4449 RIVER GARDEN TRL TX 78746
| Owner | SAWR OWNERS ASSOCIATION INC |
|---|---|
| Parcel ID | 0121110244 |
| Short ID | 473931 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 873,029 SF |
| Acres | 20.042 |
| Year Built | — |
| Legal | LOT 30 BLK A SUMMIT AT WEST RIM ON MOUNT LARSON BLK A THE |
| Neighborhood | M6300 |
| Land | $30,456 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $30,456 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $30,456 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $30,456 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $30,456 |
| Taxable Value | $30,456 |
|---|
Appreciation: Market value has risen +1.5% from $30,000 (2021) to $30,456 (2025), a CAGR of 0.4% over 4 years. Growth has been relatively flat for this asset class. 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 1.4019% in 2025 (-0.0070% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $427. 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 100% of market value ($30,456 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 $30,456, this parcel sits in the lower-middle (25th–50th 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 +0.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $31,036 by 2030, with an estimated annual tax burden around $354. 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 |
|---|---|---|---|---|---|---|---|---|---|
| IEA Eanes ISD | 1.0608% | 1.0046% | 0.8880% | 0.8855% | 0.8322% | -0.0533% | $253.45 | $253.45 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $114.47 | $114.47 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $35.95 | $35.95 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $23.09 | $23.09 | Paid |
| Combined Rate | 1.6107% | 1.4941% | 1.3668% | 1.4089% | 1.4019% | -0.0070% | $426.96 | $426.96 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $40,609 | $30,456 | +33.3% |
| Assessed Value | $36,547 | $30,456 | +20.0% |
| Land Value | $40,609 | $30,456 | +33.3% |
| Improvement Value | — | — | — |
| Taxable Value | $36,547 | $30,456 | +20.0% |
| HS Cap Loss | -$4,062 | — | |
| Total Tax 2026 = estimate |
~$512
Estimated
|
~$427
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $40,609 | $40,609 | +0 (+0.0%) |
| Taxable Value | $36,547 | $36,547 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $40,609 | $40,609 | — | −$4,062 | $36,547 | $36,547 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $30,456 | $30,456 | — | — | $30,456 | $30,456 | ~$427 | Partial |
| 2024 | $— | — | — | — | $30,000 | $— | $423 | Verified |
| 2023 | $— | — | — | — | $30,000 | $— | $410 | Verified |
| 2022 | $— | — | — | — | $30,000 | $— | $448 | Verified |
| 2021 | $30,000 | — | — | — | $30,000 | $— | $483 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +33.3% | +20.0% | 90.0% | Not available | Partial |
| 2025 | +1.5% | +1.5% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.4100% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.3700% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.4900% | Verified |
| 2021 | base year | — | ~100% | 1.6100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +33.3% | +17.4% | -4.6% | +33.3% | 2026 | +1.5% | 2025 |
| Assessment Ratio | 90.0% | 96.7% | — | 100.0% | 2021 | 90.0% | 2026 |
| Effective Tax Rate (2025) | 1.4000% | 1.4000% | — | 1.4000% | 2025 | 1.4000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$427 | $455 | ~$384 | $483 | 2021 | $427 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$30,571 | ~$30,571 | ~1.3497% | ~$413 | +0.4% |
| 2027 | ~$30,687 | ~$30,687 | ~1.2975% | ~$398 | +0.8% |
| 2028 | ~$30,803 | ~$30,803 | ~1.2453% | ~$384 | +1.1% |
| 2029 | ~$30,919 | ~$30,919 | ~1.1931% | ~$369 | +1.5% |
| 2030 | ~$31,036 | ~$31,036 | ~1.1409% | ~$354 | +1.9% |
| 2026 | ~$29,962 | ~$29,962 | ~1.4019% | ~$420 | -1.6% |
| 2027 | ~$29,476 | ~$29,476 | ~1.4019% | ~$413 | -3.2% |
| 2028 | ~$28,998 | ~$28,998 | ~1.4019% | ~$407 | -4.8% |
| 2029 | ~$28,527 | ~$28,527 | ~1.4019% | ~$400 | -6.3% |
| 2030 | ~$28,065 | ~$28,065 | ~1.4019% | ~$393 | -7.9% |
| 2026 | ~$31,180 | ~$31,180 | ~1.3236% | ~$413 | +2.4% |
| 2027 | ~$31,922 | ~$31,922 | ~1.2453% | ~$398 | +4.8% |
| 2028 | ~$32,681 | ~$32,681 | ~1.1670% | ~$381 | +7.3% |
| 2029 | ~$33,458 | ~$33,458 | ~1.0887% | ~$364 | +9.9% |
| 2030 | ~$34,253 | ~$34,253 | ~1.0103% | ~$346 | +12.5% |
In 2025, this property's market value of $30,456 places it in the 25th–50th percentile for Land/Vacant properties in Travis County (35611 comparable) — -64% 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 | $30,456 | $24,862 | $85,028 | $363,420 | ↓ Below median | +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 | $30,000 | $6,000 | $14,480 | $80,000 | ↑ Above median | 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.