12104 EMERALD OAKS DR TX 78739
| Owner | BARKER RANCH AT SHADY HOLLOW |
|---|---|
| Parcel ID | 0436302102 |
| Short ID | 533758 |
| Type | Real |
| Use Code | 17 Clubhouse |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 130,088 SF |
| Acres | 2.986 |
| Year Built | — |
| Legal | LOT 27 BLK F BARKER RANCH AT SHADY HOLLOW (GREENBELT) |
| Neighborhood | I0590 |
| Land | $2,400 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,400 |
| Improvement | $404 |
|---|---|
| Total Improvement | $404 |
| Market | $2,804 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,804 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,804 |
| Taxable Value | $2,804 |
|---|
Appreciation: Market value has risen +93.4% from $1,450 (2021) to $2,804 (2025), a CAGR of 17.9% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2024), 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 $57. 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 86% of market value ($2,400 land vs $404 improvements), about $0/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $2,804, this parcel sits in the bottom quartile (<25th 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 +17.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $6,394 by 2030, with an estimated annual tax burden around $120. 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.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 450 | SPORT COURT | 3,901 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% | $25.94 | $25.94 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $14.69 | $14.69 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $10.54 | $10.54 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3.31 | $3.31 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2.90 | $2.90 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $57.38 | $57.38 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,852 | $2,804 | +1.7% |
| Assessed Value | $2,852 | $2,804 | +1.7% |
| Land Value | $2,400 | $2,400 | +0.0% |
| Improvement Value | $452 | $404 | +11.9% |
| Taxable Value | $2,852 | $2,804 | +1.7% |
| Total Tax 2026 = estimate |
~$58
Estimated
|
~$57
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,852 | $2,852 | +0 (+0.0%) |
| Taxable Value | $2,852 | $2,852 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,852 | $2,400 | $452 | — | $2,852 | $2,852 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,804 | $2,400 | $404 | — | $2,804 | $2,804 | ~$57 | Partial |
| 2024 | $2,385 | — | — | −$385 | $2,000 | $— | $48 | Verified |
| 2023 | $— | — | — | — | $2,000 | $— | $43 | Verified |
| 2022 | $— | — | — | — | $2,000 | $— | $39 | Verified |
| 2021 | $1,450 | — | — | — | $1,450 | $— | $32 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1.7% | +1.7% | ~100% | Not available | Partial |
| 2025 | +16.3% | +16.3% | ~100% | Not available | Partial |
| 2024 | +1.1% | +1.1% | ~100% | 1.9800% | Verified |
| 2023 | +19.2% | +19.2% | ~100% | 1.8100% | Verified |
| 2022 | +37.9% | +37.9% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +93.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.7% | +27.9% | +17.5% | +64.5% | 2024 | +1.7% | 2026 |
| Assessment Ratio | 100.0% | 96.0% | — | 100.0% | 2021 | 83.9% | 2024 |
| 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 |
$57 | $46 | ~$92 | $57 | 2025 | $32 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,307 | ~$3,307 | ~2.0139% | ~$67 | +17.9% |
| 2027 | ~$3,899 | ~$3,899 | ~1.9814% | ~$77 | +39.1% |
| 2028 | ~$4,598 | ~$4,598 | ~1.9488% | ~$90 | +64.0% |
| 2029 | ~$5,422 | ~$5,422 | ~1.9163% | ~$104 | +93.4% |
| 2030 | ~$6,394 | ~$6,394 | ~1.8837% | ~$120 | +128.0% |
| 2026 | ~$3,251 | ~$3,251 | ~2.0465% | ~$67 | +15.9% |
| 2027 | ~$3,768 | ~$3,768 | ~2.0465% | ~$77 | +34.4% |
| 2028 | ~$4,368 | ~$4,368 | ~2.0465% | ~$89 | +55.8% |
| 2029 | ~$5,064 | ~$5,064 | ~2.0465% | ~$104 | +80.6% |
| 2030 | ~$5,870 | ~$5,870 | ~2.0465% | ~$120 | +109.3% |
| 2026 | ~$3,363 | ~$3,363 | ~1.9977% | ~$67 | +19.9% |
| 2027 | ~$4,033 | ~$4,033 | ~1.9488% | ~$79 | +43.8% |
| 2028 | ~$4,836 | ~$4,836 | ~1.9000% | ~$92 | +72.5% |
| 2029 | ~$5,800 | ~$5,800 | ~1.8512% | ~$107 | +106.8% |
| 2030 | ~$6,955 | ~$6,955 | ~1.8024% | ~$125 | +148.0% |
In 2025, this property's market value of $2,804 places it in the bottom 25% for Multi-Family properties in Travis County (12584 comparable) — -99% below 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 | $2,804 | $438,669 | $519,778 | $749,859 | ↓ Bottom 25% | -7.5% |
| 2024 | $2,385 | $467,458 | $564,615 | $848,565 | ↓ Bottom 25% | -6.3% |
| 2023 | — | $503,905 | $617,035 | $919,932 | — | +0.9% |
| 2022 | — | $506,618 | $615,058 | $906,429 | — | +39.1% |
| 2021 | $1,450 | $300,453 | $376,850 | $539,896 | ↓ Bottom 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.