2208 KAHALA SUNSET DR TX 78669
| Owner | NIESS JON & SALLY NIESS |
|---|---|
| Parcel ID | 0572070201 |
| Short ID | 534734 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 2,186 SF |
| Land SF | 10,062 SF |
| Acres | 0.231 |
| Year Built | 2022 |
| Legal | LOT 10 LAKECLIFF ON LAKE TRAVIS SEC 11 |
| Neighborhood | Q6006 |
| Land | $29,007 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $29,007 |
| Improvement | $797,609 |
|---|---|
| Total Improvement | $797,609 |
| Market | $826,616 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $826,616 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $826,616 |
| Exemptions (−) (HS,OV65) | −$308,543 |
|---|---|
| Taxable Value | $518,073 |
Appreciation: Market value has risen +5527.8% from $14,688 (2021) to $826,616 (2025), a CAGR of 173.9% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2024), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend.
Tax Burden: The combined rate across 4 taxing entities is 0.6644% in 2025 (+0.0540% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $3,442. Travis County is the largest single contributor, at 49.7% 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 4% of market value ($29,007 land vs $797,609 improvements), about $3/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 +173.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $127,417,839 by 2030, with an estimated annual tax burden around $9,015. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 2,186 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 2,186 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 693 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 241 SF | ✗ |
| 252 | BEDROOMS | 3 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
Market value changed by 4088% 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 |
|---|---|---|---|---|---|---|---|---|---|
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,947.15 | $1,947.15 | Paid |
| E08 Travis County ESD # 08 | 0.0970% | 0.0790% | 0.0810% | 0.0830% | 0.0930% | +0.0100% | $768.88 | $768.88 | Paid |
| E16 Travis County ESD # 16 | 0.0880% | 0.0740% | 0.0730% | 0.0750% | 0.0775% | +0.0025% | $640.63 | $640.63 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $561.90 | $561.90 | Paid |
| Combined Rate | 0.6542% | 0.5699% | 0.5593% | 0.6104% | 0.6644% | +0.0540% | $3,918.56 | $3,918.56 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $706,168 | $826,616 | -14.6% |
| Assessed Value | $706,168 | $826,616 | -14.6% |
| Land Value | $174,273 | $29,007 | +500.8% |
| Improvement Value | $531,895 | $797,609 | -33.3% |
| Taxable Value | $419,665 | $518,073 | -19.0% |
| Exemptions | HS,OV65 | HS,OV65 | |
| Total Tax 2026 = estimate |
~$2,788
Estimated
|
~$3,919
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $706,168 | $706,168 | +0 (+0.0%) |
| Taxable Value | $421,714 | $419,665 | -2,049 (-0.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $706,168 | $174,273 | $531,895 | — | $706,168 | $419,665 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $826,616 | $29,007 | $797,609 | — | $826,616 | $518,073 | ~$3,919 | Partial |
| 2024 | $1,005,053 | — | — | −$981,053 | $24,000 | $— | $3,680 | Verified |
| 2023 | $— | — | — | — | $24,000 | $— | $4,497 | Verified |
| 2022 | $— | — | — | — | $24,000 | $— | $137 | Verified |
| 2021 | $14,688 | — | — | — | $19,200 ! | $— | $126 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -14.6% | -14.6% | ~100% | Not available | Partial |
| 2025 | -0.4% | -0.4% | ~100% | Not available | Partial |
| 2024 | -17.4% | -17.4% | ~100% | 0.4400% | Verified |
| 2023 | +4087.7% ! | +4087.7% | ~100% | 0.4500% | Verified |
| 2022 | +25.0% | +25.0% | ~100% | 0.5700% | Verified |
| 2021 | base year | — | ~100% | 0.8600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +4205.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -14.6% | +2236.8% | +183.2% | +6742.7% | 2024 | -17.8% | 2025 |
| Assessment Ratio | 100.0% | 83.3% | — | 130.7% | 2021 | 2.4% | 2024 |
| Effective Tax Rate (2025) | 0.4700% | 0.4700% | — | 0.4700% | 2025 | 0.4700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$3,919 | $2,575 | ~$7,467 | $3,919 | 2025 | $126 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,264,066 | ~$909,278 | ~0.6669% | ~$6,064 | +173.9% |
| 2027 | ~$6,201,181 | ~$1,000,205 | ~0.6695% | ~$6,696 | +650.2% |
| 2028 | ~$16,984,770 | ~$1,100,226 | ~0.6720% | ~$7,394 | +1954.7% |
| 2029 | ~$46,520,562 | ~$1,210,248 | ~0.6746% | ~$8,164 | +5527.8% |
| 2030 | ~$127,417,839 | ~$1,331,273 | ~0.6771% | ~$9,015 | +15314.4% |
| 2026 | ~$2,247,534 | ~$909,278 | ~0.6644% | ~$6,041 | +171.9% |
| 2027 | ~$6,110,949 | ~$1,000,205 | ~0.6644% | ~$6,645 | +639.3% |
| 2028 | ~$16,615,409 | ~$1,100,226 | ~0.6644% | ~$7,310 | +1910.1% |
| 2029 | ~$45,176,591 | ~$1,210,248 | ~0.6644% | ~$8,041 | +5365.2% |
| 2030 | ~$122,833,228 | ~$1,331,273 | ~0.6644% | ~$8,845 | +14759.8% |
| 2026 | ~$2,280,598 | ~$909,278 | ~0.6682% | ~$6,076 | +175.9% |
| 2027 | ~$6,292,074 | ~$1,000,205 | ~0.6720% | ~$6,722 | +661.2% |
| 2028 | ~$17,359,564 | ~$1,100,226 | ~0.6759% | ~$7,436 | +2000.1% |
| 2029 | ~$47,894,299 | ~$1,210,248 | ~0.6797% | ~$8,226 | +5694.0% |
| 2030 | ~$132,138,333 | ~$1,331,273 | ~0.6835% | ~$9,099 | +15885.5% |
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.