3208 HILLBILLY LN TX 78746
| Owner | HILLBILLY SLIP TRUST |
|---|---|
| Parcel ID | 0131190245 |
| Short ID | 793638 |
| Type | Real |
| Use Code | 00 (unlisted) |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 193,406 SF |
| Acres | 4.440 |
| Year Built | — |
| Legal | LOT 2 BLK A RIVERCREST ADDN SEC 3 |
| Neighborhood | N9500 |
| Land | $1,500,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,500,000 |
| Improvement | $204,125 |
|---|---|
| Total Improvement | $204,125 |
| Market | $1,704,125 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,704,125 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,704,125 |
| Taxable Value | $1,704,125 |
|---|
Appreciation: Market value has risen +13.6% from $1,500,000 (2021) to $1,704,125 (2025), a CAGR of 3.2% over 4 years. Growth has been relatively flat for this asset class. 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 4 taxing entities is 1.4019% in 2025 (-0.0070% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $23,890. Eanes ISD is the largest single contributor, at 59.4% 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 88% of market value ($1,500,000 land vs $204,125 improvements), about $8/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 $1,704,125, 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 +3.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,998,776 by 2030, with an estimated annual tax burden around $22,803. 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 |
|---|---|---|---|
| 411 | SOLAR DEVICES RESIDENTIAL | 50 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% | $14,181.73 | $14,181.73 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,404.87 | $6,404.87 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,011.26 | $2,011.26 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $1,291.73 | $1,291.73 | Paid |
| Combined Rate | 1.6107% | 1.4941% | 1.3668% | 1.4089% | 1.4019% | -0.0070% | $23,889.59 | $23,889.59 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,740,428 | $1,704,125 | +2.1% |
| Assessed Value | $1,740,428 | $1,704,125 | +2.1% |
| Land Value | $1,562,500 | $1,500,000 | +4.2% |
| Improvement Value | $177,928 | $204,125 | -12.8% |
| Taxable Value | $1,740,428 | $1,704,125 | +2.1% |
| Total Tax 2026 = estimate |
~$24,398
Estimated
|
~$23,890
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,740,428 | $1,740,428 | +0 (+0.0%) |
| Taxable Value | $1,740,428 | $1,740,428 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,740,428 | $1,562,500 | $177,928 | — | $1,740,428 | $1,740,428 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,704,125 | $1,500,000 | $204,125 | — | $1,704,125 | $1,704,125 | ~$23,890 | Partial |
| 2024 | $1,759,406 | — | — | −$259,406 | $1,500,000 | $— | $24,335 | Verified |
| 2023 | $— | — | — | — | $1,500,000 | $— | $24,048 | Verified |
| 2022 | $— | — | — | — | $1,500,000 | $— | $22,412 | Verified |
| 2021 | $1,500,000 | — | — | — | $1,500,000 | $— | $24,160 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +2.1% | +2.1% | ~100% | Not available | Partial |
| 2025 | -1.3% | -1.3% | ~100% | Not available | Partial |
| 2024 | -1.8% | -1.8% | ~100% | 1.4100% | Verified |
| 2023 | +17.3% | +17.3% | ~100% | 1.3700% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.4900% | Verified |
| 2021 | base year | — | ~100% | 1.6100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +13.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +2.1% | +5.4% | +2.8% | +17.3% | 2024 | -3.1% | 2025 |
| Assessment Ratio | 100.0% | 96.3% | — | 100.0% | 2021 | 85.3% | 2024 |
| Effective Tax Rate (2025) | 1.4000% | 1.4000% | — | 1.4000% | 2025 | 1.4000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$23,890 | $24,128 | ~$23,313 | $24,335 | 2024 | $23,890 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,759,357 | ~$1,759,357 | ~1.3497% | ~$23,745 | +3.2% |
| 2027 | ~$1,816,379 | ~$1,816,379 | ~1.2975% | ~$23,567 | +6.6% |
| 2028 | ~$1,875,250 | ~$1,875,250 | ~1.2453% | ~$23,352 | +10.0% |
| 2029 | ~$1,936,028 | ~$1,936,028 | ~1.1931% | ~$23,098 | +13.6% |
| 2030 | ~$1,998,776 | ~$1,998,776 | ~1.1409% | ~$22,803 | +17.3% |
| 2026 | ~$1,725,275 | ~$1,725,275 | ~1.4019% | ~$24,186 | +1.2% |
| 2027 | ~$1,746,687 | ~$1,746,687 | ~1.4019% | ~$24,486 | +2.5% |
| 2028 | ~$1,768,364 | ~$1,768,364 | ~1.4019% | ~$24,790 | +3.8% |
| 2029 | ~$1,790,311 | ~$1,790,311 | ~1.4019% | ~$25,098 | +5.1% |
| 2030 | ~$1,812,531 | ~$1,812,531 | ~1.4019% | ~$25,409 | +6.4% |
| 2026 | ~$1,793,440 | ~$1,793,440 | ~1.3236% | ~$23,737 | +5.2% |
| 2027 | ~$1,887,435 | ~$1,887,435 | ~1.2453% | ~$23,503 | +10.8% |
| 2028 | ~$1,986,357 | ~$1,986,357 | ~1.1670% | ~$23,180 | +16.6% |
| 2029 | ~$2,090,464 | ~$2,090,464 | ~1.0887% | ~$22,758 | +22.7% |
| 2030 | ~$2,200,027 | ~$2,200,027 | ~1.0103% | ~$22,228 | +29.1% |
In 2025, this property's market value of $1,704,125 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 20× 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 | $1,704,125 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $1,759,406 | $23,000 | $66,000 | $330,000 | ↑ Top 25% | +0.0% |
| 2023 | — | $25,000 | $71,500 | $271,439 | — | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | $1,500,000 | $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.