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4451 RIVER GARDEN TRL TX 78746

Travis County, TX · Land / Vacant Appraisal: 2025 Certified Billing: 2025 Partial 2021–24 billing ✓
2025 Certified
Market Value
$990,000
2025 Verified
Taxable Value
$990,000
2025 Verified
Total Tax
~$13,878
2025 Partial
Effective Tax Rate (2025)
1.4000%
2025 Tax ÷ 2025 Market Value Partial
2026 Preliminary
Market Value
$3,390,345
+242.5% 2025 → 2026 Preliminary
Taxable Value
$1,188,000
2026 Preliminary (65% below market)
Est. 2026 Total Tax
~$16,654
2026 Estimated
Est. 2026 Effective Tax Rate
0.4912%
Est. 2026 Tax ÷ 2026 Market Value Estimated
Overview History Projection Position
2026 Property Tax Calendar Today: July 21, 2026
Valuation Date
Jan 1
Notices Mailed
Apr 15
Protest DeadlineYou are here
May 15
4 days to next
Roll Certified
Jul 25
This parcel's 2026 values are still Preliminary as of today.
Rates Adopted
Sep 1
Bills Mailed
Oct 1
Payment Due
Jan 31
Statutory Travis County annual property-tax calendar — Tax Code §23.01 (valuation), §41.44 (protest deadline); see TCAD's Property Tax System ↗ and the Travis County Tax Office's Truth in Taxation Summary ↗ for full citations (also on the Info page). "Notices Mailed" and "Protest Deadline" show the general statutory window — this parcel's own notice-mailed date isn't in Parcelytics' dataset, so it isn't shown as if it were.
Property Info
Owner MISIKOFF MICHAEL & SHERIAN
Parcel ID 0121110251
Short ID 473938
Type Real
Use Code C1 Vacant Lot
Valuation Cost
Improvement SF —
Land SF 82,046 SF
Acres 1.884
Year Built —
Legal LOT 26 BLK A SUMMIT AT WEST RIM ON MOUNT LARSON BLK A THE
Neighborhood M6300
View this property on TCAD ↗
Current Values 2025 Certified
Land$2,763,414
Special Use Land MarketNot Available
Total Land $2,763,414
Improvement—
Total Improvement —
Market$990,000
Special Use Exclusion (−)Not Available
Appraised$990,000
Value Limitation Adjustment (−)—
Net Appraised (assessed) $990,000
Taxable Value $990,000
Build-up from 2025 TCAD certified values. Land and Improvement are shown as single totals — Parcelytics' loaders capture one aggregate value per year, not TCAD's Homesite / Non-Homesite split. Special Use Land Market and Special Use Exclusion (agricultural/productivity valuation) are not in the current dataset.
Satellite View Imagery: Esri
Satellite image not available
We couldn't locate this property on the map — this can happen for parcels whose address our geocoder can't confidently match.
Investor Insight Report

Appreciation: Market value has fallen +0.0% from $990,000 (2021) to $990,000 (2025), a CAGR of 0.0% over 4 years. Growth has been relatively flat for this asset class. 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 4 taxing entities is 1.4019% in 2025 (-0.0070% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $13,878. Eanes ISD is the largest single contributor, at 59.4% 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.

Investment Snapshot — 2025 certified basis
Building (Main)
—
Gross Building
—
Land
82,046 SF
1.884 ac
Value / Bldg SF
—
all-in (incl. land)
Land $/SF
$34
land value only
Land Value Share
279%
Year Built
—
Eff. Tax Rate
1.400%
total tax ÷ market value
Est. Annual Tax
$13,878
2025 taxable × rate

Value Composition: Land carries 279% of market value ($2,763,414 land vs $0 improvements), about $34/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 $990,000, 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 +27.9% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $11,610,545 by 2031, with an estimated annual tax burden around $132,459. 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.

Property Tax & County News Travis County · live feed
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Headlines via Google News for “Travis County property tax” / Travis Central Appraisal District. Dates and sources as published; links open the original source in a new tab. Updated hourly.
Post-Acquisition Tax Estimate Estimate · Not a prediction
Property: · 1.884 ac lot
$

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.

Rate Environment
Historical Tax Rates by Entity (Travis County)
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% $8,238.78 $8,238.78 Paid
TCO Travis County 0.3574% 0.3182% 0.3047% 0.3444% 0.3758% +0.0314% $3,720.87 $3,720.87 Paid
THD Travis Central Health 0.1118% 0.0987% 0.1007% 0.1080% 0.1180% +0.0101% $1,168.43 $1,168.43 Paid
E09 Travis County ESD # 09 0.0807% 0.0726% 0.0735% 0.0710% 0.0758% +0.0048% $750.42 $750.42 Paid
Combined Rate 1.6107% 1.4941% 1.3668% 1.4089% 1.4019% -0.0070% $13,878.50 $13,878.50 Paid
Rate columns (2021–2025) from Travis County tax rate records. 2025 billing from Travis County Tax Office open data. — = entity not in rate records for that year.
2025 Tax Burden — Entity Split
IEA
59.4% $8,239
TCO
26.8% $3,721
THD
8.4% $1,168
E09
5.4% $750
Total: $13,878
2025 billing by taxing entity, ranked by share of total. From Travis County Tax Office open data.
2025 Tax by Entity — Rate, Amount & Share
Entity Tax Rate Amount Due Share
IEA Eanes ISD 0.8322% $8,238.78 59.4%
TCO Travis County 0.3758% $3,720.87 26.8%
THD Travis Central Health 0.1180% $1,168.43 8.4%
E09 Travis County ESD # 09 0.0758% $750.42 5.4%
Total 1.4019% $13,878.50 100.0%
Value History 2021–2026
Current & Preliminary Values
2026 Preliminary Preliminary 2025 Certified Certified Change 2025→2026
Market Value $3,390,345 $990,000 +242.5%
Assessed Value $1,188,000 $990,000 +20.0%
Land Value $3,390,345 $2,763,414 +22.7%
Improvement Value — — —
Taxable Value $1,188,000 $990,000 +20.0%
HS Cap Loss -$2,202,345 —
Total Tax 2026 = estimate
~$16,654
Estimated
~$13,878
Partial
2026 from June 9, 2026 TCAD preliminary export — subject to change; certified July 25, 2026. No 2026 tax billing until post-certification. Estimated 2026 Total Tax = 2026 preliminary taxable value × 2025 blended entity rates. Actual 2026 tax set after certification and entity budget adoption.
Value History (2021–2026)
Year Market Value Land Value Imprv Value Value Limitation Adj (−) Net Appraised (Assessed) Taxable Value Total Tax Source
2026 Pre $3,390,345 $3,390,345 — −$2,202,345 $1,188,000 $1,188,000 Not yet — post-cert Preliminary
2025 $990,000 $2,763,414 — — $990,000 $990,000 ~$13,878 Partial
2024 $990,000 $1,980,000 — — $990,000 $990,000 $13,948 Verified
2023 $990,000 $1,980,000 — — $990,000 $990,000 $13,532 Verified
2022 $990,000 $1,980,000 — — $990,000 $990,000 $14,792 Verified
2021 $990,000 $990,000 — — $990,000 $990,000 $15,946 Verified
Data sources: 2025 — TCAD Certified Appraisal Export (Appraisal: Certified — this describes property value data, not tax billing; see each row's Source column above for billing confidence). 2021–2024 values — Texas Comptroller Annual Jurisdiction Roll (AJR). 2021–2024 tax — sourced directly from Travis County Tax Office billing records (Verified); this is a comprehensive countywide billing load, not a rate-based estimate or portal receipt. See the "2021–24 billing" badge above for this specific parcel's coverage. 2026 — TCAD Preliminary Export, June 9, 2026 (Preliminary — subject to change until July 25, 2026 certification). The totals above are what's Verified for 2021–2024. This page's per-entity billing breakdown (the "2025 Tax by Entity" table) is shown for 2025 only. ! = assessed value exceeds market value in source data — known AJR data quality issue. "Value Limitation Adj" is the same homestead-cap deduction shown in the Current Values panel, computed per year as Market − Assessed. TCAD's own page also shows "Special Use Land Market" and "Special Use Exclusion" — not in Parcelytics' dataset, so they're omitted here rather than shown as $0 (see Current Values panel note).
Value Trend
Market Value vs. Taxable Value gap up to 65.0%
The gap between these two lines is a homestead cap or exemption reducing what's actually taxed below the certified market value -- not a data error. Same market_value / taxable_value figures as the Value History table above.
Year-over-Year Growth & Assessment Metrics
Year MktVal YoY Assessed YoY Asmt Ratio Eff. Tax Rate Coverage
2026 +242.5% ! +20.0% 35.0% Not available Partial
2025 +0.0% +0.0% ~100% 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): +0.0%
Verified = 2025 data with real billing. Partial = 2021–2024 rows in this table reflect AJR appraisal values; billing fields in this table aren't populated for those years (see the Value & Tax History table above for verified 2021–2024 billing). YoY = year-over-year percent change. Assessment ratio = assessed ÷ market.
Annual Trends Tax billing 2025 only
12 Month Hist. Avg Forecast Avg Peak When Trough When
Market Value Growth +242.5% +48.5% +27.9% +242.5% 2026 +0.0% 2022
Assessment Ratio 35.0% 89.2% — 100.0% 2021 35.0% 2026
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 		$13,878 $14,419 ~$91,924 $15,946 2021 $13,532 2023
12 Month = most recent available year-over-year figure (2025→2026 preliminary if loaded, else 2024→2025). Hist. Avg = average across available AJR 2021–2026 data. Forecast Avg = average of 5-year projection (estimated, not a recorded value). Peak / Trough = highest / lowest observed in the dataset; "When" = year it occurred.
Risk Indicators
Risk Indicators
!
Large Value Jump

Market value changed by 242% in 2026, flagged as unusually large. Verify against comparable sales before using this value in underwriting.

6-Year Projection Estimates Only
5-Year Tax Projection — Scenario Bands ⓘ Estimates Only
Show illustrative scenario:
Year ~Mkt Value ~Assessed ~Rate ~Ann. Tax Value Δ
2027 ~$4,336,762 ~$4,336,762 ~1.3497% ~$58,532 +27.9%
2028 ~$5,547,373 ~$5,547,373 ~1.2975% ~$71,975 +63.6%
2029 ~$7,095,927 ~$7,095,927 ~1.2453% ~$88,363 +109.3%
2030 ~$9,076,760 ~$9,076,760 ~1.1931% ~$108,291 +167.7%
2031 ~$11,610,545 ~$11,610,545 ~1.1409% ~$132,459 +242.5%
These are illustrative scenarios, not statistical confidence ranges. ¹ Based on 2021–2026 preliminary trend, projected forward from 2026. Low: CAGR −2 pp, rates flat. Base: historical CAGR + rate trend (avg YoY change, 2021–2025). High: CAGR +2 pp, rates trend ×1.5. Actual values set by TCAD appraisal and taxing budgets each year.
Formula (per year i = 1–5 years ahead of the baseline year above): Market Value = Base Market × (1 + CAGR)i. Assessed Value = min(Base Assessed × 1.10i, Market Value) if this parcel carries a homestead cap, else = Market Value. Rate = max(0%, Current Combined Rate + Avg. Annual Rate Change × band multiplier × i). Est. Tax = Assessed Value × Rate ÷ 100. Band multiplier: Low = 0 (flat rates), Base = 1.0, High = 1.5. CAGR: Base = observed value CAGR over the baseline window; Low = max(−5%, Base − 2 pp); High = Base + 2 pp.
Submarket Position
Where This Property Stands — Land/Vacant Benchmark

In 2025, this property's market value of $990,000 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 $990,000 $24,862 $84,423 $362,804 ↑ Top 25% +2.1%
2024 $990,000 $23,000 $66,000 $328,966 ↑ Top 25% +0.0%
2023 $990,000 $24,692 $71,500 $270,000 ↑ Top 25% +0.0%
2022 $990,000 $15,000 $55,000 $180,000 ↑ Top 25% +100.0%
2021 $990,000 $8,000 $22,000 $81,900 ↑ Top 25% base yr
Benchmark figures for the Land/Vacant group. Bottom 25% / Median / Top 25% = 25th, 50th, 75th percentiles of county market values. Use Code filter runs a live query — count shown reflects actual records for the selected group. 2021–2024 values from the Texas Comptroller Annual Jurisdiction Roll (AJR) — TCAD's own certified data (Appraisal: Verified, unless a specific year's assessed value exceeds market value, in which case that year shows Partial; see the Value & Tax History table above for any flagged years). 2025 from Certified Export (Appraisal: Certified).
Documents & Sources
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 —
Every row above is a real source that fed this specific parcel's page — not a static list. Sources that don't apply to this parcel (e.g. no delinquency on file) are simply omitted rather than shown empty. See the About page for the site-wide summary of these same sources.