2406 BLUEBONNET LN TX 78704
| Owner | MILLER J & E FAMILY LIMITED PARTNERSHIP |
|---|---|
| Parcel ID | 0401090911 |
| Short ID | 303411 |
| Type | Real |
| Use Code | 06 Apartment 26–49 Units |
| Valuation | Income |
| Improvement SF | 14,600 SF |
| Land SF | 26,400 SF |
| Acres | 0.606 |
| Year Built | 1985 |
| Legal | LOT 1 THOMPSON-WADE |
| Neighborhood | 06SC |
| Land | $3,168,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,168,000 |
| Improvement | $1,742,000 |
|---|---|
| Total Improvement | $1,742,000 |
| Market | $4,910,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,910,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $4,910,000 |
| Taxable Value | $4,910,000 |
|---|
Appreciation: Market value has risen +29.3% from $3,796,000 (2021) to $4,910,000 (2025), a CAGR of 6.6% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2021→2022), 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 lagged 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 $100,482. 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 65% of market value ($3,168,000 land vs $1,742,000 improvements), about $120/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $4,910,000, 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 +6.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $6,772,915 by 2030, with an estimated annual tax burden around $127,584. 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.
20 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| SO | Sketch Only | 37,681 SF | ✗ |
| 3RD | 3rd Floor | 5,100 SF | ✓ |
| 2ND | 2nd Floor | 4,759 SF | ✓ |
| 1ST | 1st Floor | 4,741 SF | ✓ |
| 551 | PAVED AREA | 3,100 SF | ✗ |
| 591 | MASONRY TRIM SF | 2,500 SF | ✗ |
| 511 | DECK | 1,174 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 1,005 SF | ✗ |
| 013C | PORCH OPEN 3 COMM | 876 SF | ✗ |
| 611 | TERRACE | 835 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 820 SF | ✗ |
| 541 | FENCE COMM LF | 440 SF | ✗ |
| 581C | STORAGE ATT COMM | 369 SF | ✓ |
| 571C | STORAGE DET COMM | 90 SF | ✓ |
| MISC | Miscellaneous | 5 SF | ✓ |
| 482 | LIGHT POLES | 2 SF | ✓ |
| 521 | FIREPLACE | 2 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 242 | OBS OVEN/BURN | 1 SF | ✓ |
| 447C | SPA CON COMM | 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% | $44,138.48 | $44,138.48 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $24,999.26 | $24,999.26 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $17,930.42 | $17,930.42 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $5,630.52 | $5,630.52 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $4,932.90 | $4,932.90 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $97,631.58 | $97,631.58 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,619,107 | $4,910,000 | -5.9% |
| Assessed Value | $4,619,107 | $4,910,000 | -5.9% |
| Land Value | $3,168,000 | $3,168,000 | +0.0% |
| Improvement Value | $1,451,107 | $1,742,000 | -16.7% |
| Taxable Value | $4,619,107 | $4,910,000 | -5.9% |
| Total Tax 2026 = estimate |
~$94,529
Estimated
|
~$97,632
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,619,107 | $4,619,107 | +0 (+0.0%) |
| Taxable Value | $4,619,107 | $4,619,107 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,619,107 | $3,168,000 | $1,451,107 | — | $4,619,107 | $4,619,107 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $4,910,000 | $3,168,000 | $1,742,000 | — | $4,910,000 | $4,910,000 | ~$97,632 | Partial |
| 2024 | $4,599,000 | — | — | −$1,431,000 | $3,168,000 | $— | $95,194 | Verified |
| 2023 | $4,382,700 | — | — | −$1,214,700 | $3,168,000 | $— | $83,207 | Verified |
| 2022 | $4,526,000 | — | — | −$2,150,000 | $2,376,000 | $— | $86,555 | Verified |
| 2021 | $3,796,000 | — | — | −$1,684,000 | $2,112,000 | $— | $98,516 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -5.9% | -5.9% | ~100% | Not available | Partial |
| 2025 | +2.2% | +2.2% | ~100% | Not available | Partial |
| 2024 | +4.4% | +4.4% | ~100% | 1.9800% | Verified |
| 2023 | +4.9% | +4.9% | ~100% | 1.8100% | Verified |
| 2022 | -3.2% | -3.2% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.6000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +8.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -5.9% | +4.4% | +8.0% | +19.2% | 2022 | -5.9% | 2026 |
| Assessment Ratio | 100.0% | 74.9% | — | 100.0% | 2025 | 52.5% | 2022 |
| Effective Tax Rate (2025) | 1.9900% | 1.9900% | — | 1.9900% | 2025 | 1.9900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$97,632 | $92,221 | ~$116,289 | $98,516 | 2021 | $83,207 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$5,236,249 | ~$5,236,249 | ~2.0139% | ~$105,455 | +6.6% |
| 2027 | ~$5,584,176 | ~$5,584,176 | ~1.9814% | ~$110,644 | +13.7% |
| 2028 | ~$5,955,222 | ~$5,955,222 | ~1.9488% | ~$116,058 | +21.3% |
| 2029 | ~$6,350,922 | ~$6,350,922 | ~1.9163% | ~$121,702 | +29.3% |
| 2030 | ~$6,772,915 | ~$6,772,915 | ~1.8837% | ~$127,584 | +37.9% |
| 2026 | ~$5,138,049 | ~$5,138,049 | ~2.0465% | ~$105,149 | +4.6% |
| 2027 | ~$5,376,691 | ~$5,376,691 | ~2.0465% | ~$110,033 | +9.5% |
| 2028 | ~$5,626,416 | ~$5,626,416 | ~2.0465% | ~$115,144 | +14.6% |
| 2029 | ~$5,887,740 | ~$5,887,740 | ~2.0465% | ~$120,492 | +19.9% |
| 2030 | ~$6,161,201 | ~$6,161,201 | ~2.0465% | ~$126,088 | +25.5% |
| 2026 | ~$5,334,449 | ~$5,334,449 | ~1.9977% | ~$106,564 | +8.6% |
| 2027 | ~$5,795,590 | ~$5,795,590 | ~1.9488% | ~$112,947 | +18.0% |
| 2028 | ~$6,296,595 | ~$6,296,595 | ~1.9000% | ~$119,636 | +28.2% |
| 2029 | ~$6,840,910 | ~$6,840,910 | ~1.8512% | ~$126,639 | +39.3% |
| 2030 | ~$7,432,279 | ~$7,432,279 | ~1.8024% | ~$133,957 | +51.4% |
In 2025, this property's market value of $4,910,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 9× 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 | $4,910,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $4,599,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $4,382,700 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $4,526,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $3,796,000 | $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.