714 RIVER OAKS DR TX
| Owner | CAMARA VERONICA & ARIANA C CAMARA |
|---|---|
| Parcel ID | 0438190756 |
| Short ID | 349630 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 10,237 SF |
| Acres | 0.235 |
| Year Built | — |
| Legal | LOT 117-I SAN LEANNA ESTATES |
| Neighborhood | I0810 |
| Land | $416,255 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $416,255 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $416,255 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $416,255 |
| Value Limitation Adjustment (−) (homestead cap) | −$176,255 |
| Net Appraised (assessed) | $240,000 |
| Taxable Value | $240,000 |
|---|
Appreciation: Market value has risen +316.3% from $100,000 (2021) to $416,255 (2025), a CAGR of 42.8% over 4 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 +283.7%, so this parcel has outpaced the broader land/vacant market over the same period.
Tax Burden: The combined rate across 6 taxing entities is 1.8723% in 2025 (+0.0183% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $4,493. Austin ISD is the largest single contributor, at 49.4% of the total 2025 levy.
Assessment Gap: Assessed value ($240,000) is $176,255 below market value, suggesting potential for an upward assessment in future years.
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 ($416,255 land vs $0 improvements), about $41/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 $416,255, 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 +33.0% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $1,732,682 by 2031, with an estimated annual tax burden around $29,988. 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% | $2,220.48 | $2,220.48 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $902.03 | $902.03 | Paid |
| VSL Village of San Leanna | 0.2498% | 0.2498% | 0.2498% | 0.2498% | 0.2498% | +0.0000% | $599.52 | $599.52 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $283.26 | $283.26 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $248.16 | $248.16 | Paid |
| E05 Travis County ESD # 05 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $240.00 | $240.00 | Paid |
| Combined Rate | 1.9855% | 1.8620% | 1.7132% | 1.8540% | 1.8723% | +0.0183% | $4,493.45 | $4,493.45 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $2,220.48 | 49.4% |
| TCO Travis County | 0.3758% | $902.03 | 20.1% |
| VSL Village of San Leanna | 0.2498% | $599.52 | 13.3% |
| THD Travis Central Health | 0.1180% | $283.26 | 6.3% |
| ACT Austin Community College | 0.1034% | $248.16 | 5.5% |
| E05 Travis County ESD # 05 | 0.1000% | $240.00 | 5.3% |
| Total | 1.8723% | $4,493.45 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $416,255 | $416,255 | +0.0% |
| Assessed Value | $288,000 | $240,000 | +20.0% |
| Land Value | $416,255 | $416,255 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $288,000 | $240,000 | +20.0% |
| HS Cap Loss | -$128,255 | — | |
| Total Tax 2026 = estimate |
~$5,392
Estimated
|
~$4,493
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $416,255 | $416,255 | — | −$128,255 | $288,000 | $288,000 | Not yet — post-cert | Preliminary |
| 2025 | $416,255 | $416,255 | — | −$176,255 | $240,000 | $240,000 | ~$4,493 | Partial |
| 2024 | $200,000 | $200,000 | — | — | $200,000 | $200,000 | $3,708 | Verified |
| 2023 | $200,000 | $200,000 | — | — | $200,000 | $200,000 | $3,426 | Verified |
| 2022 | $150,000 | $150,000 | — | — | $150,000 | $150,000 | $2,793 | Verified |
| 2021 | $100,000 | $100,000 | — | — | $100,000 | $100,000 | $1,985 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +20.0% | 69.2% | Not available | Partial |
| 2025 | +108.1% ! | +20.0% | 57.7% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2023 | +33.3% | +33.3% | ~100% | No billing data | Verified |
| 2022 | +50.0% | +50.0% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +316.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +38.3% | +33.0% | +108.1% | 2025 | +0.0% | 2024 |
| Assessment Ratio | 69.2% | 87.8% | — | 100.0% | 2021 | 57.7% | 2025 |
| Effective Tax Rate (2025) | 1.0800% | 1.0800% | — | 1.0800% | 2025 | 1.0800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$4,493 | $3,281 | ~$18,798 | $4,493 | 2025 | $1,985 | 2021 |
Market value changed by 108% 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 | ~$553,645 | ~$553,645 | ~1.8440% | ~$10,209 | +33.0% |
| 2028 | ~$736,382 | ~$736,382 | ~1.8157% | ~$13,370 | +76.9% |
| 2029 | ~$979,434 | ~$979,434 | ~1.7874% | ~$17,506 | +135.3% |
| 2030 | ~$1,302,708 | ~$1,302,708 | ~1.7591% | ~$22,915 | +213.0% |
| 2031 | ~$1,732,682 | ~$1,732,682 | ~1.7308% | ~$29,988 | +316.3% |
| 2027 | ~$545,320 | ~$545,320 | ~1.8723% | ~$10,210 | +31.0% |
| 2028 | ~$714,403 | ~$714,403 | ~1.8723% | ~$13,376 | +71.6% |
| 2029 | ~$935,912 | ~$935,912 | ~1.8723% | ~$17,523 | +124.8% |
| 2030 | ~$1,226,103 | ~$1,226,103 | ~1.8723% | ~$22,956 | +194.6% |
| 2031 | ~$1,606,271 | ~$1,606,271 | ~1.8723% | ~$30,074 | +285.9% |
| 2027 | ~$561,970 | ~$561,970 | ~1.8298% | ~$10,283 | +35.0% |
| 2028 | ~$758,694 | ~$758,694 | ~1.7874% | ~$13,561 | +82.3% |
| 2029 | ~$1,024,285 | ~$1,024,285 | ~1.7449% | ~$17,873 | +146.1% |
| 2030 | ~$1,382,848 | ~$1,382,848 | ~1.7025% | ~$23,542 | +232.2% |
| 2031 | ~$1,866,930 | ~$1,866,930 | ~1.6600% | ~$30,991 | +348.5% |
In 2025, this property's market value of $416,255 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 5× 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 | $416,255 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $200,000 | $23,000 | $66,000 | $328,966 | ↑ Above median | +0.0% |
| 2023 | $200,000 | $24,692 | $71,500 | $270,000 | ↑ Above median | +0.0% |
| 2022 | $150,000 | $15,000 | $55,000 | $180,000 | ↑ Above median | +100.0% |
| 2021 | $100,000 | $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 | — |