9100 W STATE HY 71 TX 78735
| Owner | RIVER CITY PARTNERS LTD |
|---|---|
| Parcel ID | 0101500703 |
| Short ID | 583301 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 138,564 SF |
| Acres | 3.181 |
| Year Built | — |
| Legal | LOT 6 BLK A OLD BEE CAVE SUBD (1-D-1) |
| Neighborhood | 1SW2 |
| Land | $1,801,332 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,801,332 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,247,076 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,247,076 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,247,076 |
| Taxable Value | $1,247,076 |
|---|
Appreciation: Market value has risen +12.5% from $1,108,500 (2021) to $1,247,076 (2025), a CAGR of 3.0% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2022→2023), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Agricultural parcel countywide rose +96.0%, so this parcel has lagged the broader agricultural market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $25,521. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Asset Class: Agricultural. Agricultural valuation may be subject to rollback taxes if land use changes.
Value Composition: Land carries 144% of market value ($1,801,332 land vs $0 improvements), about $13/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $1,247,076, this parcel sits in the upper-middle (50th–75th percentile) of Agricultural property in Travis County — county median $561,432 (P25 $179,824 / P75 $1,355,511, n=7,602). Agricultural here is the broad TCAD category — every agricultural 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 +12.9% Base-scenario CAGR (Based on 2022–2026 preliminary trend, projected forward from 2026), the model projects market value near $3,304,916 by 2031, with an estimated annual tax burden around $62,256. 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.
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.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $11,537.95 | $11,537.95 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,534.89 | $6,534.89 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,687.07 | $4,687.07 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,471.84 | $1,471.84 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,289.48 | $1,289.48 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $25,521.23 | $25,521.23 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $11,537.95 | 45.2% |
| CAT City of Austin | 0.5240% | $6,534.89 | 25.6% |
| TCO Travis County | 0.3758% | $4,687.07 | 18.4% |
| THD Travis Central Health | 0.1180% | $1,471.84 | 5.8% |
| ACT Austin Community College | 0.1034% | $1,289.48 | 5.1% |
| Total | 2.0465% | $25,521.23 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,801,332 | $1,247,076 | +44.4% |
| Assessed Value | $1,496,491 | $1,247,076 | +20.0% |
| Land Value | $1,801,332 | $1,801,332 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $1,496,491 | $1,247,076 | +20.0% |
| HS Cap Loss | -$304,841 | — | |
| Total Tax 2026 = estimate |
~$30,625
Estimated
|
~$25,521
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $1,801,332 | $1,801,332 | — | −$304,841 | $1,496,491 | $1,496,491 | Not yet — post-cert | Preliminary |
| 2025 | $1,247,076 | $1,801,332 | — | — | $1,247,076 | $1,247,076 | ~$25,521 | Partial |
| 2024 | $1,558,986 | $1,801,332 | — | −$1,558,698 | $288 | $288 | $30,896 | Verified |
| 2023 | $1,801,332 | $1,801,332 | — | −$1,801,029 | $303 | $303 | $23,698 | Verified |
| 2022 | $1,108,512 | $1,108,512 | — | −$1,108,221 | $291 | $291 | $20,793 | Verified |
| 2021 | $1,108,500 | — | — | −$1,108,230 | $270 | $270 | $22,961 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +44.4% | +20.0% | 83.1% | Not available | Partial |
| 2025 | -20.0% | +432912.5% | ~100% | Not available | Partial |
| 2024 | -13.5% | -5.0% | 0.0% | No billing data | Verified |
| 2023 | +62.5% | +4.1% | 0.0% | No billing data | Verified |
| 2022 | +0.0% | +7.8% | 0.0% | No billing data | Verified |
| 2021 | base year | — | 0.0% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +12.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +44.4% | +14.7% | +12.9% | +62.5% | 2023 | -20.0% | 2025 |
| Assessment Ratio | 83.1% | 30.5% | — | 100.0% | 2025 | 0.0% | 2021 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$25,521 | $24,774 | ~$51,066 | $30,896 | 2024 | $20,793 | 2022 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$2,033,795 | ~$2,033,795 | ~2.0139% | ~$40,959 | +12.9% |
| 2028 | ~$2,296,257 | ~$2,296,257 | ~1.9814% | ~$45,498 | +27.5% |
| 2029 | ~$2,592,590 | ~$2,592,590 | ~1.9488% | ~$50,525 | +43.9% |
| 2030 | ~$2,927,164 | ~$2,927,164 | ~1.9163% | ~$56,093 | +62.5% |
| 2031 | ~$3,304,916 | ~$3,304,916 | ~1.8837% | ~$62,256 | +83.5% |
| 2027 | ~$1,997,768 | ~$1,997,768 | ~2.0465% | ~$40,884 | +10.9% |
| 2028 | ~$2,215,626 | ~$2,215,626 | ~2.0465% | ~$45,342 | +23.0% |
| 2029 | ~$2,457,240 | ~$2,457,240 | ~2.0465% | ~$50,287 | +36.4% |
| 2030 | ~$2,725,204 | ~$2,725,204 | ~2.0465% | ~$55,771 | +51.3% |
| 2031 | ~$3,022,388 | ~$3,022,388 | ~2.0465% | ~$61,853 | +67.8% |
| 2027 | ~$2,069,821 | ~$2,069,821 | ~1.9977% | ~$41,348 | +14.9% |
| 2028 | ~$2,378,329 | ~$2,378,329 | ~1.9488% | ~$46,350 | +32.0% |
| 2029 | ~$2,732,820 | ~$2,732,820 | ~1.9000% | ~$51,924 | +51.7% |
| 2030 | ~$3,140,148 | ~$3,140,148 | ~1.8512% | ~$58,130 | +74.3% |
| 2031 | ~$3,608,188 | ~$3,608,188 | ~1.8024% | ~$65,033 | +100.3% |
In 2025, this property's market value of $1,247,076 places it in the 50th–75th percentile for Agricultural properties in Travis County (7602 comparable) — +122% above the county median of $561,432. Agricultural here is the broad TCAD category — every agricultural 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 | $1,247,076 | $179,824 | $561,432 | $1,355,511 | ↑ Above median | +0.0% |
| 2024 | $1,558,986 | $193,498 | $574,650 | $1,361,070 | ↑ Top 25% | +23.7% |
| 2023 | $1,801,332 | $150,007 | $423,072 | $1,000,412 | ↑ Top 25% | +0.0% |
| 2022 | $1,108,512 | $166,375 | $416,994 | $932,726 | ↑ Top 25% | +46.1% |
| 2021 | $1,108,500 | $105,498 | $286,444 | $607,111 | ↑ Top 25% | base yr |
| Source | What it provides | Coverage for this parcel | Confidence |
|---|---|---|---|
| TCAD Certified Appraisal Roll ↗ | Market, assessed, and taxable value; land/improvement split; exemptions | 2025 | Certified |
| Texas Comptroller Annual Jurisdiction Roll (AJR) | Prior-year market and taxable value | 2021–2024 | Verified |
| TCAD Preliminary Export ↗ | First-look 2026 appraisal value, subject to change at certification | 2026 (exported June 9, 2026; certifies July 25, 2026) | Preliminary |
| Travis County Rates History ↗ | Adopted tax rate for each of this parcel's taxing entities | 1990–2025 | Verified |
| TaxCurOpenData | Current-year (2025) tax billing, by taxing entity | 2025 | Partial |
| PIR bulk billing export | Prior-year tax billing, Travis County Tax Office | 2021, 2022, 2023, 2024 | Verified |
| Satellite imagery (Esri World Imagery) | Aerial view of the parcel | Located by geocoding this parcel's address — may not resolve for every address | — |