2409 KAHALA SUNSET DR TX 78669
| Owner | GUSTAFSON CHARLES MILTON & |
|---|---|
| Parcel ID | 0574050404 |
| Short ID | 534797 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 2,522 SF |
| Land SF | 11,586 SF |
| Acres | 0.266 |
| Year Built | 2024 |
| Legal | LOT 38 LAKECLIFF ON LAKE TRAVIS SEC 11 |
| Neighborhood | Q6006 |
| Land | $33,179 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $33,179 |
| Improvement | $875,525 |
|---|---|
| Total Improvement | $875,525 |
| Market | $908,704 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $908,704 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $908,704 |
| Taxable Value | $908,704 |
|---|
Appreciation: Market value has risen +6086.7% from $14,688 (2021) to $908,704 (2025), a CAGR of 180.5% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2025), 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 $6,037. Travis County 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 4% of market value ($33,179 land vs $875,525 improvements), about $3/SF of land. Most value sits in the improvements, so building condition, age (~2 yrs), and rent roll drive the underwriting.
Forward Outlook: Holding the +180.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $157,669,307 by 2030, with an estimated annual tax burden around $9,910. 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 | 2,522 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 2,522 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 672 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 42 SF | ✗ |
| 251 | BATHROOM | 3 SF | ✓ |
| 252 | BEDROOMS | 3 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
Market value changed by 4633% in 2025, 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% | $2,210.81 | $2,210.81 | Paid |
| E08 Travis County ESD # 08 | 0.0970% | 0.0790% | 0.0810% | 0.0830% | 0.0930% | +0.0100% | $845.23 | $845.23 | Paid |
| E16 Travis County ESD # 16 | 0.0880% | 0.0740% | 0.0730% | 0.0750% | 0.0775% | +0.0025% | $704.25 | $704.25 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $644.69 | $644.69 | Paid |
| Combined Rate | 0.6542% | 0.5699% | 0.5593% | 0.6104% | 0.6644% | +0.0540% | $4,404.98 | $4,404.98 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $768,618 | $908,704 | -15.4% |
| Assessed Value | $768,618 | $908,704 | -15.4% |
| Land Value | $178,355 | $33,179 | +437.6% |
| Improvement Value | $590,263 | $875,525 | -32.6% |
| Taxable Value | $469,625 | $908,704 | -48.3% |
| Exemptions | HS,OV65 | S | |
| Total Tax 2026 = estimate |
~$3,120
Estimated
|
~$4,405
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $768,618 | $768,618 | +0 (+0.0%) |
| Taxable Value | $471,674 | $469,625 | -2,049 (-0.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $768,618 | $178,355 | $590,263 | — | $768,618 | $469,625 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $908,704 | $33,179 | $875,525 | — | $908,704 | $908,704 | ~$4,405 | Partial |
| 2024 | $— | — | — | — | $19,200 | $— | $117 | Verified |
| 2023 | $— | — | — | — | $19,200 | $— | $107 | Verified |
| 2022 | $— | — | — | — | $19,200 | $— | $109 | Verified |
| 2021 | $14,688 | — | — | — | $19,200 ! | $— | $126 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -15.4% | -15.4% | ~100% | Not available | Partial |
| 2025 | +4632.8% ! | +4632.8% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 0.6100% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 0.5600% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 0.5700% | Verified |
| 2021 | base year | — | ~100% | 0.8600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +4632.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -15.4% | +3035.7% | +190.7% | +6086.7% | 2025 | -15.4% | 2026 |
| Assessment Ratio | 100.0% | 110.2% | — | 130.7% | 2021 | 100.0% | 2025 |
| Effective Tax Rate (2025) | 0.4800% | 0.4800% | — | 0.4800% | 2025 | 0.4800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$4,405 | $2,265 | ~$8,208 | $4,405 | 2025 | $126 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,548,516 | ~$999,574 | ~0.6669% | ~$6,666 | +180.5% |
| 2027 | ~$7,147,470 | ~$1,099,532 | ~0.6695% | ~$7,361 | +686.6% |
| 2028 | ~$20,045,517 | ~$1,209,485 | ~0.6720% | ~$8,128 | +2105.9% |
| 2029 | ~$56,218,883 | ~$1,330,434 | ~0.6746% | ~$8,975 | +6086.7% |
| 2030 | ~$157,669,307 | ~$1,463,477 | ~0.6771% | ~$9,910 | +17251.0% |
| 2026 | ~$2,530,342 | ~$999,574 | ~0.6644% | ~$6,641 | +178.5% |
| 2027 | ~$7,045,893 | ~$1,099,532 | ~0.6644% | ~$7,305 | +675.4% |
| 2028 | ~$19,619,720 | ~$1,209,485 | ~0.6644% | ~$8,036 | +2059.1% |
| 2029 | ~$54,632,315 | ~$1,330,434 | ~0.6644% | ~$8,839 | +5912.1% |
| 2030 | ~$152,127,031 | ~$1,463,477 | ~0.6644% | ~$9,723 | +16641.1% |
| 2026 | ~$2,566,690 | ~$999,574 | ~0.6682% | ~$6,679 | +182.5% |
| 2027 | ~$7,249,774 | ~$1,099,532 | ~0.6720% | ~$7,389 | +697.8% |
| 2028 | ~$20,477,431 | ~$1,209,485 | ~0.6759% | ~$8,174 | +2153.5% |
| 2029 | ~$57,839,760 | ~$1,330,434 | ~0.6797% | ~$9,043 | +6265.1% |
| 2030 | ~$163,371,952 | ~$1,463,477 | ~0.6835% | ~$10,003 | +17878.6% |
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.