9009 ROBINSON FAMILY RD TX 78738
| Owner | TUSA KAROLYN K |
|---|---|
| Parcel ID | 0115970403 |
| Short ID | 473752 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 136,299 SF |
| Acres | 3.129 |
| Year Built | — |
| Legal | LOT 5 BLK A MADRONE RANCH |
| Neighborhood | P5161 |
| Land | $1,319,656 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,319,656 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,319,656 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,319,656 |
| Value Limitation Adjustment (−) (homestead cap) | −$454,506 |
| Net Appraised (assessed) | $865,150 |
| Exemptions (−) (HS,OV65) | −$217,381 |
|---|---|
| Taxable Value | $647,769 |
Appreciation: Market value has risen +602.9% from $187,740 (2021) to $1,319,656 (2025), a CAGR of 62.8% over 4 years. This is strong appreciation — well above typical inflation. 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 outpaced the broader land/vacant market over the same period.
Tax Burden: The combined rate across 4 taxing entities is 1.6240% in 2025 (+0.0184% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $10,520. Lake Travis ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($865,150) is $454,506 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 ($1,319,656 land vs $0 improvements), about $10/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 $1,319,656, 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 +62.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $15,103,954 by 2030, with an estimated annual tax burden around $19,574. 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 246% 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILT Lake Travis ISD | 1.2301% | 1.2121% | 1.0741% | 1.0656% | 1.0397% | -0.0259% | $3,274.67 | $3,274.67 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,434.61 | $2,434.61 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $782.09 | $782.09 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $749.17 | $749.17 | Paid |
| Combined Rate | 1.7993% | 1.7157% | 1.5625% | 1.6056% | 1.6240% | +0.0184% | $7,240.54 | $7,240.54 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $850,376 | $1,319,656 | -35.6% |
| Assessed Value | $850,376 | $865,150 | -1.7% |
| Land Value | $850,376 | $1,319,656 | -35.6% |
| Improvement Value | — | — | — |
| Taxable Value | $640,103 | $647,769 | -1.2% |
| Exemptions | HS,OV65 | HS,OV65 | |
| Total Tax 2026 = estimate |
~$10,395
Estimated
|
~$7,241
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $850,376 | $850,376 | +0 (+0.0%) |
| Taxable Value | $640,670 | $640,103 | -567 (-0.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $850,376 | $850,376 | — | — | $850,376 | $640,103 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,319,656 | $1,319,656 | — | −$454,506 | $865,150 | $647,769 | ~$7,241 | Partial |
| 2024 | $— | — | — | — | $1,200,000 | $— | $7,703 | Verified |
| 2023 | $— | — | — | — | $938,700 | $— | $6,814 | Verified |
| 2022 | $— | — | — | — | $650,000 | $— | $7,970 | Verified |
| 2021 | $187,740 | — | — | — | $187,740 | $— | $3,378 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -35.6% | -1.7% | ~100% | Not available | Partial |
| 2025 | +0.0% | -23.2% | 65.6% | Not available | Partial |
| 2024 | +40.6% | +20.0% | 85.4% | 0.5800% | Verified |
| 2023 | +44.4% | +44.4% | ~100% | 0.7300% | Verified |
| 2022 | +246.2% ! | +246.2% | ~100% | 1.2300% | Verified |
| 2021 | base year | — | ~100% | 1.8000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +602.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -35.6% | +283.6% | +80.8% | +602.9% | 2025 | -35.6% | 2026 |
| Assessment Ratio | 100.0% | 88.5% | — | 100.0% | 2021 | 65.6% | 2025 |
| Effective Tax Rate (2025) | 0.5500% | 0.5500% | — | 0.5500% | 2025 | 0.5500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$7,241 | $5,309 | ~$17,246 | $7,241 | 2025 | $3,378 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,148,754 | ~$951,665 | ~1.5801% | ~$15,038 | +62.8% |
| 2027 | ~$3,498,748 | ~$1,046,832 | ~1.5363% | ~$16,083 | +165.1% |
| 2028 | ~$5,696,901 | ~$1,151,515 | ~1.4925% | ~$17,186 | +331.7% |
| 2029 | ~$9,276,084 | ~$1,266,666 | ~1.4487% | ~$18,350 | +602.9% |
| 2030 | ~$15,103,954 | ~$1,393,333 | ~1.4048% | ~$19,574 | +1044.5% |
| 2026 | ~$2,122,361 | ~$951,665 | ~1.6240% | ~$15,455 | +60.8% |
| 2027 | ~$3,413,326 | ~$1,046,832 | ~1.6240% | ~$17,000 | +158.7% |
| 2028 | ~$5,489,544 | ~$1,151,515 | ~1.6240% | ~$18,700 | +316.0% |
| 2029 | ~$8,828,660 | ~$1,266,666 | ~1.6240% | ~$20,570 | +569.0% |
| 2030 | ~$14,198,855 | ~$1,393,333 | ~1.6240% | ~$22,627 | +976.0% |
| 2026 | ~$2,175,147 | ~$951,665 | ~1.5582% | ~$14,829 | +64.8% |
| 2027 | ~$3,585,226 | ~$1,046,832 | ~1.4925% | ~$15,624 | +171.7% |
| 2028 | ~$5,909,415 | ~$1,151,515 | ~1.4267% | ~$16,429 | +347.8% |
| 2029 | ~$9,740,302 | ~$1,266,666 | ~1.3610% | ~$17,239 | +638.1% |
| 2030 | ~$16,054,631 | ~$1,393,333 | ~1.2953% | ~$18,047 | +1116.6% |
In 2025, this property's market value of $1,319,656 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 16× 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 | $1,319,656 | $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 | $187,740 | $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.