2803 SKYWAY CIR TX 78704
| Owner | 2803 SKYWAY LLC |
|---|---|
| Parcel ID | 0401090161 |
| Short ID | 303318 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 3,612 SF |
| Land SF | 7,441 SF |
| Acres | 0.171 |
| Year Built | 1968 |
| Legal | LOT 7A RESUB NO 1 BARTON VILLAGE SEC 3 |
| Neighborhood | L1005 |
| Land | $627,426 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $627,426 |
| Improvement | $358,166 |
|---|---|
| Total Improvement | $358,166 |
| Market | $985,592 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $985,592 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $985,592 |
| Taxable Value | $985,592 |
|---|
Appreciation: Market value has risen +57.4% from $626,364 (2021) to $985,592 (2025), a CAGR of 12.0% 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 $20,170. 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 64% of market value ($627,426 land vs $358,166 improvements), about $84/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $985,592, 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 +12.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,736,941 by 2030, with an estimated annual tax burden around $29,901. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 3,612 SF | ✗ |
| 551 | PAVED AREA | 3,000 SF | ✗ |
| 1ST | 1st Floor | 1,806 SF | ✓ |
| 2ND | 2nd Floor | 1,806 SF | ✓ |
| 612 | TERRACE UNCOVERD | 231 SF | ✗ |
| 581 | STORAGE ATT | 126 SF | ✓ |
| 251 | BATHROOM | 6 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% | $9,118.70 | $9,118.70 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,164.67 | $5,164.67 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,704.30 | $3,704.30 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,163.23 | $1,163.23 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,019.10 | $1,019.10 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $20,170.00 | $20,170.00 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $895,686 | $985,592 | -9.1% |
| Assessed Value | $895,686 | $985,592 | -9.1% |
| Land Value | $627,426 | $627,426 | +0.0% |
| Improvement Value | $268,260 | $358,166 | -25.1% |
| Taxable Value | $895,686 | $985,592 | -9.1% |
| Total Tax 2026 = estimate |
~$18,330
Estimated
|
~$20,170
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $895,686 | $895,686 | +0 (+0.0%) |
| Taxable Value | $895,686 | $895,686 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $895,686 | $627,426 | $268,260 | — | $895,686 | $895,686 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $985,592 | $627,426 | $358,166 | — | $985,592 | $985,592 | ~$20,170 | Partial |
| 2024 | $1,123,898 | — | — | −$373,898 | $750,000 | $— | $19,533 | Verified |
| 2023 | $1,093,363 | — | — | −$343,363 | $750,000 | $— | $19,925 | Verified |
| 2022 | $770,600 | — | — | −$20,600 | $750,000 | $— | $21,593 | Verified |
| 2021 | $626,364 | — | — | −$126,364 | $500,000 | $— | $16,773 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -9.1% | -9.1% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -17.1% | -17.1% | ~100% | 1.9800% | Verified |
| 2023 | +8.8% | +8.8% | ~100% | 1.6800% | Verified |
| 2022 | +41.9% | +41.9% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.6800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +27.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -9.1% | +9.3% | +14.2% | +41.9% | 2023 | -12.3% | 2025 |
| Assessment Ratio | 100.0% | 85.4% | — | 100.0% | 2025 | 66.7% | 2024 |
| 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 |
$20,170 | $19,599 | ~$25,716 | $21,593 | 2022 | $16,773 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,103,862 | ~$1,084,151 | ~2.0139% | ~$21,834 | +12.0% |
| 2027 | ~$1,236,324 | ~$1,192,566 | ~1.9814% | ~$23,629 | +25.4% |
| 2028 | ~$1,384,682 | ~$1,311,823 | ~1.9488% | ~$25,565 | +40.5% |
| 2029 | ~$1,550,842 | ~$1,443,005 | ~1.9163% | ~$27,652 | +57.4% |
| 2030 | ~$1,736,941 | ~$1,587,306 | ~1.8837% | ~$29,901 | +76.2% |
| 2026 | ~$1,084,150 | ~$1,084,150 | ~2.0465% | ~$22,187 | +10.0% |
| 2027 | ~$1,192,564 | ~$1,192,564 | ~2.0465% | ~$24,406 | +21.0% |
| 2028 | ~$1,311,819 | ~$1,311,819 | ~2.0465% | ~$26,846 | +33.1% |
| 2029 | ~$1,442,999 | ~$1,442,999 | ~2.0465% | ~$29,531 | +46.4% |
| 2030 | ~$1,587,298 | ~$1,587,298 | ~2.0465% | ~$32,484 | +61.1% |
| 2026 | ~$1,123,574 | ~$1,084,151 | ~1.9977% | ~$21,658 | +14.0% |
| 2027 | ~$1,280,873 | ~$1,192,566 | ~1.9488% | ~$23,241 | +30.0% |
| 2028 | ~$1,460,194 | ~$1,311,823 | ~1.9000% | ~$24,925 | +48.2% |
| 2029 | ~$1,664,619 | ~$1,443,005 | ~1.8512% | ~$26,713 | +68.9% |
| 2030 | ~$1,897,664 | ~$1,587,306 | ~1.8024% | ~$28,609 | +92.5% |
In 2025, this property's market value of $985,592 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +90% 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 | $985,592 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,123,898 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,093,363 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $770,600 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $626,364 | $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.