9019 ATWATER CV TX 78733
| Owner | 9019 ATWATER LLC |
|---|---|
| Parcel ID | 0125360115 |
| Short ID | 375114 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 57,673 SF |
| Acres | 1.324 |
| Year Built | — |
| Legal | LOT 13 BLK B SEVEN OAKS SEC 2 PHS 2 |
| Neighborhood | N8100 |
| Land | $1,438,991 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,438,991 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,438,991 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,438,991 |
| Value Limitation Adjustment (−) (homestead cap) | −$1,201,391 |
| Net Appraised (assessed) | $237,600 |
| Taxable Value | $237,600 |
|---|
Appreciation: Market value has risen +273.8% from $385,000 (2021) to $1,438,991 (2025), a CAGR of 39.0% 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 4 taxing entities is 1.4261% in 2025 (-0.0118% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $3,388. Eanes ISD is the largest single contributor, at 58.4% of the total 2025 levy.
Assessment Gap: Assessed value ($237,600) is $1,201,391 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 ($1,438,991 land vs $0 improvements), about $25/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 $1,438,991, 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 +39.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $7,478,332 by 2030, with an estimated annual tax burden around $87,585. 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 100% in 2024, 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% | $1,977.31 | $1,977.31 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $893.01 | $893.01 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $280.42 | $280.42 | Paid |
| E10 Travis County ESD # 10 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $237.60 | $237.60 | Paid |
| Combined Rate | 1.6300% | 1.5215% | 1.3933% | 1.4379% | 1.4261% | -0.0118% | $3,388.34 | $3,388.34 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,438,991 | $1,438,991 | +0.0% |
| Assessed Value | $1,438,991 | $237,600 | +505.6% |
| Land Value | $1,438,991 | $1,438,991 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $1,438,991 | $237,600 | +505.6% |
| Total Tax 2026 = estimate |
~$20,521
Estimated
|
~$3,388
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,438,991 | $1,438,991 | +0 (+0.0%) |
| Taxable Value | $1,438,991 | $1,438,991 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,438,991 | $1,438,991 | — | — | $1,438,991 | $1,438,991 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,438,991 | $1,438,991 | — | −$1,201,391 | $237,600 | $237,600 | ~$3,388 | Partial |
| 2024 | $— | — | — | — | $1,320,000 | $— | $2,847 | Verified |
| 2023 | $— | — | — | — | $660,000 | $— | $2,299 | Verified |
| 2022 | $— | — | — | — | $660,000 | $— | $8,034 | Verified |
| 2021 | $385,000 | — | — | −$77,000 | $308,000 | $— | $5,020 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +505.6% | ~100% | Not available | Partial |
| 2025 | +9.0% | +20.0% | 16.5% | Not available | Partial |
| 2024 | +100.0% ! | -70.0% | 15.0% | 0.2200% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 0.3500% | Verified |
| 2022 | +71.4% | +71.4% | ~100% | 1.2200% | Verified |
| 2021 | base year | — | ~100% | 1.3000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +273.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +136.9% | +39.0% | +273.8% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 65.5% | — | 100.0% | 2026 | 16.5% | 2025 |
| Effective Tax Rate (2025) | 0.2400% | 0.2400% | — | 0.2400% | 2025 | 0.2400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$3,388 | $4,204 | ~$53,383 | $5,020 | 2021 | $3,388 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,000,817 | ~$2,000,817 | ~1.3751% | ~$27,513 | +39.0% |
| 2027 | ~$2,781,998 | ~$2,781,998 | ~1.3241% | ~$36,837 | +93.3% |
| 2028 | ~$3,868,175 | ~$3,868,175 | ~1.2731% | ~$49,247 | +168.8% |
| 2029 | ~$5,378,429 | ~$5,378,429 | ~1.2222% | ~$65,733 | +273.8% |
| 2030 | ~$7,478,332 | ~$7,478,332 | ~1.1712% | ~$87,585 | +419.7% |
| 2026 | ~$1,972,037 | ~$1,972,037 | ~1.4261% | ~$28,123 | +37.0% |
| 2027 | ~$2,702,541 | ~$2,702,541 | ~1.4261% | ~$38,540 | +87.8% |
| 2028 | ~$3,703,644 | ~$3,703,644 | ~1.4261% | ~$52,816 | +157.4% |
| 2029 | ~$5,075,588 | ~$5,075,588 | ~1.4261% | ~$72,381 | +252.7% |
| 2030 | ~$6,955,741 | ~$6,955,741 | ~1.4261% | ~$99,194 | +383.4% |
| 2026 | ~$2,029,597 | ~$2,029,597 | ~1.3496% | ~$27,391 | +41.0% |
| 2027 | ~$2,862,606 | ~$2,862,606 | ~1.2731% | ~$36,445 | +98.9% |
| 2028 | ~$4,037,507 | ~$4,037,507 | ~1.1967% | ~$48,316 | +180.6% |
| 2029 | ~$5,694,624 | ~$5,694,624 | ~1.1202% | ~$63,791 | +295.7% |
| 2030 | ~$8,031,872 | ~$8,031,872 | ~1.0437% | ~$83,831 | +458.2% |
In 2025, this property's market value of $1,438,991 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 17× 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 | $1,438,991 | $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 | $385,000 | $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.