1120 SHADY LN TX 78721
| Owner | TRAILHEAD PROPCO LP |
|---|---|
| Parcel ID | 0204160101 |
| Short ID | 192460 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 256,256 SF |
| Land SF | 426,383 SF |
| Acres | 9.788 |
| Year Built | 2020 |
| Legal | ABS 22 SUR 29 TANNEHILL J C ACR 9.7825 |
| Neighborhood | 08EC |
| Land | $24,047,984 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $24,047,984 |
| Improvement | $46,192,016 |
|---|---|
| Total Improvement | $46,192,016 |
| Market | $70,240,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $70,240,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $70,240,000 |
| Taxable Value | $70,240,000 |
|---|
Appreciation: Market value has risen +291.8% from $17,928,352 (2021) to $70,240,000 (2025), a CAGR of 40.7% 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 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $1,437,451. 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 34% of market value ($24,047,984 land vs $46,192,016 improvements), about $56/SF of land. Most value sits in the improvements, so building condition, age (~6 yrs), and rent roll drive the underwriting.
Submarket Position: At $70,240,000, 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 +40.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $387,159,276 by 2030, with an estimated annual tax burden around $2,130,931. 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.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 256,256 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% | $649,860.48 | $649,860.48 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $368,069.54 | $368,069.54 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $263,993.53 | $263,993.53 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $82,899.36 | $82,899.36 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $72,628.16 | $72,628.16 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $1,437,451.07 | $1,437,451.07 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $60,653,680 | $70,240,000 | -13.6% |
| Assessed Value | $60,653,680 | $70,240,000 | -13.6% |
| Land Value | $24,047,984 | $24,047,984 | +0.0% |
| Improvement Value | $36,605,696 | $46,192,016 | -20.8% |
| Taxable Value | $60,653,680 | $70,240,000 | -13.6% |
| Total Tax 2026 = estimate |
~$1,241,268
Estimated
|
~$1,437,451
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $60,653,680 | $60,653,680 | +0 (+0.0%) |
| Taxable Value | $60,653,680 | $60,653,680 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $60,653,680 | $24,047,984 | $36,605,696 | — | $60,653,680 | $60,653,680 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $70,240,000 | $24,047,984 | $46,192,016 | — | $70,240,000 | $70,240,000 | ~$1,437,451 | Partial |
| 2024 | $76,428,800 | — | — | −$52,380,816 | $24,047,984 | $— | $1,417,486 | Verified |
| 2023 | $68,741,393 | — | — | −$44,693,409 | $24,047,984 | $— | $1,382,786 | Verified |
| 2022 | $45,356,235 | — | — | −$33,332,243 | $12,023,992 | $— | $1,357,590 | Verified |
| 2021 | $17,928,352 | — | — | −$5,904,360 | $12,023,992 | $— | $987,260 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -13.6% | -13.6% | ~100% | Not available | Partial |
| 2025 | -1.8% | -1.8% | ~100% | Not available | Partial |
| 2024 | -6.4% | -6.4% | ~100% | 1.9800% | Verified |
| 2023 | +11.2% | +11.2% | ~100% | 1.8100% | Verified |
| 2022 | +51.6% | +51.6% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 5.5100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +54.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -13.6% | +38.8% | +45.1% | +153.0% | 2022 | -13.6% | 2026 |
| Assessment Ratio | 100.0% | 60.0% | — | 100.0% | 2025 | 26.5% | 2022 |
| 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 |
$1,437,451 | $1,316,514 | ~$1,832,722 | $1,437,451 | 2025 | $987,260 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$98,820,156 | ~$77,264,000 | ~2.0139% | ~$1,556,048 | +40.7% |
| 2027 | ~$139,029,375 | ~$84,990,400 | ~1.9814% | ~$1,683,990 | +97.9% |
| 2028 | ~$195,599,438 | ~$93,489,440 | ~1.9488% | ~$1,821,959 | +178.5% |
| 2029 | ~$275,187,457 | ~$102,838,384 | ~1.9163% | ~$1,970,683 | +291.8% |
| 2030 | ~$387,159,276 | ~$113,122,222 | ~1.8837% | ~$2,130,931 | +451.2% |
| 2026 | ~$97,415,356 | ~$77,264,000 | ~2.0465% | ~$1,581,196 | +38.7% |
| 2027 | ~$135,104,664 | ~$84,990,400 | ~2.0465% | ~$1,739,316 | +92.3% |
| 2028 | ~$187,375,698 | ~$93,489,440 | ~2.0465% | ~$1,913,247 | +166.8% |
| 2029 | ~$259,870,022 | ~$102,838,384 | ~2.0465% | ~$2,104,572 | +270.0% |
| 2030 | ~$360,411,884 | ~$113,122,222 | ~2.0465% | ~$2,315,029 | +413.1% |
| 2026 | ~$100,224,956 | ~$77,264,000 | ~1.9977% | ~$1,543,474 | +42.7% |
| 2027 | ~$143,010,277 | ~$84,990,400 | ~1.9488% | ~$1,656,326 | +103.6% |
| 2028 | ~$204,060,346 | ~$93,489,440 | ~1.9000% | ~$1,776,315 | +190.5% |
| 2029 | ~$291,172,256 | ~$102,838,384 | ~1.8512% | ~$1,903,738 | +314.5% |
| 2030 | ~$415,471,621 | ~$113,122,222 | ~1.8024% | ~$2,038,882 | +491.5% |
In 2025, this property's market value of $70,240,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 135× 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 | $70,240,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $76,428,800 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $68,741,393 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $45,356,235 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $17,928,352 | $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.