RUE DE ST RAPHAEL TX 78746
| Owner | OVERLOOK AT LAKE AUSTIN LTD |
|---|---|
| Parcel ID | 0119090814 |
| Short ID | 119713 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 99,596 SF |
| Acres | 2.286 |
| Year Built | — |
| Legal | LOT 87A&87B LESS .807A ST TROPEZ AMD PLAT LTS 85A, 87A-B & 87E PLUS PRIVATE ST |
| Neighborhood | M5720 |
| Land | $1,678,573 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,678,573 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,678,573 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,678,573 |
| Value Limitation Adjustment (−) (homestead cap) | −$317,773 |
| Net Appraised (assessed) | $1,360,800 |
| Taxable Value | $1,360,800 |
|---|
| Total Due | $22,110.78 |
|---|---|
| First Delinquent | — |
Appreciation: Market value has risen +77.6% from $945,000 (2021) to $1,678,573 (2025), a CAGR of 15.4% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2023→2024), 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 2.0293% in 2025 (+0.0415% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $27,615. Eanes ISD is the largest single contributor, at 58.9% of the total 2025 levy.
Assessment Gap: Assessed value ($1,360,800) is $317,773 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 ($1,678,573 land vs $0 improvements), about $17/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 $1,678,573, 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 +12.2% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $2,982,458 by 2031, with an estimated annual tax burden around $52,053. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $22,110.78 in unpaid taxes . These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| Eanes ISD | 0.8855% | 0.8322% | -725 |
| Travis County | 0.3444% | 0.3758% | +427 |
| Travis Central Health | 0.1080% | 0.1180% | +137 |
| Travis County ESD # 09 | 0.0710% | 0.0758% | +64 |
| City of Austin | 0.4776% | 0.5240% | +13 |
| Austin Community College | 0.1013% | 0.1034% | +1 |
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% | $11,324.58 | $— | $11,324.58 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,114.50 | $— | $5,114.50 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,606.06 | $— | $1,606.06 |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $1,010.86 | $— | $1,010.86 |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $142.62 | $— | $142.62 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $28.14 | $— | $28.14 |
| Combined Rate | 2.2565% | 2.0555% | 1.9112% | 1.9878% | 2.0293% | +0.0415% | $19,226.76 | $0.00 | $19,226.76 |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IEA Eanes ISD | 0.8322% | $11,324.58 | 58.9% |
| TCO Travis County | 0.3758% | $5,114.50 | 26.6% |
| THD Travis Central Health | 0.1180% | $1,606.06 | 8.4% |
| E09 Travis County ESD # 09 | 0.0758% | $1,010.86 | 5.3% |
| CAT City of Austin | 0.5240% | $142.62 | 0.7% |
| ACT Austin Community College | 0.1034% | $28.14 | 0.1% |
| Total | 2.0293% | $19,226.76 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,678,816 | $1,678,573 | +0.0% |
| Assessed Value | $1,632,960 | $1,360,800 | +20.0% |
| Land Value | $1,678,816 | $1,678,573 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $1,632,960 | $1,360,800 | +20.0% |
| HS Cap Loss | -$45,856 | — | |
| Total Tax 2026 = estimate |
~$33,137
Estimated
|
$19,227 | |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $1,678,816 | $1,678,816 | — | −$45,856 | $1,632,960 | $1,632,960 | Not yet — post-cert | Preliminary |
| 2025 | $1,678,573 | $1,678,573 | — | −$317,773 | $1,360,800 | $1,360,800 | $19,227 | Verified |
| 2024 | $1,680,000 | $1,680,000 | — | −$546,000 | $1,134,000 | $1,134,000 | $16,092 | Verified |
| 2023 | $945,000 | $1,680,000 | — | — | $945,000 | $945,000 | $13,006 | Verified |
| 2022 | $945,000 | $1,680,000 | — | — | $945,000 | $945,000 | $14,212 | Verified |
| 2021 | $945,000 | $945,000 | — | — | $945,000 | $945,000 | $15,328 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +20.0% | 97.3% | Not available | Partial |
| 2025 | -0.1% | +20.0% | 81.1% | 1.1500% | Verified |
| 2024 | +77.8% ! | +20.0% | 67.5% | 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): +77.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +15.5% | +12.2% | +77.8% | 2024 | -0.1% | 2025 |
| Assessment Ratio | 97.3% | 91.0% | — | 100.0% | 2021 | 67.5% | 2024 |
| Effective Tax Rate (2025) | 1.1500% | 1.1500% | — | 1.1500% | 2025 | 1.1500% | 2025 |
| Tax Amount | $19,227 | $15,573 | ~$44,328 | $19,227 | 2025 | $13,006 | 2023 |
Market value changed by 78% in 2024, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$1,883,291 | ~$1,883,291 | ~1.9725% | ~$37,148 | +12.2% |
| 2028 | ~$2,112,670 | ~$2,112,670 | ~1.9157% | ~$40,472 | +25.8% |
| 2029 | ~$2,369,987 | ~$2,369,987 | ~1.8589% | ~$44,055 | +41.2% |
| 2030 | ~$2,658,644 | ~$2,658,644 | ~1.8021% | ~$47,911 | +58.4% |
| 2031 | ~$2,982,458 | ~$2,982,458 | ~1.7453% | ~$52,053 | +77.7% |
| 2027 | ~$1,849,714 | ~$1,849,714 | ~2.0293% | ~$37,536 | +10.2% |
| 2028 | ~$2,038,010 | ~$2,038,010 | ~2.0293% | ~$41,357 | +21.4% |
| 2029 | ~$2,245,473 | ~$2,245,473 | ~2.0293% | ~$45,567 | +33.8% |
| 2030 | ~$2,474,055 | ~$2,474,055 | ~2.0293% | ~$50,206 | +47.4% |
| 2031 | ~$2,725,906 | ~$2,725,906 | ~2.0293% | ~$55,316 | +62.4% |
| 2027 | ~$1,916,867 | ~$1,916,867 | ~1.9441% | ~$37,266 | +14.2% |
| 2028 | ~$2,188,673 | ~$2,188,673 | ~1.8589% | ~$40,685 | +30.4% |
| 2029 | ~$2,499,020 | ~$2,499,020 | ~1.7737% | ~$44,325 | +48.9% |
| 2030 | ~$2,853,374 | ~$2,853,374 | ~1.6885% | ~$48,179 | +70.0% |
| 2031 | ~$3,257,973 | ~$3,257,973 | ~1.6033% | ~$52,235 | +94.1% |
In 2025, this property's market value of $1,678,573 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 20× 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 | $1,678,573 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $1,680,000 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $945,000 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $945,000 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $945,000 | $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 | Verified |
| PIR bulk billing export | Prior-year tax billing, Travis County Tax Office | 2021, 2022, 2023, 2024 | Verified |
| TaxDelqOpenData ↗ | Delinquent-account status and balance due | As of June 20, 2026 — balance grows monthly (Tax Code §33.01) | Verified |
| Satellite imagery (Esri World Imagery) | Aerial view of the parcel | Located by geocoding this parcel's address — may not resolve for every address | — |