807 RIVER RD TX 78734
| Owner | SWANSON DOUGLAS E JR & COURTNEY M |
|---|---|
| Parcel ID | 0133600104 |
| Short ID | 129658 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 35,400 SF |
| Acres | 0.813 |
| Year Built | — |
| Legal | LOT 5 HORSESHOE BEND ESTATES |
| Neighborhood | R4001WF |
| Land | $1,400,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,400,000 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,400,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,400,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,400,000 |
| Taxable Value | $1,400,000 |
|---|
Appreciation: Market value has risen +33.3% from $1,050,000 (2021) to $1,400,000 (2025), a CAGR of 7.5% over 4 years. This represents moderate, steady growth. 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 6 taxing entities is 2.2514% in 2025 (+0.0669% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $31,519. Lake Travis ISD is the largest single contributor, at 63.0% 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 ($1,400,000 land vs $0 improvements), about $40/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 $1,400,000, 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 +5.9% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $1,866,667 by 2031, with an estimated annual tax burden around $37,506. 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILT Lake Travis ISD | 1.2301% | 1.2121% | 1.0741% | 1.0656% | 1.0397% | -0.0259% | $14,555.80 | $14,555.80 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,261.83 | $5,261.83 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,652.32 | $1,652.32 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $1,202.31 | $1,202.31 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $366.81 | $366.81 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $72.38 | $72.38 | Paid |
| Combined Rate | 2.4451% | 2.2771% | 2.1069% | 2.1845% | 2.2514% | +0.0669% | $23,111.45 | $23,111.45 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILT Lake Travis ISD | 1.0397% | $14,555.80 | 63.0% |
| TCO Travis County | 0.3758% | $5,261.83 | 22.8% |
| THD Travis Central Health | 0.1180% | $1,652.32 | 7.1% |
| E06 Travis County ESD # 06 | 0.0904% | $1,202.31 | 5.2% |
| CAT City of Austin | 0.5240% | $366.81 | 1.6% |
| ACT Austin Community College | 0.1034% | $72.38 | 0.3% |
| Total | 2.2514% | $23,111.45 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,400,000 | $1,400,000 | +0.0% |
| Assessed Value | $1,400,000 | $1,400,000 | +0.0% |
| Land Value | $1,400,000 | $1,400,000 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $1,400,000 | $1,400,000 | +0.0% |
| Total Tax 2026 = estimate |
~$31,519
Estimated
|
~$23,111
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $1,400,000 | $1,400,000 | — | — | $1,400,000 | $1,400,000 | Not yet — post-cert | Preliminary |
| 2025 | $1,400,000 | $1,400,000 | — | — | $1,400,000 | $1,400,000 | ~$23,111 | Partial |
| 2024 | $1,400,000 | $1,400,000 | — | −$140,000 | $1,260,000 | $1,260,000 | $20,540 | Verified |
| 2023 | $1,050,000 | $1,050,000 | — | — | $1,050,000 | $1,050,000 | $16,649 | Verified |
| 2022 | $1,050,000 | $1,050,000 | — | — | $1,050,000 | $1,050,000 | $18,264 | Verified |
| 2021 | $1,050,000 | $1,050,000 | — | — | $1,050,000 | $1,050,000 | $19,179 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +0.0% | +11.1% | ~100% | Not available | Partial |
| 2024 | +33.3% | +20.0% | 90.0% | 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): +33.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +6.7% | +5.9% | +33.3% | 2024 | +0.0% | 2022 |
| Assessment Ratio | 100.0% | 98.3% | — | 100.0% | 2021 | 90.0% | 2024 |
| Effective Tax Rate (2025) | 1.6500% | 1.6500% | — | 1.6500% | 2025 | 1.6500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$23,111 | $19,549 | ~$35,064 | $23,111 | 2025 | $16,649 | 2023 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$1,482,913 | ~$1,482,913 | ~2.2030% | ~$32,668 | +5.9% |
| 2028 | ~$1,570,737 | ~$1,570,737 | ~2.1545% | ~$33,842 | +12.2% |
| 2029 | ~$1,663,762 | ~$1,663,762 | ~2.1061% | ~$35,041 | +18.8% |
| 2030 | ~$1,762,297 | ~$1,762,297 | ~2.0577% | ~$36,263 | +25.9% |
| 2031 | ~$1,866,667 | ~$1,866,667 | ~2.0093% | ~$37,506 | +33.3% |
| 2027 | ~$1,454,913 | ~$1,454,913 | ~2.2514% | ~$32,756 | +3.9% |
| 2028 | ~$1,511,981 | ~$1,511,981 | ~2.2514% | ~$34,040 | +8.0% |
| 2029 | ~$1,571,286 | ~$1,571,286 | ~2.2514% | ~$35,376 | +12.2% |
| 2030 | ~$1,632,918 | ~$1,632,918 | ~2.2514% | ~$36,763 | +16.6% |
| 2031 | ~$1,696,968 | ~$1,696,968 | ~2.2514% | ~$38,205 | +21.2% |
| 2027 | ~$1,510,913 | ~$1,510,913 | ~2.1787% | ~$32,919 | +7.9% |
| 2028 | ~$1,630,614 | ~$1,630,614 | ~2.1061% | ~$34,343 | +16.5% |
| 2029 | ~$1,759,797 | ~$1,759,797 | ~2.0335% | ~$35,785 | +25.7% |
| 2030 | ~$1,899,215 | ~$1,899,215 | ~1.9608% | ~$37,241 | +35.7% |
| 2031 | ~$2,049,678 | ~$2,049,678 | ~1.8882% | ~$38,702 | +46.4% |
In 2025, this property's market value of $1,400,000 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 17× 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 | $1,400,000 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $1,400,000 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $1,050,000 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $1,050,000 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $1,050,000 | $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 | — |