8 GENTLEBROOK BND TX 78738
| Owner | TRAFTON WILLIAM F & LEONA Q |
|---|---|
| Parcel ID | 0135780104 |
| Short ID | 132932 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 3,145 SF |
| Land SF | 22,200 SF |
| Acres | 0.510 |
| Year Built | 1999 |
| Legal | LOT 709 HILLS OF LAKEWAY PHS 1 THE |
| Neighborhood | R3100 |
| Land | $533,400 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $533,400 |
| Improvement | $536,600 |
|---|---|
| Total Improvement | $536,600 |
| Market | $1,070,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,070,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,070,000 |
| Taxable Value | $1,070,000 |
|---|
| Total Due | $23,914.37 |
|---|---|
| First Delinquent | — |
Appreciation: Market value has risen +74.0% from $615,000 (2021) to $1,070,000 (2025), a CAGR of 14.8% 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 $20,795. Lake Travis ISD is the largest single contributor, at 53.5% 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 50% of market value ($533,400 land vs $536,600 improvements), about $24/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $1,070,000, 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 +14.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,138,059 by 2030, with an estimated annual tax burden around $27,933. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $23,914.37 in unpaid taxes . These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 3,145 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 3,145 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 1,014 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 318 SF | ✗ |
| 251 | BATHROOM | 4 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| Travis County | 0.3444% | 0.3758% | +336 |
| Lake Travis ISD | 1.0656% | 1.0397% | -277 |
| Travis Central Health | 0.1080% | 0.1180% | +108 |
| Hurst Creek MUD | 0.2304% | 0.2275% | -31 |
| Travis County ESD # 06 | 0.0876% | 0.0904% | +30 |
| Village of The Hills | 0.0936% | 0.0920% | -17 |
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| 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% | $11,124.79 | $— | $11,124.79 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,021.54 | $— | $4,021.54 |
| U25 Hurst Creek MUD | 0.3022% | 0.2707% | 0.2392% | 0.2304% | 0.2275% | -0.0029% | $2,434.25 | $— | $2,434.25 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,262.85 | $— | $1,262.85 |
| VHI Village of The Hills | 0.1000% | 0.1000% | 0.1000% | 0.0936% | 0.0920% | -0.0016% | $984.40 | $— | $984.40 |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $967.27 | $— | $967.27 |
| Combined Rate | 2.2015% | 2.0864% | 1.9017% | 1.9296% | 1.9435% | +0.0139% | $20,795.10 | $0.00 | $20,795.10 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $918,859 | $1,070,000 | -14.1% |
| Assessed Value | $918,859 | $1,070,000 | -14.1% |
| Land Value | $533,400 | $533,400 | +0.0% |
| Improvement Value | $385,459 | $536,600 | -28.2% |
| Taxable Value | $918,859 | $1,070,000 | -14.1% |
| Total Tax 2026 = estimate |
~$17,858
Estimated
|
$20,795 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,051,808 | $918,859 | -132,949 (-12.6%) |
| Taxable Value | $1,051,808 | $918,859 | -132,949 (-12.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $918,859 | $533,400 | $385,459 | — | $918,859 | $918,859 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,070,000 | $533,400 | $536,600 | — | $1,070,000 | $1,070,000 | $20,795 | Verified |
| 2024 | $1,067,173 | — | — | −$664,673 | $402,500 | $— | $18,333 | Verified |
| 2023 | $970,909 | — | — | −$480,909 | $490,000 | $— | $20,295 | Verified |
| 2022 | $682,606 | — | — | −$613,856 | $68,750 | $— | $20,257 | Verified |
| 2021 | $615,000 | — | — | −$546,250 | $68,750 | $— | $15,027 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -1.7% | -1.7% | ~100% | Not available | Partial |
| 2025 | +12.6% | +12.6% | ~100% | 1.9400% | Verified |
| 2024 | -11.0% | -11.0% | ~100% | 1.9300% | Verified |
| 2023 | +9.9% | +9.9% | ~100% | 1.9000% | Verified |
| 2022 | +42.2% | +42.2% | ~100% | 2.0900% | Verified |
| 2021 | base year | — | ~100% | 2.4400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +56.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -14.1% | +9.9% | +18.6% | +42.2% | 2023 | -14.1% | 2026 |
| Assessment Ratio | 100.0% | 51.6% | — | 100.0% | 2025 | 10.1% | 2022 |
| Effective Tax Rate (2025) | 1.9400% | 1.9400% | — | 1.9400% | 2025 | 1.9400% | 2025 |
| Tax Amount | $20,795 | $18,941 | ~$24,973 | $20,795 | 2025 | $15,027 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,228,884 | ~$1,177,000 | ~1.8790% | ~$22,115 | +14.8% |
| 2027 | ~$1,411,361 | ~$1,294,700 | ~1.8145% | ~$23,492 | +31.9% |
| 2028 | ~$1,620,934 | ~$1,424,170 | ~1.7500% | ~$24,922 | +51.5% |
| 2029 | ~$1,861,626 | ~$1,566,587 | ~1.6855% | ~$26,404 | +74.0% |
| 2030 | ~$2,138,059 | ~$1,723,246 | ~1.6210% | ~$27,933 | +99.8% |
| 2026 | ~$1,207,484 | ~$1,177,000 | ~1.9435% | ~$22,875 | +12.8% |
| 2027 | ~$1,362,634 | ~$1,294,700 | ~1.9435% | ~$25,162 | +27.3% |
| 2028 | ~$1,537,718 | ~$1,424,170 | ~1.9435% | ~$27,678 | +43.7% |
| 2029 | ~$1,735,299 | ~$1,566,587 | ~1.9435% | ~$30,446 | +62.2% |
| 2030 | ~$1,958,268 | ~$1,723,246 | ~1.9435% | ~$33,491 | +83.0% |
| 2026 | ~$1,250,284 | ~$1,177,000 | ~1.8467% | ~$21,736 | +16.8% |
| 2027 | ~$1,460,944 | ~$1,294,700 | ~1.7500% | ~$22,657 | +36.5% |
| 2028 | ~$1,707,099 | ~$1,424,170 | ~1.6532% | ~$23,544 | +59.5% |
| 2029 | ~$1,994,727 | ~$1,566,587 | ~1.5564% | ~$24,383 | +86.4% |
| 2030 | ~$2,330,819 | ~$1,723,246 | ~1.4597% | ~$25,154 | +117.8% |
In 2025, this property's market value of $1,070,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +106% 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 | $1,070,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,067,173 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $970,909 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $682,606 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $615,000 | $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.