7812 LAZY RIVER CV TX 78730
| Owner | SCHNEIDER PATRICK M & ROBIN V |
|---|---|
| Parcel ID | 0133230309 |
| Short ID | 709096 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 20,632 SF |
| Acres | 0.474 |
| Year Built | — |
| Legal | LOT 15 BLK 5 GREENSHORES ON LAKE AUSTIN PHS 3 |
| Neighborhood | U2800 |
| Land | $499,080 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $499,080 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $499,080 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $499,080 |
| Value Limitation Adjustment (−) (homestead cap) | −$174,720 |
| Net Appraised (assessed) | $324,360 |
| Taxable Value | $324,360 |
|---|
Appreciation: Market value has risen +232.7% from $150,000 (2021) to $499,080 (2025), a CAGR of 35.1% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2022→2023), 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 1.5491% in 2025 (+0.0149% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $5,025. Austin ISD is the largest single contributor, at 59.7% of the total 2025 levy.
Assessment Gap: Assessed value ($324,360) is $174,720 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 ($499,080 land vs $0 improvements), about $24/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 $499,080, 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 +27.2% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $1,660,539 by 2031, with an estimated annual tax burden around $22,265. 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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $3,000.98 | $3,000.98 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,219.09 | $1,219.09 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $382.82 | $382.82 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $335.39 | $335.39 | Paid |
| E04 Travis County ESD # 04 | 0.0800% | 0.0600% | 0.0400% | 0.0300% | 0.0266% | -0.0034% | $86.28 | $86.28 | Paid |
| Combined Rate | 1.7157% | 1.5722% | 1.4034% | 1.5342% | 1.5491% | +0.0149% | $5,024.56 | $5,024.56 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $3,000.98 | 59.7% |
| TCO Travis County | 0.3758% | $1,219.09 | 24.3% |
| THD Travis Central Health | 0.1180% | $382.82 | 7.6% |
| ACT Austin Community College | 0.1034% | $335.39 | 6.7% |
| E04 Travis County ESD # 04 | 0.0266% | $86.28 | 1.7% |
| Total | 1.5491% | $5,024.56 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $499,080 | $499,080 | +0.0% |
| Assessed Value | $389,232 | $324,360 | +20.0% |
| Land Value | $499,080 | $499,080 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $389,232 | $324,360 | +20.0% |
| HS Cap Loss | -$109,848 | — | |
| Total Tax 2026 = estimate |
~$6,029
Estimated
|
~$5,025
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $499,080 | $499,080 | — | −$109,848 | $389,232 | $389,232 | Not yet — post-cert | Preliminary |
| 2025 | $499,080 | $499,080 | — | −$174,720 | $324,360 | $324,360 | ~$5,025 | Partial |
| 2024 | $475,000 | $475,000 | — | −$150,640 | $324,360 | $324,360 | $4,147 | Verified |
| 2023 | $500,000 | $500,000 | — | — | $500,000 | $500,000 | $3,794 | Verified |
| 2022 | $270,300 | $500,000 | — | — | $270,300 | $270,300 | $4,250 | Verified |
| 2021 | $150,000 | $150,000 | — | — | $150,000 | $150,000 | $2,574 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +20.0% | 78.0% | Not available | Partial |
| 2025 | +5.1% | +0.0% | 65.0% | Not available | Partial |
| 2024 | -5.0% | -35.1% | 68.3% | No billing data | Verified |
| 2023 | +85.0% ! | +85.0% | ~100% | No billing data | Verified |
| 2022 | +80.2% ! | +80.2% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +232.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +33.1% | +27.2% | +85.0% | 2023 | -5.0% | 2024 |
| Assessment Ratio | 78.0% | 85.2% | — | 100.0% | 2021 | 65.0% | 2025 |
| Effective Tax Rate (2025) | 1.0100% | 1.0100% | — | 1.0100% | 2025 | 1.0100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$5,025 | $3,958 | ~$15,267 | $5,025 | 2025 | $2,574 | 2021 |
Market value changed by 80% 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 | ~$634,726 | ~$634,726 | ~1.5074% | ~$9,568 | +27.2% |
| 2028 | ~$807,238 | ~$807,238 | ~1.4658% | ~$11,832 | +61.7% |
| 2029 | ~$1,026,638 | ~$1,026,638 | ~1.4241% | ~$14,620 | +105.7% |
| 2030 | ~$1,305,670 | ~$1,305,670 | ~1.3825% | ~$18,050 | +161.6% |
| 2031 | ~$1,660,539 | ~$1,660,539 | ~1.3408% | ~$22,265 | +232.7% |
| 2027 | ~$624,744 | ~$624,744 | ~1.5491% | ~$9,678 | +25.2% |
| 2028 | ~$782,049 | ~$782,049 | ~1.5491% | ~$12,114 | +56.7% |
| 2029 | ~$978,962 | ~$978,962 | ~1.5491% | ~$15,165 | +96.2% |
| 2030 | ~$1,225,456 | ~$1,225,456 | ~1.5491% | ~$18,983 | +145.5% |
| 2031 | ~$1,534,014 | ~$1,534,014 | ~1.5491% | ~$23,763 | +207.4% |
| 2027 | ~$644,707 | ~$644,707 | ~1.4866% | ~$9,584 | +29.2% |
| 2028 | ~$832,827 | ~$832,827 | ~1.4241% | ~$11,860 | +66.9% |
| 2029 | ~$1,075,838 | ~$1,075,838 | ~1.3616% | ~$14,649 | +115.6% |
| 2030 | ~$1,389,758 | ~$1,389,758 | ~1.2992% | ~$18,055 | +178.5% |
| 2031 | ~$1,795,278 | ~$1,795,278 | ~1.2367% | ~$22,202 | +259.7% |
In 2025, this property's market value of $499,080 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 6× 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 | $499,080 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $475,000 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $500,000 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $270,300 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $150,000 | $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 | — |