1416 N WESTON LN TX 78733
| Owner | DANESHJOU DARAN INC |
|---|---|
| Parcel ID | 0127280213 |
| Short ID | 360021 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 208,217 SF |
| Acres | 4.780 |
| Year Built | — |
| Legal | ABS 627 SUR 38 PERKINS I ACR 4.780 |
| Neighborhood | N7900 |
| Land | $758,600 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $758,600 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $758,600 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $758,600 |
| Value Limitation Adjustment (−) (homestead cap) | −$207,716 |
| Net Appraised (assessed) | $550,884 |
| Taxable Value | $550,884 |
|---|
Appreciation: Market value has risen +65.2% from $459,070 (2021) to $758,600 (2025), a CAGR of 13.4% over 4 years. This is strong appreciation — well above typical inflation. 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 5 taxing entities is 1.5889% in 2025 (-0.0125% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $8,753. Eanes ISD is the largest single contributor, at 52.4% of the total 2025 levy.
Assessment Gap: Assessed value ($550,884) is $207,716 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 ($758,600 land vs $0 improvements), about $4/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 $758,600, 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 +13.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,421,282 by 2030, with an estimated annual tax burden around $19,317. 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 2023, 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% | $4,584.46 | $4,584.46 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,070.47 | $2,070.47 | Paid |
| W20 WCID # 20 | 0.1620% | 0.1425% | 0.1341% | 0.1925% | 0.1870% | -0.0055% | $1,030.15 | $1,030.15 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $650.17 | $650.17 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $417.57 | $417.57 | Paid |
| Combined Rate | 1.7727% | 1.6366% | 1.5009% | 1.6014% | 1.5889% | -0.0125% | $8,752.82 | $8,752.82 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,062,040 | $758,600 | +40.0% |
| Assessed Value | $661,061 | $550,884 | +20.0% |
| Land Value | $1,062,040 | $758,600 | +40.0% |
| Improvement Value | — | — | — |
| Taxable Value | $661,061 | $550,884 | +20.0% |
| HS Cap Loss | -$400,979 | — | |
| Total Tax 2026 = estimate |
~$10,503
Estimated
|
~$8,753
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,062,040 | $1,062,040 | +0 (+0.0%) |
| Taxable Value | $661,061 | $661,061 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,062,040 | $1,062,040 | — | −$400,979 | $661,061 | $661,061 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $758,600 | $758,600 | — | −$207,716 | $550,884 | $550,884 | ~$8,753 | Partial |
| 2024 | $— | — | — | — | $459,070 | $— | $7,352 | Verified |
| 2023 | $— | — | — | — | $1,490,312 | $— | $6,890 | Verified |
| 2022 | $— | — | — | — | $459,070 | $— | $7,513 | Verified |
| 2021 | $459,070 | — | — | — | $459,070 | $— | $8,138 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +40.0% | +20.0% | 62.2% | Not available | Partial |
| 2025 | +65.2% | +20.0% | 72.6% | Not available | Partial |
| 2024 | -69.2% | -69.2% | ~100% | 1.6000% | Verified |
| 2023 | +100.0% ! | +100.0% | ~100% | 0.4600% | Verified |
| 2022 | +62.3% | +62.3% | ~100% | 1.0100% | Verified |
| 2021 | base year | — | ~100% | 1.7700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +65.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +40.0% | +52.6% | +6.9% | +65.2% | 2025 | +40.0% | 2026 |
| Assessment Ratio | 62.2% | 78.3% | — | 100.0% | 2021 | 62.2% | 2026 |
| Effective Tax Rate (2025) | 1.1500% | 1.1500% | — | 1.1500% | 2025 | 1.1500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$8,753 | $8,445 | ~$16,168 | $8,753 | 2025 | $8,138 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$860,095 | ~$860,095 | ~1.5429% | ~$13,271 | +13.4% |
| 2027 | ~$975,169 | ~$975,169 | ~1.4970% | ~$14,598 | +28.5% |
| 2028 | ~$1,105,639 | ~$1,105,639 | ~1.4510% | ~$16,043 | +45.7% |
| 2029 | ~$1,253,565 | ~$1,253,565 | ~1.4051% | ~$17,613 | +65.2% |
| 2030 | ~$1,421,282 | ~$1,421,282 | ~1.3591% | ~$19,317 | +87.4% |
| 2026 | ~$844,923 | ~$844,923 | ~1.5889% | ~$13,425 | +11.4% |
| 2027 | ~$941,068 | ~$941,068 | ~1.5889% | ~$14,952 | +24.1% |
| 2028 | ~$1,048,155 | ~$1,048,155 | ~1.5889% | ~$16,654 | +38.2% |
| 2029 | ~$1,167,427 | ~$1,167,427 | ~1.5889% | ~$18,549 | +53.9% |
| 2030 | ~$1,300,271 | ~$1,300,271 | ~1.5889% | ~$20,660 | +71.4% |
| 2026 | ~$875,267 | ~$875,267 | ~1.5199% | ~$13,304 | +15.4% |
| 2027 | ~$1,009,876 | ~$1,009,876 | ~1.4510% | ~$14,653 | +33.1% |
| 2028 | ~$1,165,187 | ~$1,165,187 | ~1.3821% | ~$16,104 | +53.6% |
| 2029 | ~$1,344,384 | ~$1,344,384 | ~1.3132% | ~$17,654 | +77.2% |
| 2030 | ~$1,551,140 | ~$1,551,140 | ~1.2442% | ~$19,300 | +104.5% |
In 2025, this property's market value of $758,600 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 9× 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 | $758,600 | $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 | $459,070 | $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.