RUE DE ST RAPHAEL TX 78746
| Owner | OVERLOOK AT LAKE AUSTIN LTD |
|---|---|
| Parcel ID | 0119090814 |
| Short ID | 119713 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 99,596 SF |
| Acres | 2.286 |
| Year Built | — |
| Legal | LOT 87A&87B LESS .807A ST TROPEZ AMD PLAT LTS 85A, 87A-B & 87E PLUS PRIVATE ST |
| Neighborhood | M5720 |
| Land | $1,678,573 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,678,573 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,678,573 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,678,573 |
| Value Limitation Adjustment (−) (homestead cap) | −$317,773 |
| Net Appraised (assessed) | $1,360,800 |
| Taxable Value | $1,360,800 |
|---|
| Total Due | $22,110.78 |
|---|---|
| First Delinquent | — |
Appreciation: Market value has risen +77.6% from $945,000 (2021) to $1,678,573 (2025), a CAGR of 15.4% 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 lagged the broader land/vacant market over the same period.
Tax Burden: The combined rate across 6 taxing entities is 2.0293% in 2025 (+0.0415% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $27,615. Eanes ISD is the largest single contributor, at 58.9% of the total 2025 levy.
Assessment Gap: Assessed value ($1,360,800) is $317,773 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 ($1,678,573 land vs $0 improvements), about $17/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 $1,678,573, 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 +15.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,442,118 by 2030, with an estimated annual tax burden around $60,075. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $22,110.78 in unpaid taxes . These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| Eanes ISD | 0.8855% | 0.8322% | -725 |
| Travis County | 0.3444% | 0.3758% | +427 |
| Travis Central Health | 0.1080% | 0.1180% | +137 |
| Travis County ESD # 09 | 0.0710% | 0.0758% | +64 |
| City of Austin | 0.4776% | 0.5240% | +13 |
| Austin Community College | 0.1013% | 0.1034% | +1 |
Market value changed by 78% in 2024, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| 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% | $11,324.58 | $— | $11,324.58 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,114.50 | $— | $5,114.50 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,606.06 | $— | $1,606.06 |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $1,010.86 | $— | $1,010.86 |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $142.62 | $— | $142.62 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $28.14 | $— | $28.14 |
| Combined Rate | 2.2565% | 2.0555% | 1.9112% | 1.9878% | 2.0293% | +0.0415% | $19,226.76 | $0.00 | $19,226.76 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,678,816 | $1,678,573 | +0.0% |
| Assessed Value | $1,632,960 | $1,360,800 | +20.0% |
| Land Value | $1,678,816 | $1,678,573 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $1,632,960 | $1,360,800 | +20.0% |
| HS Cap Loss | -$45,856 | — | |
| Total Tax 2026 = estimate |
~$33,137
Estimated
|
$19,227 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,678,816 | $1,678,816 | +0 (+0.0%) |
| Taxable Value | $1,632,960 | $1,632,960 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,678,816 | $1,678,816 | — | −$45,856 | $1,632,960 | $1,632,960 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,678,573 | $1,678,573 | — | −$317,773 | $1,360,800 | $1,360,800 | $19,227 | Verified |
| 2024 | $— | — | — | — | $1,680,000 | $— | $16,092 | Verified |
| 2023 | $— | — | — | — | $945,000 | $— | $13,006 | Verified |
| 2022 | $— | — | — | — | $945,000 | $— | $14,212 | Verified |
| 2021 | $945,000 | — | — | — | $945,000 | $— | $15,328 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +20.0% | 97.3% | Not available | Partial |
| 2025 | -0.1% | +20.0% | 81.1% | 1.1500% | Verified |
| 2024 | +77.8% ! | +20.0% | 67.5% | 0.9600% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.3800% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.5000% | Verified |
| 2021 | base year | — | ~100% | 1.6200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +77.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +38.8% | +15.4% | +77.6% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 97.3% | 92.8% | — | 100.0% | 2021 | 81.1% | 2025 |
| Effective Tax Rate (2025) | 1.1500% | 1.1500% | — | 1.1500% | 2025 | 1.1500% | 2025 |
| Tax Amount | $19,227 | $17,277 | ~$48,579 | $19,227 | 2025 | $15,328 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,937,837 | ~$1,937,837 | ~1.9725% | ~$38,224 | +15.4% |
| 2027 | ~$2,237,147 | ~$2,237,147 | ~1.9157% | ~$42,857 | +33.3% |
| 2028 | ~$2,582,686 | ~$2,582,686 | ~1.8589% | ~$48,009 | +53.9% |
| 2029 | ~$2,981,595 | ~$2,981,595 | ~1.8021% | ~$53,731 | +77.6% |
| 2030 | ~$3,442,118 | ~$3,442,118 | ~1.7453% | ~$60,075 | +105.1% |
| 2026 | ~$1,904,266 | ~$1,904,266 | ~2.0293% | ~$38,643 | +13.4% |
| 2027 | ~$2,160,305 | ~$2,160,305 | ~2.0293% | ~$43,839 | +28.7% |
| 2028 | ~$2,450,769 | ~$2,450,769 | ~2.0293% | ~$49,733 | +46.0% |
| 2029 | ~$2,780,288 | ~$2,780,288 | ~2.0293% | ~$56,420 | +65.6% |
| 2030 | ~$3,154,112 | ~$3,154,112 | ~2.0293% | ~$64,006 | +87.9% |
| 2026 | ~$1,971,409 | ~$1,971,409 | ~1.9441% | ~$38,326 | +17.4% |
| 2027 | ~$2,315,332 | ~$2,315,332 | ~1.8589% | ~$43,039 | +37.9% |
| 2028 | ~$2,719,253 | ~$2,719,253 | ~1.7737% | ~$48,231 | +62.0% |
| 2029 | ~$3,193,641 | ~$3,193,641 | ~1.6885% | ~$53,924 | +90.3% |
| 2030 | ~$3,750,789 | ~$3,750,789 | ~1.6033% | ~$60,136 | +123.5% |
In 2025, this property's market value of $1,678,573 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 20× 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 | $1,678,573 | $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 | $945,000 | $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.