CROSS ST TX
| Owner | ARNAUD INVESTMENTS LLC |
|---|---|
| Parcel ID | 0190550708 |
| Short ID | 368509 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 65,340 SF |
| Acres | 1.500 |
| Year Built | — |
| Legal | ABS 176 SUR 639 CRAVEN R W ACR 1.50 |
| Neighborhood | T9030WF |
| Land | $26,600 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $26,600 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $26,600 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $26,600 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $26,600 |
| Taxable Value | $26,600 |
|---|
Appreciation: Market value has risen +104.1% from $13,034 (2021) to $26,600 (2025), a CAGR of 19.5% 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 $607. 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 ($26,600 land vs $0 improvements), about $0/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 $26,600, 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 +5.0% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $21,205 by 2031, with an estimated annual tax burden around $392. 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% | $289.12 | $289.12 | Paid |
| CJO City of Jonestown | 0.5188% | 0.4190% | 0.3905% | 0.3925% | 0.3981% | +0.0056% | $105.89 | $105.89 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $99.97 | $99.97 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $31.39 | $31.39 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $27.50 | $27.50 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $26.60 | $26.60 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $26.59 | $26.59 | Paid |
| Combined Rate | 2.6298% | 2.3876% | 2.1873% | 2.2241% | 2.2822% | +0.0581% | $607.06 | $607.06 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILE Leander ISD | 1.0869% | $289.12 | 47.6% |
| CJO City of Jonestown | 0.3981% | $105.89 | 17.4% |
| TCO Travis County | 0.3758% | $99.97 | 16.5% |
| THD Travis Central Health | 0.1180% | $31.39 | 5.2% |
| ACT Austin Community College | 0.1034% | $27.50 | 4.5% |
| E01 Travis County ESD # 01 | 0.1000% | $26.60 | 4.4% |
| E07 Travis County ESD # 07 | 0.1000% | $26.59 | 4.4% |
| Total | 2.2822% | $607.06 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $16,625 | $26,600 | -37.5% |
| Assessed Value | $16,625 | $26,600 | -37.5% |
| Land Value | $16,625 | $26,600 | -37.5% |
| Improvement Value | — | — | — |
| Taxable Value | $16,625 | $26,600 | -37.5% |
| Total Tax 2026 = estimate |
~$379
Estimated
|
~$607
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $16,625 | $16,625 | — | — | $16,625 | $16,625 | Not yet — post-cert | Preliminary |
| 2025 | $26,600 | $26,600 | — | — | $26,600 | $26,600 | ~$607 | Partial |
| 2024 | $26,600 | $26,600 | — | — | $26,600 | $26,600 | $592 | Verified |
| 2023 | $48,020 | $48,020 | — | — | $48,020 | $48,020 | $1,050 | Verified |
| 2022 | $13,034 | $13,034 | — | — | $13,034 | $13,034 | $311 | Verified |
| 2021 | $13,034 | $13,034 | — | — | $13,034 | $13,034 | $343 | 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 | -44.6% | -44.6% | ~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): +104.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -37.5% | +37.3% | +5.0% | +268.4% | 2023 | -44.6% | 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 |
$607 | $581 | ~$388 | $1,050 | 2023 | $311 | 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 | ~$17,454 | ~$17,454 | ~2.1953% | ~$383 | +5.0% |
| 2028 | ~$18,325 | ~$18,325 | ~2.1085% | ~$386 | +10.2% |
| 2029 | ~$19,239 | ~$19,239 | ~2.0216% | ~$389 | +15.7% |
| 2030 | ~$20,198 | ~$20,198 | ~1.9347% | ~$391 | +21.5% |
| 2031 | ~$21,205 | ~$21,205 | ~1.8478% | ~$392 | +27.5% |
| 2027 | ~$17,122 | ~$17,122 | ~2.2822% | ~$391 | +3.0% |
| 2028 | ~$17,633 | ~$17,633 | ~2.2822% | ~$402 | +6.1% |
| 2029 | ~$18,160 | ~$18,160 | ~2.2822% | ~$414 | +9.2% |
| 2030 | ~$18,702 | ~$18,702 | ~2.2822% | ~$427 | +12.5% |
| 2031 | ~$19,261 | ~$19,261 | ~2.2822% | ~$440 | +15.9% |
| 2027 | ~$17,787 | ~$17,787 | ~2.1519% | ~$383 | +7.0% |
| 2028 | ~$19,029 | ~$19,029 | ~2.0216% | ~$385 | +14.5% |
| 2029 | ~$20,359 | ~$20,359 | ~1.8912% | ~$385 | +22.5% |
| 2030 | ~$21,782 | ~$21,782 | ~1.7609% | ~$384 | +31.0% |
| 2031 | ~$23,304 | ~$23,304 | ~1.6306% | ~$380 | +40.2% |
In 2025, this property's market value of $26,600 places it in the 25th–50th percentile for Land/Vacant properties in Travis County (35611 comparable) — -68% 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 | $26,600 | $24,862 | $84,423 | $362,804 | ↓ Below median | +2.1% |
| 2024 | $26,600 | $23,000 | $66,000 | $328,966 | ↓ Below median | +0.0% |
| 2023 | $48,020 | $24,692 | $71,500 | $270,000 | ↓ Below median | +0.0% |
| 2022 | $13,034 | $15,000 | $55,000 | $180,000 | ↓ Bottom 25% | +100.0% |
| 2021 | $13,034 | $8,000 | $22,000 | $81,900 | ↓ Below 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 | — |