VIA FORTUNA TX 78746
| Owner | TERRACE FOUR LP |
|---|---|
| Parcel ID | 0401150606 |
| Short ID | 862585 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 180,757 SF |
| Acres | 4.150 |
| Year Built | — |
| Legal | LOT 2 BLK A TERRACE SEC 5 AMD LTS 1 & 2 BLK A & LTS 1 & 2 BLK B SEC 7 |
| Neighborhood | 1SC3 |
| Land | $2,892,105 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,892,105 |
| Improvement | $7 |
|---|---|
| Total Improvement | $7 |
| Market | $2,892,112 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,892,112 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,892,112 |
| Taxable Value | $2,892,112 |
|---|
Appreciation: Market value has fallen -20.0% from $3,615,132 (2021) to $2,892,112 (2025), a CAGR of -5.4% over 4 years. Growth has been relatively flat for this asset class. 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 +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 1.9535% in 2025 (+0.0367% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $56,497. Eanes ISD is the largest single contributor, at 42.6% 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 ($2,892,105 land vs $7 improvements), about $16/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 $2,892,112, 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 -4.4% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $2,313,684 by 2031, with an estimated annual tax burden around $38,768. 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 |
|---|---|---|---|---|---|---|---|---|---|
| IEA Eanes ISD | 1.0608% | 1.0046% | 0.8880% | 0.8855% | 0.8322% | -0.0533% | $24,068.16 | $24,068.16 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $15,155.16 | $15,155.16 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $10,869.86 | $10,869.86 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,413.36 | $3,413.36 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,990.44 | $2,990.44 | Paid |
| Combined Rate | 2.1758% | 1.9829% | 1.8377% | 1.9168% | 1.9535% | +0.0367% | $56,496.98 | $56,496.98 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IEA Eanes ISD | 0.8322% | $24,068.16 | 42.6% |
| CAT City of Austin | 0.5240% | $15,155.16 | 26.8% |
| TCO Travis County | 0.3758% | $10,869.86 | 19.2% |
| THD Travis Central Health | 0.1180% | $3,413.36 | 6.0% |
| ACT Austin Community College | 0.1034% | $2,990.44 | 5.3% |
| Total | 1.9535% | $56,496.98 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,892,105 | $2,892,112 | -0.0% |
| Assessed Value | $2,892,105 | $2,892,112 | -0.0% |
| Land Value | $2,892,105 | $2,892,105 | +0.0% |
| Improvement Value | — | $7 | — |
| Taxable Value | $2,892,105 | $2,892,112 | -0.0% |
| Total Tax 2026 = estimate |
~$56,497
Estimated
|
~$56,497
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $2,892,105 | $2,892,105 | — | — | $2,892,105 | $2,892,105 | Not yet — post-cert | Preliminary |
| 2025 | $2,892,112 | $2,892,105 | $7 | — | $2,892,112 | $2,892,112 | ~$56,497 | Partial |
| 2024 | $3,615,132 | $3,615,132 | — | — | $3,615,132 | $3,615,132 | $56,169 | Verified |
| 2023 | $3,615,132 | $3,615,132 | — | — | $3,615,132 | $3,615,132 | $66,437 | Verified |
| 2022 | $3,615,132 | $3,615,132 | — | — | $3,615,132 | $3,615,132 | $71,685 | Verified |
| 2021 | $3,615,132 | $3,615,132 | — | — | $3,615,132 | $3,615,132 | $78,657 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -0.0% | -0.0% | ~100% | Not available | Partial |
| 2025 | -20.0% | -20.0% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2023 | +0.0% | +0.0% | ~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): -20.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +-0.0% | -4.0% | -4.4% | +0.0% | 2022 | -20.0% | 2025 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 1.9500% | 1.9500% | — | 1.9500% | 2025 | 1.9500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$56,497 | $65,889 | ~$45,415 | $78,657 | 2021 | $56,169 | 2024 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$2,765,872 | ~$2,765,872 | ~1.8979% | ~$52,494 | -4.4% |
| 2028 | ~$2,645,148 | ~$2,645,148 | ~1.8423% | ~$48,733 | -8.5% |
| 2029 | ~$2,529,694 | ~$2,529,694 | ~1.7868% | ~$45,200 | -12.5% |
| 2030 | ~$2,419,279 | ~$2,419,279 | ~1.7312% | ~$41,882 | -16.3% |
| 2031 | ~$2,313,684 | ~$2,313,684 | ~1.6756% | ~$38,768 | -20.0% |
| 2027 | ~$2,747,500 | ~$2,747,500 | ~1.9535% | ~$53,672 | -5.0% |
| 2028 | ~$2,610,125 | ~$2,610,125 | ~1.9535% | ~$50,988 | -9.7% |
| 2029 | ~$2,479,619 | ~$2,479,619 | ~1.9535% | ~$48,439 | -14.3% |
| 2030 | ~$2,355,638 | ~$2,355,638 | ~1.9535% | ~$46,017 | -18.5% |
| 2031 | ~$2,237,856 | ~$2,237,856 | ~1.9535% | ~$43,716 | -22.6% |
| 2027 | ~$2,823,714 | ~$2,823,714 | ~1.8701% | ~$52,807 | -2.4% |
| 2028 | ~$2,756,940 | ~$2,756,940 | ~1.7868% | ~$49,260 | -4.7% |
| 2029 | ~$2,691,745 | ~$2,691,745 | ~1.7034% | ~$45,851 | -6.9% |
| 2030 | ~$2,628,092 | ~$2,628,092 | ~1.6200% | ~$42,576 | -9.1% |
| 2031 | ~$2,565,944 | ~$2,565,944 | ~1.5367% | ~$39,430 | -11.3% |
In 2025, this property's market value of $2,892,112 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 34× 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 | $2,892,112 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $3,615,132 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $3,615,132 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $3,615,132 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $3,615,132 | $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 | — |