13208 ONION CREEK DR TX 78652
| Owner | BRENNAN BERNARD T & SUSAN |
|---|---|
| Parcel ID | 0451210107 |
| Short ID | 352496 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 41,715 SF |
| Acres | 0.958 |
| Year Built | — |
| Legal | LOT 19 BLK 14 ONION CREEK MEADOWS |
| Neighborhood | I1110 |
| Land | $309,762 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $309,762 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $309,762 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $309,762 |
| Value Limitation Adjustment (−) (homestead cap) | −$7,362 |
| Net Appraised (assessed) | $302,400 |
| Taxable Value | $302,400 |
|---|
Appreciation: Market value has risen +158.1% from $120,000 (2021) to $309,762 (2025), a CAGR of 26.8% 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 1.6225% in 2025 (+0.0183% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $4,906. Austin ISD is the largest single contributor, at 57.0% of the total 2025 levy.
Assessment Gap: Assessed value ($302,400) is $7,362 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 ($309,762 land vs $0 improvements), about $7/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 $309,762, 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 +20.9% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $799,604 by 2031, with an estimated annual tax burden around $11,842. 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% | $2,797.80 | $2,797.80 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,136.56 | $1,136.56 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $356.90 | $356.90 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $312.68 | $312.68 | Paid |
| E05 Travis County ESD # 05 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $302.40 | $302.40 | Paid |
| Combined Rate | 1.7357% | 1.6122% | 1.4634% | 1.6042% | 1.6225% | +0.0183% | $4,906.34 | $4,906.34 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $2,797.80 | 57.0% |
| TCO Travis County | 0.3758% | $1,136.56 | 23.2% |
| THD Travis Central Health | 0.1180% | $356.90 | 7.3% |
| ACT Austin Community College | 0.1034% | $312.68 | 6.4% |
| E05 Travis County ESD # 05 | 0.1000% | $302.40 | 6.2% |
| Total | 1.6225% | $4,906.34 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $309,762 | $309,762 | +0.0% |
| Assessed Value | $309,762 | $302,400 | +2.4% |
| Land Value | $309,762 | $309,762 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $309,762 | $302,400 | +2.4% |
| Total Tax 2026 = estimate |
~$5,026
Estimated
|
~$4,906
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $309,762 | $309,762 | — | — | $309,762 | $309,762 | Not yet — post-cert | Preliminary |
| 2025 | $309,762 | $309,762 | — | −$7,362 | $302,400 | $302,400 | ~$4,906 | Partial |
| 2024 | $252,000 | $252,000 | — | — | $252,000 | $252,000 | $4,043 | Verified |
| 2023 | $252,000 | $252,000 | — | — | $252,000 | $252,000 | $3,688 | Verified |
| 2022 | $240,000 | $240,000 | — | — | $240,000 | $240,000 | $3,869 | Verified |
| 2021 | $120,000 | $120,000 | — | — | $120,000 | $120,000 | $2,083 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +2.4% | ~100% | Not available | Partial |
| 2025 | +22.9% | +20.0% | 97.6% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2023 | +5.0% | +5.0% | ~100% | No billing data | Verified |
| 2022 | +100.0% ! | +100.0% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +158.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +25.6% | +20.9% | +100.0% | 2022 | +0.0% | 2024 |
| Assessment Ratio | 100.0% | 99.6% | — | 100.0% | 2021 | 97.6% | 2025 |
| Effective Tax Rate (2025) | 1.5800% | 1.5800% | — | 1.5800% | 2025 | 1.5800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$4,906 | $3,718 | ~$8,659 | $4,906 | 2025 | $2,083 | 2021 |
Market value changed by 100% 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 | ~$374,453 | ~$374,453 | ~1.5942% | ~$5,969 | +20.9% |
| 2028 | ~$452,655 | ~$452,655 | ~1.5659% | ~$7,088 | +46.1% |
| 2029 | ~$547,188 | ~$547,188 | ~1.5376% | ~$8,413 | +76.6% |
| 2030 | ~$661,463 | ~$661,463 | ~1.5093% | ~$9,983 | +113.5% |
| 2031 | ~$799,604 | ~$799,604 | ~1.4810% | ~$11,842 | +158.1% |
| 2027 | ~$368,258 | ~$368,258 | ~1.6225% | ~$5,975 | +18.9% |
| 2028 | ~$437,800 | ~$437,800 | ~1.6225% | ~$7,103 | +41.3% |
| 2029 | ~$520,475 | ~$520,475 | ~1.6225% | ~$8,445 | +68.0% |
| 2030 | ~$618,763 | ~$618,763 | ~1.6225% | ~$10,039 | +99.8% |
| 2031 | ~$735,611 | ~$735,611 | ~1.6225% | ~$11,935 | +137.5% |
| 2027 | ~$380,648 | ~$380,648 | ~1.5800% | ~$6,014 | +22.9% |
| 2028 | ~$467,757 | ~$467,757 | ~1.5376% | ~$7,192 | +51.0% |
| 2029 | ~$574,799 | ~$574,799 | ~1.4951% | ~$8,594 | +85.6% |
| 2030 | ~$706,337 | ~$706,337 | ~1.4527% | ~$10,261 | +128.0% |
| 2031 | ~$867,976 | ~$867,976 | ~1.4102% | ~$12,240 | +180.2% |
In 2025, this property's market value of $309,762 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 | $309,762 | $24,862 | $84,423 | $362,804 | ↑ Above median | +2.1% |
| 2024 | $252,000 | $23,000 | $66,000 | $328,966 | ↑ Above median | +0.0% |
| 2023 | $252,000 | $24,692 | $71,500 | $270,000 | ↑ Above median | +0.0% |
| 2022 | $240,000 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $120,000 | $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 | — |