2803 EDGEWATER DR TX 78733
| Owner | ODOM JONATHAN MARK & HOLLY |
|---|---|
| Parcel ID | 0137360202 |
| Short ID | 134486 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 13,896 SF |
| Acres | 0.319 |
| Year Built | — |
| Legal | LOT 8 BLK 1 AUSTIN LAKE ESTATES SEC 2 |
| Neighborhood | N8900 |
| Land | $532,322 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $532,322 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $490,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $490,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$70,000 |
| Net Appraised (assessed) | $420,000 |
| Taxable Value | $420,000 |
|---|
Appreciation: Market value has risen +96.0% from $250,000 (2021) to $490,000 (2025), a CAGR of 18.3% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 $6,221. Eanes ISD is the largest single contributor, at 56.2% of the total 2025 levy.
Assessment Gap: Assessed value ($420,000) is $70,000 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 109% of market value ($532,322 land vs $0 improvements), about $38/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 $490,000, 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 +15.8% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $1,086,006 by 2031, with an estimated annual tax burden around $13,100. 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% | $3,495.24 | $3,495.24 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,578.55 | $1,578.55 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $495.70 | $495.70 | Paid |
| E10 Travis County ESD # 10 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $420.00 | $420.00 | Paid |
| W18 WCID # 18 | 0.0713% | 0.0658% | 0.0611% | 0.0577% | 0.0552% | -0.0025% | $231.84 | $231.84 | Paid |
| Combined Rate | 1.7013% | 1.5873% | 1.4544% | 1.4956% | 1.4813% | -0.0143% | $6,221.33 | $6,221.33 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IEA Eanes ISD | 0.8322% | $3,495.24 | 56.2% |
| TCO Travis County | 0.3758% | $1,578.55 | 25.4% |
| THD Travis Central Health | 0.1180% | $495.70 | 8.0% |
| E10 Travis County ESD # 10 | 0.1000% | $420.00 | 6.8% |
| W18 WCID # 18 | 0.0552% | $231.84 | 3.7% |
| Total | 1.4813% | $6,221.33 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $521,058 | $490,000 | +6.3% |
| Assessed Value | $504,000 | $420,000 | +20.0% |
| Land Value | $521,058 | $532,322 | -2.1% |
| Improvement Value | — | — | — |
| Taxable Value | $504,000 | $420,000 | +20.0% |
| HS Cap Loss | -$17,058 | — | |
| Total Tax 2026 = estimate |
~$7,466
Estimated
|
~$6,221
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $521,058 | $521,058 | — | −$17,058 | $504,000 | $504,000 | Not yet — post-cert | Preliminary |
| 2025 | $490,000 | $532,322 | — | −$70,000 | $420,000 | $420,000 | ~$6,221 | 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 | $5,556 | 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 | +6.3% | +20.0% | 96.7% | Not available | Partial |
| 2025 | +40.0% | +20.0% | 85.7% | 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): +96.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +6.3% | +17.3% | +15.8% | +40.0% | 2022 | +0.0% | 2023 |
| Assessment Ratio | 96.7% | 97.1% | — | 100.0% | 2021 | 85.7% | 2025 |
| Effective Tax Rate (2025) | 1.2700% | 1.2700% | — | 1.2700% | 2025 | 1.2700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$6,221 | $5,271 | ~$10,755 | $6,221 | 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 | ~$603,497 | ~$603,497 | ~1.4263% | ~$8,607 | +15.8% |
| 2028 | ~$698,980 | ~$698,980 | ~1.3713% | ~$9,585 | +34.1% |
| 2029 | ~$809,569 | ~$809,569 | ~1.3163% | ~$10,656 | +55.4% |
| 2030 | ~$937,655 | ~$937,655 | ~1.2613% | ~$11,826 | +80.0% |
| 2031 | ~$1,086,006 | ~$1,086,006 | ~1.2063% | ~$13,100 | +108.4% |
| 2027 | ~$593,076 | ~$593,076 | ~1.4813% | ~$8,785 | +13.8% |
| 2028 | ~$675,048 | ~$675,048 | ~1.4813% | ~$9,999 | +29.6% |
| 2029 | ~$768,350 | ~$768,350 | ~1.4813% | ~$11,381 | +47.5% |
| 2030 | ~$874,547 | ~$874,547 | ~1.4813% | ~$12,954 | +67.8% |
| 2031 | ~$995,423 | ~$995,423 | ~1.4813% | ~$14,745 | +91.0% |
| 2027 | ~$613,918 | ~$613,918 | ~1.3988% | ~$8,587 | +17.8% |
| 2028 | ~$723,328 | ~$723,328 | ~1.3163% | ~$9,521 | +38.8% |
| 2029 | ~$852,236 | ~$852,236 | ~1.2338% | ~$10,515 | +63.6% |
| 2030 | ~$1,004,117 | ~$1,004,117 | ~1.1513% | ~$11,560 | +92.7% |
| 2031 | ~$1,183,066 | ~$1,183,066 | ~1.0687% | ~$12,644 | +127.1% |
In 2025, this property's market value of $490,000 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 | $490,000 | $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 | — |