12608 RIVER BND TX 78732
| Owner | PORTUGAL CHRISTOPHER A & DANA |
|---|---|
| Parcel ID | 0127580710 |
| Short ID | 124142 |
| Type | Real |
| Use Code | 00 (unlisted) |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 13,107 SF |
| Acres | 0.301 |
| Year Built | — |
| Legal | LOT 13 BLK A RIVER RIDGE |
| Neighborhood | U3270 |
| Land | $313,317 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $313,317 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $306,529 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $306,529 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $306,529 |
| Taxable Value | $306,529 |
|---|
Appreciation: Market value has risen +222.7% from $95,000 (2021) to $306,529 (2025), a CAGR of 34.0% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2024), 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 1.7746% in 2025 (+0.0464% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $5,440. Leander ISD is the largest single contributor, at 61.2% 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 102% of market value ($313,317 land vs $0 improvements), about $24/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 $306,529, this parcel sits in the upper-middle (50th–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 +34.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,325,582 by 2030, with an estimated annual tax burden around $19,606. 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.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 051 | CARPORT DET 1ST | 570 SF | ✗ |
Market value changed by 216% 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILE Leander ISD | 1.3370% | 1.2746% | 1.1087% | 1.0869% | 1.0869% | +0.0000% | $3,331.66 | $3,331.66 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,152.07 | $1,152.07 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $361.77 | $361.77 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $316.95 | $316.95 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $277.10 | $277.10 | Paid |
| Combined Rate | 2.0110% | 1.8769% | 1.6957% | 1.7282% | 1.7746% | +0.0464% | $5,439.55 | $5,439.55 | Paid |
| 2026 Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | — | $306,529 | — |
| Assessed Value | — | $306,529 | — |
| Land Value | — | $313,317 | — |
| Improvement Value | — | — | — |
| Taxable Value | — | $306,529 | — |
| Total Tax | Pending certification |
~$5,440
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2025 | $306,529 | $313,317 | — | — | $306,529 | $306,529 | ~$5,440 | Partial |
| 2024 | $300,000 | — | — | −$10,047 | $289,953 | $— | $5,011 | Verified |
| 2023 | $— | — | — | — | $300,000 | $— | $5,087 | Verified |
| 2022 | $— | — | — | — | $300,000 | $— | $5,631 | Verified |
| 2021 | $95,000 | — | — | — | $95,000 | $— | $1,910 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2025 | +5.7% | +5.7% | ~100% | Not available | Partial |
| 2024 | -8.9% | -8.9% | ~100% | 1.7300% | Verified |
| 2023 | +6.0% | +6.0% | ~100% | 1.6000% | Verified |
| 2022 | +215.8% ! | +215.8% | ~100% | 1.8800% | Verified |
| 2021 | base year | — | ~100% | 2.0100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +222.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +2.2% | +109.0% | +34.0% | +215.8% | 2024 | +2.2% | 2025 |
| Assessment Ratio | 100.0% | 98.9% | — | 100.0% | 2021 | 96.7% | 2024 |
| Effective Tax Rate (2025) | 1.7700% | 1.7700% | — | 1.7700% | 2025 | 1.7700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$5,440 | $4,120 | ~$12,555 | $5,440 | 2025 | $1,910 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$410,827 | ~$410,827 | ~1.7155% | ~$7,048 | +34.0% |
| 2027 | ~$550,612 | ~$550,612 | ~1.6564% | ~$9,120 | +79.6% |
| 2028 | ~$737,960 | ~$737,960 | ~1.5973% | ~$11,787 | +140.7% |
| 2029 | ~$989,053 | ~$989,053 | ~1.5382% | ~$15,213 | +222.7% |
| 2030 | ~$1,325,582 | ~$1,325,582 | ~1.4791% | ~$19,606 | +332.4% |
| 2026 | ~$404,696 | ~$404,696 | ~1.7746% | ~$7,182 | +32.0% |
| 2027 | ~$534,301 | ~$534,301 | ~1.7746% | ~$9,482 | +74.3% |
| 2028 | ~$705,413 | ~$705,413 | ~1.7746% | ~$12,518 | +130.1% |
| 2029 | ~$931,325 | ~$931,325 | ~1.7746% | ~$16,527 | +203.8% |
| 2030 | ~$1,229,585 | ~$1,229,585 | ~1.7746% | ~$21,820 | +301.1% |
| 2026 | ~$416,957 | ~$416,957 | ~1.6859% | ~$7,030 | +36.0% |
| 2027 | ~$567,168 | ~$567,168 | ~1.5973% | ~$9,059 | +85.0% |
| 2028 | ~$771,492 | ~$771,492 | ~1.5086% | ~$11,639 | +151.7% |
| 2029 | ~$1,049,424 | ~$1,049,424 | ~1.4199% | ~$14,901 | +242.4% |
| 2030 | ~$1,427,483 | ~$1,427,483 | ~1.3313% | ~$19,004 | +365.7% |
In 2025, this property's market value of $306,529 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — 4× 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 | $306,529 | $24,862 | $85,028 | $363,420 | ↑ Above median | +2.1% |
| 2024 | $300,000 | $23,000 | $66,000 | $330,000 | ↑ Above median | +0.0% |
| 2023 | — | $25,000 | $71,500 | $271,439 | — | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | $95,000 | $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.