WESTLAKE DR TX 78746
| Owner | JS AUSTIN LLC |
|---|---|
| Parcel ID | 0119110736 |
| Short ID | 359932 |
| Type | Real |
| Use Code | 00 (unlisted) |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 19,123 SF |
| Acres | 0.439 |
| Year Built | — |
| Legal | ABS 21 SUR 1 SPARKS W ACR .439 |
| Neighborhood | M5800WF |
| Land | $810,162 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $810,162 |
| Improvement | $20,512 |
|---|---|
| Total Improvement | $20,512 |
| Market | $830,674 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $830,674 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $830,674 |
| Taxable Value | $830,674 |
|---|
Appreciation: Market value has risen +16.2% from $715,000 (2021) to $830,674 (2025), a CAGR of 3.8% 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 4 taxing entities is 1.4019% in 2025 (-0.0070% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $11,645. Eanes ISD is the largest single contributor, at 59.4% 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 98% of market value ($810,162 land vs $20,512 improvements), about $42/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 $830,674, 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 +3.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,001,928 by 2030, with an estimated annual tax burden around $11,431. 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.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 450 | SPORT COURT | 1,711 SF | ✗ |
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 |
|---|---|---|---|---|---|---|---|---|---|
| IEA Eanes ISD | 1.0608% | 1.0046% | 0.8880% | 0.8855% | 0.8322% | -0.0533% | $6,199.89 | $6,199.89 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,800.05 | $2,800.05 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $879.27 | $879.27 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $564.71 | $564.71 | Paid |
| Combined Rate | 1.6107% | 1.4941% | 1.3668% | 1.4089% | 1.4019% | -0.0070% | $10,443.92 | $10,443.92 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $745,000 | $830,674 | -10.3% |
| Assessed Value | $745,000 | $830,674 | -10.3% |
| Land Value | $810,162 | $810,162 | +0.0% |
| Improvement Value | — | $20,512 | — |
| Taxable Value | $745,000 | $830,674 | -10.3% |
| Total Tax 2026 = estimate |
~$10,444
Estimated
|
~$10,444
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $745,000 | $745,000 | +0 (+0.0%) |
| Taxable Value | $745,000 | $745,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $745,000 | $810,162 | — | — | $745,000 | $745,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $830,674 | $810,162 | $20,512 | — | $830,674 | $830,674 | ~$10,444 | Partial |
| 2024 | $— | — | — | — | $745,000 | $— | $10,496 | Verified |
| 2023 | $— | — | — | — | $728,255 | $— | $9,954 | Verified |
| 2022 | $— | — | — | — | $728,255 | $— | $10,881 | Verified |
| 2021 | $715,000 | — | — | — | $810,162 ! | $— | $11,758 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -10.3% | -10.3% | ~100% | Not available | Partial |
| 2025 | +11.5% | +11.5% | ~100% | Not available | Partial |
| 2024 | +2.3% | +2.3% | ~100% | 1.4100% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.3700% | Verified |
| 2022 | -10.1% | -10.1% | ~100% | 1.4900% | Verified |
| 2021 | base year | — | ~100% | 1.6400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +2.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -10.3% | +2.9% | +6.2% | +16.2% | 2025 | -10.3% | 2026 |
| Assessment Ratio | 100.0% | 104.4% | — | 113.3% | 2021 | 100.0% | 2025 |
| Effective Tax Rate (2025) | 1.2600% | 1.2600% | — | 1.2600% | 2025 | 1.2600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$10,444 | $11,101 | ~$11,555 | $11,758 | 2021 | $10,444 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$862,406 | ~$862,406 | ~1.3497% | ~$11,640 | +3.8% |
| 2027 | ~$895,350 | ~$895,350 | ~1.2975% | ~$11,617 | +7.8% |
| 2028 | ~$929,553 | ~$929,553 | ~1.2453% | ~$11,575 | +11.9% |
| 2029 | ~$965,062 | ~$965,062 | ~1.1931% | ~$11,514 | +16.2% |
| 2030 | ~$1,001,928 | ~$1,001,928 | ~1.1409% | ~$11,431 | +20.6% |
| 2026 | ~$845,793 | ~$845,793 | ~1.4019% | ~$11,857 | +1.8% |
| 2027 | ~$861,186 | ~$861,186 | ~1.4019% | ~$12,073 | +3.7% |
| 2028 | ~$876,860 | ~$876,860 | ~1.4019% | ~$12,292 | +5.6% |
| 2029 | ~$892,819 | ~$892,819 | ~1.4019% | ~$12,516 | +7.5% |
| 2030 | ~$909,069 | ~$909,069 | ~1.4019% | ~$12,744 | +9.4% |
| 2026 | ~$879,019 | ~$879,019 | ~1.3236% | ~$11,634 | +5.8% |
| 2027 | ~$930,179 | ~$930,179 | ~1.2453% | ~$11,583 | +12.0% |
| 2028 | ~$984,315 | ~$984,315 | ~1.1670% | ~$11,487 | +18.5% |
| 2029 | ~$1,041,603 | ~$1,041,603 | ~1.0887% | ~$11,339 | +25.4% |
| 2030 | ~$1,102,224 | ~$1,102,224 | ~1.0103% | ~$11,136 | +32.7% |
In 2025, this property's market value of $830,674 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 10× 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 | $830,674 | $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 | $715,000 | $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.