120 RIVER HILLS RD 1 TX 78733
| Owner | SHRAVI & SHIVANI LTD |
|---|---|
| Parcel ID | 0123340301 |
| Short ID | 495232 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 245,548 SF |
| Acres | 5.637 |
| Year Built | — |
| Legal | LOT 9 BLK A SEVEN OAKS SEC 4 |
| Neighborhood | N8100 |
| Land | $1,610,454 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,610,454 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,610,454 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,610,454 |
| Value Limitation Adjustment (−) (homestead cap) | −$469,974 |
| Net Appraised (assessed) | $1,140,480 |
| Taxable Value | $1,140,480 |
|---|
Appreciation: Market value has risen +248.6% from $462,000 (2021) to $1,610,454 (2025), a CAGR of 36.6% 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 4 taxing entities is 1.4019% in 2025 (-0.0070% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $15,988. Eanes ISD is the largest single contributor, at 59.4% of the total 2025 levy.
Assessment Gap: Assessed value ($1,140,480) is $469,974 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 ($1,610,454 land vs $0 improvements), about $7/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 $1,610,454, 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 +28.4% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $5,613,771 by 2031, with an estimated annual tax burden around $64,045. 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% | $9,491.07 | $9,491.07 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,286.44 | $4,286.44 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,346.03 | $1,346.03 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $864.48 | $864.48 | Paid |
| Combined Rate | 1.6107% | 1.4941% | 1.3668% | 1.4089% | 1.4019% | -0.0070% | $15,988.02 | $15,988.02 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IEA Eanes ISD | 0.8322% | $9,491.07 | 59.4% |
| TCO Travis County | 0.3758% | $4,286.44 | 26.8% |
| THD Travis Central Health | 0.1180% | $1,346.03 | 8.4% |
| E09 Travis County ESD # 09 | 0.0758% | $864.48 | 5.4% |
| Total | 1.4019% | $15,988.02 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,610,454 | $1,610,454 | +0.0% |
| Assessed Value | $1,368,576 | $1,140,480 | +20.0% |
| Land Value | $1,610,454 | $1,610,454 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $1,368,576 | $1,140,480 | +20.0% |
| HS Cap Loss | -$241,878 | — | |
| Total Tax 2026 = estimate |
~$19,186
Estimated
|
~$15,988
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $1,610,454 | $1,610,454 | — | −$241,878 | $1,368,576 | $1,368,576 | Not yet — post-cert | Preliminary |
| 2025 | $1,610,454 | $1,610,454 | — | −$469,974 | $1,140,480 | $1,140,480 | ~$15,988 | Partial |
| 2024 | $1,584,000 | $1,584,000 | — | −$633,600 | $950,400 | $950,400 | $13,390 | Verified |
| 2023 | $792,000 | $792,000 | — | — | $792,000 | $792,000 | $10,825 | Verified |
| 2022 | $792,000 | $792,000 | — | — | $792,000 | $792,000 | $11,833 | Verified |
| 2021 | $462,000 | $462,000 | — | — | $462,000 | $462,000 | $7,441 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +20.0% | 85.0% | Not available | Partial |
| 2025 | +1.7% | +20.0% | 70.8% | Not available | Partial |
| 2024 | +100.0% ! | +20.0% | 60.0% | No billing data | Verified |
| 2023 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2022 | +71.4% | +71.4% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +248.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +34.6% | +28.4% | +100.0% | 2024 | +0.0% | 2023 |
| Assessment Ratio | 85.0% | 86.0% | — | 100.0% | 2021 | 60.0% | 2024 |
| Effective Tax Rate (2025) | 0.9900% | 0.9900% | — | 0.9900% | 2025 | 0.9900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$15,988 | $11,896 | ~$44,195 | $15,988 | 2025 | $7,441 | 2021 |
Market value changed by 100% 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 | ~$2,067,329 | ~$2,067,329 | ~1.3497% | ~$27,902 | +28.4% |
| 2028 | ~$2,653,816 | ~$2,653,816 | ~1.2975% | ~$34,432 | +64.8% |
| 2029 | ~$3,406,686 | ~$3,406,686 | ~1.2453% | ~$42,422 | +111.5% |
| 2030 | ~$4,373,140 | ~$4,373,140 | ~1.1931% | ~$52,174 | +171.5% |
| 2031 | ~$5,613,771 | ~$5,613,771 | ~1.1409% | ~$64,045 | +248.6% |
| 2027 | ~$2,035,120 | ~$2,035,120 | ~1.4019% | ~$28,530 | +26.4% |
| 2028 | ~$2,571,767 | ~$2,571,767 | ~1.4019% | ~$36,053 | +59.7% |
| 2029 | ~$3,249,925 | ~$3,249,925 | ~1.4019% | ~$45,560 | +101.8% |
| 2030 | ~$4,106,909 | ~$4,106,909 | ~1.4019% | ~$57,573 | +155.0% |
| 2031 | ~$5,189,873 | ~$5,189,873 | ~1.4019% | ~$72,755 | +222.3% |
| 2027 | ~$2,099,538 | ~$2,099,538 | ~1.3236% | ~$27,789 | +30.4% |
| 2028 | ~$2,737,154 | ~$2,737,154 | ~1.2453% | ~$34,085 | +70.0% |
| 2029 | ~$3,568,409 | ~$3,568,409 | ~1.1670% | ~$41,642 | +121.6% |
| 2030 | ~$4,652,111 | ~$4,652,111 | ~1.0887% | ~$50,645 | +188.9% |
| 2031 | ~$6,064,925 | ~$6,064,925 | ~1.0103% | ~$61,277 | +276.6% |
In 2025, this property's market value of $1,610,454 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 19× 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 | $1,610,454 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $1,584,000 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $792,000 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $792,000 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $462,000 | $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 | — |