3106 EDGEWATER DR TX 78733
| Owner | LAKE HILLS COMMUNITY |
|---|---|
| Parcel ID | 0137340129 |
| Short ID | 134410 |
| Type | Real |
| Use Code | 17 Clubhouse |
| Valuation | Cost |
| Improvement SF | 2,307 SF |
| Land SF | 227,148 SF |
| Acres | 5.215 |
| Year Built | 1966 |
| Legal | LOT 4 CEBAR RANCH LAKEVIEW ACRES |
| Neighborhood | N8300WF |
| Land | $69,360 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $69,360 |
| Improvement | $16,513 |
|---|---|
| Total Improvement | $16,513 |
| Market | $85,873 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $85,873 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $85,873 |
| Taxable Value | $85,873 |
|---|
Appreciation: Market value has risen +91.4% from $44,869 (2021) to $85,873 (2025), a CAGR of 17.6% 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 2.0535% in 2025 (+0.0367% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $1,763. Eanes ISD is the largest single contributor, at 44.3% of the total 2025 levy.
Homestead Cap History: This property had an active homestead cap as recently as 2024 ($3,084, ~3.6% 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 81% of market value ($69,360 land vs $16,513 improvements), about $0/SF of land. With value concentrated in the land under a ~60-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 $85,873, 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 +17.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $193,306 by 2030, with an estimated annual tax burden around $2,456. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 2,307 SF | ✓ |
| 612 | TERRACE UNCOVERD | 2,219 SF | ✗ |
| 450 | SPORT COURT | 1,650 SF | ✗ |
| 571 | STORAGE DET | 504 SF | ✓ |
| 613 | TERRACE COVERED | 200 SF | ✗ |
| 474 | BOAT DK STA UNCV | 1 SF | ✓ |
| 447 | SPA CONCRETE | 1 SF | ✗ |
| 604 | POOL RES CONC | 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 |
|---|---|---|---|---|---|---|---|---|---|
| IEA Eanes ISD | 1.0608% | 1.0046% | 0.8880% | 0.8855% | 0.8322% | -0.0533% | $714.64 | $714.64 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $386.86 | $386.86 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $322.75 | $322.75 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $101.35 | $101.35 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $76.34 | $76.34 | Paid |
| E10 Travis County ESD # 10 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $12.05 | $12.05 | Paid |
| Combined Rate | 2.2758% | 2.0829% | 1.9377% | 2.0168% | 2.0535% | +0.0367% | $1,613.99 | $1,613.99 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $85,873 | $85,873 | +0.0% |
| Assessed Value | $85,873 | $85,873 | +0.0% |
| Land Value | $69,360 | $69,360 | +0.0% |
| Improvement Value | $16,513 | $16,513 | +0.0% |
| Taxable Value | $85,873 | $85,873 | +0.0% |
| HS Cap Loss | — | -$3,084 (2024) | |
| Total Tax 2026 = estimate |
~$1,763
Estimated
|
~$1,614
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $85,873 | $85,873 | +0 (+0.0%) |
| Taxable Value | $85,873 | $85,873 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $85,873 | $69,360 | $16,513 | — | $85,873 | $85,873 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $85,873 | $69,360 | $16,513 | — | $85,873 | $85,873 | ~$1,614 | Partial |
| 2024 | $69,002 | — | — | — | $69,360 ! | $— | $1,357 | Verified |
| 2023 | $68,808 | — | — | −$3,408 | $65,400 | $— | $1,239 | Verified |
| 2022 | $42,106 | — | — | — | $65,400 ! | $— | $1,335 | Verified |
| 2021 | $44,869 | — | — | −$5,629 | $39,240 | $— | $895 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +18.5% | +18.5% | ~100% | Not available | Partial |
| 2024 | +5.0% | +5.0% | ~100% | 1.8700% | Verified |
| 2023 | +0.3% | +0.3% | ~100% | 1.8000% | Verified |
| 2022 | +63.4% | +63.4% | ~100% | 1.9400% | Verified |
| 2021 | base year | — | ~100% | 1.9900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +103.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +16.4% | +17.6% | +63.4% | 2023 | -6.2% | 2022 |
| Assessment Ratio | 100.0% | 106.4% | — | 155.3% | 2022 | 87.5% | 2021 |
| Effective Tax Rate (2025) | 1.8800% | 1.8800% | — | 1.8800% | 2025 | 1.8800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,614 | $1,288 | ~$2,164 | $1,614 | 2025 | $895 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$101,003 | ~$94,460 | ~1.9979% | ~$1,887 | +17.6% |
| 2027 | ~$118,799 | ~$103,906 | ~1.9423% | ~$2,018 | +38.3% |
| 2028 | ~$139,730 | ~$114,297 | ~1.8868% | ~$2,157 | +62.7% |
| 2029 | ~$164,349 | ~$125,727 | ~1.8312% | ~$2,302 | +91.4% |
| 2030 | ~$193,306 | ~$138,299 | ~1.7756% | ~$2,456 | +125.1% |
| 2026 | ~$99,286 | ~$94,460 | ~2.0535% | ~$1,940 | +15.6% |
| 2027 | ~$114,793 | ~$103,906 | ~2.0535% | ~$2,134 | +33.7% |
| 2028 | ~$132,722 | ~$114,297 | ~2.0535% | ~$2,347 | +54.6% |
| 2029 | ~$153,452 | ~$125,727 | ~2.0535% | ~$2,582 | +78.7% |
| 2030 | ~$177,420 | ~$138,299 | ~2.0535% | ~$2,840 | +106.6% |
| 2026 | ~$102,720 | ~$94,460 | ~1.9701% | ~$1,861 | +19.6% |
| 2027 | ~$122,873 | ~$103,906 | ~1.8868% | ~$1,960 | +43.1% |
| 2028 | ~$146,980 | ~$114,297 | ~1.8034% | ~$2,061 | +71.2% |
| 2029 | ~$175,816 | ~$125,727 | ~1.7200% | ~$2,163 | +104.7% |
| 2030 | ~$210,309 | ~$138,299 | ~1.6367% | ~$2,264 | +144.9% |
In 2025, this property's market value of $85,873 places it in the bottom 25% for Multi-Family properties in Travis County (12584 comparable) — -83% 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 | $85,873 | $438,669 | $519,778 | $749,859 | ↓ Bottom 25% | -7.5% |
| 2024 | $69,002 | $467,458 | $564,615 | $848,565 | ↓ Bottom 25% | -6.3% |
| 2023 | $68,808 | $503,905 | $617,035 | $919,932 | ↓ Bottom 25% | +0.9% |
| 2022 | $42,106 | $506,618 | $615,058 | $906,429 | ↓ Bottom 25% | +39.1% |
| 2021 | $44,869 | $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.