VASSAR RD TX 78645
| Owner | REYES JOSE ELIAS I & ROSALINDA C |
|---|---|
| Parcel ID | 0188630111 |
| Short ID | 184551 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 238,143 SF |
| Acres | 5.467 |
| Year Built | — |
| Legal | LOT 7-8 (5.467AC) PANORAMIC HILLS RESUB TRT 11 |
| Neighborhood | T1770 |
| Land | $264,649 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $264,649 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $264,649 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $264,649 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $264,649 |
| Taxable Value | $264,649 |
|---|
Appreciation: Market value has risen +171.6% from $97,435 (2021) to $264,649 (2025), a CAGR of 28.4% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2022→2023), 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 1.8841% in 2025 (+0.0525% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $4,986. Leander ISD is the largest single contributor, at 57.7% 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 ($264,649 land vs $0 improvements), about $1/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 $264,649, 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 +22.1% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $718,829 by 2031, with an estimated annual tax burden around $11,505. 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% | $2,876.47 | $2,876.47 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $994.67 | $994.67 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $312.35 | $312.35 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $273.65 | $273.65 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $264.65 | $264.65 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $264.56 | $264.56 | Paid |
| Combined Rate | 2.1110% | 1.9686% | 1.7968% | 1.8316% | 1.8841% | +0.0525% | $4,986.35 | $4,986.35 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILE Leander ISD | 1.0869% | $2,876.47 | 57.7% |
| TCO Travis County | 0.3758% | $994.67 | 19.9% |
| THD Travis Central Health | 0.1180% | $312.35 | 6.3% |
| ACT Austin Community College | 0.1034% | $273.65 | 5.5% |
| E01 Travis County ESD # 01 | 0.1000% | $264.65 | 5.3% |
| E07 Travis County ESD # 07 | 0.1000% | $264.56 | 5.3% |
| Total | 1.8841% | $4,986.35 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $264,649 | $264,649 | +0.0% |
| Assessed Value | $264,649 | $264,649 | +0.0% |
| Land Value | $264,649 | $264,649 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $264,649 | $264,649 | +0.0% |
| Total Tax 2026 = estimate |
~$4,986
Estimated
|
~$4,986
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $264,649 | $264,649 | — | — | $264,649 | $264,649 | Not yet — post-cert | Preliminary |
| 2025 | $264,649 | $264,649 | — | — | $264,649 | $264,649 | ~$4,986 | Partial |
| 2024 | $264,649 | $264,649 | — | — | $264,649 | $264,649 | $4,847 | Verified |
| 2023 | $264,649 | $264,649 | — | — | $264,649 | $264,649 | $4,755 | Verified |
| 2022 | $96,802 | $96,802 | — | — | $96,802 | $96,802 | $1,906 | Verified |
| 2021 | $97,435 | $97,435 | — | — | $97,435 | $97,435 | $1,959 | 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 | +173.4% ! | +173.4% | ~100% | No billing data | Verified |
| 2022 | -0.6% | -0.6% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +171.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +34.6% | +22.1% | +173.4% | 2023 | -0.6% | 2022 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 1.8800% | 1.8800% | — | 1.8800% | 2025 | 1.8800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$4,986 | $3,691 | ~$8,483 | $4,986 | 2025 | $1,906 | 2022 |
Market value changed by 173% in 2023, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$323,193 | ~$323,193 | ~1.8274% | ~$5,906 | +22.1% |
| 2028 | ~$394,687 | ~$394,687 | ~1.7707% | ~$6,989 | +49.1% |
| 2029 | ~$481,996 | ~$481,996 | ~1.7140% | ~$8,261 | +82.1% |
| 2030 | ~$588,619 | ~$588,619 | ~1.6573% | ~$9,755 | +122.4% |
| 2031 | ~$718,829 | ~$718,829 | ~1.6006% | ~$11,505 | +171.6% |
| 2027 | ~$317,900 | ~$317,900 | ~1.8841% | ~$5,990 | +20.1% |
| 2028 | ~$381,865 | ~$381,865 | ~1.8841% | ~$7,195 | +44.3% |
| 2029 | ~$458,701 | ~$458,701 | ~1.8841% | ~$8,643 | +73.3% |
| 2030 | ~$550,997 | ~$550,997 | ~1.8841% | ~$10,382 | +108.2% |
| 2031 | ~$661,864 | ~$661,864 | ~1.8841% | ~$12,470 | +150.1% |
| 2027 | ~$328,486 | ~$328,486 | ~1.7991% | ~$5,910 | +24.1% |
| 2028 | ~$407,720 | ~$407,720 | ~1.7140% | ~$6,988 | +54.1% |
| 2029 | ~$506,067 | ~$506,067 | ~1.6289% | ~$8,244 | +91.2% |
| 2030 | ~$628,137 | ~$628,137 | ~1.5439% | ~$9,698 | +137.3% |
| 2031 | ~$779,651 | ~$779,651 | ~1.4588% | ~$11,374 | +194.6% |
In 2025, this property's market value of $264,649 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 | $264,649 | $24,862 | $84,423 | $362,804 | ↑ Above median | +2.1% |
| 2024 | $264,649 | $23,000 | $66,000 | $328,966 | ↑ Above median | +0.0% |
| 2023 | $264,649 | $24,692 | $71,500 | $270,000 | ↑ Above median | +0.0% |
| 2022 | $96,802 | $15,000 | $55,000 | $180,000 | ↑ Above median | +100.0% |
| 2021 | $97,435 | $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 | — |