12808 WILLOWGROVE LN 78653
| Owner | NGUYEN AUSTIN Q & LINH T TRAN |
|---|---|
| Parcel ID | 0252401510 |
| Short ID | 953672 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 2,505 SF |
| Land SF | 5,998 SF |
| Acres | 0.138 |
| Year Built | 2024 |
| Legal | LOT 9 BLK A EASTVILLAGE SINGLE FAMILY PHS 2 |
| Neighborhood | A5850 |
| Land | $96,661 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $96,661 |
| Improvement | $373,171 |
|---|---|
| Total Improvement | $373,171 |
| Market | $469,832 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $469,832 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $469,832 |
| Exemptions on file | HS |
|---|---|
| Taxable Value | $469,832 |
Appreciation: Market value has risen +839.7% from $50,000 (2022) to $469,832 (2025), a CAGR of 111.0% over 3 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2024→2025), 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 +53.5%, so this parcel has outpaced the broader land/vacant market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.2027% in 2025 (+0.0900% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $10,349. Manor ISD is the largest single contributor, at 45.3% 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 21% of market value ($96,661 land vs $373,171 improvements), about $16/SF of land. Most value sits in the improvements, so building condition, age (~2 yrs), and rent roll drive the underwriting.
Submarket Position: At $469,832, 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 +74.0% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $7,326,014 by 2031, with an estimated annual tax burden around $13,834. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 2,505 SF | ✗ |
| 1ST | 1st Floor | 1,530 SF | ✓ |
| 2ND | 2nd Floor | 975 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 420 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 208 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
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 |
|---|---|---|---|---|---|---|---|---|---|
| IMA Manor ISD | 1.3520% | 1.3520% | 1.0861% | 1.0814% | 1.0814% | +0.0000% | $3,566.80 | $3,566.80 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,969.60 | $1,969.60 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,412.67 | $1,412.67 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $480.64 | $480.64 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $443.61 | $443.61 | Paid |
| Combined Rate | 2.4670% | 2.3303% | 2.0358% | 2.1127% | 2.2027% | +0.0900% | $7,873.32 | $7,873.32 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IMA Manor ISD | 1.0814% | $3,566.80 | 45.3% |
| CAT City of Austin | 0.5240% | $1,969.60 | 25.0% |
| TCO Travis County | 0.3758% | $1,412.67 | 17.9% |
| ACT Austin Community College | 0.1034% | $480.64 | 6.1% |
| THD Travis Central Health | 0.1180% | $443.61 | 5.6% |
| Total | 2.2027% | $7,873.32 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $458,766 | $469,832 | -2.4% |
| Assessed Value | $458,766 | $469,832 | -2.4% |
| Land Value | $103,327 | $96,661 | +6.9% |
| Improvement Value | $355,439 | $373,171 | -4.8% |
| Taxable Value | $458,766 | $469,832 | -2.4% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$10,105
Estimated
|
~$7,873
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $458,766 | $103,327 | $355,439 | — | $458,766 | $458,766 | Not yet — post-cert | Preliminary |
| 2025 | $469,832 | $96,661 | $373,171 | — | $469,832 | $469,832 | ~$7,873 | Partial |
| 2024 | $80,000 | $100,000 | — | — | $80,000 | $80,000 | $1,690 | Verified |
| 2023 | $80,000 | $100,000 | — | — | $80,000 | $80,000 | $1,629 | Verified |
| 2022 | $50,000 | $50,000 | — | — | $50,000 | $50,000 | $1,165 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -2.4% | -2.4% | ~100% | Not available | Partial |
| 2025 | +487.3% ! | +487.3% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2023 | +60.0% | +60.0% | ~100% | No billing data | Verified |
| 2022 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +839.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -2.4% | +136.2% | +74.0% | +487.3% | 2025 | -2.4% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2022 | 100.0% | 2022 |
| Effective Tax Rate (2025) | 1.6800% | 1.6800% | — | 1.6800% | 2025 | 1.6800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$7,873 | $3,089 | ~$12,274 | $7,873 | 2025 | $1,165 | 2022 |
Market value changed by 487% in 2025, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$798,448 | ~$504,643 | ~2.1366% | ~$10,782 | +74.0% |
| 2028 | ~$1,389,638 | ~$555,107 | ~2.0705% | ~$11,494 | +202.9% |
| 2029 | ~$2,418,562 | ~$610,618 | ~2.0045% | ~$12,240 | +427.2% |
| 2030 | ~$4,209,325 | ~$671,679 | ~1.9384% | ~$13,020 | +817.5% |
| 2031 | ~$7,326,014 | ~$738,847 | ~1.8723% | ~$13,834 | +1496.9% |
| 2027 | ~$789,272 | ~$504,643 | ~2.2027% | ~$11,116 | +72.0% |
| 2028 | ~$1,357,884 | ~$555,107 | ~2.2027% | ~$12,227 | +196.0% |
| 2029 | ~$2,336,138 | ~$610,618 | ~2.2027% | ~$13,450 | +409.2% |
| 2030 | ~$4,019,150 | ~$671,679 | ~2.2027% | ~$14,795 | +776.1% |
| 2031 | ~$6,914,645 | ~$738,847 | ~2.2027% | ~$16,274 | +1407.2% |
| 2027 | ~$807,623 | ~$504,643 | ~2.1036% | ~$10,616 | +76.0% |
| 2028 | ~$1,421,760 | ~$555,107 | ~2.0045% | ~$11,127 | +209.9% |
| 2029 | ~$2,502,902 | ~$610,618 | ~1.9054% | ~$11,634 | +445.6% |
| 2030 | ~$4,406,171 | ~$671,679 | ~1.8062% | ~$12,132 | +860.4% |
| 2031 | ~$7,756,733 | ~$738,847 | ~1.7071% | ~$12,613 | +1590.8% |
In 2025, this property's market value of $469,832 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 6× 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 | $469,832 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $80,000 | $23,000 | $66,000 | $328,966 | ↑ Above median | +0.0% |
| 2023 | $80,000 | $24,692 | $71,500 | $270,000 | ↑ Above median | +0.0% |
| 2022 | $50,000 | $15,000 | $55,000 | $180,000 | ↓ Below median | +100.0% |
| 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 | 2022–2024 | 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 | 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 | — |