521 S RANCH RD 620 TX 78734
| Owner | REDBIRD INVESTORS LTD |
|---|---|
| Parcel ID | 0139680124 |
| Short ID | 730802 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 41,643 SF |
| Acres | 0.956 |
| Year Built | — |
| Legal | LOT 15A CARDINAL HILLS UNIT 3 AMENDED PLAT OF LOTS 15-18 |
| Neighborhood | 1SW2 |
| Land | $466,406 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $466,406 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $466,406 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $466,406 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $466,406 |
| Taxable Value | $466,406 |
|---|
Appreciation: Market value has risen +12.4% from $415,000 (2021) to $466,406 (2025), a CAGR of 3.0% over 4 years. Growth has been relatively flat for this asset class. 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 6 taxing entities is 1.8496% in 2025 (+0.0309% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $8,627. Lake Travis 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 ($466,406 land vs $0 improvements), about $11/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 $466,406, 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 +2.4% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $524,180 by 2031, with an estimated annual tax burden around $8,641. 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% | $4,849.22 | $4,849.22 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,752.96 | $1,752.96 | Paid |
| CLW City of Lakeway | 0.1545% | 0.1290% | 0.1440% | 0.1598% | 0.1696% | +0.0098% | $791.21 | $791.21 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $550.47 | $550.47 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $421.63 | $421.63 | Paid |
| W17 WCID # 17 | 0.0568% | 0.0543% | 0.0533% | 0.0533% | 0.0560% | +0.0027% | $261.19 | $261.19 | Paid |
| Combined Rate | 2.0106% | 1.8990% | 1.7598% | 1.8187% | 1.8496% | +0.0309% | $8,626.68 | $8,626.68 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILT Lake Travis ISD | 1.0397% | $4,849.22 | 56.2% |
| TCO Travis County | 0.3758% | $1,752.96 | 20.3% |
| CLW City of Lakeway | 0.1696% | $791.21 | 9.2% |
| THD Travis Central Health | 0.1180% | $550.47 | 6.4% |
| E06 Travis County ESD # 06 | 0.0904% | $421.63 | 4.9% |
| W17 WCID # 17 | 0.0560% | $261.19 | 3.0% |
| Total | 1.8496% | $8,626.68 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $466,406 | $466,406 | +0.0% |
| Assessed Value | $466,406 | $466,406 | +0.0% |
| Land Value | $466,406 | $466,406 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $466,406 | $466,406 | +0.0% |
| Total Tax 2026 = estimate |
~$8,627
Estimated
|
~$8,627
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $466,406 | $466,406 | — | — | $466,406 | $466,406 | Not yet — post-cert | Preliminary |
| 2025 | $466,406 | $466,406 | — | — | $466,406 | $466,406 | ~$8,627 | Partial |
| 2024 | $466,406 | $466,406 | — | — | $466,406 | $466,406 | $8,483 | Verified |
| 2023 | $466,406 | $466,406 | — | — | $466,406 | $466,406 | $8,208 | Verified |
| 2022 | $466,406 | $466,406 | — | — | $466,406 | $466,406 | $8,857 | Verified |
| 2021 | $415,000 | $415,000 | — | — | $415,000 | $415,000 | $7,954 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~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 | +12.4% | +12.4% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +12.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +2.5% | +2.4% | +12.4% | 2022 | +0.0% | 2023 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 1.8500% | 1.8500% | — | 1.8500% | 2025 | 1.8500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$8,627 | $8,426 | ~$8,644 | $8,857 | 2022 | $7,954 | 2021 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$477,427 | ~$477,427 | ~1.8094% | ~$8,638 | +2.4% |
| 2028 | ~$488,709 | ~$488,709 | ~1.7691% | ~$8,646 | +4.8% |
| 2029 | ~$500,258 | ~$500,258 | ~1.7289% | ~$8,649 | +7.3% |
| 2030 | ~$512,079 | ~$512,079 | ~1.6886% | ~$8,647 | +9.8% |
| 2031 | ~$524,180 | ~$524,180 | ~1.6484% | ~$8,641 | +12.4% |
| 2027 | ~$468,099 | ~$468,099 | ~1.8496% | ~$8,658 | +0.4% |
| 2028 | ~$469,799 | ~$469,799 | ~1.8496% | ~$8,689 | +0.7% |
| 2029 | ~$471,504 | ~$471,504 | ~1.8496% | ~$8,721 | +1.1% |
| 2030 | ~$473,216 | ~$473,216 | ~1.8496% | ~$8,753 | +1.5% |
| 2031 | ~$474,934 | ~$474,934 | ~1.8496% | ~$8,784 | +1.8% |
| 2027 | ~$486,756 | ~$486,756 | ~1.7892% | ~$8,709 | +4.4% |
| 2028 | ~$507,993 | ~$507,993 | ~1.7289% | ~$8,783 | +8.9% |
| 2029 | ~$530,157 | ~$530,157 | ~1.6685% | ~$8,846 | +13.7% |
| 2030 | ~$553,288 | ~$553,288 | ~1.6081% | ~$8,898 | +18.6% |
| 2031 | ~$577,428 | ~$577,428 | ~1.5478% | ~$8,937 | +23.8% |
In 2025, this property's market value of $466,406 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 | $466,406 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $466,406 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $466,406 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $466,406 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $415,000 | $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 | — |