12109 TWIN CREEKS RD TX 78652
| Owner | DIRE DAVID ALLEN |
|---|---|
| Parcel ID | 0443210429 |
| Short ID | 351067 |
| Type | Real |
| Use Code | 03 Triplex |
| Valuation | Income |
| Improvement SF | 2,880 SF |
| Land SF | 10,019 SF |
| Acres | 0.230 |
| Year Built | 1985 |
| Legal | ABS 27 SUR 2 WILSON W ACR .23 |
| Neighborhood | _RGN430 |
| Land | $52,102 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $52,102 |
| Improvement | $465,247 |
|---|---|
| Total Improvement | $465,247 |
| Market | $517,349 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $517,349 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $517,349 |
| Taxable Value | $517,349 |
|---|
Appreciation: Market value has risen +215.7% from $163,877 (2021) to $517,349 (2025), a CAGR of 33.3% over 4 years. This is strong appreciation — well above typical inflation. 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 outpaced the broader multi-family market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.6225% in 2025 (+0.0183% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $8,394. Austin ISD is the largest single contributor, at 57.0% 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 10% of market value ($52,102 land vs $465,247 improvements), about $5/SF of land. Most value sits in the improvements, so building condition, age (~41 yrs), and rent roll drive the underwriting.
Submarket Position: At $517,349, this parcel sits in the lower-middle (25th–50th 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 +33.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,177,036 by 2030, with an estimated annual tax burden around $12,339. 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.
11 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 2,880 SF | ✗ |
| 2ND | 2nd Floor | 1,920 SF | ✓ |
| 1ST | 1st Floor | 960 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 800 SF | ✓ |
| 571 | STORAGE DET | 400 SF | ✓ |
| 012 | PORCH OPEN 2ND F | 84 SF | ✗ |
| 581 | STORAGE ATT | 84 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 39 SF | ✗ |
| 251 | BATHROOM | 1 SF | ✓ |
| 413 | STAIRWAY EXT | 1 SF | ✓ |
| 289 | SHED FV | 1 SF | ✓ |
Market value changed by 250% in 2022, 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% | $4,786.51 | $4,786.51 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,944.43 | $1,944.43 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $610.59 | $610.59 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $534.94 | $534.94 | Paid |
| E05 Travis County ESD # 05 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $517.35 | $517.35 | Paid |
| Combined Rate | 1.7357% | 1.6122% | 1.4634% | 1.6042% | 1.6225% | +0.0183% | $8,393.82 | $8,393.82 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $517,349 | $517,349 | +0.0% |
| Assessed Value | $517,349 | $517,349 | +0.0% |
| Land Value | $63,250 | $52,102 | +21.4% |
| Improvement Value | $454,099 | $465,247 | -2.4% |
| Taxable Value | $517,349 | $517,349 | +0.0% |
| Total Tax 2026 = estimate |
~$8,394
Estimated
|
~$8,394
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $517,349 | $517,349 | +0 (+0.0%) |
| Taxable Value | $517,349 | $517,349 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $517,349 | $63,250 | $454,099 | — | $517,349 | $517,349 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $517,349 | $52,102 | $465,247 | — | $517,349 | $517,349 | ~$8,394 | Partial |
| 2024 | $696,222 | — | — | −$644,120 | $52,102 | $— | $9,497 | Verified |
| 2023 | $625,382 | — | — | −$579,382 | $46,000 | $— | $10,189 | Verified |
| 2022 | $178,913 | — | — | −$157,321 | $21,592 | $— | $10,083 | Verified |
| 2021 | $163,877 | — | — | −$146,627 | $17,250 | $— | $3,105 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | -12.6% | -12.6% | ~100% | Not available | Partial |
| 2024 | -15.0% | -15.0% | ~100% | 1.6000% | Verified |
| 2023 | +11.3% | +11.3% | ~100% | 1.4600% | Verified |
| 2022 | +249.5% ! | +249.5% | ~100% | 1.6100% | Verified |
| 2021 | base year | — | ~100% | 1.8900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +189.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +48.9% | +33.3% | +249.5% | 2023 | -25.7% | 2025 |
| Assessment Ratio | 100.0% | 39.6% | — | 100.0% | 2025 | 7.4% | 2023 |
| Effective Tax Rate (2025) | 1.6200% | 1.6200% | — | 1.6200% | 2025 | 1.6200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$8,394 | $8,254 | ~$10,647 | $10,189 | 2023 | $3,105 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$689,604 | ~$569,084 | ~1.5942% | ~$9,072 | +33.3% |
| 2027 | ~$919,214 | ~$625,992 | ~1.5659% | ~$9,802 | +77.7% |
| 2028 | ~$1,225,273 | ~$688,592 | ~1.5376% | ~$10,588 | +136.8% |
| 2029 | ~$1,633,237 | ~$757,451 | ~1.5093% | ~$11,432 | +215.7% |
| 2030 | ~$2,177,036 | ~$833,196 | ~1.4810% | ~$12,339 | +320.8% |
| 2026 | ~$679,257 | ~$569,084 | ~1.6225% | ~$9,233 | +31.3% |
| 2027 | ~$891,836 | ~$625,992 | ~1.6225% | ~$10,157 | +72.4% |
| 2028 | ~$1,170,943 | ~$688,592 | ~1.6225% | ~$11,172 | +126.3% |
| 2029 | ~$1,537,399 | ~$757,451 | ~1.6225% | ~$12,289 | +197.2% |
| 2030 | ~$2,018,540 | ~$833,196 | ~1.6225% | ~$13,518 | +290.2% |
| 2026 | ~$699,951 | ~$569,084 | ~1.5800% | ~$8,992 | +35.3% |
| 2027 | ~$947,005 | ~$625,992 | ~1.5376% | ~$9,625 | +83.0% |
| 2028 | ~$1,281,257 | ~$688,592 | ~1.4951% | ~$10,295 | +147.7% |
| 2029 | ~$1,733,487 | ~$757,451 | ~1.4527% | ~$11,003 | +235.1% |
| 2030 | ~$2,345,335 | ~$833,196 | ~1.4102% | ~$11,750 | +353.3% |
In 2025, this property's market value of $517,349 places it in the 25th–50th percentile for Multi-Family properties in Travis County (12584 comparable) — -0% 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 | $517,349 | $438,669 | $519,778 | $749,859 | ↓ Below median | -7.5% |
| 2024 | $696,222 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $625,382 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $178,913 | $506,618 | $615,058 | $906,429 | ↓ Bottom 25% | +39.1% |
| 2021 | $163,877 | $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.