3955 SHOAL CREEK BLVD TX 78756
| Owner | COREY ELISA & JULIAN |
|---|---|
| Parcel ID | 0221010525 |
| Short ID | 525615 |
| Type | Real |
| Use Code | 05 Apartment 5–25 Units |
| Valuation | Income |
| Improvement SF | 5,496 SF |
| Land SF | 11,603 SF |
| Acres | 0.266 |
| Year Built | 1967 |
| Legal | LOT 1A MARKS SUBD |
| Neighborhood | 05WC3 |
| Land | $696,155 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $696,155 |
| Improvement | $393,845 |
|---|---|
| Total Improvement | $393,845 |
| Market | $1,090,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,090,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$143,086 |
| Net Appraised (assessed) | $946,914 |
| Exemptions (−) (HS,OV65) | −$260,663 |
|---|---|
| Taxable Value | $686,251 |
Appreciation: Market value has risen +17.2% from $930,000 (2021) to $1,090,000 (2025), a CAGR of 4.0% 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 $14,044. Austin ISD is the largest single contributor, at 46.9% of the total 2025 levy.
Assessment Gap: Assessed value ($946,914) is $143,086 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 64% of market value ($696,155 land vs $393,845 improvements), about $60/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $1,090,000, 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 +4.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,329,248 by 2030, with an estimated annual tax burden around $25,040. 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.
11 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 3,200 SF | ✗ |
| 1ST | 1st Floor | 2,748 SF | ✓ |
| 2ND | 2nd Floor | 2,748 SF | ✓ |
| SO | Sketch Only | 1,008 SF | ✗ |
| 591 | MASONRY TRIM SF | 850 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 531 SF | ✗ |
| 511 | DECK | 387 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 144 SF | ✗ |
| 581C | STORAGE ATT COMM | 90 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 1 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% | $6,679.15 | $6,679.15 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,340.46 | $3,340.46 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,579.24 | $2,579.24 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $895.49 | $895.49 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $760.39 | $760.39 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $14,254.73 | $14,254.73 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,120,000 | $1,090,000 | +2.8% |
| Assessed Value | $1,015,535 | $946,914 | +7.2% |
| Land Value | $696,155 | $696,155 | +0.0% |
| Improvement Value | $423,845 | $393,845 | +7.6% |
| Taxable Value | $741,079 | $686,251 | +8.0% |
| Exemptions | HS,OV65 | HS,OV65 | |
| HS Cap Loss | -$104,465 | — | |
| Total Tax 2026 = estimate |
~$15,166
Estimated
|
~$14,255
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,236,600 | $1,120,000 | -116,600 (-9.4%) |
| Taxable Value | $781,607 | $741,079 | -40,528 (-5.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,120,000 | $696,155 | $423,845 | −$104,465 | $1,015,535 | $741,079 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,090,000 | $696,155 | $393,845 | −$143,086 | $946,914 | $686,251 | ~$14,255 | Partial |
| 2024 | $970,600 | — | — | −$274,445 | $696,155 | $— | $19,250 | Verified |
| 2023 | $965,922 | — | — | −$269,767 | $696,155 | $— | $15,870 | Verified |
| 2022 | $965,922 | — | — | −$269,767 | $696,155 | $— | $17,823 | Verified |
| 2021 | $930,000 | — | — | −$233,845 | $696,155 | $— | $19,779 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +13.4% | +11.3% | 85.2% | Not available | Partial |
| 2025 | +1.7% | -11.5% | 86.9% | Not available | Partial |
| 2024 | +10.4% | +10.2% | ~100% | 1.8000% | Verified |
| 2023 | +0.5% | +0.5% | ~100% | 1.6400% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.8500% | Verified |
| 2021 | base year | — | ~100% | 2.1300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +12.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +2.8% | +3.9% | +3.5% | +12.3% | 2025 | +0.0% | 2023 |
| Assessment Ratio | 90.7% | 78.1% | — | 90.7% | 2026 | 71.7% | 2024 |
| Effective Tax Rate (2025) | 1.3100% | 1.3100% | — | 1.3100% | 2025 | 1.3100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$14,255 | $17,395 | ~$23,426 | $19,779 | 2021 | $14,255 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,134,129 | ~$1,041,605 | ~2.0139% | ~$20,977 | +4.0% |
| 2027 | ~$1,180,044 | ~$1,145,766 | ~1.9814% | ~$22,702 | +8.3% |
| 2028 | ~$1,227,818 | ~$1,227,818 | ~1.9488% | ~$23,928 | +12.6% |
| 2029 | ~$1,277,527 | ~$1,277,527 | ~1.9163% | ~$24,481 | +17.2% |
| 2030 | ~$1,329,248 | ~$1,329,248 | ~1.8837% | ~$25,040 | +21.9% |
| 2026 | ~$1,112,329 | ~$1,041,605 | ~2.0465% | ~$21,316 | +2.0% |
| 2027 | ~$1,135,115 | ~$1,135,115 | ~2.0465% | ~$23,230 | +4.1% |
| 2028 | ~$1,158,368 | ~$1,158,368 | ~2.0465% | ~$23,706 | +6.3% |
| 2029 | ~$1,182,097 | ~$1,182,097 | ~2.0465% | ~$24,191 | +8.4% |
| 2030 | ~$1,206,313 | ~$1,206,313 | ~2.0465% | ~$24,687 | +10.7% |
| 2026 | ~$1,155,929 | ~$1,041,605 | ~1.9977% | ~$20,808 | +6.0% |
| 2027 | ~$1,225,845 | ~$1,145,766 | ~1.9488% | ~$22,329 | +12.5% |
| 2028 | ~$1,299,991 | ~$1,260,343 | ~1.9000% | ~$23,947 | +19.3% |
| 2029 | ~$1,378,621 | ~$1,378,621 | ~1.8512% | ~$25,521 | +26.5% |
| 2030 | ~$1,462,007 | ~$1,462,007 | ~1.8024% | ~$26,351 | +34.1% |
In 2025, this property's market value of $1,090,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +110% 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 | $1,090,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $970,600 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $965,922 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $965,922 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $930,000 | $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.