ROADRUNNER RD TX 78746
| Owner | STROUP NATALIE NICHOLS |
|---|---|
| Parcel ID | 0121150404 |
| Short ID | 121181 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 132,422 SF |
| Acres | 3.040 |
| Year Built | — |
| Legal | LOT 2 BLK A ROADRUNNER CONFORMING PLAT LOT 2 |
| Neighborhood | M5700 |
| Land | $1,392,635 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,392,635 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,392,635 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,392,635 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,392,635 |
| Taxable Value | $1,392,635 |
|---|
Appreciation: Market value has risen +165.3% from $525,000 (2021) to $1,392,635 (2025), a CAGR of 27.6% 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 1.6379% in 2025 (-0.0111% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $22,809. Eanes ISD is the largest single contributor, at 52.4% 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 ($1,392,635 land vs $0 improvements), about $11/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 $1,392,635, 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 +27.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,714,491 by 2030, with an estimated annual tax burden around $69,630. 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 144% 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 |
|---|---|---|---|---|---|---|---|---|---|
| IEA Eanes ISD | 1.0608% | 1.0046% | 0.8880% | 0.8855% | 0.8322% | -0.0533% | $11,589.51 | $11,589.51 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,234.15 | $5,234.15 | Paid |
| CWH City of West Lake Hills | 0.0786% | 0.1504% | 0.1786% | 0.1786% | 0.1768% | -0.0018% | $1,772.60 | $1,772.60 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,643.63 | $1,643.63 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $1,055.62 | $1,055.62 | Paid |
| W10 WCID # 10 | 0.0773% | 0.0675% | 0.0634% | 0.0614% | 0.0592% | -0.0022% | $824.44 | $824.44 | Paid |
| Combined Rate | 1.7666% | 1.7120% | 1.6088% | 1.6489% | 1.6379% | -0.0111% | $22,119.95 | $22,119.95 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,624,224 | $1,392,635 | +16.6% |
| Assessed Value | $1,624,224 | $1,392,635 | +16.6% |
| Land Value | $1,624,224 | $1,392,635 | +16.6% |
| Improvement Value | — | — | — |
| Taxable Value | $1,624,224 | $1,392,635 | +16.6% |
| Total Tax 2026 = estimate |
~$26,602
Estimated
|
~$22,120
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,624,224 | $1,624,224 | +0 (+0.0%) |
| Taxable Value | $1,624,224 | $1,624,224 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,624,224 | $1,624,224 | — | — | $1,624,224 | $1,624,224 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,392,635 | $1,392,635 | — | — | $1,392,635 | $1,392,635 | ~$22,120 | Partial |
| 2024 | $— | — | — | — | $1,280,000 | $— | $20,466 | Verified |
| 2023 | $— | — | — | — | $1,280,000 | $— | $19,953 | Verified |
| 2022 | $— | — | — | — | $1,280,000 | $— | $21,375 | Verified |
| 2021 | $525,000 | — | — | — | $525,000 | $— | $9,159 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +16.6% | +16.6% | ~100% | Not available | Partial |
| 2025 | +8.8% | +8.8% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.6000% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.5600% | Verified |
| 2022 | +143.8% ! | +143.8% | ~100% | 1.6700% | Verified |
| 2021 | base year | — | ~100% | 1.7400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +165.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +16.6% | +91.0% | +24.0% | +165.3% | 2025 | +16.6% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 1.5900% | 1.5900% | — | 1.5900% | 2025 | 1.5900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$22,120 | $15,639 | ~$46,844 | $22,120 | 2025 | $9,159 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,777,284 | ~$1,777,284 | ~1.6057% | ~$28,537 | +27.6% |
| 2027 | ~$2,268,174 | ~$2,268,174 | ~1.5735% | ~$35,689 | +62.9% |
| 2028 | ~$2,894,648 | ~$2,894,648 | ~1.5413% | ~$44,615 | +107.9% |
| 2029 | ~$3,694,157 | ~$3,694,157 | ~1.5091% | ~$55,749 | +165.3% |
| 2030 | ~$4,714,491 | ~$4,714,491 | ~1.4769% | ~$69,630 | +238.5% |
| 2026 | ~$1,749,431 | ~$1,749,431 | ~1.6379% | ~$28,653 | +25.6% |
| 2027 | ~$2,197,639 | ~$2,197,639 | ~1.6379% | ~$35,994 | +57.8% |
| 2028 | ~$2,760,679 | ~$2,760,679 | ~1.6379% | ~$45,216 | +98.2% |
| 2029 | ~$3,467,972 | ~$3,467,972 | ~1.6379% | ~$56,800 | +149.0% |
| 2030 | ~$4,356,474 | ~$4,356,474 | ~1.6379% | ~$71,353 | +212.8% |
| 2026 | ~$1,805,137 | ~$1,805,137 | ~1.5896% | ~$28,694 | +29.6% |
| 2027 | ~$2,339,822 | ~$2,339,822 | ~1.5413% | ~$36,064 | +68.0% |
| 2028 | ~$3,032,883 | ~$3,032,883 | ~1.4930% | ~$45,282 | +117.8% |
| 2029 | ~$3,931,229 | ~$3,931,229 | ~1.4448% | ~$56,797 | +182.3% |
| 2030 | ~$5,095,668 | ~$5,095,668 | ~1.3965% | ~$71,160 | +265.9% |
In 2025, this property's market value of $1,392,635 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 | $1,392,635 | $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 | $525,000 | $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.