441 BRANDON WAY TX 78733
| Owner | GRAVETT MELISSA & CHRIS |
|---|---|
| Parcel ID | 0127340112 |
| Short ID | 495378 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 47,524 SF |
| Acres | 1.091 |
| Year Built | — |
| Legal | LOT 63 BLK B SEVEN OAKS SEC 5 |
| Neighborhood | N8100 |
| Land | $1,412,549 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,412,549 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,412,549 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,412,549 |
| Value Limitation Adjustment (−) (homestead cap) | −$597,581 |
| Net Appraised (assessed) | $814,968 |
| Taxable Value | $814,968 |
|---|
Appreciation: Market value has risen +266.9% from $385,000 (2021) to $1,412,549 (2025), a CAGR of 38.4% 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 1.4019% in 2025 (-0.0070% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $11,425. Eanes ISD is the largest single contributor, at 59.4% of the total 2025 levy.
Assessment Gap: Assessed value ($814,968) is $597,581 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 ($1,412,549 land vs $0 improvements), about $30/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 $1,412,549, 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 +38.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $7,172,689 by 2030, with an estimated annual tax burden around $81,830. 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 133% 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% | $6,782.16 | $6,782.16 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,063.02 | $3,063.02 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $961.85 | $961.85 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $617.75 | $617.75 | Paid |
| Combined Rate | 1.6107% | 1.4941% | 1.3668% | 1.4089% | 1.4019% | -0.0070% | $11,424.78 | $11,424.78 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,412,549 | $1,412,549 | +0.0% |
| Assessed Value | $977,962 | $814,968 | +20.0% |
| Land Value | $1,412,549 | $1,412,549 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $977,962 | $814,968 | +20.0% |
| HS Cap Loss | -$434,587 | — | |
| Total Tax 2026 = estimate |
~$13,710
Estimated
|
~$11,425
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,412,549 | $1,412,549 | +0 (+0.0%) |
| Taxable Value | $977,962 | $977,962 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,412,549 | $1,412,549 | — | −$434,587 | $977,962 | $977,962 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,412,549 | $1,412,549 | — | −$597,581 | $814,968 | $814,968 | ~$11,425 | Partial |
| 2024 | $— | — | — | — | $1,320,000 | $— | $9,568 | Verified |
| 2023 | $— | — | — | — | $565,950 | $— | $7,736 | Verified |
| 2022 | $— | — | — | — | $565,950 | $— | $8,456 | Verified |
| 2021 | $385,000 | — | — | — | $385,000 | $— | $6,201 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +20.0% | 69.2% | Not available | Partial |
| 2025 | +7.0% | +20.0% | 57.7% | Not available | Partial |
| 2024 | +133.2% ! | +20.0% | 51.4% | 0.7200% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.3700% | Verified |
| 2022 | +47.0% | +47.0% | ~100% | 1.4900% | Verified |
| 2021 | base year | — | ~100% | 1.6100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +266.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +133.4% | +38.4% | +266.9% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 69.2% | 75.6% | — | 100.0% | 2021 | 57.7% | 2025 |
| Effective Tax Rate (2025) | 0.8100% | 0.8100% | — | 0.8100% | 2025 | 0.8100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$11,425 | $8,813 | ~$50,356 | $11,425 | 2025 | $6,201 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,954,966 | ~$1,954,966 | ~1.3497% | ~$26,385 | +38.4% |
| 2027 | ~$2,705,671 | ~$2,705,671 | ~1.2975% | ~$35,105 | +91.5% |
| 2028 | ~$3,744,645 | ~$3,744,645 | ~1.2453% | ~$46,631 | +165.1% |
| 2029 | ~$5,182,584 | ~$5,182,584 | ~1.1931% | ~$61,831 | +266.9% |
| 2030 | ~$7,172,689 | ~$7,172,689 | ~1.1409% | ~$81,830 | +407.8% |
| 2026 | ~$1,926,715 | ~$1,926,715 | ~1.4019% | ~$27,010 | +36.4% |
| 2027 | ~$2,628,037 | ~$2,628,037 | ~1.4019% | ~$36,842 | +86.0% |
| 2028 | ~$3,584,639 | ~$3,584,639 | ~1.4019% | ~$50,252 | +153.8% |
| 2029 | ~$4,889,443 | ~$4,889,443 | ~1.4019% | ~$68,544 | +246.1% |
| 2030 | ~$6,669,195 | ~$6,669,195 | ~1.4019% | ~$93,493 | +372.1% |
| 2026 | ~$1,983,217 | ~$1,983,217 | ~1.3236% | ~$26,249 | +40.4% |
| 2027 | ~$2,784,434 | ~$2,784,434 | ~1.2453% | ~$34,673 | +97.1% |
| 2028 | ~$3,909,342 | ~$3,909,342 | ~1.1670% | ~$45,620 | +176.8% |
| 2029 | ~$5,488,712 | ~$5,488,712 | ~1.0887% | ~$59,753 | +288.6% |
| 2030 | ~$7,706,144 | ~$7,706,144 | ~1.0103% | ~$77,859 | +445.5% |
In 2025, this property's market value of $1,412,549 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 | $1,412,549 | $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.