13016 LIPTON LOOP TX 78617
| Owner | BERDOLL FARMS AUSTIN |
|---|---|
| Parcel ID | 0328430938 |
| Short ID | 720223 |
| Type | Real |
| Use Code | 17 Clubhouse |
| Valuation | Cost |
| Improvement SF | 2,100 SF |
| Land SF | 52,949 SF |
| Acres | 1.216 |
| Year Built | 2005 |
| Legal | LOT 38 BLK A MEADOWS AT BERDOLL PHS 1 SEC 3 REPLAT OF LOTS 29-42 BLK A (PRIVATE PARK) (PRIVATE PARK) |
| Neighborhood | G0340 |
| Land | $898 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $898 |
| Improvement | $865,870 |
|---|---|
| Total Improvement | $865,870 |
| Market | $866,768 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $866,768 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $866,768 |
| Taxable Value | $866,768 |
|---|
| Total Due | $48,792.14 |
|---|---|
| First Delinquent | 2023 |
| Cause # | GN23007628 |
Appreciation: Market value has risen +8319.3% from $10,295 (2021) to $866,768 (2025), a CAGR of 202.9% 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 2.0702% in 2025 (+0.0420% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $17,944. Del Valle ISD is the largest single contributor, at 45.8% of the total 2025 levy.
Homestead Cap History: This property had an active homestead cap as recently as 2024 ($981,033, ~113.2% of market value at the time). The cap has since reset or expired. Verified clear — 2025 Certified Historical data from AJR 2021–2024 (Partial confidence). Current status confirmed by 2025 TCAD Certified Export.
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 0% of market value ($898 land vs $865,870 improvements), about $0/SF of land. Most value sits in the improvements, so building condition, age (~21 yrs), and rent roll drive the underwriting.
Submarket Position: At $866,768, 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 +202.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $221,054,071 by 2030, with an estimated annual tax burden around $24,592. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $48,792.14 in unpaid taxes since 2023. These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
14 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 14,000 SF | ✗ |
| 612C | TERRACE UNCOVERD COMM | 11,600 SF | ✗ |
| 601 | POOL COMM'L | 3,240 SF | ✗ |
| 1ST | 1st Floor | 2,100 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 2,100 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 700 SF | ✗ |
| 482 | LIGHT POLES | 14 SF | ✓ |
| 162 | LAVATORY AVG | 6 SF | ✓ |
| 152 | COMMODE AVG | 4 SF | ✓ |
| 172 | SHOWER STALL AVG | 4 SF | ✓ |
| 212 | URINAL AVG | 2 SF | ✓ |
| 192 | WATER HTR AVG | 2 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 182 | SINK AVG | 1 SF | ✓ |
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| Del Valle ISD | 0.9969% | 0.9489% | -416 |
| City of Austin | 0.4776% | 0.5240% | +402 |
| Travis County | 0.3444% | 0.3758% | +272 |
| Travis Central Health | 0.1080% | 0.1180% | +87 |
| Austin Community College | 0.1013% | 0.1034% | +18 |
Market value changed by 10475% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| IDV Del Valle ISD | 1.2020% | 1.1846% | 1.0028% | 0.9969% | 0.9489% | -0.0480% | $8,224.76 | $7,928.37 | $296.39 |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,542.01 | $4,378.33 | $163.68 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,257.70 | $3,140.31 | $117.39 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,022.99 | $986.13 | $36.86 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $896.24 | $863.94 | $32.30 |
| Combined Rate | 2.3170% | 2.1629% | 1.9525% | 2.0282% | 2.0702% | +0.0420% | $17,943.70 | $17,297.08 | $646.62 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $816,922 | $866,768 | -5.8% |
| Assessed Value | $816,922 | $866,768 | -5.8% |
| Land Value | $898 | $898 | +0.0% |
| Improvement Value | $816,024 | $865,870 | -5.8% |
| Taxable Value | $816,922 | $866,768 | -5.8% |
| HS Cap Loss | — | -$981,033 (2024) | |
| Total Tax 2026 = estimate |
~$16,912
Estimated
|
$17,944 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $816,922 | $816,922 | +0 (+0.0%) |
| Taxable Value | $816,922 | $816,922 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $816,922 | $898 | $816,024 | — | $816,922 | $816,922 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $866,768 | $898 | $865,870 | — | $866,768 | $866,768 | $17,944 | Verified |
| 2024 | $1,162,726 | — | — | −$1,162,126 | $600 | $— | $19,910 | Verified |
| 2023 | $857,618 | — | — | −$857,018 | $600 | $— | $22,703 | Verified |
| 2022 | $8,110 | — | — | −$7,510 | $600 | $— | $18,550 | Verified |
| 2021 | $10,295 | — | — | −$9,695 | $600 | $— | $188 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -5.8% | -5.8% | ~100% | Not available | Partial |
| 2025 | -11.7% | -11.7% | ~100% | 2.0700% | Verified |
| 2024 | -15.6% | -15.6% | ~100% | 2.0300% | Verified |
| 2023 | +35.6% | +35.6% | ~100% | 1.9500% | Verified |
| 2022 | +10474.8% ! | +10474.8% | ~100% | 2.1600% | Verified |
| 2021 | base year | — | ~100% | 1.8300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +10587.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -5.8% | +2091.6% | +206.6% | +10474.8% | 2023 | -25.5% | 2025 |
| Assessment Ratio | 100.0% | 35.6% | — | 100.0% | 2025 | 0.1% | 2023 |
| Effective Tax Rate (2025) | 2.0700% | 2.0700% | — | 2.0700% | 2025 | 2.0700% | 2025 |
| Tax Amount | $17,944 | $15,859 | ~$21,809 | $22,703 | 2023 | $188 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,625,560 | ~$953,445 | ~2.0085% | ~$19,150 | +202.9% |
| 2027 | ~$7,953,186 | ~$1,048,789 | ~1.9468% | ~$20,418 | +817.6% |
| 2028 | ~$24,091,301 | ~$1,153,668 | ~1.8851% | ~$21,748 | +2679.4% |
| 2029 | ~$72,975,888 | ~$1,269,035 | ~1.8234% | ~$23,139 | +8319.3% |
| 2030 | ~$221,054,071 | ~$1,395,939 | ~1.7617% | ~$24,592 | +25403.3% |
| 2026 | ~$2,608,225 | ~$953,445 | ~2.0702% | ~$19,738 | +200.9% |
| 2027 | ~$7,848,510 | ~$1,048,789 | ~2.0702% | ~$21,712 | +805.5% |
| 2028 | ~$23,617,254 | ~$1,153,668 | ~2.0702% | ~$23,883 | +2624.7% |
| 2029 | ~$71,067,588 | ~$1,269,035 | ~2.0702% | ~$26,271 | +8099.1% |
| 2030 | ~$213,852,213 | ~$1,395,939 | ~2.0702% | ~$28,899 | +24572.4% |
| 2026 | ~$2,642,896 | ~$953,445 | ~1.9776% | ~$18,856 | +204.9% |
| 2027 | ~$8,058,555 | ~$1,048,789 | ~1.8851% | ~$19,771 | +829.7% |
| 2028 | ~$24,571,650 | ~$1,153,668 | ~1.7925% | ~$20,680 | +2734.9% |
| 2029 | ~$74,922,364 | ~$1,269,035 | ~1.7000% | ~$21,574 | +8543.9% |
| 2030 | ~$228,448,663 | ~$1,395,939 | ~1.6074% | ~$22,439 | +26256.4% |
In 2025, this property's market value of $866,768 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +67% 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 | $866,768 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,162,726 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $857,618 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $8,110 | $506,618 | $615,058 | $906,429 | ↓ Bottom 25% | +39.1% |
| 2021 | $10,295 | $300,453 | $376,850 | $539,896 | ↓ Bottom 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.