808 EDGECLIFF TER TX 78704
| Owner | KIRVEN JOE W & GLORIA E LIVING TRUST |
|---|---|
| Parcel ID | 0201030402 |
| Short ID | 188011 |
| Type | Real |
| Use Code | 03 Triplex |
| Valuation | Income |
| Improvement SF | 1,836 SF |
| Land SF | 3,618 SF |
| Acres | 0.083 |
| Year Built | 1969 |
| Legal | E 50 FT LOT 15 BLK 53 TRAVIS HEIGHTS |
| Neighborhood | K4005 |
| Land | $877,097 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $877,097 |
| Improvement | $1 |
|---|---|
| Total Improvement | $1 |
| Market | $877,098 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $877,098 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $877,098 |
| Taxable Value | $877,098 |
|---|
Appreciation: Market value has fallen -11.7% from $992,928 (2021) to $877,098 (2025), a CAGR of -3.1% over 4 years. Growth has been relatively flat for this asset class. 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 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 $17,950. 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 100% of market value ($877,097 land vs $1 improvements), about $242/SF of land. With value concentrated in the land under a ~57-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 $877,098, 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 -3.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $751,123 by 2030, with an estimated annual tax burden around $14,149. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,140 SF | ✓ |
| FBSMT | Finished Basement | 696 SF | ✓ |
| 061 | CARPORT ATT 1ST | 360 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 120 SF | ✗ |
| 251 | BATHROOM | 4 SF | ✓ |
| 522 | FIREPLACE | 3 SF | ✓ |
| 413 | STAIRWAY EXT | 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% | $8,114.91 | $8,114.91 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,596.14 | $4,596.14 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,296.53 | $3,296.53 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,035.18 | $1,035.18 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $906.92 | $906.92 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $17,949.68 | $17,949.68 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $877,098 | $877,098 | +0.0% |
| Assessed Value | $877,098 | $877,098 | +0.0% |
| Land Value | $877,097 | $877,097 | +0.0% |
| Improvement Value | $1 | $1 | +0.0% |
| Taxable Value | $877,098 | $877,098 | +0.0% |
| Total Tax 2026 = estimate |
~$17,950
Estimated
|
~$17,950
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $981,881 | $877,098 | -104,783 (-10.7%) |
| Taxable Value | $981,881 | $877,098 | -104,783 (-10.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $877,098 | $877,097 | $1 | — | $877,098 | $877,098 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $877,098 | $877,097 | $1 | — | $877,098 | $877,098 | ~$17,950 | Partial |
| 2024 | $1,466,441 | — | — | −$346,441 | $1,120,000 | $— | $24,093 | Verified |
| 2023 | $1,356,357 | — | — | −$236,357 | $1,120,000 | $— | $26,532 | Verified |
| 2022 | $1,234,500 | — | — | — | $1,356,357 ! | $— | $26,787 | Verified |
| 2021 | $992,928 | — | — | −$47,928 | $945,000 | $— | $26,871 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +11.9% | +11.9% | ~100% | Not available | Partial |
| 2025 | -27.9% | -27.9% | ~100% | Not available | Partial |
| 2024 | -17.1% | -17.1% | ~100% | 1.9800% | Verified |
| 2023 | +8.1% | +8.1% | ~100% | 1.8100% | Verified |
| 2022 | +9.9% | +9.9% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.7100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -29.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +0.4% | -3.1% | +24.3% | 2022 | -40.2% | 2025 |
| Assessment Ratio | 100.0% | 94.0% | — | 109.9% | 2022 | 76.4% | 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 |
$17,950 | $24,447 | ~$15,606 | $26,871 | 2021 | $17,950 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$850,317 | ~$850,317 | ~2.0139% | ~$17,125 | -3.1% |
| 2027 | ~$824,353 | ~$824,353 | ~1.9814% | ~$16,334 | -6.0% |
| 2028 | ~$799,182 | ~$799,182 | ~1.9488% | ~$15,575 | -8.9% |
| 2029 | ~$774,780 | ~$774,780 | ~1.9163% | ~$14,847 | -11.7% |
| 2030 | ~$751,123 | ~$751,123 | ~1.8837% | ~$14,149 | -14.4% |
| 2026 | ~$833,243 | ~$833,243 | ~2.0465% | ~$17,052 | -5.0% |
| 2027 | ~$791,581 | ~$791,581 | ~2.0465% | ~$16,200 | -9.7% |
| 2028 | ~$752,002 | ~$752,002 | ~2.0465% | ~$15,390 | -14.3% |
| 2029 | ~$714,402 | ~$714,402 | ~2.0465% | ~$14,620 | -18.5% |
| 2030 | ~$678,682 | ~$678,682 | ~2.0465% | ~$13,889 | -22.6% |
| 2026 | ~$867,859 | ~$867,859 | ~1.9977% | ~$17,337 | -1.1% |
| 2027 | ~$858,717 | ~$858,717 | ~1.9488% | ~$16,735 | -2.1% |
| 2028 | ~$849,671 | ~$849,671 | ~1.9000% | ~$16,144 | -3.1% |
| 2029 | ~$840,721 | ~$840,721 | ~1.8512% | ~$15,563 | -4.1% |
| 2030 | ~$831,864 | ~$831,864 | ~1.8024% | ~$14,993 | -5.2% |
In 2025, this property's market value of $877,098 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +69% 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 | $877,098 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,466,441 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,356,357 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $1,234,500 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $992,928 | $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.