17717 CROSS ST TX
| Owner | CLARK GARY EVAN & ANN ELIZABETH |
|---|---|
| Parcel ID | 0190530502 |
| Short ID | 185247 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | — |
| Acres | — |
| Year Built | — |
| Legal | LOT 34 RETIREMENT VILLAGE NO 2 ABS 2246 SUR 53 HAYFORD S ACR .283 |
| Neighborhood | T9030WF |
| Land | $72,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $72,000 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $72,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $72,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $72,000 |
| Taxable Value | $72,000 |
|---|
Appreciation: Market value has risen +110.5% from $34,200 (2021) to $72,000 (2025), a CAGR of 20.5% 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 7 taxing entities is 2.2822% in 2025 (+0.0581% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $1,643. Leander ISD is the largest single contributor, at 47.6% 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 ($72,000 land vs $0 improvements). 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 $72,000, this parcel sits in the lower-middle (25th–50th 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 +5.6% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $59,211 by 2031, with an estimated annual tax burden around $1,094. 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% | $782.57 | $782.57 | Paid |
| CJO City of Jonestown | 0.5188% | 0.4190% | 0.3905% | 0.3925% | 0.3981% | +0.0056% | $286.63 | $286.63 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $270.61 | $270.61 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $84.98 | $84.98 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $74.45 | $74.45 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $72.00 | $72.00 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $71.98 | $71.98 | Paid |
| Combined Rate | 2.6298% | 2.3876% | 2.1873% | 2.2241% | 2.2822% | +0.0581% | $1,643.22 | $1,643.22 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILE Leander ISD | 1.0869% | $782.57 | 47.6% |
| CJO City of Jonestown | 0.3981% | $286.63 | 17.4% |
| TCO Travis County | 0.3758% | $270.61 | 16.5% |
| THD Travis Central Health | 0.1180% | $84.98 | 5.2% |
| ACT Austin Community College | 0.1034% | $74.45 | 4.5% |
| E01 Travis County ESD # 01 | 0.1000% | $72.00 | 4.4% |
| E07 Travis County ESD # 07 | 0.1000% | $71.98 | 4.4% |
| Total | 2.2822% | $1,643.22 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $45,000 | $72,000 | -37.5% |
| Assessed Value | $45,000 | $72,000 | -37.5% |
| Land Value | $45,000 | $72,000 | -37.5% |
| Improvement Value | — | — | — |
| Taxable Value | $45,000 | $72,000 | -37.5% |
| Total Tax 2026 = estimate |
~$1,027
Estimated
|
~$1,643
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $45,000 | $45,000 | — | — | $45,000 | $45,000 | Not yet — post-cert | Preliminary |
| 2025 | $72,000 | $72,000 | — | — | $72,000 | $72,000 | ~$1,643 | Partial |
| 2024 | $72,000 | $72,000 | — | — | $72,000 | $72,000 | $1,601 | Verified |
| 2023 | $126,000 | $126,000 | — | — | $126,000 | $126,000 | $2,756 | Verified |
| 2022 | $34,200 | $34,200 | — | — | $34,200 | $34,200 | $817 | Verified |
| 2021 | $34,200 | $34,200 | — | — | $34,200 | $34,200 | $899 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -37.5% | -37.5% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -42.9% | -42.9% | ~100% | No billing data | Verified |
| 2023 | +268.4% ! | +268.4% | ~100% | No billing data | Verified |
| 2022 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +110.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -37.5% | +37.6% | +5.6% | +268.4% | 2023 | -42.9% | 2024 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 2.2800% | 2.2800% | — | 2.2800% | 2025 | 2.2800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,643 | $1,543 | ~$1,071 | $2,756 | 2023 | $817 | 2022 |
Market value changed by 268% 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 | ~$47,539 | ~$47,539 | ~2.1953% | ~$1,044 | +5.6% |
| 2028 | ~$50,221 | ~$50,221 | ~2.1085% | ~$1,059 | +11.6% |
| 2029 | ~$53,055 | ~$53,055 | ~2.0216% | ~$1,073 | +17.9% |
| 2030 | ~$56,048 | ~$56,048 | ~1.9347% | ~$1,084 | +24.6% |
| 2031 | ~$59,211 | ~$59,211 | ~1.8478% | ~$1,094 | +31.6% |
| 2027 | ~$46,639 | ~$46,639 | ~2.2822% | ~$1,064 | +3.6% |
| 2028 | ~$48,338 | ~$48,338 | ~2.2822% | ~$1,103 | +7.4% |
| 2029 | ~$50,098 | ~$50,098 | ~2.2822% | ~$1,143 | +11.3% |
| 2030 | ~$51,923 | ~$51,923 | ~2.2822% | ~$1,185 | +15.4% |
| 2031 | ~$53,814 | ~$53,814 | ~2.2822% | ~$1,228 | +19.6% |
| 2027 | ~$48,439 | ~$48,439 | ~2.1519% | ~$1,042 | +7.6% |
| 2028 | ~$52,141 | ~$52,141 | ~2.0216% | ~$1,054 | +15.9% |
| 2029 | ~$56,125 | ~$56,125 | ~1.8912% | ~$1,061 | +24.7% |
| 2030 | ~$60,415 | ~$60,415 | ~1.7609% | ~$1,064 | +34.3% |
| 2031 | ~$65,032 | ~$65,032 | ~1.6306% | ~$1,060 | +44.5% |
In 2025, this property's market value of $72,000 places it in the 25th–50th percentile for Land/Vacant properties in Travis County (35611 comparable) — -15% below 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 | $72,000 | $24,862 | $84,423 | $362,804 | ↓ Below median | +2.1% |
| 2024 | $72,000 | $23,000 | $66,000 | $328,966 | ↑ Above median | +0.0% |
| 2023 | $126,000 | $24,692 | $71,500 | $270,000 | ↑ Above median | +0.0% |
| 2022 | $34,200 | $15,000 | $55,000 | $180,000 | ↓ Below median | +100.0% |
| 2021 | $34,200 | $8,000 | $22,000 | $81,900 | ↑ Above median | 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 | — |