2407 STRATFORD DR 2 TX 78746
| Owner | ACEVEDO HUBERT A & TANYA BORN |
|---|---|
| Parcel ID | 0109070703 |
| Short ID | 946627 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 1,970 SF |
| Acres | 0.045 |
| Year Built | — |
| Legal | UNT 2 JAKE'S FOREST CONDOMINIUMS PLUS 44.0 % INT IN COM AREA |
| Neighborhood | M5D7C |
| Land | $717,240 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $717,240 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $717,240 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $717,240 |
| Value Limitation Adjustment (−) (homestead cap) | −$429,240 |
| Net Appraised (assessed) | $288,000 |
| Taxable Value | $288,000 |
|---|
Appreciation: Market value has risen +60.0% from $448,305 (2021) to $717,240 (2025), a CAGR of 12.5% over 4 years. This is strong appreciation — well above typical inflation. 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 5 taxing entities is 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $5,894. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($288,000) is $429,240 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 100% of market value ($717,240 land vs $0 improvements), about $364/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 $717,240, 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 +9.8% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $1,147,507 by 2031, with an estimated annual tax burden around $21,616. 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% | $2,664.58 | $2,664.58 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,509.17 | $1,509.17 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,082.43 | $1,082.43 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $339.91 | $339.91 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $297.79 | $297.79 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $5,893.88 | $5,893.88 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $2,664.58 | 45.2% |
| CAT City of Austin | 0.5240% | $1,509.17 | 25.6% |
| TCO Travis County | 0.3758% | $1,082.43 | 18.4% |
| THD Travis Central Health | 0.1180% | $339.91 | 5.8% |
| ACT Austin Community College | 0.1034% | $297.79 | 5.1% |
| Total | 2.0465% | $5,893.88 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $717,240 | $717,240 | +0.0% |
| Assessed Value | $345,600 | $288,000 | +20.0% |
| Land Value | $717,240 | $717,240 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $345,600 | $288,000 | +20.0% |
| HS Cap Loss | -$371,640 | — | |
| Total Tax 2026 = estimate |
~$7,073
Estimated
|
~$5,894
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $717,240 | $717,240 | — | −$371,640 | $345,600 | $345,600 | Not yet — post-cert | Preliminary |
| 2025 | $717,240 | $717,240 | — | −$429,240 | $288,000 | $288,000 | ~$5,894 | Partial |
| 2024 | $448,275 | $448,275 | — | −$208,275 | $240,000 | $240,000 | $4,756 | Verified |
| 2023 | $200,000 | $448,275 | — | — | $200,000 | $200,000 | $3,618 | Verified |
| 2022 | $448,275 | $448,275 | — | — | $448,275 | $448,275 | $3,950 | Verified |
| 2021 | $448,305 | $448,305 | — | — | $448,305 | $448,305 | $9,758 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +20.0% | 48.2% | Not available | Partial |
| 2025 | +60.0% | +20.0% | 40.2% | Not available | Partial |
| 2024 | +124.1% ! | +20.0% | 53.5% | No billing data | Verified |
| 2023 | -55.4% | -55.4% | ~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): +60.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +25.7% | +9.9% | +124.1% | 2024 | -55.4% | 2023 |
| Assessment Ratio | 48.2% | 73.6% | — | 100.0% | 2021 | 40.2% | 2025 |
| Effective Tax Rate (2025) | 0.8200% | 0.8200% | — | 0.8200% | 2025 | 0.8200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$5,894 | $5,595 | ~$18,636 | $9,758 | 2021 | $3,618 | 2023 |
Market value changed by 124% in 2024, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$787,921 | ~$787,921 | ~2.0139% | ~$15,868 | +9.9% |
| 2028 | ~$865,567 | ~$865,567 | ~1.9814% | ~$17,150 | +20.7% |
| 2029 | ~$950,865 | ~$950,865 | ~1.9488% | ~$18,531 | +32.6% |
| 2030 | ~$1,044,569 | ~$1,044,569 | ~1.9163% | ~$20,017 | +45.6% |
| 2031 | ~$1,147,507 | ~$1,147,507 | ~1.8837% | ~$21,616 | +60.0% |
| 2027 | ~$773,576 | ~$773,576 | ~2.0465% | ~$15,831 | +7.9% |
| 2028 | ~$834,337 | ~$834,337 | ~2.0465% | ~$17,075 | +16.3% |
| 2029 | ~$899,871 | ~$899,871 | ~2.0465% | ~$18,416 | +25.5% |
| 2030 | ~$970,552 | ~$970,552 | ~2.0465% | ~$19,862 | +35.3% |
| 2031 | ~$1,046,785 | ~$1,046,785 | ~2.0465% | ~$21,422 | +45.9% |
| 2027 | ~$802,266 | ~$802,266 | ~1.9977% | ~$16,027 | +11.9% |
| 2028 | ~$897,371 | ~$897,371 | ~1.9488% | ~$17,488 | +25.1% |
| 2029 | ~$1,003,751 | ~$1,003,751 | ~1.9000% | ~$19,071 | +39.9% |
| 2030 | ~$1,122,741 | ~$1,122,741 | ~1.8512% | ~$20,784 | +56.5% |
| 2031 | ~$1,255,837 | ~$1,255,837 | ~1.8024% | ~$22,635 | +75.1% |
In 2025, this property's market value of $717,240 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 8× 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 | $717,240 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $448,275 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $200,000 | $24,692 | $71,500 | $270,000 | ↑ Above median | +0.0% |
| 2022 | $448,275 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $448,305 | $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 | — |