2203 WESTERN TRAILS BLVD AUSTIN, TX 78745
| Owner | SIKES COURTNEY & JAMIE VREDENBURGH & |
|---|---|
| Parcel ID | 0408111517 |
| Short ID | 509230 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 1,718 SF |
| Land SF | 9,066 SF |
| Acres | 0.208 |
| Year Built | 1971 |
| Legal | LOT 11A *RESUB OF LOT 9 BLK F WESTERN TRAILS SEC 2 LOT 11 BLK F WESTERN TRAILS SEC 9 |
| Neighborhood | J1105 |
| Land | $405,898 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $405,898 |
| Improvement | $155,674 |
|---|---|
| Total Improvement | $155,674 |
| Market | $561,572 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $561,572 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $561,572 |
| Taxable Value | $561,572 |
|---|
Appreciation: Market value has risen +68.9% from $332,400 (2021) to $561,572 (2025), a CAGR of 14.0% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 $11,492. 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 cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 72% of market value ($405,898 land vs $155,674 improvements), about $45/SF of land. With value concentrated in the land under a ~55-year-old structure, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $561,572, 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 +14.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,081,648 by 2030, with an estimated annual tax burden around $17,037. 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 | 1,718 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,718 SF | ✗ |
| 061 | CARPORT ATT 1ST | 441 SF | ✗ |
| 581 | STORAGE ATT | 88 SF | ✓ |
| 251 | BATHROOM | 2 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% | $5,195.66 | $5,195.66 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,942.73 | $2,942.73 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,110.64 | $2,110.64 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $662.78 | $662.78 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $580.67 | $580.67 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $11,492.48 | $11,492.48 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $378,577 | $561,572 | -32.6% |
| Assessed Value | $378,577 | $561,572 | -32.6% |
| Land Value | $329,792 | $405,898 | -18.8% |
| Improvement Value | $48,785 | $155,674 | -68.7% |
| Taxable Value | $378,577 | $561,572 | -32.6% |
| Total Tax 2026 = estimate |
~$7,748
Estimated
|
~$11,492
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $428,158 | $378,577 | -49,581 (-11.6%) |
| Taxable Value | $428,158 | $378,577 | -49,581 (-11.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $378,577 | $329,792 | $48,785 | — | $378,577 | $378,577 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $561,572 | $405,898 | $155,674 | — | $561,572 | $561,572 | ~$11,492 | Partial |
| 2024 | $568,963 | — | — | −$168,963 | $400,000 | $— | $5,094 | Verified |
| 2023 | $493,128 | — | — | −$93,128 | $400,000 | $— | $5,160 | Verified |
| 2022 | $424,000 | — | — | −$24,000 | $400,000 | $— | $5,337 | Verified |
| 2021 | $332,400 | — | — | −$132,400 | $200,000 | $— | $5,078 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -23.8% | -23.8% | ~100% | Not available | Partial |
| 2025 | +9.4% | +30.8% | ~100% | Not available | Partial |
| 2024 | -9.8% | -2.7% | 83.6% | 0.9900% | Verified |
| 2023 | +15.4% | +13.4% | 77.6% | 0.9100% | Verified |
| 2022 | +16.3% | +13.9% | 78.9% | 1.0800% | Verified |
| 2021 | base year | — | 80.6% | 1.5300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +32.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -32.6% | +5.1% | +25.0% | +27.6% | 2022 | -32.6% | 2026 |
| Assessment Ratio | 100.0% | 84.3% | — | 100.0% | 2025 | 60.2% | 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 |
$11,492 | $6,432 | ~$14,653 | $11,492 | 2025 | $5,078 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$640,238 | ~$617,729 | ~2.0139% | ~$12,441 | +14.0% |
| 2027 | ~$729,924 | ~$679,502 | ~1.9814% | ~$13,464 | +30.0% |
| 2028 | ~$832,173 | ~$747,452 | ~1.9488% | ~$14,567 | +48.2% |
| 2029 | ~$948,746 | ~$822,198 | ~1.9163% | ~$15,756 | +68.9% |
| 2030 | ~$1,081,648 | ~$904,417 | ~1.8837% | ~$17,037 | +92.6% |
| 2026 | ~$629,007 | ~$617,729 | ~2.0465% | ~$12,642 | +12.0% |
| 2027 | ~$704,539 | ~$679,502 | ~2.0465% | ~$13,906 | +25.5% |
| 2028 | ~$789,142 | ~$747,452 | ~2.0465% | ~$15,296 | +40.5% |
| 2029 | ~$883,903 | ~$822,198 | ~2.0465% | ~$16,826 | +57.4% |
| 2030 | ~$990,044 | ~$904,417 | ~2.0465% | ~$18,509 | +76.3% |
| 2026 | ~$651,470 | ~$617,729 | ~1.9977% | ~$12,340 | +16.0% |
| 2027 | ~$755,758 | ~$679,502 | ~1.9488% | ~$13,242 | +34.6% |
| 2028 | ~$876,742 | ~$747,452 | ~1.9000% | ~$14,202 | +56.1% |
| 2029 | ~$1,017,092 | ~$822,198 | ~1.8512% | ~$15,220 | +81.1% |
| 2030 | ~$1,179,910 | ~$904,417 | ~1.8024% | ~$16,301 | +110.1% |
In 2025, this property's market value of $561,572 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12584 comparable) — +8% 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 | $561,572 | $438,669 | $519,778 | $749,859 | ↑ Above median | -7.5% |
| 2024 | $568,963 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $493,128 | $503,905 | $617,035 | $919,932 | ↓ Bottom 25% | +0.9% |
| 2022 | $424,000 | $506,618 | $615,058 | $906,429 | ↓ Bottom 25% | +39.1% |
| 2021 | $332,400 | $300,453 | $376,850 | $539,896 | ↓ Below median | 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.