1708 SHAG BARK TRL AUSTIN, TX 78758
| Owner | SPEYER BRUCE K & ROBERTA F |
|---|---|
| Parcel ID | 0260180508 |
| Short ID | 264804 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 3,768 SF |
| Land SF | 22,303 SF |
| Acres | 0.512 |
| Year Built | 1983 |
| Legal | LOT 15 VALLEY VIEW ESTATES |
| Neighborhood | W2005 |
| Land | $188,764 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $188,764 |
| Improvement | $860,224 |
|---|---|
| Total Improvement | $860,224 |
| Market | $1,048,988 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,048,988 |
| Value Limitation Adjustment (−) (homestead cap) | −$137,678 |
| Net Appraised (assessed) | $911,310 |
| Exemptions (−) (DP,HS) | −$325,482 |
|---|---|
| Taxable Value | $585,828 |
Appreciation: Market value has risen +85.4% from $565,852 (2021) to $1,048,988 (2025), a CAGR of 16.7% over 4 years. This is strong appreciation — well above typical inflation. 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 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 $11,989. City of Austin is the largest single contributor, at 35.2% of the total 2025 levy.
Assessment Gap: Assessed value ($911,310) is $137,678 below market value, suggesting potential for an upward assessment in future years.
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 18% of market value ($188,764 land vs $860,224 improvements), about $8/SF of land. Most value sits in the improvements, so building condition, age (~43 yrs), and rent roll drive the underwriting.
Submarket Position: At $1,048,988, 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 +16.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,269,108 by 2030, with an estimated annual tax burden around $27,647. 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.
10 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 3,768 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 3,768 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 1,290 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 550 SF | ✓ |
| 571 | STORAGE DET | 420 SF | ✓ |
| 061 | CARPORT ATT 1ST | 288 SF | ✗ |
| 251 | BATHROOM | 4 SF | ✓ |
| 522 | FIREPLACE | 4 SF | ✓ |
| 604 | POOL RES CONC | 1 SF | ✗ |
| 410 | OUTDOOR KITCHEN | 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 |
|---|---|---|---|---|---|---|---|---|---|
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $703.55 | $703.55 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $550.45 | $550.45 | Paid |
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $469.96 | $469.96 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $160.47 | $160.47 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $114.29 | $114.29 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $1,998.72 | $1,998.72 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $908,778 | $1,048,988 | -13.4% |
| Assessed Value | $908,778 | $911,310 | -0.3% |
| Land Value | $188,764 | $188,764 | +0.0% |
| Improvement Value | $720,014 | $860,224 | -16.3% |
| Taxable Value | $581,753 | $585,828 | -0.7% |
| Exemptions | DP,HS | DP,HS | |
| Total Tax 2026 = estimate |
~$11,905
Estimated
|
~$1,999
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $908,778 | $908,778 | +0 (+0.0%) |
| Taxable Value | $583,802 | $581,753 | -2,049 (-0.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $908,778 | $188,764 | $720,014 | — | $908,778 | $581,753 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,048,988 | $188,764 | $860,224 | −$137,678 | $911,310 | $585,828 | ~$1,999 | Partial |
| 2024 | $1,230,756 | — | — | −$1,055,756 | $175,000 | $— | $8,140 | Verified |
| 2023 | $1,219,698 | — | — | −$1,044,698 | $175,000 | $— | $7,421 | Verified |
| 2022 | $861,144 | — | — | −$686,144 | $175,000 | $— | $9,438 | Verified |
| 2021 | $565,852 | — | — | −$390,852 | $175,000 | $— | $9,551 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -13.4% | -0.3% | ~100% | Not available | Partial |
| 2025 | -14.1% | +10.0% | 86.9% | Not available | Partial |
| 2024 | -0.8% | +10.0% | 67.8% | 0.6700% | Verified |
| 2023 | +0.9% | +10.0% | 61.2% | 0.6000% | Verified |
| 2022 | +41.6% | +10.0% | 56.1% | 0.7700% | Verified |
| 2021 | base year | — | 72.3% | 1.6900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +21.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -13.4% | +13.3% | +20.3% | +52.2% | 2022 | -14.8% | 2025 |
| Assessment Ratio | 100.0% | 44.4% | — | 100.0% | 2026 | 14.2% | 2024 |
| Effective Tax Rate (2025) | 0.1900% | 0.1900% | — | 0.1900% | 2025 | 0.1900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,999 | $7,310 | ~$23,778 | $9,551 | 2021 | $1,999 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,224,017 | ~$1,002,441 | ~2.0139% | ~$20,189 | +16.7% |
| 2027 | ~$1,428,250 | ~$1,102,685 | ~1.9814% | ~$21,848 | +36.2% |
| 2028 | ~$1,666,561 | ~$1,212,954 | ~1.9488% | ~$23,639 | +58.9% |
| 2029 | ~$1,944,635 | ~$1,334,249 | ~1.9163% | ~$25,568 | +85.4% |
| 2030 | ~$2,269,108 | ~$1,467,674 | ~1.8837% | ~$27,647 | +116.3% |
| 2026 | ~$1,203,037 | ~$1,002,441 | ~2.0465% | ~$20,515 | +14.7% |
| 2027 | ~$1,379,709 | ~$1,102,685 | ~2.0465% | ~$22,566 | +31.5% |
| 2028 | ~$1,582,327 | ~$1,212,954 | ~2.0465% | ~$24,823 | +50.8% |
| 2029 | ~$1,814,699 | ~$1,334,249 | ~2.0465% | ~$27,305 | +73.0% |
| 2030 | ~$2,081,197 | ~$1,467,674 | ~2.0465% | ~$30,036 | +98.4% |
| 2026 | ~$1,244,997 | ~$1,002,441 | ~1.9977% | ~$20,025 | +18.7% |
| 2027 | ~$1,477,631 | ~$1,102,685 | ~1.9488% | ~$21,490 | +40.9% |
| 2028 | ~$1,753,733 | ~$1,212,954 | ~1.9000% | ~$23,046 | +67.2% |
| 2029 | ~$2,081,427 | ~$1,334,249 | ~1.8512% | ~$24,700 | +98.4% |
| 2030 | ~$2,470,353 | ~$1,467,674 | ~1.8024% | ~$26,453 | +135.5% |
In 2025, this property's market value of $1,048,988 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +102% 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 | $1,048,988 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,230,756 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,219,698 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $861,144 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $565,852 | $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.