9266 SCENIC BLUFF DR TX 78733
| Owner | BARTON CREEK WEST HOME |
|---|---|
| Parcel ID | 0117400108 |
| Short ID | 117768 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 5,842,275 SF |
| Acres | 134.120 |
| Year Built | — |
| Legal | LOT 66-67 BARTON CREEK WEST BLOCK THREE (GREENBELT) |
| Neighborhood | N7000 |
| Land | $4,538 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $4,538 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $4,538 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,538 |
| Value Limitation Adjustment (−) (homestead cap) | −$1,238 |
| Net Appraised (assessed) | $3,300 |
| Taxable Value | $3,300 |
|---|
Appreciation: Market value has risen +65.0% from $2,750 (2021) to $4,538 (2025), a CAGR of 13.3% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2025→2026), 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 4 taxing entities is 1.4261% in 2025 (-0.0118% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $47. Eanes ISD is the largest single contributor, at 58.4% of the total 2025 levy.
Assessment Gap: Assessed value ($3,300) is $1,238 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 ($4,538 land vs $0 improvements), about $0/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 $4,538, this parcel sits in the bottom quartile (<25th 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 +13.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $8,487 by 2030, with an estimated annual tax burden around $99. 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 98% in 2026, 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% | $27.46 | $27.46 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $12.40 | $12.40 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3.89 | $3.89 | Paid |
| E10 Travis County ESD # 10 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $3.30 | $3.30 | Paid |
| Combined Rate | 1.6300% | 1.5215% | 1.3933% | 1.4379% | 1.4261% | -0.0118% | $47.05 | $47.05 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $9,000 | $4,538 | +98.3% |
| Assessed Value | $3,960 | $3,300 | +20.0% |
| Land Value | $9,000 | $4,538 | +98.3% |
| Improvement Value | — | — | — |
| Taxable Value | $3,960 | $3,300 | +20.0% |
| HS Cap Loss | -$5,040 | — | |
| Total Tax 2026 = estimate |
~$56
Estimated
|
~$47
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $9,000 | $9,000 | +0 (+0.0%) |
| Taxable Value | $3,960 | $3,960 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $9,000 | $9,000 | — | −$5,040 | $3,960 | $3,960 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $4,538 | $4,538 | — | −$1,238 | $3,300 | $3,300 | ~$47 | Partial |
| 2024 | $— | — | — | — | $2,750 | $— | $40 | Verified |
| 2023 | $— | — | — | — | $2,750 | $— | $38 | Verified |
| 2022 | $— | — | — | — | $2,750 | $— | $42 | Verified |
| 2021 | $2,750 | — | — | — | $2,750 | $— | $45 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +98.3% ! | +20.0% | 44.0% | Not available | Partial |
| 2025 | +65.0% | +20.0% | 72.7% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.4400% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.3900% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.5200% | Verified |
| 2021 | base year | — | ~100% | 1.6300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +65.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +98.3% | +81.7% | +2.1% | +98.3% | 2026 | +65.0% | 2025 |
| Assessment Ratio | 44.0% | 72.2% | — | 100.0% | 2021 | 44.0% | 2026 |
| Effective Tax Rate (2025) | 1.0400% | 1.0400% | — | 1.0400% | 2025 | 1.0400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$47 | $46 | ~$85 | $47 | 2025 | $45 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$5,143 | ~$5,143 | ~1.3751% | ~$71 | +13.3% |
| 2027 | ~$5,829 | ~$5,829 | ~1.3241% | ~$77 | +28.4% |
| 2028 | ~$6,607 | ~$6,607 | ~1.2731% | ~$84 | +45.6% |
| 2029 | ~$7,489 | ~$7,489 | ~1.2222% | ~$92 | +65.0% |
| 2030 | ~$8,487 | ~$8,487 | ~1.1712% | ~$99 | +87.0% |
| 2026 | ~$5,053 | ~$5,053 | ~1.4261% | ~$72 | +11.3% |
| 2027 | ~$5,626 | ~$5,626 | ~1.4261% | ~$80 | +24.0% |
| 2028 | ~$6,264 | ~$6,264 | ~1.4261% | ~$89 | +38.0% |
| 2029 | ~$6,974 | ~$6,974 | ~1.4261% | ~$99 | +53.7% |
| 2030 | ~$7,765 | ~$7,765 | ~1.4261% | ~$111 | +71.1% |
| 2026 | ~$5,234 | ~$5,234 | ~1.3496% | ~$71 | +15.3% |
| 2027 | ~$6,037 | ~$6,037 | ~1.2731% | ~$77 | +33.0% |
| 2028 | ~$6,963 | ~$6,963 | ~1.1967% | ~$83 | +53.4% |
| 2029 | ~$8,031 | ~$8,031 | ~1.1202% | ~$90 | +77.0% |
| 2030 | ~$9,263 | ~$9,263 | ~1.0437% | ~$97 | +104.1% |
In 2025, this property's market value of $4,538 places it in the bottom 25% for Land/Vacant properties in Travis County (35611 comparable) — -95% below 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 | $4,538 | $24,862 | $85,028 | $363,420 | ↓ Bottom 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 | $2,750 | $6,000 | $14,480 | $80,000 | ↓ Bottom 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.