2806 SKYWAY CIR AUSTIN, TX 78704
| Owner | RAJARAM ANAND & SHANTHI MURALI |
|---|---|
| Parcel ID | 0401090166 |
| Short ID | 303323 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 3,612 SF |
| Land SF | 7,925 SF |
| Acres | 0.182 |
| Year Built | 1968 |
| Legal | LOT 2 BARTON VILLAGE SEC 3 |
| Neighborhood | L1005 |
| Land | $654,355 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $654,355 |
| Improvement | $282,246 |
|---|---|
| Total Improvement | $282,246 |
| Market | $936,601 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $936,601 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $936,601 |
| Taxable Value | $936,601 |
|---|
Appreciation: Market value has risen +42.6% from $656,991 (2021) to $936,601 (2025), a CAGR of 9.3% 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 $19,167. 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 70% of market value ($654,355 land vs $282,246 improvements), about $83/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $936,601, 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 +9.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,458,978 by 2030, with an estimated annual tax burden around $27,483. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 3,612 SF | ✗ |
| 551 | PAVED AREA | 3,420 SF | ✗ |
| 1ST | 1st Floor | 1,806 SF | ✓ |
| 2ND | 2nd Floor | 1,806 SF | ✓ |
| 612 | TERRACE UNCOVERD | 308 SF | ✗ |
| 581 | STORAGE ATT | 126 SF | ✓ |
| 251 | BATHROOM | 6 SF | ✓ |
| 410 | OUTDOOR KITCHEN | 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% | $8,665.43 | $8,665.43 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,907.95 | $4,907.95 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,520.17 | $3,520.17 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,105.40 | $1,105.40 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $968.45 | $968.45 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $19,167.40 | $19,167.40 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $853,654 | $936,601 | -8.9% |
| Assessed Value | $853,654 | $936,601 | -8.9% |
| Land Value | $654,355 | $654,355 | +0.0% |
| Improvement Value | $199,299 | $282,246 | -29.4% |
| Taxable Value | $853,654 | $936,601 | -8.9% |
| Total Tax 2026 = estimate |
~$17,470
Estimated
|
~$19,167
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $979,635 | $853,654 | -125,981 (-12.9%) |
| Taxable Value | $979,635 | $853,654 | -125,981 (-12.9%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $853,654 | $654,355 | $199,299 | — | $853,654 | $853,654 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $936,601 | $654,355 | $282,246 | — | $936,601 | $936,601 | ~$19,167 | Partial |
| 2024 | $1,249,288 | — | — | −$461,788 | $787,500 | $— | $20,938 | Verified |
| 2023 | $1,290,938 | — | — | −$503,438 | $787,500 | $— | $13,464 | Verified |
| 2022 | $804,875 | — | — | −$17,375 | $787,500 | $— | $13,895 | Verified |
| 2021 | $656,991 | — | — | −$131,991 | $525,000 | $— | $13,998 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +4.6% | +4.6% | ~100% | Not available | Partial |
| 2025 | -11.3% | -11.3% | ~100% | Not available | Partial |
| 2024 | -15.4% | +20.8% | ~100% | 1.9800% | Verified |
| 2023 | -3.2% | +10.0% | 70.0% | 1.0800% | Verified |
| 2022 | +60.4% | +10.0% | 61.6% | 1.0800% | Verified |
| 2021 | base year | — | 89.8% | 2.1300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +16.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -8.9% | +9.2% | +11.4% | +60.4% | 2023 | -25.0% | 2025 |
| Assessment Ratio | 100.0% | 83.6% | — | 100.0% | 2025 | 61.0% | 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 |
$19,167 | $16,292 | ~$23,931 | $20,938 | 2024 | $13,464 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,023,419 | ~$1,023,419 | ~2.0139% | ~$20,611 | +9.3% |
| 2027 | ~$1,118,284 | ~$1,118,284 | ~1.9814% | ~$22,158 | +19.4% |
| 2028 | ~$1,221,943 | ~$1,221,943 | ~1.9488% | ~$23,814 | +30.5% |
| 2029 | ~$1,335,211 | ~$1,335,211 | ~1.9163% | ~$25,587 | +42.6% |
| 2030 | ~$1,458,978 | ~$1,458,978 | ~1.8837% | ~$27,483 | +55.8% |
| 2026 | ~$1,004,687 | ~$1,004,687 | ~2.0465% | ~$20,561 | +7.3% |
| 2027 | ~$1,077,722 | ~$1,077,722 | ~2.0465% | ~$22,055 | +15.1% |
| 2028 | ~$1,156,067 | ~$1,156,067 | ~2.0465% | ~$23,659 | +23.4% |
| 2029 | ~$1,240,107 | ~$1,240,107 | ~2.0465% | ~$25,379 | +32.4% |
| 2030 | ~$1,330,256 | ~$1,330,256 | ~2.0465% | ~$27,223 | +42.0% |
| 2026 | ~$1,042,151 | ~$1,030,261 | ~1.9977% | ~$20,581 | +11.3% |
| 2027 | ~$1,159,596 | ~$1,133,287 | ~1.9488% | ~$22,086 | +23.8% |
| 2028 | ~$1,290,276 | ~$1,246,616 | ~1.9000% | ~$23,686 | +37.8% |
| 2029 | ~$1,435,683 | ~$1,371,278 | ~1.8512% | ~$25,385 | +53.3% |
| 2030 | ~$1,597,477 | ~$1,508,405 | ~1.8024% | ~$27,187 | +70.6% |
In 2025, this property's market value of $936,601 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +80% 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 | $936,601 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,249,288 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,290,938 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $804,875 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $656,991 | $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.