2801 SKYWAY CIR AUSTIN, TX 78704
| Owner | SEAMLESS LMA LTD |
|---|---|
| Parcel ID | 0401090162 |
| Short ID | 303319 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 3,612 SF |
| Land SF | 8,750 SF |
| Acres | 0.201 |
| Year Built | 1968 |
| Legal | LOT 6A *RESUB NO 1 BARTON VILLAGE SEC 3 |
| Neighborhood | L1005 |
| Land | $682,486 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $682,486 |
| Improvement | $306,988 |
|---|---|
| Total Improvement | $306,988 |
| Market | $989,474 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $989,474 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $989,474 |
| Taxable Value | $989,474 |
|---|
Appreciation: Market value has risen +51.3% from $654,065 (2021) to $989,474 (2025), a CAGR of 10.9% 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 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $20,249. 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 69% of market value ($682,486 land vs $306,988 improvements), about $78/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $989,474, 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 +10.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,660,098 by 2030, with an estimated annual tax burden around $30,019. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 3,612 SF | ✗ |
| 1ST | 1st Floor | 1,806 SF | ✓ |
| 2ND | 2nd Floor | 1,806 SF | ✓ |
| 613 | TERRACE COVERED | 308 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% | $9,154.61 | $9,154.61 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,185.01 | $5,185.01 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,718.89 | $3,718.89 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,167.81 | $1,167.81 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,023.12 | $1,023.12 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $20,249.44 | $20,249.44 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $899,730 | $989,474 | -9.1% |
| Assessed Value | $899,730 | $989,474 | -9.1% |
| Land Value | $682,486 | $682,486 | +0.0% |
| Improvement Value | $217,244 | $306,988 | -29.2% |
| Taxable Value | $899,730 | $989,474 | -9.1% |
| Total Tax 2026 = estimate |
~$18,413
Estimated
|
~$20,249
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $899,730 | $899,730 | +0 (+0.0%) |
| Taxable Value | $899,730 | $899,730 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $899,730 | $682,486 | $217,244 | — | $899,730 | $899,730 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $989,474 | $682,486 | $306,988 | — | $989,474 | $989,474 | ~$20,249 | Partial |
| 2024 | $970,433 | — | — | −$145,433 | $825,000 | $— | $20,047 | Verified |
| 2023 | $1,252,599 | — | — | −$427,599 | $825,000 | $— | $17,558 | Verified |
| 2022 | $794,742 | — | — | — | $825,000 ! | $— | $24,738 | Verified |
| 2021 | $654,065 | — | — | −$104,065 | $550,000 | $— | $17,299 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -9.1% | -9.1% | ~100% | Not available | Partial |
| 2025 | -2.2% | -2.2% | ~100% | Not available | Partial |
| 2024 | +4.2% | +4.2% | ~100% | 1.9800% | Verified |
| 2023 | -22.5% | -22.5% | ~100% | 1.8100% | Verified |
| 2022 | +57.6% | +57.6% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.6400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +24.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -9.1% | +9.9% | +13.1% | +57.6% | 2023 | -22.5% | 2024 |
| Assessment Ratio | 100.0% | 89.8% | — | 103.8% | 2022 | 65.9% | 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 |
$20,249 | $19,978 | ~$25,818 | $24,738 | 2022 | $17,299 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,097,363 | ~$1,088,421 | ~2.0139% | ~$21,920 | +10.9% |
| 2027 | ~$1,217,016 | ~$1,197,264 | ~1.9814% | ~$23,722 | +23.0% |
| 2028 | ~$1,349,715 | ~$1,316,990 | ~1.9488% | ~$25,666 | +36.4% |
| 2029 | ~$1,496,883 | ~$1,448,689 | ~1.9163% | ~$27,761 | +51.3% |
| 2030 | ~$1,660,098 | ~$1,593,558 | ~1.8837% | ~$30,019 | +67.8% |
| 2026 | ~$1,077,573 | ~$1,077,573 | ~2.0465% | ~$22,052 | +8.9% |
| 2027 | ~$1,173,517 | ~$1,173,517 | ~2.0465% | ~$24,016 | +18.6% |
| 2028 | ~$1,278,003 | ~$1,278,003 | ~2.0465% | ~$26,154 | +29.2% |
| 2029 | ~$1,391,792 | ~$1,391,792 | ~2.0465% | ~$28,483 | +40.7% |
| 2030 | ~$1,515,712 | ~$1,515,712 | ~2.0465% | ~$31,019 | +53.2% |
| 2026 | ~$1,117,152 | ~$1,088,421 | ~1.9977% | ~$21,743 | +12.9% |
| 2027 | ~$1,261,306 | ~$1,197,264 | ~1.9488% | ~$23,333 | +27.5% |
| 2028 | ~$1,424,060 | ~$1,316,990 | ~1.9000% | ~$25,023 | +43.9% |
| 2029 | ~$1,607,816 | ~$1,448,689 | ~1.8512% | ~$26,818 | +62.5% |
| 2030 | ~$1,815,283 | ~$1,593,558 | ~1.8024% | ~$28,722 | +83.5% |
In 2025, this property's market value of $989,474 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 | $989,474 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $970,433 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,252,599 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $794,742 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $654,065 | $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.