RIVER TER TX 78733
| Owner | A-3 COMMONS FORD LLC |
|---|---|
| Parcel ID | 0131400107 |
| Short ID | 127463 |
| Type | Real |
| Use Code | 00 (unlisted) |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 104,413 SF |
| Acres | 2.397 |
| Year Built | — |
| Legal | LOT 29A BRUTON SPRINGS AMD LOTS 29 & 30 |
| Neighborhood | N8300WF |
| Land | $2,063,800 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,063,800 |
| Improvement | $10,568 |
|---|---|
| Total Improvement | $10,568 |
| Market | $2,074,368 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,074,368 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,074,368 |
| Taxable Value | $2,074,368 |
|---|
| Total Due | $36,724.12 |
|---|---|
| First Delinquent | — |
Appreciation: Market value has risen +57.1% from $1,320,000 (2021) to $2,074,368 (2025), a CAGR of 12.0% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2023), 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 6 taxing entities is 2.0535% in 2025 (+0.0367% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $42,597. Eanes ISD is the largest single contributor, at 54.1% 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 99% of market value ($2,063,800 land vs $10,568 improvements), about $20/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 $2,074,368, 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 +12.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,649,855 by 2030, with an estimated annual tax burden around $64,807. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $36,724.12 in unpaid taxes . These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 612 | TERRACE UNCOVERD | 364 SF | ✗ |
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| Eanes ISD | 0.8855% | 0.8322% | -1,106 |
| Travis County | 0.3444% | 0.3758% | +651 |
| Travis Central Health | 0.1080% | 0.1180% | +209 |
| City of Austin | 0.4776% | 0.5240% | +206 |
| Austin Community College | 0.1013% | 0.1034% | +9 |
| Travis County ESD # 10 | 0.1000% | 0.1000% | +0 |
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| 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% | $17,262.89 | $— | $17,262.89 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $7,796.41 | $— | $7,796.41 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,448.23 | $— | $2,448.23 |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,326.46 | $— | $2,326.46 |
| E10 Travis County ESD # 10 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $1,640.97 | $— | $1,640.97 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $459.06 | $— | $459.06 |
| Combined Rate | 2.2758% | 2.0829% | 1.9377% | 2.0168% | 2.0535% | +0.0367% | $31,934.02 | $0.00 | $31,934.02 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,074,258 | $2,074,368 | -0.0% |
| Assessed Value | $2,074,258 | $2,074,368 | -0.0% |
| Land Value | $2,063,800 | $2,063,800 | +0.0% |
| Improvement Value | $10,458 | $10,568 | -1.0% |
| Taxable Value | $2,074,258 | $2,074,368 | -0.0% |
| Total Tax 2026 = estimate |
~$42,595
Estimated
|
$31,934 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,074,258 | $2,074,258 | +0 (+0.0%) |
| Taxable Value | $2,074,258 | $2,074,258 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,074,258 | $2,063,800 | $10,458 | — | $2,074,258 | $2,074,258 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,074,368 | $2,063,800 | $10,568 | — | $2,074,368 | $2,074,368 | $31,934 | Verified |
| 2024 | $— | — | — | — | $2,063,800 | $— | $32,167 | Verified |
| 2023 | $2,200,006 | — | — | −$6 | $2,200,000 | $— | $32,707 | Verified |
| 2022 | $— | — | — | — | $2,200,000 | $— | $35,605 | Verified |
| 2021 | $1,320,000 | — | — | — | $1,320,000 | $— | $23,029 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -0.0% | -0.0% | ~100% | Not available | Partial |
| 2025 | -0.5% | -0.5% | ~100% | 1.5400% | Verified |
| 2024 | -5.3% | -5.3% | ~100% | 1.5400% | Verified |
| 2023 | -0.0% | -0.0% | ~100% | 1.4900% | Verified |
| 2022 | +66.7% | +66.7% | ~100% | 1.6200% | Verified |
| 2021 | base year | — | ~100% | 1.7400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +57.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +-0.0% | +20.3% | +12.0% | +66.7% | 2023 | -5.7% | 2025 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 1.5400% | 1.5400% | — | 1.5400% | 2025 | 1.5400% | 2025 |
| Tax Amount | $31,934 | $29,223 | ~$55,269 | $32,707 | 2023 | $23,029 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,322,543 | ~$2,322,543 | ~1.9979% | ~$46,402 | +12.0% |
| 2027 | ~$2,600,409 | ~$2,600,409 | ~1.9423% | ~$50,509 | +25.4% |
| 2028 | ~$2,911,520 | ~$2,911,520 | ~1.8868% | ~$54,934 | +40.4% |
| 2029 | ~$3,259,850 | ~$3,259,850 | ~1.8312% | ~$59,694 | +57.1% |
| 2030 | ~$3,649,855 | ~$3,649,855 | ~1.7756% | ~$64,807 | +76.0% |
| 2026 | ~$2,281,056 | ~$2,281,056 | ~2.0535% | ~$46,841 | +10.0% |
| 2027 | ~$2,508,338 | ~$2,508,338 | ~2.0535% | ~$51,508 | +20.9% |
| 2028 | ~$2,758,265 | ~$2,758,265 | ~2.0535% | ~$56,641 | +33.0% |
| 2029 | ~$3,033,096 | ~$3,033,096 | ~2.0535% | ~$62,284 | +46.2% |
| 2030 | ~$3,335,310 | ~$3,335,310 | ~2.0535% | ~$68,490 | +60.8% |
| 2026 | ~$2,364,030 | ~$2,364,030 | ~1.9701% | ~$46,574 | +14.0% |
| 2027 | ~$2,694,141 | ~$2,694,141 | ~1.8868% | ~$50,832 | +29.9% |
| 2028 | ~$3,070,348 | ~$3,070,348 | ~1.8034% | ~$55,371 | +48.0% |
| 2029 | ~$3,499,088 | ~$3,499,088 | ~1.7200% | ~$60,186 | +68.7% |
| 2030 | ~$3,987,696 | ~$3,987,696 | ~1.6367% | ~$65,266 | +92.2% |
In 2025, this property's market value of $2,074,368 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 24× 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 | $2,074,368 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | — | $23,000 | $66,000 | $330,000 | — | +0.0% |
| 2023 | $2,200,006 | $25,000 | $71,500 | $271,439 | ↑ Top 25% | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | $1,320,000 | $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.