SPICEWOOD SPRINGS RD TX 78759
| Owner | CWS CAPROCK BRIDGE L P |
|---|---|
| Parcel ID | 0143030701 |
| Short ID | 142617 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 318,608 SF |
| Land SF | 1,385,730 SF |
| Acres | 31.812 |
| Year Built | 1993 |
| Legal | ABS 521 SUR 17 MITCHELL J M ACR 31.812 |
| Neighborhood | 08NWW |
| Land | $11,085,840 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $11,085,840 |
| Improvement | $70,264,160 |
|---|---|
| Total Improvement | $70,264,160 |
| Market | $81,350,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $81,350,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $81,350,000 |
| Taxable Value | $81,350,000 |
|---|
Appreciation: Market value has risen +22.0% from $66,700,000 (2021) to $81,350,000 (2025), a CAGR of 5.1% over 4 years. This represents moderate, steady growth. 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 lagged the broader multi-family market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $1,664,816. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Asset Class: Multi-family residential. This is valued using the income approach, so changes in rent roll or occupancy move the appraisal more directly than they would for a cost-approach property.
Value Composition: Land carries 14% of market value ($11,085,840 land vs $70,264,160 improvements), about $8/SF of land. Most value sits in the improvements, so building condition, age (~33 yrs), and rent roll drive the underwriting.
Submarket Position: At $81,350,000, 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 +5.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $104,267,080 by 2030, with an estimated annual tax burden around $1,964,123. 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.
21 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| SO | Sketch Only | 440,509 SF | ✗ |
| 1ST | 1st Floor | 165,546 SF | ✓ |
| 2ND | 2nd Floor | 153,062 SF | ✓ |
| 551 | PAVED AREA | 80,000 SF | ✗ |
| 591 | MASONRY TRIM SF | 50,000 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 39,348 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 38,081 SF | ✗ |
| 041C | GARAGE ATT 1ST COMM | 13,594 SF | ✓ |
| 051C | CARPORT DET 1ST COMM | 5,362 SF | ✗ |
| 581C | STORAGE ATT COMM | 5,268 SF | ✓ |
| 601 | POOL COMM'L | 1,860 SF | ✗ |
| 031C | GARAGE DET 1ST COMM | 1,040 SF | ✓ |
| 571C | STORAGE DET COMM | 144 SF | ✓ |
| 482 | LIGHT POLES | 22 SF | ✓ |
| MISC | Miscellaneous | 10 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 142 | BATHTUB AVG | 1 SF | ✓ |
| 152 | COMMODE AVG | 1 SF | ✓ |
| 162 | LAVATORY AVG | 1 SF | ✓ |
| 521 | FIREPLACE | 1 SF | ✓ |
| 549 | FENCE COMM FV | 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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $752,650.20 | $752,650.20 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $426,287.83 | $426,287.83 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $305,749.91 | $305,749.91 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $96,011.71 | $96,011.71 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $84,115.90 | $84,115.90 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $1,664,815.55 | $1,664,815.55 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $65,870,000 | $81,350,000 | -19.0% |
| Assessed Value | $65,870,000 | $81,350,000 | -19.0% |
| Land Value | $11,085,840 | $11,085,840 | +0.0% |
| Improvement Value | $54,784,160 | $70,264,160 | -22.0% |
| Taxable Value | $65,870,000 | $81,350,000 | -19.0% |
| Total Tax 2026 = estimate |
~$1,348,020
Estimated
|
~$1,664,816
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $76,862,813 | $65,870,000 | -10,992,813 (-14.3%) |
| Taxable Value | $76,862,813 | $65,870,000 | -10,992,813 (-14.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $65,870,000 | $11,085,840 | $54,784,160 | — | $65,870,000 | $65,870,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $81,350,000 | $11,085,840 | $70,264,160 | — | $81,350,000 | $81,350,000 | ~$1,664,816 | Partial |
| 2024 | $96,550,000 | — | — | −$85,464,160 | $11,085,840 | $— | $1,622,220 | Verified |
| 2023 | $89,900,000 | — | — | −$78,814,160 | $11,085,840 | $— | $1,530,431 | Verified |
| 2022 | $65,260,000 | — | — | −$54,174,160 | $11,085,840 | $— | $1,587,833 | Verified |
| 2021 | $66,700,000 | — | — | −$55,614,160 | $11,085,840 | $— | $1,384,036 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -5.5% | -5.5% | ~100% | Not available | Partial |
| 2025 | -6.3% | -6.3% | ~100% | Not available | Partial |
| 2024 | -10.1% | -10.1% | ~100% | 1.8700% | Verified |
| 2023 | +7.4% | +7.4% | ~100% | 1.5900% | Verified |
| 2022 | +37.8% | +37.8% | ~100% | 1.7700% | Verified |
| 2021 | base year | — | ~100% | 2.0800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +24.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -19.0% | +1.7% | +10.0% | +37.8% | 2023 | -19.0% | 2026 |
| Assessment Ratio | 100.0% | 42.9% | — | 100.0% | 2025 | 11.5% | 2024 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,664,816 | $1,557,867 | ~$1,841,438 | $1,664,816 | 2025 | $1,384,036 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$85,490,034 | ~$85,490,034 | ~2.0139% | ~$1,721,715 | +5.1% |
| 2027 | ~$89,840,760 | ~$89,840,760 | ~1.9814% | ~$1,780,094 | +10.4% |
| 2028 | ~$94,412,903 | ~$94,412,903 | ~1.9488% | ~$1,839,956 | +16.1% |
| 2029 | ~$99,217,729 | ~$99,217,729 | ~1.9163% | ~$1,901,300 | +22.0% |
| 2030 | ~$104,267,080 | ~$104,267,080 | ~1.8837% | ~$1,964,123 | +28.2% |
| 2026 | ~$83,863,034 | ~$83,863,034 | ~2.0465% | ~$1,716,244 | +3.1% |
| 2027 | ~$86,453,699 | ~$86,453,699 | ~2.0465% | ~$1,769,262 | +6.3% |
| 2028 | ~$89,124,394 | ~$89,124,394 | ~2.0465% | ~$1,823,917 | +9.6% |
| 2029 | ~$91,877,592 | ~$91,877,592 | ~2.0465% | ~$1,880,261 | +12.9% |
| 2030 | ~$94,715,840 | ~$94,715,840 | ~2.0465% | ~$1,938,345 | +16.4% |
| 2026 | ~$87,117,034 | ~$87,117,034 | ~1.9977% | ~$1,740,304 | +7.1% |
| 2027 | ~$93,292,902 | ~$93,292,902 | ~1.9488% | ~$1,818,129 | +14.7% |
| 2028 | ~$99,906,587 | ~$99,906,587 | ~1.9000% | ~$1,898,242 | +22.8% |
| 2029 | ~$106,989,127 | ~$106,989,127 | ~1.8512% | ~$1,980,576 | +31.5% |
| 2030 | ~$114,573,760 | ~$114,573,760 | ~1.8024% | ~$2,065,045 | +40.8% |
In 2025, this property's market value of $81,350,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 157× 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 | $81,350,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $96,550,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $89,900,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $65,260,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $66,700,000 | $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.