5021 WEST FRANCES PL TX 78731
| Owner | WEHBE NAJIB F |
|---|---|
| Parcel ID | 0128000324 |
| Short ID | 904526 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 6,888 SF |
| Acres | 0.158 |
| Year Built | — |
| Legal | LOT 1B HIGHLAND VILLAGE SEC 2 PARK ONE LT 1 & LT 2 BLK 1 |
| Neighborhood | Y4000 |
| Land | $422,884 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $422,884 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $422,884 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $422,884 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $422,884 |
| Taxable Value | $422,884 |
|---|
Appreciation: Market value has risen +69.2% from $250,000 (2021) to $422,884 (2025), a CAGR of 14.0% 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 5 taxing entities is 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $8,654. Austin ISD is the largest single contributor, at 45.2% 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 100% of market value ($422,884 land vs $0 improvements), about $61/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 $422,884, 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 +14.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $815,780 by 2030, with an estimated annual tax burden around $15,367. 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.
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $2,561.66 | $2,561.66 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,450.88 | $1,450.88 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,040.62 | $1,040.62 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $326.78 | $326.78 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $286.29 | $286.29 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $5,666.23 | $5,666.23 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $307,552 | $422,884 | -27.3% |
| Assessed Value | $307,552 | $422,884 | -27.3% |
| Land Value | $307,552 | $422,884 | -27.3% |
| Improvement Value | — | — | — |
| Taxable Value | $307,552 | $422,884 | -27.3% |
| Total Tax 2026 = estimate |
~$6,294
Estimated
|
~$5,666
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $307,552 | $307,552 | +0 (+0.0%) |
| Taxable Value | $307,552 | $307,552 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $307,552 | $307,552 | — | — | $307,552 | $307,552 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $422,884 | $422,884 | — | — | $422,884 | $422,884 | ~$5,666 | Partial |
| 2024 | $— | — | — | — | $418,000 | $— | $8,284 | Verified |
| 2023 | $— | — | — | — | $418,000 | $— | $7,563 | Verified |
| 2022 | $— | — | — | — | $418,000 | $— | $8,255 | Verified |
| 2021 | $250,000 | — | — | — | $266,000 ! | $— | $5,790 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -27.3% | -27.3% | ~100% | Not available | Partial |
| 2025 | +1.2% | +1.2% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.9800% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.8100% | Verified |
| 2022 | +57.1% | +57.1% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.3200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +59.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -27.3% | +21.0% | +22.6% | +69.2% | 2025 | -27.3% | 2026 |
| Assessment Ratio | 100.0% | 102.1% | — | 106.4% | 2021 | 100.0% | 2025 |
| Effective Tax Rate (2025) | 1.3400% | 1.3400% | — | 1.3400% | 2025 | 1.3400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$5,666 | $5,728 | ~$12,382 | $5,790 | 2021 | $5,666 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$482,271 | ~$482,271 | ~2.0139% | ~$9,713 | +14.0% |
| 2027 | ~$549,999 | ~$549,999 | ~1.9814% | ~$10,898 | +30.1% |
| 2028 | ~$627,238 | ~$627,238 | ~1.9488% | ~$12,224 | +48.3% |
| 2029 | ~$715,324 | ~$715,324 | ~1.9163% | ~$13,708 | +69.2% |
| 2030 | ~$815,780 | ~$815,780 | ~1.8837% | ~$15,367 | +92.9% |
| 2026 | ~$473,814 | ~$473,814 | ~2.0465% | ~$9,697 | +12.0% |
| 2027 | ~$530,877 | ~$530,877 | ~2.0465% | ~$10,864 | +25.5% |
| 2028 | ~$594,813 | ~$594,813 | ~2.0465% | ~$12,173 | +40.7% |
| 2029 | ~$666,449 | ~$666,449 | ~2.0465% | ~$13,639 | +57.6% |
| 2030 | ~$746,713 | ~$746,713 | ~2.0465% | ~$15,281 | +76.6% |
| 2026 | ~$490,729 | ~$490,729 | ~1.9977% | ~$9,803 | +16.0% |
| 2027 | ~$569,459 | ~$569,459 | ~1.9488% | ~$11,098 | +34.7% |
| 2028 | ~$660,820 | ~$660,820 | ~1.9000% | ~$12,556 | +56.3% |
| 2029 | ~$766,838 | ~$766,838 | ~1.8512% | ~$14,196 | +81.3% |
| 2030 | ~$889,865 | ~$889,865 | ~1.8024% | ~$16,039 | +110.4% |
In 2025, this property's market value of $422,884 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 5× 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 | $422,884 | $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 | $250,000 | $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.