2804 HUBBARD CIR TX 78746
| Owner | FINNIGAN JAMES & CHRISTIE |
|---|---|
| Parcel ID | 0109090603 |
| Short ID | 107371 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 24,742 SF |
| Acres | 0.568 |
| Year Built | — |
| Legal | ABS 14 SUR 21 HILL H P ACR .568 |
| Neighborhood | M5000 |
| Land | $1,376,905 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,376,905 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,376,905 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,376,905 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,376,905 |
| Taxable Value | $1,376,905 |
|---|
Appreciation: Market value has risen +66.9% from $825,000 (2021) to $1,376,905 (2025), a CAGR of 13.7% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2022), 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 1.6039% in 2025 (-0.0108% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $22,084. Eanes ISD is the largest single contributor, at 51.9% of the total 2025 levy.
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 ($1,376,905 land vs $0 improvements), about $56/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 $1,376,905, 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 +10.7% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $2,288,991 by 2031, with an estimated annual tax burden around $30,245. 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 |
|---|---|---|---|---|---|---|---|---|---|
| IEA Eanes ISD | 1.0608% | 1.0046% | 0.8880% | 0.8855% | 0.8322% | -0.0533% | $9,986.40 | $9,986.40 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,510.14 | $4,510.14 | Paid |
| CRO City of Rollingwood | 0.2193% | 0.1796% | 0.1917% | 0.2058% | 0.2020% | -0.0038% | $2,424.47 | $2,424.47 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,416.28 | $1,416.28 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $909.60 | $909.60 | Paid |
| Combined Rate | 1.8300% | 1.6737% | 1.5585% | 1.6147% | 1.6039% | -0.0108% | $19,246.89 | $19,246.89 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IEA Eanes ISD | 0.8322% | $9,986.40 | 51.9% |
| TCO Travis County | 0.3758% | $4,510.14 | 23.4% |
| CRO City of Rollingwood | 0.2020% | $2,424.47 | 12.6% |
| THD Travis Central Health | 0.1180% | $1,416.28 | 7.4% |
| E09 Travis County ESD # 09 | 0.0758% | $909.60 | 4.7% |
| Total | 1.6039% | $19,246.89 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,374,197 | $1,376,905 | -0.2% |
| Assessed Value | $1,374,197 | $1,376,905 | -0.2% |
| Land Value | $1,374,197 | $1,376,905 | -0.2% |
| Improvement Value | — | — | — |
| Taxable Value | $1,374,197 | $1,376,905 | -0.2% |
| Total Tax 2026 = estimate |
~$22,041
Estimated
|
~$19,247
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $1,374,197 | $1,374,197 | — | — | $1,374,197 | $1,374,197 | Not yet — post-cert | Preliminary |
| 2025 | $1,376,905 | $1,376,905 | — | — | $1,376,905 | $1,376,905 | ~$19,247 | Partial |
| 2024 | $1,320,000 | $1,320,000 | — | — | $1,320,000 | $1,320,000 | $21,314 | Verified |
| 2023 | $1,650,000 | $1,650,000 | — | — | $1,650,000 | $1,650,000 | $25,716 | Verified |
| 2022 | $1,650,000 | $1,650,000 | — | — | $1,650,000 | $1,650,000 | $27,616 | Verified |
| 2021 | $825,000 | $825,000 | — | — | $825,000 | $825,000 | $15,097 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -0.2% | -0.2% | ~100% | Not available | Partial |
| 2025 | +4.3% | +4.3% | ~100% | Not available | Partial |
| 2024 | -20.0% | -20.0% | ~100% | No billing data | Verified |
| 2023 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2022 | +100.0% ! | +100.0% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +66.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -0.2% | +16.8% | +10.7% | +100.0% | 2022 | -20.0% | 2024 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 1.4000% | 1.4000% | — | 1.4000% | 2025 | 1.4000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$19,247 | $21,798 | ~$26,834 | $27,616 | 2022 | $15,097 | 2021 |
Market value changed by 100% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$1,521,837 | ~$1,521,837 | ~1.5474% | ~$23,549 | +10.7% |
| 2028 | ~$1,685,338 | ~$1,685,338 | ~1.4909% | ~$25,126 | +22.6% |
| 2029 | ~$1,866,406 | ~$1,866,406 | ~1.4344% | ~$26,771 | +35.8% |
| 2030 | ~$2,066,927 | ~$2,066,927 | ~1.3778% | ~$28,479 | +50.4% |
| 2031 | ~$2,288,991 | ~$2,288,991 | ~1.3213% | ~$30,245 | +66.6% |
| 2027 | ~$1,494,353 | ~$1,494,353 | ~1.6039% | ~$23,968 | +8.7% |
| 2028 | ~$1,625,014 | ~$1,625,014 | ~1.6039% | ~$26,064 | +18.3% |
| 2029 | ~$1,767,101 | ~$1,767,101 | ~1.6039% | ~$28,343 | +28.6% |
| 2030 | ~$1,921,610 | ~$1,921,610 | ~1.6039% | ~$30,821 | +39.8% |
| 2031 | ~$2,089,630 | ~$2,089,630 | ~1.6039% | ~$33,516 | +52.1% |
| 2027 | ~$1,549,320 | ~$1,549,320 | ~1.5191% | ~$23,536 | +12.7% |
| 2028 | ~$1,746,761 | ~$1,746,761 | ~1.4344% | ~$25,055 | +27.1% |
| 2029 | ~$1,969,363 | ~$1,969,363 | ~1.3496% | ~$26,578 | +43.3% |
| 2030 | ~$2,220,333 | ~$2,220,333 | ~1.2648% | ~$28,083 | +61.6% |
| 2031 | ~$2,503,285 | ~$2,503,285 | ~1.1800% | ~$29,539 | +82.2% |
In 2025, this property's market value of $1,376,905 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 16× 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 | $1,376,905 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $1,320,000 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $1,650,000 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $1,650,000 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $825,000 | $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 | — |