ROBBINS RD TX 78730
| Owner | FOWLER LAURA SANDERS |
|---|---|
| Parcel ID | 0133210208 |
| Short ID | 129128 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 29,011 SF |
| Acres | 0.666 |
| Year Built | — |
| Legal | ABS 739 SUR 2 SPILLMAN J ABS 437 SUR 1 JETT J ACR .666 *TOTAL |
| Neighborhood | U2820 |
| Land | $379,853 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $379,853 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $379,853 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $379,853 |
| Value Limitation Adjustment (−) (homestead cap) | −$185,453 |
| Net Appraised (assessed) | $194,400 |
| Taxable Value | $194,400 |
|---|
Appreciation: Market value has risen +181.4% from $135,000 (2021) to $379,853 (2025), a CAGR of 29.5% 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 1.5491% in 2025 (+0.0149% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $3,011. Austin ISD is the largest single contributor, at 59.7% of the total 2025 levy.
Assessment Gap: Assessed value ($194,400) is $185,453 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 ($379,853 land vs $0 improvements), about $13/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 $379,853, 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 +29.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,384,260 by 2030, with an estimated annual tax burden around $18,560. 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 178% 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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $1,798.59 | $1,798.59 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $730.64 | $730.64 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $229.44 | $229.44 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $201.01 | $201.01 | Paid |
| E04 Travis County ESD # 04 | 0.0800% | 0.0600% | 0.0400% | 0.0300% | 0.0266% | -0.0034% | $51.71 | $51.71 | Paid |
| Combined Rate | 1.7157% | 1.5722% | 1.4034% | 1.5342% | 1.5491% | +0.0149% | $3,011.39 | $3,011.39 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $320,000 | $379,853 | -15.8% |
| Assessed Value | $233,280 | $194,400 | +20.0% |
| Land Value | $379,853 | $379,853 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $233,280 | $194,400 | +20.0% |
| HS Cap Loss | -$86,720 | — | |
| Total Tax 2026 = estimate |
~$3,614
Estimated
|
~$3,011
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $379,853 | $320,000 | -59,853 (-15.8%) |
| Taxable Value | $233,280 | $233,280 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $320,000 | $379,853 | — | −$86,720 | $233,280 | $233,280 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $379,853 | $379,853 | — | −$185,453 | $194,400 | $194,400 | ~$3,011 | Partial |
| 2024 | $— | — | — | — | $375,000 | $— | $2,485 | Verified |
| 2023 | $— | — | — | — | $135,000 | $— | $1,895 | Verified |
| 2022 | $— | — | — | — | $135,000 | $— | $2,122 | Verified |
| 2021 | $135,000 | — | — | — | $135,000 | $— | $2,316 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +20.0% | 61.4% | Not available | Partial |
| 2025 | +1.3% | +20.0% | 51.2% | Not available | Partial |
| 2024 | +177.8% ! | +20.0% | 43.2% | 0.6600% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.4000% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.5700% | Verified |
| 2021 | base year | — | ~100% | 1.7200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +181.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -15.8% | +82.8% | +34.4% | +181.4% | 2025 | -15.8% | 2026 |
| Assessment Ratio | 72.9% | 74.7% | — | 100.0% | 2021 | 51.2% | 2025 |
| Effective Tax Rate (2025) | 0.7900% | 0.7900% | — | 0.7900% | 2025 | 0.7900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$3,011 | $2,664 | ~$12,369 | $3,011 | 2025 | $2,316 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$491,967 | ~$491,967 | ~1.5074% | ~$7,416 | +29.5% |
| 2027 | ~$637,172 | ~$637,172 | ~1.4658% | ~$9,339 | +67.7% |
| 2028 | ~$825,234 | ~$825,234 | ~1.4241% | ~$11,752 | +117.3% |
| 2029 | ~$1,068,802 | ~$1,068,802 | ~1.3825% | ~$14,776 | +181.4% |
| 2030 | ~$1,384,260 | ~$1,384,260 | ~1.3408% | ~$18,560 | +264.4% |
| 2026 | ~$484,370 | ~$484,370 | ~1.5491% | ~$7,503 | +27.5% |
| 2027 | ~$617,645 | ~$617,645 | ~1.5491% | ~$9,568 | +62.6% |
| 2028 | ~$787,591 | ~$787,591 | ~1.5491% | ~$12,200 | +107.3% |
| 2029 | ~$1,004,297 | ~$1,004,297 | ~1.5491% | ~$15,557 | +164.4% |
| 2030 | ~$1,280,631 | ~$1,280,631 | ~1.5491% | ~$19,838 | +237.1% |
| 2026 | ~$499,564 | ~$499,564 | ~1.4866% | ~$7,426 | +31.5% |
| 2027 | ~$657,002 | ~$657,002 | ~1.4241% | ~$9,356 | +73.0% |
| 2028 | ~$864,057 | ~$864,057 | ~1.3616% | ~$11,765 | +127.5% |
| 2029 | ~$1,136,366 | ~$1,136,366 | ~1.2992% | ~$14,763 | +199.2% |
| 2030 | ~$1,494,493 | ~$1,494,493 | ~1.2367% | ~$18,482 | +293.4% |
In 2025, this property's market value of $379,853 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 4× 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 | $379,853 | $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 | $135,000 | $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.