2423 TOWN LAKE CIR TX 78741
| Owner | FBZ TOWN LAKE CIRCLE III LLC |
|---|---|
| Parcel ID | 0306080103 |
| Short ID | 939543 |
| Type | Real |
| Use Code | 06 Apartment 26–49 Units |
| Valuation | Income |
| Improvement SF | 16,250 SF |
| Land SF | 43,911 SF |
| Acres | 1.008 |
| Year Built | 1959 |
| Legal | LOT 9 LAKE SHORE COLONY REPLAT |
| Neighborhood | 06SE |
| Land | $2,195,550 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,195,550 |
| Improvement | $615,099 |
|---|---|
| Total Improvement | $615,099 |
| Market | $2,810,649 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,810,649 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,810,649 |
| Taxable Value | $2,810,649 |
|---|
Appreciation: Market value has risen +33.0% from $2,112,500 (2022) to $2,810,649 (2025), a CAGR of 10.0% over 3 years. This is strong appreciation — well above typical inflation. 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 $57,520. 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 78% of market value ($2,195,550 land vs $615,099 improvements), about $50/SF of land. With value concentrated in the land under a ~67-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 $2,810,649, 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 +10.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,523,658 by 2030, with an estimated annual tax burden around $85,214. 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 | 10,800 SF | ✗ |
| 2ND | 2nd Floor | 8,248 SF | ✓ |
| 1ST | 1st Floor | 8,002 SF | ✓ |
| 591 | MASONRY TRIM SF | 2,200 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 994 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 886 SF | ✗ |
| 601 | POOL COMM'L | 540 SF | ✗ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 269 | OBS RANGE DRP-IN | 1 SF | ✓ |
| 413 | STAIRWAY EXT | 1 SF | ✓ |
| 539 | FENCE FV | 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% | $26,004.12 | $26,004.12 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $14,728.28 | $14,728.28 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $10,563.68 | $10,563.68 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,317.21 | $3,317.21 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,906.21 | $2,906.21 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $57,519.50 | $57,519.50 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,772,744 | $2,810,649 | -1.3% |
| Assessed Value | $2,772,744 | $2,810,649 | -1.3% |
| Land Value | $2,195,550 | $2,195,550 | +0.0% |
| Improvement Value | $577,194 | $615,099 | -6.2% |
| Taxable Value | $2,772,744 | $2,810,649 | -1.3% |
| Total Tax 2026 = estimate |
~$56,744
Estimated
|
~$57,520
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,772,744 | $2,772,744 | +0 (+0.0%) |
| Taxable Value | $2,772,744 | $2,772,744 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,772,744 | $2,195,550 | $577,194 | — | $2,772,744 | $2,772,744 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,810,649 | $2,195,550 | $615,099 | — | $2,810,649 | $2,810,649 | ~$57,520 | Partial |
| 2024 | $2,400,000 | — | — | −$204,450 | $2,195,550 | $— | $50,507 | Verified |
| 2023 | $2,250,000 | — | — | −$274,005 | $1,975,995 | $— | $43,422 | Verified |
| 2022 | $2,112,500 | — | — | −$136,505 | $1,975,995 | $— | $44,621 | Verified |
| 2021 | $— | — | — | — | $1,975,995 | $— | $45,982 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -1.3% | -1.3% | ~100% | Not available | Partial |
| 2025 | -1.2% | -1.2% | ~100% | Not available | Partial |
| 2024 | +18.5% | +18.5% | ~100% | 1.7800% | Verified |
| 2023 | -1.5% | -1.5% | ~100% | 1.8100% | Verified |
| 2022 | +15.4% | +15.4% | ~100% | 1.8300% | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +33.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -1.3% | +7.2% | +10.3% | +17.1% | 2025 | -1.3% | 2026 |
| Assessment Ratio | 100.0% | 94.6% | — | 100.0% | 2025 | 87.8% | 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 |
$57,520 | $49,017 | ~$73,306 | $57,520 | 2025 | $43,422 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,091,315 | ~$3,091,315 | ~2.0139% | ~$62,257 | +10.0% |
| 2027 | ~$3,400,008 | ~$3,400,008 | ~1.9814% | ~$67,367 | +21.0% |
| 2028 | ~$3,739,526 | ~$3,739,526 | ~1.9488% | ~$72,877 | +33.0% |
| 2029 | ~$4,112,947 | ~$4,112,947 | ~1.9163% | ~$78,816 | +46.3% |
| 2030 | ~$4,523,658 | ~$4,523,658 | ~1.8837% | ~$85,214 | +60.9% |
| 2026 | ~$3,035,102 | ~$3,035,102 | ~2.0465% | ~$62,113 | +8.0% |
| 2027 | ~$3,277,479 | ~$3,277,479 | ~2.0465% | ~$67,073 | +16.6% |
| 2028 | ~$3,539,212 | ~$3,539,212 | ~2.0465% | ~$72,429 | +25.9% |
| 2029 | ~$3,821,847 | ~$3,821,847 | ~2.0465% | ~$78,214 | +36.0% |
| 2030 | ~$4,127,052 | ~$4,127,052 | ~2.0465% | ~$84,460 | +46.8% |
| 2026 | ~$3,147,528 | ~$3,091,714 | ~1.9977% | ~$61,762 | +12.0% |
| 2027 | ~$3,524,784 | ~$3,400,885 | ~1.9488% | ~$66,278 | +25.4% |
| 2028 | ~$3,947,258 | ~$3,740,974 | ~1.9000% | ~$71,079 | +40.4% |
| 2029 | ~$4,420,369 | ~$4,115,071 | ~1.8512% | ~$76,178 | +57.3% |
| 2030 | ~$4,950,185 | ~$4,526,578 | ~1.8024% | ~$81,586 | +76.1% |
In 2025, this property's market value of $2,810,649 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 5× 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 | $2,810,649 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $2,400,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $2,250,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $2,112,500 | $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.