KINSEY CT TX 78734
| Owner | LABAJ KANTON & PIPER |
|---|---|
| Parcel ID | 0152600603 |
| Short ID | 154489 |
| Type | Real |
| Use Code | 05 Apartment 5–25 Units |
| Valuation | Income |
| Improvement SF | 3,456 SF |
| Land SF | 124,799 SF |
| Acres | 2.865 |
| Year Built | 2003 |
| Legal | LOT 43 CARDINAL HILLS ESTATES UNIT 16 |
| Neighborhood | 05SW |
| Land | $124,799 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $124,799 |
| Improvement | $739,201 |
|---|---|
| Total Improvement | $739,201 |
| Market | $864,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $864,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$653,647 |
| Net Appraised (assessed) | $210,353 |
| Taxable Value | $210,353 |
|---|
Appreciation: Market value has risen +140.5% from $359,294 (2021) to $864,000 (2025), a CAGR of 24.5% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2024→2025), 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 $3,534. Lake Travis ISD is the largest single contributor, at 61.9% of the total 2025 levy.
Assessment Gap: Assessed value ($210,353) is $653,647 below market value, suggesting potential for an upward assessment in future years.
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 ($124,799 land vs $739,201 improvements), about $1/SF of land. Most value sits in the improvements, so building condition, age (~23 yrs), and rent roll drive the underwriting.
Submarket Position: At $864,000, 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 +24.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,587,280 by 2030, with an estimated annual tax burden around $4,946. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 3,456 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 3,456 SF | ✗ |
| 512C | DECK UNCOVRED COMM | 1,656 SF | ✗ |
| 251 | BATHROOM | 8 SF | ✓ |
Market value changed by 373% in 2024, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $2,187.04 | $2,187.04 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $790.60 | $790.60 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $248.26 | $248.26 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $190.16 | $190.16 | Paid |
| W17 WCID # 17 | 0.0568% | 0.0543% | 0.0533% | 0.0533% | 0.0560% | +0.0027% | $117.80 | $117.80 | Paid |
| Combined Rate | 1.8561% | 1.7700% | 1.6158% | 1.6589% | 1.6800% | +0.0211% | $3,533.86 | $3,533.86 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $864,000 | $864,000 | +0.0% |
| Assessed Value | $252,424 | $210,353 | +20.0% |
| Land Value | $124,799 | $124,799 | +0.0% |
| Improvement Value | $739,201 | $739,201 | +0.0% |
| Taxable Value | $252,424 | $210,353 | +20.0% |
| HS Cap Loss | -$611,576 | — | |
| Total Tax 2026 = estimate |
~$4,241
Estimated
|
~$3,534
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $864,000 | $864,000 | +0 (+0.0%) |
| Taxable Value | $252,424 | $252,424 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $864,000 | $124,799 | $739,201 | −$611,576 | $252,424 | $252,424 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $864,000 | $124,799 | $739,201 | −$653,647 | $210,353 | $210,353 | ~$3,534 | Partial |
| 2024 | $146,078 | — | — | −$21,279 | $124,799 | $— | $2,908 | Verified |
| 2023 | $146,078 | — | — | −$21,279 | $124,799 | $— | $2,360 | Verified |
| 2022 | $356,398 | — | — | −$231,599 | $124,799 | $— | $2,586 | Verified |
| 2021 | $359,294 | — | — | −$234,495 | $124,799 | $— | $6,615 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +20.0% | 29.2% | Not available | Partial |
| 2025 | +25.0% | +20.0% | 24.4% | Not available | Partial |
| 2024 | +373.2% ! | +20.0% | 25.4% | 0.4200% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.6200% | Verified |
| 2022 | -59.0% | -59.0% | ~100% | 1.7700% | Verified |
| 2021 | base year | — | ~100% | 1.8400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +142.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +86.3% | +24.5% | +491.5% | 2025 | -59.0% | 2023 |
| Assessment Ratio | 29.2% | 49.0% | — | 85.4% | 2023 | 24.3% | 2025 |
| Effective Tax Rate (2025) | 0.4100% | 0.4100% | — | 0.4100% | 2025 | 0.4100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$3,534 | $3,601 | ~$4,350 | $6,615 | 2021 | $2,360 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,075,919 | ~$231,388 | ~1.6359% | ~$3,785 | +24.5% |
| 2027 | ~$1,339,817 | ~$254,527 | ~1.5919% | ~$4,052 | +55.1% |
| 2028 | ~$1,668,444 | ~$279,980 | ~1.5479% | ~$4,334 | +93.1% |
| 2029 | ~$2,077,675 | ~$307,978 | ~1.5039% | ~$4,632 | +140.5% |
| 2030 | ~$2,587,280 | ~$338,776 | ~1.4598% | ~$4,946 | +199.5% |
| 2026 | ~$1,058,639 | ~$231,388 | ~1.6800% | ~$3,887 | +22.5% |
| 2027 | ~$1,297,126 | ~$254,527 | ~1.6800% | ~$4,276 | +50.1% |
| 2028 | ~$1,589,339 | ~$279,980 | ~1.6800% | ~$4,704 | +84.0% |
| 2029 | ~$1,947,380 | ~$307,978 | ~1.6800% | ~$5,174 | +125.4% |
| 2030 | ~$2,386,080 | ~$338,776 | ~1.6800% | ~$5,691 | +176.2% |
| 2026 | ~$1,093,199 | ~$231,388 | ~1.6139% | ~$3,734 | +26.5% |
| 2027 | ~$1,383,200 | ~$254,527 | ~1.5479% | ~$3,940 | +60.1% |
| 2028 | ~$1,750,131 | ~$279,980 | ~1.4818% | ~$4,149 | +102.6% |
| 2029 | ~$2,214,400 | ~$307,978 | ~1.4158% | ~$4,360 | +156.3% |
| 2030 | ~$2,801,829 | ~$338,776 | ~1.3498% | ~$4,573 | +224.3% |
In 2025, this property's market value of $864,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +66% 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 | $864,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $146,078 | $467,458 | $564,615 | $848,565 | ↓ Bottom 25% | -6.3% |
| 2023 | $146,078 | $503,905 | $617,035 | $919,932 | ↓ Bottom 25% | +0.9% |
| 2022 | $356,398 | $506,618 | $615,058 | $906,429 | ↓ Bottom 25% | +39.1% |
| 2021 | $359,294 | $300,453 | $376,850 | $539,896 | ↓ Below median | 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.