22801 BRIARCLIFF DR TX 78757
| Owner | BRIARCLIFF PROPERTY OWNERS |
|---|---|
| Parcel ID | 0556010801 |
| Short ID | 356718 |
| Type | Real |
| Use Code | 17 Clubhouse |
| Valuation | Cost |
| Improvement SF | 2,295 SF |
| Land SF | 206,562 SF |
| Acres | 4.742 |
| Year Built | 1970 |
| Legal | LOT 1-A BRIARCLIFF 10 |
| Neighborhood | Q3000 |
| Land | $3,522 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,522 |
| Improvement | $78 |
|---|---|
| Total Improvement | $78 |
| Market | $3,600 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,600 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,600 |
| Taxable Value | $3,600 |
|---|
Appreciation: Market value has risen +2150.0% from $160 (2021) to $3,600 (2025), a CAGR of 117.8% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 6 taxing entities is 1.7800% in 2025 (+0.0349% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $64. Lake Travis ISD is the largest single contributor, at 58.4% of the total 2025 levy.
Homestead Cap History: This property had an active homestead cap as recently as 2024 ($80, ~2.2% 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 98% of market value ($3,522 land vs $78 improvements), about $0/SF of land. With value concentrated in the land under a ~56-year-old structure, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $3,600, 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 +117.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $176,413 by 2030, with an estimated annual tax burden around $87. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 2,295 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 2,295 SF | ✗ |
| 298 | LIGHT UTILITY BLDG | 1,600 SF | ✓ |
| 571 | STORAGE DET | 815 SF | ✓ |
| 051 | CARPORT DET 1ST | 695 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 367 SF | ✗ |
| 521 | FIREPLACE | 1 SF | ✓ |
| 251 | BATHROOM | 1 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILT Lake Travis ISD | 1.2301% | 1.2121% | 1.0741% | 1.0656% | 1.0397% | -0.0259% | $37.43 | $37.43 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $13.53 | $13.53 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4.25 | $4.25 | Paid |
| E08 Travis County ESD # 08 | 0.0970% | 0.0790% | 0.0810% | 0.0830% | 0.0930% | +0.0100% | $3.35 | $3.35 | Paid |
| E16 Travis County ESD # 16 | 0.0880% | 0.0740% | 0.0730% | 0.0750% | 0.0775% | +0.0025% | $2.79 | $2.79 | Paid |
| VBR Village of Briarcliff | 0.1180% | 0.0738% | 0.0680% | 0.0691% | 0.0759% | +0.0068% | $2.73 | $2.73 | Paid |
| Combined Rate | 2.0023% | 1.8558% | 1.7014% | 1.7451% | 1.7800% | +0.0349% | $64.08 | $64.08 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,080 | $3,600 | -42.2% |
| Assessed Value | $2,080 | $3,600 | -42.2% |
| Land Value | $1,996 | $3,522 | -43.3% |
| Improvement Value | $84 | $78 | +7.7% |
| Taxable Value | $2,080 | $3,600 | -42.2% |
| HS Cap Loss | — | -$80 (2024) | |
| Total Tax 2026 = estimate |
~$37
Estimated
|
~$64
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,080 | $2,080 | +0 (+0.0%) |
| Taxable Value | $2,080 | $2,080 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,080 | $1,996 | $84 | — | $2,080 | $2,080 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,600 | $3,522 | $78 | — | $3,600 | $3,600 | ~$64 | Partial |
| 2024 | $3,527 | — | — | −$89 | $3,438 | $— | $61 | Verified |
| 2023 | $3,213 | — | — | — | $3,438 ! | $— | $60 | Verified |
| 2022 | $2,020 | — | — | — | $3,125 ! | $— | $60 | Verified |
| 2021 | $160 | — | — | — | — | $— | $40 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -42.2% | -42.2% | ~100% | Not available | Partial |
| 2025 | +2.3% | +2.3% | ~100% | Not available | Partial |
| 2024 | -0.3% | -0.3% | ~100% | 1.7500% | Verified |
| 2023 | +9.8% | +9.8% | ~100% | 1.7000% | Verified |
| 2022 | +59.1% | +59.1% | ~100% | 1.8600% | Verified |
| 2021 | base year | — | ~100% | 25.2800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +78.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -42.2% | +238.3% | +149.6% | +1162.5% | 2022 | -42.2% | 2026 |
| Assessment Ratio | 100.0% | 111.8% | — | 154.7% | 2022 | 97.5% | 2024 |
| Effective Tax Rate (2025) | 1.7800% | 1.7800% | — | 1.7800% | 2025 | 1.7800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$64 | $57 | ~$77 | $64 | 2025 | $40 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$7,841 | ~$3,960 | ~1.7244% | ~$68 | +117.8% |
| 2027 | ~$17,076 | ~$4,356 | ~1.6688% | ~$73 | +374.3% |
| 2028 | ~$37,191 | ~$4,792 | ~1.6133% | ~$77 | +933.1% |
| 2029 | ~$81,000 | ~$5,271 | ~1.5577% | ~$82 | +2150.0% |
| 2030 | ~$176,413 | ~$5,798 | ~1.5021% | ~$87 | +4800.4% |
| 2026 | ~$7,769 | ~$3,960 | ~1.7800% | ~$70 | +115.8% |
| 2027 | ~$16,764 | ~$4,356 | ~1.7800% | ~$78 | +365.7% |
| 2028 | ~$36,176 | ~$4,792 | ~1.7800% | ~$85 | +904.9% |
| 2029 | ~$78,065 | ~$5,271 | ~1.7800% | ~$94 | +2068.5% |
| 2030 | ~$168,460 | ~$5,798 | ~1.7800% | ~$103 | +4579.4% |
| 2026 | ~$7,913 | ~$3,960 | ~1.6966% | ~$67 | +119.8% |
| 2027 | ~$17,391 | ~$4,356 | ~1.6133% | ~$70 | +383.1% |
| 2028 | ~$38,225 | ~$4,792 | ~1.5299% | ~$73 | +961.8% |
| 2029 | ~$84,017 | ~$5,271 | ~1.4465% | ~$76 | +2233.8% |
| 2030 | ~$184,663 | ~$5,798 | ~1.3632% | ~$79 | +5029.5% |
In 2025, this property's market value of $3,600 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 | $3,600 | $438,669 | $519,778 | $749,859 | ↓ Bottom 25% | -7.5% |
| 2024 | $3,527 | $467,458 | $564,615 | $848,565 | ↓ Bottom 25% | -6.3% |
| 2023 | $3,213 | $503,905 | $617,035 | $919,932 | ↓ Bottom 25% | +0.9% |
| 2022 | $2,020 | $506,618 | $615,058 | $906,429 | ↓ Bottom 25% | +39.1% |
| 2021 | $160 | $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.