JOHNSON RD TX 78641
| Owner | COOK DONALD RAY & MAI TUYET TRAN |
|---|---|
| Parcel ID | 0190530808 |
| Short ID | 900118 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 136,421 SF |
| Acres | 3.132 |
| Year Built | — |
| Legal | LOT 1 BLK A SANDY ACRES |
| Neighborhood | T9030WF |
| Land | $253,692 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $253,692 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $253,692 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $253,692 |
| Value Limitation Adjustment (−) (homestead cap) | −$253,371 |
| Net Appraised (assessed) | $321 |
| Taxable Value | $321 |
|---|
Appreciation: Market value has risen +89.5% from $133,893 (2021) to $253,692 (2025), a CAGR of 17.3% 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 $7. Leander ISD is the largest single contributor, at 47.6% of the total 2025 levy.
Assessment Gap: Assessed value ($321) is $253,371 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 ($253,692 land vs $0 improvements), about $2/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 $253,692, 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 +3.4% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $187,767 by 2031, with an estimated annual tax burden around $3,470. 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% | $3.49 | $3.49 | Paid |
| CJO City of Jonestown | 0.5188% | 0.4190% | 0.3905% | 0.3925% | 0.3981% | +0.0056% | $1.28 | $1.28 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1.21 | $1.21 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $0.38 | $0.38 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $0.33 | $0.33 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $0.32 | $0.32 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $0.32 | $0.32 | Paid |
| Combined Rate | 2.6298% | 2.3876% | 2.1873% | 2.2241% | 2.2822% | +0.0581% | $7.33 | $7.33 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILE Leander ISD | 1.0869% | $3.49 | 47.6% |
| CJO City of Jonestown | 0.3981% | $1.28 | 17.5% |
| TCO Travis County | 0.3758% | $1.21 | 16.5% |
| THD Travis Central Health | 0.1180% | $0.38 | 5.2% |
| ACT Austin Community College | 0.1034% | $0.33 | 4.5% |
| E07 Travis County ESD # 07 | 0.1000% | $0.32 | 4.4% |
| E01 Travis County ESD # 01 | 0.1000% | $0.32 | 4.4% |
| Total | 2.2822% | $7.33 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $158,558 | $253,692 | -37.5% |
| Assessed Value | $331 | $321 | +3.1% |
| Land Value | $158,558 | $253,692 | -37.5% |
| Improvement Value | — | — | — |
| Taxable Value | $331 | $321 | +3.1% |
| HS Cap Loss | -$158,227 | — | |
| Total Tax 2026 = estimate |
~$8
Estimated
|
~$7
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $158,558 | $158,558 | — | −$158,227 | $331 | $331 | Not yet — post-cert | Preliminary |
| 2025 | $253,692 | $253,692 | — | −$253,371 | $321 | $321 | ~$7 | Partial |
| 2024 | $253,692 | $253,692 | — | — | $253,692 | $253,692 | $5,642 | Verified |
| 2023 | $493,290 | $493,290 | — | — | $493,290 | $493,290 | $6,562 | Verified |
| 2022 | $133,893 | $133,893 | — | — | $133,893 | $133,893 | $3,197 | Verified |
| 2021 | $133,893 | $133,893 | — | — | $133,893 | $133,893 | $3,521 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -37.5% | +3.1% | 0.2% | Not available | Partial |
| 2025 | +0.0% | -99.9% | 0.1% | Not available | Partial |
| 2024 | -48.6% | -48.6% | ~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): +89.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -37.5% | +36.5% | +3.4% | +268.4% | 2023 | -48.6% | 2024 |
| Assessment Ratio | 0.2% | 66.7% | — | 100.0% | 2021 | 0.1% | 2025 |
| Effective Tax Rate (2025) | 0.0000% | 0.0000% | — | 0.0000% | 2025 | 0.0000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$7 | $3,786 | ~$3,542 | $6,562 | 2023 | $7 | 2025 |
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 | ~$164,011 | ~$164,011 | ~2.1953% | ~$3,601 | +3.4% |
| 2028 | ~$169,653 | ~$169,653 | ~2.1085% | ~$3,577 | +7.0% |
| 2029 | ~$175,488 | ~$175,488 | ~2.0216% | ~$3,548 | +10.7% |
| 2030 | ~$181,523 | ~$181,523 | ~1.9347% | ~$3,512 | +14.5% |
| 2031 | ~$187,767 | ~$187,767 | ~1.8478% | ~$3,470 | +18.4% |
| 2027 | ~$160,840 | ~$160,840 | ~2.2822% | ~$3,671 | +1.4% |
| 2028 | ~$163,155 | ~$163,155 | ~2.2822% | ~$3,724 | +2.9% |
| 2029 | ~$165,504 | ~$165,504 | ~2.2822% | ~$3,777 | +4.4% |
| 2030 | ~$167,886 | ~$167,886 | ~2.2822% | ~$3,832 | +5.9% |
| 2031 | ~$170,303 | ~$170,303 | ~2.2822% | ~$3,887 | +7.4% |
| 2027 | ~$167,183 | ~$167,183 | ~2.1519% | ~$3,598 | +5.4% |
| 2028 | ~$176,276 | ~$176,276 | ~2.0216% | ~$3,564 | +11.2% |
| 2029 | ~$185,865 | ~$185,865 | ~1.8912% | ~$3,515 | +17.2% |
| 2030 | ~$195,975 | ~$195,975 | ~1.7609% | ~$3,451 | +23.6% |
| 2031 | ~$206,635 | ~$206,635 | ~1.6306% | ~$3,369 | +30.3% |
In 2025, this property's market value of $253,692 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 | $253,692 | $24,862 | $84,423 | $362,804 | ↑ Above median | +2.1% |
| 2024 | $253,692 | $23,000 | $66,000 | $328,966 | ↑ Above median | +0.0% |
| 2023 | $493,290 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $133,893 | $15,000 | $55,000 | $180,000 | ↑ Above median | +100.0% |
| 2021 | $133,893 | $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 | — |