412 HUMMINGBIRD LN TX
| Owner | JRGAVIN PROPERTIES LLC |
|---|---|
| Parcel ID | 0139661317 |
| Short ID | 137153 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 4,470 SF |
| Land SF | 12,000 SF |
| Acres | 0.275 |
| Year Built | 2013 |
| Legal | LOT 71 CARDINAL HILLS UNIT 3 |
| Neighborhood | R4100 |
| Land | $181,818 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $181,818 |
| Improvement | $992,747 |
|---|---|
| Total Improvement | $992,747 |
| Market | $1,174,565 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,174,565 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,174,565 |
| Taxable Value | $1,174,565 |
|---|
Appreciation: Market value has risen +74.3% from $673,926 (2021) to $1,174,565 (2025), a CAGR of 14.9% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 1.6800% in 2025 (+0.0211% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $19,732. Lake Travis ISD is the largest single contributor, at 61.9% 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 15% of market value ($181,818 land vs $992,747 improvements), about $15/SF of land. Most value sits in the improvements, so building condition, age (~13 yrs), and rent roll drive the underwriting.
Submarket Position: At $1,174,565, 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 +14.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,352,113 by 2030, with an estimated annual tax burden around $27,615. 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.
10 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 4,470 SF | ✗ |
| 2ND | 2nd Floor | 2,430 SF | ✓ |
| 1ST | 1st Floor | 2,039 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 882 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 245 SF | ✗ |
| 012 | PORCH OPEN 2ND F | 108 SF | ✗ |
| 581 | STORAGE ATT | 36 SF | ✓ |
| 252 | BEDROOMS | 5 SF | ✓ |
| 251 | BATHROOM | 4 SF | ✓ |
| 250 | HALF BATHROOM | 2 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% | $12,211.95 | $12,211.95 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,414.54 | $4,414.54 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,386.26 | $1,386.26 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $1,061.80 | $1,061.80 | Paid |
| W17 WCID # 17 | 0.0568% | 0.0543% | 0.0533% | 0.0533% | 0.0560% | +0.0027% | $657.76 | $657.76 | Paid |
| Combined Rate | 1.8561% | 1.7700% | 1.6158% | 1.6589% | 1.6800% | +0.0211% | $19,732.31 | $19,732.31 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $927,819 | $1,174,565 | -21.0% |
| Assessed Value | $927,819 | $1,174,565 | -21.0% |
| Land Value | $181,818 | $181,818 | +0.0% |
| Improvement Value | $746,001 | $992,747 | -24.9% |
| Taxable Value | $927,819 | $1,174,565 | -21.0% |
| Total Tax 2026 = estimate |
~$15,587
Estimated
|
~$19,732
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,045,430 | $927,819 | -117,611 (-11.3%) |
| Taxable Value | $1,045,430 | $927,819 | -117,611 (-11.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $927,819 | $181,818 | $746,001 | — | $927,819 | $927,819 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,174,565 | $181,818 | $992,747 | — | $1,174,565 | $1,174,565 | ~$19,732 | Partial |
| 2024 | $1,110,000 | — | — | −$950,000 | $160,000 | $— | $18,931 | Verified |
| 2023 | $920,971 | — | — | −$760,971 | $160,000 | $— | $17,936 | Verified |
| 2022 | $927,500 | — | — | −$847,500 | $80,000 | $— | $16,301 | Verified |
| 2021 | $673,926 | — | — | −$593,926 | $80,000 | $— | $17,215 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -11.0% | -11.0% | ~100% | Not available | Partial |
| 2025 | +2.9% | +2.9% | ~100% | Not available | Partial |
| 2024 | +2.8% | +2.8% | ~100% | 1.6600% | Verified |
| 2023 | +20.5% | +20.5% | ~100% | 1.6200% | Verified |
| 2022 | -0.7% | -0.7% | ~100% | 1.7700% | Verified |
| 2021 | base year | — | ~100% | 2.5500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +26.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -21.0% | +8.4% | +21.0% | +37.6% | 2022 | -21.0% | 2026 |
| Assessment Ratio | 100.0% | 42.1% | — | 100.0% | 2025 | 8.6% | 2022 |
| Effective Tax Rate (2025) | 1.6800% | 1.6800% | — | 1.6800% | 2025 | 1.6800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$19,732 | $18,023 | ~$24,288 | $19,732 | 2025 | $16,301 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,349,563 | ~$1,292,022 | ~1.6359% | ~$21,137 | +14.9% |
| 2027 | ~$1,550,635 | ~$1,421,224 | ~1.5919% | ~$22,625 | +32.0% |
| 2028 | ~$1,781,664 | ~$1,563,346 | ~1.5479% | ~$24,199 | +51.7% |
| 2029 | ~$2,047,113 | ~$1,719,681 | ~1.5039% | ~$25,862 | +74.3% |
| 2030 | ~$2,352,113 | ~$1,891,649 | ~1.4598% | ~$27,615 | +100.3% |
| 2026 | ~$1,326,072 | ~$1,292,022 | ~1.6800% | ~$21,706 | +12.9% |
| 2027 | ~$1,497,122 | ~$1,421,224 | ~1.6800% | ~$23,876 | +27.5% |
| 2028 | ~$1,690,236 | ~$1,563,346 | ~1.6800% | ~$26,264 | +43.9% |
| 2029 | ~$1,908,259 | ~$1,719,681 | ~1.6800% | ~$28,890 | +62.5% |
| 2030 | ~$2,154,405 | ~$1,891,649 | ~1.6800% | ~$31,779 | +83.4% |
| 2026 | ~$1,373,055 | ~$1,292,022 | ~1.6139% | ~$20,852 | +16.9% |
| 2027 | ~$1,605,087 | ~$1,421,224 | ~1.5479% | ~$21,999 | +36.7% |
| 2028 | ~$1,876,330 | ~$1,563,346 | ~1.4818% | ~$23,166 | +59.7% |
| 2029 | ~$2,193,411 | ~$1,719,681 | ~1.4158% | ~$24,347 | +86.7% |
| 2030 | ~$2,564,076 | ~$1,891,649 | ~1.3498% | ~$25,533 | +118.3% |
In 2025, this property's market value of $1,174,565 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +126% 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 | $1,174,565 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,110,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $920,971 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $927,500 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $673,926 | $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.