407 INWOOD RD TX 78746
| Owner | ROLLINGWOOD & INWOOD LLC |
|---|---|
| Parcel ID | 0107090211 |
| Short ID | 908533 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 37,514 SF |
| Acres | 0.861 |
| Year Built | — |
| Legal | LOT AA DGE ADDN & ALAM ADDN |
| Neighborhood | M5000 |
| Land | $1,530,168 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,530,168 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,530,168 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,530,168 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,530,168 |
| Taxable Value | $1,530,168 |
|---|
Appreciation: Market value has risen +2.5% from $1,492,723 (2021) to $1,530,168 (2025), a CAGR of 0.6% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2021→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 +487.2%, so this parcel has lagged the broader land/vacant market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.6039% in 2025 (-0.0108% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $24,542. Eanes ISD is the largest single contributor, at 51.9% 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 ($1,530,168 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 $1,530,168, this parcel sits in the top quartile (≥75th percentile) of Land/Vacant property in Travis County — county median $85,028 (P25 $24,862 / P75 $363,420, 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 +0.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,578,298 by 2030, with an estimated annual tax burden around $20,854. 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.
Market value changed by 100% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $12,734.06 | $12,734.06 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,751.06 | $5,751.06 | Paid |
| CRO City of Rollingwood | 0.2193% | 0.1796% | 0.1917% | 0.2058% | 0.2020% | -0.0038% | $3,091.54 | $3,091.54 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,805.95 | $1,805.95 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $1,159.87 | $1,159.87 | Paid |
| Combined Rate | 1.8300% | 1.6737% | 1.5585% | 1.6147% | 1.6039% | -0.0108% | $24,542.48 | $24,542.48 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,530,168 | $1,530,168 | +0.0% |
| Assessed Value | $1,530,168 | $1,530,168 | +0.0% |
| Land Value | $1,530,168 | $1,530,168 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $1,530,168 | $1,530,168 | +0.0% |
| Total Tax 2026 = estimate |
~$24,542
Estimated
|
~$24,542
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,530,168 | $1,530,168 | +0 (+0.0%) |
| Taxable Value | $1,530,168 | $1,530,168 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,530,168 | $1,530,168 | — | — | $1,530,168 | $1,530,168 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,530,168 | $1,530,168 | — | — | $1,530,168 | $1,530,168 | ~$24,542 | Partial |
| 2024 | $— | — | — | — | $1,500,000 | $— | $24,221 | Verified |
| 2023 | $— | — | — | — | $1,875,000 | $— | $29,223 | Verified |
| 2022 | $— | — | — | — | $1,875,000 | $— | $31,382 | Verified |
| 2021 | $1,492,723 | — | — | −$555,223 | $937,500 | $— | $17,156 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +2.0% | +2.0% | ~100% | Not available | Partial |
| 2024 | -20.0% | -20.0% | ~100% | 1.6100% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.5600% | Verified |
| 2022 | +100.0% ! | +100.0% | ~100% | 1.6700% | Verified |
| 2021 | base year | — | ~100% | 1.1500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +63.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +1.2% | +0.6% | +2.5% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 87.6% | — | 100.0% | 2025 | 62.8% | 2021 |
| Effective Tax Rate (2025) | 1.6000% | 1.6000% | — | 1.6000% | 2025 | 1.6000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$24,542 | $20,849 | ~$22,350 | $24,542 | 2025 | $17,156 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,539,675 | ~$1,539,675 | ~1.5474% | ~$23,825 | +0.6% |
| 2027 | ~$1,549,241 | ~$1,549,241 | ~1.4909% | ~$23,097 | +1.2% |
| 2028 | ~$1,558,867 | ~$1,558,867 | ~1.4344% | ~$22,360 | +1.9% |
| 2029 | ~$1,568,552 | ~$1,568,552 | ~1.3778% | ~$21,612 | +2.5% |
| 2030 | ~$1,578,298 | ~$1,578,298 | ~1.3213% | ~$20,854 | +3.1% |
| 2026 | ~$1,509,072 | ~$1,509,072 | ~1.6039% | ~$24,204 | -1.4% |
| 2027 | ~$1,488,266 | ~$1,488,266 | ~1.6039% | ~$23,870 | -2.7% |
| 2028 | ~$1,467,748 | ~$1,467,748 | ~1.6039% | ~$23,541 | -4.1% |
| 2029 | ~$1,447,512 | ~$1,447,512 | ~1.6039% | ~$23,217 | -5.4% |
| 2030 | ~$1,427,555 | ~$1,427,555 | ~1.6039% | ~$22,897 | -6.7% |
| 2026 | ~$1,570,278 | ~$1,570,278 | ~1.5191% | ~$23,855 | +2.6% |
| 2027 | ~$1,611,440 | ~$1,611,440 | ~1.4344% | ~$23,114 | +5.3% |
| 2028 | ~$1,653,681 | ~$1,653,681 | ~1.3496% | ~$22,318 | +8.1% |
| 2029 | ~$1,697,029 | ~$1,697,029 | ~1.2648% | ~$21,464 | +10.9% |
| 2030 | ~$1,741,514 | ~$1,741,514 | ~1.1800% | ~$20,550 | +13.8% |
In 2025, this property's market value of $1,530,168 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 18× the county median of $85,028. 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 | $1,530,168 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | — | $23,000 | $66,000 | $330,000 | — | +0.0% |
| 2023 | — | $25,000 | $71,500 | $271,439 | — | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | $1,492,723 | $6,000 | $14,480 | $80,000 | ↑ Top 25% | base yr |
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.