809 PRESA ARRIBA RD TX 78733
| Owner | ANDERSON MONS & PAGE |
|---|---|
| Parcel ID | 0129360213 |
| Short ID | 125423 |
| Type | Real |
| Use Code | 00 (unlisted) |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 11,892 SF |
| Acres | 0.273 |
| Year Built | — |
| Legal | LOT 5 BLK 85 AUSTIN LAKE HILLS SEC 3 |
| Neighborhood | N8900 |
| Land | $398,918 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $398,918 |
| Improvement | $14,957 |
|---|---|
| Total Improvement | $14,957 |
| Market | $413,875 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $413,875 |
| Value Limitation Adjustment (−) (homestead cap) | −$51,285 |
| Net Appraised (assessed) | $362,590 |
| Exemptions (−) (HS) | −$69,527 |
|---|---|
| Taxable Value | $293,063 |
Appreciation: Market value has risen +187.4% from $144,000 (2021) to $413,875 (2025), a CAGR of 30.2% 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 1.4813% in 2025 (-0.0143% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $4,341. Eanes ISD is the largest single contributor, at 57.5% of the total 2025 levy.
Assessment Gap: Assessed value ($362,590) is $51,285 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 96% of market value ($398,918 land vs $14,957 improvements), about $34/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 $413,875, 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 +30.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,548,826 by 2030, with an estimated annual tax burden around $7,044. 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 | 624 SF | ✗ |
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 |
|---|---|---|---|---|---|---|---|---|---|
| IEA Eanes ISD | 1.0608% | 1.0046% | 0.8880% | 0.8855% | 0.8322% | -0.0533% | $2,021.94 | $2,021.94 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $774.25 | $774.25 | Paid |
| E10 Travis County ESD # 10 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $321.03 | $321.03 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $225.55 | $225.55 | Paid |
| W18 WCID # 18 | 0.0713% | 0.0658% | 0.0611% | 0.0577% | 0.0552% | -0.0025% | $171.33 | $171.33 | Paid |
| Combined Rate | 1.7013% | 1.5873% | 1.4544% | 1.4956% | 1.4813% | -0.0143% | $3,514.10 | $3,514.10 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $418,158 | $413,875 | +1.0% |
| Assessed Value | $389,480 | $362,590 | +7.4% |
| Land Value | $396,834 | $398,918 | -0.5% |
| Improvement Value | $21,324 | $14,957 | +42.6% |
| Taxable Value | $262,107 | $293,063 | -10.6% |
| Exemptions | HS,OV65 | HS | |
| HS Cap Loss | -$28,678 | — | |
| Total Tax 2026 = estimate |
~$3,883
Estimated
|
~$3,514
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $418,158 | $418,158 | +0 (+0.0%) |
| Taxable Value | $262,865 | $262,107 | -758 (-0.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $418,158 | $396,834 | $21,324 | −$28,678 | $389,480 | $262,107 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $413,875 | $398,918 | $14,957 | −$51,285 | $362,590 | $293,063 | ~$3,514 | Partial |
| 2024 | $316,030 | — | — | — | $316,030 | $— | $3,555 | Verified |
| 2023 | $— | — | — | — | $315,000 | $— | $4,009 | Verified |
| 2022 | $— | — | — | — | $315,000 | $— | $5,000 | Verified |
| 2021 | $144,000 | — | — | — | $225,000 ! | $— | $3,828 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1.0% | +7.4% | 93.1% | Not available | Partial |
| 2025 | +11.1% | +4.3% | 87.6% | Not available | Partial |
| 2024 | +17.9% | +10.0% | 93.4% | 0.9500% | Verified |
| 2023 | +0.3% | +0.3% | ~100% | 1.2700% | Verified |
| 2022 | +40.0% | +40.0% | ~100% | 1.5900% | Verified |
| 2021 | base year | — | ~100% | 2.6600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +83.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.0% | +50.5% | +29.9% | +119.5% | 2024 | +1.0% | 2026 |
| Assessment Ratio | 93.1% | 109.2% | — | 156.2% | 2021 | 87.6% | 2025 |
| Effective Tax Rate (2025) | 0.8500% | 0.8500% | — | 0.8500% | 2025 | 0.8500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$3,514 | $3,632 | ~$6,359 | $3,828 | 2021 | $3,514 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$538,885 | ~$398,849 | ~1.4263% | ~$5,689 | +30.2% |
| 2027 | ~$701,653 | ~$438,734 | ~1.3713% | ~$6,016 | +69.5% |
| 2028 | ~$913,586 | ~$482,607 | ~1.3163% | ~$6,352 | +120.7% |
| 2029 | ~$1,189,531 | ~$530,868 | ~1.2613% | ~$6,696 | +187.4% |
| 2030 | ~$1,548,826 | ~$583,955 | ~1.2063% | ~$7,044 | +274.2% |
| 2026 | ~$530,607 | ~$398,849 | ~1.4813% | ~$5,908 | +28.2% |
| 2027 | ~$680,263 | ~$438,734 | ~1.4813% | ~$6,499 | +64.4% |
| 2028 | ~$872,130 | ~$482,607 | ~1.4813% | ~$7,149 | +110.7% |
| 2029 | ~$1,118,111 | ~$530,868 | ~1.4813% | ~$7,864 | +170.2% |
| 2030 | ~$1,433,471 | ~$583,955 | ~1.4813% | ~$8,650 | +246.4% |
| 2026 | ~$547,162 | ~$398,849 | ~1.3988% | ~$5,579 | +32.2% |
| 2027 | ~$723,374 | ~$438,734 | ~1.3163% | ~$5,775 | +74.8% |
| 2028 | ~$956,335 | ~$482,607 | ~1.2338% | ~$5,954 | +131.1% |
| 2029 | ~$1,264,319 | ~$530,868 | ~1.1513% | ~$6,112 | +205.5% |
| 2030 | ~$1,671,490 | ~$583,955 | ~1.0687% | ~$6,241 | +303.9% |
In 2025, this property's market value of $413,875 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 | $413,875 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $316,030 | $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 | $144,000 | $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.