2408 DEER PASS TX 78746
| Owner | PARKER ROBERT E & CATHERINE L |
|---|---|
| Parcel ID | 0125130203 |
| Short ID | 122464 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 19,737 SF |
| Acres | 0.453 |
| Year Built | — |
| Legal | LOT 17 WESTLAKE HIGHLANDS BLK 3 PHS 2 |
| Neighborhood | M5700 |
| Land | $418,618 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $418,618 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $418,618 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $418,618 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $418,618 |
| Taxable Value | $418,618 |
|---|
Appreciation: Market value has risen +77.2% from $236,250 (2021) to $418,618 (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 (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 1.4611% in 2025 (-0.0092% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $6,116. Eanes ISD is the largest single contributor, at 57.0% 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 ($418,618 land vs $0 improvements), about $21/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 $418,618, 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 $651,651 by 2031, with an estimated annual tax burden around $7,673. 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% | $3,483.74 | $3,483.74 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,573.35 | $1,573.35 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $494.07 | $494.07 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $317.31 | $317.31 | Paid |
| W10 WCID # 10 | 0.0773% | 0.0675% | 0.0634% | 0.0614% | 0.0592% | -0.0022% | $247.82 | $247.82 | Paid |
| Combined Rate | 1.6880% | 1.5616% | 1.4302% | 1.4703% | 1.4611% | -0.0092% | $6,116.29 | $6,116.29 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IEA Eanes ISD | 0.8322% | $3,483.74 | 57.0% |
| TCO Travis County | 0.3758% | $1,573.35 | 25.7% |
| THD Travis Central Health | 0.1180% | $494.07 | 8.1% |
| E09 Travis County ESD # 09 | 0.0758% | $317.31 | 5.2% |
| W10 WCID # 10 | 0.0592% | $247.82 | 4.1% |
| Total | 1.4611% | $6,116.29 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $392,368 | $418,618 | -6.3% |
| Assessed Value | $392,368 | $418,618 | -6.3% |
| Land Value | $392,368 | $418,618 | -6.3% |
| Improvement Value | — | — | — |
| Taxable Value | $392,368 | $418,618 | -6.3% |
| Total Tax 2026 = estimate |
~$5,733
Estimated
|
~$6,116
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $392,368 | $392,368 | — | — | $392,368 | $392,368 | Not yet — post-cert | Preliminary |
| 2025 | $418,618 | $418,618 | — | — | $418,618 | $418,618 | ~$6,116 | Partial |
| 2024 | $440,960 | $440,960 | — | — | $440,960 | $440,960 | $6,483 | Verified |
| 2023 | $440,960 | $440,960 | — | — | $440,960 | $440,960 | $6,307 | Verified |
| 2022 | $440,960 | $440,960 | — | — | $440,960 | $440,960 | $6,886 | Verified |
| 2021 | $236,250 | $236,250 | — | — | $236,250 | $236,250 | $3,988 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -6.3% | -6.3% | ~100% | Not available | Partial |
| 2025 | -5.1% | -5.1% | ~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 | +86.6% ! | +86.6% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +77.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -6.3% | +15.0% | +10.7% | +86.6% | 2022 | -6.3% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 1.4600% | 1.4600% | — | 1.4600% | 2025 | 1.4600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$6,116 | $5,956 | ~$6,876 | $6,886 | 2022 | $3,988 | 2021 |
Market value changed by 87% 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 | ~$434,268 | ~$434,268 | ~1.4043% | ~$6,099 | +10.7% |
| 2028 | ~$480,643 | ~$480,643 | ~1.3476% | ~$6,477 | +22.5% |
| 2029 | ~$531,969 | ~$531,969 | ~1.2909% | ~$6,867 | +35.6% |
| 2030 | ~$588,777 | ~$588,777 | ~1.2342% | ~$7,266 | +50.1% |
| 2031 | ~$651,651 | ~$651,651 | ~1.1774% | ~$7,673 | +66.1% |
| 2027 | ~$426,421 | ~$426,421 | ~1.4611% | ~$6,230 | +8.7% |
| 2028 | ~$463,429 | ~$463,429 | ~1.4611% | ~$6,771 | +18.1% |
| 2029 | ~$503,649 | ~$503,649 | ~1.4611% | ~$7,359 | +28.4% |
| 2030 | ~$547,359 | ~$547,359 | ~1.4611% | ~$7,997 | +39.5% |
| 2031 | ~$594,863 | ~$594,863 | ~1.4611% | ~$8,691 | +51.6% |
| 2027 | ~$442,115 | ~$442,115 | ~1.3760% | ~$6,083 | +12.7% |
| 2028 | ~$498,170 | ~$498,170 | ~1.2909% | ~$6,431 | +27.0% |
| 2029 | ~$561,332 | ~$561,332 | ~1.2058% | ~$6,769 | +43.1% |
| 2030 | ~$632,502 | ~$632,502 | ~1.1207% | ~$7,088 | +61.2% |
| 2031 | ~$712,696 | ~$712,696 | ~1.0356% | ~$7,381 | +81.6% |
In 2025, this property's market value of $418,618 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 5× 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 | $418,618 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $440,960 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $440,960 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $440,960 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $236,250 | $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 | — |