11403 Ptarmigan Dr
This building has a higher-than-average number of open problems nearby. Few open issues; problems get fixed quickly. A reasonable bet for a smooth tenancy.
This building has 0 code violations (7y), at or below the Gracy Woods average of 0.3.
What's in the 11403 Ptarmigan Dr report
| Units | 2 |
|---|---|
| Buildings on parcel | 1 |
| Year built | 1981 |
| Total area | 4,930 sq ft |
| Property type | 2 FAM DWELLING |
| Geo ID (TCAD parcel) | 0252130325 |
Registered owner per Travis Central Appraisal District (TCAD).
Landlord portfolio
Other Austin properties this owner holds, with risk grades for each.
Unlock complete reportThe two-family dwelling at 11403 Ptarmigan Dr in the Gracy Woods neighborhood, owned by Paul G. Villarrubia and Cindy L. Villarrubia, was constructed in 1981 and has been the subject of several municipal service requests over the past seven years. The property has generated a total of six 311 service requests between September 2025 and January 2026, with the most recent request being for street sweeping services in January 2026. Notably, there appears to have been some waste management issues at the property, as evidenced by three separate garbage-related service requests between September and December 2025. The only other recorded incidents were a traffic signal modification request in October 2025 and a code officer request in December 2025, both of which were processed through the appropriate city departments and subsequently closed. While the service requests themselves do not necessarily indicate significant problems with the property, the frequency of garbage-related issues in particular may merit attention to waste management practices in the area.
AI-generated · may contain errors · check the source data tables below
How 11403 Ptarmigan Dr's risk score is calculated
We trained a model on 7 years of Austin Code enforcement data — code violations, complaint history, Repeat Offender Program activity, and owner track records. It estimates the probability that Austin Code will find a code violation at this address in the next 12 months. Lower % = safer.
What the score means for you
Grade A–B — Low risk
Austin Code rarely finds violations here. Strong maintenance history and a clean complaint record.
Grade C — Moderate risk
Some past violations or complaints on record. Worth asking the landlord about any open issues before signing.
Grade D–F — High risk
Elevated violation and complaint history. Austin Code has found issues here before and is statistically likely to again.
Out of 678 buildings in this neighborhood, 386 are predicted to be safer.
violation
likely
What's driving this score
The data points that most influenced this building's risk rating — ranked by the weight the model placed on each one.
11403 Ptarmigan Dr apartment reviews
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11403 Ptarmigan Dr event timeline
Code violations, complaints, Repeat Offender Program activity, permits, and 311 calls — most recent records in order.
See all 5 events
Full history back to 2020 — violations, complaints, permits, and 311 calls.
Unlock complete timelineFull data for 11403 Ptarmigan Dr apartments
Austin public datasets for this parcel — permits, code complaints, Repeat Offender Program records, 311 calls, and affordable housing.
What this is
Building permits issued by the City of Austin for new construction, alterations, and repairs at this parcel.
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What this is
Plumbing, electrical, and other construction permits filed with the City of Austin for this parcel.
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What this is
Complaints filed with Austin Code (code enforcement) about this property. Tracks the complaint lifecycle from filing through inspection, and whether a formal violation was issued.
| Case # | Opened | Type | Description | Priority | Status | Violation Issued |
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What this is
Austin 311 service requests matched to this address by zip code and house number. Includes maintenance complaints and quality-of-life requests.
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What this is
City of Austin affordable housing program units recorded at this parcel, if any.
| Project | Status | Unit Type | Total Units | Affordable Units | Expires |
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Cancel anytime · Data sourced from Austin Code, Austin 311, TCAD & the City of Austin Open Data Portal