9847 BIG VIEW DR TX 78730
| Owner | RIVER PLACE RESIDENTIAL COMMU |
|---|---|
| Parcel ID | 0143300311 |
| Short ID | 456613 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 1,378,586 SF |
| Acres | 31.648 |
| Year Built | — |
| Legal | LOT 1 BLK D RIVER PLACE SEC 13 |
| Neighborhood | U3210 |
| Land | $19,029 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $19,029 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $19,029 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $19,029 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $19,029 |
| Taxable Value | $19,029 |
|---|
| Total Due | $497.95 |
|---|---|
| First Delinquent | — |
Appreciation: Market value has risen +206.9% from $6,200 (2021) to $19,029 (2025), a CAGR of 32.4% 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 6 taxing entities is 2.2754% in 2025 (+0.0927% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $433. Leander ISD is the largest single contributor, at 47.8% 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 ($19,029 land vs $0 improvements), about $0/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 $19,029, this parcel sits in the bottom quartile (<25th 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 +25.1% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $58,404 by 2031, with an estimated annual tax burden around $1,143. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $497.95 in unpaid taxes . These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| City of Austin | 0.4776% | 0.5240% | +9 |
| Travis County | 0.3444% | 0.3758% | +6 |
| Travis Central Health | 0.1080% | 0.1180% | +2 |
| River Place Limited District | 0.0645% | 0.0672% | +1 |
| Austin Community College | 0.1013% | 0.1034% | +0 |
| Leander ISD | 1.0869% | 1.0869% | +0 |
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 |
|---|---|---|---|---|---|---|---|---|---|
| ILE Leander ISD | 1.3370% | 1.2746% | 1.1087% | 1.0869% | 1.0869% | +0.0000% | $206.83 | $— | $206.83 |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $99.72 | $— | $99.72 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $71.52 | $— | $71.52 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $22.46 | $— | $22.46 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $19.68 | $— | $19.68 |
| L8P River Place Limited District | 0.0786% | 0.0716% | 0.0670% | 0.0645% | 0.0672% | +0.0027% | $12.79 | $— | $12.79 |
| Combined Rate | 2.5306% | 2.3245% | 2.1254% | 2.1827% | 2.2754% | +0.0927% | $433.00 | $0.00 | $433.00 |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILE Leander ISD | 1.0869% | $206.83 | 47.8% |
| CAT City of Austin | 0.5240% | $99.72 | 23.0% |
| TCO Travis County | 0.3758% | $71.52 | 16.5% |
| THD Travis Central Health | 0.1180% | $22.46 | 5.2% |
| ACT Austin Community College | 0.1034% | $19.68 | 4.5% |
| L8P River Place Limited District | 0.0672% | $12.79 | 3.0% |
| Total | 2.2754% | $433.00 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $19,029 | $19,029 | +0.0% |
| Assessed Value | $19,029 | $19,029 | +0.0% |
| Land Value | $19,029 | $19,029 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $19,029 | $19,029 | +0.0% |
| Total Tax 2026 = estimate |
~$433
Estimated
|
$433 | ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $19,029 | $19,029 | — | — | $19,029 | $19,029 | Not yet — post-cert | Preliminary |
| 2025 | $19,029 | $19,029 | — | — | $19,029 | $19,029 | $433 | Verified |
| 2024 | $16,000 | $16,000 | — | — | $16,000 | $16,000 | $349 | Verified |
| 2023 | $16,000 | $16,000 | — | — | $16,000 | $16,000 | $340 | Verified |
| 2022 | $16,000 | $16,000 | — | — | $16,000 | $16,000 | $372 | Verified |
| 2021 | $6,200 | $6,200 | — | — | $6,200 | $6,200 | $157 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +18.9% | +18.9% | ~100% | 2.2800% | Verified |
| 2024 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2023 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2022 | +158.1% ! | +158.1% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +206.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +35.4% | +25.1% | +158.1% | 2022 | +0.0% | 2023 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 2.2800% | 2.2800% | — | 2.2800% | 2025 | 2.2800% | 2025 |
| Tax Amount | $433 | $330 | ~$806 | $433 | 2025 | $157 | 2021 |
Market value changed by 158% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$23,813 | ~$23,813 | ~2.2116% | ~$527 | +25.1% |
| 2028 | ~$29,801 | ~$29,801 | ~2.1478% | ~$640 | +56.6% |
| 2029 | ~$37,293 | ~$37,293 | ~2.0840% | ~$777 | +96.0% |
| 2030 | ~$46,670 | ~$46,670 | ~2.0202% | ~$943 | +145.3% |
| 2031 | ~$58,404 | ~$58,404 | ~1.9564% | ~$1,143 | +206.9% |
| 2027 | ~$23,433 | ~$23,433 | ~2.2754% | ~$533 | +23.1% |
| 2028 | ~$28,856 | ~$28,856 | ~2.2754% | ~$657 | +51.6% |
| 2029 | ~$35,534 | ~$35,534 | ~2.2754% | ~$809 | +86.7% |
| 2030 | ~$43,757 | ~$43,757 | ~2.2754% | ~$996 | +129.9% |
| 2031 | ~$53,884 | ~$53,884 | ~2.2754% | ~$1,226 | +183.2% |
| 2027 | ~$24,194 | ~$24,194 | ~2.1797% | ~$527 | +27.1% |
| 2028 | ~$30,761 | ~$30,761 | ~2.0840% | ~$641 | +61.7% |
| 2029 | ~$39,110 | ~$39,110 | ~1.9883% | ~$778 | +105.5% |
| 2030 | ~$49,725 | ~$49,725 | ~1.8926% | ~$941 | +161.3% |
| 2031 | ~$63,222 | ~$63,222 | ~1.7969% | ~$1,136 | +232.2% |
In 2025, this property's market value of $19,029 places it in the bottom 25% for Land/Vacant properties in Travis County (35611 comparable) — -77% below 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 | $19,029 | $24,862 | $84,423 | $362,804 | ↓ Bottom 25% | +2.1% |
| 2024 | $16,000 | $23,000 | $66,000 | $328,966 | ↓ Bottom 25% | +0.0% |
| 2023 | $16,000 | $24,692 | $71,500 | $270,000 | ↓ Bottom 25% | +0.0% |
| 2022 | $16,000 | $15,000 | $55,000 | $180,000 | ↓ Below median | +100.0% |
| 2021 | $6,200 | $8,000 | $22,000 | $81,900 | ↓ Bottom 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 | Verified |
| PIR bulk billing export | Prior-year tax billing, Travis County Tax Office | 2021, 2022, 2023, 2024 | Verified |
| TaxDelqOpenData ↗ | Delinquent-account status and balance due | As of June 20, 2026 — balance grows monthly (Tax Code §33.01) | Verified |
| Satellite imagery (Esri World Imagery) | Aerial view of the parcel | Located by geocoding this parcel's address — may not resolve for every address | — |