25116 RIVER RD 1 78669
| Owner | HIGGINS MICHAEL & JOCELYN |
|---|---|
| Parcel ID | 0568090402 |
| Short ID | 952985 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | — |
| Acres | — |
| Year Built | — |
| Legal | RIVER ROAD CONDOMINIUM UNT 1 |
| Neighborhood | Q5000WF |
| Land | $390,825 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $390,825 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $390,825 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $390,825 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $390,825 |
| Taxable Value | $390,825 |
|---|
Appreciation: Market value has fallen -23.1% from $508,073 (2022) to $390,825 (2025), a CAGR of -8.4% over 3 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 Land/Vacant parcel countywide rose +53.5%, so this parcel has lagged the broader land/vacant market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.7041% in 2025 (+0.0281% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $6,660. Lake Travis ISD is the largest single contributor, at 61.0% 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 100% of market value ($390,825 land vs $0 improvements). 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 $390,825, 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 -6.3% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $281,548 by 2031, with an estimated annual tax burden around $4,164. 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILT Lake Travis ISD | 1.2301% | 1.2121% | 1.0741% | 1.0656% | 1.0397% | -0.0259% | $4,063.41 | $4,063.41 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,468.90 | $1,468.90 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $461.26 | $461.26 | Paid |
| E08 Travis County ESD # 08 | 0.0970% | 0.0790% | 0.0810% | 0.0830% | 0.0930% | +0.0100% | $363.53 | $363.53 | Paid |
| E16 Travis County ESD # 16 | 0.0880% | 0.0740% | 0.0730% | 0.0750% | 0.0775% | +0.0025% | $302.89 | $302.89 | Paid |
| Combined Rate | 1.8843% | 1.7820% | 1.6334% | 1.6760% | 1.7041% | +0.0281% | $6,659.99 | $6,659.99 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILT Lake Travis ISD | 1.0397% | $4,063.41 | 61.0% |
| TCO Travis County | 0.3758% | $1,468.90 | 22.1% |
| THD Travis Central Health | 0.1180% | $461.26 | 6.9% |
| E08 Travis County ESD # 08 | 0.0930% | $363.53 | 5.5% |
| E16 Travis County ESD # 16 | 0.0775% | $302.89 | 4.5% |
| Total | 1.7041% | $6,659.99 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $390,825 | $390,825 | +0.0% |
| Assessed Value | $390,825 | $390,825 | +0.0% |
| Land Value | $390,825 | $390,825 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $390,825 | $390,825 | +0.0% |
| Total Tax 2026 = estimate |
~$6,660
Estimated
|
~$6,660
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $390,825 | $390,825 | — | — | $390,825 | $390,825 | Not yet — post-cert | Preliminary |
| 2025 | $390,825 | $390,825 | — | — | $390,825 | $390,825 | ~$6,660 | Partial |
| 2024 | $390,825 | $390,825 | — | — | $390,825 | $390,825 | $6,550 | Verified |
| 2023 | $508,073 | $508,073 | — | — | $508,073 | $508,073 | $8,299 | Verified |
| 2022 | $508,073 | $508,073 | — | — | $508,073 | $508,073 | $7,128 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -23.1% | -23.1% | ~100% | No billing data | Verified |
| 2023 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2022 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): -23.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | -5.8% | -6.3% | +0.0% | 2023 | -23.1% | 2024 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2022 | 100.0% | 2022 |
| Effective Tax Rate (2025) | 1.7000% | 1.7000% | — | 1.7000% | 2025 | 1.7000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$6,660 | $7,159 | ~$5,077 | $8,299 | 2023 | $6,550 | 2024 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$366,013 | ~$366,013 | ~1.6590% | ~$6,072 | -6.3% |
| 2028 | ~$342,776 | ~$342,776 | ~1.6140% | ~$5,532 | -12.3% |
| 2029 | ~$321,014 | ~$321,014 | ~1.5689% | ~$5,037 | -17.9% |
| 2030 | ~$300,634 | ~$300,634 | ~1.5239% | ~$4,581 | -23.1% |
| 2031 | ~$281,548 | ~$281,548 | ~1.4788% | ~$4,164 | -28.0% |
| 2027 | ~$371,284 | ~$371,284 | ~1.7041% | ~$6,327 | -5.0% |
| 2028 | ~$352,720 | ~$352,720 | ~1.7041% | ~$6,011 | -9.7% |
| 2029 | ~$335,084 | ~$335,084 | ~1.7041% | ~$5,710 | -14.3% |
| 2030 | ~$318,329 | ~$318,329 | ~1.7041% | ~$5,425 | -18.5% |
| 2031 | ~$302,413 | ~$302,413 | ~1.7041% | ~$5,153 | -22.6% |
| 2027 | ~$373,829 | ~$373,829 | ~1.6365% | ~$6,118 | -4.3% |
| 2028 | ~$357,573 | ~$357,573 | ~1.5689% | ~$5,610 | -8.5% |
| 2029 | ~$342,023 | ~$342,023 | ~1.5014% | ~$5,135 | -12.5% |
| 2030 | ~$327,150 | ~$327,150 | ~1.4338% | ~$4,691 | -16.3% |
| 2031 | ~$312,923 | ~$312,923 | ~1.3662% | ~$4,275 | -19.9% |
In 2025, this property's market value of $390,825 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 | $390,825 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $390,825 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $508,073 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $508,073 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 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 | 2022–2024 | 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 | 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 | — |