1810 MIAMI DR TX 78733
| Owner | HORTON ANDREW & LYNNE LEE |
|---|---|
| Parcel ID | 0133361115 |
| Short ID | 129418 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 13,745 SF |
| Acres | 0.316 |
| Year Built | — |
| Legal | LOT 3 BLK 42 AUSTIN LAKE HILLS SEC 1 |
| Neighborhood | N8900 |
| Land | $408,725 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $408,725 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $408,725 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $408,725 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $408,725 |
| Taxable Value | $408,725 |
|---|
Appreciation: Market value has risen +63.5% from $250,000 (2021) to $408,725 (2025), a CAGR of 13.1% 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 1.4813% in 2025 (-0.0143% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $6,054. Eanes ISD is the largest single contributor, at 56.2% 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 ($408,725 land vs $0 improvements), about $30/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 $408,725, 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 +5.4% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $422,500 by 2031, with an estimated annual tax burden around $5,096. 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% | $3,401.41 | $3,401.41 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,536.17 | $1,536.17 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $482.39 | $482.39 | Paid |
| E10 Travis County ESD # 10 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $408.73 | $408.73 | Paid |
| W18 WCID # 18 | 0.0713% | 0.0658% | 0.0611% | 0.0577% | 0.0552% | -0.0025% | $225.62 | $225.62 | Paid |
| Combined Rate | 1.7013% | 1.5873% | 1.4544% | 1.4956% | 1.4813% | -0.0143% | $6,054.32 | $6,054.32 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IEA Eanes ISD | 0.8322% | $3,401.41 | 56.2% |
| TCO Travis County | 0.3758% | $1,536.17 | 25.4% |
| THD Travis Central Health | 0.1180% | $482.39 | 8.0% |
| E10 Travis County ESD # 10 | 0.1000% | $408.73 | 6.8% |
| W18 WCID # 18 | 0.0552% | $225.62 | 3.7% |
| Total | 1.4813% | $6,054.32 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $325,000 | $408,725 | -20.5% |
| Assessed Value | $325,000 | $408,725 | -20.5% |
| Land Value | $400,677 | $408,725 | -2.0% |
| Improvement Value | — | — | — |
| Taxable Value | $325,000 | $408,725 | -20.5% |
| Total Tax 2026 = estimate |
~$4,814
Estimated
|
~$6,054
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $325,000 | $400,677 | — | — | $325,000 | $325,000 | Not yet — post-cert | Preliminary |
| 2025 | $408,725 | $408,725 | — | — | $408,725 | $408,725 | ~$6,054 | Partial |
| 2024 | $350,000 | $350,000 | — | — | $350,000 | $350,000 | $5,235 | Verified |
| 2023 | $350,000 | $350,000 | — | — | $350,000 | $350,000 | $5,091 | Verified |
| 2022 | $350,000 | $350,000 | — | — | $350,000 | $350,000 | $4,762 | Verified |
| 2021 | $250,000 | $250,000 | — | — | $250,000 | $250,000 | $4,253 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -20.5% | -20.5% | ~100% | Not available | Partial |
| 2025 | +16.8% | +16.8% | ~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 | +40.0% | +40.0% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +63.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -20.5% | +7.3% | +5.4% | +40.0% | 2022 | -20.5% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 1.4800% | 1.4800% | — | 1.4800% | 2025 | 1.4800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$6,054 | $5,079 | ~$4,999 | $6,054 | 2025 | $4,253 | 2021 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$342,509 | ~$342,509 | ~1.4263% | ~$4,885 | +5.4% |
| 2028 | ~$360,961 | ~$360,961 | ~1.3713% | ~$4,950 | +11.1% |
| 2029 | ~$380,408 | ~$380,408 | ~1.3163% | ~$5,007 | +17.0% |
| 2030 | ~$400,902 | ~$400,902 | ~1.2613% | ~$5,056 | +23.4% |
| 2031 | ~$422,500 | ~$422,500 | ~1.2063% | ~$5,096 | +30.0% |
| 2027 | ~$336,009 | ~$336,009 | ~1.4813% | ~$4,977 | +3.4% |
| 2028 | ~$347,391 | ~$347,391 | ~1.4813% | ~$5,146 | +6.9% |
| 2029 | ~$359,158 | ~$359,158 | ~1.4813% | ~$5,320 | +10.5% |
| 2030 | ~$371,325 | ~$371,325 | ~1.4813% | ~$5,500 | +14.3% |
| 2031 | ~$383,903 | ~$383,903 | ~1.4813% | ~$5,687 | +18.1% |
| 2027 | ~$349,009 | ~$349,009 | ~1.3988% | ~$4,882 | +7.4% |
| 2028 | ~$374,792 | ~$374,792 | ~1.3163% | ~$4,933 | +15.3% |
| 2029 | ~$402,479 | ~$402,479 | ~1.2338% | ~$4,966 | +23.8% |
| 2030 | ~$432,212 | ~$432,212 | ~1.1513% | ~$4,976 | +33.0% |
| 2031 | ~$464,141 | ~$464,141 | ~1.0687% | ~$4,960 | +42.8% |
In 2025, this property's market value of $408,725 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 | $408,725 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $350,000 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $350,000 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $350,000 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $250,000 | $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 | — |