WAR BONNET DR TX 78733
| Owner | DOCHEN JEFFREY |
|---|---|
| Parcel ID | 0131400804 |
| Short ID | 776862 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 316,681 SF |
| Acres | 7.270 |
| Year Built | — |
| Legal | LOT 52 BRUTON SPRINGS SUBD |
| Neighborhood | N7900 |
| Land | $1,992,171 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,992,171 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $625,105 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $625,105 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $625,105 |
| Taxable Value | $625,105 |
|---|
Appreciation: Market value has risen +78.3% from $350,621 (2021) to $625,105 (2025), a CAGR of 15.6% over 4 years. This is strong appreciation — well above typical inflation. 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 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 1.4261% in 2025 (-0.0118% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $8,914. Eanes ISD is the largest single contributor, at 58.4% 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 319% of market value ($1,992,171 land vs $0 improvements), about $6/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 $625,105, 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 +15.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,287,795 by 2030, with an estimated annual tax burden around $15,082. 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 219% in 2026, 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% | $5,202.12 | $5,202.12 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,349.43 | $2,349.43 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $737.77 | $737.77 | Paid |
| E10 Travis County ESD # 10 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $625.11 | $625.11 | Paid |
| Combined Rate | 1.6300% | 1.5215% | 1.3933% | 1.4379% | 1.4261% | -0.0118% | $8,914.43 | $8,914.43 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,992,171 | $625,105 | +218.7% |
| Assessed Value | $750,126 | $625,105 | +20.0% |
| Land Value | $1,992,171 | $1,992,171 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $750,126 | $625,105 | +20.0% |
| HS Cap Loss | -$1,242,045 | — | |
| Total Tax 2026 = estimate |
~$10,697
Estimated
|
~$8,914
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,992,171 | $1,992,171 | +0 (+0.0%) |
| Taxable Value | $750,126 | $750,126 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,992,171 | $1,992,171 | — | −$1,242,045 | $750,126 | $750,126 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $625,105 | $1,992,171 | — | — | $625,105 | $625,105 | ~$8,914 | Partial |
| 2024 | $— | — | — | — | $625,105 | $— | $8,988 | Verified |
| 2023 | $— | — | — | — | $625,105 | $— | $8,710 | Verified |
| 2022 | $— | — | — | — | $625,105 | $— | $9,511 | Verified |
| 2021 | $350,621 | — | — | −$50,621 | $300,000 | $— | $4,890 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +218.7% ! | +20.0% | 37.6% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.4400% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.3900% | Verified |
| 2022 | +35.5% | +35.5% | ~100% | 1.5200% | Verified |
| 2021 | base year | — | ~100% | 1.3900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +35.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +218.7% | +148.5% | -0.3% | +218.7% | 2026 | +78.3% | 2025 |
| Assessment Ratio | 37.7% | 74.4% | — | 100.0% | 2025 | 37.7% | 2026 |
| Effective Tax Rate (2025) | 1.4300% | 1.4300% | — | 1.4300% | 2025 | 1.4300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$8,914 | $6,902 | ~$12,393 | $8,914 | 2025 | $4,890 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$722,323 | ~$722,323 | ~1.3751% | ~$9,933 | +15.6% |
| 2027 | ~$834,662 | ~$834,662 | ~1.3241% | ~$11,052 | +33.5% |
| 2028 | ~$964,471 | ~$964,471 | ~1.2731% | ~$12,279 | +54.3% |
| 2029 | ~$1,114,469 | ~$1,114,469 | ~1.2222% | ~$13,621 | +78.3% |
| 2030 | ~$1,287,795 | ~$1,287,795 | ~1.1712% | ~$15,082 | +106.0% |
| 2026 | ~$709,821 | ~$709,821 | ~1.4261% | ~$10,123 | +13.6% |
| 2027 | ~$806,019 | ~$806,019 | ~1.4261% | ~$11,494 | +28.9% |
| 2028 | ~$915,253 | ~$915,253 | ~1.4261% | ~$13,052 | +46.4% |
| 2029 | ~$1,039,292 | ~$1,039,292 | ~1.4261% | ~$14,821 | +66.3% |
| 2030 | ~$1,180,140 | ~$1,180,140 | ~1.4261% | ~$16,830 | +88.8% |
| 2026 | ~$734,826 | ~$734,826 | ~1.3496% | ~$9,917 | +17.6% |
| 2027 | ~$863,805 | ~$863,805 | ~1.2731% | ~$10,997 | +38.2% |
| 2028 | ~$1,015,423 | ~$1,015,423 | ~1.1967% | ~$12,151 | +62.4% |
| 2029 | ~$1,193,653 | ~$1,193,653 | ~1.1202% | ~$13,371 | +91.0% |
| 2030 | ~$1,403,167 | ~$1,403,167 | ~1.0437% | ~$14,645 | +124.5% |
In 2025, this property's market value of $625,105 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 7× 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 | $625,105 | $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 | $350,621 | $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.