16218 CLARA VAN TX 78734
| Owner | CLARA VAN PROPERTIES LLC |
|---|---|
| Parcel ID | 0145681081 |
| Short ID | 474880 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 4,316 SF |
| Land SF | 28,314 SF |
| Acres | 0.650 |
| Year Built | 1983 |
| Legal | ABS 2453 SUR 84 STEWART B K ACR .6500 |
| Neighborhood | R2010 |
| Land | $188,285 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $188,285 |
| Improvement | $597,590 |
|---|---|
| Total Improvement | $597,590 |
| Market | $785,875 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $785,875 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $785,875 |
| Taxable Value | $785,875 |
|---|
Appreciation: Market value has risen +43.4% from $548,022 (2021) to $785,875 (2025), a CAGR of 9.4% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2022), 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 5 taxing entities is 1.6800% in 2025 (+0.0211% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $13,202. 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 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 24% of market value ($188,285 land vs $597,590 improvements), about $7/SF of land. Most value sits in the improvements, so building condition, age (~43 yrs), and rent roll drive the underwriting.
Submarket Position: At $785,875, 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 +9.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,233,241 by 2030, with an estimated annual tax burden around $18,003. 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 |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 4,316 SF | ✗ |
| 2ND | 2nd Floor | 2,236 SF | ✓ |
| 1ST | 1st Floor | 2,080 SF | ✓ |
| 512 | DECK UNCOVRED | 602 SF | ✗ |
| 012 | PORCH OPEN 2ND F | 344 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 120 SF | ✗ |
| 581 | STORAGE ATT | 36 SF | ✓ |
| 251 | BATHROOM | 6 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% | $8,170.74 | $8,170.74 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,953.67 | $2,953.67 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $927.51 | $927.51 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $710.42 | $710.42 | Paid |
| W17 WCID # 17 | 0.0568% | 0.0543% | 0.0533% | 0.0533% | 0.0560% | +0.0027% | $440.09 | $440.09 | Paid |
| Combined Rate | 1.8561% | 1.7700% | 1.6158% | 1.6589% | 1.6800% | +0.0211% | $13,202.43 | $13,202.43 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $716,142 | $785,875 | -8.9% |
| Assessed Value | $716,142 | $785,875 | -8.9% |
| Land Value | $188,285 | $188,285 | +0.0% |
| Improvement Value | $527,857 | $597,590 | -11.7% |
| Taxable Value | $716,142 | $785,875 | -8.9% |
| Total Tax 2026 = estimate |
~$12,031
Estimated
|
~$13,202
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $716,142 | $716,142 | +0 (+0.0%) |
| Taxable Value | $716,142 | $716,142 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $716,142 | $188,285 | $527,857 | — | $716,142 | $716,142 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $785,875 | $188,285 | $597,590 | — | $785,875 | $785,875 | ~$13,202 | Partial |
| 2024 | $765,574 | — | — | −$578,074 | $187,500 | $— | $8,915 | Verified |
| 2023 | $809,495 | — | — | −$689,495 | $120,000 | $— | $7,762 | Verified |
| 2022 | $756,744 | — | — | −$636,744 | $120,000 | $— | $8,307 | Verified |
| 2021 | $548,022 | — | — | −$428,022 | $120,000 | $— | $8,083 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -8.9% | -8.9% | ~100% | Not available | Partial |
| 2025 | -4.8% | +6.3% | ~100% | Not available | Partial |
| 2024 | +7.8% | +10.0% | 89.6% | 1.0800% | Verified |
| 2023 | -5.4% | +10.0% | 87.8% | 1.0100% | Verified |
| 2022 | +7.0% | +10.0% | 75.5% | 1.0300% | Verified |
| 2021 | base year | — | 73.4% | 1.4800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +3.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -8.9% | +6.7% | +11.6% | +38.1% | 2022 | -8.9% | 2026 |
| Assessment Ratio | 100.0% | 46.2% | — | 100.0% | 2025 | 14.8% | 2023 |
| 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 |
$13,202 | $9,254 | ~$15,988 | $13,202 | 2025 | $7,762 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$859,988 | ~$859,988 | ~1.6359% | ~$14,069 | +9.4% |
| 2027 | ~$941,090 | ~$941,090 | ~1.5919% | ~$14,981 | +19.8% |
| 2028 | ~$1,029,841 | ~$1,029,841 | ~1.5479% | ~$15,941 | +31.0% |
| 2029 | ~$1,126,961 | ~$1,126,961 | ~1.5039% | ~$16,948 | +43.4% |
| 2030 | ~$1,233,241 | ~$1,233,241 | ~1.4598% | ~$18,003 | +56.9% |
| 2026 | ~$844,270 | ~$844,270 | ~1.6800% | ~$14,183 | +7.4% |
| 2027 | ~$907,005 | ~$907,005 | ~1.6800% | ~$15,237 | +15.4% |
| 2028 | ~$974,401 | ~$974,401 | ~1.6800% | ~$16,370 | +24.0% |
| 2029 | ~$1,046,805 | ~$1,046,805 | ~1.6800% | ~$17,586 | +33.2% |
| 2030 | ~$1,124,589 | ~$1,124,589 | ~1.6800% | ~$18,893 | +43.1% |
| 2026 | ~$875,705 | ~$864,463 | ~1.6139% | ~$13,952 | +11.4% |
| 2027 | ~$975,804 | ~$950,909 | ~1.5479% | ~$14,719 | +24.2% |
| 2028 | ~$1,087,344 | ~$1,046,000 | ~1.4818% | ~$15,500 | +38.4% |
| 2029 | ~$1,211,635 | ~$1,150,600 | ~1.4158% | ~$16,290 | +54.2% |
| 2030 | ~$1,350,132 | ~$1,265,660 | ~1.3498% | ~$17,083 | +71.8% |
In 2025, this property's market value of $785,875 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +51% 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 | $785,875 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $765,574 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $809,495 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $756,744 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $548,022 | $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.