7135 E BEN WHITE BLVD AUSTIN, TX 78741
| Owner | RIVER CITY MET LAND LLC |
|---|---|
| Parcel ID | 0315110802 |
| Short ID | 292096 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 472,233 SF |
| Acres | 10.841 |
| Year Built | — |
| Legal | ABS 24 DELVALLE S ACR 39.585 (1-D-1W) |
| Neighborhood | 1SE2 |
| Land | $1,926,715 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,926,715 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,360,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,360,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$1,358,900 |
| Net Appraised (assessed) | $1,100 |
| Taxable Value | $1,100 |
|---|
Appreciation: Market value has fallen -88.8% from $12,090,327 (2021) to $1,360,000 (2025), a CAGR of -42.1% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2023→2024), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Agricultural parcel countywide rose +96.0%, so this parcel has lagged the broader agricultural market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.0702% in 2025 (+0.0420% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $23. Del Valle ISD is the largest single contributor, at 45.8% of the total 2025 levy.
Assessment Gap: Assessed value ($1,100) is $1,358,900 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Agricultural. Agricultural valuation may be subject to rollback taxes if land use changes.
Value Composition: Land carries 142% of market value ($1,926,715 land vs $0 improvements), about $4/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 $1,360,000, this parcel sits in the top quartile (≥75th percentile) of Agricultural property in Travis County — county median $561,432 (P25 $179,824 / P75 $1,355,511, n=7,602). Agricultural here is the broad TCAD category — every agricultural 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 -28.7% Base-scenario CAGR (Based on 2022–2026 preliminary trend, projected forward from 2026), the model projects market value near $442,750 by 2031, with an estimated annual tax burden around $33. 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 |
|---|---|---|---|---|---|---|---|---|---|
| IDV Del Valle ISD | 1.2020% | 1.1846% | 1.0028% | 0.9969% | 0.9489% | -0.0480% | $10.44 | $10.44 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5.76 | $5.76 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4.13 | $4.13 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1.30 | $1.30 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1.14 | $1.14 | Paid |
| Combined Rate | 2.3170% | 2.1629% | 1.9525% | 2.0282% | 2.0702% | +0.0420% | $22.77 | $22.77 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IDV Del Valle ISD | 0.9489% | $10.44 | 45.8% |
| CAT City of Austin | 0.5240% | $5.76 | 25.3% |
| TCO Travis County | 0.3758% | $4.13 | 18.1% |
| THD Travis Central Health | 0.1180% | $1.30 | 5.7% |
| ACT Austin Community College | 0.1034% | $1.14 | 5.0% |
| Total | 2.0702% | $22.77 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,408,393 | $1,360,000 | +77.1% |
| Assessed Value | $1,150 | $1,100 | +4.5% |
| Land Value | $2,408,393 | $1,926,715 | +25.0% |
| Improvement Value | — | — | — |
| Taxable Value | $1,150 | $1,100 | +4.5% |
| HS Cap Loss | -$2,407,243 | — | |
| Total Tax 2026 = estimate |
~$24
Estimated
|
~$23
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $2,408,393 | $2,408,393 | — | −$2,407,243 | $1,150 | $1,150 | Not yet — post-cert | Preliminary |
| 2025 | $1,360,000 | $1,926,715 | — | −$1,358,900 | $1,100 | $1,100 | ~$23 | Partial |
| 2024 | $1,908,623 | $1,908,623 | — | −$1,907,650 | $973 | $973 | $20 | Verified |
| 2023 | $23,522,315 | $9,333,140 | $14,189,175 | −$5,254,299 | $18,268,016 | $18,268,016 | $356,692 | Verified |
| 2022 | $9,336,463 | $12,070,302 | — | −$6,449,620 | $2,886,843 | $2,886,843 | $116,350 | Verified |
| 2021 | $12,090,327 | — | $20,025 | −$12,066,414 | $23,913 | $23,913 | $111 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +77.1% ! | +4.5% | 0.0% | Not available | Partial |
| 2025 | -28.7% | +13.1% | 0.1% | Not available | Partial |
| 2024 | -91.9% ! | -100.0% | 0.0% | No billing data | Verified |
| 2023 | +151.9% ! | +532.8% | 77.7% | No billing data | Verified |
| 2022 | -22.8% | +11972.3% | 30.9% | No billing data | Verified |
| 2021 | base year | — | 0.2% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): -88.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +77.1% | +17.1% | -28.7% | +151.9% | 2023 | -91.9% | 2024 |
| Assessment Ratio | 0.0% | 18.2% | — | 77.7% | 2023 | 0.0% | 2026 |
| 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 |
$23 | $94,639 | ~$29 | $356,692 | 2023 | $20 | 2024 |
Market value changed by 152% 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 | ~$1,716,381 | ~$1,265 | ~2.0085% | ~$25 | -28.7% |
| 2028 | ~$1,223,207 | ~$1,392 | ~1.9468% | ~$27 | -49.2% |
| 2029 | ~$871,738 | ~$1,531 | ~1.8851% | ~$29 | -63.8% |
| 2030 | ~$621,258 | ~$1,684 | ~1.8234% | ~$31 | -74.2% |
| 2031 | ~$442,750 | ~$1,852 | ~1.7617% | ~$33 | -81.6% |
| 2027 | ~$2,287,973 | ~$1,265 | ~2.0702% | ~$26 | -5.0% |
| 2028 | ~$2,173,575 | ~$1,392 | ~2.0702% | ~$29 | -9.7% |
| 2029 | ~$2,064,896 | ~$1,531 | ~2.0702% | ~$32 | -14.3% |
| 2030 | ~$1,961,651 | ~$1,684 | ~2.0702% | ~$35 | -18.5% |
| 2031 | ~$1,863,569 | ~$1,852 | ~2.0702% | ~$38 | -22.6% |
| 2027 | ~$1,764,548 | ~$1,265 | ~1.9776% | ~$25 | -26.7% |
| 2028 | ~$1,292,825 | ~$1,392 | ~1.8851% | ~$26 | -46.3% |
| 2029 | ~$947,210 | ~$1,531 | ~1.7925% | ~$27 | -60.7% |
| 2030 | ~$693,989 | ~$1,684 | ~1.7000% | ~$29 | -71.2% |
| 2031 | ~$508,462 | ~$1,852 | ~1.6074% | ~$30 | -78.9% |
In 2025, this property's market value of $1,360,000 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — +142% above the county median of $561,432. Agricultural here is the broad TCAD category — every agricultural 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 | $1,360,000 | $179,824 | $561,432 | $1,355,511 | ↑ Top 25% | +0.0% |
| 2024 | $1,908,623 | $193,498 | $574,650 | $1,361,070 | ↑ Top 25% | +23.7% |
| 2023 | $23,522,315 | $150,007 | $423,072 | $1,000,412 | ↑ Top 25% | +0.0% |
| 2022 | $9,336,463 | $166,375 | $416,994 | $932,726 | ↑ Top 25% | +46.1% |
| 2021 | $12,090,327 | $105,498 | $286,444 | $607,111 | ↑ 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 | — |