2323 TOWN LAKE CIR TX 78741
| Owner | 2323 TOWN LAKE CIRCLE APARTMENTS LLC |
|---|---|
| Parcel ID | 0304080504 |
| Short ID | 939537 |
| Type | Real |
| Use Code | 06 Apartment 26–49 Units |
| Valuation | Income |
| Improvement SF | 28,446 SF |
| Land SF | 45,471 SF |
| Acres | 1.044 |
| Year Built | 1971 |
| Legal | LOT 6 LAKE SHORE COLONY REPLAT |
| Neighborhood | 06SE |
| Land | $2,500,905 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,500,905 |
| Improvement | $3,554,095 |
|---|---|
| Total Improvement | $3,554,095 |
| Market | $6,055,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $6,055,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $6,055,000 |
| Taxable Value | $6,055,000 |
|---|
Appreciation: Market value has risen +12.8% from $5,370,000 (2022) to $6,055,000 (2025), a CAGR of 4.1% over 3 years. This represents moderate, steady growth. 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 fell -15.5%, 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 $123,915. 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 41% of market value ($2,500,905 land vs $3,554,095 improvements), about $55/SF of land. Most value sits in the improvements, so building condition, age (~55 yrs), and rent roll drive the underwriting.
Submarket Position: At $6,055,000, 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 +4.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $7,396,290 by 2030, with an estimated annual tax burden around $139,327. 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.
16 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 26,628 SF | ✗ |
| 1ST | 1st Floor | 10,274 SF | ✓ |
| 2ND | 2nd Floor | 10,274 SF | ✓ |
| 3RD | 3rd Floor | 7,898 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 2,278 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 2,278 SF | ✗ |
| 013C | PORCH OPEN 3 COMM | 976 SF | ✗ |
| 511 | DECK | 588 SF | ✗ |
| 601 | POOL COMM'L | 576 SF | ✗ |
| SO | Sketch Only | 154 SF | ✗ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 142 | BATHTUB AVG | 1 SF | ✓ |
| 152 | COMMODE AVG | 1 SF | ✓ |
| 162 | LAVATORY AVG | 1 SF | ✓ |
| 269 | OBS RANGE DRP-IN | 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% | $48,517.49 | $48,517.49 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $27,479.45 | $27,479.45 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $19,709.31 | $19,709.31 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $6,189.13 | $6,189.13 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $5,422.30 | $5,422.30 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $107,317.68 | $107,317.68 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $5,244,000 | $6,055,000 | -13.4% |
| Assessed Value | $5,244,000 | $6,055,000 | -13.4% |
| Land Value | $2,500,905 | $2,500,905 | +0.0% |
| Improvement Value | $2,743,095 | $3,554,095 | -22.8% |
| Taxable Value | $5,244,000 | $6,055,000 | -13.4% |
| Total Tax 2026 = estimate |
~$107,318
Estimated
|
~$107,318
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $5,244,000 | $5,244,000 | +0 (+0.0%) |
| Taxable Value | $5,244,000 | $5,244,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $5,244,000 | $2,500,905 | $2,743,095 | — | $5,244,000 | $5,244,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $6,055,000 | $2,500,905 | $3,554,095 | — | $6,055,000 | $6,055,000 | ~$107,318 | Partial |
| 2024 | $5,900,000 | — | — | −$3,399,095 | $2,500,905 | $— | $112,980 | Verified |
| 2023 | $5,400,000 | — | — | −$3,353,805 | $2,046,195 | $— | $107,061 | Verified |
| 2022 | $5,370,000 | — | — | −$3,323,805 | $2,046,195 | $— | $107,006 | Verified |
| 2021 | $— | — | — | — | $2,046,195 | $— | $117,072 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -13.4% | -13.4% | ~100% | Not available | Partial |
| 2025 | +3.6% | +3.6% | ~100% | Not available | Partial |
| 2024 | -6.0% | -6.0% | ~100% | 1.9300% | Verified |
| 2023 | +7.9% | +7.9% | ~100% | 1.7200% | Verified |
| 2022 | +4.0% | +4.0% | ~100% | 1.8600% | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +9.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -13.4% | -0.2% | +7.3% | +9.3% | 2024 | -13.4% | 2026 |
| Assessment Ratio | 100.0% | 63.7% | — | 100.0% | 2025 | 37.9% | 2023 |
| Effective Tax Rate (2025) | 1.7700% | 1.7700% | — | 1.7700% | 2025 | 1.7700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$107,318 | $108,591 | ~$133,090 | $112,980 | 2024 | $107,006 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$6,302,228 | ~$6,302,228 | ~2.0139% | ~$126,923 | +4.1% |
| 2027 | ~$6,559,550 | ~$6,559,550 | ~1.9814% | ~$129,970 | +8.3% |
| 2028 | ~$6,827,379 | ~$6,827,379 | ~1.9488% | ~$133,055 | +12.8% |
| 2029 | ~$7,106,143 | ~$7,106,143 | ~1.9163% | ~$136,174 | +17.4% |
| 2030 | ~$7,396,290 | ~$7,396,290 | ~1.8837% | ~$139,327 | +22.2% |
| 2026 | ~$6,181,128 | ~$6,181,128 | ~2.0465% | ~$126,496 | +2.1% |
| 2027 | ~$6,309,883 | ~$6,309,883 | ~2.0465% | ~$129,131 | +4.2% |
| 2028 | ~$6,441,320 | ~$6,441,320 | ~2.0465% | ~$131,821 | +6.4% |
| 2029 | ~$6,575,495 | ~$6,575,495 | ~2.0465% | ~$134,567 | +8.6% |
| 2030 | ~$6,712,465 | ~$6,712,465 | ~2.0465% | ~$137,370 | +10.9% |
| 2026 | ~$6,423,328 | ~$6,423,328 | ~1.9977% | ~$128,316 | +6.1% |
| 2027 | ~$6,814,061 | ~$6,814,061 | ~1.9488% | ~$132,795 | +12.5% |
| 2028 | ~$7,228,563 | ~$7,228,563 | ~1.9000% | ~$137,344 | +19.4% |
| 2029 | ~$7,668,279 | ~$7,668,279 | ~1.8512% | ~$141,955 | +26.6% |
| 2030 | ~$8,134,743 | ~$8,134,743 | ~1.8024% | ~$146,618 | +34.3% |
In 2025, this property's market value of $6,055,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 12× 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 | $6,055,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $5,900,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $5,400,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $5,370,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | — | $300,453 | $376,850 | $539,896 | — | 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.