3101 SHORELINE DR TX 78728
| Owner | PLEASANTON HOUSING FINANCE |
|---|---|
| Parcel ID | 0276200901 |
| Short ID | 379417 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 319,120 SF |
| Land SF | 740,825 SF |
| Acres | 17.007 |
| Year Built | 1986 |
| Legal | LOT 1A BLK A BRATTON LANE 60 ACRES PHS 1A |
| Neighborhood | 08NO2 |
| Land | $2,222,475 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,222,475 |
| Improvement | $47,007,525 |
|---|---|
| Total Improvement | $47,007,525 |
| Market | $49,230,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $49,230,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $49,230,000 |
| Taxable Value | $49,230,000 |
|---|
Appreciation: Market value has risen +7.9% from $45,620,000 (2021) to $49,230,000 (2025), a CAGR of 1.9% over 4 years. Growth has been relatively flat for this asset class. 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 6 taxing entities is 1.6136% in 2025 (+0.0359% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $794,392. Round Rock ISD is the largest single contributor, at 55.3% 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 5% of market value ($2,222,475 land vs $47,007,525 improvements), about $3/SF of land. Most value sits in the improvements, so building condition, age (~40 yrs), and rent roll drive the underwriting.
Submarket Position: At $49,230,000, 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 +1.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $54,146,829 by 2030, with an estimated annual tax burden around $718,772. 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.
28 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| SO | Sketch Only | 543,689 SF | ✗ |
| 2ND | 2nd Floor | 128,984 SF | ✓ |
| 551 | PAVED AREA | 117,075 SF | ✗ |
| 1ST | 1st Floor | 113,232 SF | ✓ |
| 591 | MASONRY TRIM SF | 90,332 SF | ✗ |
| 3RD | 3rd Floor | 76,904 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 24,886 SF | ✗ |
| 051C | CARPORT DET 1ST COMM | 22,770 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 18,456 SF | ✗ |
| 013C | PORCH OPEN 3 COMM | 12,464 SF | ✗ |
| 031C | GARAGE DET 1ST COMM | 5,600 SF | ✓ |
| 611 | TERRACE | 5,535 SF | ✗ |
| 581C | STORAGE ATT COMM | 2,284 SF | ✓ |
| 601 | POOL COMM'L | 2,272 SF | ✗ |
| 541 | FENCE COMM LF | 400 SF | ✗ |
| 482 | LIGHT POLES | 310 SF | ✓ |
| MISC | Miscellaneous | 10 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 142 | BATHTUB AVG | 1 SF | ✓ |
| 152 | COMMODE AVG | 1 SF | ✓ |
| 162 | LAVATORY AVG | 1 SF | ✓ |
| 172 | SHOWER STALL AVG | 1 SF | ✓ |
| 222 | FOUNTAIN WTR AVG | 1 SF | ✓ |
| 242 | OBS OVEN/BURN | 1 SF | ✓ |
| 312 | TENNIS COURT FV | 1 SF | ✗ |
| 449 | SPA | 1 SF | ✗ |
| 521 | FIREPLACE | 1 SF | ✓ |
| 539 | FENCE FV | 1 SF | ✗ |
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 379417 | BEL SHORELINE LLC | 3101 SHORELINE DR 78728 | $2,222,475 | $2,222,475 | $2,222,475 |
| 1010047 | POLARIS TX25 SPE LLC ETAL | — | $43,537,525 | $43,537,525 | $43,537,525 |
Market value changed by 95% in 2026, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| IRR Round Rock ISD | 1.1336% | 1.0626% | 0.9190% | 0.8931% | 0.8931% | +0.0000% | $407,182.15 | $407,182.15 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $171,355.25 | $171,355.25 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $53,809.05 | $53,809.05 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $47,142.13 | $47,142.13 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $42,293.42 | $42,293.42 | Paid |
| E17 Travis County ESD #17 | 0.0450% | 0.0245% | 0.0230% | 0.0370% | 0.0305% | -0.0065% | $13,905.56 | $13,905.56 | Paid |
| Combined Rate | 1.8426% | 1.6827% | 1.5232% | 1.5777% | 1.6136% | +0.0359% | $735,687.56 | $735,687.56 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $45,760,000 | $49,230,000 | -7.0% |
| Assessed Value | $45,760,000 | $49,230,000 | -7.0% |
| Land Value | $2,222,475 | $2,222,475 | +0.0% |
| Improvement Value | — | $47,007,525 | — |
| Taxable Value | $45,760,000 | $49,230,000 | -7.0% |
| Total Tax 2026 = estimate |
~$738,398
Estimated
|
~$735,688
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $47,740,377 | $45,760,000 | -1,980,377 (-4.1%) |
| Taxable Value | $47,740,377 | $45,760,000 | -1,980,377 (-4.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $45,760,000 | $2,222,475 | — | — | $45,760,000 | $45,760,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $49,230,000 | $2,222,475 | $47,007,525 | — | $49,230,000 | $49,230,000 | ~$735,688 | Partial |
| 2024 | $62,500,000 | — | — | −$60,277,525 | $2,222,475 | $— | $738,354 | Verified |
| 2023 | $61,900,000 | — | — | −$59,677,525 | $2,222,475 | $— | $953,730 | Verified |
| 2022 | $44,100,000 | — | — | −$41,877,525 | $2,222,475 | $— | $1,041,606 | Verified |
| 2021 | $45,620,000 | — | — | −$43,397,525 | $2,222,475 | $— | $814,179 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -95.5% ! | -95.5% | ~100% | Not available | Partial |
| 2025 | +5.2% | +5.2% | ~100% | Not available | Partial |
| 2024 | -29.6% | -29.6% | ~100% | 1.5800% | Verified |
| 2023 | +7.4% | +7.4% | ~100% | 1.4300% | Verified |
| 2022 | +34.9% | +34.9% | ~100% | 1.6800% | Verified |
| 2021 | base year | — | ~100% | 1.7800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +7.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -7.0% | +2.0% | +3.5% | +40.4% | 2023 | -21.2% | 2025 |
| Assessment Ratio | 100.0% | 36.2% | — | 100.0% | 2025 | 3.6% | 2023 |
| Effective Tax Rate (2025) | 1.4900% | 1.4900% | — | 1.4900% | 2025 | 1.4900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$735,688 | $856,711 | ~$750,721 | $1,041,606 | 2022 | $735,688 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$50,176,282 | ~$50,176,282 | ~1.5564% | ~$780,942 | +1.9% |
| 2027 | ~$51,140,752 | ~$51,140,752 | ~1.4992% | ~$766,682 | +3.9% |
| 2028 | ~$52,123,762 | ~$52,123,762 | ~1.4419% | ~$751,585 | +5.9% |
| 2029 | ~$53,125,666 | ~$53,125,666 | ~1.3847% | ~$735,624 | +7.9% |
| 2030 | ~$54,146,829 | ~$54,146,829 | ~1.3275% | ~$718,772 | +10.0% |
| 2026 | ~$49,191,682 | ~$49,191,682 | ~1.6136% | ~$793,773 | -0.1% |
| 2027 | ~$49,153,393 | ~$49,153,393 | ~1.6136% | ~$793,155 | -0.2% |
| 2028 | ~$49,115,134 | ~$49,115,134 | ~1.6136% | ~$792,538 | -0.2% |
| 2029 | ~$49,076,905 | ~$49,076,905 | ~1.6136% | ~$791,921 | -0.3% |
| 2030 | ~$49,038,706 | ~$49,038,706 | ~1.6136% | ~$791,305 | -0.4% |
| 2026 | ~$51,160,882 | ~$51,160,882 | ~1.5278% | ~$781,625 | +3.9% |
| 2027 | ~$53,167,496 | ~$53,167,496 | ~1.4419% | ~$766,635 | +8.0% |
| 2028 | ~$55,252,812 | ~$55,252,812 | ~1.3561% | ~$749,266 | +12.2% |
| 2029 | ~$57,419,919 | ~$57,419,919 | ~1.2702% | ~$729,356 | +16.6% |
| 2030 | ~$59,672,022 | ~$59,672,022 | ~1.1844% | ~$706,731 | +21.2% |
In 2025, this property's market value of $49,230,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 95× 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 | $49,230,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $62,500,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $61,900,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $44,100,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $45,620,000 | $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.