13103 BARRISTER LN 78610
| Owner | CONIGLIO TIFFANY & JEANNIELLE GANDIA |
|---|---|
| Parcel ID | 0455050307 |
| Short ID | 954722 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 1,980 SF |
| Land SF | 5,800 SF |
| Acres | 0.133 |
| Year Built | 2022 |
| Legal | TURNERS CROSSING NORTH PHS 1 BLK Q LOT 23 |
| Neighborhood | H1501 |
| Land | $63,153 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $63,153 |
| Improvement | $296,358 |
|---|---|
| Total Improvement | $296,358 |
| Market | $359,511 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $359,511 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $359,511 |
| Exemptions (−) (HS) | −$71,902 |
|---|---|
| Taxable Value | $287,609 |
Appreciation: Market value has fallen -14.0% from $417,920 (2024) to $359,511 (2025), a CAGR of -14.0% over 1 year. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2024→2025), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend.
Tax Burden: The combined rate across 5 taxing entities is 0.7973% in 2025 (+0.0436% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $2,293. P10L is the largest single contributor, at 42.6% of the total 2025 levy.
Asset Class: O. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 18% of market value ($63,153 land vs $296,358 improvements), about $11/SF of land. Most value sits in the improvements, so building condition, age (~4 yrs), and rent roll drive the underwriting.
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 $169,359 by 2030, with an estimated annual tax burden around $1,400. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 1,980 SF | ✗ |
| 1ST | 1st Floor | 1,134 SF | ✓ |
| 2ND | 2nd Floor | 846 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 400 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 57 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
Market value changed by 771% in 2023, 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 |
|---|---|---|---|---|---|---|---|---|---|
| P10L | — | — | — | — | — | — | $1,863.17 | $1,863.17 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,080.96 | $1,080.96 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $366.56 | $366.56 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $359.51 | $359.51 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $359.51 | $359.51 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $339.44 | $339.44 | Paid |
| Combined Rate | 0.7740% | 0.7054% | 0.7039% | 0.7537% | 0.7973% | +0.0436% | $4,369.15 | $4,369.15 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $389,994 | $359,511 | +8.5% |
| Assessed Value | $389,994 | $359,511 | +8.5% |
| Land Value | $63,153 | $63,153 | +0.0% |
| Improvement Value | $326,841 | $296,358 | +10.3% |
| Taxable Value | $311,995 | $287,609 | +8.5% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$2,487
Estimated
|
~$4,369
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $389,994 | $389,994 | +0 (+0.0%) |
| Taxable Value | $311,995 | $311,995 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $389,994 | $63,153 | $326,841 | — | $389,994 | $311,995 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $359,511 | $63,153 | $296,358 | — | $359,511 | $287,609 | ~$4,369 | Partial |
| 2024 | $417,920 | — | — | −$357,920 | $60,000 | $— | $4,570 | Verified |
| 2023 | $— | — | — | — | $60,000 | $— | $4,597 | Verified |
| 2022 | $— | — | — | — | $48,000 | $— | $2,295 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +8.5% | +8.5% | ~100% | Not available | Partial |
| 2025 | -10.8% | -10.8% | ~100% | Not available | Partial |
| 2024 | -3.6% | -3.6% | ~100% | 1.1300% | Verified |
| 2023 | +770.7% ! | +770.7% | ~100% | 1.1000% | Verified |
| 2022 | base year | — | ~100% | 4.7800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +649.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +8.5% | -2.8% | -15.3% | +8.5% | 2026 | -14.0% | 2025 |
| Assessment Ratio | 100.0% | 71.5% | — | 100.0% | 2025 | 14.4% | 2024 |
| Effective Tax Rate (2025) | 1.2200% | 1.2200% | — | 1.2200% | 2025 | 1.2200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$4,369 | $4,469 | ~$1,903 | $4,570 | 2024 | $4,369 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$309,265 | ~$309,265 | ~0.8031% | ~$2,484 | -14.0% |
| 2027 | ~$266,042 | ~$266,042 | ~0.8089% | ~$2,152 | -26.0% |
| 2028 | ~$228,860 | ~$228,860 | ~0.8147% | ~$1,865 | -36.3% |
| 2029 | ~$196,874 | ~$196,874 | ~0.8206% | ~$1,615 | -45.2% |
| 2030 | ~$169,359 | ~$169,359 | ~0.8264% | ~$1,400 | -52.9% |
| 2026 | ~$341,535 | ~$341,535 | ~0.7973% | ~$2,723 | -5.0% |
| 2027 | ~$324,459 | ~$324,459 | ~0.7973% | ~$2,587 | -9.7% |
| 2028 | ~$308,236 | ~$308,236 | ~0.7973% | ~$2,457 | -14.3% |
| 2029 | ~$292,824 | ~$292,824 | ~0.7973% | ~$2,335 | -18.5% |
| 2030 | ~$278,183 | ~$278,183 | ~0.7973% | ~$2,218 | -22.6% |
| 2026 | ~$316,456 | ~$316,456 | ~0.8060% | ~$2,551 | -12.0% |
| 2027 | ~$278,556 | ~$278,556 | ~0.8147% | ~$2,269 | -22.5% |
| 2028 | ~$245,196 | ~$245,196 | ~0.8235% | ~$2,019 | -31.8% |
| 2029 | ~$215,831 | ~$215,831 | ~0.8322% | ~$1,796 | -40.0% |
| 2030 | ~$189,983 | ~$189,983 | ~0.8409% | ~$1,598 | -47.2% |
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.