400 SWANEE DR TX 78752
| Owner | SMITH CINDA B |
|---|---|
| Parcel ID | 0231110115 |
| Short ID | 232345 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 1,200 SF |
| Land SF | 8,997 SF |
| Acres | 0.207 |
| Year Built | 1966 |
| Legal | E 23FT OF LOT 19 *& W 27FT OF LOT 20 BLK 5 *LESS S 5FT SILVERTON HEIGHTS |
| Neighborhood | Y7005 |
| Land | $359,902 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $359,902 |
| Improvement | $5,430 |
|---|---|
| Total Improvement | $5,430 |
| Market | $365,332 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $365,332 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $365,332 |
| Taxable Value | $365,332 |
|---|
Appreciation: Market value has risen +19.8% from $304,961 (2021) to $365,332 (2025), a CAGR of 4.6% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2022→2023), 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 $7,476. 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 cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 99% of market value ($359,902 land vs $5,430 improvements), about $40/SF of land. With value concentrated in the land under a ~60-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 $365,332, this parcel sits in the bottom quartile (<25th 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 +4.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $457,870 by 2030, with an estimated annual tax burden around $8,625. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,200 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,200 SF | ✗ |
| 061 | CARPORT ATT 1ST | 347 SF | ✗ |
| 581 | STORAGE ATT | 33 SF | ✓ |
| 251 | BATHROOM | 2 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% | $3,380.05 | $3,380.05 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,914.40 | $1,914.40 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,373.08 | $1,373.08 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $431.18 | $431.18 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $377.75 | $377.75 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $7,476.46 | $7,476.46 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $248,896 | $365,332 | -31.9% |
| Assessed Value | $248,896 | $365,332 | -31.9% |
| Land Value | $239,935 | $359,902 | -33.3% |
| Improvement Value | $8,961 | $5,430 | +65.0% |
| Taxable Value | $248,896 | $365,332 | -31.9% |
| Total Tax 2026 = estimate |
~$5,094
Estimated
|
~$7,476
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $288,809 | $248,896 | -39,913 (-13.8%) |
| Taxable Value | $288,809 | $248,896 | -39,913 (-13.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $248,896 | $239,935 | $8,961 | — | $248,896 | $248,896 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $365,332 | $359,902 | $5,430 | — | $365,332 | $365,332 | ~$7,476 | Partial |
| 2024 | $470,882 | — | — | −$125,882 | $345,000 | $— | $8,193 | Verified |
| 2023 | $476,134 | — | — | −$131,134 | $345,000 | $— | $8,519 | Verified |
| 2022 | $337,500 | — | — | — | $345,000 ! | $— | $9,403 | Verified |
| 2021 | $304,961 | — | — | −$74,961 | $230,000 | $— | $7,346 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -20.9% | -20.9% | ~100% | Not available | Partial |
| 2025 | -11.6% | -11.6% | ~100% | Not available | Partial |
| 2024 | -12.2% | -12.2% | ~100% | 1.9800% | Verified |
| 2023 | -1.1% | -1.1% | ~100% | 1.8100% | Verified |
| 2022 | +37.2% | +37.2% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.4100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +5.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -31.9% | -0.7% | +14.4% | +41.1% | 2023 | -31.9% | 2026 |
| Assessment Ratio | 100.0% | 87.2% | — | 102.2% | 2022 | 72.5% | 2023 |
| 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 |
$7,476 | $8,188 | ~$8,157 | $9,403 | 2022 | $7,346 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$382,207 | ~$382,207 | ~2.0139% | ~$7,697 | +4.6% |
| 2027 | ~$399,861 | ~$399,861 | ~1.9814% | ~$7,923 | +9.5% |
| 2028 | ~$418,331 | ~$418,331 | ~1.9488% | ~$8,153 | +14.5% |
| 2029 | ~$437,654 | ~$437,654 | ~1.9163% | ~$8,387 | +19.8% |
| 2030 | ~$457,870 | ~$457,870 | ~1.8837% | ~$8,625 | +25.3% |
| 2026 | ~$374,900 | ~$374,900 | ~2.0465% | ~$7,672 | +2.6% |
| 2027 | ~$384,719 | ~$384,719 | ~2.0465% | ~$7,873 | +5.3% |
| 2028 | ~$394,795 | ~$394,795 | ~2.0465% | ~$8,079 | +8.1% |
| 2029 | ~$405,135 | ~$405,135 | ~2.0465% | ~$8,291 | +10.9% |
| 2030 | ~$415,746 | ~$415,746 | ~2.0465% | ~$8,508 | +13.8% |
| 2026 | ~$389,514 | ~$389,514 | ~1.9977% | ~$7,781 | +6.6% |
| 2027 | ~$415,296 | ~$415,296 | ~1.9488% | ~$8,093 | +13.7% |
| 2028 | ~$442,784 | ~$442,784 | ~1.9000% | ~$8,413 | +21.2% |
| 2029 | ~$472,093 | ~$472,093 | ~1.8512% | ~$8,739 | +29.2% |
| 2030 | ~$503,341 | ~$503,341 | ~1.8024% | ~$9,072 | +37.8% |
In 2025, this property's market value of $365,332 places it in the bottom 25% for Multi-Family properties in Travis County (12584 comparable) — -30% below 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 | $365,332 | $438,669 | $519,778 | $749,859 | ↓ Bottom 25% | -7.5% |
| 2024 | $470,882 | $467,458 | $564,615 | $848,565 | ↓ Below median | -6.3% |
| 2023 | $476,134 | $503,905 | $617,035 | $919,932 | ↓ Bottom 25% | +0.9% |
| 2022 | $337,500 | $506,618 | $615,058 | $906,429 | ↓ Bottom 25% | +39.1% |
| 2021 | $304,961 | $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.