3816 SOUTHWAY DR TX 78704
| Owner | BRIDGE OVER TROUBLED WATER LLC |
|---|---|
| Parcel ID | 0407070106 |
| Short ID | 310040 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 4,030 SF |
| Land SF | 8,291 SF |
| Acres | 0.190 |
| Year Built | 1971 |
| Legal | LOT 5A * RESUB OF LOT 5-6 BLK C SOUTHRIDGE SEC 2 |
| Neighborhood | K3006 |
| Land | $356,832 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $356,832 |
| Improvement | $343,168 |
|---|---|
| Total Improvement | $343,168 |
| Market | $700,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $700,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $700,000 |
| Taxable Value | $700,000 |
|---|
Appreciation: Market value has risen +11.3% from $628,866 (2021) to $700,000 (2025), a CAGR of 2.7% over 4 years. Growth has been relatively flat for this asset class. 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 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 $14,325. 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 51% of market value ($356,832 land vs $343,168 improvements), about $43/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $700,000, this parcel sits in the upper-middle (50th–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 +2.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $800,337 by 2030, with an estimated annual tax burden around $15,076. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 2,015 SF | ✓ |
| 2ND | 2nd Floor | 2,015 SF | ✓ |
| 551 | PAVED AREA | 1,056 SF | ✗ |
| 611 | TERRACE | 400 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% | $6,476.40 | $6,476.40 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,668.12 | $3,668.12 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,630.92 | $2,630.92 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $826.16 | $826.16 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $723.80 | $723.80 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $14,325.40 | $14,325.40 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $750,300 | $700,000 | +7.2% |
| Assessed Value | $750,300 | $700,000 | +7.2% |
| Land Value | $356,832 | $356,832 | +0.0% |
| Improvement Value | $393,468 | $343,168 | +14.7% |
| Taxable Value | $750,300 | $700,000 | +7.2% |
| Total Tax 2026 = estimate |
~$15,355
Estimated
|
~$14,325
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $821,643 | $750,300 | -71,343 (-8.7%) |
| Taxable Value | $821,643 | $750,300 | -71,343 (-8.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $750,300 | $356,832 | $393,468 | — | $750,300 | $750,300 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $700,000 | $356,832 | $343,168 | — | $700,000 | $700,000 | ~$14,325 | Partial |
| 2024 | $905,566 | — | — | −$433,066 | $472,500 | $— | $13,965 | Verified |
| 2023 | $906,429 | — | — | −$433,929 | $472,500 | $— | $16,384 | Verified |
| 2022 | $598,314 | — | — | −$125,814 | $472,500 | $— | $17,901 | Verified |
| 2021 | $628,866 | — | — | −$345,366 | $283,500 | $— | $13,023 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +17.4% | +17.4% | ~100% | Not available | Partial |
| 2025 | -11.5% | -11.5% | ~100% | Not available | Partial |
| 2024 | -16.1% | -16.1% | ~100% | 1.7700% | Verified |
| 2023 | +4.0% | +4.0% | ~100% | 1.7400% | Verified |
| 2022 | +51.5% | +51.5% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.0700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +17.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +7.2% | +6.2% | +1.3% | +51.5% | 2023 | -22.7% | 2025 |
| Assessment Ratio | 100.0% | 71.4% | — | 100.0% | 2025 | 45.1% | 2021 |
| 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 |
$14,325 | $15,120 | ~$14,781 | $17,901 | 2022 | $13,023 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$719,007 | ~$719,007 | ~2.0139% | ~$14,480 | +2.7% |
| 2027 | ~$738,530 | ~$738,530 | ~1.9814% | ~$14,633 | +5.5% |
| 2028 | ~$758,583 | ~$758,583 | ~1.9488% | ~$14,784 | +8.4% |
| 2029 | ~$779,180 | ~$779,180 | ~1.9163% | ~$14,931 | +11.3% |
| 2030 | ~$800,337 | ~$800,337 | ~1.8837% | ~$15,076 | +14.3% |
| 2026 | ~$705,007 | ~$705,007 | ~2.0465% | ~$14,428 | +0.7% |
| 2027 | ~$710,049 | ~$710,049 | ~2.0465% | ~$14,531 | +1.4% |
| 2028 | ~$715,128 | ~$715,128 | ~2.0465% | ~$14,635 | +2.2% |
| 2029 | ~$720,243 | ~$720,243 | ~2.0465% | ~$14,740 | +2.9% |
| 2030 | ~$725,395 | ~$725,395 | ~2.0465% | ~$14,845 | +3.6% |
| 2026 | ~$733,007 | ~$733,007 | ~1.9977% | ~$14,643 | +4.7% |
| 2027 | ~$767,570 | ~$767,570 | ~1.9488% | ~$14,959 | +9.7% |
| 2028 | ~$803,763 | ~$803,763 | ~1.9000% | ~$15,272 | +14.8% |
| 2029 | ~$841,663 | ~$841,663 | ~1.8512% | ~$15,581 | +20.2% |
| 2030 | ~$881,349 | ~$881,349 | ~1.8024% | ~$15,885 | +25.9% |
In 2025, this property's market value of $700,000 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12584 comparable) — +35% 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 | $700,000 | $438,669 | $519,778 | $749,859 | ↑ Above median | -7.5% |
| 2024 | $905,566 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $906,429 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $598,314 | $506,618 | $615,058 | $906,429 | ↓ Below median | +39.1% |
| 2021 | $628,866 | $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.