16812 TRAVISTA DR TX 78641
| Owner | GRILLO KEVIN W & COLEEN M |
|---|---|
| Parcel ID | 0183570326 |
| Short ID | 182139 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 120,905 SF |
| Acres | 2.776 |
| Year Built | — |
| Legal | LOT 2-3 BLK B TRAVISTA |
| Neighborhood | T9020WF |
| Land | $1,648,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,648,000 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,648,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,648,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$1,116,122 |
| Net Appraised (assessed) | $531,878 |
| Taxable Value | $531,878 |
|---|
Appreciation: Market value has risen +154.3% from $648,000 (2021) to $1,648,000 (2025), a CAGR of 26.3% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2023→2024), 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 5 taxing entities is 1.7842% in 2025 (+0.0436% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $9,490. Leander ISD is the largest single contributor, at 60.9% of the total 2025 levy.
Assessment Gap: Assessed value ($531,878) is $1,116,122 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 ($1,648,000 land vs $0 improvements), about $14/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 $1,648,000, 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 +15.6% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $2,749,853 by 2031, with an estimated annual tax burden around $41,266. 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILE Leander ISD | 1.3370% | 1.2746% | 1.1087% | 1.0869% | 1.0869% | +0.0000% | $5,780.98 | $5,780.98 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,999.04 | $1,999.04 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $627.74 | $627.74 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $549.96 | $549.96 | Paid |
| E14 Travis County ESD # 14 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $531.88 | $531.88 | Paid |
| Combined Rate | 2.0110% | 1.8902% | 1.7126% | 1.7406% | 1.7842% | +0.0436% | $9,489.60 | $9,489.60 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILE Leander ISD | 1.0869% | $5,780.98 | 60.9% |
| TCO Travis County | 0.3758% | $1,999.04 | 21.1% |
| THD Travis Central Health | 0.1180% | $627.74 | 6.6% |
| ACT Austin Community College | 0.1034% | $549.96 | 5.8% |
| E14 Travis County ESD # 14 | 0.1000% | $531.88 | 5.6% |
| Total | 1.7842% | $9,489.60 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,334,880 | $1,648,000 | -19.0% |
| Assessed Value | $638,254 | $531,878 | +20.0% |
| Land Value | $1,334,880 | $1,648,000 | -19.0% |
| Improvement Value | — | — | — |
| Taxable Value | $638,254 | $531,878 | +20.0% |
| HS Cap Loss | -$696,626 | — | |
| Total Tax 2026 = estimate |
~$11,388
Estimated
|
~$9,490
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $1,334,880 | $1,334,880 | — | −$696,626 | $638,254 | $638,254 | Not yet — post-cert | Preliminary |
| 2025 | $1,648,000 | $1,648,000 | — | −$1,116,122 | $531,878 | $531,878 | ~$9,490 | Partial |
| 2024 | $1,368,000 | $1,368,000 | — | −$924,768 | $443,232 | $443,232 | $7,715 | Verified |
| 2023 | $369,360 | $369,360 | — | — | $369,360 | $369,360 | $6,326 | Verified |
| 2022 | $369,360 | $369,360 | — | — | $369,360 | $369,360 | $6,982 | Verified |
| 2021 | $648,000 | $648,000 | — | — | $648,000 | $648,000 | $13,031 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -19.0% | +20.0% | 47.8% | Not available | Partial |
| 2025 | +20.5% | +20.0% | 32.3% | Not available | Partial |
| 2024 | +270.4% ! | +20.0% | 32.4% | No billing data | Verified |
| 2023 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2022 | -43.0% | -43.0% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +154.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -19.0% | +45.8% | +15.6% | +270.4% | 2024 | -43.0% | 2022 |
| Assessment Ratio | 47.8% | 68.8% | — | 100.0% | 2021 | 32.3% | 2025 |
| Effective Tax Rate (2025) | 0.5800% | 0.5800% | — | 0.5800% | 2025 | 0.5800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$9,490 | $8,709 | ~$33,599 | $13,031 | 2021 | $6,326 | 2023 |
Market value changed by 270% in 2024, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$1,542,466 | ~$1,542,466 | ~1.7275% | ~$26,646 | +15.6% |
| 2028 | ~$1,782,334 | ~$1,782,334 | ~1.6708% | ~$29,779 | +33.5% |
| 2029 | ~$2,059,504 | ~$2,059,504 | ~1.6141% | ~$33,242 | +54.3% |
| 2030 | ~$2,379,776 | ~$2,379,776 | ~1.5574% | ~$37,062 | +78.3% |
| 2031 | ~$2,749,853 | ~$2,749,853 | ~1.5007% | ~$41,266 | +106.0% |
| 2027 | ~$1,515,769 | ~$1,515,769 | ~1.7842% | ~$27,044 | +13.6% |
| 2028 | ~$1,721,169 | ~$1,721,169 | ~1.7842% | ~$30,709 | +28.9% |
| 2029 | ~$1,954,404 | ~$1,954,404 | ~1.7842% | ~$34,870 | +46.4% |
| 2030 | ~$2,219,244 | ~$2,219,244 | ~1.7842% | ~$39,595 | +66.3% |
| 2031 | ~$2,519,972 | ~$2,519,972 | ~1.7842% | ~$44,961 | +88.8% |
| 2027 | ~$1,569,164 | ~$1,569,164 | ~1.6991% | ~$26,662 | +17.6% |
| 2028 | ~$1,844,567 | ~$1,844,567 | ~1.6141% | ~$29,772 | +38.2% |
| 2029 | ~$2,168,305 | ~$2,168,305 | ~1.5290% | ~$33,154 | +62.4% |
| 2030 | ~$2,548,863 | ~$2,548,863 | ~1.4440% | ~$36,804 | +90.9% |
| 2031 | ~$2,996,212 | ~$2,996,212 | ~1.3589% | ~$40,715 | +124.5% |
In 2025, this property's market value of $1,648,000 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 20× 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 | $1,648,000 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $1,368,000 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $369,360 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $369,360 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $648,000 | $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 | — |