11609 MURANO DR 78747
| Owner | ROBLES ANDRES JAVIER GONZALEZ & |
|---|---|
| Parcel ID | 0447071033 |
| Short ID | 964845 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 4,860 SF |
| Acres | 0.112 |
| Year Built | — |
| Legal | WEST BELLA FORTUNA PHS 1 (A SMALL LT SUBD) BLK L LOT 77 |
| Neighborhood | H1501 |
| Land | $61,301 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $61,301 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $49,041 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $49,041 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $49,041 |
| Taxable Value | $49,041 |
|---|
Appreciation: Market value has risen +226.9% from $15,000 (2023) to $49,041 (2025), a CAGR of 80.8% over 2 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2025→2026), 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 +18.1%, so this parcel has outpaced the broader land/vacant market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 0.7973% in 2025 (+0.0436% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $391. P10A is the largest single contributor, at 76.0% 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 125% of market value ($61,301 land vs $0 improvements), about $13/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 $49,041, this parcel sits in the lower-middle (25th–50th 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 +185.6% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $66,385,839 by 2031, with an estimated annual tax burden around $4,650. 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 |
|---|---|---|---|---|---|---|---|---|---|
| P10A | — | — | — | — | — | — | $1,107.53 | $1,107.53 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $156.14 | $156.14 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $49.04 | $49.04 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $49.04 | $49.04 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $49.03 | $49.03 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $46.76 | $46.76 | Paid |
| Combined Rate | 0.7740% | 0.7054% | 0.7039% | 0.7537% | 0.7973% | +0.0436% | $1,457.54 | $1,457.54 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| P10A | — | $1,107.53 | 76.0% |
| TCO Travis County | 0.3758% | $156.14 | 10.7% |
| E11 Travis County ESD # 11 | 0.1000% | $49.04 | 3.4% |
| E15 Travis County ESD # 15 | 0.1000% | $49.04 | 3.4% |
| THD Travis Central Health | 0.1180% | $49.03 | 3.4% |
| ACT Austin Community College | 0.1034% | $46.76 | 3.2% |
| Total | 0.7973% 5 of 6 | $1,457.54 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $349,410 | $49,041 | +612.5% |
| Assessed Value | $349,410 | $49,041 | +612.5% |
| Land Value | $61,301 | $61,301 | +0.0% |
| Improvement Value | $288,109 | — | — |
| Taxable Value | $349,410 | $49,041 | +612.5% |
| Exemptions | HS | H | |
| Total Tax 2026 = estimate |
~$2,786
Estimated
|
~$1,458
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $349,410 | $61,301 | $288,109 | — | $349,410 | $349,410 | Not yet — post-cert | Preliminary |
| 2025 | $49,041 | $61,301 | — | — | $49,041 | $49,041 | ~$1,458 | Partial |
| 2024 | $48,000 | $60,000 | — | — | $48,000 | $48,000 | $1,367 | Verified |
| 2023 | $15,000 | $15,000 | — | — | $15,000 | $15,000 | $1,355 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +612.5% ! | +612.5% | ~100% | Not available | Partial |
| 2025 | +2.2% | +2.2% | ~100% | Not available | Partial |
| 2024 | +220.0% ! | +220.0% | ~100% | No billing data | Verified |
| 2023 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +226.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +612.5% | +278.2% | +185.6% | +612.5% | 2026 | +2.2% | 2025 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2023 | 100.0% | 2023 |
| Effective Tax Rate (2025) | 2.9700% | 2.9700% | — | 2.9700% | 2025 | 2.9700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,458 | $1,393 | ~$3,829 | $1,458 | 2025 | $1,355 | 2023 |
Market value changed by 220% in 2024, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$997,892 | ~$384,351 | ~0.8031% | ~$3,087 | +185.6% |
| 2028 | ~$2,849,912 | ~$422,786 | ~0.8089% | ~$3,420 | +715.6% |
| 2029 | ~$8,139,157 | ~$465,065 | ~0.8147% | ~$3,789 | +2229.4% |
| 2030 | ~$23,244,886 | ~$511,571 | ~0.8206% | ~$4,198 | +6552.6% |
| 2031 | ~$66,385,839 | ~$562,728 | ~0.8264% | ~$4,650 | +18899.4% |
| 2027 | ~$990,903 | ~$384,351 | ~0.7973% | ~$3,064 | +183.6% |
| 2028 | ~$2,810,136 | ~$422,786 | ~0.7973% | ~$3,371 | +704.3% |
| 2029 | ~$7,969,357 | ~$465,065 | ~0.7973% | ~$3,708 | +2180.8% |
| 2030 | ~$22,600,562 | ~$511,571 | ~0.7973% | ~$4,079 | +6368.2% |
| 2031 | ~$64,093,680 | ~$562,728 | ~0.7973% | ~$4,486 | +18243.4% |
| 2027 | ~$1,004,880 | ~$384,351 | ~0.8060% | ~$3,098 | +187.6% |
| 2028 | ~$2,889,967 | ~$422,786 | ~0.8147% | ~$3,445 | +727.1% |
| 2029 | ~$8,311,351 | ~$465,065 | ~0.8235% | ~$3,830 | +2278.7% |
| 2030 | ~$23,902,891 | ~$511,571 | ~0.8322% | ~$4,257 | +6740.9% |
| 2031 | ~$68,743,113 | ~$562,728 | ~0.8409% | ~$4,732 | +19574.1% |
In 2025, this property's market value of $49,041 places it in the 25th–50th percentile for Land/Vacant properties in Travis County (35611 comparable) — -42% below 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 | $49,041 | $24,862 | $84,423 | $362,804 | ↓ Below median | +2.1% |
| 2024 | $48,000 | $23,000 | $66,000 | $328,966 | ↓ Below median | +0.0% |
| 2023 | $15,000 | $24,692 | $71,500 | $270,000 | ↓ Bottom 25% | +0.0% |
| 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 | 2023–2024 | 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 | 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 | — |