GUNFLINT DR TX 78747
| Owner | THE VISTAS OF AUSTIN |
|---|---|
| Parcel ID | 0443032801 |
| Short ID | 911136 |
| Type | Real |
| Use Code | 17 Clubhouse |
| Valuation | Cost |
| Improvement SF | 2,964 SF |
| Land SF | 57,735 SF |
| Acres | 1.325 |
| Year Built | 2020 |
| Legal | LOT 1 BLK K VISTAS OF AUSTIN SEC 2 (OPEN SPACE/PRIVATE PARK) (OPEN SPACE/PRIVATE PARK) |
| Neighborhood | H1500 |
| Land | $2,083 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,083 |
| Improvement | $809 |
|---|---|
| Total Improvement | $809 |
| Market | $2,892 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,892 |
| Value Limitation Adjustment (−) (homestead cap) | −$122 |
| Net Appraised (assessed) | $2,770 |
| Taxable Value | $2,770 |
|---|
Appreciation: Market value has risen +1185.3% from $225 (2021) to $2,892 (2025), a CAGR of 89.3% over 4 years. This is strong appreciation — well above typical inflation. 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 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.
Homestead Cap History: This property had an active homestead cap as recently as 2024 ($737, ~25.5% of market value at the time). The cap has since reset or expired. Verified clear — 2025 Certified Historical data from AJR 2021–2024 (Partial confidence). Current status confirmed by 2025 TCAD Certified Export.
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 ($2,083 land vs $809 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 $2,892, 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 +89.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $70,383 by 2030, with an estimated annual tax burden around $84. 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.
2 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 2,964 SF | ✓ |
| 604 | POOL RES CONC | 1 SF | ✗ |
Market value changed by 121% in 2026, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $25.63 | $25.63 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $14.52 | $14.52 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $10.41 | $10.41 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3.27 | $3.27 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2.86 | $2.86 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $56.69 | $56.69 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $5,913 | $2,892 | +104.5% |
| Assessed Value | $3,324 | $2,770 | +20.0% |
| Land Value | $2,083 | $2,083 | +0.0% |
| Improvement Value | $3,830 | $809 | +373.4% |
| Taxable Value | $3,324 | $2,770 | +20.0% |
| HS Cap Loss | -$2,589 | -$737 (2024) | |
| Total Tax 2026 = estimate |
~$68
Estimated
|
~$57
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $6,397 | $5,913 | -484 (-7.6%) |
| Taxable Value | $3,324 | $3,324 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $5,913 | $2,083 | $3,830 | −$2,589 | $3,324 | $3,324 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,892 | $2,083 | $809 | −$122 | $2,770 | $2,770 | ~$57 | Partial |
| 2024 | $1,923 | — | — | −$123 | $1,800 | $— | $46 | Verified |
| 2023 | $1,949 | — | — | −$149 | $1,800 | $— | $35 | Verified |
| 2022 | $4,761 | — | — | −$2,961 | $1,800 | $— | $38 | Verified |
| 2021 | $225 | — | — | — | $900 ! | $— | $104 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +121.2% ! | +20.0% | 52.0% | Not available | Partial |
| 2025 | +7.2% | +20.0% | 95.8% | Not available | Partial |
| 2024 | +40.4% | +20.0% | 85.5% | 1.6900% | Verified |
| 2023 | -1.3% | -1.3% | ~100% | 1.8100% | Verified |
| 2022 | -59.1% | -59.1% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 46.0600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -39.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +104.5% | +422.1% | +70.0% | +2016.0% | 2022 | -59.1% | 2023 |
| Assessment Ratio | 56.2% | 129.3% | — | 400.0% | 2021 | 37.8% | 2022 |
| Effective Tax Rate (2025) | 1.9600% | 1.9600% | — | 1.9600% | 2025 | 1.9600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$57 | $56 | ~$72 | $104 | 2021 | $35 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$5,476 | ~$3,047 | ~2.0139% | ~$61 | +89.3% |
| 2027 | ~$10,368 | ~$3,352 | ~1.9814% | ~$66 | +258.5% |
| 2028 | ~$19,632 | ~$3,687 | ~1.9488% | ~$72 | +578.8% |
| 2029 | ~$37,172 | ~$4,056 | ~1.9163% | ~$78 | +1185.3% |
| 2030 | ~$70,383 | ~$4,461 | ~1.8837% | ~$84 | +2333.7% |
| 2026 | ~$5,418 | ~$3,047 | ~2.0465% | ~$62 | +87.3% |
| 2027 | ~$10,150 | ~$3,352 | ~2.0465% | ~$69 | +251.0% |
| 2028 | ~$19,016 | ~$3,687 | ~2.0465% | ~$75 | +557.5% |
| 2029 | ~$35,626 | ~$4,056 | ~2.0465% | ~$83 | +1131.9% |
| 2030 | ~$66,744 | ~$4,461 | ~2.0465% | ~$91 | +2207.9% |
| 2026 | ~$5,534 | ~$3,047 | ~1.9977% | ~$61 | +91.4% |
| 2027 | ~$10,588 | ~$3,352 | ~1.9488% | ~$65 | +266.1% |
| 2028 | ~$20,260 | ~$3,687 | ~1.9000% | ~$70 | +600.6% |
| 2029 | ~$38,767 | ~$4,056 | ~1.8512% | ~$75 | +1240.5% |
| 2030 | ~$74,180 | ~$4,461 | ~1.8024% | ~$80 | +2465.0% |
In 2025, this property's market value of $2,892 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 | $2,892 | $438,669 | $519,778 | $749,859 | ↓ Bottom 25% | -7.5% |
| 2024 | $1,923 | $467,458 | $564,615 | $848,565 | ↓ Bottom 25% | -6.3% |
| 2023 | $1,949 | $503,905 | $617,035 | $919,932 | ↓ Bottom 25% | +0.9% |
| 2022 | $4,761 | $506,618 | $615,058 | $906,429 | ↓ Bottom 25% | +39.1% |
| 2021 | $225 | $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.