9121 ROBINSON FAMILY RD TX 78738
| Owner | SALVAGGIO MITT & RACHEL |
|---|---|
| Parcel ID | 0113970102 |
| Short ID | 473726 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 130,724 SF |
| Acres | 3.001 |
| Year Built | — |
| Legal | LOT 8 BLK A MADRONE RANCH |
| Neighborhood | P5161 |
| Land | $1,297,682 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,297,682 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,297,682 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,297,682 |
| Value Limitation Adjustment (−) (homestead cap) | −$1,250 |
| Net Appraised (assessed) | $1,296,432 |
| Taxable Value | $1,296,432 |
|---|
Appreciation: Market value has risen +620.7% from $180,060 (2021) to $1,297,682 (2025), a CAGR of 63.8% 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 outpaced the broader land/vacant market over the same period.
Tax Burden: The combined rate across 4 taxing entities is 1.6240% in 2025 (+0.0184% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $21,054. Lake Travis ISD is the largest single contributor, at 64.0% of the total 2025 levy.
Assessment Gap: Assessed value ($1,296,432) is $1,250 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 ($1,297,682 land vs $0 improvements), about $10/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 $1,297,682, 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 +35.6% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $3,781,750 by 2031, with an estimated annual tax burden around $53,127. 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILT Lake Travis ISD | 1.2301% | 1.2121% | 1.0741% | 1.0656% | 1.0397% | -0.0259% | $13,479.00 | $13,479.00 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,872.57 | $4,872.57 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,530.09 | $1,530.09 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $1,171.96 | $1,171.96 | Paid |
| Combined Rate | 1.7993% | 1.7157% | 1.5625% | 1.6056% | 1.6240% | +0.0184% | $21,053.62 | $21,053.62 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILT Lake Travis ISD | 1.0397% | $13,479.00 | 64.0% |
| TCO Travis County | 0.3758% | $4,872.57 | 23.1% |
| THD Travis Central Health | 0.1180% | $1,530.09 | 7.3% |
| E06 Travis County ESD # 06 | 0.0904% | $1,171.96 | 5.6% |
| Total | 1.6240% | $21,053.62 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $825,192 | $1,297,682 | -36.4% |
| Assessed Value | $825,192 | $1,296,432 | -36.3% |
| Land Value | $825,192 | $1,297,682 | -36.4% |
| Improvement Value | — | — | — |
| Taxable Value | $825,192 | $1,296,432 | -36.3% |
| Total Tax 2026 = estimate |
~$13,401
Estimated
|
~$21,054
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $825,192 | $825,192 | — | — | $825,192 | $825,192 | Not yet — post-cert | Preliminary |
| 2025 | $1,297,682 | $1,297,682 | — | −$1,250 | $1,296,432 | $1,296,432 | ~$21,054 | Partial |
| 2024 | $1,297,682 | $1,297,682 | — | −$217,322 | $1,080,360 | $1,080,360 | $17,346 | Verified |
| 2023 | $900,300 | $900,300 | — | — | $900,300 | $900,300 | $14,068 | Verified |
| 2022 | $900,300 | $900,300 | — | — | $900,300 | $900,300 | $15,447 | Verified |
| 2021 | $180,060 | $180,060 | — | — | $180,060 | $180,060 | $3,240 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -36.4% | -36.3% | ~100% | Not available | Partial |
| 2025 | +0.0% | +20.0% | ~100% | Not available | Partial |
| 2024 | +44.1% | +20.0% | 83.2% | No billing data | Verified |
| 2023 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2022 | +400.0% ! | +400.0% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +620.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -36.4% | +81.5% | +35.6% | +400.0% | 2022 | -36.4% | 2026 |
| Assessment Ratio | 100.0% | 97.2% | — | 100.0% | 2021 | 83.3% | 2024 |
| Effective Tax Rate (2025) | 1.6200% | 1.6200% | — | 1.6200% | 2025 | 1.6200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$21,054 | $14,231 | ~$33,044 | $21,054 | 2025 | $3,240 | 2021 |
Market value changed by 400% 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 | ~$1,118,878 | ~$1,118,878 | ~1.5801% | ~$17,680 | +35.6% |
| 2028 | ~$1,517,086 | ~$1,517,086 | ~1.5363% | ~$23,307 | +83.8% |
| 2029 | ~$2,057,016 | ~$2,057,016 | ~1.4925% | ~$30,701 | +149.3% |
| 2030 | ~$2,789,107 | ~$2,789,107 | ~1.4487% | ~$40,405 | +238.0% |
| 2031 | ~$3,781,750 | ~$3,781,750 | ~1.4048% | ~$53,127 | +358.3% |
| 2027 | ~$1,102,374 | ~$1,102,374 | ~1.6240% | ~$17,902 | +33.6% |
| 2028 | ~$1,472,661 | ~$1,472,661 | ~1.6240% | ~$23,916 | +78.5% |
| 2029 | ~$1,967,327 | ~$1,967,327 | ~1.6240% | ~$31,949 | +138.4% |
| 2030 | ~$2,628,151 | ~$2,628,151 | ~1.6240% | ~$42,680 | +218.5% |
| 2031 | ~$3,510,946 | ~$3,510,946 | ~1.6240% | ~$57,017 | +325.5% |
| 2027 | ~$1,135,381 | ~$1,135,381 | ~1.5582% | ~$17,692 | +37.6% |
| 2028 | ~$1,562,171 | ~$1,562,171 | ~1.4925% | ~$23,315 | +89.3% |
| 2029 | ~$2,149,390 | ~$2,149,390 | ~1.4267% | ~$30,666 | +160.5% |
| 2030 | ~$2,957,346 | ~$2,957,346 | ~1.3610% | ~$40,249 | +258.4% |
| 2031 | ~$4,069,011 | ~$4,069,011 | ~1.2953% | ~$52,704 | +393.1% |
In 2025, this property's market value of $1,297,682 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 15× 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 | $1,297,682 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $1,297,682 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $900,300 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $900,300 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $180,060 | $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 | — |