N CUERNAVACA DR TX 78733
| Owner | PRINCIPALS ASSURANCE FUND LLC |
|---|---|
| Parcel ID | 0129360851 |
| Short ID | 889115 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 165,641 SF |
| Acres | 3.803 |
| Year Built | — |
| Legal | LOT 1 BLK A THRIVE FP ADDN |
| Neighborhood | N7900 |
| Land | $873,848 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $873,848 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $873,848 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $873,848 |
| Value Limitation Adjustment (−) (homestead cap) | −$118,417 |
| Net Appraised (assessed) | $755,431 |
| Taxable Value | $755,431 |
|---|
Appreciation: Market value has risen +147.3% from $353,400 (2021) to $873,848 (2025), a CAGR of 25.4% 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 5 taxing entities is 1.4813% in 2025 (-0.0143% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $11,190. Eanes ISD is the largest single contributor, at 56.2% of the total 2025 levy.
Assessment Gap: Assessed value ($755,431) is $118,417 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 ($873,848 land vs $0 improvements), about $5/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 $873,848, 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 +25.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,709,553 by 2030, with an estimated annual tax burden around $32,684. 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 78% 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% | $6,286.70 | $6,286.70 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,839.25 | $2,839.25 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $891.58 | $891.58 | Paid |
| E10 Travis County ESD # 10 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $755.43 | $755.43 | Paid |
| W18 WCID # 18 | 0.0713% | 0.0658% | 0.0611% | 0.0577% | 0.0552% | -0.0025% | $417.00 | $417.00 | Paid |
| Combined Rate | 1.7013% | 1.5873% | 1.4544% | 1.4956% | 1.4813% | -0.0143% | $11,189.96 | $11,189.96 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $583,188 | $873,848 | -33.3% |
| Assessed Value | $583,188 | $755,431 | -22.8% |
| Land Value | $583,188 | $873,848 | -33.3% |
| Improvement Value | — | — | — |
| Taxable Value | $583,188 | $755,431 | -22.8% |
| Total Tax 2026 = estimate |
~$8,639
Estimated
|
~$11,190
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $583,188 | $583,188 | +0 (+0.0%) |
| Taxable Value | $583,188 | $583,188 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $583,188 | $583,188 | — | — | $583,188 | $583,188 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $873,848 | $873,848 | — | −$118,417 | $755,431 | $755,431 | ~$11,190 | Partial |
| 2024 | $— | — | — | — | $935,388 | $— | $9,415 | Verified |
| 2023 | $— | — | — | — | $524,605 | $— | $7,630 | Verified |
| 2022 | $— | — | — | — | $524,605 | $— | $8,327 | Verified |
| 2021 | $353,400 | — | — | — | $353,400 | $— | $6,012 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -33.3% | -22.8% | ~100% | Not available | Partial |
| 2025 | -6.6% | +20.0% | 86.4% | Not available | Partial |
| 2024 | +78.3% ! | +20.0% | 67.3% | 1.0100% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.4500% | Verified |
| 2022 | +48.4% | +48.4% | ~100% | 1.5900% | Verified |
| 2021 | base year | — | ~100% | 1.7000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +147.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -33.3% | +57.0% | +37.9% | +147.3% | 2025 | -33.3% | 2026 |
| Assessment Ratio | 100.0% | 95.5% | — | 100.0% | 2021 | 86.4% | 2025 |
| Effective Tax Rate (2025) | 1.2800% | 1.2800% | — | 1.2800% | 2025 | 1.2800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$11,190 | $8,601 | ~$23,418 | $11,190 | 2025 | $6,012 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,095,792 | ~$1,095,792 | ~1.4263% | ~$15,629 | +25.4% |
| 2027 | ~$1,374,107 | ~$1,374,107 | ~1.3713% | ~$18,843 | +57.2% |
| 2028 | ~$1,723,110 | ~$1,723,110 | ~1.3163% | ~$22,681 | +97.2% |
| 2029 | ~$2,160,754 | ~$2,160,754 | ~1.2613% | ~$27,253 | +147.3% |
| 2030 | ~$2,709,553 | ~$2,709,553 | ~1.2063% | ~$32,684 | +210.1% |
| 2026 | ~$1,078,315 | ~$1,078,315 | ~1.4813% | ~$15,973 | +23.4% |
| 2027 | ~$1,330,625 | ~$1,330,625 | ~1.4813% | ~$19,710 | +52.3% |
| 2028 | ~$1,641,971 | ~$1,641,971 | ~1.4813% | ~$24,322 | +87.9% |
| 2029 | ~$2,026,168 | ~$2,026,168 | ~1.4813% | ~$30,013 | +131.9% |
| 2030 | ~$2,500,261 | ~$2,500,261 | ~1.4813% | ~$37,036 | +186.1% |
| 2026 | ~$1,113,269 | ~$1,113,269 | ~1.3988% | ~$15,572 | +27.4% |
| 2027 | ~$1,418,288 | ~$1,418,288 | ~1.3163% | ~$18,668 | +62.3% |
| 2028 | ~$1,806,878 | ~$1,806,878 | ~1.2338% | ~$22,292 | +106.8% |
| 2029 | ~$2,301,935 | ~$2,301,935 | ~1.1513% | ~$26,501 | +163.4% |
| 2030 | ~$2,932,631 | ~$2,932,631 | ~1.0687% | ~$31,342 | +235.6% |
In 2025, this property's market value of $873,848 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 10× 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 | $873,848 | $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 | $353,400 | $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.