DAIRYWORK RD 78610
| Owner | LADOUCEUR ASHLEE & LOGAN GREGG |
|---|---|
| Parcel ID | 0455070108 |
| Short ID | 954493 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 1,745 SF |
| Land SF | 6,552 SF |
| Acres | 0.150 |
| Year Built | 2023 |
| Legal | TURNERS CROSSING NORTH PHS 1 BLK A LOT 3 |
| Neighborhood | H1501 |
| Land | $63,662 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $63,662 |
| Improvement | $267,612 |
|---|---|
| Total Improvement | $267,612 |
| Market | $331,274 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $331,274 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $331,274 |
| Exemptions (−) (HS) | −$66,255 |
|---|---|
| Taxable Value | $265,019 |
Appreciation: Market value has risen +155.4% from $129,689 (2024) to $331,274 (2025), a CAGR of 155.4% over 1 year. This is strong appreciation — well above typical inflation. 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 $2,113. P10L is the largest single contributor, at 50.2% 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 19% of market value ($63,662 land vs $267,612 improvements), about $10/SF of land. Most value sits in the improvements, so building condition, age (~3 yrs), and rent roll drive the underwriting.
Forward Outlook: Holding the +155.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $36,025,366 by 2030, with an estimated annual tax burden around $4,409. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,745 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,745 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 490 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 241 SF | ✗ |
| 252 | BEDROOMS | 3 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
Market value changed by 116% 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 | — | — | — | — | — | — | $2,328.96 | $2,328.96 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $996.06 | $996.06 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $337.37 | $337.37 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $331.27 | $331.27 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $331.27 | $331.27 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $312.78 | $312.78 | Paid |
| Combined Rate | 0.7740% | 0.7054% | 0.7039% | 0.7537% | 0.7973% | +0.0436% | $4,637.71 | $4,637.71 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $325,885 | $331,274 | -1.6% |
| Assessed Value | $325,885 | $331,274 | -1.6% |
| Land Value | $63,662 | $63,662 | +0.0% |
| Improvement Value | $262,223 | $267,612 | -2.0% |
| Taxable Value | $260,708 | $265,019 | -1.6% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$2,079
Estimated
|
~$4,638
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $352,575 | $325,885 | -26,690 (-7.6%) |
| Taxable Value | $282,060 | $260,708 | -21,352 (-7.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $325,885 | $63,662 | $262,223 | — | $325,885 | $260,708 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $331,274 | $63,662 | $267,612 | — | $331,274 | $265,019 | ~$4,638 | Partial |
| 2024 | $129,689 | — | — | −$69,689 | $60,000 | $— | $4,977 | Verified |
| 2023 | $— | — | — | — | $48,000 | $— | $3,177 | Verified |
| 2022 | $— | — | — | — | $48,000 | $— | $2,810 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +6.4% | +6.4% | ~100% | Not available | Partial |
| 2025 | -16.1% | -16.1% | ~100% | Not available | Partial |
| 2024 | +280.4% ! | +280.4% | ~100% | 1.2600% | Verified |
| 2023 | +116.1% ! | +116.1% | ~100% | 3.0600% | Verified |
| 2022 | base year | — | ~100% | 5.8500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +590.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -1.6% | +76.9% | +156.3% | +155.4% | 2025 | -1.6% | 2026 |
| Assessment Ratio | 100.0% | 82.1% | — | 100.0% | 2025 | 46.3% | 2024 |
| Effective Tax Rate (2025) | 1.4000% | 1.4000% | — | 1.4000% | 2025 | 1.4000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$4,638 | $4,807 | ~$3,630 | $4,977 | 2024 | $4,638 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$846,197 | ~$364,401 | ~0.8031% | ~$2,926 | +155.4% |
| 2027 | ~$2,161,503 | ~$400,842 | ~0.8089% | ~$3,242 | +552.5% |
| 2028 | ~$5,521,283 | ~$440,926 | ~0.8147% | ~$3,592 | +1566.7% |
| 2029 | ~$14,103,412 | ~$485,018 | ~0.8206% | ~$3,980 | +4157.3% |
| 2030 | ~$36,025,366 | ~$533,520 | ~0.8264% | ~$4,409 | +10774.8% |
| 2026 | ~$839,572 | ~$364,401 | ~0.7973% | ~$2,905 | +153.4% |
| 2027 | ~$2,127,787 | ~$400,842 | ~0.7973% | ~$3,196 | +542.3% |
| 2028 | ~$5,392,605 | ~$440,926 | ~0.7973% | ~$3,515 | +1527.8% |
| 2029 | ~$13,666,870 | ~$485,018 | ~0.7973% | ~$3,867 | +4025.5% |
| 2030 | ~$34,636,938 | ~$533,520 | ~0.7973% | ~$4,254 | +10355.7% |
| 2026 | ~$852,823 | ~$364,401 | ~0.8060% | ~$2,937 | +157.4% |
| 2027 | ~$2,195,483 | ~$400,842 | ~0.8147% | ~$3,266 | +562.7% |
| 2028 | ~$5,651,991 | ~$440,926 | ~0.8235% | ~$3,631 | +1606.1% |
| 2029 | ~$14,550,329 | ~$485,018 | ~0.8322% | ~$4,036 | +4292.2% |
| 2030 | ~$37,457,966 | ~$533,520 | ~0.8409% | ~$4,487 | +11207.2% |
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.