8200 CARRANZO DR TX 78735
| Owner | ROPER J MARK GST TRUST |
|---|---|
| Parcel ID | 0107380121 |
| Short ID | 784872 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 145,970 SF |
| Acres | 3.351 |
| Year Built | — |
| Legal | LOT 14 BLK F AMARRA DRIVE PHS 3 |
| Neighborhood | N6050 |
| Land | $1,343,898 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,343,898 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,054,810 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,054,810 |
| Value Limitation Adjustment (−) (homestead cap) | −$56,410 |
| Net Appraised (assessed) | $998,400 |
| Taxable Value | $998,400 |
|---|
Appreciation: Market value has risen +26.8% from $832,000 (2021) to $1,054,810 (2025), a CAGR of 6.1% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2024→2025), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Land/Vacant parcel countywide rose +283.7%, so this parcel has lagged the broader land/vacant market over the same period.
Tax Burden: The combined rate across 6 taxing entities is 2.0220% in 2025 (+0.0243% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $20,187. Austin ISD is the largest single contributor, at 45.8% of the total 2025 levy.
Assessment Gap: Assessed value ($998,400) is $56,410 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Land / Vacant. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 127% of market value ($1,343,898 land vs $0 improvements), about $9/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 $1,054,810, this parcel sits in the top quartile (≥75th percentile) of Land/Vacant property in Travis County — county median $84,423 (P25 $24,862 / P75 $362,804, n=35,611). Land/Vacant here is the broad TCAD category — every land/vacant 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 +3.8% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $1,201,923 by 2031, with an estimated annual tax burden around $21,054. 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% | $9,237.20 | $9,237.20 | Paid |
| U1D Travis County MUD # 05 | 0.5375% | 0.4915% | 0.4586% | 0.4405% | 0.4405% | +0.0000% | $4,397.95 | $4,397.95 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,752.44 | $3,752.44 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,178.34 | $1,178.34 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,032.35 | $1,032.35 | Paid |
| E03 Travis County ESD # 03 | 0.0650% | 0.0450% | 0.0400% | 0.0530% | 0.0590% | +0.0060% | $589.06 | $589.06 | Paid |
| Combined Rate | 2.2382% | 2.0487% | 1.8620% | 1.9977% | 2.0220% | +0.0243% | $20,187.34 | $20,187.34 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $9,237.20 | 45.8% |
| U1D Travis County MUD # 05 | 0.4405% | $4,397.95 | 21.8% |
| TCO Travis County | 0.3758% | $3,752.44 | 18.6% |
| THD Travis Central Health | 0.1180% | $1,178.34 | 5.8% |
| ACT Austin Community College | 0.1034% | $1,032.35 | 5.1% |
| E03 Travis County ESD # 03 | 0.0590% | $589.06 | 2.9% |
| Total | 2.0220% | $20,187.34 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,000,000 | $1,054,810 | -5.2% |
| Assessed Value | $1,000,000 | $998,400 | +0.2% |
| Land Value | $1,343,898 | $1,343,898 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $1,000,000 | $998,400 | +0.2% |
| Total Tax 2026 = estimate |
~$20,220
Estimated
|
~$20,187
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $1,000,000 | $1,343,898 | — | — | $1,000,000 | $1,000,000 | Not yet — post-cert | Preliminary |
| 2025 | $1,054,810 | $1,343,898 | — | −$56,410 | $998,400 | $998,400 | ~$20,187 | Partial |
| 2024 | $832,000 | $1,344,000 | — | — | $832,000 | $832,000 | $16,621 | Verified |
| 2023 | $832,000 | $1,344,000 | — | — | $832,000 | $832,000 | $15,492 | Verified |
| 2022 | $832,000 | $832,000 | — | — | $832,000 | $832,000 | $17,045 | Verified |
| 2021 | $832,000 | $832,000 | — | — | $832,000 | $832,000 | $18,622 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -5.2% | +0.2% | ~100% | Not available | Partial |
| 2025 | +26.8% | +20.0% | 94.6% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2023 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2022 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +26.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -5.2% | +4.3% | +3.7% | +26.8% | 2025 | -5.2% | 2026 |
| Assessment Ratio | 100.0% | 99.1% | — | 100.0% | 2021 | 94.7% | 2025 |
| Effective Tax Rate (2025) | 1.9100% | 1.9100% | — | 1.9100% | 2025 | 1.9100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$20,187 | $17,594 | ~$20,752 | $20,187 | 2025 | $15,492 | 2023 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$1,037,469 | ~$1,037,469 | ~1.9679% | ~$20,417 | +3.7% |
| 2028 | ~$1,076,343 | ~$1,076,343 | ~1.9139% | ~$20,600 | +7.6% |
| 2029 | ~$1,116,673 | ~$1,116,673 | ~1.8598% | ~$20,768 | +11.7% |
| 2030 | ~$1,158,514 | ~$1,158,514 | ~1.8058% | ~$20,920 | +15.9% |
| 2031 | ~$1,201,923 | ~$1,201,923 | ~1.7517% | ~$21,054 | +20.2% |
| 2027 | ~$1,017,469 | ~$1,017,469 | ~2.0220% | ~$20,573 | +1.7% |
| 2028 | ~$1,035,244 | ~$1,035,244 | ~2.0220% | ~$20,932 | +3.5% |
| 2029 | ~$1,053,329 | ~$1,053,329 | ~2.0220% | ~$21,298 | +5.3% |
| 2030 | ~$1,071,730 | ~$1,071,730 | ~2.0220% | ~$21,670 | +7.2% |
| 2031 | ~$1,090,453 | ~$1,090,453 | ~2.0220% | ~$22,049 | +9.0% |
| 2027 | ~$1,057,469 | ~$1,057,469 | ~1.9409% | ~$20,524 | +5.7% |
| 2028 | ~$1,118,242 | ~$1,118,242 | ~1.8598% | ~$20,797 | +11.8% |
| 2029 | ~$1,182,507 | ~$1,182,507 | ~1.7787% | ~$21,034 | +18.3% |
| 2030 | ~$1,250,465 | ~$1,250,465 | ~1.6977% | ~$21,229 | +25.0% |
| 2031 | ~$1,322,328 | ~$1,322,328 | ~1.6166% | ~$21,376 | +32.2% |
In 2025, this property's market value of $1,054,810 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 12× the county median of $84,423. Land/Vacant here is the broad TCAD category — every land/vacant 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 | $1,054,810 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $832,000 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $832,000 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $832,000 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $832,000 | $8,000 | $22,000 | $81,900 | ↑ 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 | — |