3209 HILLBILLY LN TX 78746
| Owner | AQUA TEXAS INC |
|---|---|
| Parcel ID | 0131190402 |
| Short ID | 541528 |
| Type | Real |
| Use Code | F1 Commercial Real Property (Improved) |
| Valuation | Income |
| Improvement SF | — |
| Land SF | 1,512 SF |
| Acres | 0.035 |
| Year Built | — |
| Legal | ABS 656 SUR 4 RODRIGUEZ A ACR .039 |
| Neighborhood | 59SWE |
| Land | $41,117 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $41,117 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $41,117 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $41,117 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $41,117 |
| Taxable Value | $41,117 |
|---|
Appreciation: Market value has fallen -20.0% from $51,397 (2021) to $41,117 (2025), a CAGR of -5.4% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2025→2026), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Commercial parcel countywide rose +24.1%, so this parcel has lagged the broader commercial 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 $576. Eanes ISD is the largest single contributor, at 59.4% of the total 2025 levy.
Asset Class: Commercial. No homestead exemptions apply — full market value is taxable. This is valued using the income approach, so changes in rent roll or occupancy move the appraisal more directly than they would for a cost-approach property.
Value Composition: Land carries 100% of market value ($41,117 land vs $0 improvements), about $27/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 $41,117, this parcel sits in the bottom quartile (<25th percentile) of Commercial property in Travis County — county median $1,417,484 (P25 $649,268 / P75 $3,347,260, n=13,608). Commercial here is the broad TCAD category — every commercial 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 -5.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $31,108 by 2030, with an estimated annual tax burden around $355. 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 |
|---|---|---|---|---|---|---|---|---|---|
| IEA Eanes ISD | 1.0608% | 1.0046% | 0.8880% | 0.8855% | 0.8322% | -0.0533% | $342.18 | $342.18 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $154.54 | $154.54 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $48.53 | $48.53 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $31.17 | $31.17 | Paid |
| Combined Rate | 1.6107% | 1.4941% | 1.3668% | 1.4089% | 1.4019% | -0.0070% | $576.42 | $576.42 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $12,093 | $41,117 | -70.6% |
| Assessed Value | $12,093 | $41,117 | -70.6% |
| Land Value | $12,093 | $41,117 | -70.6% |
| Improvement Value | — | — | — |
| Taxable Value | $12,093 | $41,117 | -70.6% |
| Total Tax 2026 = estimate |
~$170
Estimated
|
~$576
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $12,093 | $12,093 | +0 (+0.0%) |
| Taxable Value | $12,093 | $12,093 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $12,093 | $12,093 | — | — | $12,093 | $12,093 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $41,117 | $41,117 | — | — | $41,117 | $41,117 | ~$576 | Partial |
| 2024 | $— | — | — | — | $41,000 | $— | $578 | Verified |
| 2023 | $— | — | — | — | $51,397 | $— | $703 | Verified |
| 2022 | $— | — | — | — | $51,397 | $— | $768 | Verified |
| 2021 | $51,397 | — | — | — | $51,397 | $— | $828 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -70.6% | -70.6% | ~100% | Not available | Partial |
| 2025 | -20.0% | -20.0% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.1200% | Verified |
| 2023 | +0.0% | +0.0% | ~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): -20.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -70.6% | -45.3% | +40.0% | -20.0% | 2025 | -70.6% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| 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 |
$576 | $702 | ~$436 | $828 | 2021 | $576 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$38,886 | ~$38,886 | ~1.3497% | ~$525 | -5.4% |
| 2027 | ~$36,776 | ~$36,776 | ~1.2975% | ~$477 | -10.6% |
| 2028 | ~$34,780 | ~$34,780 | ~1.2453% | ~$433 | -15.4% |
| 2029 | ~$32,893 | ~$32,893 | ~1.1931% | ~$392 | -20.0% |
| 2030 | ~$31,108 | ~$31,108 | ~1.1409% | ~$355 | -24.3% |
| 2026 | ~$39,061 | ~$39,061 | ~1.4019% | ~$548 | -5.0% |
| 2027 | ~$37,108 | ~$37,108 | ~1.4019% | ~$520 | -9.8% |
| 2028 | ~$35,253 | ~$35,253 | ~1.4019% | ~$494 | -14.3% |
| 2029 | ~$33,490 | ~$33,490 | ~1.4019% | ~$469 | -18.5% |
| 2030 | ~$31,816 | ~$31,816 | ~1.4019% | ~$446 | -22.6% |
| 2026 | ~$39,708 | ~$39,708 | ~1.3236% | ~$526 | -3.4% |
| 2027 | ~$38,348 | ~$38,348 | ~1.2453% | ~$478 | -6.7% |
| 2028 | ~$37,034 | ~$37,034 | ~1.1670% | ~$432 | -9.9% |
| 2029 | ~$35,765 | ~$35,765 | ~1.0887% | ~$389 | -13.0% |
| 2030 | ~$34,540 | ~$34,540 | ~1.0103% | ~$349 | -16.0% |
In 2025, this property's market value of $41,117 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -97% below the county median of $1,417,484. Commercial here is the broad TCAD category — every commercial 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 | $41,117 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | — | $661,016 | $1,438,465 | $3,471,171 | — | +0.0% |
| 2023 | — | $667,828 | $1,414,358 | $3,374,900 | — | +9.7% |
| 2022 | — | $553,066 | $1,215,730 | $2,939,150 | — | +3.3% |
| 2021 | $51,397 | $517,750 | $1,142,600 | $2,780,453 | ↓ Bottom 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.