2309 KAHALA SUNSET DR TX 78669
| Owner | TRAUDT BRIAN & MICHELLE TRAUDT |
|---|---|
| Parcel ID | 0574050401 |
| Short ID | 534794 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 2,646 SF |
| Land SF | 8,319 SF |
| Acres | 0.191 |
| Year Built | 2021 |
| Legal | LOT 35 LAKECLIFF ON LAKE TRAVIS SEC 11 |
| Neighborhood | Q6006 |
| Land | $24,235 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $24,235 |
| Improvement | $872,103 |
|---|---|
| Total Improvement | $872,103 |
| Market | $896,338 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $896,338 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $896,338 |
| Exemptions (−) (HS) | −$179,268 |
|---|---|
| Taxable Value | $717,070 |
Appreciation: Market value has risen +6002.5% from $14,688 (2021) to $896,338 (2025), a CAGR of 179.5% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2023), 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 $4,764. Travis County is the largest single contributor, at 53.2% 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 3% of market value ($24,235 land vs $872,103 improvements), about $3/SF of land. Most value sits in the improvements, so building condition, age (~5 yrs), and rent roll drive the underwriting.
Forward Outlook: Holding the +179.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $152,882,663 by 2030, with an estimated annual tax burden around $9,775. 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 | 2,646 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 2,646 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 552 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 274 SF | ✗ |
| 252 | BEDROOMS | 3 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
Market value changed by 2786% 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 |
|---|---|---|---|---|---|---|---|---|---|
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,695.07 | $2,695.07 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $846.31 | $846.31 | Paid |
| E08 Travis County ESD # 08 | 0.0970% | 0.0790% | 0.0810% | 0.0830% | 0.0930% | +0.0100% | $833.73 | $833.73 | Paid |
| E16 Travis County ESD # 16 | 0.0880% | 0.0740% | 0.0730% | 0.0750% | 0.0775% | +0.0025% | $694.66 | $694.66 | Paid |
| Combined Rate | 0.6542% | 0.5699% | 0.5593% | 0.6104% | 0.6644% | +0.0540% | $5,069.77 | $5,069.77 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $706,000 | $896,338 | -21.2% |
| Assessed Value | $706,000 | $896,338 | -21.2% |
| Land Value | $169,604 | $24,235 | +599.8% |
| Improvement Value | $536,396 | $872,103 | -38.5% |
| Taxable Value | $564,800 | $717,070 | -21.2% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$3,752
Estimated
|
~$5,070
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $706,000 | $706,000 | +0 (+0.0%) |
| Taxable Value | $564,800 | $564,800 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $706,000 | $169,604 | $536,396 | — | $706,000 | $564,800 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $896,338 | $24,235 | $872,103 | — | $896,338 | $717,070 | ~$5,070 | Partial |
| 2024 | $1,000,000 | — | — | −$976,000 | $24,000 | $— | $4,836 | Verified |
| 2023 | $554,183 | — | — | −$530,183 | $24,000 | $— | $4,225 | Verified |
| 2022 | $— | — | — | — | $24,000 | $— | $3,158 | Verified |
| 2021 | $14,688 | — | — | — | $19,200 ! | $— | $126 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -21.2% | -21.2% | ~100% | Not available | Partial |
| 2025 | -3.6% | -3.6% | ~100% | Not available | Partial |
| 2024 | -24.2% | -24.2% | ~100% | 0.5200% | Verified |
| 2023 | +121.4% ! | +121.4% | ~100% | 0.3400% | Verified |
| 2022 | +2786.4% ! | +2786.4% | ~100% | 0.5700% | Verified |
| 2021 | base year | — | ~100% | 0.8600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +4568.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -21.2% | +930.5% | +194.6% | +3673.0% | 2023 | -21.2% | 2026 |
| Assessment Ratio | 100.0% | 67.5% | — | 130.7% | 2021 | 2.4% | 2024 |
| Effective Tax Rate (2025) | 0.5700% | 0.5700% | — | 0.5700% | 2025 | 0.5700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$5,070 | $3,564 | ~$8,097 | $5,070 | 2025 | $126 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,505,239 | ~$985,972 | ~0.6669% | ~$6,576 | +179.5% |
| 2027 | ~$7,002,069 | ~$1,084,569 | ~0.6695% | ~$7,261 | +681.2% |
| 2028 | ~$19,570,579 | ~$1,193,026 | ~0.6720% | ~$8,018 | +2083.4% |
| 2029 | ~$54,699,197 | ~$1,312,328 | ~0.6746% | ~$8,853 | +6002.5% |
| 2030 | ~$152,882,663 | ~$1,443,561 | ~0.6771% | ~$9,775 | +16956.4% |
| 2026 | ~$2,487,312 | ~$985,972 | ~0.6644% | ~$6,551 | +177.5% |
| 2027 | ~$6,902,218 | ~$1,084,569 | ~0.6644% | ~$7,206 | +670.0% |
| 2028 | ~$19,153,454 | ~$1,193,026 | ~0.6644% | ~$7,926 | +2036.9% |
| 2029 | ~$53,150,276 | ~$1,312,328 | ~0.6644% | ~$8,719 | +5829.7% |
| 2030 | ~$147,490,468 | ~$1,443,561 | ~0.6644% | ~$9,591 | +16354.8% |
| 2026 | ~$2,523,165 | ~$985,972 | ~0.6682% | ~$6,588 | +181.5% |
| 2027 | ~$7,102,637 | ~$1,084,569 | ~0.6720% | ~$7,289 | +692.4% |
| 2028 | ~$19,993,716 | ~$1,193,026 | ~0.6759% | ~$8,063 | +2130.6% |
| 2029 | ~$56,281,729 | ~$1,312,328 | ~0.6797% | ~$8,920 | +6179.1% |
| 2030 | ~$158,431,427 | ~$1,443,561 | ~0.6835% | ~$9,867 | +17575.4% |
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.