8200 CARRANZO DR TX 78735
| Owner | ROPER J MARK GST TRUST |
|---|---|
| Parcel ID | 0107380121 |
| Short ID | 784872 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 145,970 SF |
| Acres | 3.351 |
| Year Built | — |
| Legal | LOT 14 BLK F AMARRA DRIVE PHS 3 |
| Neighborhood | N6050 |
| Land | $1,343,898 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,343,898 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,054,810 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,054,810 |
| Value Limitation Adjustment (−) (homestead cap) | −$56,410 |
| Net Appraised (assessed) | $998,400 |
| Taxable Value | $998,400 |
|---|
Appreciation: Market value has risen +32.0% from $798,969 (2021) to $1,054,810 (2025), a CAGR of 7.2% over 4 years. This represents moderate, steady growth. 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 6 taxing entities is 2.0220% in 2025 (+0.0243% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $20,187. Austin ISD is the largest single contributor, at 45.8% of the total 2025 levy.
Assessment Gap: Assessed value ($998,400) is $56,410 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 127% of market value ($1,343,898 land vs $0 improvements), about $9/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 $1,054,810, 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 +7.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,492,724 by 2030, with an estimated annual tax burden around $26,148. 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.
No large value jumps, delinquencies, or data anomalies found for this parcel.
| 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% | $9,237.20 | $9,237.20 | Paid |
| U1D Travis County MUD # 05 | 0.5375% | 0.4915% | 0.4586% | 0.4405% | 0.4405% | +0.0000% | $4,397.95 | $4,397.95 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,752.44 | $3,752.44 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,178.34 | $1,178.34 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,032.35 | $1,032.35 | Paid |
| E03 Travis County ESD # 03 | 0.0650% | 0.0450% | 0.0400% | 0.0530% | 0.0590% | +0.0060% | $589.06 | $589.06 | Paid |
| Combined Rate | 2.2382% | 2.0487% | 1.8620% | 1.9977% | 2.0220% | +0.0243% | $20,187.34 | $20,187.34 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,000,000 | $1,054,810 | -5.2% |
| Assessed Value | $1,000,000 | $998,400 | +0.2% |
| Land Value | $1,343,898 | $1,343,898 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $1,000,000 | $998,400 | +0.2% |
| Total Tax 2026 = estimate |
~$20,220
Estimated
|
~$20,187
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,000,000 | $1,000,000 | +0 (+0.0%) |
| Taxable Value | $1,000,000 | $1,000,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,000,000 | $1,343,898 | — | — | $1,000,000 | $1,000,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,054,810 | $1,343,898 | — | −$56,410 | $998,400 | $998,400 | ~$20,187 | Partial |
| 2024 | $— | — | — | — | $832,000 | $— | $16,621 | Verified |
| 2023 | $— | — | — | — | $832,000 | $— | $15,492 | Verified |
| 2022 | $— | — | — | — | $832,000 | $— | $17,045 | Verified |
| 2021 | $798,969 | — | — | — | $832,000 ! | $— | $18,622 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -5.2% | +0.2% | ~100% | Not available | Partial |
| 2025 | +26.8% | +20.0% | 94.6% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 2.0000% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.8600% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 2.0500% | Verified |
| 2021 | base year | — | ~100% | 2.3300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +26.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -5.2% | +13.4% | +8.4% | +32.0% | 2025 | -5.2% | 2026 |
| Assessment Ratio | 100.0% | 99.6% | — | 104.1% | 2021 | 94.7% | 2025 |
| Effective Tax Rate (2025) | 1.9100% | 1.9100% | — | 1.9100% | 2025 | 1.9100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$20,187 | $19,404 | ~$24,181 | $20,187 | 2025 | $18,622 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,130,669 | ~$1,130,669 | ~1.9679% | ~$22,251 | +7.2% |
| 2027 | ~$1,211,983 | ~$1,211,983 | ~1.9139% | ~$23,196 | +14.9% |
| 2028 | ~$1,299,145 | ~$1,299,145 | ~1.8598% | ~$24,162 | +23.2% |
| 2029 | ~$1,392,575 | ~$1,392,575 | ~1.8058% | ~$25,147 | +32.0% |
| 2030 | ~$1,492,724 | ~$1,492,724 | ~1.7517% | ~$26,148 | +41.5% |
| 2026 | ~$1,109,572 | ~$1,109,572 | ~2.0220% | ~$22,435 | +5.2% |
| 2027 | ~$1,167,178 | ~$1,167,178 | ~2.0220% | ~$23,600 | +10.7% |
| 2028 | ~$1,227,774 | ~$1,227,774 | ~2.0220% | ~$24,825 | +16.4% |
| 2029 | ~$1,291,516 | ~$1,291,516 | ~2.0220% | ~$26,114 | +22.4% |
| 2030 | ~$1,358,567 | ~$1,358,567 | ~2.0220% | ~$27,470 | +28.8% |
| 2026 | ~$1,151,765 | ~$1,151,765 | ~1.9409% | ~$22,354 | +9.2% |
| 2027 | ~$1,257,631 | ~$1,257,631 | ~1.8598% | ~$23,390 | +19.2% |
| 2028 | ~$1,373,229 | ~$1,373,229 | ~1.7787% | ~$24,426 | +30.2% |
| 2029 | ~$1,499,452 | ~$1,499,452 | ~1.6977% | ~$25,455 | +42.2% |
| 2030 | ~$1,637,276 | ~$1,637,276 | ~1.6166% | ~$26,468 | +55.2% |
In 2025, this property's market value of $1,054,810 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 12× 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 | $1,054,810 | $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 | $798,969 | $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.