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1305 ROBIN TRL TX 78645

Travis County, TX · Land / Vacant Appraisal: 2025 Certified Billing: 2025 Verified 2021–24 billing ✓ Delinquent
2025 Certified
Market Value
$276,678
2025 Verified
Taxable Value
$209,693
2025 Verified (24% below market)
Total Tax
$4,468
2025 Verified
Effective Tax Rate (2025)
1.6100%
2025 Tax ÷ 2025 Market Value Verified
2026 Preliminary
Market Value
$116,496
-57.9% 2025 → 2026 Preliminary
Taxable Value
$116,496
2026 Preliminary
Est. 2026 Total Tax
~$2,482
2026 Estimated ⓘ
Est. 2026 Effective Tax Rate
2.1307%
Est. 2026 Tax ÷ 2026 Market Value Estimated
Overview History Projection Position
2026 Property Tax Calendar ◷ Today: July 23, 2026
Valuation Date
Jan 1
Notices Mailed
Apr 15
Protest Deadline
May 15
Rates Adopted
Sep 1
Bills Mailed
Oct 1
Payment Due
Jan 31
This parcel's 2026 values are still Preliminary as of today.
This parcel has a real delinquent balance on file: $29,791.
Statutory Travis County annual property-tax calendar — Tax Code §23.01 (valuation), §41.44 (protest deadline); see TCAD's Property Tax System ↗ and the Travis County Tax Office's Truth in Taxation Summary ↗ for full citations (also on the Info page). "Notices Mailed" and "Protest Deadline" show the general statutory window — this parcel's own notice-mailed date isn't in Parcelytics' dataset, so it isn't shown as if it were.
Property Info
Owner MBANK AUSTIN N A TRUSTEE
Parcel ID 0160900612
Short ID 159848
Type Real
Use Code C1 Vacant Lot
Valuation Cost
Improvement SF —
Land SF 15,466 SF
Acres 0.355
Year Built —
Legal LOT 26 BLK C EMERALD BEND SEC 1
Neighborhood S04WF
View this property on TCAD ↗
Current Values 2025 Certified
Land$276,678
Special Use Land MarketNot Available
Total Land $276,678
Improvement—
Total Improvement —
Market$276,678
Special Use Exclusion (−)Not Available
Appraised$276,678
Value Limitation Adjustment (−) (homestead cap)−$66,985
Net Appraised (assessed) $209,693
Taxable Value $209,693
Build-up from 2025 TCAD certified values. Land and Improvement are shown as single totals — Parcelytics' loaders capture one aggregate value per year, not TCAD's Homesite / Non-Homesite split. Special Use Land Market and Special Use Exclusion (agricultural/productivity valuation) are not in the current dataset.
Delinquency
Total Due $29,791.13
First Delinquent 2016
As of June 20, 2026 — Travis County Tax Office snapshot. This balance may have grown since then due to ongoing statutory penalty and interest (Tax Code §33.01); verify the exact current amount with the Travis County Tax Office ↗ before relying on it.
Satellite View Imagery: Esri
Satellite image not available
We couldn't locate this property on the map — this can happen for parcels whose address our geocoder can't confidently match.
Investor Insight Report

Appreciation: Market value has risen +744.4% from $32,765 (2021) to $276,678 (2025), a CAGR of 70.5% 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 outpaced the broader land/vacant market over the same period.

Tax Burden: The combined rate across 6 taxing entities is 2.1307% in 2025 (+0.0473% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $4,468. Lago Vista ISD is the largest single contributor, at 47.7% of the total 2025 levy.

Assessment Gap: Assessed value ($209,693) is $66,985 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.

Investment Snapshot — 2025 certified basis
Building (Main)
—
Gross Building
—
Land
15,466 SF
0.355 ac
Value / Bldg SF
—
all-in (incl. land)
Land $/SF
$18
land value only
Land Value Share
100%
Year Built
—
Eff. Tax Rate
1.610%
total tax ÷ market value
Assessment Ratio
75.8%
below typical ~100%
Est. Annual Tax ⓘ
$4,468
2025 taxable × rate

Value Composition: Land carries 100% of market value ($276,678 land vs $0 improvements), about $18/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 $276,678, this parcel sits in the upper-middle (50th–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 +28.9% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $414,202 by 2031, with an estimated annual tax burden around $7,027. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.

Delinquent Taxes: $29,791.13 in unpaid taxes since 2016. These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.

Property Tax & County News Travis County · live feed
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Headlines via Google News for “Travis County property tax” / Travis Central Appraisal District. Dates and sources as published; links open the original source in a new tab. Updated hourly.
Why This Property's Tax Bill Changed (2024 → 2025)
▲ Value change added $728 — taxable value went up.
▲ Tax rates added $99 — tax rates went up overall.
Rate effect by entity
Entity 2024 Rate 2025 Rate Rate Effect
Travis County 0.3444% 0.3758% +66
Travis Central Health 0.1080% 0.1180% +21
Travis County ESD # 07 0.0910% 0.1000% +19
City of Lago Vista 0.4231% 0.4200% -6
Lago Vista ISD 1.0169% 1.0169% +0
Travis County ESD # 01 0.1000% 0.1000% +0
Post-Acquisition Tax Estimate Estimate · Not a prediction
Property: · 0.355 ac lot
$

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.

Rate Environment
Historical Tax Rates by Entity (Travis County)
Entity 2021 Rate 2022 Rate 2023 Rate 2024 Rate 2025 Rate YoY (2024→25) Amt Due Amt Paid Balance
ILV Lago Vista ISD 1.2020% 1.1846% 1.0192% 1.0169% 1.0169% +0.0000% $2,132.37 $— $2,132.37
CLV City of Lago Vista 0.6070% 0.4283% 0.4139% 0.4231% 0.4200% -0.0031% $880.71 $— $880.71
TCO Travis County 0.3574% 0.3182% 0.3047% 0.3444% 0.3758% +0.0314% $788.12 $— $788.12
THD Travis Central Health 0.1118% 0.0987% 0.1007% 0.1080% 0.1180% +0.0101% $247.49 $— $247.49
E01 Travis County ESD # 01 0.1000% 0.1000% 0.1000% 0.1000% 0.1000% +0.0000% $209.69 $— $209.69
E07 Travis County ESD # 07 0.1000% 0.0784% 0.0842% 0.0910% 0.1000% +0.0090% $209.62 $— $209.62
Combined Rate 2.4782% 2.2082% 2.0226% 2.0834% 2.1307% +0.0473% $4,468.00 $0.00 $4,468.00
Rate columns (2021–2025) from Travis County tax rate records. 2025 billing from Travis County Tax Office open data. — = entity not in rate records for that year.
2025 Tax Burden — Entity Split
ILV
47.7% $2,132
CLV
19.7% $881
TCO
17.6% $788
THD
5.5% $247
E01
4.7% $210
E07
4.7% $210
Total: $4,468
2025 billing by taxing entity, ranked by share of total. From Travis County Tax Office open data.
2025 Tax by Entity — Rate, Amount & Share
Entity Tax Rate Amount Due Share
ILV Lago Vista ISD 1.0169% $2,132.37 47.7%
CLV City of Lago Vista 0.4200% $880.71 19.7%
TCO Travis County 0.3758% $788.12 17.6%
THD Travis Central Health 0.1180% $247.49 5.5%
E01 Travis County ESD # 01 0.1000% $209.69 4.7%
E07 Travis County ESD # 07 0.1000% $209.62 4.7%
Total 2.1307% $4,468.00 100.0%
Value History 2021–2026
Current & Preliminary Values
2026 Preliminary Preliminary 2025 Certified Certified Change 2025→2026
Market Value $116,496 $276,678 -57.9%
Assessed Value $116,496 $209,693 -44.4%
Land Value $116,496 $276,678 -57.9%
Improvement Value — — —
Taxable Value $116,496 $209,693 -44.4%
Total Tax 2026 = estimate
~$2,482
Estimated
 $4,468 ⓘ
2026 from June 9, 2026 TCAD preliminary export — subject to change; certified July 25, 2026. No 2026 tax billing until post-certification. Estimated 2026 Total Tax = 2026 preliminary taxable value × 2025 blended entity rates. Actual 2026 tax set after certification and entity budget adoption.
Value History (2021–2026)
Year Market Value Land Value Imprv Value Value Limitation Adj (−) Net Appraised (Assessed) Taxable Value Total Tax Source
2026 Pre $116,496 $116,496 — — $116,496 $116,496 Not yet — post-cert Preliminary
2025 $276,678 $276,678 — −$66,985 $209,693 $209,693 $4,468 Verified
2024 $276,678 $276,678 — −$101,934 $174,744 $174,744 $3,641 Verified
2023 $145,620 $145,620 — — $145,620 $145,620 $2,945 Verified
2022 $145,620 $145,620 — — $145,620 $145,620 $3,216 Verified
2021 $32,765 $32,765 — — $32,765 $32,765 $812 Verified
Data sources: 2025 — TCAD Certified Appraisal Export (Appraisal: Certified — this describes property value data, not tax billing; see each row's Source column above for billing confidence). 2021–2024 values — Texas Comptroller Annual Jurisdiction Roll (AJR). 2021–2024 tax — sourced directly from Travis County Tax Office billing records (Verified); this is a comprehensive countywide billing load, not a rate-based estimate or portal receipt. See the "2021–24 billing" badge above for this specific parcel's coverage. 2026 — TCAD Preliminary Export, June 9, 2026 (Preliminary — subject to change until July 25, 2026 certification). The totals above are what's Verified for 2021–2024. This page's per-entity billing breakdown (the "2025 Tax by Entity" table) is shown for 2025 only. ! = assessed value exceeds market value in source data — known AJR data quality issue. "Value Limitation Adj" is the same homestead-cap deduction shown in the Current Values panel, computed per year as Market − Assessed. TCAD's own page also shows "Special Use Land Market" and "Special Use Exclusion" — not in Parcelytics' dataset, so they're omitted here rather than shown as $0 (see Current Values panel note).
Value Trend
Market Value vs. Taxable Value gap up to 36.8%
The gap between these two lines is a homestead cap or exemption reducing what's actually taxed below the certified market value -- not a data error. Same market_value / taxable_value figures as the Value History table above.
Year-over-Year Growth & Assessment Metrics
Year MktVal YoY Assessed YoY Asmt Ratio Eff. Tax Rate Coverage
2026 -57.9% -44.4% ~100% Not available Partial
2025 +0.0% +20.0% 75.8% 1.6100% Verified
2024 +90.0% ! +20.0% 63.2% No billing data Verified
2023 +0.0% +0.0% ~100% No billing data Verified
2022 +344.4% ! +344.4% ~100% No billing data Verified
2021 base year — ~100% No billing data Verified
Cumulative market value growth (earliest valid year → 2025): +744.4%
Verified = 2025 data with real billing. Partial = 2021–2024 rows in this table reflect AJR appraisal values; billing fields in this table aren't populated for those years (see the Value & Tax History table above for verified 2021–2024 billing). YoY = year-over-year percent change. Assessment ratio = assessed ÷ market.
Annual Trends Tax billing 2025 only
12 Month Hist. Avg Forecast Avg Peak When Trough When
Market Value Growth -57.9% +75.3% +28.9% +344.4% 2022 -57.9% 2026
Assessment Ratio 100.0% 89.8% — 100.0% 2021 63.2% 2024
Effective Tax Rate (2025) 1.6100% 1.6100% — 1.6100% 2025 1.6100% 2025
Tax Amount $4,468 $3,016 ~$4,856 $4,468 2025 $812 2021
12 Month = most recent available year-over-year figure (2025→2026 preliminary if loaded, else 2024→2025). Hist. Avg = average across available AJR 2021–2026 data. Forecast Avg = average of 5-year projection (estimated, not a recorded value). Peak / Trough = highest / lowest observed in the dataset; "When" = year it occurred.
Risk Indicators
Risk Indicators
!
Large Value Jump

Market value changed by 344% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.

!
Delinquent Taxes

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.

6-Year Projection Estimates Only
5-Year Tax Projection — Scenario Bands ⓘ Estimates Only
Show illustrative scenario:
Year ~Mkt Value ~Assessed ~Rate ~Ann. Tax Value Δ
2027 ~$150,138 ~$150,138 ~2.0439% ~$3,069 +28.9%
2028 ~$193,496 ~$193,496 ~1.9570% ~$3,787 +66.1%
2029 ~$249,374 ~$249,374 ~1.8702% ~$4,664 +114.1%
2030 ~$321,390 ~$321,390 ~1.7833% ~$5,731 +175.9%
2031 ~$414,202 ~$414,202 ~1.6964% ~$7,027 +255.6%
These are illustrative scenarios, not statistical confidence ranges. ¹ Based on 2021–2026 preliminary trend, projected forward from 2026. Low: CAGR −2 pp, rates flat. Base: historical CAGR + rate trend (avg YoY change, 2021–2025). High: CAGR +2 pp, rates trend ×1.5. Actual values set by TCAD appraisal and taxing budgets each year.
Formula (per year i = 1–5 years ahead of the baseline year above): Market Value = Base Market × (1 + CAGR)i. Assessed Value = min(Base Assessed × 1.10i, Market Value) if this parcel carries a homestead cap, else = Market Value. Rate = max(0%, Current Combined Rate + Avg. Annual Rate Change × band multiplier × i). Est. Tax = Assessed Value × Rate ÷ 100. Band multiplier: Low = 0 (flat rates), Base = 1.0, High = 1.5. CAGR: Base = observed value CAGR over the baseline window; Low = max(−5%, Base − 2 pp); High = Base + 2 pp.
Submarket Position
Where This Property Stands — Land/Vacant Benchmark

In 2025, this property's market value of $276,678 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — 3× 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 $276,678 $24,862 $84,423 $362,804 ↑ Above median +2.1%
2024 $276,678 $23,000 $66,000 $328,966 ↑ Above median +0.0%
2023 $145,620 $24,692 $71,500 $270,000 ↑ Above median +0.0%
2022 $145,620 $15,000 $55,000 $180,000 ↑ Above median +100.0%
2021 $32,765 $8,000 $22,000 $81,900 ↑ Above median base yr
Benchmark figures for the Land/Vacant group. Bottom 25% / Median / Top 25% = 25th, 50th, 75th percentiles of county market values. Use Code filter runs a live query — count shown reflects actual records for the selected group. 2021–2024 values from the Texas Comptroller Annual Jurisdiction Roll (AJR) — TCAD's own certified data (Appraisal: Verified, unless a specific year's assessed value exceeds market value, in which case that year shows Partial; see the Value & Tax History table above for any flagged years). 2025 from Certified Export (Appraisal: Certified).
Documents & Sources
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 —
Every row above is a real source that fed this specific parcel's page — not a static list. Sources that don't apply to this parcel (e.g. no delinquency on file) are simply omitted rather than shown empty. See the About page for the site-wide summary of these same sources.