11201 RANDY RD TX 78726
| Owner | SHAO LIMING & GUANGLI LIU |
|---|---|
| Parcel ID | 0172210227 |
| Short ID | 424642 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 55,996 SF |
| Acres | 1.285 |
| Year Built | — |
| Legal | LOT 4 BLK B LAUREL CANYON SUBD PHS I |
| Neighborhood | U1830 |
| Land | $824,966 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $824,966 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $824,966 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $824,966 |
| Value Limitation Adjustment (−) (homestead cap) | −$104,966 |
| Net Appraised (assessed) | $720,000 |
| Taxable Value | $720,000 |
|---|
Appreciation: Market value has risen +312.5% from $200,000 (2021) to $824,966 (2025), a CAGR of 42.5% 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 outpaced the broader land/vacant market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.0144% in 2025 (+0.0900% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $14,504. Round Rock ISD is the largest single contributor, at 44.3% of the total 2025 levy.
Assessment Gap: Assessed value ($720,000) is $104,966 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 100% of market value ($824,966 land vs $0 improvements), about $15/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 $824,966, 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 +32.8% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $3,402,845 by 2031, with an estimated annual tax burden around $58,585. 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 |
|---|---|---|---|---|---|---|---|---|---|
| IRR Round Rock ISD | 1.1336% | 1.0626% | 0.9190% | 0.8931% | 0.8931% | +0.0000% | $6,430.32 | $6,430.32 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,772.92 | $3,772.92 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,706.08 | $2,706.08 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $849.77 | $849.77 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $744.48 | $744.48 | Paid |
| Combined Rate | 2.2486% | 2.0409% | 1.8687% | 1.9244% | 2.0144% | +0.0900% | $14,503.57 | $14,503.57 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IRR Round Rock ISD | 0.8931% | $6,430.32 | 44.3% |
| CAT City of Austin | 0.5240% | $3,772.92 | 26.0% |
| TCO Travis County | 0.3758% | $2,706.08 | 18.7% |
| THD Travis Central Health | 0.1180% | $849.77 | 5.9% |
| ACT Austin Community College | 0.1034% | $744.48 | 5.1% |
| Total | 2.0144% | $14,503.57 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $824,966 | $824,966 | +0.0% |
| Assessed Value | $824,966 | $720,000 | +14.6% |
| Land Value | $824,966 | $824,966 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $824,966 | $720,000 | +14.6% |
| Total Tax 2026 = estimate |
~$16,618
Estimated
|
~$14,504
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $824,966 | $824,966 | — | — | $824,966 | $824,966 | Not yet — post-cert | Preliminary |
| 2025 | $824,966 | $824,966 | — | −$104,966 | $720,000 | $720,000 | ~$14,504 | Partial |
| 2024 | $600,000 | $600,000 | — | — | $600,000 | $600,000 | $11,546 | Verified |
| 2023 | $600,000 | $600,000 | — | — | $600,000 | $600,000 | $11,212 | Verified |
| 2022 | $600,000 | $600,000 | — | — | $600,000 | $600,000 | $12,246 | Verified |
| 2021 | $200,000 | $200,000 | — | — | $200,000 | $200,000 | $4,497 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +14.6% | ~100% | Not available | Partial |
| 2025 | +37.5% | +20.0% | 87.3% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2023 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2022 | +200.0% ! | +200.0% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +312.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +47.5% | +32.8% | +200.0% | 2022 | +0.0% | 2023 |
| Assessment Ratio | 100.0% | 97.9% | — | 100.0% | 2021 | 87.3% | 2025 |
| Effective Tax Rate (2025) | 1.7600% | 1.7600% | — | 1.7600% | 2025 | 1.7600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$14,504 | $10,801 | ~$37,744 | $14,504 | 2025 | $4,497 | 2021 |
Market value changed by 200% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$1,095,260 | ~$1,095,260 | ~1.9558% | ~$21,421 | +32.8% |
| 2028 | ~$1,454,114 | ~$1,454,114 | ~1.8973% | ~$27,589 | +76.3% |
| 2029 | ~$1,930,544 | ~$1,930,544 | ~1.8387% | ~$35,498 | +134.0% |
| 2030 | ~$2,563,073 | ~$2,563,073 | ~1.7802% | ~$45,628 | +210.7% |
| 2031 | ~$3,402,845 | ~$3,402,845 | ~1.7216% | ~$58,585 | +312.5% |
| 2027 | ~$1,078,761 | ~$1,078,761 | ~2.0144% | ~$21,730 | +30.8% |
| 2028 | ~$1,410,634 | ~$1,410,634 | ~2.0144% | ~$28,416 | +71.0% |
| 2029 | ~$1,844,605 | ~$1,844,605 | ~2.0144% | ~$37,157 | +123.6% |
| 2030 | ~$2,412,084 | ~$2,412,084 | ~2.0144% | ~$48,589 | +192.4% |
| 2031 | ~$3,154,144 | ~$3,154,144 | ~2.0144% | ~$63,537 | +282.3% |
| 2027 | ~$1,111,759 | ~$1,111,759 | ~1.9266% | ~$21,419 | +34.8% |
| 2028 | ~$1,498,254 | ~$1,498,254 | ~1.8387% | ~$27,549 | +81.6% |
| 2029 | ~$2,019,112 | ~$2,019,112 | ~1.7509% | ~$35,353 | +144.8% |
| 2030 | ~$2,721,041 | ~$2,721,041 | ~1.6631% | ~$45,253 | +229.8% |
| 2031 | ~$3,666,991 | ~$3,666,991 | ~1.5753% | ~$57,765 | +344.5% |
In 2025, this property's market value of $824,966 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 10× 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 | $824,966 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $600,000 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $600,000 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $600,000 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $200,000 | $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 | — |