 1.4100% | Verified |
| 2023 | +4.4% | +6.5% | 81.1% | 1.3200% | Verified |
| 2022 | +53.4% | +33.8% | 79.5% | 1.4900% | Verified |
| 2021 | base year | — | 91.2% | 1.9900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +63.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -14.9% | +11.4% | +20.4% | +53.4% | 2023 | -14.9% | 2026 |
| Assessment Ratio | 97.7% | 46.4% | — | 97.7% | 2026 | 9.5% | 2022 |
| Effective Tax Rate (2025) | 1.4100% | 1.4100% | — | 1.4100% | 2025 | 1.4100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$13,974 | $12,939 | ~$20,161 | $13,974 | 2025 | $10,840 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,156,530 | ~$950,199 | ~1.8790% | ~$17,854 | +16.3% |
| 2027 | ~$1,344,805 | ~$1,045,219 | ~1.8145% | ~$18,965 | +35.2% |
| 2028 | ~$1,563,729 | ~$1,149,740 | ~1.7500% | ~$20,120 | +57.2% |
| 2029 | ~$1,818,293 | ~$1,264,714 | ~1.6855% | ~$21,316 | +82.8% |
| 2030 | ~$2,114,298 | ~$1,391,186 | ~1.6210% | ~$22,550 | +112.6% |
| 2026 | ~$1,136,638 | ~$950,199 | ~1.9435% | ~$18,467 | +14.3% |
| 2027 | ~$1,298,941 | ~$1,045,219 | ~1.9435% | ~$20,313 | +30.6% |
| 2028 | ~$1,484,421 | ~$1,149,740 | ~1.9435% | ~$22,345 | +49.2% |
| 2029 | ~$1,696,386 | ~$1,264,714 | ~1.9435% | ~$24,579 | +70.6% |
| 2030 | ~$1,938,617 | ~$1,391,186 | ~1.9435% | ~$27,037 | +94.9% |
| 2026 | ~$1,176,422 | ~$950,199 | ~1.8467% | ~$17,547 | +18.3% |
| 2027 | ~$1,391,464 | ~$1,045,219 | ~1.7500% | ~$18,291 | +39.9% |
| 2028 | ~$1,645,813 | ~$1,149,740 | ~1.6532% | ~$19,008 | +65.5% |
| 2029 | ~$1,946,656 | ~$1,264,714 | ~1.5564% | ~$19,685 | +95.7% |
| 2030 | ~$2,302,491 | ~$1,391,186 | ~1.4597% | ~$20,307 | +131.5% |
In 2025, this property's market value of $994,614 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +91% 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 | $994,614 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $973,151 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $932,397 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $607,688 | $506,618 | $615,058 | $906,429 | ↓ Below median | +39.1% |
| 2021 | $544,058 | $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.