N CUERNAVACA DR TX 78733
| Owner | COW BEACH LP |
|---|---|
| Parcel ID | 0134370203 |
| Short ID | 130568 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 538,750 SF |
| Acres | 12.368 |
| Year Built | — |
| Legal | ABS 669 SUR 42 ROBINSON T J ACR 12.368 (1-d-1w) |
| Neighborhood | N7800WF |
| Land | $14,940,675 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $14,940,675 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $7,500,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $7,500,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$7,498,565 |
| Net Appraised (assessed) | $1,435 |
| Taxable Value | $1,435 |
|---|
Appreciation: Market value has risen +127.3% from $3,300,000 (2021) to $7,500,000 (2025), a CAGR of 22.8% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2025→2026), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Agricultural parcel countywide rose +96.0%, so this parcel has outpaced the broader agricultural market over the same period.
Tax Burden: The combined rate across 6 taxing entities is 2.0535% in 2025 (+0.0367% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $29. Eanes ISD is the largest single contributor, at 51.5% of the total 2025 levy.
Assessment Gap: Assessed value ($1,435) is $7,498,565 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Agricultural. Agricultural valuation may be subject to rollback taxes if land use changes.
Value Composition: Land carries 199% of market value ($14,940,675 land vs $0 improvements), about $28/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 $7,500,000, this parcel sits in the top quartile (≥75th percentile) of Agricultural property in Travis County — county median $561,432 (P25 $179,824 / P75 $1,355,511, n=7,602). Agricultural here is the broad TCAD category — every agricultural 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 +22.5% Base-scenario CAGR (Based on 2022–2026 preliminary trend, projected forward from 2026), the model projects market value near $41,171,659 by 2031, with an estimated annual tax burden around $731,051. 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% | $11.94 | $11.94 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5.39 | $5.39 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2.71 | $2.71 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1.69 | $1.69 | Paid |
| E10 Travis County ESD # 10 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $0.92 | $0.92 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $0.53 | $0.53 | Paid |
| Combined Rate | 2.2758% | 2.0829% | 1.9377% | 2.0168% | 2.0535% | +0.0367% | $23.18 | $23.18 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IEA Eanes ISD | 0.8322% | $11.94 | 51.5% |
| TCO Travis County | 0.3758% | $5.39 | 23.3% |
| CAT City of Austin | 0.5240% | $2.71 | 11.7% |
| THD Travis Central Health | 0.1180% | $1.69 | 7.3% |
| E10 Travis County ESD # 10 | 0.1000% | $0.92 | 4.0% |
| ACT Austin Community College | 0.1034% | $0.53 | 2.3% |
| Total | 2.0535% | $23.18 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $14,940,675 | $7,500,000 | +99.2% |
| Assessed Value | $1,326 | $1,435 | -7.6% |
| Land Value | $14,940,675 | $14,940,675 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $1,326 | $1,435 | -7.6% |
| HS Cap Loss | -$14,939,349 | — | |
| Total Tax 2026 = estimate |
~$27
Estimated
|
~$23
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $14,940,675 | $14,940,675 | — | −$14,939,349 | $1,326 | $1,326 | Not yet — post-cert | Preliminary |
| 2025 | $7,500,000 | $14,940,675 | — | −$7,498,565 | $1,435 | $1,435 | ~$23 | Partial |
| 2024 | $7,500,000 | $14,940,675 | — | −$7,498,636 | $1,364 | $1,364 | $22 | Verified |
| 2023 | $6,640,300 | $6,640,300 | — | −$6,638,947 | $1,353 | $1,353 | $21 | Verified |
| 2022 | $6,640,300 | $6,640,300 | — | −$6,639,047 | $1,253 | $1,253 | $21 | Verified |
| 2021 | $3,300,000 | — | — | −$3,298,784 | $1,216 | $1,216 | $22 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +99.2% ! | -7.6% | 0.0% | Not available | Partial |
| 2025 | +0.0% | +5.2% | 0.0% | Not available | Partial |
| 2024 | +12.9% | +0.8% | 0.0% | No billing data | Verified |
| 2023 | +0.0% | +8.0% | 0.0% | No billing data | Verified |
| 2022 | +101.2% ! | +3.0% | 0.0% | No billing data | Verified |
| 2021 | base year | — | 0.0% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +127.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +99.2% | +42.7% | +22.5% | +101.2% | 2022 | +0.0% | 2023 |
| Assessment Ratio | 0.0% | 0.0% | — | 0.0% | 2021 | 0.0% | 2021 |
| Effective Tax Rate (2025) | 0.0000% | 0.0000% | — | 0.0000% | 2025 | 0.0000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$23 | $22 | ~$533,079 | $23 | 2025 | $21 | 2023 |
Market value changed by 101% 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 | ~$18,298,515 | ~$18,298,515 | ~1.9979% | ~$365,588 | +22.5% |
| 2028 | ~$22,411,012 | ~$22,411,012 | ~1.9423% | ~$435,298 | +50.0% |
| 2029 | ~$27,447,773 | ~$27,447,773 | ~1.8868% | ~$517,875 | +83.7% |
| 2030 | ~$33,616,519 | ~$33,616,519 | ~1.8312% | ~$615,583 | +125.0% |
| 2031 | ~$41,171,659 | ~$41,171,659 | ~1.7756% | ~$731,051 | +175.6% |
| 2027 | ~$17,999,702 | ~$17,999,702 | ~2.0535% | ~$369,621 | +20.5% |
| 2028 | ~$21,685,048 | ~$21,685,048 | ~2.0535% | ~$445,299 | +45.1% |
| 2029 | ~$26,124,951 | ~$26,124,951 | ~2.0535% | ~$536,472 | +74.9% |
| 2030 | ~$31,473,900 | ~$31,473,900 | ~2.0535% | ~$646,312 | +110.7% |
| 2031 | ~$37,918,020 | ~$37,918,020 | ~2.0535% | ~$778,641 | +153.8% |
| 2027 | ~$18,597,329 | ~$18,597,329 | ~1.9701% | ~$366,391 | +24.5% |
| 2028 | ~$23,148,929 | ~$23,148,929 | ~1.8868% | ~$436,766 | +54.9% |
| 2029 | ~$28,814,511 | ~$28,814,511 | ~1.8034% | ~$519,642 | +92.9% |
| 2030 | ~$35,866,715 | ~$35,866,715 | ~1.7200% | ~$616,923 | +140.1% |
| 2031 | ~$44,644,909 | ~$44,644,909 | ~1.6367% | ~$730,696 | +198.8% |
In 2025, this property's market value of $7,500,000 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — 13× the county median of $561,432. Agricultural here is the broad TCAD category — every agricultural 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 | $7,500,000 | $179,824 | $561,432 | $1,355,511 | ↑ Top 25% | +0.0% |
| 2024 | $7,500,000 | $193,498 | $574,650 | $1,361,070 | ↑ Top 25% | +23.7% |
| 2023 | $6,640,300 | $150,007 | $423,072 | $1,000,412 | ↑ Top 25% | +0.0% |
| 2022 | $6,640,300 | $166,375 | $416,994 | $932,726 | ↑ Top 25% | +46.1% |
| 2021 | $3,300,000 | $105,498 | $286,444 | $607,111 | ↑ 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 | — |