9701 MCNEIL DR TX 78730
| Owner | AUSTIN BAPTIST CHURCH |
|---|---|
| Parcel ID | 0151270126 |
| Short ID | 755234 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 518,887 SF |
| Acres | 11.912 |
| Year Built | — |
| Legal | LOT 3 BLK B RIBELIN RANCH SUBD |
| Neighborhood | 1NW3 |
| Land | $2,594,435 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,594,435 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $2,594,435 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,594,435 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,594,435 |
| Taxable Value | $2,594,435 |
|---|
Appreciation: Market value has risen +9.2% from $2,375,000 (2021) to $2,594,435 (2025), a CAGR of 2.2% 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.
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 ($2,594,435 land vs $0 improvements), about $5/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 $2,594,435, 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 +1.8% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $2,834,144 by 2031, with an estimated annual tax burden around $0. 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.
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,594,435 | $2,594,435 | +0.0% |
| Assessed Value | $2,594,435 | $2,594,435 | +0.0% |
| Land Value | $2,594,435 | $2,594,435 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | — | — | — |
| Exemptions | — | E | |
| Total Tax | Pending certification | — | |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $2,594,435 | $2,594,435 | — | — | $2,594,435 | $— | Not yet — post-cert | Preliminary |
| 2025 | $2,594,435 | $2,594,435 | — | — | $2,594,435 | $— | not in county billing file Why? | Partial |
| 2024 | $2,594,435 | $2,594,435 | — | — | $2,594,435 | $— | not in county billing file Why? | Partial |
| 2023 | $2,594,435 | $2,594,435 | — | — | $2,594,435 | $— | not in county billing file Why? | Partial |
| 2022 | $2,594,435 | $2,594,435 | — | — | $2,594,435 | $— | not in county billing file Why? | Partial |
| 2021 | $2,375,000 | $2,375,000 | — | — | $2,375,000 | $2,375,000 | $31,754 | 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 | +9.2% | +9.2% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +9.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +1.8% | +1.8% | +9.2% | 2022 | +0.0% | 2023 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
|
Effective Tax Rate (2025)
⚑ Billing data available for 2025 only |
— | — | — | — | — | — | — |
| Tax Amount | $31,754 | $31,754 | — | $31,754 | 2021 | $31,754 | 2021 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$2,640,697 | ~$2,640,697 | ~0.0000% | ~$0 | +1.8% |
| 2028 | ~$2,687,785 | ~$2,687,785 | ~0.0000% | ~$0 | +3.6% |
| 2029 | ~$2,735,712 | ~$2,735,712 | ~0.0000% | ~$0 | +5.4% |
| 2030 | ~$2,784,493 | ~$2,784,493 | ~0.0000% | ~$0 | +7.3% |
| 2031 | ~$2,834,144 | ~$2,834,144 | ~0.0000% | ~$0 | +9.2% |
| 2027 | ~$2,588,809 | ~$2,588,809 | ~0.0000% | ~$0 | -0.2% |
| 2028 | ~$2,583,195 | ~$2,583,195 | ~0.0000% | ~$0 | -0.4% |
| 2029 | ~$2,577,593 | ~$2,577,593 | ~0.0000% | ~$0 | -0.6% |
| 2030 | ~$2,572,003 | ~$2,572,003 | ~0.0000% | ~$0 | -0.9% |
| 2031 | ~$2,566,425 | ~$2,566,425 | ~0.0000% | ~$0 | -1.1% |
| 2027 | ~$2,692,586 | ~$2,692,586 | ~0.0000% | ~$0 | +3.8% |
| 2028 | ~$2,794,450 | ~$2,794,450 | ~0.0000% | ~$0 | +7.7% |
| 2029 | ~$2,900,168 | ~$2,900,168 | ~0.0000% | ~$0 | +11.8% |
| 2030 | ~$3,009,886 | ~$3,009,886 | ~0.0000% | ~$0 | +16.0% |
| 2031 | ~$3,123,754 | ~$3,123,754 | ~0.0000% | ~$0 | +20.4% |
In 2025, this property's market value of $2,594,435 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 31× 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 | $2,594,435 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $2,594,435 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $2,594,435 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $2,594,435 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $2,375,000 | $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 |
| 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 | — |