1509 LUPINE LN TX 78741
| Owner | WILLIAMS JOHN TRUST |
|---|---|
| Parcel ID | 0303050214 |
| Short ID | 819962 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 6,717 SF |
| Acres | 0.154 |
| Year Built | — |
| Legal | LOT 8 BLK 10 BELLVUE PARK PLUS 1/2 ADJ VAC ALLEY |
| Neighborhood | F0090 |
| Land | $308,585 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $308,585 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $308,585 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $308,585 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $308,585 |
| Taxable Value | $308,585 |
|---|
Appreciation: Market value has risen +37.1% from $225,000 (2021) to $308,585 (2025), a CAGR of 8.2% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2022), 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 5 taxing entities is 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $6,315. Austin ISD is the largest single contributor, at 45.2% 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 ($308,585 land vs $0 improvements), about $46/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 $308,585, 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 +6.5% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $423,221 by 2031, with an estimated annual tax burden around $7,972. 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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $2,855.03 | $2,855.03 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,617.04 | $1,617.04 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,159.80 | $1,159.80 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $364.20 | $364.20 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $319.08 | $319.08 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $6,315.15 | $6,315.15 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $2,855.03 | 45.2% |
| CAT City of Austin | 0.5240% | $1,617.04 | 25.6% |
| TCO Travis County | 0.3758% | $1,159.80 | 18.4% |
| THD Travis Central Health | 0.1180% | $364.20 | 5.8% |
| ACT Austin Community College | 0.1034% | $319.08 | 5.1% |
| Total | 2.0465% | $6,315.15 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $308,585 | $308,585 | +0.0% |
| Assessed Value | $308,585 | $308,585 | +0.0% |
| Land Value | $308,585 | $308,585 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $308,585 | $308,585 | +0.0% |
| Total Tax 2026 = estimate |
~$6,315
Estimated
|
~$6,315
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $308,585 | $308,585 | — | — | $308,585 | $308,585 | Not yet — post-cert | Preliminary |
| 2025 | $308,585 | $308,585 | — | — | $308,585 | $308,585 | ~$6,315 | Partial |
| 2024 | $360,000 | $360,000 | — | — | $360,000 | $360,000 | $7,135 | Verified |
| 2023 | $405,000 | $405,000 | — | — | $405,000 | $405,000 | $7,327 | Verified |
| 2022 | $405,000 | $405,000 | — | — | $405,000 | $405,000 | $7,998 | Verified |
| 2021 | $225,000 | $225,000 | — | — | $225,000 | $225,000 | $4,898 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | -14.3% | -14.3% | ~100% | Not available | Partial |
| 2024 | -11.1% | -11.1% | ~100% | No billing data | Verified |
| 2023 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2022 | +80.0% ! | +80.0% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +37.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +10.9% | +6.5% | +80.0% | 2022 | -14.3% | 2025 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$6,315 | $6,735 | ~$7,283 | $7,998 | 2022 | $4,898 | 2021 |
Market value changed by 80% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$328,710 | ~$328,710 | ~2.0139% | ~$6,620 | +6.5% |
| 2028 | ~$350,148 | ~$350,148 | ~1.9814% | ~$6,938 | +13.5% |
| 2029 | ~$372,984 | ~$372,984 | ~1.9488% | ~$7,269 | +20.9% |
| 2030 | ~$397,309 | ~$397,309 | ~1.9163% | ~$7,614 | +28.8% |
| 2031 | ~$423,221 | ~$423,221 | ~1.8837% | ~$7,972 | +37.1% |
| 2027 | ~$322,539 | ~$322,539 | ~2.0465% | ~$6,601 | +4.5% |
| 2028 | ~$337,123 | ~$337,123 | ~2.0465% | ~$6,899 | +9.2% |
| 2029 | ~$352,367 | ~$352,367 | ~2.0465% | ~$7,211 | +14.2% |
| 2030 | ~$368,300 | ~$368,300 | ~2.0465% | ~$7,537 | +19.4% |
| 2031 | ~$384,954 | ~$384,954 | ~2.0465% | ~$7,878 | +24.7% |
| 2027 | ~$334,882 | ~$334,882 | ~1.9977% | ~$6,690 | +8.5% |
| 2028 | ~$363,420 | ~$363,420 | ~1.9488% | ~$7,082 | +17.8% |
| 2029 | ~$394,390 | ~$394,390 | ~1.9000% | ~$7,493 | +27.8% |
| 2030 | ~$427,999 | ~$427,999 | ~1.8512% | ~$7,923 | +38.7% |
| 2031 | ~$464,472 | ~$464,472 | ~1.8024% | ~$8,372 | +50.5% |
In 2025, this property's market value of $308,585 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — 4× 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 | $308,585 | $24,862 | $84,423 | $362,804 | ↑ Above median | +2.1% |
| 2024 | $360,000 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $405,000 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $405,000 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $225,000 | $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 | — |